Exterior
Repair and Waterproofing
Rand's consulting expertise covers the entire spectrum of exterior repairs
and waterproofing, including facades, roofs, windows, doors, balconies,
terraces, terra cotta replacement, and historic restoration. Our staff
of in-house professionals stay involved throughout the complete life cycle
of a project, from the initial survey phase through design/specification,
bid solicitation/analysis, contract negotiation, on-site monitoring of
work in progress, review of contractor payment requisitions, preparation
of deficiency punch-lists, and final sign-off.
Related articles:
The Ongoing Battle
Against Leaks
How to Fix a Roof Leak: First
Find It
Cold-applied or a Hot-mopped Roof?
Cutting
Corners and Band-Aid Fixes
Preventing Mold
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Physical Condition Surveys
A Physical Condition Survey provides an overall diagnosis of a building’s
condition. A Rand team led by a senior, licensed Professional Engineer
or a Registered Architect thoroughly evaluates the building’s systems.
The condition of each major building system and component is documented
in a detailed report that includes photos and a prioritized list of recommended
repairs/replacements, along with associated budget projections and timetable.
The report is an invaluable tool for planning short- or long-term capital
expenditures.
Related articles:
Surveying
Your Building's Condition
Rand Surveys a Luxury Building
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Feasibility Studies
Before beginning a major project, such as adding a roof deck or restructuring
a home or office, a feasibility study determines the proposed project’s
impact on the adjacent spaces and units and on the building as a whole.
Rand assesses potential problems, such as how alterations could affect the
building’s structural, mechanical, and electrical systems, and whether
the proposed changes will conform to applicable laws and codes. By evaluating
the short- and long-term ramifications of a project and estimating the associated
costs, Rand’s report gives building owners the necessary information
before deciding how to proceed.
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Historic Restoration
With extensive experience in working on buildings from different eras,
Rand understands the sensitivity required for restoring the aesthetic
beauty and functionality of historic properties. Our projects include
many landmark buildings and properties in designated landmark districts.
Related articles:
Managing the Landmarks Process
Return to
Architectural Glory
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Local Law 10/80 and 11/98
Facade Inspections
All New York City buildings taller than six stories must be inspected
by a professional engineer or registered architect every five years to
certify that the exteriors are free from hazardous conditions. Having
issued more than 4,000 Local Law 10/80 and 11/98 reports, Rand is especially qualified
to guide building owners through the myriad details of inspection requirements
to ensure timely compliance.
Related articles:
Commonly Asked
Questions about Local Laws 10/80 and 11/98
Installing Window Air Conditioners
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Mechanical, Electrical,
and Plumbing
Efficient building operation depends heavily on the proper function
of essential systems. Rand evaluates and compiles construction documents
for upgrades of critical components, including boilers and heating plants;
domestic water systems; electrical mains, wiring, and submetering; chillers;
sanitation and refuse; fire protection; elevators; and intercoms. In addition,
Rand provides MEP design services for gut renovations and reconfigured
spaces.
Related articles:
Heating
Plant Upgrades
Re-piping a Domestic Water System
Fixing
Brown Water and Low Pressure
Electrical
Upgrades
Managing Electrical
Power
Re-piping a Leaky Gas System
Elevator Upgrades
Installing a Cogeneration System
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Structural Surveys
To assess the structural integrity of a building, Rand analyzes
the foundation and framework, looking for key signs of damage or deterioration.
A detailed report is provided, listing immediate areas of concern and
longer-term conditions that should be addressed.
Related articles:
Replacing a Sidewalk Vault
Installing a Recreational Roof System
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Pre-purchase Surveys
Prospective property buyers should always request a due-diligence inspection
before purchasing. Whether it’s an individual apartment, multi-family
house, or commercial building, a senior licensed Rand professional evaluates
the building’s interior, exterior, heating, electrical, and plumbing
systems to provide the client with critical information on the property’s
condition.
Related article:
Doing Due
Diligence Before Buying
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Window and Door Replacement
As one of the more costly major capital improvement projects, window and
door replacement programs call for careful consideration of several key
issues, including structural stability of the frame, water resistance,
air infiltration, and noise abatement. For architecturally significant
buildings, retaining the same design aesthetics, configurations, and sightlines
is paramount. Rand has extensive experience with many different types
of window and door replacement projects, including double-hung, casements,
sliding, projecting, and those for properties in historic districts.
