Engineering studies fall into a number of categories, from general condition surveys (such as reserve studies and pre-purchase inspections) to problem-solving investigations and forensic examinations. Within those categories, there are generally three (3) levels of need.
Preliminary Study
Often a client simply needs a quick, visual review in order to confirm that certain issues exist and/or whether a more detailed evaluation is needed. This minimal review is fairly quick and inexpensive and defects are often readily observable. At the same time it can be confirmation that an issue does (or does not) exist, and follow-up (a more detailed study) is needed to better determine the causes of problems and extent of any needed remedial action.
This level of study is often requested to help confirm a report issued by others. The initial evaluation may have included various levels of examination, sampling, testing, etc. and getting a second opinion can be very valuable. In this instance, a brief visual examination is usually sufficient to confirm that the initial findings were pertinent or whether any issues need to be revisited.
Extensive Study
An extensive study includes a reasonable amount of visual examination, sampling, testing, or other tasks to evaluate conditions and make determinations as to the cause, extent, and options for addressing any issues identified. This type of study costs more and will take longer to complete than the preliminary study. It may also include the use of contractors for sampling, testing laboratories, specialty consultants, etc.
Despite the extent of services performed, there is still a chance additional work may be needed due to conditions found or to provide proof (to a court of law or others) of various aspects of the findings and/or recommendations. However, the study performed will still have significant value in helping to eliminate or refine certain factors that could not be clearly defined by visual examination alone.
Comprehensive Study
A comprehensive study is sometimes needed due to special circumstances (such as potential litigation) or if conditions would elude discovery in a less exhaustive study. This level of study typically includes considerable sampling, testing, etc., and entails higher cost, and more time for performing inspections, waiting for test results, preparing a report, etc. However, the intent is that the results would be as conclusive as practicable and additional examination, testing, etc. most likely will not be required.
Closing
In trying to meet client needs, it is helpful to discuss and understand the level of study desired. The three (3) subject levels are described in the broadest sense and are, in fact, scalable and can be tailored to meet specific needs.
There’s something inherently appealing about buying something brand new, but newer isn’t always better, especially in construction. A dishearteningly large portion of our work involves problems in new buildings, ranging from shoddy workmanship to new technologies that don’t live up to expectations.
One advantage to buying a unit in an older building is history. Inherent or latent defects can take time to manifest and new structures are not time-tested. There are steps that can be taken to help determine the condition of a new building, the first of which is a professional transition or warranty study.
Most states (and The District of Columbia) have in effect statutes regulating the formation and governance of community associations (condominium acts) and they typically include provisions for the correction of construction defects by the developer. That amounts to a statutory warranty, which has nothing to do with other warranties that might be offered to buyers by the developer.
Each state sets the criteria as to what constitutes a warrantable defect but they generally include any condition that reduces stability or safety below acceptable levels, restricts the intended use of a building element and/or does not comply with standards acceptable within the involved industry. Warranty periods vary by jurisdiction, usually ranging between two to three years. The acts also define periods during which lawsuits could be filed (statutes of limitations) and some limit the time an association has to notify the developer of any defects, often within the warranty period.
Before a warranty claim can be made, defects have to be identified and to the extent possible, quantified. That’s the primary purpose of a transition/warranty study. A secondary purpose can be determination of replacement reserve requirements.
Depending upon the age of the property, such a study could have been performed; however, it may not be made available to potential buyers. If the Association is embroiled in a legal action with the developer, reports might not (for strategic reasons) be made public during certain aspects of the process.
If you wish to buy into a new community and no such study has been undertaken, it would be in your best interest to propose, promote, or support one. In many cases, the burden of correcting constructions defects falls on the association if they weren’t identified within the time frames imposed by statute. Consumer protection laws in some states provide protection apart from and in addition to condominium acts, but even then, early is better.
The intent of this series is not to dissuade you from buying a condominium. All systems age and must undergo periodic repair, rehabilitation, or replacement. As long as the association has properly planned for those, the related issues amount more to inconvenience than hardship. If plans are lacking, you could be faced with having to pay for things that weren’t your fault, in the form of a special assessment or elevated assessments to pay off a loan.
Buying a home in a condominium differs in a number of significant ways from buying one in an independent “neighborhood.” Condominiums (in fact all community associations) have by-laws, covenants, and budgets, to which you will be bound as an owner.
