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January 2018 — Property Management Quarterly — Page 17
303-777-7999
7 S. Galapago St.
Denver, CO 80223
From
foundations
to front doors
we are
building
better livesTM
Commercial Structural Restoration
Multi-family
A ordable
Mixed-Use
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Healthcare
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Structural Repair
Foundation Repair
Window Replacement
Stair Replacement
Historic Renovation
Expert Witness
24/7 Emergency Response
Fire Restoration
Water Mitigation
Mold Remediation
Vehicle Impact
Storm Recovery
Disaster Response
Insurance Repair
since 1963
Maintenance
P reventive repairs are the
best way to address prob-
lems while the problems are
cheap and easy to remedy,
before they become huge,
time-consuming tasks involv-
ing lots of money. There are a
few aspects of your properties
you can examine and maintain
to help avoid expensive problems
down the line, especially as winter
approaches.
1. Inspect vacant units. It is impor-
tant at this time of year to make
sure all unoccupied spaces in
your facility are winterized. One
burst pipe in a vacant space can
be a nightmare for your tenants
and cause you unnecessary grief.
Vacant spaces in shopping centers
typically do not require gas dur-
ing the summer months. However,
during the winter months, gas
and electric are required to oper-
ate gas-powered heating, ventilat-
ing and air-conditioning units. It
is easier to check that the gas and
electric are turned on well before
winter weather hits. Utility com-
panies often have long wait times
for turning the gas on or setting a
meter. A simple lack of sufficient
heat can cause the water pipes to
freeze, which can lead to cracking,
breaks and expensive water losses.
2. Seal cracks in the sidewalk and
asphalt. Winter weather can be bru-
tal to concrete and asphalt. Open
cracks will allow water to pen-
etrate, freeze and swell, which will
cause even more deterioration.
3. Stock up early on ice melt, shov-
els and de-icer.
Supply stores
often run out of
these items if
you wait until a
storm hits. It’s also
important to get
the right product.
For example, using
standard rock salt
on sidewalks can
cause deteriora-
tion and damage.
4. Protect the
pipes in all unheat-
ed areas of your
building. These
pipes are the ones most likely to
freeze. Use insulation tubes made
of polyethylene or fiberglass to add
an extra layer of defense. You can
purchase these from most hard-
ware and supply stores.
5. Check all boilers, furnaces and
HVAC systems. Have the mainte-
nance completed early so you don’t
end up waiting on repairmen after
a leak occurs. The heating portion
of the HVAC units typically is not
utilized in the spring and summer.
The simple lack of use can cause
a unit to function incorrectly. It is
best to have the units inspected,
serviced and tested by a profes-
sional prior to winter arriving. If
the facility needs heat quickly due
to imminent weather, an electric
space heater can provide a tempo-
rary solution that won’t impact the
systems themselves.
6. Inspect all fireplaces. “Chim-
neys, fireplaces, and vents shall be
inspected at least once a year for
soundness, freedom from deposits,
and correct clearances. Cleaning,
maintenance, and repairs shall
be done if necessary,” states the
National Fire Protection Associa-
tion Standard 211.
This current national safety
standard is the correct way to be
proactive in preventing problems.
It takes into account the fact that
even if you don’t use your chimney
often, debris can build up in the
form of animal nest or other types
of wear and tear and natural occur-
rences that could make a chimney
unsafe to use. The United States
has over 25,000 chimney fires
annually. This equates to over $120
million in property damage every
year.
7. Check all windows and doors.
Clear out the sills and gutters.
Make sure water has a place to go
if it begins to accumulate. Weep
holes in windows were designed
to allow water to “weep” out, but if
they are clogged, the water can end
up in the interior of a structure.
Check the perimeter weather
stripping on windows and doors.
Reattach or replace it if it shows
signs of being loose or worn. Loose
weather stripping can let cold air
in and reduce energy efficiency.
Additionally, check the caulk and
sealant around windows and doors.
If they show signs of deterioration,
reapply in order to help reduce
potential drafts and leaks.
8. Check all of the exterior seals.
Exterior seals ensure you are keep-
ing the cold out and the heat in
(vents, masonry control joints,
roofing and gutters). Split or weak-
ened wood on the roof or near
the foundation often is associated
with water penetration and may
allow moisture or cold air to leak
into your property, leading to more
costly repairs. Examine for signs
of moisture leakage and replace
all damaged wood. When in doubt,
contact a professional for further
examination.
Typical signs of water intrusion
are water accumulation, discolor-
ation of ceiling or walls, changes in
the texture of the ceiling or walls,
warping or buckling of floors, sag-
ging or sinking of floors, and odors
caused by mold and mildew.
9. Select good entrance mats.
Locate mats on both the inside and
outside of the entrances and exits.
This also will alleviate potential
slips and falls.
10. Have a list of preferred vendors
ready. Check references, insurance
and credentials before an emer-
gency occurs. Preferred vendors
deliver the best overall value based
on price, response time capabili-
ties, quality of workmanship, past
performance and ease of retain-
ing services. Many vendors offer
training to ensure the facility staff
is knowledgeable about the equip-
ment used when pipe freezes and
floods occur, which helps keep
the expenses at a minimum when
emergencies happen.▲
Brandi Peppers
Regional account
executive,
American
Technologies Inc.,
Denver