Related articles:
Replacing Old
Windows
Window
Replacement in a Historic District
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Plan Reviews
To assist cooperative and condominium boards, Rand evaluates how a project
planned by a shareholder or unit owner would affect the building as a whole.
Certain design alterations, for example, may require a change in the Certificate
of Occupancy, while other types of changes could have an adverse impact
on the building’s structural, heating, electrical, or heating systems.
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Asbestos Surveys
Whenever a Building Department work permit is required, New York City
Local Law 76/85 mandates testing for the presence of asbestos containing
material. Rand’s Certified Asbestos Investigators collect samples
to send to an independent, nationally certified laboratory for analysis.
Rand then files the results with the New York City Department of Environmental
Protection.
Related article:
Testing for
Asbestos
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Environmental Surveys
To determine potential contamination from toxic materials, Rand
assesses the improper use or storage of hazardous substances and the presence
of asbestos, lead, and radon. A licensed engineer details the findings
in a comprehensive report that includes a history of toxicity found in
the building and surrounding grounds.
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Bid Solicitation and
Analysis
Because of the number and size of construction projects Rand administers,
we are able to obtain very competitive quotes from contractors. Our sealed
bid process includes a pre-bid site meeting, bid-opening report, detailed
bid spreadsheet and analysis, assistance in contract negotiation, reference
checks, and breakdowns for unit and gross prices to maximize the client’s
flexibility of choice and cost control.
Related articles:
Long-term Planning for Capital Improvements
High Bid,
Low Bid, Best Bid
Exterior Repair Contracts
Roof Warranties
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Construction Administration
Rand provides on-site observation and administration of construction work
while in progress. Starting with a Project Initiation Conference, Rand
meets with client representatives and the contractor to compile a submissions
list, establish a project schedule with key milestones, confirm crew assignments,
and prepare for potential difficulties. During the typical construction
period, Rand conducts an average of two to three site visits a week to
endeavor to verify that the methods and materials used conform to code
and the specifications. For each site visit a written report is provided,
including a punch list for addressing deficient work. Rand also reviews
shop drawings, change orders, and contractor payment requests and recommends
progress payments as warranted. Our involvement throughout the construction
phase helps keep projects on schedule and on budget.
Related article:
Minimizing Construction Woes
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Expediting Services
A vast, intricate set of regulations governs New York metropolitan-area
buildings. Knowing what paperwork to file with which agency and when and
how to file it can be confusing and time consuming. Rand’s in-house
expediting staff, with its comprehensive knowledge of government agency
requirements, facilitates the often lengthy process of obtaining necessary
work permits, searching building records and plans, and compiling occupancy
and violation information.
Related articles:
Permit
Requirements
Amending a Certificate of Occupancy
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Garage Restoration
Garages are subjected to high wear and tear from corrosive elements
such as road salts and automobile exhaust, yet they rarely receive proper
maintenance. Decades of neglect can result in deteriorating concrete and
steel, requiring repairs ranging from simple recoating to complete structural
rehabilitation. Rand's priority on such projects is to keep the facility
operating during the repair program with minimal disruption to customers.
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Expert Witness Testimony
Rand’s Professional Engineers and Registered Architects work
with clients and their attorneys to provide expert opinion on building-related
conflicts that lead to litigation. Our expertise covers a wide range of
issues, including structural defects, hazardous building conditions, code
compliance, and recommendations for repair.
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MCI Application Review
New York City landlords who have completed major capital improvements
(MCI) on buildings with rent-controlled and rent-stabilized apartments
can request that the state allow them to raise rents to offset the cost
of repairs. Tenant associations, in return, often hire an engineer or
architect and an attorney to verify that the repair work meets New York
State Department of Housing and Community Renewal (DHCR) guidelines. After
carefully reviewing all MCI application documentation, Rand performs a
comprehensive evaluation of the repair items and provides a detailed report
that includes an assessment of the fair market value of the work performed
and the validity of the owner’s request to raise rents. Based on
the engineer’s report, the tenants’ attorneys can request
that DHCR reduce or reject an owner’s rent increase.
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Sidewalk and Vault Repair
Exposure to the elements can lead to concrete cracks, loose pavement,
and other unsafe sidewalks conditions above grade, and to structural instability,
leakage, and contamination in the vaults below. Rand provides expertise
on reinforcing and replacing structural supports, addressing waterproofing
and drainage issues, and fireproofing steel members. As part of a typical
sidewalk vault project, Rand also prepares plans and specifications for
the installation of temporary walkways, building access ramps, and curb
cuts.
Related article:
Replacing a Sidewalk Vault
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