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Archives for Construction

Your Roof: 8 Things to Consider!

Your Roof: 8 Things to Consider!

Image result for roof picture
If your house, condominium or commercial office building is like most built in the last 50 years, it probably has a sloped roof with one of the following roofing materials:
  • composition shingles
  • composite tile
  • cement or clay tile
  • wood shingles
  • metal roofing

Each type of roofing has its unique characteristics. However, there are also some common considerations to keep in mind:

  1. Life – The actual service life of a roof varies according to the location and exposure to sun and weather. You should not assume that the age determines its condition.
  2. Leaks – These are not usually the result of the roofing itself failing. Leaks usually occur due to the failure or improper installation of some related component such as flashing or underlayment.
  3. Resurfacing – When resurfacing a roof, you should strip the existing material to the sheathing to allow for a visual inspection of the sheathing, and replacement of all of the related components.
  4. Stains – If you have dark stains on a composition roof, it is probably mold. Diluted chlorine cleaners and products such as Shingle Shield are effective at removing the growth. New shingles are more fungus-resistant than some of those manufactured in the 1980s and ‘90s.
  5. Trees – Cut back overhanging tree limbs. They can wear a hole in your roof from the wind blowing through the trees.
  6. Gutters – If you have gutters, keep them clean. Gutters full of debris are far worse than no gutters. Debris encourages fungus, which can infect the roof sheathing. Rot and mold are the result.
  7. Wood – If you have wood shingles, make sure that they are treated for fire resistance and that the treatment is kept current.
  8. Clean – Keep your it clean, especially the details around skylights, dormers and valleys, and take note of any change in shape – this is where leaks start.

Your roof has an important job to do—to keep you dry in all kinds of weather. If you take care of it, you will get the most reliable protection and longest life.

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How to Hire a Condo Engineer: 4 Steps

How to Hire a Condo Engineer: 4 Steps

Hire condo engineerMake sure you actually need one, too

They don’t teach you how to hire an engineer in school. Indeed most folks have never had the occasion to hire an engineer or an architect in their whole life. This is also true for most condominium or HOA board members. So how does a condo board go about successfully hiring the right engineering firm for their upcoming project?

1. Evaluate the Need

Perhaps the first question to be asked is ‘do we even need an engineer?’ Not all projects do. Some repair projects are so straight forward and obvious the board can hire a contractor with the proper skills and run the project by a committee chair or a property manager who has expressed confidence she’s managed many similar repair projects. Some projects requiring some engineering expertise, such as replacing the common HVAC equipment or upgrading the common electrical systems, do not need an engineer to manage it but rather the right choice by the board would be to seek an HVAC or electrical contractor capable of providing ‘design/ build’ services for both a timely and economically satisfactory project.

The complexity of the project and criteria needed to be complied will determine whether an engineer is needed. Typical projects in this category will include designing a new storm water drainage system for the entire HOA; performing a reserve fund study; or evaluating and design of a new foundation for one or more buildings in the condo complex. It should be noted, the term ‘engineer’ in this article refers to a professional engineer (P.E.) licensed in the state of Maine. Though other unlicensed engineers can work on the project, only a licensed engineer can stamp (preliminary and final) construction documents for town planning board review; building permits; and other municipal requirements.

2. Selecting the Engineer

Once the need is determined, selecting an engineer is the next major step. The process starts with defining the project with a clear and complete description of the scope of work. Many property managers have the resources to provide considerable assistance to the board in developing this scope of work. While the scope of work is being prepared, a list of two or three engineering firm should be created. Clearly this list should be made up of engineering firms providing the services needed for the subject project. Here again the condo’s property manager can be a good source of finding the right firms. Similarly, engineers listed in the Condo Media’s directory can make this task relatively easy because the engineers listed will be firms with experience in not only the technical issues involved but also are familiar with the world of condominiums and their special needs.

3. Preparing the RFP

Once the potential list of firms is developed, a Request for Proposal (RFP) can be prepared. This document will utilized the defined scope of work to ensure all interested parties are preparing their responses with a similar understanding of the board’s objectives. Typical RFP’s have four major elements:

1) General Information for the Engineer
2) Technical Requirements
3) Criteria for Selection
4) Scope of Work Statement

On some projects it may necessary to invite the potential firms to visit the site for a tour to outline the issues or special conditions impossible to clearly delineate in the RFP. Following the distribution of the RFP to the listed firms, the board will screen the proposal responses; select firms it wishes to interview; and schedule the interviews (45 minutes to 1 hour) to allow both the engineering firm and the board to clarify any questions or concerns arising during the proposal preparation process.

4. The Interview and Contract Process

This interviewing process is most important. Typically, the principal or senior member of the engineering firm attends the interview giving the board a first-hand impression of the firm’s approach to this project; a clear commitment to the technical resources available for this project; and past relevant experience predicting a likely successful outcome. The interview also allows the engineering firm a better understanding of how the board will be making decisions and committing adequate representation to ensure proper administration of the project.

