HOA-Maintenance-Plan-Series-Predictive-Planning

HOA Maintenance Plan Series: Predictive Planning

Predictive HOA Maintenance Planning

HOA-Maintenance-Plan-Series-Predictive-PlanningWhen it comes to HOA maintenance planning and predictive planning, there are many different aspects to be on the lookout for. Being able to spot things such as cracks in walls, or water stains on ceilings are just a few examples of “smaller” issues that can be a sign of a significant problem that something is wrong. Read on to learn all the different signs to look out for not only internally, but externally as well to keep your property in top shape for your residents.

Building Interior Monitoring

To ensure a successful predictive plan for your HOA maintenance, you must build an interior monitoring system to make sure any potential problems will never become a problem. To forecast and anticipate possible concerns in the interior of your home, you need to have consistent maintenance checks on floors, walls, ceilings, and any other building interior aspects of your home.

Exterior Monitoring

Areas to monitor on the exterior of your buildings include residence and clubhouse/office roofs, siding, brick, stucco, or other exterior wall material, windows, foundation, and doors. You may also have external plumbing elements such as pipes and electrical components like fuse boxes. Because harsh weather, hail, freezing temperatures, and the hot Texas sun can degrade materials, it makes sense to frequently walk the exterior of your buildings for cracks, fading, or chipped pieces. It’s normal for exterior elements to wear out quickly, and planning for it can help prevent damage to the interior of your buildings. Water, rodents, insects, and grime are able to make their way inside your property when external damage happens.

Grounds Monitoring

Retaining walls, signage, pools, and other community amenities are all prone to cracks and other issues that can start with a small problem that can become significant and costly problems.

Because these amenities are often overlooked and ignored, they should also be first on the list of a predictive maintenance plan as we’ve found that they’ve also been some of the largest to hit HOA budgets when not given proper forward-thinking attention.

Being proactive allows any potential problems to be observed and immediately repaired – preventing costly repairs, replacements, and dissatisfied resident displacements. Now that you know what to look out for when it comes to predictive planning, keep checking back soon for more on this HOA maintenance plan series.

HOA-Maintenance-Plan-Series-Preventative-Protection

HOA Maintenance Plan Series: Preventative Protection

Preventative HOA Maintenance Plan

HOA-Maintenance-Plan-Series-Preventative-ProtectionOne of the biggest hurdles that any HOA company faces is maintenance. In most cases, it’s more reactive or just general upkeep of the property. However preventative maintenance can help keep your property in top shape while keeping your budget low. The more you can plan, the better it will be in the long run. Not only for you but also for your residents as it can help you spot small issues before they become big, costly, problems. Read on to learn more about why incorporating an HOA Maintenance plan should be on your to-do list.

Predictable Budget Planning

Planning and budgeting for predictable situations as an HOA are crucial when trying to stay on top of potential issues as they arise. Having an integrated plan for budgeting is key for proactively addressing your property’s maintenance needs. Keeping track and making a list of all maintenance-related information as well as the cost, is a good idea to see what might need your attention next. That way you can estimate and budget for any and all of those future maintenance needs. A reactive approach can ultimately save you money in the long run, which is good for those last-minute situations.

Avoiding and Reducing Costs

Having a well and properly-maintained property should have components that last more than a decade and many property owners and HOAs are content with that longevity. However, imagine having a property that has a preventative maintenance plan that allows components that can last nearly two decades – the cost savings are significant and the residents will be more than content with the state of their surroundings.

Being proactive with repairs and identifying possible issues with components can be three to nine times less expensive than being reactive. This approach prevents a significant headache while preventing major work down the line.

Crisis situations occur all too frequently within associations because of the neglect to take preventative protection when it comes to maintenance. Ensure that you are proactive, rather than reactive can make a much better effect on addressing future property maintenance. If you are interested in learning more about different HOA maintenance plans for your associations, check back here soon for more to come.

Who-is-Responsible-After-an-Apartment-Fire-in-Texas

Who is Responsible After an Apartment Fire in Texas?

Who-is-Responsible-After-an-Apartment-Fire-in-TexasLearn Who is Responsible After An Apartment Fire

The now-famous 4th of July fire at Panther Island Pavilion in Fort worth reminds us how important it is to keep a close eye on fire safety this summer.  If you are an apartment resident, you might be wondering who is responsible for the damages in the unfortunate event of an apartment fire. The huge number of grass fires sparked by our drought conditions might have you fearful that a neighbor’s misplaced cigarette butt or grill embers might spark a flame that takes out your entire building! If an apartment fire happens in your apartment community, here are things you should know about who is responsible for covering what.

