Maintenance Articles
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1. Determine the scope of the work (job specifications) before asking for bids. Specifications detail not only what is to be done and when, but also quality of the materials. Determining specifications requires the assistance of knowledgeable professionals which sometimes in free. Many paint suppliers are willing to look at the property and provide written specifications for no cost and even supervise the work to ensure the product is correctly applied. In other cases, engineers or architects can be hired to inspect the job and write specifications. For expensive projects, this is money well spent as the specifications will include design corrections that will fix problems that caused premature failure in the first place. (Why make the same mistake twice?) If job specifications are inadequate, each bidder will give a different solution and price. How can the Board make an intelligent decision? Bids developed using the same detailed specifications "compare apples to apples."

2. Always get at least 3 estimates on any project. You’ll be surprised at how two contractors can bid the same project for completely different prices. (One contractor’s heavy work schedule alone may significantly increase his bid).

3. Require a copy of the contractor’s current license, worker’s compensation insurance and certificate of property damage and personal liability insurance as part of the bid. If they don’t have the necessary insurance coverage, the association could be held liable for an injured employee or damage caused by the contractor.

4. Always investigate local references. Don’t be afraid to call them and ask specific questions like: "Were you satisfied with the work?" "Did they start and finish on time?" "Was there ample communication with the contractor?" Often, a contractor will think he did a great job on project and use the customer as a reference, although the customer feels differently about the job.

5. Ask the contractor questions like "How long have you been in business?", "Who will be the supervisor in charge of the project?" and "How many projects like this have you done before?"

6. Ask yourself, "Do I feel comfortable working with this person?" Remember, the key to a successful relationship with your contractor and a successful project is communication. If you don’t feel comfortable with this person, find someone you are comfortable with.

Now is an ideal time to get proposals for major summer work. Most contractors have more time to devote to your questions and by committing early, you will often get preferred scheduling and a better price. The advantages of early planning are considerable. Get the ball rolling now!  BACK

Weeding Through Landscapers
When your Board looks for a landscape contractor, does it look for a well known "commercial" type or a smaller "mom-and-pop" operation that may offer more personalized service? Needs vary with the size and complexity of the property.

While there are many choices, look for a contractor that returns phone calls promptly, does what you ask, makes you feel like your property is a high concern and meets all state and local requirements to operate. Unfortunately, there aren't many contractors that will meet these expectations. It seems like everyone is going into the landscape business; all you need is a station wagon, a small trailer and a "weed whacker," right? Maybe not...let's take a look.

Reputation is everything. When searching for a good contractor, check how long the company has been in business and its complaint records at The Better Business Bureau. Visit property references and speak to the homeowners or maintenance personnel. While visiting these properties, pay close attention to details. How well groomed are the turf areas? Do the planter beds have visible weed infestations? Are the hedges defined and well trimmed? Are hanging tree limbs trimmed up to a clearance height?

It is wise to even go so far as to interview employees of the company. You will find most employees are honest about the company, sometimes telling you more than you want to know! For example, ask how often the blades on the lawn mowers are sharpened. This will affect the way the turf appears after service. If the blades are sharp, the turf will appear well groomed; if the blades are not sharp, your turf will look like it has been "hacked." Inquire about the training received by the employees.

Of utmost importance, your landscape contractor should be licensed, insured and carry workers' compensation coverage. Ask to see written proof and include it in any agreement you enter in to.

Remember, weeding through landscape contractors and making the proper selection will determine whether your property investment will be protected or destroyed. The effects of a good landscaper will be noticeable for years to come just like those of a poor one will. You want to avoid switching landscapers annually based on price unless the work is totally unsatisfactory. The "cheaper" bid is frequently not the best choice. Often the landscaping budget is underestimated and won’t allow for the kind of job the homeowners expect. When can you remember someone you don't know very well giving you something of value for nothing? I know Ed McMahon and Dick Clark haven't shown up at my house lately. Have they ever shown up at yours posing as landscapers? Choose wisely. You usually get what you pay for.   From an article by Steven T. Richart  BACK

Paintenance
Paint maintenance is no different than roof, landscape, pool or asphalt maintenance. A good plan requires periodic inspections, timely and proper surface preparation and repair in addition to quality paint applied at recommended intervals by a knowledgeable professional. Here are some areas that should fit in a good paint maintenance plan:

Surface Preparation   Properly prepared surfaces will resist the wood rot common to the cool, damp climates. If the wood fence, trim or siding gives easily to finger pressure, the wood is rotten beneath the existing paint and should be replaced prior to painting. When replacing rotted trim and siding, inspect for dryrot in the underlayment, studs or joists by probing with a screw driver. If the wood is soft, additional repairs will be necessary to stop the dryrot from spreading. DO NOT cover it up with new siding or paint. Dryrot is a wood cancer that grows best in dark, wet environments. Only use knowledgeable contractors that are experienced in dryrot repair and abatement.