Following this interview the board should select it first choice for the project’s engineer. At that time the contract is negotiated. Often the contract is a direct reflection of the requirements of the RFP and the conditions and fee found in the engineering firm’s proposal. These negotiations on occasion will result in changes to the scope of work and the fee. If agreement cannot be reached on issues acceptable to the board, the board can begin discussions with their second engineering firm choice in order to feel comfortable with their selection. It is critical the board feels they have selected a firm they can work with and have confidence future communications and project outcome will meet their community’s needs.

Awarding the contract to the successful engineering firm is only the beginning. A kick-off meeting to introduce all of the project team members on both sides; a review of everyone’s obligations; and establish a clear line of authority and communications. In starting any major project, the board should always remember that just like dealing with a lawyer or a doctor, the engineer’s job is to provide competent technical information and solutions but it is the board’s responsibility to make the business’ decisions. History has shown a well- defined scope of work coupled with a board making timely decisions is a recipe for a successful project.

Article written by Jack Carr, P.E., R.S., LEED-AP, Criterium Engineers
Published in Condo Media January 2020 edition
Download a PDF Version of this Condo Media Article

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Basement Waterproofing – How do you keep water out of a basement?

Maintain proper drainage

Basement Waterproofing - How Do You Keep Water Out of a Basement

A cost effective approach to basement waterproofing is to maintain with perimeter surface drainage conditions.  The importance of proper drainage and landscaping (mature trees) around a foundation cannot be over emphasized.  Poor drainage around the foundation is the most common cause of foundation problems and basement moisture problems.  Drainage and moisture control around the home include proper ground slopes away from the foundation.  It also includes keeping your gutters clean and the downspouts functional.  Not doing so, allows the water from the roof to overflow the gutters.  This water then runs along the foundation and in turn can cause basement seepage or foundation movement.

New Construction Basement Waterproofing

In new construction, cast-in-place concrete foundations are more resistant to water penetration than concrete block. Bituminous waterproofing should be used, at a minimum, to seal the outside of any foundation wall, however. An effective perimeter drain system should be installed to collect water from around the foundation and under the slab.

The National Association of Home Builder’s booklet on dry basements entitled, “Basement Water Leakage – Causes, Prevention, and Correction,” recommends perimeter drains on the inside and outside of the foundation. These drains should either flow downward to a gravity outlet (natural drainage) or to a sump where the water can be discharged with a sump pump.

A building built in a wet site should take advantage of additional waterproofing; a membrane system. One example of a membrane system consists of multiple layers of impervious material applied in a hot tar mopped system to the outside of the foundation. Special attention should be paid to the joint between the wall and the footing. The concrete floor and walls (whether block or concrete) should be reinforced to minimize cracking.

Existing Construction Basement Waterproofing

A water problem in an existing basement can only effectively be dealt with by:

  • rewaterproofing the outside of the foundation walls and/or
  • upgrading the exterior foundation drainage system

Both approaches require excavation around the outside of the foundation.

There are alternatives which will intercept the water using a channel-like system around the interior of the foundation wall to collect and guide the water into a sump and discharge it using a sump pump. These systems do not correct the water problem but they do control the water once it has entered the basement in a way that minimizes problems related to water entry. Such systems, while dealing more with the symptom than the cause, are typically less expensive because they can be accomplished from the inside.

Ultimately, when dealing with a basement water problem, the tried and true conventional methods working from the outside are still the most reliable.

Basement waterproofing and existing building, or rewaterproofing, the outside of a basement wall requires excavation to the full depth of the wall, careful cleaning of the wall surface and proper application of bituminous waterproofing. A multi-layered membrane system should be used if the surrounding water conditions are severe. At the same time, a perimeter drain system should be installed, similar to the recommendations noted above for a new foundation. If there are cracks in a wall, the cracks should be chipped out to form a V-groove along the length of the crack approximately one inch deep. The V-groove should then be sealed with a good quality epoxy or silicone caulking, filled with mortar and covered with bituminous waterproofing.

Epoxy injection

An effective, but sometimes expensive alternative, is epoxy injection into the crack. This can be done from the inside. The epoxy bonds with the concrete and creates a somewhat permanent seal against water penetration. The limitations to this system are cost and effectiveness, depending on the size of the crack. The smaller the crack, the less likely it is that full penetration injection is possible. However, before undertaking expensive excavation around the outside of a foundation, you may want to get proposals from local epoxy companies to compare the cost and potential effectiveness.

Basement water is controllable but there is no easy answer. Only the more complex and sometimes expensive approaches are truly reliable.

Peaceful Coexistence

Peaceful coexistence is sometimes an appropriate resolution to a basement water problem. While keeping water out of a basement may seem ideal, there are risks. Preventing water from entering an older stone or concrete block foundation can cause water to accumulate on the outside of the foundation walls increasing water pressure on the walls themselves. The result can and has been total failure of the foundation wall. Where the construction of the foundation wall is marginal or questionable, the better approach to water control is to permit the water to enter, collect it into an interior drainage system, guide it to a sump and pump it away.

Check out our Residential Services to learn more about how we can help!