Governing Documents
An examination of the associations’ documents (especially the budget) is essential. Operations are obviously funded by unit owners and your share could be considerable. Monthly assessments can approach, or even exceed mortgage payments.
Reserve Studies
A reserve study should have been performed within the last three to five years and they should have been provided as part of the sale packet given by the seller. If not, be wary. In some jurisdictions (such as The Commonwealth of Virginia) they are mandated for specific intervals. The Federal Housing Administration (FHA) requires reserve studies every two years for certification and they won’t underwrite loans for first-time buyers in uncertified associations.
Reserve studies can be difficult to interpret for the uninitiated. Nonetheless, there are things to look for.
Reserve studies should be performed by qualified organizations, based on engineering or architectural criteria. Reports with discussion of the involved elements are preferred over simple tables.
Most community associations fund by the “cash-flow” method, which should cover a minimum of twenty years.
There’s no simple formula for funding reserves, but lenders have tightened requirements and may deny a loan if annual funding is less than ten percent of the total operating budget. There should be some discussion from the author regarding the adequacy of reserves funding.
Engineering Studies
There may also have been engineering studies performed to evaluate specific systems and/or investigate problems. Disclosure laws usually require that they be provided to potential buyers.
There are differences, beyond the obvious, between older and new condominiums. In Part 3 to follow, we’ll go over some that should be considered.
When you buy a condominium you’re also buying into the building that encloses it, as well as every other building in the association and everything else intended for common (and limited common) use. You’ll be paying to operate, maintain, repair, and (when the time comes) replace them.
With that in mind, it would behoove you to inspect those elements. Detailed inspections are not practicable and space doesn’t allow for comprehensive discussions of every possible element or condition, but certain basic principles apply. In essence, if something doesn’t look right, it probably isn’t.
A simple walk through the property can be revealing. If the grounds are littered with construction materials (shingle remnants, siding, sheet metal, brick pieces, etc.) there’s reason for concern. If buildings exhibit bulges, missing cladding materials, excessive cracks, or other conditions that seem out of the ordinary, there are questions that need to be answered.
Parking garages with excessive and/or displaced cracks, exposed steel reinforcement or broken tendons (usually characterized by “cable” loops at the undersides of slabs) will probably require some degree of rehabilitation in the near future. Gutters in garages are almost always installed to collect water from leaks through defective waterproofing systems.
One thing buyers frequently fail to consider is noise. If you inspect the unit at a time when nobody is home in neighboring units, it could be misleadingly quiet. It might annoy your realtor, but try to arrange multiple (at least two) visits during hours when the neighbors are likely to be home and active.
While detailed inspections by prospective buyers are not usually possible, detailed professional inspections have likely been performed and reports would have been generated. In Part 2, to follow, we discuss documents you should review to help inform your decision.
Engineering studies fall into a number of categories, from general condition surveys (such as reserve studies and pre-purchase inspections) to problem-solving investigations and forensic examinations. Within those categories, there are generally three (3) levels of need.
Preliminary Study
Often a client simply needs a quick, visual review in order to confirm that certain issues exist and/or whether a more detailed evaluation is needed. This minimal review is fairly quick and inexpensive and defects are often readily observable. At the same time it can be confirmation that an issue does (or does not) exist, and follow-up (a more detailed study) is needed to better determine the causes of problems and extent of any needed remedial action.
This level of study is often requested to help confirm a report issued by others. The initial evaluation may have included various levels of examination, sampling, testing, etc. and getting a second opinion can be very valuable. In this instance, a brief visual examination is usually sufficient to confirm that the initial findings were pertinent or whether any issues need to be revisited.
Extensive Study
An extensive study includes a reasonable amount of visual examination, sampling, testing, or other tasks to evaluate conditions and make determinations as to the cause, extent, and options for addressing any issues identified. This type of study costs more and will take longer to complete than the preliminary study. It may also include the use of contractors for sampling, testing laboratories, specialty consultants, etc.
Despite the extent of services performed, there is still a chance additional work may be needed due to conditions found or to provide proof (to a court of law or others) of various aspects of the findings and/or recommendations. However, the study performed will still have significant value in helping to eliminate or refine certain factors that could not be clearly defined by visual examination alone.
Comprehensive Study
A comprehensive study is sometimes needed due to special circumstances (such as potential litigation) or if conditions would elude discovery in a less exhaustive study. This level of study typically includes considerable sampling, testing, etc., and entails higher cost, and more time for performing inspections, waiting for test results, preparing a report, etc. However, the intent is that the results would be as conclusive as practicable and additional examination, testing, etc. most likely will not be required.
