IMPROVING CURB APPEAL

Does your community have curb appeal? A large percentage of prospective buyers decide whether or not to look inside a home or condominium seriously based on its curb appeal—that is the view they see when they drive by or arrive for a showing. You can help make sure they do come inside by spending some time working on improving the property's exterior appearance, common areas and building systems. Board members are concerned about protecting property values. Renovating and upgrading building systems and common areas can achieve this. The board has the ultimate responsibility to set the standards and establish financial requirements needed to see that the standards are met.

Excessive traffic, wear and tear and maturity contribute to a community’s needs for renovations. The health and aesthetic standards of the community need to be met. Exterior renovations can be described as the replacement and or the refurbishment of a building's "major" components, common areas, or building systems. Examples of items to consider may be:

Roof Replacement—It is a big investment—interview and hire the right roofing contractor for your project. You may wish to consider hiring an engineer or roofing consultant to provide a set of specifications and an evaluation. Plan ahead. Due to the number of hurricanes, several issues are making roofing projects more difficult, including the demand for roofing contractors and a shortage of supplies.

Window Replacement—There are significant advantages to replacing old, single-pane windows. Installation saves substantially on energy costs, prevents leaks, and adds to the value of the building. The poorer the performance of the current windows, the more noticeable the energy savings will be. Older, drafty single-pane windows and sliding glass doors may lose as much as 50 percent more energy in heat or AC loss than new double- or triple-pane windows. The savings depend on the condition of the existing windows and the type of replacement windows.

Replacement of HVAC/ Cooling Tower—For a new cooling system, a quality contractor will perform an evaluation and explain in detail the extent and types of changes needed in the system for increased efficiency. Once the system is installed, you can expect your contractor to explain daily and periodic maintenance as well as describe what you need to do to maximize the systems performance and maintain its warranty.

Landscaping Upgrades—Working with a landscape architect can help you create an outside environment that provides valuable curb appeal. In addition to design services, landscape architects can help analyze and prepare a site plan that is functional, aesthetic, and environmentally attuned to the property. The landscape architect can also assist with the recommendation of upgrading irrigation systems.

Replacement of doors or installation of automatic doors—Replacing exterior doors can add immeasurably to a condominium association’s appearance and contribute to the ease of accessing the entranceway. A new front entry door can add style and convenience to an otherwise unimposing façade. In addition to improving the look of a condominium, new doors can add value, security and comfort.

Installation of Pavers—Pavers can add elegance to your community and give it more panache. The look can be formal or informal, but can evoke a sense of timeless sophistication.

Replacement of railings—Railing configurations can complement the building’s design... from curved tempered glass to standard pre-assembled railings. Custom railings can be as varied as your imagination.

Parking garage repairs and renovations—Develop a comprehensive approach to solving the problem of water penetration. Concrete structures may become victims of serious structural deterioration if not protected.

Asphalt replacement and seal coating and striping—Over time, mineral deposits, the sun, oil and grease contribute to the need to replace the asphalt. Seal coating and striping will improve the appearance.

Balcony Restoration/Painting—Over time, every building will have to be evaluated for this type of work. Restoration of an old structure requires many different forms of cleaning, restoring, rebar replacement, sealing, and painting in order to protect and restore the structure.

Planter Waterproofing—Although the added beauty of planters can significantly improve the aesthetics and general ambiance of a community, they can cause potential damage if not properly waterproofed. Planter leaks are often responsible for the delaminating of surrounding deck coatings, dry-rot, as well as damage to any below or adjacent areas.

Dock and Seawall Repairs/Replacement—It is important to address boat docks and seawalls for repairs. Loose deck boards, rotting frames, and holes in the seawall can cause safety issues. Pool and Spa Upgrades— Even well-maintained swimming pools eventually need repair. Tile chips, marcite wear, cement cracks, leaks, and pump and equipment malfunctions are all common problems that may need to be addressed.

Pool and Beach Furniture— Improper care and maintenance will reduce the longevity of outdoor pool furniture. The most damaging materials are suntan oils, human perspiration, and environmental pollutants. Purchasing new pool furniture is a significant investment and will add to the appearance of the community’s pool area.

Outdoor Landscape Lighting and Fixture Replacement—Decorative outdoor lighting will make your community much warmer and more inviting. Garden accents become focal points. Illumination is the last thing potential intruders want to encounter. So at the same time, you beautify the community with upgraded outdoor lighting and increase safety and security.

Fences & Gate Systems—A fence/gate systems contractor can assist the Board of Directors in making the right choice in material and design that enhances the look of the community, fits in with the neighborhood, and provides additional security.

