PROPERTY PRESERVATION AND CAPITAL PLANNING

Transcription

1 PROPERTY PRESERVATION AND CAPITAL PLANNING

2 Overview What am I looking for Remaining Useful Life Estimating Planning

3 TERMINOLOGY Shake Siding Service Head Barge Board Soffit / Overhang Belly Band Knee Brace Lap Siding Fascia Trim Trim Head Composition Roofing 4K Gutter Edge Flashing Window Sill

4 BUILDING COMPONENTS 1. Scupper and Downspout 2. Parapet Cap Flashing 3. Control Joint 4. Wall-Window Interface 5. Balcony Door Threshold 6. Balcony Rail Attachment 7. Vent Hood 8. Downspout Attachment 9. Saddle Detail 10. Deck Drain 11. Junction Between Dissimilar Components 12. Window Head 13. Window Jamb 14. Window Sill 15. Overflow Scupper 16. Planter 17. Wall-Concrete Slab Interface 18. Deck to Wall Interface

5 Common Components Spanish Tile Asphalt Shingle Flat Roof Slate Tile Metal Roof Cedar Shingle

6 PRINCIPLES OF WATER INTRUSION 90% / 1% Principle 90% percent of water introduced into a building enters at 1% of the locations of the exterior. 99% Principle 99% of intrusion is caused by errors in the application and installation of building components. To find the estimated amount of rainfall at your property use the following equation: (total sq of roof surface X 0.6 X annual rainfall) Here is a common example from a property you may have in your portfolio in Oklahoma City, OK. 100 unit property with 10 buildings. Each building has a roof surface of approx sq. Using the annual rainfall for Oklahoma City (37.2 /yr) it comes out to just over 446, 000 gallons of water per year.

7 WALL ASSEMBLIES FLASHING > Installed over projecting wood trim and dissimilar cladding materials > Integrates with WRB to facilitate egress of moisture

8 FLASHING Proper slope Integrated correctly with WRB Properly dimensioned Proper egress

9 FLASHING Installed between dissimilar building components

10 ROOF TO WALL Minimum 1 to 2 clearance between cladding and roof Proper installation of step flashing at roof to wall juncture

11 DIVERTER FLASHING Installed at roof to juncture and above gutter termination Gutter clearance minimum 1 from wall

12 What s Wrong Improper clearance Roof to Wall Omitted diverter flashing Omitted flashing at belly band

13 VENT PENETRATIONS Improper installation of ducting can lead to damage behind siding. Staining emanating from siding around vent locations can be a warning sign of improper ducting installation.

14 VENT PENETRATIONS Improper installation of ducting can lead to damage behind siding. Staining emanating from siding around vent locations can be a warning sign of improper ducting installation.

15 BLOCKING Blocking for vents, electrical and plumbing fixtures requires properly installed flashing and egress

16 CLEARANCE Minimum 6 clearance between cladding and grade Provides egress at transition between wall and grade Mitigates wicking from ponding water into wall assembly

17 WINDOWS Deteriorated trim Omitted dynamic sealant joint

18 WINDOWS: DYNAMIC SEALANT JOINTS Accommodates thermal movement of vinyl window assemblies Dimensioned ¼ to 1 Width

19 WINDOWS Omitted Dynamic Sealant Joint Open voids between window and trim facilitates water intrusion

20 WINDOWS Window Trim Deficiencies

21 Exterior Siding Evolution

22 Deck Systems Omitted flashing at ledger Staining

23 DECKS Improper slope Improper clearance Cracking in deck membrane Evidence of rot in framing

24 HORIZONTAL SURFACES

25 Finding issues early matters

26

27 Common Areas

28 Site Components

29 Central Systems

30 Estimated Useful Life

31 Estimated Useful Life

32 EUL ASSUMPTIONS A component of 15 years of life or more will be replaced no more than once over the term Certain components having 15 year expected useful life (EUL) will actually need to be replaced more often than is defined within the term due to lower quality components and higher wear and tear from residents. Refrigerators are reflected as all units replaced at least once over the term Stackable washer and dryers are reflected as all units replaced at least once over the term

33 EUL ASSUMPTIONS Certain components having 15 year (EUL) will actually last longer over the term due to repair and replacement of parts within the component that will prolong the (EUL) of the component without the need of full replacement Ranges and Range Hoods will typically outlast (EUL) over the term with ongoing repair of internal parts Dryers will typically outlast (EUL) over the term with ongoing repair of internal parts Cabinets/ Interior Trim/ Countertops will typically last the life of the term with the exception of abuse or water damage thus showing some replacements throughout the term but less than the (EUL) suggests Certain items will fit into their (EUL) but need ongoing annual attention within the analysis Interior doors Carpet and Vinyl flooring Faucets Lighting/ Smoke Detectors/ Exhaust Fans/ Heaters

34 EUL ASSUMPTIONS Exterior Envelope items are assumed to last the entire term with regular ongoing maintenance. Sealant removal and re-application should be completed on a 3-4 year reoccurring schedule to ensure proper protection of envelope components and systems. Exterior painting reoccurring every 7-8 years within the term is assumed to include proper sealant removal and replacement in order to maintain as designed water proofing. Asphalt seal coat is assumed to be re-applied and striped every 6 years within the term with major repairs and possible tear out or substrate work occurring between years over the term. HVAC, Fire Life Safety and common area systems should last their defined (EUL) if quarterly maintenance plans are in place and followed. Elevator maintenance plans should be in place for annual inspection Landscape maintenance plans should be analyzed and potentially modified as the property ages with concern to decreasing needed irrigation and increasing pruning and tree trimming. Gutters, downspouts, and ground drainage systems should be budget 3 times/year: early fall, mid-winter, and spring. Roof maintenance should be on a reoccurring schedule every 3 years: no high pressure washing, a chemical application, dry out, broom down of any growth, and rinse of the roof surface is all that should be needed.

35 Estimating Work with trusted vendors / contractors Use industry relationships to gather info RS Means Exactimate Previous projects RFP s / RFQ s Proper Scopes Current Composition shingle roof $3.25sq/ft Hardi siding $5.50sq/ft Gutter / downspout $5.75 ln/ft Exterior paint $850/door Windows $ /window Sealcoat $1.85/sq/ft Asphalt replace $3.70 sq/ft Sidewalks $4.75/sq/ft (4"deep) Refrigerator $ Range $ Dishwasher Water heater $ Cadet heaters

36 Annual Planning

37 Capital Planning 1-10 yrs

38 Capital Planning 1-30 yrs

39 Reserve Analysis Existing Reserve Balance Annual Deposit / Unit Dynamic, Realistic, Flexible, Actionable

40 THANK YOU FOR YOUR TIME ANY QUESTIONS Feel Free To Contact Me for any Further Information AMINSTITUTE.NET BallJanik.com