CREJ - Property Management Quarterly - August 2015
Property managers have many tasks to keep an eye on to ensure the efficient operation of a building as well as the safety of its residents and passersby. Here are the top four concerns that property managers should always be monitoring as it relates to their building’s façade. 1. Building façade and roof structure. Some of the largest cities in the United States have façade ordinances that require close or at-a-distance inspections of certain types of buildings at specified time intervals to protect the public from falling pieces of façade. The inspection requirement varies with the height of the building, façade materials (i.e., terra cotta, stone, concrete, glass, metal), and the maintenance, performance history and condition of the façade. The process is different in a year-round warm climate than in major cities like Chicago, New York and Denver, where the vintage masonry façades have aged and deteriorated as a result of the freeze-thaw climate and driving rain, hail and snowstorms. For structures with large roof areas, such as warehouses, other industrial buildings and malls, there are several things to know about the roof’s condition and design to ensure proper performance of the membrane and structure. Proper drainage is essential and open, functioning primary and secondary drainage systems are key to efficient performance in heavy rainfall. Drifting, sliding and unbalanced snow loading are important particularly in cities like Denver. Leaky roofs can deteriorate wood, steel and concrete framing members, resulting in a local or more global collapses if left unchecked. 2. Energy benchmarking. Many buildings are required to submit energy-benchmarking reports, which provide utility energy use and information to the general public. These reports can be very useful to property managers; the information can lead to a better understanding of the energy performance of the building envelope, including the roof and windows, the current condition of the heating, ventilating and air-conditioning systems and the use of oil, gas, water and electricity with respect to similar buildings. 3. Water and air leakage through the building envelope. A common issue that property managers experience is the leaking of air and water through building façades, which can be difficult to diagnose and fix. A lack of diligence on reporting or responding to incidents can result in the deterioration of the building enclosure and interiors. Old windows that lack proper thermal breaks or are in poor operating condition are a common problem that can be remedied with window replacement projects. In some cases, air and water infiltration consequently can cause damage to other building components, such as freezing pipes that damage interior finishes and furnishings. 4. Exterior signs, water tanks, flagpoles and other appurtenances. Exterior appurtenances, such as signs, flag poles, water tanks, fire escapes, window air-conditioning units, antennas, chimneys and railings, can pose falling hazards to the general public and should be inspected and maintained or repaired at least every five years. In addition to these items, façade maintenance equipment, such as davits and tiebacks used by window washers and façade maintenance personnel, should be inspected and certified every four to five years. Certain Occupational Safety and Health Administration and local ordinances require these inspections not only to ensure public safety, but also the safety of those working within and outside the building.