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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