Chalking   If wiping your hand across a painted surface picks up white residue, the paint is chalking and it's time to repaint. If the chalky surface isn’t removed with a power washer, a special primer can be added to the paint.

Sprinkler Overspray   Keep sprinkler heads on the landscaping and off the buildings and fencing. Over spray causes a lot of paint damage like mildew, cracking, paint peeling and rust. Sprinkler heads get misdirected for a variety of reasons. Make sure your landscaper is made aware as soon as possible to correct the situation.

Wrought-iron Fencing   Repainted every two to three years or whenever rust starts to appear. Wrought iron used as fencing around landscaping is exposed to constant watering. If it is not maintained regularly you will end up replacing entire sections of fencing. Wrought iron rails will probably last longer than fencing because it will be exposed to less water in those areas. However, you will want to paint these areas every three to five years.

Wood Fencing  The average repainting period for wood fencing is between five and seven years. As with any type of fencing, constant exposure to watering causes these areas to deteriorate more rapidly than your eaves and trim.

Wood trim & Siding   Semi-transparent stains on wood siding will need to be recoated every two to three years. Solid color stains will last five years, and good 100 percent acrylic paint in these areas will last five to seven years.

Stucco   If your stucco is not painted you will want to power wash it annually to eliminate the staining that occurs from roof runoff, mildew and pollutants. Power washing may not work for severely stained stucco and may require painting with a good 100 percent acrylic paint.

Plan Ahead   The painting season is rapidly approaching. If you are planning to paint this year, get your paint bids now and book the job. When good weather hits, good painters are hard to find, less price competitive and may not be able to fit you into the schedule. BACK

Why Maintain Your Asphalt?
Asphalt pavement is basically sand, gravel and glue. The glue used to keep the sand and gravel together is asphalt, a heavy by-product of oil refining. While sand and gravel do not deteriorate significantly, the asphalt binder does quite rapidly due to oxidation, solar radiation, pollution and chemicals spilled from vehicles.

No pavement has ever been constructed that does not need maintenance. Many community associations find out too late that proper maintenance could have prevented costly replacements.

Maintenance is the art of keeping pavements in full service, with minimum expense, and the least inconvenience to the public and the residents. Improper maintenance is usually worse than none at all. Preventative maintenance is a wise investment. There are several basic forms of maintenance:

1. Sand Slurry Sealer    Also called seal coating, this procedure will protect against oxidation and spills while making the asphalt visibly attractive. This application should be applied at least every five years or more frequently if use is heavy and deterioration is apparent. Applied at proper intervals, it will prolong the life of pavement indefinitely at a fraction of replacement cost.

2. Crack Sealing   Cracks are usually caused by either a failure of the base, water damage or excessive weight on the pavement surface. Cracks can easily be repaired by installing a hot pour material to fill them. The crack sealer provides a waterproof bond and is rubberized to give support while the pavement expands and contracts in changing temperatures. Cracks that go unsealed will continue to allow water into the base structure, causing severe damage to the pavement as the base deteriorates. A pavement crack inspection and correction should take annually.

3. Patching   If significant deterioration has taken place, removal and replacement of certain areas may be possible. If excessive ground water or poor soil conditions have aggravated the problem, corrections should be performed before applying the patch. BACK

Spring Maintenance Walk Through
Ahhhh, Spring!!! What a wonderful time of year.....but what’s that you hear?....a constant "drip, drip, drip". It hasn't rained for the past two weeks. Where could it be coming from? You find that a clogged downspout is the culprit. But that's only the beginning. You realize that, indeed, it's time to rally the troops for that annual spring maintenance walk-through!

The troops may consist of Board Members, Maintenance and Landscape Committee Members and Property Managers. It's important to carefully choose these people. You want to have a variety of skills represented so you don't miss anything. Consider construction professionals as well like qualified Contractors, Architectural Consultants and Certified Building Inspectors. These people have the trained eye to pick up potential problem areas that most residents wouldn't notice. Their ideas for preventative maintenance can save you BIG money in both the short and long haul.

