roofs are regularly maintained. Blown off shingles expose the roof underlayment and potentially the roof deck. This can result in water leaking into the attic and eventually into the living space. Slow seepage leaks from missing shingles can result in mold growth in attic spaces and rotted roof decking as well. The more rotted roof decking a home has will increase the price of a roof replacement project quite substantially.
For example, a 180 unit townhome property has 6 units per building. Due to unmaintained roofs, numerous roof leaks occur which results in 3 sheets of plywood being replaced at each unit during a roof replacement project. Each sheet of plywood costs $50. This equates to an extra $27,000 added to the roof replacement project because of rotted plywood that was caused by the association not performing regular maintenance.
community. Keep diligent with performing maintenance even though it will cost you some money each year.
Simple items like checking battery back ups in
emergency lights, changing light bulbs, making sure fire extinguishers are operational, etc., should be done on a regular basis.
Typically buildings have some sort of exterior paint whether it be on the siding, trim, or balcony railings. Interior paint is important as well, but water damage won’t occur from a bad interior paint job. Paint installed on siding and trim protects the wood from the elements. As the paint wears, the wood can become susceptible to deterioration from UV rays or exposure to water. Once the siding or trim begins to deteriorate, the chances for water leaks into the living spaces skyrocket. Regular painting of siding or trim can keep them protected and alleviate water leak potential.
Life safety systems should also be regularly maintained. Simple items like checking battery back ups in emergency lights, changing light bulbs, making sure fire extinguishers are operational, etc., should be done on a regular basis. Unfortunately, sometimes many condominium and commercial real estate buildings fail to address these items. Power outages may leave owners without lighting in evacuation stairwells if associations fail to maintain these important systems. Improper emergency lighting creates dangerous living conditions for all residents. Little things such as properly functioning lighting can save a building a ton of money during an emergency.
Well maintained properties attract people to live in your community. Curb appeal is the first factor a potential buyer looks at when looking to move into a community. Associations that are diligent with performing regular maintenance will have an advantage over communities that do not perform regular maintenance. Word spreads quickly around neighborhoods when boards decide to defer projects that need to be performed. Delaying projects a few months may turn into a year, and then two years, and then all of a sudden, the exterior of your building is falling apart and residents can’t sell their home. The downward spiral of deferred maintenance has risen its ugly head and ruined many communities. Don’t let this happen to your
22 | COMMON INTEREST®
When evaluating whether to perform regular maintenance you need to determine what the value of the maintenance is to the property. The only time performing maintenance is not recommended is in the situation where the item to be maintained is scheduled to be replaced within the next year. There is no reason to paint siding in 2017 if the property is getting ready to replace the siding in 2018. Spending money on a roof or caulking is not as glamorous
as spending money on new landscaping, but spending money on a roof or caulking can save you thousands of dollars in the future. If a tree dies because of no maintenance, the only thing that is hurt is the tree. If a roof fails because of no maintenance, the building framing, living
spaces, and residents’ health may be greatly impacted. Withstand the trap of pinching pennies
by not performing maintenance on a building. Evaluate what needs to be done and think ahead. In most cases, maintenance will prolong the life of a building element, maintain your property value, and keep residents happy. It may also keep everyone out of financial jail. Don’t kick the can down the road!
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• Summer 2017 • A Publication of CAI-Illinois Chapter
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