CAI-NJ Aug.2016

& What is the biggest

"Halfway through a full lobby renovation, the specialized tile intended for the floors, previously confirmed as shipped, was backordered by a full 6 months. It had taken the Association so long to choose the design based on that product, but there was no was that the project could sit that long. We held an emergency meeting at which our vendor offered a presentation with available alternatives. The community responded enthusiastically and positively – we were able to achieve a solid vote on a different option, and continued the renovation with a delay of only 2 days." Alexandra Crossett Associa ® – Community Management Corp. "A few years back two families in a townhome building suddenly experienced un-level counter tops, sloping floors and cracked tiles. The issues were serious enough to hire an engineer to do some invasive testing then. Based on the reports received, experts proposed remov- ing the existing foundations and properly back filling and stabilizing the soil before re-pouring the foundations. The estimated timetable of displacement was a few months. The families were moved to extended stay hotels. Furniture, flooring, appliances and all personal possessions on the first levels were removed to pods and storage facilities. Well, during foundation removal the contractor found the concrete to be several inches thicker than normal, an indica- tion the developer likely knew there was a drainage issue or high water table. In addition, soil had “disappeared” a foot or two below the footings. There was no sign of water or wash out so where the soil went remains a mystery. With no guarantee the proposed stabilization and back filling would not eventually result in “disappearing soil”, the engineers went back to the drawing board and specified helical piles be installed into the bedrock to shore up the sinking foundations. These piles are hydraulically screwed into the ground and attached to an elaborate anchoring system. Some piles were driven more than 15 feet down before solid bedrock was hit. The final timetable when all was said and done – 7 months!" Terry Viggiano, CMCA, AMS, PCAM, ARM, Whispering Woods, RCP Managment

construction nightmare you have uncovered while doing a project, and how was it handled? "I find the most frustrating of transition problems to be water penetration issues. My first experience took place nearly 20 years ago, with an association with a significant number of unit basements with substantial leaks. We went about the process in the usual way, with the association engineer inspecting, diagnosing the problem, and offer- ing a solution. After some back and forth, the developer agreed to the specified fix, and executed it. The problem was that the agreed upon solution did not fix the problem, and the leaks continued, but now were the Association’s problem, rather than that of the developer, because the developer had been released by doing what the associ- ation expert told them to. The lesson that I learned is that water problems should be viewed as a collaborative prob- lem, and releases given only when the solution is found to work, in the real world, and not just on paper." Michael Pesce, PCAM Associa ® – Community Management Corp. "The worst construction nightmare I uncovered was during a repaving project. As the contractor began to mill, we discovered the builder had buried broken / unused doors and windows under the road. The additional subsurface excavation, restoration & disposal cost several thousands of dollars. This occurred just 3 years after transition had been completed." Dan Fusco, CMCA Associa ® – Community Management Corp.

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