BUILDING COMPONENTS  Now it's time to approach your objective. Organize the complex into maintenance building component categories. The association may not be responsible for maintaining all of the following [check the CC&Rs], however, the main objective is checking for water intrusion into the substructure of the buildings and putting a correction plan together.

ROOFS   These are a building’s most important and vulnerable waterproofing membrane. They've just been through a hard winter and will most certainly need maintenance. Roofs should be cleaned of debris and moss, missing shingles and tiles replaced, and flashing resealed as necessary. On flat roofs, make sure roof drains are unclogged and running freely.

GUTTERS & DOWNSPOUTS They need cleaning, maintenance and often repair in some areas.

WINDOWS Check exterior frame caulking and flashing for gaps, clogged frame weep holes, and fogged or "gray" window panes.

WOOD SIDING & TRIM These components can buckle, warp and crack uplift which allows an easy pathway for water to enter the substructure. If not addressed, these areas are prime candidates for dryrot and insect infestation. Look for wet areas or "streaks" on wood or stucco siding. Also check junctures where roofs meet exterior walls and make certain they are water tight.

DECKS Check for water ponding on solid surfaced decks and landings resulting from poor slope. Check flashing at sliding glass doors, and junctures where patio or balcony decks meet exterior walls. This is often a location for water intrusion.

MISCELLANEOUS It is a good idea to check junctures where wood rails meet exterior walls , all wing wall and parapet wall caps [wood or metal]. Check the interior garage walls for signs of wetness. Check for gaps found at joints of exterior building components. These will be the pathways for rain to enter the building.

SITE COMPONENTS
ASPHALT & CONCRETE The best time to do the repairs is in the spring. You’ll get your best prices. Don't forget to repaint red curbs and parking spaces if needed.

WOOD FENCING Winter rains can cause erosion and mud slides which can change existing grade contours. Other than the posts, there should be no earth to wood contact which will promote dryrot and insect infestation. Look for signs of sprinkler overspray on fences and have your landscaper adjust spray heads accordingly.

WALKWAYS & STEPS   This particularly important in senior communities.  Moss and algae growth can cause slipping hazards. Treat or pressure wash as needed. Check for raised tripping hazards in sidewalks. They often can be ground down at a fraction of replacing the slab.

AREA LIGHTING Check common area lighting for broken, cracked, or rusting fixtures. Consider upgrading older incandescent lighting to more efficient high pressure sodium or fluorescent.

MISCELLANEOUS Look for water ponding around foundations of buildings. Fill and regrade to promote positive drainage. Ponding on walkway areas may be cured by clearing ground drains, or installing drain tile pipe to carry water away. Check storm drains for blockage and hydroflush if necessary.

LANDSCAPING COMPONENTS Walk the common area with your landscape contractor and make a "punchlist" of items needing attention. The sprinkler system should be checked "station by station" for broken pipes, missing or broken heads, and clogged valves. Splash blocks can be added where downspouts dump into landscaped areas. Check trees for split and broken branches. Check for bare spots in the lawn and ground cover.

RECREATIONAL Inspect the pool or spa with the pool maintenance contractor for safety issues. Are the railings and coping stones loose? Are there potential trip hazards? Is it time to rebuild the sauna? Don't forget to do a safety check of the playground equipment.

These are just a few key areas to consider in planning your spring walk-through. Undoubtedly, your particular complex will generate some additional or different components than those discussed here. However, the importance of conducting a walk-through inspection during the spring cannot be minimized. The decisions made as a result of your time and energy will probably save your association countless dollars in the future. Excerpts from article by Ken Kosloff  BACK

The Enemy Within: Wood Decay
During the Presidents Day weekend, one of the lead stories was about a balcony on an apartment building in San Francisco that collapsed during a party. One person was killed and 13 injured. While they were interviewing the building inspector to see what the cause was, he held up a piece of decayed timber and said he thought "dry rot" was to blame.

Fortunately this could never occur in a community association! Actually, boring insects [like termites and carpenter ants] and decayed wood members constitute perhaps the most severe maintenance challenge in the industry today. The solution? More associations are choosing to have annual inspections by qualified professionals to determine where the "hot spots" are before they get out of control.

Dryrot and insect infestations are like an iceberg: If a little damage can be seen, there’s usually a lot that is hidden beneath. And both dryrot and wood boring insects flourish in the dark. Stucco, wood, hardboard siding and building framing can quickly deteriorate if corrective action is not taken early.

