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We recently published an article on how communities can speed up maintenance projects. In this article, we’ll look at how long some common maintenance jobs should take to complete.
HOAs have an obligation to maintain certain parts of the development. They must set aside a portion of the dues or fees collected from owners to pay for big and small maintenance projects. If the association fails to meet those obligations, it not only creates safety problems for members, but legal issues for the association as well.
If members feel that the board is not properly caring for the property, they can write official complaints, vote to remove board members, or even sue the HOA.
Maintenance must be taken seriously, but it is far easier to manage when you have a system or solution that enables you to organize components, schedule/assign work, and track tasks.
Defining maintenance obligations
The maintenance responsibilities of an association versus those assigned to individual owners depend primarily on whether the item or equipment is classified as part of a common area, exclusive use common area, or separate interest.
Common areas typically refer to shared spaces such as pools, sidewalks and roads. Exclusive use common areas are spaces or elements used by one or more, but fewer than all, of the owners. Separate interests are the separately owned lots belonging to members.
While some maintenance obligations are quite clear, others can be a little murky. This is especially true with exclusive common areas since they tend to be things like patios and windows. Roof maintenance may also be confusing; some HOAs cover roof repairs while others do not.
The association’s CC&Rs should detail maintenance obligations and define who is responsible for what. But if there is some uncertainty, boards are advised to refer to civil codes and/or consult with the HOA’s attorney.
Why timelines matter
There are several reasons why time matters when it comes to maintenance projects. The main one is so staff and management can plan for disruptions and costs. However, there are times when maintenance work will impact owners, and they will also need to know approximately how long the work will impact their day-to-day lives.
For example, if a parking lot is being repaved, owners will need to be informed of the work, they will need to move their vehicles before the work begins, and know how long they will have to find temporary parking.
Contractors can’t know for sure how long maintenance work will take to complete, but they should be able to provide an educated estimate. Tracking the time it takes for professionals to complete routine and unplanned maintenance is another good way to predict future repair timelines. Having this knowledge allows those responsible for setting up maintenance work to complete projects with more confidence (plus they’ll know if a vendor is taking too long to complete certain jobs).
How long should HOA repairs take?
There is no way to know for sure how long any maintenance project will take. Even a standard preventative maintenance job can become lengthy if a contractor discovers additional damage to an element. Other factors, including availability of materials, permit requirements, complexity of the project, size of the community, and weather will all impact the timeline of a project.
That being said, below are some estimates of how long common HOA maintenance work takes to complete.
To get a more accurate time estimate, speak with a contractor or repair expert. They will be able to look at the specific qualities of your community and provide you with a realistic timeline.
Pool repairs
There are many different types of pool repairs. Some can be completed in a couple of hours while others will take several days.
A simple structural leak generally takes a day or two of work. Half a day is needed to complete the first step of a crack injection repair, and another half day is required to “staple” the cracks together and plaster the damaged area.
If your pool has a heater and the warming system breaks, the entire pool may be shut down for a week. The heater can be replaced in a day, but it could take longer. After the new pool heater is installed, it might be another three days before the pool is warm enough to use again.
Most plumbing leaks can be resolved in two days, but the time it takes to fix a pool leak from plumbing can vary according to the extent of the damage.
Pool resurfacing involves the removal and replacement of the top layer of the pool surface. This may be done to give the pool a clean fresh look, or to address several small cracks. In general, this renovation process takes one to three weeks.
Water/electricity lines
A water line is an underground pipe that transports water from a water source to a home’s or building’s service pipe. These pipes typically run beneath sidewalks and streets.
A water line pipe might crack, allowing water to spill out. This can cause many issues, including unsanitary water, higher water bills, low water pressure, and floods.
Due to the severity of this problem, a water main break needs immediate attention. Plumbing technicians will need to turn the water off while they repair the break. Once the pipe is in working order, they will flush it before reconnecting it to the plumbing system.
The good news is this type of repair only takes between four and eight hours.
If an electricity line goes out due to weather, it can generally be restored in a couple of hours. However, if an entire pole comes down, the outage could easily last a full day.
Roofs
In many cases, HOAs have delegated the responsibility of maintaining roofs to the individual owners. But if the association covers the costs of repairs, expect each home to take up 1-3 days of the contractors’ time. More complex designs and materials will add time to that estimate.
Gutters and downspouts
Routine maintenance of gutters and downspouts prevents more serious water damage from occurring. Like roofs, many HOAs have stated that owners are responsible for maintaining these items.
Minor gutter repairs can be completed in as little as one to two hours. Partial replacements can take two to four hours, and full replacements can take two to three days of work.
The timing is similar for downspout repairs and replacements.
Parking lots
Most HOAs can complete routine parking lot maintenance in two to three weeks, but timing will vary depending on the size of the lot and weather conditions.
