these documents or if they did originally they have been loaned out and lost. Having these documents on file for professionals to reference is extremely beneficial throughout the life of the property. If an association does not have these documents on file it is possible that the local municipality may have a set that can be copied; although this is not always the case. For the leak at unit 301 the consultant will perform a site visit. Observations should not be limited to the area of the leak. The consultant will use their judgment and ideally observe all building components that may in any way be a contributing factor. In this scenario it would be appropriate for the consultant to observe the interior of the affected residential unit; the units directly above if there are higher floor levels, the roof, the exterior surface of the wall directly outside the unit as well as at the exterior surface of the exterior wall of higher units. After a thorough evaluation the professional consultant should be able to identify with a high level of accuracy the one or more causes for any particular leak. The resultant findings should be documented by the consultant in a written report for which the property manager and association may use to direct the proper construction vendors to make the necessary repairs. Depending on the complexity of the recommended repair, additional work from the consultant such as specifications, drawings and possibly construction oversight may be appropriate. A real-life scenario similar to the example
CUSTOM RESERVE STUDIES
above had a unit owner dealing with a leak in their bedroom for months.
Only after multiple attempts by contractors to determine the cause was a professional consultant hired to perform an evaluation. Within a week, the consultant provided a report that identified that the water was not coming from the outside but was coming from a loose joint (coupling) in flexible tubing laid within the concrete floor topping for radiant heat at the residential unit above. This led to a corrective action that was coordinated by the consultant and repaired in less than one hour by a qualified contractor.
Property managers have many decisions to make each day on behalf of their associations. How to determine the cause and how to fix a water leak is not a skill the association board should expect from their manager. Understanding that there is not one fix for every situation is the responsibility of the manager. Therefore, it is best for the association and their property manager to work with a professional that evaluates building issues and identifies the sources of water leaks as part of their daily activities. Hiring the right professional will often save the association money now, and over the lifecycle of their property improvements.
With you. Every step of the way.
Our clients expect a high level of quality and service, and we deliver. Our promise is a custom, comprehensive study that meets your objectives.
Ask us about ForeSite™ and how it enhances your study.
For your no-cost proposal, please call Jennifer Aldrich at (312) 625-4958 or visit
reserveadvisors.com
42 | COMMON INTEREST® A Publication of CAI-Illinois Chapter
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