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Maintenance Articles |
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Blue Light
Special This same philosophy can assist in the recurring and vexing issue of what color to paint the buildings. There is no greater political football than paint color and every time the board members move to make a change, they usually regret it. The heated debate that ensues sends them packing back to the political fence of repainting the same color. But there are often compelling reasons to change: The ‘70s colors never worked, even in the ‘70s. Besides being a color consultant’s worse nightmare, those dark colors absorb heat and cause premature failure of the paint. Since one thing leads to another, paint failure leads to a shabby look and premature failure of the trim and siding. And this means money. Ouch! To dodge the politics of paint, the board should defer to a design consultant from a local paint supplier. On the premise that the association will buy its paint, most companies will provide consulting services for nothing, zero, zip (a very good price). Ask the consultant to recommend three contemporary body and trim color combinations suitable for your buildings. Ask also for recommendations of how trim should be painted for a contemporary look. The painted trim combinations of yore are often glaringly old fashioned and detract from value. A new trim look with cutting edge colors can fast forward the curb appeal. Have the consultant prepare these trim style and color recommendations in a side by side color board and hang the board on a sunny building wall so that residents can see what the "experts" recommend. Have them vote on the combination they prefer. Majority wins. If your project is large enough to justify a number of different color schemes, let the residents of each building decide which color combination they want for their building. Again majority wins. Using an outside color consultant removes this political football from the Board's hands and helps keep the peace. Letting the residents choose gets them invested in the result. Remember the Blue Light Special. It works. BACK Planning
Calendar 1. Compile one in conjunction with the Annual Budget to list cyclical maintenance events like gutter cleaning and window washing. 2. Add time frames for major renovation like painting and roofing so residents can plan vacations around them. 3. Schedule meetings and other events a year in advance so owners know when they can petition the board. This kind of long range planning gives the owners the feeling that someone is actually steering the ship rather than being keel hauled behind it. In also counteracts the notion that the Board is operating behind closed doors or in secret. Post the Event Calendar around the property, put it in your newsletters and on the association website. With an Event Calendar, there are fewer surprises, more gets done and there will be greater harmony in the community. Here's a sample: JANUARY FEBRUARY MARCH APRIL MAY JUNE JULY AUGUST SEPTEMBER OCTOBER NOVEMBER DECEMBER Questions? Call Phone 222-2222 Mailbox
Pox Mailbox technology has come a long way in providing security, efficiency and curb appeal. There are now a plethora of lockable mailboxes that come in a variety of looks, colors, sizes and materials to fit from modest to Midas sized budgets. On the lower price end, aluminum NDCBUs (Neighborhood Delivery and Collection Box Units) provide security and durability for $20-30 per unit. These boxes come in both pedestal mounted and wall styles. They have a useful life of 30 years, versus 10 years for standard mailboxes. In some locales, the post office will provide this kind of basic equipment for nothing if the installation centralizes mail distribution. The theory is that centralization saves the carrier a lot of time and time equals money. Call your regional Postmaster to see if this option exists. On the upper end, large ornamental boxes with powder coat paint in a variety of colors add a stylish curb appeal to the community while providing good mail security. These can run $200-400 each. And then there are dozens of choices in between the extremes. To simplify maintenance and reduce cost, mailboxes should be grouped at logical locations. While the Postmaster would love you if you had them all in one location, if he isn’t providing the equipment, you still have a choice. (America! I love this place!) But moving from individual mailboxes to grouped mailboxes makes the community look less cluttered. If your community is large enough, consider building a covered and lighted structure which can also serve as an information distribution point. Another eyesore reducing hint: It’s a common misconception that newspaper vendors have a right or easement to attach their distribution boxes to buildings or mailbox posts. Wrong. While this is routinely done without the Board’s permission to make delivery easier for the distributor, most vendors will provide door delivery if the option isn’t available. So, removing the newspaper boxes will both eliminate an eyesore and the subscribers benefit from more convenient door delivery. Call your newspaper circulation department to find out. If this is an option for you, give the distributor a 30 day written notice to remove the newspaper tubes. If your community is 20 to 30 years old, those mailboxes are probably looking pretty tired and it’s probably high time you upgraded. The options are wonderful and with careful planning you can improve service to the residents, save money and cure mailbox pox. Heal thyself! BACK Snow