Refurbish Tennis/Basketball Courts—Determining the condition of the asphalt or concrete tennis/ basketball court is very important. Refurbishing the surface could improve player comfort and court playability. Tracks and depressions can be treated.

Tiki Hut Thatching Repairs—Thatching tiki huts with new innovative products and adding new supports- provides durability, waterproofing and solar protection. Over time bamboo wears out and the huts loose their fronds.

Awnings—Awnings are decorative and add shaded protection. Two types to be considered are: UV-protected fabric (vinyl or polyester canvas), which prevents sun damage, keeps temperatures cool, and stays waterproof or 12 to 18 oz multilayered or multithread awning material. Make sure they are fade resistant and fire retardant.

Once a decision has been made to update the common areas, the board of directors may wish to form a committee. This committee is responsible for providing recommendations to the board of directors and may take on the task of interviewing potential contractors for the project.

If project fund planning has been done properly, the money for the project should be readily available. Owners will not have to worry about an increase in fees or a special assessment to meet the financial commitment the project entails. If not, the Board of Directs may wish to consider a line of credit, financing, or a special assessment.

Reserve fund management is extremely important when it involves re-roofing, paving, painting, or any project that exceeds $10,000. Long-term planning in any business or corporation is critical in order to avoid special assessments or bank loans. The basis for scheduled replacement of physical assets is a reserve study.

Communication is the key. The owners must know what is happening with their money. Keeping the lines of communication open fulfills the need to keep unit owners aware of the activities and scope of work. This can also assist in gaining the much needed support during an exterior renovation project.

The committee and Manager may present a preliminary budget for the project. This will assure that the project is within the budget and that the association is able to allocate the proper amount for the renovations.

Drawings and specifications may be required. Consider hiring an engineer. The engineer will provide accurate drawings and specifications and a list of qualified contractors. A pre-bid meeting may be required depending on the scope of work.

The project will then be sent out for sealed bids. The committee may open the bids with the engineer and provide a spreadsheet for discussions and recommendations to the board members.

The committee chair may present the project bids to the owners and board, and will answer any questions they may have. He or she will also explain the project at this time. This is a great opportunity to obtain owner input.

Once the board has reviewed all of the sealed bids, they will need to come to a decision on the contractor for the project. Consult with the association attorney to draft the contract.

Once you sign the contract, the engineer will need to monitor the work. It is important to schedule site meetings so that he or she can review the work, issue notices as required, conduct a final inspection of the work, and sign-off the project.

Questions to ask when considering exterior renovations and upgrades:

What needs to be enhanced or upgraded? What did we NOT do last year that we should do this year?

What item on the reserve schedule has a zero life expectancy that would require replacement, renovating or upgrading?

Before signing a contract:

Obtain contractors licensing, references, and insurance Verify with the state contractor’s board that licensing is current Contact the insurance carriers to verify that coverage spans the term of your project Read the contract and make sure you understand the scope of work.

When choosing a contractor, thoroughly investigate the references and track record of the contractor being considered. In a fully occupied high-rise building, work must be coordinated and meticulously executed. The workplace must be left clean at all times to minimize the inconvenience to the owners—selecting the wrong contractor can be a nightmare!

Consider taking before and after photos of the area and or equipment to be replaced. Exterior renovations can be effectively undertaken with proper planning. It is the responsibility of the board to assure that a qualified, licensed and insured, contractor is hired to perform the work.

It is a good idea to select a contractor that has completed several condominium renovations, including a number of projects that are similar in scope. As you interview each bidder, educate yourself about the work they suggest needs attention as well as what you want to accomplish.

Once you get started with the project, it is also advisable to have the contractor provide a detailed construction schedule that outlines the timeframes for the progress of the project before signing a contract. This will also assist in the release of liens and payment process. A liquidated damage clause may be considered to be added to the contract. This allows for the association to charge the contractor for failure to perform.

Good contractors are professionals and want to serve you the best way they can, so take the time to get the right contractor for the project. Ask questions until you’re satisfied. Work with them and establish a good relationship.

Routine and preventative maintenance programs can prolong the useful life of the physical assets. The value of the community’s aesthetic exterior renovations goes beyond dollars and cents. It's the feeling you get when you pull up to the community everyday. It's the way it enables your community to express its unique personality and style. It’s the compliments you will receive from guests, realtors and visitors.

The board of directors must focus and take a business approach in order to provide the confidence and trust that the association needs to succeed in expediting the project. In addition, communicating with the project experts, manager, and owners will ensure that the renovations will present the quality workmanship, attention to detail, superior performance, and excellent resident relations. The overall satisfaction of the improvements will add fulfillment for all members and value to the property.

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