Condo Media - January 2011 - 48

MAINTENANCE

by David Horton, P.E.

Engineered for Service
Understanding the Engineer’s Role

hat does an engineer do, and why might a condominium association need to hire one? Here is a general definition from Wikipedia: “Engineers work to develop economical and safe solutions to practical problems, by applying mathematics, scientific knowledge and ingenuity while considering technical constraints.” Engineering encompasses a broad field of study and practice that includes dozens of disciplines and subdisciplines. Simply put, engineers are the technical problem solvers and designers that help turn ideas into reality.

they bear legal responsibility for documents they stamp. In order to become licensed as a P.E., an engineer must meet a rigorous criterion of education, work experience, peer review and technical examination.

order), the engineer would review and comment on it first before forwarding it to the board. This helps keep the contractor honest, and it enables the board to make a more educated decision.

Hiring and Working with an Engineer
A condominium may need to hire an engineer for many reasons. First, for some types of projects (e.g., structural repairs, septic system work), law requires an engineer’s stamp. If a project is large enough, the local building official also may require engineering design and oversight to make sure the project is done properly (controlled construction). Most of the time, condominium associations hire an engineer when they are facing a problem or project that is just too complicated to handle on their own. The technical knowledge and construction expertise an experienced engineer brings to a project can be invaluable to the association. Good communication between the engineer and the association is essential. The engineer’s job is not only to diagnose and solve the problem, but also to help the trustees and owners understand the facts and reasoning behind their conclusions and recommendations. Engineers are always striving for better ways to explain complex technical information in more “normal” language. If the association has hired a contractor to do work at the property, the engineer typically functions as an intermediary between the contractor and the board (or manager). For example, if the contractor asks for extra payment for a change in the scope of work (a change

Engineering Services
Engineering services for condominium properties generally fall into one of the following four categories: Property Inspections. Perhaps you are concerned about the physical condition of your condominium. How good (or bad) is it? What needs to be addressed now, and what can be put off for a few more years? While individual community members have differing opinions on this topic, an engineer can provide an independent, objective evaluation of your property and give you guidance on where to prioritize your resources in managing your property, both now and in the future. Some engineering inspections are broad and routine, while others are more detailed and targeted toward specific concerns. For example, a reserve study, which is typically performed every three years, documents the current conditions of the common area elements and provides recommendations for replacing them in the future (both scheduling and costs). Reserve studies focus on future financial planning, and are not concerned with immediate repair needs or construction defects. In contrast, other engineering inspections, such as condition surveys and transition inspections are much more detailed and focused. These inspections include examinations for construction defects and code violations, and typically include detailed recommendations

Common Types of Engineers
Condominium associations typically interact with engineers that are involved in the building construction industry, including: • Civil Engineering: Site development, surveying and design of roads, drainage systems, sewage systems and basic structures. • Structural Engineering: Design of concrete, steel and wood components for buildings, foundations, bridges and other complex structures. • Mechanical Engineering: Design of plumbing, heating, ventilation and cooling systems for buildings. • Electrical Engineering: Design of electrical, lighting, security and fire protection systems for buildings. In the United States, the state government must license engineers who practice in the main disciplines listed above. Registered Professional Engineers (P.E.) have the authority to sign and stamp construction documents, engineering reports, drawings and calculations, and

CONDO MEDIA • JANUARY 2011

Condo Media - January 2011

Table of Contents for the Digital Edition of Condo Media - January 2011