Save Energy, and Money

This article may not be for you but if it is, its message could save you thousands while improving the quality of your life. Maine has a wide range of condo and HOA communities with a variety of configurations and bylaw restrictions. This article targets owners with units where they control appliance purchases; can penetrate exterior walls with utility piping; and in some cases, have a basement. There should also be a desire to be energy efficient while saving a lot of money.

Maine is currently offering a number of energy efficient programs ranging from insulation and weatherization improvements to the introduction of solar panels and geothermal systems. This article will focus on the most successful program sector where Maine has become a national leader in the conversion to heat pumps for both hot water and heating/ cooling of homes. Governor Janet Mills recently announced the state has exceeded the 100,000 heat pump installation goal by 2025 by two years ahead of schedule. This success has resulted in a new goal of 175,000 more heat pump installations by 2027. This new program is being funded by the Inflation Reduction Act providing $71.6 million in home-energy-rebate funding to the state.

Complimenting Maine’s success is the Federal tax credit program providing up to $3,200 per year tax credits for heating, ventilation, and cooling (HVAC) efficiency upgrades covering insulation ($1,200); energy audits ($150); windows ($600); and exterior doors ($500). There has been some confusion in the past about whether these rebate programs are only available to traditional homeowners, but they are also available to many condominium unit owners. Condo unit owners interested in participating in these programs should start by visiting the Efficiency Maine website (EfficiencyMaine.com) or calling this quasi-government agency’s office to learn about eligibility for the many programs available.

Efficiency Maine offers rebates for efficiency upgrades up to $8,000. Some rebates are based on household income levels e.g., Low ($8,000); Moderate ($6,000), and Any ($4,000). Many programs are not income related such as the clothes washer rebate of $50 for any Energy Star certified washer. It should be noted that based on the average household washer loads of three hundred per year, the Energy Star equipment uses 20% less energy and 30% less water while saving over $550 over the lifetime of the unit. Similarly, there are instant rebates of $1,000 available for installed certified appliance units from many dealers and big box retailers.

The conversion to a heat pump hot water heater from the typical electric, propane, or oil-fired hot water heater is not only more energy efficient but also provides the added benefit of acting as dehumidifier. Unlike an air conditioner moving heat from the home’s interior to the outdoors, a heat pump moves the room’s heat into the water tank. They can save $500 per year on electricity while having a 10-year warranty vs. the 5-year warranty provided on traditional water heaters. Heat pump water heaters are hybrid systems as they have traditional electric resistance heating elements for times when demands exceed the heat pump’s capacity.

For households using low volumes of hot water daily, an efficient alternate to a heat pump water tank is a tankless system sometimes called ‘instantaneous’ or ‘on-demand’ systems where water is heated as it exists the appliance thus avoiding the passive loss of energy of hot water sitting in a tank. The U.S. Department of Energy estimates demand water heaters are 24% to 34% more energy efficient than conventional storage tank water heaters.

Keeping Cool

Many Maine condominium units do not have any form of air conditioning except for window units. After surviving this past summer’s record heat conditions, good air conditioning is no longer a luxury but necessary for healthy living. Adding air conditioning to an existing Maine condo unit can present challenges and will require thorough research, but it will be worth it. Here again the first step in your research is to check with Efficiency Maine on installing a heat pump HVAC system to provide both cooling and heating for your unit.

The system selection may be determined by the physical location of your unit and the restrictions governing structural changes or penetration of common walls. For this reason, ‘ductless’ or ‘mini-split’ systems may be the answer. Mini-splits comprise two main components, namely, an exterior compressor/ condenser unit and interior air-handling unit. These units are connected by a conduit containing the refrigerant tubing; suction tubing; condensate drain line; and power cord.

The new mini-splits chief advantage is their diminutive size and their ability to heat and cool individual rooms or a network of up to four rooms allowing flexible zoning. Keep in mind a mini-split system uses electricity to move heat from the outside to the inside or the reverse. It does not use electricity to create heated or cooled air, resulting in heat pumps producing four times as much energy as they consume.

The slightly higher costs of retro-fitting a mini-split compared to a more traditional central air conditioning system is usually offset by the much lower operating costs and available rebates and financial incentives available not to mention the increase in market value of an air condition condo unit. A mini-split equipment package cost ranges from $1,600 for a small single zone system to $4,500 for a 3-zone system. The new mini-splits are now suitable throughout Maine and able to run at full capacity even at below zero outdoor temperatures.

As the winter approaches, now may be the time to plan for next summer’s heat wave and invest in a ductless air conditioning system. A modern heat pump system may also help to moderate the home’s interior temperature swings from watching too many election debates and speeches.

