The Communicator - Volume 1, Issue 4 - (Page 9)

Average Life Expectancy of Building Components Roofing Siding Windows Decks D Landscape/D rain Foundations 0 10 20 30 Years 40 a proactive maintenance program is implemented, count on achieving a much greater life expectancy for your building components, decreased yearly costs over time, but most importantly, preservation of your equity and your building’s future. Each community development is unique and requires a customized maintenance program. There are numerous product choices for every building component, each with its own performance, maintenance and life cycle characteristics. Also, each building within a development will experience different environmental microclimates, which alter individual building envelope component performance (e.g., magnetic orientation, sunny side, windy side, rain exposure, tree and shade coverage, etc.). A true matrix of all variances can become daunting. Therefore, it is inevitable some broad-stroke guidelines will be necessary in any maintenance program, especially if the development is large with multiple buildings. Maintenance is comprised of four subcategories: routine maintenance, preventive maintenance, deferred maintenance and emergency maintenance. common site elements, landscaping, drainage and plumbing systems. These programs focus on the “big picture.” (See chart “Average Life Expectancy of Building Components.”) They function generally on multiple-year intervals for most components. They anticipate that somewhere between 20 to 25 years most of the building envelope components will need to be replaced. These programs are intimately linked with reserve studies, so hopefully mid-life crisis is experienced with the coffers full and value-motivated 50 60 decisions can be made. Fifteen to 20 years of maintenance history should reveal which components worked well and which didn’t on your specific site. Maintenance records are extremely valuable information as an aid to rational decision-making. Do you replace in-kind or do you re-design and select alternate materials? These become difficult financial decisions when the component(s) in question has not failed over 100 percent of all areas. Past maintenance records and costs may provide the answer. How do you integrate the old with the new and do you even want to continue using the original material? Is the association ready for a new “curb appeal” look? Many associations face this dilemma, particularly with their siding material options. DEFERRED MAINTENANCE This is a position taken by some associations to postpone maintenance on specific components. This decision is often based on contractor availability, seasonal timing, lack of adequate funds or a poor understanding of the consequences of no action. Considerations that must be taken into account are: 1) Will other building components be adversely affected?, 2) Will there be additional costs incurred? (e.g., decay, structural damage, etc.), 3) Are there any health or safety issues being compromised? and, 4) How does the building’s appearance affect marketability and owner equity? In general, costs increase with time, and problems do not go away. Deferring maintenance should not be taken lightly. ROUTINE MAINTENANCE This involves the day-to-day activities necessary to maintain cleanliness, safety and support of the upkeep of the property. This program must be in line with the allencompassing preventive maintenance program. Beware of unskilled routine building upkeep. It has the potential to be very destructive and costly, because it inherently favors Band-Aid fixes that can unknowingly damage building envePanelized Cedar Shingles lope components. For example, strategiIndividual Cedar Shingles cally applied caulk is good, but a lot is Hardboard Sidings not necessarily better! Plywood T1-11 Potential Life Expectancy of Siding Systems PREVENTIVE MAINTENANCE Preventive maintenance programs are inherently proactive. Their goal is to anticipate and prudently maximize the life expectancy of building envelope components, HVAC and mechanical systems, Solid Wood Lap Siding Stucco Fiber Cement Shingles Fiber Cement Lap Siding 0 10 20 30 Years 40 50 60 70 The Communicator • 9

Table of Contents Feed for the Digital Edition of The Communicator - Volume 1, Issue 4

The Communicator - Volume 1, Issue 4 Contents President’s Message The Art of Maintenance Deferred Maintenance – What Do We Do Now? What’s New in Paint Products and Building Materials 2008/2009 Events & Educational Calendar Welcome to CAI BayCen Index to Advertisers

The Communicator - Volume 1, Issue 4

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