Most Common Areas of Concern

As a member of the board or the property manager, what element of the condo complex poses the greatest danger to the unit owners and liability to the association? Slips and falls during the icy season? Decks collapsing from rot? Electrical fires? Well, if you picked “decks,” you are almost right.

If the condition of the complex’s decks is a concern, the good news is decks rarely collapse. Wood decks built more than 20 years ago can have some significant deficiencies by today’s standards. Most deck collapses are the direct result of inadequate attachment to the building, that is, the connection between the deck ledger and building band joist. The U.S. Forest Products Laboratory’s recent study of newspaper articles from around the country reported on collapsed decks and showed “nearly every collapsed deck had been attached with nails, rather than bolts, and investigators had pinpointed nails as the cause of the collapse.”

Deck Deficiencies & Inspections

More than 20 years ago many decks were attached to buildings using nails that rust away or simply do not have the lateral holding power of bolts. To make matters worse, developing problems are often not noticed in a casual visual inspection because the ledger board is hidden behind the siding. This problem is compounded by past deck building practices not protecting the ledger due to a lack of adequate flashing. On Maine’s coast, the salty air creates some very corrosive chemistry on deck components. Fortunately, these type of old decks are disappearing from Maine’s condo inventory.

If your building committee wants to perform an in-depth inspection of all components of the decks, there are many publications providing good technical information such as:

1. 1. Prescriptive Residential Deck Construction Guide (DCA6) published by the American Forest & Paper Association (AF&PA), available as a free download from its website, www.afandpa.org, or stream on YouTube. Though this is not a building code it helps to explain the nature of safe deck building and can serve as an invaluable supplement.
   2. Manual for the Inspection of Residential Wood Decks and Balconies. Written by researchers at Virginia Tech, this manual was published by the Forest Products Society in cooperation with the International Commercial Code (ICC) as a practical guide with good illustrations.
   3. How to Perform a Deck Inspection by the International Association of Certified Home Inspectors (InterNACHI).

Studying these documents could be a rewarding exercise for the members of the building committee, but as stated earlier to truly zero in on the most dangerous condo asset, “decks” is “almost right.” The actual answer is stair and guard rails of decks.

Deck Stairs, Handrails & Guard Rails

Accidents related to stairs are the second-leading cause of accidental injuries in the United States, according to the National Safety Council, responsible for 12,000 deaths annually and for non-fatal injuries costing $92 billion a year. Only automobile accidents take a higher toll.

Handrails must run continuous down the flight of stairs with four or more risers and should be 34 to 38 inches above the treads with a minimum distance of one and a half inches from a wall. Guard rails must be 36 inches above the deck (42 inches for multi-family buildings covered by IBC code) and able to withstand a 200-pound force from any direction. Balusters must be able to handle a 50 pound per square foot force while being spaced a minimum of four inches apart.

A common mistake builders make is to install a handrail not conforming to building code. There are only two approved shapes which do not include a 2×4 or other odd shape. However, the building committee’s primary concern should be safety and not code compliance. The question to be addressed is, “Does the stair, hand, or guard rail provide the safety needs given where the stairway or deck is located, and how it is used.” Accidents are preventable. Regular deck maintenance inspections will find where typical problems can be found. Providing guidance to your unit owners of what to look for and how to report observed deck component issues will go a long way in reducing accidents and raise the quality of life in a real sense.

Article written by Jack Carr, P.E., R.S., LEED-AP, Criterium Engineers
Published in Condo Media
Download a PDF Version of this Condo Media article

Winter is approaching much of North America. This season plagues even the sturdiest among us—as with winter comes the inevitable storms of the season.

Here are a few winter tips to help you prepare for and deal with the season:

• Insulate the attic to keep roof surface cold and help avoid ice dams.
• Maintain emergency generator’s fuel supply.
• Insulate pipes in basement and unheated spaces.
• Check battery-powered equipment, replace any weak or questionable batteries.
• Confirm operation of an alternative power source for any life support medical equipment in use.
• Fill the gas tank in your cars.
• Store drinking water in jugs, bottles, and bathtubs, in case you lose your source of water.
• Secure outdoor objects.
• Cautiously proceed with storm cleanup!

When you finish your winter tips preparations and tasks, be sure to get out and enjoy the season. Go for a nature walk, snowshoe, cross country ski, ice skate, or sledding with the kids or grandkids. Embracing the season makes it much more tolerable and enjoyable!

When weather penetrates a building, it can be a costly issue that compromises the functionality and habitability of the building and may eventually lead to structural issues. While there is no single tactic that will prevent water from entering a building, incorporating Third Party Quality Assurance during construction or renovation is essential for reducing the risk of future weather-related problems. One important step in the Quality Assurance process is Water Intrusion Testing provided by Criterium Engineers’ Certified Technicians.

Understanding Water Intrusion Testing

Water Intrusion Testing, (also known as Water Penetration Testing) is a set of standardized field tests that evaluate the performance of building installations such as windows, doors, skylights, exterior facades, and curtain walls for water penetration resistance. Often, water inadvertently enters a building because of manufacturing defects. At Criterium Engineers, we adhere to standards set by the American Society for Testing and Materials (ASTM International), including ASTM E 1105 “Standard Test Method for Field Determination of Water Penetration of Installed Exterior Windows, Skylights, Doors, and Curtain Walls, by Uniform or Cyclic Static Air Pressure Difference.”

The process includes an initial test on mock-up installations or early installations in the construction of a new building Results are reported and retesting any failed items is scheduled after recommendations are implemented.

This article concerns Water Intrusion Testing as part of the construction process on new structures. This type of testing is also performed by Criterium Engineers on existing buildings during forensic inspections of reported damage for insurance investigations.