What is the landlord responsible for?

When a fire occurs your first thought might be well my landlord is responsible no matter the cause of the fire, but this isn’t exactly the case. Additionally, the landlord’s insurance is only going to cover the building and surrounding premises but not the contents inside the apartment. However in some cases, the landlord may be responsible for all damages, including to your personal property, and those are outlined below. 
Situations where the landlord is responsible due to negligence:
  • The landlord failed to meet applicable fire code standards.
  • The landlord had failed to provide or maintain smoke detectors (which are required by law) caused a delay in the discovery of the fire
  • The landlord stored hazardous material in or around the building that caused or accelerated the fire.
  • The landlord blocked or allowed a blockage of passageways or emergency exits.
Should you find yourself in one of the above-noted situations then your landlord may be responsible for all the damages caused by a fire in your apartment building. The next step is to contact your renter’s insurance company to have a thorough investigation completed to determine the cause of the fire and find out if the landlord is responsible due to negligence. If the investigation determines that the landlord is responsible then their insurance would cover the cost of the damages due to a fire. 

What is the resident responsible for?

As a resident, you might be wondering what you will be responsible for in the unfortunate event of an apartment fire. Although the answer depends based on what was damaged and how the fire started will be a determining factor. Also, making sure you have the right coverage within your insurance plan will be a big factor in this as well. If for example the fire is ruled as your fault due to smoking inside or leaving a hair straightener on, you will be the one held liable.
If it was due to a faulty outlet or worn down apartment appliance, the renter usually isn’t at fault in those instances and the landlord would be the one responsible. If you still aren’t sure who might be held liable in your situation, the best bet will be to contact your insurance provider and discuss the details of your coverage with them. 

Maintain Renter’s Insurance

The best safety net for any resident is to ensure that you maintain your renter’s insurance after you purchase it – if you don’t purchase an annual plan, make sure that your monthly plan is up to date and never lapses.
When you have renter’s insurance and an apartment fire causes you to be displaced and/or damages and destroys your belongings, renter’s insurance is what gives you the ability to provide the ability to stay elsewhere and reimburse you and your family for the lost belongings. Living in Texas and the high risk of fires this summer is a great reminder to make sure that your policy has a loss-of-use provision for fire damage.
Ultimately, determining liability for an apartment fire requires each party to understand the cause that initially started the fire. In Texas, it is therefore of most importance to uphold legal options for these unexpected cases of accidents and obtain renters’ insurance for all parties signing the lease.
If your apartment complex experiences fire damage and/or needs emergency services for fire restoration, call Classic Construction for a quick assessment of the building and to begin working on the property and restore it to its original condition safely and quickly just as we have with Richardson Crossing in Richardson, Texas. 
Is-Multifamily-Building-Maintenance-Causing-a-Loss-of-Business

Is Multifamily Building Maintenance Causing a Loss of Business?

is-multifamily-building-maintenance-causing-a-loss-of-businessPoor Multifamily Building Maintenance Might Be Causing a Loss of Business

As we see more people building a family, multifamily housing marketing is becoming more common in the housing industry. With new builds bringing competition and old buildings maintaining structure, how are these conflicting markets affecting business? The things to consider when looking into multifamily housing range from the cost of living to upkeep and maintenance of the building and the appliances that you’ll be using during the duration of your time there. In this blog, we will be discussing how Multifamily building maintenance may be causing a loss of business.

Flooring

When it comes to multifamily living, flooring is a huge aspect when considering which apartment is the right choice for you and your family. No one wants to rent an apartment with old and torn-up carpet that hasn’t been replaced in years, so keeping up-to-date on the carpet and making sure it’s replaced after each tenant is essential when it comes to building maintenance. If you have tile or hardwood flooring within the units, making sure they aren’t cracked and outdated will help potential renters to choose your location. Keeping the inside of an apartment current and on-trend is one of the many reasons future renters will gravitate toward your complex.

Fixtures

Depending on how long it’s been since your latest fixture maintenance walkthrough, it’s quite possible that the fixtures may be outdated (or even at times non-existent). Cabinets with no drawer pulls or handles may not be as desirable as brand the new bronze-finish style that’s been popular in new builds. Units that have been rented for a long period of time without renovations may also have residents eyeing newer builds with modern stoves, microwaves, and washer/dryer combos.

As we’ve seen rents rise across the DFW metroplex, we have seen a high churn of residents who may jump from their current residence to a newer one that will charge the same monthly rate that has the latest and greatest appliances and fixtures.