Paving can take less than a week, but keep in mind that proper curing (letting the asphalt cool and settle) is an important part of the process as well. Depending on the size of the parking lot, thorough curing can take anywhere from one to two weeks.
General landscaping
While not a traditional repair, landscaping is a maintenance job that can be hard to plan for, at least the first couple of times. The size of the property, availability of materials, and weather conditions can greatly impact the time it takes to finish the job. Once you have found a landscaper that you like, you will become more familiar with the time it takes to do certain jobs.
From start to finish, most projects fall into the two- to three-week range, but cutting grass or trimming plans can take half a day.
Conclusion
HOAs have an obligation to maintain certain areas of the development. By scheduling routine maintenance, associations help prolong the useful life of elements and components, and keep the community safe and attractive too.
It’s important for staff, board members and management to have repair timelines so that they can budget for costs and time accordingly. While projects don’t always go according to plan, just having a guideline allows them to manage expectations more effectively.
A lake is a living, and ever evolving thing. Many people think a lake is static and unchanging like a swimming pool.
Often, we hear “I’ve lived on this lake for years and it’s never been like this before. What’s going on?”
The simple answer is: You’re lake is getting older and as it matures it’s going to go through changes. This is
especially true in South Florida since most of our lakes are man made, shallow and quite new in comparison to the natural lakes that occur in other parts of the country.
To add to the situation, our lakes are connected directly to storm water drains and canals, increasing sources of input. Community lakes may provide nice scenery but their primary purpose is to catch and hold rainwater from storms so our neighborhoods don’t flood. That water carries with it anything it picks up as is flows across our properties, down the streets, and through our developments. Items such as dirt, fertilizer, grass clippings, pet waste, leaves, and petroleum products are carried into our lakes via storm flow and accompanying winds where they begin to accumulate.
Everything from lake depth to water chemistry is changed (ever so slightly) every rainy season. Year after year the subtle changes build until finally, the cumulative result becomes visually obvious. Another source for change that often goes unnoticed is the constant barrage of new weeds and plants introduced to our lakes by wildlife. Waterways provide an oasis and convenient habitat for migrating water birds. Every season they travel great distances, hopping from lake to lake; carrying new weeds and transferring them to each water body as they go.
Therefore, if the observation is “Our lake wasn’t like this 5 years ago.” The response is “That’s because it’s not the same lake it was 5 years ago.” The long standing relationship Allstate has had with many of its customers has given us tremendous experience in handling the changes that naturally occur with community lakes over time. Feel free to contact us and let our staff work with your specific waterway needs.
Author: Stephen Montgomery, Allstate Resource Management
Shoreline erosion is one of the most difficult, if not impossible, problems for pond owners to control. And while a new shoreline can be engineered, proactive management is much easier and more cost-effective. To keep your shoreline healthy for as long as possible, it’s important to understand the signs of shoreline degradation – some more obvious than others.
Shrinking appearance
Imagine digging a small hole in your yard. What would it look like a month later? How about a year? Chances are, it will look indistinguishable from the surrounding earth because it has filled back in. Your pond undergoes the same process, though it may take decades before you notice that its capacity to hold water has decreased since the first time you saw it.
Steep drops, islands, and peninsulas
Deep ruts and steep, crumbling drop-offs are an obvious sign of erosion, but the appearance of “peninsulas” and irregular contours along the bank may be an early clue of degradation. The formation of islands, often covered in emergent plant growth, can also indicate that the waterbody is unevenly filling with sediment.
Muck and flooding
Once sediment has eroded into a waterbody, it tends to stay there. Over time, it will become incorporated with pollutants, animal waste, and decomposing plant matter, creating a thick muck on the bottom. As depth and volume slowly decrease due to the build-up, there is a greater risk of flooding during heavy rainstorms.
Exposed pipes or root systems
As water levels drop and shoreline deterioration worsens, it’s not uncommon for roots and stormwater pipes to become visible. In addition to being aesthetically displeasing, this could result in significant property damage and leave property owners liable for any injuries that occur as a result.
Cloudy water
Even if the shoreline appears to be in good condition, solids suspended in the water column could be a sign of erosion. Though this is common after it rains, as stormwater picks up sediment when it flows into the water, prolonged cloudiness may be cause for concern.
Burrowing animals and sinking earth
Burrowing animals like muskrats, Norway rats, invasive armored catfish, and some mole species are both a sign and a cause of shoreline erosion. Not only do the channels they dig weaken the shore and increase the risk of collapse, but they also make it easier for water to escape.
Monitoring for Erosion Damage
Erosion is a natural phenomenon that occurs in every waterbody, but human activity can significantly speed up the process. Partnering with an aquatic expert to implement proactive solutions is essential to maintain a stable shoreline.
