Condo Media - December 2020 - 37

underfunding. Enhanced analysis
includes options for modernization,
maintenance, and repair planning.
It means, although roofs may have an
average 25-year useful life, certain
exposures (e.g. southern) may cause
those surfaces to wear more rapidly than
others. It may be more economical to
schedule replacement in phases, thereby
minimizing the outlay in any one year.
An enhanced report will also contain
suggestions for routine maintenance
that will extend the useful life of various
components. This can be developed
into a complete maintenance plan,
in coordination with management
and maintenance personnel. Proper
maintenance and appropriate reserves
are intimately connected. Be sure your
engineer or reserve consultant understands this relationship.
Though it may seem obvious,
the most important aspect of a
well-developed reserve study and its
resultant maintenance plan is that it
is used. Both the board and the unit
owners need to buy into it and use it as
a planning tool and a transition guide
for future board leadership. Part of
this process is to make the plan visible.
Some associations post the plan on
their websites or in a common gathering space. However, whatever method
is used, do not let the reserve plan
wither in a desk drawer but rather use
it as a living document to be referenced
with every major future decision.
So, is an enhanced reserve study in
your condo's future? Not all associations
need one. Every community is different
due to maintenance history, age, material and equipment in place, etc. The best
bet is for the board to ask for this option
in their reserve study procurement request. Not all reserve study ﬁrms provide
this service. The board needs to ask and
then select the professional ﬁrm judged
to meet the community's speciﬁc needs
for the future it deserves.
Q JACK CARR, P.E., RS, LEED-AP, IS A
SENIOR CONSULTING ENGINEER FOR

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December 2020 CONDOMEDIA

Condo Media - December 2020

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