Reserve studies will not ordinarily disclose wood problems. That's not what the study is designed for. You may be disappointed if you think otherwise. A good construction expert knows the initial signs of water intrusion into your buildings and an annual check-up will buy peace of mind. In this instance, the board can't claim ignorance is bliss. The bliss is only temporary until the special assessments become due. Article by Ken Kosloff  BACK

Deck Doctor Rx
Exterior wood decks deteriorate due to weather, sun, mildew, foot traffic wear and plant containers. For these reasons, materials used to construct the deck should be decay resistant like cedar or pressure treated lumber and connectors/fasteners should be galvanized, zinc coated or stainless steel. To prolong deck life, paint or stain at least every 3-5 years with high quality exterior grade product [waterproofing requires more frequent application]. Inspect your deck every summer to determine its condition and any needed repairs. Keep in mind that outdoor carpet on decks traps moisture creating an ideal environment for dryrot. Also, plant containers should have proper catch trays so water does not overflow onto the deck. It is best to remove both carpet and planters from the deck during the wet winter months.

Preparing a wood deck for painting.
A. Set nail and screw heads as those not set or caulked properly may rust out or bleed through the paint leaving rust spots.
B. Remove deteriorated paint by scraping, wire brush or paint remover properly protecting landscaping.
C. Pressure wash entire deck removing scaling paint and dirt. If the surface is still discolored, test for mildew by applying a drop of household bleach. Mildew will usually bleach in 1-2 minutes. Mildew will bleed through new paint. If mildew exists, use one of many commercial mildew washes or use the following solution:
2/3 cup trisodium phosphate
1/3 cup ammonia free laundry detergent
1 quart household bleach
Enough warm water to make a gallon.
Wear rubber gloves and goggles when applying the solution. Scrub with a soft brush, then rinse with fresh water.
D. Once deck is dry, apply a mildew resistant exterior deck paint or mix paint with a mildewcide, all available at most paint stores.     BACK

Things That Go "Munch" in the Night
Carpenter Ants are "wood excavating machines" determined to transform your beloved home into Swiss cheese. You may have recognized them as jumbo size black ants. In the spring, they send out large swarms of winged adults ready for reproduction. If there is already a nest in your home, you may see them trying to escape through a window. During the night, you might hear these busy creatures chewing away inside the walls, their peak foraging time, or find sawdust coming out from under the siding, window sills and baseboards.

To help deter these pests, stack firewood away from the structure and off the ground. Caulk openings around doors, windows and pipes. Fill cracks in the foundation. Trim tree limbs so they don’t touch or hang over the building and trim bushes away from siding.

If you detect carpenter ants, call a pest control expert to investigate. If confirmed, drilling and injecting all exterior wall cavities with EPA registered and approved, low odor, biodegradable pesticides is in order. [These products are approved for use in restaurants and medical facilities]. In addition, the foundation, crawlspace and attic will be treated. Information provided by Proven Ecological Pest Control.  BACK

Protect Your Landscape Investment!
Landscaping is your one property asset that can and should improve with age. However, diligent attention is required in order to make this happen. Skilled maintenance work, along with occasional and ongoing improvement work are essential.

Skilled shrub pruning is one of the most important requirements of a sound maintenance program. Selective cutting sustains a natural form while removing twigs and branches that are getting too large or overcrowded. Knowledgeable pruning will allow plant size reductions with improved vigor in most cases. Plant shearing, shaping and hedge trimming, by contrast, ignores plant growth habit and ultimately destroys the branch structure. Carving a sheared form into any shrub increases twig density at the surface, thereby shading out, and in many cases killing off interior growth. The sheared shrubs still continue to get larger with each passing season, until ultimately the only realistic option remaining is removal and replacement.

As you can see in this example, the landscape maintenance philosophy can produce vastly different returns for your investment. The recommended philosophy produces a maturing shrub that contributes more each year to the aesthetic appeal, enjoyment and value of your property. The other philosophy leads to overcrowding, property devaluation and requires correction by replanting a new, small plant. This replacement will take years to contribute much to the appeal of your association. What landscape philosophy does your association follow?  BACK

Facts & Myths: Roof Cleaning
Roof cleaning is critical maintenance since it promotes proper drainage and prolongs roof life significantly. Over time, needles, leaves and other organic material build up in crevices, cracks and valleys promoting moss growth. Moss can cause leaking by lifting shingles, structural problems due to the added weight and reduces curb appeal.