Joke But there’s a paradox about snow and ice removal. When you really need someone to do it for you, as the expression goes, "How does the snow plow driver get to work?" If weather conditions are really bad, the emergency crew often won’t show until after the snow melts. So, while it’s clearly the HOA’s responsibility, out of practicality and expediency, the Board may want to make owners responsible for their own personal steps, walks and driveways. The association can assist by making shovels, stiff brooms and ice melt product available so those that are ready, willing and able can take care of it. Stashing these inclement weather aides in various convenient locations will help residents help themselves and reduce costs for emergency maintenance that may be impossible to get anyway. Be prepared. Ice snow joke! BACK Spring
Checklist Buildings. Look for sagging gutters, loose window frames, deteriorating concrete or brickwork, missing roof shingles, or water damage under. Landscaping. Clean up fallen branches and leaves. Use a mulching mower to spread clippings evenly over the lawn and fertilize naturally. Loosen the soil around perennials; plant annuals or a vegetable garden. Prune shrubs and trees; repair sprinkler system. Patch and paint. Repair siding; patch and paint as necessary. Turn on Outside Water. Hook up the hoses and inspect for cracks or leaks. Replace old washers. Windows. Wash and repair caulking. Check Vents. Make sure all exhaust fans and are clean and remove lint buildup from the clothes dryer vents. Repair Wood Decks. Hammer loose nails or replace them with galvanized deck screws. Replace any broken boards or rails. Rent a power washer to clean dirt and mildew from the wood, then apply an all-weather sealer or stain. Set up patio furniture. Repair Fences. Repair broken fence boards and paint or seal them as needed. Prepare for Pool Opening. Purchase pool chemicals and needed equipment. Schedule and perform cleaning. Clean pool furniture. Spring Clubhouse Cleaning. Remove cobwebs and wash grimy areas. Wash heat registers. Remove drapes for dry cleaning. Clean carpeting and bathrooms. Wax floors. Polish woodwork. Sweep parking lot and private streets. Hopefully all you have to do is identify the work and assign it, not actually do it. But put these things in motion so your community can hit the ground running. It’s Spring! It’s Spring! BACK Noah
Good One?
Lawnscalping It’s important to recognize the difference between your "mow and blow artists" aka "lawnscalpers" and true landscape contract professionals. Mow and blow is basically a guy with minimal tools and experience. He usually does a passable job lawn mowing but rarely has the training on integrated landscape management for one of an HOA’s most valuable assets. A true landscape professional has an artist’s eye, a horticulturist’s training and manager’s organization to ensure that your landscaping thrives through good weather and bad. Each season brings its own challenges: Whether it’s too wet or too dry, too hot or too cold, the landscape professional has sophisticated ways to keep it looking its best. Here are some helpful landscape contractor screening tips: 1. Determine capabilities. Besides the usual services, some install hardscapes like retaining walls, drainage and irrigation systems which could be important to the overall job. 2. Check credentials. Individuals should have either an education in Ornamental Horticulture or several years on-the-job training. The company is usually a member in national or state landscape associations which indicates a desire for excellence. Ask for a list of references and professional affiliations. 3. Check for licensing, certification and insurance. If required by state law, the company should be licensed or certified. Licensing provides higher accountability and ensures the level of competence required by state exams. 4. Level of maintenance. Do you have low maintenance landscape or a high impact design with seasonal color, intricate pruning and pest control needs? The budget can vary a lot depending on the level of service. 5. Check insurance. Proof of insurance for workers' compensation, liability and vehicles should be available to you. Check for limits and policy expiration. 6. Visit a similar job. Do a random site check of some current clients to verify work quality. 7. Review the contract. Your landscape maintenance contract should have a detailed annual schedule to handle all aspects of the work. Some tasks are done more or less frequently according to season and the schedule should reflect it. 8. Share the work? Some HOAs have volunteers that like to do certain aspects to reduce costs. Discuss what options there might be. So what’s it going to be, landscape professional or lawnscalper? The first ensures a vibrant and healthy landscape while the second will skin your landscape alive. Your choice. For more on hiring professional landscape contractors, see:
Associated Landscape Contractors of America
www.alca.org
There are several sample Landscape Specifications in the Specifications section. BACK © Copyright by Regenesis.net |