POST CONSTRUCTION/USE AND MAINTENANCE PHASE
CAPITAL RESERVE FUND STUDIES
Quality Built’s professional staff perform accurate, straightforward, reserve studies and insurance appraisals for community associations throughout the United States.
Quality Built® has the inspection, construction and financial expertise to determine the current and useful remaining life of a facility’s components and to determine the replacement cost of those components. These results are then used to determine a funding plan which helps assure that homeowners are providing adequate money for the repair and replacement only and not over-funding the association.
Quality Built’s reports will comply with the governing provisions of your state as well as any federal or private industry regulations that may apply.
Quality Built’s Reserve Study Services provide the following:
- Identifies all qualifying assets and components of the study.
- Perform a thorough site inspection that identifies current immediate need issues and deficiencies of components.
- Establishes quantities and replacement costs of components.
- Determines useful life & projects remaining life of all components
- Computes funding requirements, total and per unit.
- Provides a comprehensive narrative report with a summary, charts, photographs and disclosures.
PROPERTY CONDITION ASSESSMENTS
Quality Built®’s team of professional engineers, master code professionals and certified inspectors possess
the experience, knowledge and qualifications to conduct Property Condition Assessments that offer owners,
financial institutions and property managers insight into their facility’s physical condition.
Quality Built’s Property Condition Assessment Reports provide detailed and reliable information and
associated photos in a professional format that documents current building conditions and system lifecycle
status, and identifies potential or current problems that need to be addressed. In addition, Quality Built
provides cost information associated with immediate and anticipated long-term repairs and upgrades over
a specified capital expenditure term.
Whether a baseline assessment of existing conditions or a targeted evaluation of a specific area of concern
Quality Built provides a focused, cost-effective Property Condition Assessment that fits your individual
Our proven professionals will assess and report on these primary building components:
- Structural Components
- Roofing System
- Exterior Cladding
- Exterior Doors & Windows
- Waterproofing and Overall Impermeability
- Mechanical, Electrical and Plumbing Systems
- Interior and Exterior Finishes
- Interior, Exterior and Parking Area Lighting Systems
- Pavement and Storm Drainage System
- Landscaping and Irrigation System
Quality Built provides builders and developers with the highest quality of forensic investigation, field testing, and consulting services available. This service includes our unbiased and expert opinion when it comes to identifying the origin and cause of a loss and the extent of damages.
Our Forensic Investigations Include:
- Investigation of building envelope failure, water intrusion, fenestration and flashing system failure, product analysis and construction detail compliance. Destructive and non-destructive testing, ASTM water testing and product testing. We also provide geotechnical and subsurface water intrusion consulting services.
- Photographic and video documentation of deconstruction and investigation as well as detailed reporting of our findings suitable for litigation proceedings.
- Expert witness testimony – Forensic Architects and Engineers on staff
- Commercial and residential structures
- Forensic services focused on builders and developers
POST-CONSTRUCTION HOMEOWNER’S ASSOCIATION (“HOA”) TURNOVER SERVICES
When condominium projects are completed, they eventually change control from the developer to a Condominium Association or a Homeowners Association (HOA). Along with this change of control naturally comes a shifting of the maintenance and operational responsibility from the developer to the HOA. Of course, it is no surprise that newly controlled HOAs have a lot of incentive to blame developers for many construction issues as they attempt to shift their new responsibility and cost for building issues from homeowners back to the developers. Moreover given the fact that construction issues often come to light around the same time as turnovers occur and often become the catalyst for HOAs filing construction defect lawsuits. For all of these reasons it is crucial for developers to consider and use all of the tools available to them to help minimize these risks and try to set the stage for a smooth transition to HOAs
Quality Built offers a full line of Post-Construction Turnover Services to mitigate these risks. Here is a brief discussion of some of those tools.
Documentation at the time of Turnover: Depending on the size of a project, it can be several years old at the time to assume the responsibility to maintain. This means that a project may already have minor issues that are signs of “normal wear and tear” and cosmetic conditions. It is important that these conditions are documented at the time of the turnover. This provides you with a baseline of data that will help prove later that conditions existed at the time of turnover and to determine whether those conditions have changed over time. This may help establish that ordinary wear and tear and aging are just that and not original defects in construction.
- HOA Turnover Inspections
Quality Built’s HOA Turnover Inspections provide comprehensive site observations and transition documentation of common areas and exterior building conditions before projects are turned over to HOAs, which may include:
- Final roof covering, gutters and downspouts
- Exterior wall surfaces, entry and garage door surfaces
- Non-exclusive common use balcony deck coatings and railings
- Exterior lighting
- Sidewalks, curbs, parking area and hardscape
- Irrigation, drainage and landscape
- Perimeter fencing
- Exterior mechanical equipment
- Trash enclosures
- Fire hydrants
- Mail boxes
- Signage and monuments
- Utility shut-off controls
- Report of observations/conditions including digital photographs.
- HOA Maintenance Manual Development
People often buy condominiums to avoid the time and expense of performing homeowner maintenance; maintenance that should be contracted and paid for by the HOA. It is important to communicate clearly what specific components of the structures, equipment and amenities must be maintained including specific tasks to complete and either a schedule to perform those tasks or what to inspect to determine the proper time to complete each task. It is often the lack of maintenance by the HOA that leads to deterioration of a project which can then interpreted by the HOA as a construction defect. A customized and comprehensive HOA Manual can support the transfer of these responsibilities to the HOA and make the HOA responsible for matters may appear as construction defects, but is actually lack of maintenance
During production of the Manual, Quality Built will collect digital copies of the Operation and Maintenance (O&M) manuals for all manufactured products maintained by the Homeowners Association and will use the information in these O&M manuals to compile and create specific maintenance checklists and guidelines.
These checklists will provide the following:
- Specific maintenance directives, per component, per required frequency (daily, weekly, monthly, etc., as applicable)
- The means by which the HOA can track the on-going maintenance of each component.
- An outline of the basic Preventive Maintenance (PM) procedures of the Homeowners Association.
- Annual Inspections
The HOA normally has the duty and responsibility to keep common areas in a good state of repair and condition. If a failure to maintain the common elements results in damage to the property, the Board of Directors can be responsible due to their neglect. Annual inspections are an economical way to document the aging of a project and to put the HOA on notice each year of the effects of deferred or incorrectly performed maintenance.
On an annual basis, Quality Built will perform an inspection to look for signs of structural distress or water intrusion and verify maintenance is being performed according to the industry standards as presented in the HOA Maintenance Manual. Documentation includes a report of observations/conditions including digital photographs.
With some proper assistance from Quality Built, HOAs and developers can avoid many issues before they become a real problem.