Educating Yourself About Construction A Consultant’s Perspective
Doug Sage
Many ask how typical board members can educate themselves about their building systems, the materials used, the life-cycle costs and the means to tackle a construction project. Periodically, the board must decide whether to repair or replace building components and systems, to oversee the work and to determine a fair value for the project. To do this effectively, the board must begin by understanding the approximate cost and complexity of the work and assess their own time, knowledge and experience. If the work exceeds their comfort level, their property manager can assist or if the project is of sufficient size or complexity, they will best serve the association by engaging industry experts, such as a construction manager.
If the size of the repairs or replacement is relatively small, the board might try to arrange for and direct the work themselves, as in the go-it-alone or do-it-yourself model (DIY). Quite often boards are encouraged by the association to go the DIY route to save money. This doesn’t always work, however, because the project could take longer and, if mistakes in judgement are made, the cost of redoing work could be much higher with the potential for compromised quality. It is important to respect the difference between long term performance and a temporary patch. Boards must also consider whether there are proper insurance coverages and manufacturer certification compliance requirements which could affect warranties. The insurer might not want the risk of improperly made repairs or increased hazards on the property. Additionally, there may be governing document restrictions on what can be done within the community or by the association’s staff.
When the board has honestly assessed the situation and they have decided it best to approach the work in the DIY mode, what is the most effective approach and how do they learn the correct means and methods to achieve the right performance? As much as we would like to leave the project oversight to the trades folks under the DIY approach and trust the workers who install building materials, proper leadership and oversight is essential. To enhance the chances of a successful outcome, the board should employ workers from trade organizations who educate workers on products, equipment usage and correct installation techniques.
Building systems and regulations have become much more complex over the past few decades. Start your journey of education by reading the O&M manuals (operations and maintenance manuals) for your building components. If the O&M manuals are not available, create them by identifying the building components and then assembling technical literature about them. The internet is one of the most powerful and obvious places to glean information about building component installation and material. It does require considerable time and knowledge to find the appropriate materials and sometimes subtle differences can make a big difference in performance. YouTube can be a very informative source for installation guidelines. Keep in mind that these sources have not necessarily been vetted by the manufacturers or follow sound design principles, so follow-up with the manufacturer by visiting the manufactures’ websites. You’ll find they often provide installation instructions, but they may not include the “tricks-of-the-trade”.
To further online knowledge, one might visit blog sites or attend webinars for discussions on material performance and installation techniques, but consider the source. Other more historical sources of information are also available; professional journals, magazines and resource books, television shows (This Old House), college or trade organization classes and home improvement store classes, such as at the Home Depot. You can always ask your trusted neighbor for his advice and guidance, as well. And most importantly, sign-up for a WSCAI seminar to learn about building products and current design approaches specific to condominium and HOA buildings. Attend a WSCAI Business Partner social to meet and learn from the local condominium and HOA professionals.
The astute board must know when to hire professional outside help and when the do-it-yourself approach is appropriate. Once the project has been objectively determined to be suitable for DIY, the board must educate themselves on the proper means and methods to accomplish the desired results. There is no substitute for knowledgeable, proper oversight for any size project. The task is to successfully sift through the vast amount of information to locate the appropriate materials and installation techniques required for the building.
22 Community Associations Journal | April 2016
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