Careful pressure washing can correct these conditions and should be performed every 3-5 years. The process removes moss, dirt and dead wood cells so that a proper treatment application can be made. The best treatment for composition shingles and tile roofs is zinc; copper napthenate oil base is best for wood shake roofs. On wood roofs, using a special applicator that spreads the treatment evenly, a small amount of natural wood color can be added to regain the new shake look. Now is the time to do roof cleaning, before the fall rains.  BACK

Is Vinyl Siding Final?
Due to HUGE problems in the wood siding industry, most notably LP (Louisiana Pacific) Inner Seal siding and other similar products that have failed prematurely, community associations are more willing to consider other kinds of siding applications. Vinyl siding has been around for many years. In its early years, it became very popular in low cost housing. As a result, it was not generally in favor in higher end projects.

That was then. The new generation vinyl siding has come a long ways and is finding its way into upscale projects. Current styles available closely match wood in look and texture. And the styles! Whether a Victorian or contemporary home, there is a suitable style to match. A wide variety of decorator colors, the kind that survive trendy fads, are available. Durability has improved dramatically as new materials have been developed. Lifetime transferable warranties are available. Maintenance is easy. Panels can be easily and quickly replaced if damaged.

Cost for high grade vinyl siding [.044 mil thickness or greater] is comparable to composite wood siding with one BIG advantage: painting is a thing of the past! For wood siding, repainting every 5-7 years is recommended. That cost difference can really add up. With vinyl, only periodic cleaning is necessary. Usually, only rinsing with a hose is needed. For heavier grime, a solution of 1/3 cup powdered detergent, 2/3 cup household cleaner and a gallon of water applied with a soft bristled, long handled washing brush will do the trick. For mildew that is common in the Northwest, simply substitute a quart of household bleach for a quart of water in the same cleaning formula.

Besides a competent, experienced, licensed, bonded and insured vinyl siding contractor with local references, what should you look for in the vinyl siding itself? Aside from style and color considerations are:

Manufacturer’s Company History [how long in business?]
Lifetime warranty? [the siding, not yours]
Transferable Warranty? [important for valuable resale consideration]
Local distributor for easy availability?
Fade Warranty? [critical in sunny climates]
Hail Warranty? [indicates damage resistance]

So, is vinyl really the final solution? In community associations where durability, maintenance and cost are driving forces, it is definitely a strong contender. If you are considering a siding replacement, check it out.  BACK

Pool Kick Off
Does opening your pool mean stagnant water spilling from your cover into your pool, and do layers of leaves and insects mask the water surface? Well, it doesn’t have to. Just follow these basic steps:

1. Fill the pool to the middle of the skimmer opening to make cover removal easier.
2. Brush debris off the pool cover and rinse it well with a hose. When you remove the cover, try to keep rainwater that has collected on the cover from spilling into the pool. Apply a good cover treatment product to the cover in order to keep it in good condition while in storage.
3. Remove all plugs from filling and return lines. Reinstall pumps, motors, drain plugs, filters and any equipment dismantled for the winter. Turn on the pump.
4. Check ground wires for proper connection. After you have started the pump, turn on the heater and reset the thermostat.
5. Clean your filter with a good filter cleaner/degreaser. This is very important to ensure peak pool operation. The filter should be cleaned now, as you’re opening the pool, during six week intervals during the season, and when you close the pool for winter.
6. Circulate the water and vacuum the pool.
7. If your water is clear, circulate it for 24 hours. If your water is cloudy or green, add shock and run the filter 24 to 48 hours.
8. Test your water to ensure it is properly balanced. Before doing so, replace your test kit reagents or test strips. Or, bring a quart sample of water to our store for a free computerized water analysis.

By following these basic steps or having a qualified pool care professional open your pool properly, you’ll enjoy a great pool season.   BACK

Virtues of a Color Palette
Did you hear about the Seattle owner who liked the color purple so much that he painted his house purple with a dark purple trim? The homeowner association did not share his taste and filed suit to have it changed. While the association won the case, lawsuits like these adversely affect property values, make lenders hesitant to lend and buyers reluctant to buy. Why not take a more proactive approach to color standards?

