Autumn Newsletter Final

APUBLICATIONOFTHEFALCONGROUP

AUTUMN2015

INTHISEDITION: ToCodeorNottoCode: SlipHazards

DID YOUKNOW?

MeetOneofOurReserveSpecialists: DavidChesky,P.R.A.,R.C.S.,R.S.

Leavesaretheenergygenerators forplants.Byusingsunlight,water, carbondioxideandchlorophyl theycreatefoodforthetree.The treesthenpassoxygenintotheair. Thereasonthattheleaveschange colorisduetotheshorteningof thedays.Asthisoccurstheleaves begintoproducelesschlorophyl andchangecolor.Manypeople thinkthattheleavesturncolorbut thisisnottrue.Theleavesare actualythecolorsweseeinthe fal.Thereasonthattheleavesare greenisbecausetheyarefulof chlorophyl.

FeatureArticle: ShouldWeReserveMoniesfor Siding/TrimReplacement?

CaseStudy: SmokeRise-CapitalReserveStudy

What’sNew: Presentations/LunchandLearn, Anniversaries,Licenses& DesignationsandWeddings

SlipHazards ToCodeorNotToCode

TheCode:

“ FloorSurface. Walkingsurfacesofthe meansofegress shalhaveaslip-resistantsurfaceandbe securelyatached.”-2015International BuildingCode-1003.4

“ General. Floorsurfacesshalbestable,firm,andslipresistant,andshalcomplywithSection302. Changesinlevel infloorsurfacesshalcomplywithSection3.3.”-2009ICCA117.1 (”AccessibleandUsableBuildingsandFacilities”)

Thecodesdonotspecifyastandardto determineifasurfaceisslipresistant. Thisessentialymakesslipresistancea materof“IknowitwhenIseeit.” Troweledconcrete,marble,andsmooth ceramictilearegeneralynotconsidered slipresistant.

NOTTOCODE

Inmostcases,broom-finishconcreteis consideredslipresistant,asaremost texturedrubberorneoprenesurfaces.

TOCODE

*Pleasenotethisparticularcodeisinreferencetomeansofegress. PleasecontactyourArchitectorlocal codeoficial forSlipHazardsinPool Areasandadditional areasofconcern.*

Disclaimer: Regional BuildingCodesMayVary. ConsultyourEngineer,ArchitectorTownshipOficial forlocal requirements.

Meetoneofour RESERVESPECIALISTs

DavidChesky, P.R.A., R.C.S., R.S. -SeniorVicePresident

Mr.Chesky’sprominentexperiencelieswiththepropertymanagementofhigh-end communityassociations.Hehasworkedineveryfacetofacommunity association’soperational andstrategicactivitiesincludingfinancial andfiscal man- agement,alongwithmajorcapital improvementprojectplanning,designandimple- mentation.Thisexperiencebringsthefirmvaluableinsightintotheneedsofacom- munityassociationinordertodeliverthemostefectiveproductpossible. Dave’sprimaryfunctionsrevolvearoundthescheduling,organization,documenta- tion,inspectionandprocurementofthefirm’sengineeringprojects.Heisrespon- sibleforassuringalprojectsarescheduledinatimelymannerandexecutedefec- tively.DaveisresponsibleforthepreparationofFalconEngineering’sCapital Re- serveStudiesandTransitionEvaluationReports.Mr.Cheskyhasextensiveexperi- enceinthepreparationofreservestudiesandhasachievedtheCAINational pro- fessional designationasaReserveSpecialist(R.S.)aswelastheAssociationof Professional ReserveAnalyst’sdesignationasaProfessional ReserveAnalyst (P.R.A.).Dave’sadditional responsibilitiesincludeprojectinspectionsandtheassis- tanceinthedesignofcivil engineeringprojects. AsalicensedNewJerseyBuildingInspector,Mr.Cheskyperformssiteandbuilding inspectionsforcapital reservefundstudies,aswelasperformingpreliminaryand documentaryinspectionsforcommunitytransitionevaluationsandaidesinthe preparationandfinalizationofalreports.