Written by Jack Carr, P.E., R.S., LEED-AP, Senior Consultant Criterium Engineers
Published in Condo Media

Homeowners Associations (HOAs) play a pivotal role in maintaining the quality and value of residential communities. While often associated with rule enforcement and fee collection, HOAs are also responsible for the upkeep of common areas, infrastructure, and amenities that enhance residents’ quality of life. Engineers, particularly those specializing in civil, structural, and mechanical disciplines, are integral to the effective functioning of HOAs.​

The Importance of Engineering Expertise in HOA Management

Effective HOA management goes beyond administrative tasks—it encompasses the planning, design, and maintenance of community infrastructure. Engineers contribute by:​

• Assessing Infrastructure Needs: Engineers evaluate the condition of roads, drainage systems, and recreational facilities to ensure safety and functionality.​

• Providing Technical Guidance: They offer expertise in areas like stormwater management, structural integrity of shared buildings, and energy-efficient systems.​

• Supporting Long-Term Planning: Engineers assist in developing capital improvement plans that align with the community’s goals and budget.​

Best Practices for HOA Success

To foster a thriving community, HOAs should consider the following strategies:​

• Regular Maintenance and Inspections: Implementing routine checks and maintenance schedules helps prevent costly repairs and ensures the longevity of community assets.​

• Transparent Communication: Keeping residents informed about projects, budgets, and decisions builds trust and encourages community involvement.​

• Collaborating with Professionals: Engaging engineers and other specialists ensures that projects are executed efficiently and meet safety standards.​

How Criterium Hardy Engineers Can Assist

At Criterium Hardy Engineers, we specialize in providing engineering solutions tailored to the unique needs of HOA communities. Our services include:​

• Property Condition Assessments: Identifying current issues and potential risks in community infrastructure.​

• Reserve Studies: Helping HOAs plan financially for future repairs and replacements.​

By partnering with Criterium Hardy Engineers, HOAs can enhance their operational efficiency, prolong the life of community assets, and provide a safe and enjoyable environment for all residents.​

The words ‘safety or security’ mean different things to members of a condominium or HOA community.  While the board or property manager may be focusing on the common element safety dangers such as the pool or the walkways/ paved surfaces, unit owners’ biggest concern is unit security and household accidents.  In reality, condo communities are like families and therefore all safety issues are of concern to all members.

Having a board appointed safety committee would be a step in the right direction.  This committee should recommend units have hard wired smoke detectors in every bedroom of both ionization and photoelectric types.  Carbon monoxide detectors should be located on every level while condo buildings with hallways should investigate the need for self-closing and fire rated doors where required.  Hall doors should have proper weather stripping and sweeps to prevent gaps allowing both smoke migration and fresh air from fueling a fire.  Sprinkler systems should be inspected quarterly.

Many communities would benefit from an informal training program for the unit owners to remind them where the fire alarms are located and how to use them.  Fire emergency egress pathways should be well understood and posted. In some communities it may be useful to arrange an outside location where everyone gathers following an emergency clearing of the building to ensure all are accounted.

Here again, demographics drive safety concerns as much as anything.  With the boomers aging and moving out of the big family homes to downsize into the condo world, over 55-type condo communities are growing rapidly and with that the need for protecting our aging population becomes paramount.  Many communities are requiring ‘Knox box’ type of devices to provide access keys to first responders when the need arises.  These boxes allow a non-destructive means of emergency access to residential units as well as controls for gates; fire protection systems; elevators; and other critical equipment.

A typical fire safety checklist:

√    Are all combustibles more than 36 inches away from a wood or coal stove?
√    Do you have hard-wired smoke alarms near all sleeping areas?
√    Do you have a carbon monoxide detector near all sleeping areas?
√    Do you have a fire extinguisher in the kitchen and garage/ workshop area?
√    Are the attached garages separated from living areas by fire-resistant materials?
√    Are all flammable materials stored outside or in well-ventilated areas?
√    Are gas water heaters in the garage up at least 18 inches off the floor?
√    Have all bottled and natural gas fittings been inspected in last 12 months?

Fire safety checklist for egress issues:

√    Do all interior and exterior stairs have a railing on at least one side?
√    Do all stairs wider than 36 inches have railings on both sides?
√    Do all porches, balconies, and decks have railings around the perimeter?
√    Are the railings secure, i.e. could they withstand a horizontal force of 200 pounds?
√    Are all balusters or grillage spaces less than 4 inches wide?
√    Do any railings have integrated benches?  This encourages sitting on the top rail.
√    Are any porch, balcony, or deck railings less than 42 inches high?

Fire safety is no accident.  Safety does start at home.  To protect our families we all must turn a critical eye on all elements in the community and how they would function in an emergency.  There is no better time to do so.

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Published in Condo Media June 2019 edition