We enjoy (or are cursed with, depending upon your point of view) a level of communication that Marconi could never have imagined. Cell phones are ubiquitous and wireless technology is becoming a common method of data transfer. It's taken utterly for granted, until it fails us. Your first impulse may be to crush your cell phone in a vice when you keep getting that annoying "all circuits busy" message. Your second is to wonder why the wireless companies don't just install more cells.
Wireless technology relies upon transmitters and receivers (repeaters, microwave links, etc.) that employ various types of antennas. Because these are largely "line of sight" devices, location and evaluation are critical. High is good. Highest is best. A steel tower is one way to get above urban clutter, but most (Eiffel Tower notwithstanding) are not very aesthetically pleasing. Roofs on high-rise buildings can provide an acceptable, even preferable alternative.
Competition for the best locations can be vigorous. Wireless companies will often pay seemingly exorbitant fees to lease space that would otherwise be useless, to place equipment on the roof of a tall building. Only a fool would pass up easy money, but there are several items to consider before signing a lease agreement of this nature.
1. Can the building and its systems accommodate the weight and operation characteristics of the equipment? You should require submission of detailed plans and specifications that include structural analysis, electrical and heating load calculations, and proposed changes to affected elements.
2. Will the installation violate any building codes, zoning regulations, historical preservation restrictions, etc.? It should be the sole responsibility of the lessee to obtain at his expense all necessary permits, licenses, variances, etc.
3. Will the installation violate ay warranties? If applicable, any modifications to the roof or other building elements that may be covered under contractors' or manufacturers' warranties should be performed or approved by those entities.
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4. How will the installation affect maintenance, repair and replacement of affected building components? The addition of any roof-mounted equipment will have an impact on maintenance and replacement costs. How much of an impact depends upon factors too numerous to mention, but following are a few things to consider.
a. All equipment should be mounted to proper, permanent supports. A couple of six-by-sixes held down by sandbags do not constitute a proper support. Equipment that rests directly on the roof not only damages the roof, it must be moved to accommodate roof repair or replacement. Since most types of antennas used for these applications are highly directional, service will be interrupted when they're moved.
b. Supports should be designed to allow adequate access to the membrane for purposes of maintenance and repair. A clearance of at least three feet is necessary to allow personnel room in which to work.
c. Provisions should be made to protect the roof from equipment maintenance activities. Protective pads should be installed leading to and around the installations.
d. Complex and/or multiple installations can inflate roof replacement costs substantially. Twenty to fifty percent increases are not uncommon and appropriate weight should be given those costs in your lease negotiations.
5. Are there any penalties for necessary or unavoidable service interruptions? It may be occasionally necessary to shut the equipment down to allow such activities as maintenance, repair or upgrade of the electric distribution system, roof replacement, etc. If unavoidable, penalties should not be punishing. As with any legal document, the lease should be thoroughly reviewed by legal counsel.
Leasing your roof to a wireless company can result in a considerable financial windfall (those of us who have come to rely on the cell phone would also consider it a good deed). It's a sign of the times that there are now consulting firms that specialize in these kinds of arrangements, and you might be well advised to use one.
Kirk Parsons |