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Construction Specifications – Keys to a Successful Job

Managing a capital budget and expenditures for a community association involves greater responsibility and risk than it does for one’s own home – the key is construction specifications. This article addresses some of those differences and ways to control the process to assure a positive outcome and it starts with construction specifications.

Construction Specifications - Keys to a Successful Project!

As homeowners, when there is a major capital expenditure, like a new roof, we call a few contractors to get some competitive bids. Then, we ask a few questions, maybe check some references, and hire the contractor with the lowest cost that we feel will meet our needs.

As board members or managers of community associations, however, the jobs are larger and the money involved is far greater. This also means that the risks and potential liability are increased as well.

For example, the simple task of obtaining competitive bids can result in quotes that are widely divergent. Because costs are greater, the variation can be significant. Criterium Engineers has often been called by property managers to help explain why contractor bids are so far apart. The answer most often is that the quotes are not truly comparable. In other words, it’s not apples to apples.  In order to compare bids, we require detailed construction specifications, without them a project is likely going to fall off track and budget.

Roof replacement is one good example. Different contractors may choose different materials. One may remove the old roof; another may not. One may include costs for permits, disposal, and cleanup; another may not.

The way to get comparable bids is through a specifications process. It is also the way to get a job that meets your needs and perhaps considers money-saving alternatives. A specification prepared by a licensed Professional Engineer is almost certain to include elements that you may never have thought of and ultimately protect your interests as a manager, board member, and as an owner.

What are Construction Specifications?

Construction Specifications are a set of documents that define the scope of the job and the expectations for the contractor. Among other things, it generally includes:

  • Drawings that illustrate construction details
  • Documentation of:
    • All things that must be covered by the quote
    • The manner and format in which the quote is to be provided
    • Methods and materials to be employed (see below)
    • Conditions under which the work is to be performed (e.g., not before 8AM or after 6PM)
    • Required insurances
    • Form of agreement to be used
    • Warranties to be provided
    • Responsibilities of the association vs. the contractor
    • Procedures for effecting changes
    • Construction schedule
    • Terms of payment
    • Site conditions that must be maintained before, during, and after the work is complete
    • Standards and regulations that may govern the work

There are two types of construction specifications, generally referred to as Performance Specs and Prescriptive Specs. In a Performance Specification, the engineer lays out the expectations for the job, that is, how the systems and materials are to perform now and over time, leaving it to the contractor to identify those systems, materials, and method of installation to accomplish the objectives of the specification. For example, a Performance Specification for a roof could be as theoretical as that it must keep the rain out under all conditions and must last 20 years. In more practical terms, the specification may state the type of roof (e.g., EPDM) but decline to name the manufacturer, method of adherence, etc.

A Prescriptive Specification, as the name implies, lays out much more specifically how the job is to be done, what materials are to be used, and the manner in which they are to be installed. For example, a Prescriptive Specification for a roof would most likely list the type AND manufacturer, all details and methods of fastening, etc.

Engineers generally rely on a variety of standard specifications from entities such as the Construction Specifications Institute (CSI) and MasterSpec (AIA). These documents serve as a framework, providing boilerplate and standard clauses, but a true and good specification starts with a field visit to observe actual conditions, and then continues with research to select the right approach.

Value Engineering and Construction Specifications

Developing a specification is the perfect time to consider alternative approaches for the repair or replacement of key systems. Sometimes, a new approach can result in cost savings over the original design. At other times, a different approach may result in greater durability or reliability, thereby reducing costs over time, even though the initial outlay may be more expensive now. Value is the relationship between cost and benefit. Value Engineering, when properly done, is more specifically about the relationship between cost and function. It is generally a “like for like” substitution that generates a cost savings, either initially or operationally, without sacrificing function, intent, or performance of the original design. When developing a specification, the engineer can either perform the Value Engineering himself (Prescriptive Specification) or ask the contractor to propose alternatives (Performance Specification). Either way, the association wins.
Liability for the Board and Property Manager

One of the key differences between owning your own home and sitting on a board representing a group of owners is that you now have a fiduciary responsibility to those owners.

While most board members would not think of awarding a contract to someone just because he was a friend, it can be just as risky to hire any contractor if proper care in the selection has not been exercised. The engineer that developed the specification is also able to assist with pre-bid meetings, contractor selection, and kick-off meetings.

To illustrate how serious this can become, we were recently subpoenaed to produce documents in a case that involved shoddy work by a contractor. While the contractor is the key defendant, so are previous board members and the property manager. Being able to demonstrate that contractor selection followed an industry-accepted, professional, and objective procedure is your best defense in such a case.

Conclusion

Developing a specification for any significant capital expenditure is the best way to ensure comparability of contractor bids, a quality job, and avoid exposure to liability. The best part is, it may actually save money on the overall job. Specifications are developed by engineers or architects who are familiar with the design and installation of building systems. If chosen properly, that person could well be the same engineer who originally developed your reserve study and is familiar with your specific property. We would also strongly recommend hiring that same engineer to monitor the actual construction, repair, or replacement to ensure compliance with the specification. That’s why a local, experienced engineer is the best choice “For the Life of Your Association.”

Learn more about our Construction Management and Monitoring services.

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