Condominium Renovation Design Consulting: What Information Do You Need and Who Do You Hire to Get It?

Property managers and condominium boards often struggle with selecting the right consultants to get them the information they need to make decisions about the maintenance and renovation of their buildings. Here is an overview of the process and recommended reports to get you from fielding random comments at the homeowners’ meeting to presenting an organized and well-informed plan to your homeowners.

Reserve Studies

Ideally all associations should have a reserve study in place. A reserve study identifies the status of each building component, its projected lifespan and cost, and the date of its projected replacement. Reserve studies vary and do not have a set template like a real estate appraisal. They can be quick overviews or in-depth analyses. Oftentimes associations will ask for a review of a specific aspect of the building such as a window or roof replacement. The most common assessment issues are associated with mechanical systems, roofing assemblies, windows, and exterior cladding. These components typically are the highest maintenance items and require replacement more often than other components such as plumbing fixtures or electrical equipment. A good reserve study can get the association a long way toward making the best decisions as to how to spend their reserve dollars.

Building Committee or Advisory Board

Numerous decisions are involved in moving your project forward. The best way to get things rolling is to appoint an advisory board of interested association members. Ideally the advisory board brings a variety of expertise to the table that can be leveraged to the association’s benefit.

Architect

The number of design consultants that can be retained on a project can be overwhelming. Sometimes associations hire sub-consultants directly but more often they rely on an architect to subcontract these specialty fields. Typically the architect serves as the lead consultant and hires the sub-consultants to address the project needs. The architect takes responsibility for defining the scope of work for each sub-consultant and coordinating the work of each with the grand design. The architect’s role in the beginning of the project is to gather the data together to initiate the design process. Everything from plans and specifications of the existing building, applicable reports, and verification of planning compliance is compiled to get started. The architect(s) assists the owner in defining the project goals and making recommendations on what additional reports or sub-consultants may be needed to move forward.

Energy Conservation Studies

In this day and age energy costs are ever increasing, and more HOAs are prioritizing sustainability. An energy study can be a useful tool in addressing conservation improvements. Energy conservation consultants use a variety of techniques to determine heating and cooling losses. Physical inspection of the site and equipment, building modeling, and thermo-photography are just some of the ways that energy consultants determine the energy efficiency of the building. Both mechanical engineering firms and energy conservation consultants provide these services.

Electrical and Mechanical Engineers

Mechanical and electrical engineers are often housed in the same firm. They evaluate existing systems as well as provide designservices. Based on their review ofexisting conditions and the client’s wishes, they will design and specify modifications or new equipment. Mechanical and electrical engineers are typically required to stamp drawings submitted to a local building department for major modifications. Often times mechanical and electrical engineers are called upon to provide assessments for a reserve study.

Acoustic Engineering

Current condominium owners and buyers expect the highest quality of sound attenuation at the demising walls of their units. Acoustical engineers provide designs for wall and ceiling floor assemblies between units that assure acoustical privacy between units. They also make recommendations for exterior windows and wall assemblies to attenuate traffic and ambient environmental noise.

Civil Engineers

Civil engineers are required for a project that has extensive regarding or drainage improvements. For instance, if new parking is being added or a drainage problem that is causing water infiltration into the basement is being corrected, the services of a civil engineer would be required. Civil engineers are licensed professionals and their stamp is often required on documents sent to the building departments. Civil engineering firms often have land surveyors on staff as well.

Building Code Compliance

Building codes are constantly being updated and revised by local jurisdictions. Multi-family renovations often trigger building officials to request compliance on non-conforming conditions. These additions to the scope of work can often be expensive, unanticipated increases to the construction cost. On the other hand compliance can often be a very interpretive matter, and obtaining the opinion of a specialist can assist the architect and association in making the most cost-effective modifications—and in some cases avoid them all together.

Roofing and Building Envelope Consultants

Fritzlen Pierce Architects sometimes uses these consultants to address the unique building challenges of the alpine climate on the Colorado Western Slope. Roofing and building envelope assemblies often benefit from specialists who are intimately familiar with insulation and weatherproofing products that address water intrusion or infiltration issues that have consistently plagued an existing building.

Construction Cost Estimating and General Contractors

Qualified construction cost estimators and general contractors are key team members throughout the process. This is one consultant that the architect does not hire. General contractors with similar renovation experience are usually the best qualified to provide conceptual estimating from the onset of the project. They should be on board from the get-go to assist the condominium association in developing a budget and making choices on the scope of improvements.

Depending on the age and condition of your building and the association’s goals, you may also require assistance from the following consultants:

Landscape Architect
Fire Protection Designer
Building Color Consultant
Interior Designer

(Photo information: Ramshorn Condominiums in Vail, CO, is depicted in a three-dimensional Building Information Model (BIM). With BIM, a client can view any space from any vantage point and know what it is going to look like before it is ever built. This view shows the foundation/structural grid of the Ramshorn building. Courtesy of Pierce Architects.)

Fritzlen Pierce Architects

Pierce Architects has designed and administrated condominium renovations in Colorado’s Eagle and Summit counties for over 30 years. To learn more about condominium renovation or Pierce Architects, visit www.vailarchitects.com or call 970.476.6342.

Article by: Fritzlen Pierce Architects | Visit Author's Website |