Page 1 - CooperatorNews NY November 2021
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November 2021                        COOPERATORNEWS.COM  are seeing a trend of buildings integrating a BMS where they can   track and control equipment more efficiently and remotely.    “When we are changing out major mechanical, electrical, and   plumbing (MEP) components, obviously we’re looking at greener   alternatives, as well as more energy efficient equipment,” adds   Resnick. “However, retrofitting old equipment with energy sav-  ing add-ons like variable-frequency drives (VFDs) is also more   NEW YORK  THE CO-OP & CONDO RESOURCE  COOPERATORNEWS  205 Lexington Avenue, NY, NY 10016 • CHANGE SERVICE REQUESTED  The forward march of innovation is constantly changing the face of nearly every   industry—including residential real estate. To keep co-ops, condominiums, and other   multifamily communities functioning optimally, we need to keep abreast of the latest   advancements in building systems. Here are a few of the latest trends.  Life Support System  Advancements in communication technology have led to more efficient and more   accessible ways to keep tabs on what’s going on in our buildings at any given moment.   One of the most notable in the last few years is building management systems, or BMS.   BMS software and hardware networks enable managers and building staff to moni-  tor everything from air quality to security systems, alerting them of irregularities, re-  porting in real time, and giving them valuable data on things like energy efficiency,   building access, and more. It’s almost as if the property is an organism, with the BMS   monitoring its vital signs continuously.  “We use them extensively at many of the properties we manage,” says Dan Woll-  man, CEO of Gumley Haft, a major management firm based in New York City. “It’s a   network of micro-computers that are placed on different equipment and in different   locations to check temperature, water flow, air flow, among other things. In buildings   with more complicated infrastructure, when you have this data, you can modify and   optimize all these factors; when they should run and shouldn’t, etc. You are able to ad-  just everything through an app on your phone or computer.  At some point you might   have to physically visit the components, but a system like this can cut off a disaster.”    Matt Resnick, an executive with AKAM Management, with offices in both New   York and Florida, adds that “there are many ways in which properties can focus on   improving existing mechanical equipment by taking advantage of software and tech   advances. For example, installing a BMS for the cooling/heating plants. In general, we   continued on page 12   continued on page 12   In light of the tragic condo building col-  lapse in Surfside, Florida, earlier this year,   condo and co-op boards, as well as rental   building landlords, are taking a hard look   at their building system inspection policies.   While all mandatory inspections exist for a   reason and should be taken very seriously,   among the most critical is façade inspection.   How  often  should  a façade be  inspected?   Should that inspection be done by a hired   professional? A local government official? By   a private agency? By one of each? If some-  thing troubling is found, what remediation   should be required and how quickly?  Causes & Effects  David Katz, an architect  and  project   manager  with  Katz  Architecture  based  in   New York, says, “Most damage occurs in-  crementally over time. If spotted early, the   conditions can be corrected, and the dam-  age addressed. If not, the results could be   catastrophic. Something as small as a hair-  line mortar crack will invite moisture. And   because water expands when it freezes, the   crack will grow larger during freeze/thaw cy-  cles. Left unchecked, that crack may lead to   steel corrosion, structural compromise, and,   in a worst-case scenario, masonry elements   separating and falling to the street.”    Giulia Alimonti, an architect with CTL   Group, also based in New York, concurs.   “It’s important to monitor the condition of   your façade to prevent deterioration. We also   must be able to prepare for capital projects   before they become critical, and to arrange   their financing without complications result-  ing from neglect.”  “In our experience,” adds Katz, “the worst   damage and deterioration has been the result   of  deferred  maintenance—either  due  to  a   lack of knowledge regarding city compliance   requirements, or to financial hardship. We   always advise our clients that the longer is-  sues are ignored, the costlier repairs will be.”  Among the most unfortunate effects   of the COVID-19 pandemic is the chill   it cast—and is still casting—over social   activities nearly everywhere, including   in multifamily communities. So little   was known early on about how the virus   was spread that group social activities—  the backbone of many co-op and condo   communities, especially those designed   for residents over 55—were put on in-  definite hold. No more holiday parties,   book clubs, or fitness centers. No more   planned outings or tennis lessons. Heck,   even committee and board meetings   were cancelled.   Now that the pandemic appears to be   receding (we hope), and we are learning   to live with endemic COVID, how do we   bring our communities back together?   Many still live in a state of low-level fear   and anxiety; others want their former   lives back. What are residential commu-  nities doing to solve this paradox and al-  low residents to socialize safely?  The Psychological Experience  Residents of multifamily buildings,   particularly  large  ones,  make  their  de-  cision to live there as a lifestyle choice.   Chances are that some portion of their   social life revolves around the commu-  nity, whether it be interaction in a gym   or pool, membership in a book or movie   club offered through the building, or the   occasional summertime roof deck happy   hour. They also seek the convenience of a   staff to assist with the exigencies of daily   life. This concept is particularly true for   co-op and condominium communities.   Members of these communities literally   buy into a specific social setting.   The advent of the COVID-19 pan-  demic changed all that. Initially, every-  one was told to  stay home.  No contact   with  others.  If  you  found  yourself  in  a   situation where you had to have contact,   say going to the grocery store, it was nec-  essary to wear a mask (maybe two) and   keep a safe distance between yourself   and anyone you might encounter, friend   or foe, neighbor or stranger.  That was hard enough when the pan-  demic began, but no one expected all   Trends in Multifamily    Building Technology   Building Systems Better  BY A. J. SIDRANSKY  Façade Inspections  A Critical Component of   Your Maintenance Plan   BY A. J. SIDRANSKY  Rebuilding   Community  Social Programming in   Challenging Times  BY A.J. SIDRANSKY   continued on page 15 


































































































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