February 2025 CT

MANAGEMENT TRENDS

Chillers, Roof Drains and Footings, Oh My! By Elaine Warga-Murray, MA, CMCA, AMS, PCAM, E.W. Murray Consulting, LLC

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“High-Rises: Often require full-time on site staff, including concierges, building engineers, and security teams...

M anaging high-rises differs significantly from tradi tional condo or HOA management due to the unique challenges and complexities of tall, multi unit buildings. Most managers of high-rises often require a unique skill-set in addition to manager credentials. Here’s a breakdown of the key differences: 1. Building Systems and Infrastructure • High-Rises: Require maintenance of sophisticated sys tems like elevators, HVAC (centralized chillers or boilers), fire suppression systems, and water pressure pumps. • HOAs: Typically deal with simpler infrastructure like roads, shared amenities, and standalone unit utilities. 2. 24/7 Operations • High-Rises: Often require full-time on-site staff, includ ing concierges, building engineers, and security teams, to handle daily operations and emergencies. • HOAs: May rely on periodic management visits or part-time staff since individual homeowners handle most issues.

3. Space Optimization • High-Rises: Space is limited, requiring strategic man agement of parking, storage, and common areas. • HOAs: Often have more land and flexibility to man age amenities like parks, pools, and clubhouses. 4. Emergency Preparedness • High-Rises: Must have detailed evacuation plans, backup power systems, and frequent safety inspec tions due to the higher risks associated with vertical living. • HOAs: Focus on broader community emergency plans, often involving individual homeowner preparedness. 5. Financial Management • High-Rises: Operating budgets are higher, reflecting costs for elevators, energy, full-time staff, and structur al maintenance (e.g., façade inspections). • HOAs: Costs are distributed more evenly, often involving landscaping, road upkeep, and shared amenities.

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FEBRUARY 2025