Condo Media - August 2021 - 24

WINTER PREPARATIONS FOR NEW ENGLAND COMMUNITIES
AVOIDING THE BIG FREEZE
Be sure to inspect, professionally
clean, and repair gutters and downspouts.
Leaf shields or gutter guard
covers might be good if your community
has many mature trees with
leaves, but Carr says, in some cases,
it's best to remove gutters and simply
allow melting snow to drop to the
ground below.
Ice dams can be a big problem in
multifamily buildings. As water in
gutters freezes, it backs up under roof
shingles. Ice dams aren't caused by
the cold but by heat escaping the attic
and penetrating the edge of the roof,
causing the water to repeatedly freeze
and thaw. As that happens, the ice dam
climbs the roof and eventually gets to a
point where it's not protected by an ice
barrier underneath the shingles.
Improving ventilation and/or insulation
on the attic fl oor usually helps.
" If you only have eight inches of insulation,
maybe you need 20 inches to
get rid of the ice dams, " Carr explains.
Chipping away at ice dams with ice
rakes can damage the roof, so it's best
to address the root cause.
KEEP THE HEAT ON
In most condominium buildings,
responsibility for maintaining HVAC
equipment falls on the unit owner because
they have their own heat pump
or furnace in their unit. But many midrise
and high-rise condominiums have
central HVAC systems.
If the system belongs to the unit
owner, Carr recommends sending a
reminder that they are responsible for
maintaining their system and should
have it checked annually prior to the
heating season - in September or
October - especially if it has anything
oil-related, which could cause a residue
that clogs the system and stops
it from working. Owners planning
winter vacations should be reminded
to set their thermostats at a minimum
of 50 degrees, he adds.
" I've seen it many times that the unit
ceiling sprinkler system freezes and the
resultant burst pipe fl oods neighbors
24 CONDOMEDIA August 2021
two, three, and four fl oors below, "
Carr says. " Insurance companies go
nuts. And the unit owner has a responsibility
to protect their neighbors. "
Communities responsible for
maintaining the boiler or chillers
and other heating and cooling equipment
on the roof, such as heat pumps,
should also have that equipment
checked annually by the service
provider, which is typically the gas
or heating oil company.
When it comes to snowbirds,
Barkan Management encourages
boards to have a rule that if owners
are going away for an extended period
of time - say at least three days - that
they set their thermostat to no lower
than 55 degrees and ask a neighbor or
friend to check on the unit periodically.
To avoid pipe bursts, make sure exterior
faucets are turned off. Modernday
exterior faucets are typically
frost-proof, but those in older condominium
communities may not be.
Consider sending owners a reminder
that outside faucets need to be shut off
beginning on a particular date, such as
November 15, Thiboutot says.
There's usually a shut off valve
inside each unit. Maintenance staff
also should ensure that common area
spigots are off and that irrigation lines
for watering landscaping are drained
or blown out via an air compressor.
PAY ATTENTION TO ROADS
AND PARKING LOTS
The condition of your parking lot and
access roads is key during the winter.
Asphalt paving is one of the biggest
assets a condominium association has
but it is also long lived and typically
can last 25 to 30 years before needing
major work, Carr says.
But don't wait for winter if you
have issues with your parking lots
and roads. Ignoring problems can
lead to bigger problems. Plus, you
have to work with the seasons.
Plants that produce asphalt aren't
open year-round; they typically close
in the fi rst week of November.
Make sure that anything damaged
the previous winter is addressed.
" Frost heaves, " or the swelling of soil
when it freezes, can cause pavement
to shift while sewer or water service
caps may have " lifted " and could be
struck by a snowplow, Thiboutot
says. The same goes for walkway
bricks or pavers that may have
moved and could make shoveling diffi
cult or create tripping hazards.
MOVING THE WHITE STUFF
If you're unhappy with your snow
and ice removal company and want
to find another, put out RFPs as
early as July because big companies
try to have all their planning, hiring,
and training for the upcoming
winter done by September. Review
the previous year's performance and
budget annually.
If you're unhappy with your snow and ice removal company
andwant to fi nd another,put out RFPs as early as July
because big companies try to have all their planning, hiring,
and training for the upcoming winter done by September.
Condo Media - August 2021

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