Closing
In trying to meet client needs, it is helpful to discuss and understand the level of study desired. The three (3) subject levels are described in the broadest sense and are, in fact, scalable and can be tailored to meet specific needs.
There is a phrase in the lives of community associations guaranteed to make the blood run cold – Special Assessment.
Property managers and boards of directors fear it, and homeowners are usually angered by it. The most common initial reaction from those affected is to find someone to blame. It has to be the fault of management, who ignored maintenance, the board of directors who didn’t budget enough to cover routine repairs and replacements, or the consultant who recommended a needlessly expensive remediation program.
It’s not always that simple and even if it is, so what? The fact remains homeowners will have to pony up or get used to living with the leaks, rotted wood, potholed pavement or whatever conditions are involved. The second option is short-sighted and will only add to the problem, so the only real option is to develop a workable strategy and sell it to the owners.
The first step is to identify and quantify the problems and define appropriate remedies. These should be done by someone who wouldn’t financially benefit from the outcome. Qualified, trustworthy contractors could do a competent job, but could be viewed as having a vested interest and their findings could be dismissed by some for that reason. Independent consultants aren’t automatically more believable, but there’s certainly less potential for a conflict of interest.
The next (and arguably most critical) issue is effective communication. Once it’s been established that a major project is necessary, the ownership should be informed and a special meeting should be convened to present it to them. The individual(s) who investigated the problems and defined the repairs should present their findings and provide exhibits (photographs, drawings, etc.). There will be questions (often pointed) and accusations should be expected. Patience, tolerance, and understanding on the part of the targets are critical.
When possible, projects should be structured to minimize financial hardship. In some cases, projects could be phased over a number of years, allowing for assessments to be paid in installments over that period. If a project doesn’t lend itself to a phased approach, it could be advantageous to obtain a loan, which would also permit payment in installments.
Reserve studies by competent professionals will help prevent the need for special assessments, but if they aren’t done early and often, or if funding recommendations are ignored, the potential could be high. Even with conscientious inspections major problems (such as latent defects) can develop without visible symptoms many years after construction.
Buying a home in a condominium differs in a number of significant ways from buying one in an independent “neighborhood.” Condominiums (in fact all community associations) have by-laws, covenants, and budgets, to which you will be bound as an owner.
Governing Documents
An examination of the associations’ documents (especially the budget) is essential. Operations are obviously funded by unit owners and your share could be considerable. Monthly assessments can approach, or even exceed mortgage payments.
Reserve Studies
A reserve study should have been performed within the last three to five years and they should have been provided as part of the sale packet given by the seller. If not, be wary. In some jurisdictions (such as The Commonwealth of Virginia) they are mandated for specific intervals. The Federal Housing Administration (FHA) requires reserve studies every two years for certification and they won’t underwrite loans for first-time buyers in uncertified associations.
Reserve studies can be difficult to interpret for the uninitiated. Nonetheless, there are things to look for.
Reserve studies should be performed by qualified organizations, based on engineering or architectural criteria. Reports with discussion of the involved elements are preferred over simple tables.
Most community associations fund by the “cash-flow” method, which should cover a minimum of twenty years.
There’s no simple formula for funding reserves, but lenders have tightened requirements and may deny a loan if annual funding is less than ten percent of the total operating budget. There should be some discussion from the author regarding the adequacy of reserves funding.
Engineering Studies
There may also have been engineering studies performed to evaluate specific systems and/or investigate problems. Disclosure laws usually require that they be provided to potential buyers.
There are differences, beyond the obvious, between older and new condominiums. In Part 3 to follow, we’ll go over some that should be considered.
If you live in an apartment, condominium or townhome building, there’s a good chance you occasionally hear your neighbors’ activities. Absolute silence is an unreasonable expectation, but you shouldn’t have to overhear your neighbors’ telephone conversations or listen to their music. Most building codes have requirements regarding sound transmission between dwellings in multi-family housing, but they’re less stringent than many consider acceptable.
The current International Building Code (IBC) stipulates theoretical airborne and structure-borne Sound Transmission Characteristic (STC) ratings of 50 for wall and floor assemblies between units. A rating of 45 is allowable if field-tested. STC values are roughly the same as decibels (db). Sounds decrease by half or increase by double for every ten db of change. Accordingly, a sound measured at 90 db would be perceived as half as loud as a 100 db sound and an assembly with an STC rating of 50 would be twice as effective as one with a rating of 40.