CASESTUDY CapitalReserveStudy

FEATUREARTICLE

ShouldWeReserveMoniesfor Siding/TrimReplacement? Writenby:AndrewAmorosi,P.E.,R.S.-Principal TheprimarypurposeofaCapital ReserveFundingAnalysisistooferrecommendationsasto theamountofmoniesanAssociationshouldfundonayearlybasisforthefuturereplacement ofcommonlyownedelementsofasingleormulti-familycommunity.Theanalysisandrecom- mendationsareimportantinthattheyhelptoavoidpossiblefuturespecial assessmentsofthe individual unitowners. Buildingfinishingsystemsorsiding,whetherEIFS(syntheticstucco),stucco,wood,vinyl or evenaluminumoradheredstoneveneerhaveoftenbeencarelesslyeliminatedoromited fromthecapital reservefundingofmanycommunities.Commonreasoningisthatthesiding should“lastfor40or50years”,or“itshouldlastaslongasthebuilding”.Unfortunately,many agingcommunitiesarenowbeingfacedwiththehardshipofreplacingsidingwithoutthefunds todoso.Insomecases,theresulthasbeenasignificantspecial assessmenttoresidentsof thecommunity.WhileprematurereplacementismorecommonwithEIFS,stuccosurfaces andwoodstylesiding,associationswithvinyl oraluminumsidingarealsobeingafected. Sidingmanufacturershavecomealongwayinprovidinganimprovedproductandsuperior warantiesforthematerials,whichafordssomeassuranceofprotection;however,thereare manyfactorsthatafecttheperformanceanduseful lifeofasidingmaterial orbuildingfinish- ingsystem.Communityassociationsshouldbemadeawareofthepotential problemsoftheir system. EIFS/Stucco EIFS,stuccoandadheredmasonryveneer(fauxstone)systemsrelyheavilyontheadequacy oftheinitial instalationtofunctionandlast.Animproperlyinstaledsystemcanleadtomois- turebeingtrappedbehindthematerial orweatherbariercausingleaks,moldandevenstruc- tural damage.Improperdetailingcanalsocausesurfacecrackingandfailures. Thereareanumberofmistakesanuntrainedorcarelessapplicatorcanmakethatresultin deficientinstalation.Thesemistakesincludeimproperlyfasteningtheinsulationboardorlath tothebuildingstructure,failuretoinstalthereinforcementmeshproperly,failuretoinstalthe properthicknessofmaterial or,mostoften,improperdraining(flashing)ofthesystemandde- fectiveinterfaceswithadjoiningbuildingmaterials. Theresultsoftheseconditionsincludeareducedefectiveuseful lifeandeventual total re- placementofthesystem.Inaddition,ongoingmaintenanceandre-coatingareneededfor thesesystemsandshouldbebudgetedforthroughreserveordeferedbudgets.A40–50 yearormoreuseful lifeistypicalydependentuponproductandinstalationandyes,reserving fundsforeventual replacementisrecommendedwhentheremaininglifeisunder30years.

FEATUREARTICLE

WoodSidingandTrim Woodsidingandtrimrequirecontinuedmaintenanceor replacementovertime.Typicaly,woodsidingandtrim wilbegintoshowsignsofagingovertime.Itisimpor- tantthatdeterioratedsectionsofthetrimorsidingarere- placed(throughmaintenance)priortoanystaining and/orweatherproofingproject.Failuretoproperlyprime orpainttrimonalsidesandatcutsisacommonreason forprematurereplacements.Ifyourcommunityhassig nificantamountsofwoodtrim,itshouldbeareserveor deferedmaintenancebudgetitem. Sidinginstalations incommunitiesmayhavetoomuchunprotectedweather exposureand/oraverythinsidingthickness.Asaresult, splitingandcuppingofthesidingeventualyoccursand mayleadtoproblems,leaksandreplacements.

Vinyl/AluminumSidingExample

ShouldWeReserveMoniesfor Siding/TrimReplacement? Mostimportantly,theagingsidingmaynothavebeen properlymaintainedandisingeneralypoorcondition. Theremaybemanyareaswheretheexistingsidingis cuppedandbritle.Thenailsatmanylocationsmaybe rusted,inefectiveormissing.Rustingfastenerscan expandandresultinholesinthebuildingenvelope. Sectionsofsidingmayhavevoids(throughknotholesor splitingmembers).Aloftheseconditionswilcontinue toworsenandcanprovideforameansofwaterpenetra- tionandpossibleadditional damagetotheexistingwal sheathingorinteriorspace. Increasedreplacementsandmaintenanceshouldbe expectedovertime.A25–30yearuseful lifeistypical andyes,reservingfundsforeventual replacementis recommended.

Vinyl/AluminumSiding Aswithanymaterial,theexistingvinyl oralumi- numsidingwilrequireperiodicminormainte- nancetoavoidwaterinfiltration.Inaddition,pe- riodiccleaning(powerwashing)shouldbe plannedfor.Theassociation’smaintenanceplan shouldbecontinualyupdatedtoensurethatthe sidingisproperlymaintainedatallocations. Asthebuildingsage,deficientfasteningprac- ticesofthesidingmaycauseadditional warping ofsectionsofsiding. Initial detailingofflashingsandunderlaymentsis paramounttoensureaweathertightinstalation. Periodicinspectionsofthematerials’ weathering abilitiesshouldbemadeandcomparedtothe warantyconditions. Increasedreplacementsfordamageoraesthet- icsandcontinuedincreasedmaintenanceshould beexpected.A40–50yearuseful lifeistypical; however,reservingfundsforfuturereplacement isrecommendedwhenitfalsundera30year remaininguseful life.

