Maintenance Articles

Spore-ror Story
There is a nasty problem growing in your community. It might be in your walls. It might be in your crawlspace. But it’s there...somewhere. That musty odor means a fungus amongus...mold.

One of the unfortunate by-products of some modern building products is their inability to "breath" properly. Many construction materials can trap moisture and create an ideal environment for mold growth. If the mold growth is small, probably no big deal, but too often the growth is extensive. Mold spores migrate into living quarters and can trigger a number of health issues, some deadly. Some basic mold facts:

Molds can be found almost anywhere. They can grow on virtually any substance providing moisture is present. There are molds that can grow on wood, paper, carpet and foods.

Health effects associated with mold exposures include allergic reactions, asthma and other respiratory complaints.

The most effective way to control indoor mold growth is to control moisture to 30-60% by: venting bathrooms, dryers and other moisture-generating sources to the outside; using air conditioners and de-humidifiers; increasing ventilation; and using exhaust fans whenever cooking, dishwashing and cleaning.

Clean and dry any wet building materials and furnishings within 24-48 hours to prevent mold growth.

Clean mold off hard surfaces with water and detergent and dry completely. Absorbent materials such as ceiling tiles that are moldy should be replaced.

Prevent condensation. Reduce the potential for condensation on cold surfaces like windows, piping, exterior walls, roof or floors by adding insulation.

Do not install carpeting in areas where that have recurring moisture problems. Wet carpet is a perfect medium for mold to grow in.

Since mold can cause health problems and medical expenses can be enormous, mold litigation is producing big dividends for personal injury lawyers working the HOA circuit. For example:

McCullogh v. USC Real Estate Development Corp. A California condominium association sue the developers, contractors and property manager for construction defects it alleged were responsible for toxic mold that caused personal injuries and property damage.

Spectrum Community Association v. Bristol House Partnership. Spectrum sued the developers and contractors alleging that construction defects caused the growth of toxic mold in walls and ceilings of the units. The homeowners claim that exposure to mold resulted in a variety of adverse health effects.

Berry v. Mission Terrace Homeowners Association. Three families sued their homeowners association alleging that exposure to toxic mold had caused a variety of ailments. Case was settled for $545,000.

In homeowner associations, mold remediation can be more complicated because of the split maintenance responsibility between owner and association. Besides identifying the extent of mold and what caused it to grow, the HOA should have a clear Areas of Responsibility policy that clarifies who is responsible to fix it. (For more, see Planning Tools).

If the mold is isolated to one unit, it may be reasonable to have the unit owner pay for repairs. However, if multiple units are involved, the HOA may need to step in for practical reasons so the property isn’t overrun by multiple contractors. And make sure you hire a contractor with proper training and equipment for the job.

Mold remediation often involves more than just killing the mold. Often the mold is a byproduct of dryrot which has caused substantial structural damage in a very short period of time. So this double whammy can cripple an HOA in a hurry if treated lightly. Mold is not just restricted to wet climates. Dry climates that are heavily reliant on air conditioning can also manifest big mold problems. Treat these spores with respect.

For more information, see www.moldupdate.com BACK

Arborists Are Awesome
An arborist is a specialist in tree care. Proper tree care is an investment which leads to substantial returns to a homeowner association. These living assets should be treated with the best expertise available. A Certified Arborist is someone trained in the art and science of planting, caring and maintaining trees. The International Society of Arboriculture offers its ISA Arborist Certification to those seeking advanced training. It requires at least three years field experience and passing a comprehensive exam along with continuing education to maintain the certification.

Arborists offer very important services:

Pruning. There are four classes of detailed pruning outlined in the National Arborist Association Pruning Standard (for more, see our Specifications section). In general, though, "maintenance" pruning keeps branches off buildings and away from streets and walkways. This kind of pruning is often covered under a landscape contractor’s agreement but it is very limited in its scope. Most landscape contractors limit pruning to no more than 12 feet off the ground. This leaves a lot of tree that needs attention.

"Corrective" pruning done by Arborists is more intensive and addresses issues related to a tree’s health, appearance and longevity. Besides dealing with branches that damage the building gutters, roof and siding, corrective pruning removes dead or diseased branches, improves the tree structure for appearance and can open up "view windows".

Removal. There are a variety of reasons to remove trees:

1. Dead or dying. While removing a dead tree is a no brainer, removing a dying tree may prevent other species from contracting the same problem. Cut one so others may live.

2. Hazardous (leaning or destroying property). It’s not uncommon for trees to be planted by developers too close to buildings. It’s no big deal when the trees are 10 feet tall. When they get to be 30 feet and start damaging the building, sidewalks and foundation, it’s time to remove them.

3. Not suited for the location. Depending on size, trees can either overshadow the competition or be overshadowed. Either case creates problems for turf, bushes and flowers. Trees should lend shade and beauty but not turn the common area into a wooded gloom.

4. Overcrowding. This condition usually results from the developer stage when many small trees were planted for effect. Once mature, a thinning process is needed to reduce the crowding.

5. Blocking view. Small trees get tall and block cherished and valuable views. Rather than removal, creative pruning can open views while retaining the privacy that trees lend to neighbors in close proximity.

Planting. Arborists can recommend and plant trees suitable to your location and topography. Since trees last a long time, making the right choice up front is very important.

Planning & Design. Many Arborists are trained in landscape design and can provide a comprehensive tree plan for ease of maintenance, durability and improved aesthetics.

