Helping a condo board decide what to fix first, and what it will cost
Case study: Building envelope condition assessment
A condominium association knew its buildings were aging but had no clear picture of which problems were urgent and which could wait. They needed a plan they could take to owners and contractors.
At a glance
- Building: Lakefront condominium community, two residential buildings and detached garages, built in the late 1990s
- Location: Lake Norman, North Carolina
- Services: Building envelope condition assessment with prioritized capital planning
- Systems reviewed: Roofs, exterior walls, windows and doors, balconies and breezeways, garages
- Result: A ranked repair plan with rough cost ranges by year
The problem
The board was hearing about leaks, worn siding and soft balcony decks, but every contractor who looked at the property had a different opinion and a different price. They wanted an independent view of the whole envelope before committing owners' money.
What we did
We walked both residential buildings and the garages and used representative sampling to review the roofs, the exterior walls and their flashings, the windows and doors, and the balconies and breezeways. Every finding was photographed, marked as acceptable, monitor, or correct, and tied to a location on a site map.
What we found
The property was in the condition you would expect for its age, with a mix of routine maintenance items and conditions that needed near-term attention. The roofs showed poor original workmanship and age-related wear. The compressed wood-fiber siding was deteriorating in several areas, along with some improperly installed flashings. Balcony decking and trim showed general deterioration from age and maintenance.
What we recommended
We sorted every item into four tiers: Immediate (within 12 months), Years 1 to 2, Years 3 to 5, and ongoing maintenance, each with a rough order-of-magnitude cost range. Highlights included planning for roof replacement in Years 3 to 5, spot or full replacement of the wood-fiber siding with fiber cement, and rebuilding balconies with composite decking, metal saddle flashings at the beams, and confirmed slope for drainage.
Why it matters
A condition assessment turns a list of complaints into a budget. The board could compare contractor bids against an independent scope, schedule work over several years, and explain to owners why each project mattered.
Client and property names are kept confidential. References are available on request.
Dealing with something similar? Send us the address and what's going on, and we'll reply with a scope and fee. Request a proposal or read more about condition assessments.