Every ten years or so, it makes sense for the association to establish an approved exterior color "palette" to keep the property from looking dated. Look at the property from a buyer’s prospective. If the choice is between a dated or contemporary look, which choice would you make? Most major paint suppliers offer a free decorating consulting service. These consultants will meet with the Architectural Committee and Board and recommend different color palettes (body and trim combinations) based on what colors are "hot". Also, when selecting colors, take into consideration the location. Is it tropical, mountainous, urban, coastal, desert, woodsy?

The color options should be displayed at the clubhouse or some other suitable common area location for the owners’ reference. The association still should require that exterior colors be approved by the Board or Architectural Committee so four houses in a row on a street don’t end up with the exact same colors. The same principle applies to townhomes and condominiums. Rather than applying one color scheme like apartment projects, consider varying from building to building with compatible combinations.

The color palette not only keeps the property in step with the times, it helps protect neighbors from wildly garish applications by setting the ground rules. Most owners want to do the right thing so choose your colors wisely, communicate the standards ahead of time and enjoy the artful results.  BACK

Water Water Everywhere
A verse from The Rhyme of the Ancient Mariner reveals a man surrounded by water that he wants but can’t have. Areas like the Pacific Northwest has lots of water in the wrong places and drainage is a common problem. Drainage falls into two categories: structural, which involves buildings, and topographical, which involves surfaces.

All buildings have a structural drainage system: Roofs capture the water, gutters manage it and down spouts and ground drains dispose of it. 90% of structural drainage problems start with the system design. When gutter size is determined by aesthetics, downspout placement by convenience and little thought given to carrying capacity, poor drainage is the result. If overflowing is occurring, design corrections are in order.

Improper installation of well designed systems is another variable. The proper functioning of all gutters, down spouts and ground drains is based in positive slope...water runs downhill. Resetting a negative slope can correct that issue.

Ground drains receive water from roofs, gutters and down spouts. They also accept leaves, twigs, bottle caps, nails, pieces of shingles and what-have-you that create blockage. Regular gutter and downspout cleaning helps maintain healthy ground drains. Periodically, however, a pipe rooting service is called for. As the name implies, many of the blockages can be attributable to roots getting in the pipes. This is particularly common in older systems that have cracked pipes or unsealed joints. If ground drain backups are frequent, it’s wise to have a preventive pre-winter rooting done to the system. If you forget, fear not. The flooding will remind you.

Now, on to topographical drainage. Some areas are blessed with a high clay content soil which "sponges" water. Positive grading is critical to move water downstream because clay won’t allow water to "percolate" out quickly enough to prevent ground saturation. Ground saturation creates swampy, soft areas and puts enormous pressure on building foundations. If the foundation has cracks, the water will find them, flooding crawlspaces and basements. If there are no cracks, the pressure will cause a weakness in the concrete and crack it. If these conditions exist, excavating around the foundation and installing a perforated drainage system to carry the water away is a possible solution.

Perforated pipe systems are a good solution as well for swampy landscaped areas where regrading isn’t possible. Another solution is a french drain system like an underground perforated 55 gallon drum set in the low or swampy area. Ground water accumulates in the drum and either slowly percolates out or is removed by drainage pipe system sometimes supplemented with a sump pump.

The rains of winter teach us much about weaknesses in our drainage systems. While the rains will pass, poor drainage will continue to damage the landscaping and buildings if not corrected. Take the time this winter to inspect your property for problem areas that can be corrected during fair weather. Before you undergo any substantial corrections, get detailed design specifications from a qualified engineer.   BACK

Managing Construction
Your community may be faced with a large siding, dryrot or structural repair. These projects often involve a number of disciplines like carpentry, electrical, plumbing and engineering that must be properly integrated for a satisfactory end result. When it comes to accomplishing complex renovation projects, it makes sense to use the services of a professional Construction Manager (CM). Here are some of the reasons:

Subcontractors prefer to work with people who understand their trade since making a profit is based on achieving maximum production and efficiency from a work crew. A good CM provides thorough specifications, scheduling and supervision that allows subs to be more price competitive. On the other hand, when dealing with laymen like homeowners, its common to add a margin to compensate for potential production problems.

CMs help design contracts that include details that keep costly change orders to a minimum. These contracts contain specific time frames for completing the job, penalties for failing to meet the deadline and the hours when the work may be performed. Typical contracts also require written evidence of liability and workers compensation insurance.

Associations overseeing their own projects often fall into the trap of advancing money prior to work being done. Prepayment is a red flag for trouble. Contractors that require prepayment are often in financial straits or do not have adequate credit to purchase the materials needed for the job. It’s not uncommon for these contractors to disappear with the money or pay another job’s bills with it.

