Maintenance issues can be tricky

Article Courtesy of The Forum Publishing Group

By CHRIS GUANCHE

Published August 31, 2007 

 

In Broward County, condominium owners are no strangers to maintenance issues.

Despite the high costs for upkeep at local communities, issues can include fixing porches and roofs, experiencing problems from unlicensed work, or engaging in costly concrete restoration for aging buildings. Substandard work from unlicensed contractors is a common complaint, according to Bill Raphan, assistant condo ombudsman at the state's Department of Business and Professional Regulation. Raphan said some condo associations turn to unlicensed contractors to cut costs, but cutting corners can have serious consequences.

"If they're not licensed, there's a good chance they're not insured, either," Raphan said. "You assume a terrible responsibility when you do that and it's not a good corporate decision."

  
If a current construction project is unlicensed, Raphan said a municipality or county can red-flag the issue and ask for new engineers and licensed contractors to take over. If the project is already finished, they can demand it be reconstructed to proper municipal code.

As condos age, many communities face issues with concrete restoration. Broward County requires that buildings receive a complete inspection after 40 years. As that 40-year mark nears for many older buildings, Raphan said associations have been caught off guard and find themselves unprepared. The issue is especially apparent in coastal condos, which suffer from salt damage and consequently have higher insurance costs. To properly address the situation, Raphan said associations need to set aside reserve funds specifically for condo restoration.

"Many condominiums are doing it because they're big ticket items," Raphan said. "Now it's become an issue almost everywhere."

In addition to concrete restoration, Raphan said, contributing factors such as aging pipes and elevators mean that condos should be inspected every five years, rather than after 40. Periodic inspections are important, but should come from independent inspectors, according to Jan Bergemann, president of the Internet-based condo assistance group Cyber Citizens for Justice.

"If people are inspecting [condos] who have financial interest, you know you don't get an unbiased report," Bergemann said. "There are too many boards who don't really have the expertise, and then they just rely on what they're being told. [Inspectors] often have their own finances in mind."

Bergemann agrees associations should set aside funds for maintenance work. But those funds shouldn't be easily accessible, he said.

"There have to be some safeguards to put these reserve funds in certain accounts where not even the board of directors can just grab them if need be," Bergemann said.

Bergemann said there are some obstacles to gathering reserve funds. Some seniors in condo communities have what Bergemann calls "a dying attitude" and don't want to put aside maintenance funds since they don't anticipate being alive by the time the maintenance is needed. The key to keeping associations on track about every issue is owner participation, he said. Owners need to attend board meetings and stay informed.

"For many, it's the biggest investment they've ever made in their life," he said.

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