Condo Media - March 2012 - (Page 38)

VENDOR SPOTLIGHT Schernecker Property Services SPS Management Experience Comes Through in Massive Roofing Project at Quail Run by Ethan Blumen T he owners of the Village at Quail Run could not catch a break. During the winter of 2011, severe ice dams caused a million dollars worth of damages at the over-55 townhouse community in Hudson, Mass. That spring, engineers advised the association to replace the roofs on all of its 23 buildings. And finally, the entire roofing job, a massive project requiring 3,200 squares of shingles, needed to be done by November, or the association would lose its insurance coverage. “This was a multi-million dollar roofing project which would normally require about six months of construction,” says senior property manager Cathy Birnbrich of Alpine Property Management. “Quail Run needed a contractor with the experience and resources to get the job done in half that time.” One Contractor To Do It All After a competitive bidding process, the board hired Schernecker Property Services, a full-service contractor that focuses on large-scale exterior renovation and repair work for condo and multi-residential properties. Now in its 25th year, few contractors can match SPS’s longevity or experience. At first, because of the project’s scale and deadline, the association considered hiring three different contractors to perform the work in phases. But dealing with different contractors would have been a logistical nightmare, says Birnbrich. “Even so, we still didn’t think it was possible for one contractor to do it all.” David Horton, P.E., who specified, bid and oversaw the roofing project for engineering firm Noblin & Associates, believes SPS’s track record made it uniquely suited to meet the challenge at Quail Run. “In addition to being the low bidder,” says Horton, “we felt SPS had the resources to manage this job better than any other contractor in the condominium market right now.” Horton attributed the widespread water damage at Quail Run to poor flashing at critical roofing transitions and around dormers that could not withstand extreme ice dam conditions. Inadequate attic ventilation contributed to ice dam formation, Horton says. “Most roofs had four feet of snow on them, and when the snowmelt pooled behind the ice dams, it overwhelmed the waterproofing membrane at the eaves and the flashing at the dormers.” Insufficient flashing at the transition between the main roof and the porch roof was another major source of leaking. SPS Advice Helps Reduce Costs Accordingly, the scope of work for Quail Run’s roofing replacement called for SPS to install ventilation baffles at the eaves, and to remove construction barriers in the attics to allow unrestricted airflow from soffit to ridge vents. Extra exhaust vents were also added in some areas. SPS completed Quail Run’s multi-million dollar roofing project on time thanks to expert project management and the contractor’s focus on large-scale exterior work for the condo market. 38 ADVERTISEMENT

Table of Contents for the Digital Edition of Condo Media - March 2012

Condo Media - March 2012
From the CED’s Desk
Editorial Board
CAI News
CAI Regional News
Asked & Answered
Homeowner’s Corner
Volunteer Spotlight
Environmental
Vendor Spotlight
Legal
Self-Managed Association Boards
Maintenance
Landscaping
2012 CAI-NE Spring/Summer Service Directory
Advertisers Index
Classified Service Directory

Condo Media - March 2012

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