CMs understand the importance of progress payments and lien releases. Progress payments allow a contractor to receive a portion of the total contract based on the actual work completed. These payments include the contractor’s signing of a lien waiver that warrants all employees, subcontractors and suppliers involved in the job have been paid.

CMs handle the complex scheduling of various trades to ensure smooth job progress. Understanding the sequence of construction events is essential. Moreover, CMs "speak the language" and aren’t afraid to apply pressure to speed up slow contractors.

In the final analysis, Construction Managers more than pay for themselves in cost savings and quality results. If your association is contemplating a sizeable or complex project, contact one today to discuss the advantages.   BACK

Look it Up!
A wise teacher advised me, "Never memorize something that you can look up." In college, I worked as an assistant to the reference librarian continuing the discipline of looking things up. It was a wonderful lesson.

Board decisions are sometimes challenged by other owners from time to time; having substantiation from reliable sources improves board credibility. There is a wealth of information available to anyone willing to "look things up". The reference librarian is still an option, but the internet opens the door to an incredibly vast resource.

Manufacturers are a great resource of information and it is available free. Manufacturers want consumers to use their products correctly for safety, reliability and future sales. Many manufacturers post online warranties, technical and support information, specifications, operating manuals, recommendations, references, material safety/data sheets, and access to professional advice. Some examples of available manufacturer resources include: parking lot repair and replacement, phone entry systems, paint, roofs, heating and air conditioning equipment, irrigation systems, chemicals, and siding.

Another important aspect of working with manufacturers is that it can insulate the HOA in the event of litigation by providing support for its products. For example, an HOA was sued for a slip and fall because of slippery asphalt. The asphalt manufacturer testified that the asphalt was improperly mixed with an insufficient quantity of sand. The asphalt manufacturer’s testimony resulted in the HOA being released from the litigation. The installation contractor was held responsible for the claim. Involving the manufacturer early was the key. Not only did the homeowner association have the correct answers, but the credentialed professionals were available to back up their position.

Additionally, manufacturers will often provide a representative to ensure their product is prepared and installed according to their specifications. For example, James Hardie Company can provide an inspector to ensure that its fiber-cement siding is installed according to stringent specifications. If the installer deviates from the specs, the inspector will require that corrective measures are implemented.

Government offices can also be a great resource. County Extension offices provide a wealth of information on topics including landscaping, gardening, pruning, soil testing, fertilization, pesticide use, management of insects and wildlife, and water quality. County Extension offices are typically manned by Master Gardeners and backed by County Extension Agents.

Wandering into the myriad of pest control treatments can be overwhelming. There are many great salesmen, but some may push a product that may not be in the greatest interest of the community. An HOA may receive conflicting recommendations on the best product to use when termites are found in a building. A quick call to the County Extension Service may clarify the issue. In one case, a product recommended was in violation of a safety code because the building was located too close to a body of water. This information was free.

Are there questions too stupid to ask? Maybe, but I’ve yet to hear one and have received great answers that helped with informed decisions. Here are some:

• Is it OK to wash the mold streaks on a shingle roof? And what product should be used?

• Can we use shredded paper with ink in a vegetable garden?

• Do you have operating instructions for this phone entry system online?

• Can a family without a head of household over the age of 55 with 15 year old twins move into this age-restricted community?

• This bug was in our landscaping. Is it dangerous to the vegetation or residents?

The message to take from here is that it is often faster and more reliable to "look things up" and there are many ways to reach that end. But be sure that the "expert" truly has the correct answers. For example, Wikipedia has answers to almost everything, but anyone can enter data. Seek out several answers to the same question and compare results.

By Kimberly Holmstrom   BACK

Abuzz About Green
More than 500,000 people are sent to emergency rooms every year because of stings from insects such as yellow jackets, honeybees, paper wasps, hornets and fire ants, according to the National Pest Management Association.

U.S. buildings incur billions of dollars in damage each year from wood-destroying organisms. Insects and rodents spread diseases such as malaria, West Nile Virus, Rocky Mountain spotted fever, Salmonella and various lung infections.

As much as we welcome warm weather each year, insects and animals become more active during this season and can cause significant problems. However, the chemical pesticides used in the past also have raised concerns. Today, more pest control companies are turning to environmentally friendly ways to keep the insects and unwanted critters away, ensuring that human health is a priority.