Tree Care. Arborists can lay out a maintenance plan for your trees to keep them healthy including:

Fertilization
Cabling or bracing for added branch support
Aeration to improve root growth
Spraying or injecting for insect and disease problems

Proper tree care is one of those things that should never be skimped on. Using trained professionals like Arborists just makes tree-mendous sense. BACK

Fall Fix Up
Every fall, homeowner associations should exercise a series of preventive common area maintenance functions. For small HOAs or those with few common elements, the list will be short and easy to complete. For larger, more complex complexes, the list can be daunting. But, overlooking these things can have disastrous and expensive consequences. Here’s a helpful checklist to kick start the process.

[ ] Smoke Detectors Change batteries for those that require them and check to make sure all are operating properly.

[ ] Clean Carpets Upholstery, Draperies & Air Ducts.

Carpets should be cleaned at least once a year and more often if traffic demands it.
Furniture upholstery and draperies of common areas should be inspected and cleaned if necessary or at least every two years.
Common area air ducts in the hallway, clubhouse, etc. should be cleaned at least every three years to abate spores, dust and mold that trigger respiratory problems or allergies.

[ ] Heating System Maintenance

[ ] Forced Air Systems Remove any flammables stored in the room since the fumes could be ignited by the furnace when it’s fired up. Change the filters. Set the thermostat to heating mode and test the furnace to burn off the dust that collects over the summer and to ensure it is in working order. Consider hiring a heating professional to perform a maintenance check-up, including these steps:

1. Inspect thermostat for proper operation.
2. Inspect filter and change or clean as needed.
3. Check all electrical components and controls.
4. Oil motors as needed.
6. Inspect heat exchanger for possible cracks, which would introduce carbon monoxide into the living space.
7. Check air flow. If diminished, it may be necessary to clean the evaporator coil and ductwork.
8. Check air fuel mixture, where appropriate.

[ ] Gas Burner System Clean burners and ports, or have them professionally cleaned.

[ ] Oil Burner System Have a professionally serviced; lubricate fan and motor bearings.

[ ] Heat Pump Have a professional inspect wiring, belts and oil the moving parts.

[ ] Hot Water System Have a professional check shut-off valve for leaks and drain lower water cut-off per manufacturer's instructions. Lubricate pump and motor; bleed air from radiators or convectors.

[ ] Oil Fired Boiler Have professional perform annual maintenance including flue cleaning, a fuel-filter change, cleaning and adjustment of the jets.

[ ] Door & Window Weatherstripping Check the weather stripping around all doors and windows and replace it if necessary.

[ ] Fireplace & Chimneys

Arrange a professional chimney inspection of all chimneys as a fire safety precaution. Have those that need cleaning done at the owners’ expense.
Install chimney caps where missing and replace those that have rusted out to protect your chimney from water, debris and critters.

[ ] Storm Windows & Doors.

Inspect and replace cracked or broken glass. Repair frames; replace broken, worn, or missing hardware; tighten and lubricate door hinges and closers; check for broken or missing glazing.
Consider installing thermapane windows to replace storm windows and improve energy efficiency.

[ ] Garage Doors Clean and lubricate hinges, rollers, and tracks; tighten screws.

[ ] Parking Lots

Arrange for sweeping.
Have drains cleaned out.
Repaint curbs.
Repair deteriorated areas.

[ ] Exterior Lighting

Replace burned out bulbs for better security and night visibility.
Reset exterior lighting clock to adjust for seasonal change or replace with photocell system.

[ ] Water Heaters

Every six months you should turn off the energy source and flush until clear of sediment.
Inspect flue assembly (gas or oil heater); check for leaks and corrosion.

[ ] Foundation

Close or plug foundation vent openings.

Check and correct grade for proper drainage away from foundation.
Repair cracks.

[ ] Decks Remove potted plants and removable carpet which can promote wood dryrot under wet conditions.

[ ] Gutters & Downspouts

Clean gutters and downspouts and make sure they are running clear
Correct known drainage issues.

[ ] Landscaping

Prune back trees or shrubs at least three feet from the siding and roof.
Fertilize, thatch, aerate and reseed turf areas.

[ ] Pipes

Check for rust or white lime deposits that indicate leaking
Install covers on outside hose bibs if danger of freeze is possible.
If drain line blockage is common due to buildup or tree roots, perform a preventive flush or rooting to prevent back ups and flooding.

[ ] Roof-Shingled

Check for warping, aging, moss and cracking; Repair or replace as needed.
Inspect and repair flashing around chimneys, skylights and vents.

[ ] Roof-Flat

Sweep to remove debris; clear all drains and scuppers.
Inspect and repair separated roofing seams
Inspect and repair parapet wall caps.
Inspect and repair vent and pipe flashing

[ ] Siding Inspect siding (especially on the sun and weather sides) for evidence of deterioration, including cracks, splintering, decay, and insect damage; clean, treat, recaulk and repair as needed.

Brick and stone: Check joints between wood and masonry. Waterproof, repair or repoint if necessary.
Wood: Look for peeling paint or splitting wood which is evidence that water is getting into the siding. Prime and repaint as needed.
Stucco: A chalky residue is evidence of oxidation and deterioration of paint or color coat that reduces stucco's effectiveness. Check for cracks which allow water to get in around windows and doors. Hire a professional to correct the problem.
Trim: Remove peeling paint on the trim and fascia boards, window sills and sashes; Prime and repaint as needed.

[ ] Winter Preparations Make sure your ice and snow removal equipment is in good repair. Buy snow melt product and place in accessible locations near steps and walkways for residents’ use. Contract for future snow removal if appropriate.

A timely and well executed Fall Fix Up can go a long way to preventing unexpected failures of your building and grounds components. It will also ensure that your components get the longest life and reduce unnecessary expenses. Guess what? Fall is here and it’s time to get busy! BACK