Furnishings & Appliances

It’s a widely known fact that when a family comes together it’s usually in the kitchen! So when your current and future residents gather together you want to give them a space that’s sure to impress. Updating your appliances, cabinets, and more to a more modern feel can help the inner event planner choose your community over a competitor.

Another aspect that makes multi-family living really stand out is giving your residents a sanctuary away from the hustle and bustle of the outside world. Having a bathroom with a comfortable tub and a vanity large enough to share are key components that you’ll want to think about when updating or building your community. At the end of the day, you want to make sure that your residents have a true place where they can relax and call home.

During this tumultuous time for residents and the competition for space, keeping units in a multifamily building is more important than ever. We have heard and seen multifamily residences lose residents in droves just for the lack of maintenance – which as most property managers know is one of the least desirable outcomes for a property.

Reach out to us today for a quote to recommend the best maintenance plan for your multifamily residence to keep your residents happy and attract new residents no matter the season.

Annual-inspection-checklist-for-multifamily-properties

Annual Inspection Checklist for Multifamily Properties

Helpful Checklist for Annual Inspection of Multifamily Properties

Annual-inspection-checklist-for-maintaining-multifamily-properties Summer is right around the corner. This means families, especially those with kids, will be out and about ready to enjoy the summer sun while making memories to last a lifetime for multifamily properties. With this new excitement of outdoor play comes dangerous hazards! This can be anything from nuisances (Not sure what that is? We have a blog for that!) or cracked sidewalks that can cause trips and falls (You guessed it we have a blog on that too!). The best thing you can do as a multifamily owner or an HOA president is to get these hazards taken care of before the summer season and stay on top of these potential issues. Being proactive and taking care of potential issues as they arise is always recommended, however, doing an annual inspection is also a great way to find any issues or hazards you might have missed. As always, you can reach out to us if you need help with any maintenance that might come up. Below, we have provided a helpful checklist for annual inspection for multifamily properties below to get you off on the right foot to ensure your property is safe for summer play this year and many more to follow!

Amenities

Pool

Pool deck free of cracks and chips

Pool coping free of cracks and chips

Cracks or leaks inlining

Gate and safety locks in working order

Playground

Equipment is safe

Padding is checked

Fencing and safety locks are secure

Fitness Centers

Check door locks

Wall mirrors are securely attached

Weight and equipment mounts are secure

Courts – Tennis or Basketball

Gates and safety locks

Surface cracks

Fix faded or chipped paint

All lighting is in working order

Dog Park

Check and repair fencing

Gates and locks are working

Water stations or water pads in working order

Grounds

Sidewalks

Cracks within the concrete are filled

Curb ramps are checked

Surfacing and leveling issues are corrected

Landscape nearby is maintained

Parking Lots

Paint is visible/pavement striping

Proper signage is used

Safety gates and locks are working

Retaining Walls

Any stucco issues are repaired

Check for leaks

Check for mold on walls

Inspect for cavities or warps

Fencing

All fencing is stable

All holes or entrances are repaired

Buildings

Interior

Separated window seals

Check for mold around windows

Replace malfunctioning smoke detectors and fire extinguishers

Ensure HVAC systems are in working condition

Exterior

Clean and/or repair gutters

Check for broken or damaged shingles

Replace non-working lightbulbs or fixtures

Recreational Buildings/Clubhouse

Check for outdoor grill stabilization

Deep clean grills or cooking spaces

Check for loose hardware on fitness equipment

Dispose of any broken/damaged fitness equipment

 

We all know that the weather getting warmer can bring on amazing projects to keep your multifamily properties in shape and ready for a beautiful summer. At Classic Construction & Restoration, our full supporting staff is ready to shape up your commercial or residential property so that summer happens for you and not to you. Call us today for a free estimate on any of your property projects.

Three roofing contractors removing the old tiles before replacing with new shingles on a home

What to Do When a Resident Has a Problem With Construction

Classic Construction, roof being repaired on two story home with yellow tractor and workers below We’ve all had to deal with that one unreasonable resident.

You know the one I’m talking about. He shows up to every meeting, chimes in on every issue, and takes it upon himself to act as the neighborhood watch. Every Board member knows him by name which means that you as the property manager do too. He probably even has your cell phone number!

It can be hard to know what to do when this resident has a problem with construction, but we here at Classic Construction and Restoration, Inc. have over 80 years of experience handling resident/construction conflict.

We’re here to help.