WoodSidingandTrimExample

FEATUREARTICLE

WhereDoWeStand? Unfortunately,theabove-discussedinstalationsormaterial deficienciesarerarelyvisibly apparenttoanewcommunitywithoutadetailedinspectionbyqualifiedpersonnel.Typi- caly,astheproblemswithbuildingleaksbecomemoreandmoreprevalentinacommu- nity,theneedforsignificantrepairand/orreplacementofsidingbecomesagrimreality. Communitybuildingsmaystarttolookaestheticaly“weathered”and“old”evenwithproper instalation.Sidingrepairsandreplacementsmaybecomeanincreasinglylargerpartofthe operatingormaintenancebudget,atwhichpointitmakeseconomicsensetoreplacethe system. Managementmaybegintoexperiencemoreandmorefrequentcomplaintsaboutwaterin- filtrationandinteriordamage.Theinteriordamagetotheframingmembers,sheathingor unitamenitiesbecomesmoreandmoresignificant.Thesearetheteltalesignsoftheneed forsidingreplacement.Atthispointintime,thecosttomaintainmaybecomesignificant andaphasedreplacementofthesystemis,inallikelihood,areality. Theneedforproperfundingforsidingreplacementand/orthechecksoninstalationand materialsshouldstartatthetransitionphaseofacommunityassociation.Thiswilenable therepairofdeficientinstalationandtheproperfundingofthisreplacementitem.Unfortu- nately,oldercommunitiesdonothavethatluxury;however,startingtofundforsidingre- placementatanytimeisparamountinmaintainingtheintegrityoftheseoldercommunities. Whenthetimearivesforreplacementofthesiding,somefundingisclearlybeterthan noneatal,butbeingfulyfundedisultimatelythegoal. Ifyouliveinaneworagingcommunity,haveyoursidingsystemcheckedforthematerials’ existingconditionandinstalationdetailingduringanupdatedcapital reserveinspection. Reviewleakhistorythatisassociatedwithsidingandwindows.Incorporateanyrecom- mendedrepairsintotheAssociation’stransitionagreementorpreventativemaintenance plan.Properandcontinuedmaintenanceandrepairwilprolongtheuseful lifeofany system. Finaly,baseduponaloftheabove,considerincludingtheeventual replacement(phased ortotal)ofalofthecommunity’ssidingintheassociation’scapital reservefundingplan.

ShouldWeReserveMoniesfor Siding/TrimReplacement?

Haveatopicyouwouldlikeoneofourprofessionalstoprepareaninformational articleon? Email usat:nskaro@falconengineering.com

WHAT’SNEW ATFALCOn

Welcome ESINPektas,R.A.

FALCONIS GROWING:

Ms.PektasisaVicePresidentandDe- partmentHeadwithover12yearsof experienceinarchitectural designand buildingenvelopeconsultation.Shestud- iedbotharchitectureandengineeringand hasworkedonprojectsinNorthAmerica, Europe,andAsia.Herpracticeisfocused onfacadeengineering,buildingmaterials, systems,andconditions.Todate,she hasdesigned,specified,andadminis- teredover$100milioninconstruction workoncommercial,residential,and institutional properties.

AWarmWelcometo theNewestMembersof theTeam!

CherylHendershot- AdministrativeAsistant

ElinaShchervinsky - ProjectManager

EsinPektasisresponsibleformanagingcapital improvementprojectsfor ownersandprofessional propertymanagers,waterinfiltrationdiagnostics, analysisofbuildingcomponentsandpreparationofdesigndocuments.Ms. Pektas’sdutiesincludecomprehensiveinvolvementinvariousreconstruc- tionprojectscommencingwithinitial site/buildinginspectionsfolowedby preparationofconstructionspecificationsandconstructionoversight.Ms. Pektasworkswithclientsthroughoutthecourseoftheprojecttoachievethe highestpossibleresults. Ms.Pektas’sexperienceinbuildingconstructionandstructural designen- ableshertorecognizeexistingandpotential deficiencieswithanarayof residential andcommercial structures.Ms.Pektashassuccessfulyman- agedseveral significantroofing,concreterestorationandexteriorcladding remediationandreplacementprojects,ensuringtheproperuseofmaterials andmethodsofinstalationtoprotectthestructural componentsofthebuild- ing.AnumberofthebuildingsEsinworkedonwerethosegovernedbythe LandmarksPreservationCommissionandTheNational RegisterofHistoric Places. Ms.Pektasfrequentlyatendscontinuingeducationcoursestokeepin- formedwithemergingcoderequirements,designpractices,andproductde- velopment.SheisalsoinvolvedinteachingLEEDprogramstobuilding owners,managersandthelike.Herknowledgeoftheentirebuildingstruc- tureandinnerworkingsenablehertotakeaholisticapproachtoalprojects givingtheclientthebestpossiblerecommendationsandsolutions.

EsinPektas,R.A. - Architect,VicePresident/ DepartmentHead

LukaszLuszczki - AssistantProjectManager

SeanTouhy,P.E.- SeniorElectrical Engineer

WHAT’SNEW ATFALCOn

Anniversaries: Congratulationsoncelebrating 5yearsatFalcon: MichaelPopeck Licenses& Designations: TheFalconGrouprecently earnedthedesignationofa “Class2NYC SpecialInspectionAgency”

Weddings:

Congratulationsto KarenKovi onhermariagetoFrankFederico PleasenoteKaren’snewcontact informationisasfolows: KarenFederico kfederico@falconengineering.com & Congratulationsto KelyWiliams onhermariagetoMikeMara PleasenoteKely’snewcontact informationisasfolows: KelyMara kmara@falconengineering.com

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