The Challenge of Aging Buildings

The Surfside collapse and the resulting loss of life is tragic. Beyond its far-reaching impact, it raised a pressing question. Many occupants, owners, and managers now ask whether something similar could happen to their building.

The answer depends on many variables. These include age, climate, maintenance, structural materials, renovations, construction quality, original design, and much more. After all, no building will last forever.

The Surfside collapse has shined a bright light on building inspections, maintenance, reserve funding, and management. In response, CAI created task forces after the collapse. I served on two of them: the Building Inspections Task Force and the Reserve Studies and Funding Task Force. Both will release public policy statements and best practice guidelines.

One goal of these task forces was to guide public policy and legislation toward reasonable, responsible standards. That’s because we should all expect widespread legislative action. No one wants a repeat of Surfside. (See the sidebar article on the task forces’ work on page 40.)

Planning for the Demands of an Aging Building

I call it Stage 2 aging. This stage reflects the long-term deterioration of a building. Once a building reaches 25 to 30 years old, there are more things to consider than most reserve studies cover.

Many components, such as roofs, paint, and HVAC equipment, have predictable useful lives. Their condition is visible. They also fall within the minimum 20-year study period recommended in the CAI Reserve Fund Guidelines. (We use 30 years.)

However, some expensive components have a longer expected useful life. Examples include underground piping and structural components, such as balconies, exposed framing, and corrosion or rot from water intrusion. These still need attention. So what do you do about those conditions?

Identify Areas of Concern

First, the board should identify the areas of concern. Next, it should investigate them. Then it should plan how to address what the investigation reveals. Out of sight, out of mind doesn’t mean the board can ignore those conditions. Aging and deterioration are inevitable.

For structures, deterioration is typically a slow process. Severe weather or seismic activity can speed it up. Even so, it may take many years before a healthy building shows signs of structural illness.

In my opinion, well-qualified individuals should regularly inspect all buildings over five stories for structural soundness. Specifically, this means every 10 years for buildings under 50 years old. For buildings over 50 years old, it means every 5 years.

Conduct Structural Inspections

For most buildings, a structural engineer must determine structural health. That engineer needs the right experience, expertise, and qualifications to be accountable for the work.

For example, cracks in concrete don’t mean much on their own. Instead, you must consider their location, pattern, size, and character. In fact, even structurally healthy buildings often have cracks.

Age almost always matters. However, being young doesn’t mean a building is structurally sound. Every building is unique, so its structural inspection should reflect that. Age, location, and structural materials are big factors in setting inspection priorities and procedures.

For inspection protocol, we recommend a two-phase approach:

• Phase one is a visual examination for evidence of significant structural distress.
• Then, depending on the results of phase one, phase two is a more in-depth investigation. This may include destructive testing.

When possible, the inspector should also review the original construction drawings as part of phase one.

Include Findings in the Reserve Fund Study

Next, the board should give the structural inspection report to the Reserve Specialist. The same applies to other in-depth investigations, such as elevator reviews or video examination of underground piping. The Reserve Specialist then includes the findings and estimated costs in the building’s Reserve Fund Study.

Associations should complete or update Reserve Studies at least every five years. Keep in mind that Reserve Fund Studies project the repair or replacement of existing assets. In other words, they are a budgeting tool, not an in-depth building evaluation.

All of this means more work for the board or management company. First, it should identify systems or components that deserve in-depth investigation. Then it should hire qualified experts to carry out those investigations.

Consultants familiar with buildings and building systems can help identify the investigations needed. These include some engineering companies and Reserve Specialists. The board should then share the resulting reports with the Reserve Specialist. That way, the recommended reserve contributions reflect the findings. As a result, contributions may increase significantly.

Taking Action

Unfortunately, condo boards are often the roadblock in this process. They get important information from qualified professionals but don’t act on it. In fact, my personal experience includes many similar situations.

Why does this happen? Studies and investigations may reveal needed work that requires more funding from owners. In that case, the board may not share the information with owners. Even if it does, owners may vote it down. In some states, associations can even choose not to fund a reserve.

Meanwhile, CAI is aware that some state and federal lawmakers are considering new legislation. It would mandate structural inspections, ensure adequate reserve funding, and require action on the issues found.

Being a board member is tough! It involves fiduciary responsibility, accountability, and liability. It also means answering to your constituents in a “highly paid” volunteer position.

A good management company will make good recommendations. Still, the board must make the decisions. That may mean being unpopular with owners, some of whom may be your friends and neighbors. I have been president of an HOA board myself, so I understand the challenge.

Ultimately, full disclosure and good communication are best. Our buildings are getting older, and planning for that effectively is a challenge. A better understanding of your building is the best place to start.

Adapted from an article by H. Alan Mooney, P.E., R.S., Founding President, Criterium Engineers
Published in the October 2021 edition of Condo Media
Read the original Condo Media article