In theory, walls and floors rated STC 50 should block most sounds coming from your neighbors. Fairly loud home entertainment systems can be heard, but faintly. At 45, the sounds would be considerably more audible. Code requirements notwithstanding, buildings under construction are seldom tested and actual acoustical characteristics could be well below acceptable.
Attenuation of structure-borne sound (such as footfalls, appliance noises, etc.) is achieved by installing materials that do not readily transfer vibrations (resilient pads) at strategic locations between living spaces. Airborne sound attenuation is achieved by installing materials (such as batt insulation) that absorb sound between living spaces. Obviously, the best time to install these is during construction.
While flooring could be removed and buffering pads could be installed after the fact, it would be extremely costly and disruptive to do so. Still, there are things that can be done to reduce noise trespass to more tolerable levels. Short of tearing up floors, the only way to reduce structure borne noise is to create an absorptive barrier between the source and target spaces. An example would be a second drywall ceiling, attached to resilient furring channels with a sound absorbing mat sandwiched between it and the original ceiling. There are also drywall products that transfer less sound than conventional gypsum board.
Airborne noise transmission could be improved by blowing loose insulation into wall and ceiling cavities between units. There are also a variety of products (sound reduction sheeting and mats) that could be installed over walls and ceilings to help reduce intrusive sounds. There are of course aesthetic considerations with this measure.
A number of manufacturers offer sound absorbing paint. The effectiveness of those products is at best, questionable. Some attenuation is possible, but only in the mid-range of the audible spectrum and only at imperceptible levels
Three-dimensional Ground Penetrating Radar (3D GPR) allows us to peer inside visually impenetrable building elements. We most often use it locate embedded steel reinforcement,tendons, pipes etc., in concrete slabs. There are other technologies that can perform such tasks, but they have a number of shortcomings.
1. Radiography can produce reliable, high-resolution images, but the process requires a potentially hazardous radioactive source and access to both sides of the scanned item. It’s also tedious and time consuming.
2. Magnetometers can detect ferrous metal (iron and steel), but cannot determine depth or dimensions. Deeply embedded materials can be elusive to most hand-held magnetometers and non-ferrous materials (aluminum, plastic, copper, etc.) are undetectable.
3. Two-dimensional GPR will locate embedded items and gross anomalies in the scanned materials, but depth cannot be accurately determined. It also produces a lower resolution image compared to 3D.
The system we use can scan extremely dense materials (such as concrete) to depths of up to 20 inches in any plane. The three-dimensional aspect reliably depicts the scanned items in context. Please do not hesitate to ask us for a free demonstration of our 3D GPR.
During any construction or renovation project (interior or exterior) it’s important to consider Indoor Environmental Quality (IEQ), particularly air quality. Construction practices can introduce noxious fumes, dust, and other unhealthful contaminants.
A key to maintaining good indoor air quality during construction is to implement an Indoor Air Quality Management Plan (IAQMP). The Sheet Metal and Air Conditioning Contractors National Association (SMACNA) and other organizations have published guidelines for such programs. Presented below are some items to consider.
HVAC protection – For some activities, it could be necessary to seal off ducts and air handling equipment, or install temporary filters. It could also be beneficial to clean ducts at the end of the project, particularly if the work produced a lot of airborne solids.
Improper efforts to control introduced contaminants can contribute to other air quality problems, such as reducing exchange of stale air for fresh and/or cause damage to HVAC equipment. Accordingly, a mechanical engineer or other qualified professional should be consulted before HVAC systems are sealed, turned off, or disconnected.
Source Control – Wherever practicable, materials with low toxicity and volatile organic compounds (VOCs) should be specified. Work areas should be adequately ventilated.
Pathway Interruption – Where possible, temporary barriers should be erected to isolate construction areas, and minimize dust accumulation on stored materials.
Housekeeping – Jobsite cleaning should be performed throughout the project, not just at the end. Wetting agents or sweeping agents can be used to control dust.
Scheduling – Where possible, coordinate installation of building materials to reduce introduction of fumes, dust, etc. into interior spaces.
Air Quality Testing – For some activities, (such as removal of asbestos or lead bearing materials, mold remediation, etc.) the affected spaces should be monitored/tested by a qualified professional. Other potential contaminants could include VOCs, carbon monoxide from generators/ compressors, etc