Rand Engineering & Architecture, PC

Ask the Engineer

Ask the Engineer Rand answers questions on building maintenance, repairs, and upgrades in Habitat Magazine.
	Facade Cleaning Different types of masonry call for different types of cleaning agents and applications, but even the right method can cause damage if used incorrectly.
	Structural Evaluations Demolition and excavation at a construction site can damage adjacent properties. A structural survey conducted before the construction begins can alert building owners to potential problems and help them take the proper safeguards.
	Installing Window Air Conditioners The New York City Department of Buildings is scrutinizing Local Law 11/98 facade inspection reports more closely than ever and rejecting those with unsafe window air conditioners. Boards therefore need to establish a building standard for properly installing window-mounted units.
	Installing a Cogeneration System By producing electricity and heat simultaneously, a cogeneration program can reduce peak electrical demand in the summer, heating costs in the winter, and hot water costs year round. Such systems are finding a home in a growing number of condominium and cooperative complexes.
	Re-piping a Domestic Water System Buildings with old, corroded steel plumbing system will eventually have to undergo an extensive replacement with new copper tubing.
	Elevator Upgrades Abrupt or stalling movements, doors that stick, and uneven floors at stops are signs that a building's elevator is due for an overhaul.
	Surveying Your Building’s Condition A physical condition survey provides a blueprint for planning major capital improvements and determining how to best allocate short- and long-term expenditures.
	Amending a Certificate of Occupancy Whenever a building changes its use, egress, or occupancy, it must file for an amended C of O. Performing a zoning analysis and clearing open violations will expedite the application process.
	Managing the Landmarks Process Changes to landmark properties must preserve the architectural integrity of the building’s original design and not clash with the look and feel of the surrounding neighborhood.
	Replacing a Sidewalk Vault Vault spaces are prone to leaks and deterioration, which can cause structural damage over time. Replacing the vault is expensive, although it's usually only a once-in-a-lifetime project.
	Interior Renovations Before removing walls, rerouting risers, capping plumbing lines, or making other major alterations to their apartments, residents should get their board's approval to make sure the changes don't adversely affect any building-wide systems.
	Installing a Recreational Roof System Raised wood decks and pavers are two popular choices, but first underlying roof problems should be repaired and a structural evaluation conducted to determine the loads.
	Preventing Mold Inadequately insulated piping, poor ventilation, and exterior leaks provide moist environments where mold spores thrive.
	Exterior Repair Contracts Owners should insist on a signed formal agreement that specifies key terms and conditions, such as guarantees, payment schedule, liquidated damages, and insurance.
	High Bid, Low Bid, Best Bid For competitive bidding on capital improvement projects, get itemized repair components, check independent references, and never, ever let contractors know the anticipated budget.
	Heating Plant Upgrades Installing the proper boiler type and deciding which type of fuel to burn—oil, gas, or both in an interruptible system— are key considerations.
	Re-piping a Leaky Gas System Facing a system shutdown, the first steps are isolating leaks by pressure testing and determining where new piping will run.
	Roof Warranties A No Dollar Limit agreement is cost-effective protection for a new roof, but be aware of limitations and exclusions.
	Installing an ADA-Compliant Ramp To comply with the Americans with Disabilities Act, a ramp must meet requirements concerning the incline, handrails, and doors.
	Cutting Corners and Band-Aid Fixes So-called cheap and easy repairs—such as covering problem areas with tar or cladding, or capping a deteriorated roof—will only lead to further leakage and more expensive repairs down the line.
	Doing Due Diligence Before Buying A pre-purchase survey can uncover hidden defects that could mean higher maintenance and repair costs later on.
	Cold-applied or a Hot-mopped Roof? What boards should know before choosing a new roofing system.
	Replacing Old Windows Thermally insulated double-paned replacement windows provide energy efficiency and noise reduction.
	Fixing Brown Water and Low Pressure Reinstalling the roof tank and replacing corroded galvanized piping may correct plumbing problems for an afflicted building.
	Electrical Upgrades Even after a main upgrade, shareholders may still need to address the electrical setup in their individual apartments.
	The Ongoing Battle Against Leaks A regular maintenance program is the best way to guard against water penetration.
	Testing for Asbestos An asbestos survey is part and parcel of most repair jobs.
	Playing it "Safe" with Facade Inspections Commonly asked questions about Local Laws 10/80 and 11/98.
	Permit Requirements; Using an Engineer Which type of projects need permits? Plus, when to hire an engineer.

RAND Engineering & Architecture, PC
159 West 25th Street, 12^th Floor, New York, NY 10001
P: 212.675.8844 | F: 212.691.7972 | www.randpc.com | info@randpc.com