As fiduciaries, the board is responsible for the safety of the building: structure, façades, roofs, elevators, plumbing, and HVAC and boiler systems. Obviously, the board is not expected to do this work themselves, so they surround themselves with many professionals and vendors who specialize in particular areas.
The board needs to hire the appropriately qualified and licensed professionals, according to the relevant code. For repairs or major safety upgrades, they may need to hire architects, structural engineers, mechanical engineers, exterior engineers, elevator consultants or mechanics, and more. By engaging all the appropriate specialists to identify and address potential hazards, and by ensuring preventive maintenance and repairs are done in a timely manner, a board can be confident they are providing the safest conditions for themselves and their neighbors.
- The property manager is responsible for making sure that the building adheres to all safety codes and gets all required inspections. For example, they typically initiate and schedule the FISP inspection and keep the board apprised of the inspection details as the date approaches.
- Property management firms can manage the building code compliance in-house or through a third-party service that notifies them of compliance deadlines as well as any violations for noncompliance.
The property manager is responsible for making sure that the building adheres to all safety codes and gets all required inspections. For example, they typically initiate and schedule the FISP inspection and keep the board apprised of the inspection details as the date approaches.
Property management firms can manage the building code compliance in-house or through a third-party service that notifies them of compliance deadlines as well as any violations for noncompliance.
Superintendent/ Resident Manager
(Super/ RM)
- The super is frequently responsible for coordinating routine inspections with service providers such as elevator service, exterminating, fire safety inspections and the like.
- Architects are big-picture thinkers; visionaries who can provide several general concepts or alternatives so that owners and boards understand their options.
- An architect typically creates concept drawings, also known as renderings, of a proposed change, such as a new lobby configuration.
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Architects are big-picture thinkers; visionaries who can provide several general concepts or alternatives so that owners and boards understand their options.
An architect typically creates concept drawings, also known as renderings, of a proposed change, such as a new lobby configuration.
Engineers are the specialists who focus on specific requirements within the overall design, such as the envelope, HVAC (heating, ventilation, and air-conditioning) system or lighting specifications for the new lobby.
- Mechanical engineers work on the mechanical systems of a building, including the HVAC system. Other mechanical systems include lighting, sprinklers, standpipes, and elevators. Mechanical engineers are often called upon to lend their expertise to any sustainability efforts that the association undertakes, and they typically perform required inspections, energy audits, and the like.
- Structural engineersmay specialize in analyzing the building’s overall structure to ensure it is safe. They examine loads, steel, and load bearing walls, and often oversee large construction projects. For instance, when New York City built the Second Avenue Subway, structural engineers inspected the buildings above and around the planned subway to confirm that they would remain safe as the work took place.
- Exterior engineerswork on everything related to the exterior of the building: façades, roofs, and windows. These engineers also deal with parking garages, as they are typically built with the same materials as the building. Exterior engineers are the ones who order the sidewalk shed to be installed when they observe unsafe conditions that could potentially harm pedestrians. The exterior engineer is also responsible for drawing up the plans and bid documents for New York City’s Façade Inspection Safety Program (FISP, formerly known as Local Law 11).
Attorneys play an important role in reviewing agreements pertaining to the upgrades, replacements and servicing of the building’s various systems.
Attorneys ensure that the agreements are legally binding and enforceable, and that they protect the interests of the parties involved. They make sure that the terms are clear, fair, and in compliance with relevant laws and regulations.
Agreements that attorneys review include;
- Maintenance/ service agreements
- Leasing or renting of equipment or systems
- American Institute of Architects (AIA) agreements, which is the industry standard and most widely used agreements in construction because they are considered fair and balanced for both the owner and the contractor
- Lease agreements where the building leases out space for laundry, billboards, cell phone antennas, solar array installations, etc.
Insurance professionals work with building owners, managers, and other stakeholders to assess the risks associated with the building envelope, HVAC, plumbing, electrical, and elevator systems, and any repairs, construction, or replacement of the same.
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Insurance professionals review the insurance of all contractors, sub-contractors, and maintenance service providers to ensure that they are properly insured to provide their service in the building without additional risk.
Many of the larger property management firms have an in-house insurance professional that reviews the same.