Why Water Intrusion Testing is Important

Water intrusion can lead to several issues, including:

• Mold and Mildew Growth: Moist environments are breeding grounds for mold and mildew, which can present health risks to occupants and degrade indoor air quality.
• Structural Damage: Persistent water infiltration can weaken building materials, leading to structural damage and expensive repairs.
• Legal Issues: A building owner may delay closing on a project if there are leaking issues, which can lead to back charges, missed deadlines, and breach of contract claims if a building is not delivered on time. Legal claims may also be brought against contractors after occupancy if unit owners experience leaks.
• Aesthetic Degradation: Water stains and damage can ruin the appearance of a building, affecting its value and appeal.
• Personal Property Loss: Any personal property of building occupants, business inventory or equipment, vehicles, or other items could be damaged if they are inadvertently exposed to water.

While Water Intrusion Tests are only one part of a comprehensive Third Party Quality Assurance program, they are an essential method for reducing the risk of future weather related issues. By including Water Intrusion Testing early, building owners, contractors, and inspectors can identify potential weaknesses in the building envelope system and take corrective actions before significant issues arise.

The Criterium Engineers Testing Process (Based on ASTM E 1105)

Criterium Engineer’s Water Intrusion Testing is conducted in the field and involves the following steps:

1. Preparation: The test area is prepared by installing a test chamber on the interior side of the building component being tested (e.g. window, door, skylight). The chamber is sealed to prevent air leakage.
2. Water Spray Rack Setup: A calibrated water spray rack is set up to simulate rainfall. The system is designed to deliver a uniform spray of water over the test area at a specified rate, usually 5 gph/sq ft.
3. Air Pressure Differential: A blower system is used to create a static air pressure difference between the interior and exterior sides of the building component, with a minimum pressure dependent on the specific installation. The pressure differential is typically set to simulate wind-driven rain conditions.
4. Testing: The water spray is applied while maintaining the specified air pressure differential. The duration of the test and the pressure levels are based on the building’s location and expected weather conditions, but most tests include four (4) five-minute cycles with one minute of rest between.
5. Inspection: During and after the test, the interior side of the building component is inspected for signs of water penetration. Any leakage and the time of the leakage during the test is documented, and the test results are used to assess the performance of the building component.
6. Collaboration: Working with Criterium Engineers provides access to our team of certified Field Technicians, Licensed Professional Engineers, and Building Envelope specialists to discuss potential causes of failing installations and solutions for remediation.

Interpreting Test Results

The results of the Water Intrusion Test provide valuable insights into the weather resistance of building components. If water penetration is detected, it indicates a failure in the building envelope that needs to be addressed, and then retested with the same parameters. Common sources of water intrusion include improper installation, defective materials/components, and design flaws.

Conclusion

Water Intrusion Testing is an essential tool for ensuring the durability and performance of building envelopes. By identifying potential weaknesses and addressing them proactively, building owners and contractors can prevent costly damage or rework and maintain the integrity of their structures. Whether you are constructing a new building or maintaining an existing one, incorporating Criterium Engineer’s Water Testing Services into your quality assurance process is a smart investment in the long-term health and safety of your property.

For real estate investors and property owners, actively managing tax liability is essential in maximizing ROI. One strategy for reducing tax burdens is a Cost Segregation Study, provided by Criterium Engineers. This is often paired with Bonus Depreciation. When combined, these tools allow property owners to accelerate tax deductions, improving cash flow and boosting profitability.

What is a Cost Segregation Study?

Cost Segregation is a tax planning strategy that breaks down a building’s components into different asset classes with varying depreciation periods. Instead of depreciating the entire property over 27.5 (residential) or 39 (commercial) years, cost segregation identifies components such as lighting, flooring, permanent fixtures, or landscaping that can be depreciated over shorter time frames — usually 5, 7, or 15 years. By accelerating depreciation, property owners can claim more deductions in the earlier years of ownership, which reduces taxable income.

What is Bonus Depreciation?

Bonus Depreciation is a tax provision that allows businesses to deduct a large percentage of an asset’s cost in the year it is first used in service, rather than spreading the deduction over its entire useful life. Under the Tax Cuts and Jobs Act (TCJA) of 2017, 100% Bonus Depreciation was introduced for qualifying assets placed in service between 2017 and 2022. This means that assets with useful lives of 20 years or less could be fully depreciated in the first year. The bonus depreciation rate began phasing down in 2023, with the rate decreasing 20% each year until it fully phases out by 2027 (unless extended by new Federal legislation).

How Do They Work Together?

When Criterium Engineers performs a Cost Segregation Study, we identify components of a property that qualify for shorter depreciation lives. These items are then eligible for Bonus Depreciation. For example: in 2024, investors can take advantage of 60% Bonus Depreciation. If $500,000 of a building’s components are eligible, the owner can deduct $300,000 immediately in the year the property is placed into service. This results in substantial upfront tax savings.

Why Does It Matter?

1. Improved Cash Flow: Larger depreciation deductions reduce taxable income, and more cash is made available for reinvestment or other purposes.
2. Maximizing Deductions: Taking advantage of Bonus Depreciation (when available) can lead to significant tax savings, especially for new property owners.
3. Flexibility: Cost Segregation studies can be performed on properties acquired or renovated in past years, allowing owners to recover previously unclaimed deductions.

For the year 2024, investors can take advantage of 60% Bonus Depreciation, with the rate decreasing each year until 2027. Because it is uncertain Bonus Depreciation will be renewed in the future, now is the time to contact us to conduct a Cost Segregation Study for your real estate investments. The opportunity to maximize these benefits is time-sensitive, so acting quickly can yield the most significant tax savings.