by Tim Patricio –
This year’s budget includes $2,000,000 for Replacement Reserve projects. As buildings such as Park Tower age, there will be years like this with more maintenance and repairs on tap than usual. Some projects will be highly visible to owners and residents. Others, not so much. But all the work requires planning and a lot of patience, so we want everyone to be as prepared as possible. Let’s start with the projects you’ll be able to watch in progress – about $1,300,000 worth.
Phased replacement of domestic hot water risers will continue, with a particularly aggressive schedule of four risers scheduled for 2017. The 02/04 riser (30th to 55th floors) is scheduled to begin March 27, followed in May by the 14/15 riser (3rd to 29th floors). Then two more risers in the fall.
Improvements are needed to the security system, specifically to the key fob and surveillance networks. Currently, our camera surveillance and key fobs are a hybrid analog/digital mishmash. We’ll be taking those systems to a whole new level –completely digital/HD, state-of-the-art, with a couple of new camera locations for added protection.
Other visible work will include replacement of the main pool liner and repairs to the pool area structure. On the exterior, several planter liners on the roof deck may be replaced. Tuckpointing and masonry repair are needed on the North and East sides of the building, and we will also replace the balance of light fixtures (see photo) along those exposures.
Finally, we expect to conduct an inspection of three tiers of our exterior window sealants.
Though not so visible, the balance of what we’re planning – about $700,000 worth – includes some of the most critical work a building needs to address in its lifetime: maintaining the roof overhead and keeping the air flowing.
We’re already developing professional specifications for replacing Park Tower’s main roof, a portion of which is pictured here.
The old one will be removed and brought down, while new roofing material is taken up and installed. Coordinating service elevator transport to and from the top of the building will be quite a challenge!
Also less visible will be some HVAC repairs: modernizing one of the primary air-handling systems, replacing damaged ductwork serving the hallway air handlers, and either rebuilding or replacing a handful of valves and motors. And in the garage we will be installing automated dampers at the fresh air intake vents – something parkers may observe if they happen to park their cars near those locations.
Some of this work may interrupt your daily routine. Riser work is especially invasive and noisy for the units involved. The roof replacement will also produce noise — probably noticeable by residents from about the 45th floor up, but especially so for those who live closest. And most of the work inside the building will result in more service elevator traffic during business hours.
We are committed to keeping owners and residents informed as work is being planned, scheduled and accomplished. Keep an eye out for notices on our bulletin boards and those posted on www.ptcondo.com
Finally, if you haven’t already joined our email list, we strongly encourage you to do it so you can receive weekly news and updates. Email us at email@example.com
Tim is Park Tower’s property manager.