CAI-NJ November 2020

Transition Tune-Up By Robert N. Roop, P.E., Lockatong Engineering, Inc.

Very early in the life of an association comes the transition process. A board of directors has been formed and the majority are owners with developer representatives being the minority. Often, board members are having their first experience in condominium leadership. What should they know in getting the association through the transition process?

T ransition is just as the word means – the transition of responsibility for management of the community from the developer/sponsor to the elected board. At this point a lot of administrative responsibilities move to the board, most importantly the responsibility for the physical assets of the association is vested in the board. The board must understand what those physical assets are, this is why a transition study is conducted. Important for all owners to recognize in the transition are the common and limited common elements as defined in the association’s govern- ing documents. Many owners believe the transition should identify defects within their private units and they can be very vocal about it. Boards need to make sure the scope of investigation is focused on common elements. Some

associations do want to learn if there are systemic defects in private units that should be brought to the attention of the developer. In that case, a survey of owners or inspection of selected units can be helpful. The transition study should be conducted by professionals experienced in building investigations and systems including HVAC, mechanical, fire protection and alarm, structure, and roofing. HOAs are simpler with limited common elements and more complex systems usually limited to a clubhouse. High rises have many unique systems like elevators, stair pressur- ization, cooling towers, booster pumps, and life safety provi- sions that require specialized knowledge to properly inspect. Professional engineers with certifications in building inspection are well qualified to conduct the transition study.

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