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January 2017 — Property Management Quarterly — Page 19
practical application is where metal
posts and railing are set in concrete.
These areas often are subject to
pooling water. Consequently rain,
melting snow and de-icing chemi-
cals penetrate into the concrete and
voids between the concrete and
handrail bases causing severe cor-
rosion resulting in the swelling of
the steel set in the concrete, thereby
causing the concrete to crack as a
result of corrosion or the expansion
of water in freezing conditions. Steel
bases that are surface mounted to
the slab or wall tops also can experi-
ence corrosion from water and de-
icing chemicals used in the winter.
Simply coating these areas with a
paintlike material may not deliver
a long-term solution if the design
causes water and chemicals to pond
at the point of attachment.
Advanced-polymer composite
rebuilding and coating systems are
available from a handful of manufac-
turers and come in a variety of forms
to address myriad repair, restora-
tion and protection roles. Investing
in these newer technologies isn’t
always the right answer. However,
a knowledgeable solutions provider
should assist you in determining
when the investment delivers the
return on investment you are seek-
ing.
Some of the questions you should
be asking when speaking to your
solutions provider are what are the
alternatives, what’s the cost of each
solution and what’s the turnaround
time required from start to return to
service. What is the cost associated
with doing nothing and pushing the
repair out to some future date? What
are the owner’s long-term plans for
the building?
At the end, when you wonder if an
alternative to replacement is avail-
able or if a large-scale capital project
might be avoided, check with your
engineered solutions provider. You
might just find that there’s a green
solution that in the end keeps more
green into your pocket.s
as well as the deadlines associated
with the project. It is during these
conversations that the property
manager can advise the leasing
broker when there is something
requested that won’t work with the
building or building systems or that
might add unnecessary cost to the
project.
Additional lines of communica-
tion are between the property man-
ager and the owner, the tenant for
whom the work is being done, the
design professionals, the contractor
and the tenants of the building who
will be affected by the project.
Regarding communication with
the tenants who are impacted by
the work, as part of our Facility Life
Solutions, we find that meeting in
person with the clients and affected
parties is the best way to commu-
nicate. Additionally, a call center
that allows clients and others to
communicate issues that need to be
addressed in short order is helpful.
When needed, consider a website
for clients and affected parties to
check the status of the project at
any time as well as to provide them
with an place to express concerns.
Communication also can include
additional services such as creating
operating procedures, emergency
procedures and maintenance proce-
dures that can be used by the build-
ing’s management and operating
engineering teams in order to prop-
erly maintain new systems. After
all, there is no one better to create
these documents than the installing
contractor.s
metric. Online tools such as Google
Earth will allow for management
teams to verify contractor measure-
ments or set a desired scope. Route
and calk along with grinding of trip
hazards are examples of concrete
maintenance. Much like asphalt
maintenance, these inexpensive
tasks can add life to your property
and, more importantly, keep your
tenants safe. Knowledgeable com-
panies will be adept with current
Americans with Disabilities Act regu-
lations and guidelines for getting
your property safe on multiple levels.
Performing maintenance practices
are recommended every one to three
years, depending on sun exposure,
traffic capacity and vehicle weight.
Annually budgeting for concrete and
asphalt maintenance will save your
company money in the long term
and allow you the opportunity to
discuss practical knowledge of an
outside industry to decision makers
in your company.
Understanding that very few com-
panies get excited about spending
time and money on concrete and
asphalt repairs, the above tips can
make your life easier and much less
expensive. Your parking lot often is
the first representation your custom-
ers receive of your company and with
minimal preparation you can extend
the look and life of your property.
As your calendar begins to fill up,
remember these tips for your next
paving project. Survey your lot for
warning signs, note weakened pav-
ing material and obvious damages.
Take advantage of accessible aerial
technology and understand dimen-
sions of your property as you set the
scope for the project. Plan for annual
maintenance practices to extend the
life of your current parking lot. When
the next paving project presents
itself move with confidence, you are
ready.s
to function, placement and density.
Many of these models are available
in metal, plastic and wood, and can
be used both indoors and outdoors.
Casual seating that is small, light-
weight and easily moveable can
function as both short-term seating
and side tables.
Folding chairs are ideal for side-
walk cafes and coffee and ice cream
shops as well as decks and patios.
Stack chairs are popular in the
office environment, however their
outdoor brethren are staple of out-
door cafés and restaurants. These
lightweight seating options require
less storage, increase flexibility and
can introduce splashes of color into
dull environments.
So when considering seating for
mixed-use public spaces there are
far more options available than the
standard two- or three-seat bench.
Embrace a mix of public seating
options and turn dead space into
vibrant public seating places.s
McDonough
Pritikel
Weber
Shaffer