In addition to regular monitoring, professionals recommend cultivating a buffer of native vegetation around the entire perimeter of a waterbody, allowing them to grow approximately knee-high to lessen the force of rainwater as it washes over the shoreline. Beneficial buffers also have complex root systems that help hold soil in place.
Comments: Comments Off on Now is the perfect time to start planning for the upcoming construction season!
Now is the perfect time to start planning for the upcoming construction season!
At Falcon, we understand the challenges communities face when it comes to site improvements. That’s why we offer comprehensive engineering services to help you tackle these projects effectively.
Contact us today for a free consultation and proposal and let us help you transform your community into a better place to live.
Are you tired of the deteriorating condition of the roadways in your community?
Is drainage becoming a major concern during heavy rains?
Are the retaining walls in your neighborhood showing signs of wear and tear?
If so, it’s time to take action!
Planning and executing site improvement projects can be a complex process. From roadway resurfacing to tennis court replacement, these projects require careful planning and development.
Now is the perfect time to start planning for the upcoming construction season.
At Falcon, we understand the challenges communities face when it comes to site improvements. That’s why we offer comprehensive engineering services to help you tackle these projects effectively.
Our team can assist you with feasibility studies, design plans, construction documents, bidding, and even construction management services.
Don’t wait until it’s too late. Take advantage of the construction off-season to plan your site improvement project.
The Falcon Group is an industry-leader providing professional, cost effective and innovative architectural and engineering designs, solutions and services through the use of highly qualified staff and outstanding customer service.
Our structural engineers will design, plan and execute your project, tailored to suit each individual’s specific needs and budgets. Our engineers will inspect all materials used to ensure the strength and stability of your structure from low-, mid-, to high-rise structures and facilities. Falcon’s engineers pride themselves on ensuring the services and recommendations provided to each of our clients are held at the desired level of individualized care and attention.
High Rise & Mid Rise Façade Inspections & Repair/Restoration/Replacement
Stucco & Exterior Insulation Finish Systems (EIFS) Evaluations & Repair
Comments: Comments Off on 4 “Tricks” to a Healthier Lake! by Allstate Resource Management
4 “Tricks” to a Healthier Lake!
Regularly test the water quality.
The first step in keeping your lake healthy is regularly testing the water quality. Ensure that your lake management company is testing the water before treatments.
Use algae control.
Algae is a common problem in Florida lakes, but there are methods you can use to control it. Partnering with a professional lake company is key! A lake maintenance company can put together a comprehensive plan designed specifically for your lake. Each lake is different and each HOA property might have specific goals and aesthetics they want to achieve.
Use aeration to promote healthy oxygen levels.
Aeration is essential for maintaining healthy oxygen levels in your lake. The water can become stagnant without adequate aeration, leading to low oxygen levels and an unhealthy lake ecosystem. Use a lake aerator to keep the water moving and to promote healthy oxygen levels.
Control invasive plant species.
Invasive plant species, such as cattails or water hyacinths, can quickly take over your lake and create an unhealthy environment for aquatic life. Let our lake specialists work with your HOA to help control and eradicate invasive plants/
Winter seems to be the time of year that we all think about goals. Whether it’s assessing how successful we were at achieving previously made goals or setting new milestones to achieve, the long cold nights seem to make us all reflect a little more. This time of year is also perfect for evaluating and setting long-term goals for lakes, ponds, and stormwater facilities. As aquatic resource management consultants, these goals are critical to deciding the who, what, when, where, why and how of managing each client’s waterbody.
Setting and exceeding long-term goals for freshwater resources requires the understanding and discussion of many factors. Each waterbody is unique, and each client is unique. In order not to get lost, focusing on the following five factors can make your goals measurable and, ultimately, achievable:
1. What type of waterbody is being managed?
This question seems to be very simple, but it is deceptively complicated. For example, some people live in communities with stormwater management ponds that are the focal point of the community. Even in cases like this where pond aesthetics are important, pond maintenance services still must focus on ensuring that stormwater functions are working properly. Alternately, a drinking water reservoir is going to be managed much differently, as is a recreational lake or mill pond.
2. Who are the stakeholders?
A bio-swale in a retirement community and a 300-acre lake with public access are going to have different stakeholders and decision makers. Making sure the correct people are involved in goal setting is important to consider before a pond management plan is designed. Often, there are many stakeholders with different goals for the same waterbody, so it’s important to take into account each group’s expectations when developing a lake management plan.
3. What is the waterbody going to be used for?
Just as there are different types of waterbodies, there are many different uses of waterbodies. A private farm pond can be managed for waterfowl and fish habitat. A lake association may want swimming and recreation to be the primary use of their waterbody. Deciding the primary uses of the lake, pond or stormwater facility is another primary driver of successful goal setting.
