Managing a coastal condominium or commercial property is a major responsibility, which often falls into the hands of those who do not have a background in structural engineering. While many property managers and Homeowner Associations (HOA) have the best of intentions for maintaining their buildings, early warning signs of structural issues can easily go unnoticed.
It is not a question of whether your building requires maintenance, it is more a question of when – The truth is that every building will require maintenance, and structural issues can and will occur over time. Just as with a single-family home, or any structure, maintenance is required to maintain the appearance and integrity of the building, and inspections and repairs are all part of the process.
Properties that are located along the coastline endure additional challenges when it comes to maintenance. Along Florida’s coast specifically, the complications buildings naturally face are compounded by saltwater spray, sandy soil, high winds, and extreme conditions caused by hurricanes.
Interior cracks, splits and movements within the building are common and expected in any structure, but sometimes they can be a sign of serious underlying issues that, if ignored, can result in major damage, premature failure, and costly repairs. While it can be easy to avoid and delay basic preventative maintenance, unexpected issues can end up costing much more than necessary maintenance activities. In fact, it has been reported that reactive maintenance expenses are two to five time more than using a preventative approach.
So, what is preventative maintenance?
To put it simply, preventative maintenance is a type of HOA or condominium association maintenance plan that focuses on taking a proactive approach to structural repair and replacement. With this plan, components that are the responsibility of the community are routinely maintained, resulting in a decreased probability of major damage or structural failure; it also allows professionals to inspect and identify issues before they become serious.
With a proper maintenance plan in place, associations can:
Create realistic and accurate budgets
Be prepared and anticipate maintenance needs
Accurately plan and project reserve funds
Lower overall operating expenses
So, where does one begin to assess their structural maintenance needs? While much of this becomes the responsibility of building owners, property managers, and associations, it is crucial that a trained professional inspects and assesses areas that have immediate need, as well as identifies areas to watch and regularly maintain. If complex damage goes unnoticed or is ignored, it is likely that it will increases the future cost of repair, as well as pose serious safety risks for residents.
Proper maintenance and inspections can detect and address small problems before they become major ones. For more information on how to maintain and ensure the value of your coastal property, contact Keystone Engineering & Consulting.