Some simple, proactive measures can protect residents' health as well as prevent costly damage to property. To help control insects in your community, you have to think like a bug! Insects have the same basic needs as humans: food, water and shelter (called harborage areas). Prevention is the most eco-friendly way to keep pests from invading your buildings.

Here's a checklist of prevention tactics:

Clean and maintain gutters. Leaf debris in gutters creates a damp environment for insects to nest. Gutters also will sag and pull away from the roof damaging the wood. This can create entry areas for insects.

Divert water away from buildings. Study your property's drainage patterns. Are downspouts effectively diverting water away from the structure? Are there any areas that flood after a heavy rain? Areas with high levels of moisture are much more attractive to insects.

Reduce nearby vegetation. Create at least a one-foot clearance between structures and trees or bushes. This reduces moisture at the base of the building, discourages insect harborage, eliminates ways for insects to gain entry and makes future inspections easier. Ground coverings such as mulch should be no more than 2 inches thick. Unwanted pests are attracted to thick ground coverings, which create a perfect living environment for them.

Discourage rodents. Bird seed and pet food are highly attractive to squirrels and rats. In turn, they commonly enter attics, crawlspaces and other areas open to the outside. These pests chew wires and pipes, potentially causing fires or flooding. They also chew air conditioning ducts, sheetrock, shingles and other building material. To discourage them, residents should be required to store pet food in sealed containers and to place bird feeders at least 100 feet from homes. Residents may be unaware they have a rodent infestation. In addition to health risks from their droppings and the parasites they may carry, rodents often compact the insulation in attics. This can decrease a structure's energy efficiency, resulting in higher power bills and greater emissions. To discourage rodents, seal all openings in a structure, including plumbing and air conditioning pipes, gable vents and roof vents.

Keep up with maintenance. Regular repairs and maintenance help keep a structure free of pests and rodents. Pay special attention to small cracks and crevices which can be sealed with caulking. Cracked siding, gaps near window sills, foundation or chimney cracks, broken thresholds and door seals, roof leaks and plumbing leaks invite pest problems.

Keep siding, posts and fences away from the ground. Siding should be at least 6 inches above the ground to prevent termite infestation. Deck posts, even if they are pressure-treated, should have a base between the wood and the ground. As wood ages, it develops cracks that termites can enter. Decks should be built high enough to inspect underneath. Firewood should be stored at least 6 inches off the ground.

Manage waste wisely. Trash can lids should always be closed. Washing trash cans periodically to remove food sources that attract pests. Dumpsters should be at least 100 feet from inhabited areas.

Mosquito control. Are there standing bodies of water on or near the property that breed mosquitos? A mosquito control program may include something as simple ensuring that ponds are stocked with species of fish that feed on mosquito larvae.

If preventive measures don't work, there are many safe treatments available. Controlling certain pests like termites, cockroaches, rodents and wildlife should be left to pest management experts since extensive knowledge and special equipment are often required to eliminate them. An experienced pest control professional can pinpoint sources and target pests successfully and minimize environmental risks. By understanding pest biology and behavior, professionals often can offer greener solutions than do-it-yourself methods.

Pest control companies today are using many no- or low-toxicity products. For example, glue traps can reduce cockroach populations. Insect growth regulators can prevent certain insects from reproducing with no impact on humans or animals. Applying diatomaceous earth (the fossilized remains of algae) in wall cracks and electrical outlets controls insects naturally by causing them to dehydrate. While botanical or "all-natural" products don't necessarily equal green, conventional and botanical pesticides play a vital role in the protection of human health, food and property.

Choose a pest control company that is licensed in your state. State requirements for technicians vary. Membership in the National Pest Management Association can indicate whether a company is concerned with continuing education, new technology and improving its practices.

As in many other professions, new third-party certification programs can help consumers find pest control experts who use methods that are less harmful to the environment. Green Shield Certified is administered by the IPM Institute of North America, a nonprofit group recognized by the U.S. Environmental Protection Agency, and endorsed by the Natural Resources Defense Council. QualitvPro Green is a designation granted to companies that meet business, training and environmental standards set by the pest management association. Both follow integrated pest management methods, which focus on prevention, monitoring and non-chemical methods of eliminating pests.

Green technicians start with the least invasive techniques and only proceed further with consent of the customer. Pesticides are a last resort. By focusing on green pest control methods, you can protect your residents, your buildings and the environment.

Mario Ramirez of Forsyth Exterminating in Cumming, GA   BACK