Complaint #1: Noise

Perhaps the biggest construction-related resident complaint is that of the noise. The number one way to help prevent these complaints before you receive them is to make sure your contractor knows that work is only to be done during business hours. Then inform your residents of when work will begin and approximately how long it is expected to last. Most residents understand that when construction is necessary, there will be some loud noises involved. But they do have a reasonable right to expect a quiet, relaxing community after business hours. Try to assure them that you will do your best to provide them this quite time during the construction process.

construction cones blocking walkwayComplaint #2: Detours/Blockades

The second biggest complaint from residents usually involves the inconvenience of having to change up their morning and afternoon commutes. Humans are creatures of habit and having to add an extra 5 minutes to our morning drive is just excessive. (I mean, really!) To help residents adjust, make sure you know in advance where the detours and blockades will be located. Speak with your contractor before construction so that together, you can come to a solution that allows him to complete the work and you to cause the least inconvenience to your residents. And if there’s no way around the inconvenience, let your residents know well in advance about the detours and remind them why it is necessary or why this temporary inconvenience might even be desirable (ie nicer roads, prettier landscaping, etc).

Complaint #3: Jobsite Cleanliness

This complaint is not unreasonable for any resident to have. Messy jobsites are not only displeasing to the eyes, but can also cause problems in the community. Debris in roads and driveways can cause flat tires. Trash could attract nocturnal critters. Carelessly placed equipment can block roads or access to community amenities….the list goes on and on. When you receive a complaint from your residents about the mess the contractor’s crew is leaving behind, take it seriously. Let your contractor know about the issue and ask him to make sure that his crew is cleaning up after themselves daily. Contractors worth keeping should take this complaint seriously as well and strive to improve the condition of their jobsites.

Complaint #4: Quality of the Work

Again, this complaint is not unreasonable at all. Heck, you might even have the same concerns as your residents! If you notice that the work performed by your construction crew is of inferior quality, don’t be afraid to make him aware of it immediately. This is true at each stage of construction. It is better to ask your contractor about the work as you go along and catch some tiny mistakes now before the project is completed. This will save your contractor lots of money and will shorten the length of time you and your residents must deal with the construction. Before releasing final payment to your contractor, you should also make sure you or your residents are satisfied with the work. Most contractors accept this as a business process; if yours doesn’t, you might seriously consider hiring a professional contractor next time.

Empty apartment turnover maintenance

Preparing for Tenant Turnover: What Major Maintenance Items Should Be on Your Checklist?

Tenant turnover is a year-round problem for property managers and landlords. But with the warmer weather on the horizon, turnover rates will be on the rise. According to the National Apartment Association, turnover expenses have the potential to reach up to $162,000 or more annually, depending on the property’s location and turnover rate. 

With that being said, here are 3 of the top turnover maintenance tips to help you manage this busy season more effectively and save money in the process.

Begin the process before your current tenant moves out

As long as your resident has given you written notice of their intent to vacate, you can start the turnover process by scheduling a pre-inspection at any time before the current tenant moves out. During this time, you’ll be able to assess the condition of the flooring, the blinds, the appliances and any other big-ticket items that you might need to order in advance. 

Speak with your vendors about availability of materialsa kitchen with with stainless steel fridge, black stove and a black over the range microwave. White cabinets and black countertops. Kitchen receiving maintenance and being cleared.

Because you were smart and started the turnover process early, you now have the opportunity to make sure that your vendors have what you need in stock, or place your order for the materials so that you receive them in a timely manner. 

Additionally, your maintenance team will be able to prepare for whatever make-ready responsibilities they will be handling after the tenant is gone. These can include, but are not limited to, replacing window screens, air vents, appliance upkeep and cleaning. 

Prepare for both major and minor renovations, if necessary

If during your pre-inspection you realize the unit is overdue for a light remodel, you will be able to assess what items need replacing. Simple renovations such as new light fixtures, additional electrical outlets, or new paint can potentially generate a higher rent and depending on the skills your maintenance team possesses, can be done by them for a relatively low cost.

However, if you or the property owner have been going through the process of completely updating units and this one needs a major remodel, this is the time to request contractor bids and estimate the costs. Doing this before the current resident is gone will help you when looking at your turnover budget and you will be able to then determine an accurate timeline for when the unit can be rent-ready.

Empty rooms with clean wood floors a fireplace receiving maintenance. Room has white walls and a white ceiling fan with three lights turned on. Empty room maintenance managing tenant vacancy

Fortunately for you, Classic Construction handles everything from general maintenance to full remodels to large insurance claims. If you find your maintenance staff overwhelmed with their turnover responsibilities, give us a call or contact us today for a free estimate!