4. What are the regulatory requirements and restrictions?
Each jurisdiction has a unique set of regulations. In order for a long-term pond management plan to work, understanding which strategies can and cannot be used is fundamental to goal setting. For example, triploid grass carp are an excellent natural aquatic vegetation management option in some states, but are illegal to stock in others. Working with a professional lake manager will help ensure that you are in compliance with any local, state or federal regulations.
5. What is the budget for the waterbody?
Budget is often the factor in the speed at which certain goals can be attained, but it does not have to be the limiting factor in success or failure of a goal. A smaller budget can be used creatively to systematically tackle the small hurdles on the way to those bigger milestones. As a rule of thumb, practicing proactive pond management is much more cost effective than addressing water quality problems that have gotten out of hand.
A professional lake management company understands the importance of collaborating with clients to address and answer these five questions early on in the management process. From there, long-term goals that are measurable and achievable can be set. With time and patience, goals like reducing phytoplankton algae cell counts or phosphorous levels by a specified amount can be achieved.
Goal setting should begin with the first conversation. Through planning and communication, a diverse lake and pond management firm works with each client to create goals that guide the strategies and techniques applied to their unique aquatic ecosystem. Ultimately, a successful pond management program considers attainable goals, as well as the ever-changing variability of Mother Nature and our human impact.
We’ve all experienced the surprises and pain points that come with aging. Year after year, we undergo changes that impact our health and physical functions. This process is a natural and inevitable part of life that not only affects humans and animals, but also lakes and ponds. And just like people can expedite their rate of aging through unhealthy diets or lack of exercise, our water resources can age faster when exposed to excess nutrients, erosion, invasive weeds, harmful algal blooms, and pollution. As these factors compound, a waterbody will slowly fill in with muck, sediment, and debris, resulting in a loss of depth and volume. Over the course of 10-20 years, a pond can recede—or, seemingly, dry up—until it resembles nothing more than a marsh.
Once a waterbody has reached this point, dredging is one of the few solutions available to restore it to a healthier and more functional condition. Dredging is the process of physically removing hundreds or thousands of pounds of sediment and organic materials that accumulated over time.
Depending on the unique needs, budget, and characteristics of a property, professionals may recommend one of two styles of dredging:
Mechanical Dredging
During mechanical dredging, a waterbody is completely drained to allow full visibility of the bottom. A long-reach excavator is used to scoop out excess materials, which are then removed from the site using semi-trucks and trailers.
Hydraulic Dredging
Hydraulic dredging does not require a waterbody to be fully drained. Instead, hydraulic dredges use a specialized tube to pump water and materials into a holding tank for filtration. The filtered water is then returned to the waterbody.
Though dredging is highly effective at resetting an aged waterbody, it is one of the largest expenses a community will ever face. Stakeholders should also be prepared to take swift and ongoing action to cultivate their new aquatic ecosystem once the project is complete. Without responsible management, they may see their water resource prematurely return to its prior condition.
As any lake owner or manager knows, maintaining a waterbody is hard work. At best, you may experience a few hiccups every now and then like small mats of algae or cloudiness. At worst, you may face toxic blooms of cyanobacteria, severe erosion issues, or flooding. Achieving the lake or pond of your dreams is not a linear process; it’s a journey. Whether you’re new to water management or well into your quest, it’s never too late to reevaluate your trajectory and make sure you’re taking the safest and most efficient route toward your waterbody goals.
Identify your goals and stakeholders
In order to achieve the goals you’ve set for your lake or pond, it’s important to visualize them. Maybe you desire a small backyard pond for swimming, fishing, and kayaking with friends and family. You may need a stormwater pond that efficiently collects rainwater while providing aesthetic beauty. Perhaps you oversee a large lake or drinking water reservoir that requires safe, clean water for the public. With the support of an experienced Aquatic Expert, HOA managers, property owners, municipal leaders, golf course superintendents, and other decision-makers can develop a detailed roadmap tailored to their unique needs and budget, as well as to the one-of-a-kind characteristics of their waterbodies.
Conduct lake water quality testing
One of the most important steps when navigating your journey is establishing baseline knowledge about your aquatic ecosystem. Professionals conduct visual surveys and advanced water quality testing to learn about the physical and chemical properties of an aquatic ecosystem. Parameters like dissolved oxygen (DO), nutrient levels, pH, and turbidity provide valuable context by allowing professionals to identify potential imbalances, predict future problems, and develop a timeline to implement short- and long-term management solutions.
Plan ahead to prolong your lake’s lifespan
In lake and pond management, every waterbody has a countdown. Over time, sediment, debris, animal waste, and other organic materials accumulate at the bottom of all lakes and ponds. As an ecosystem becomes more shallow, it loses its capacity to hold water, which can increase the risk of flooding during storms and severely damage shoreline areas. Eventually, dredging services will be needed to physically remove these materials and restore the waterbody to its original depth and volume. Though this is a natural occurrence, it can be expedited by human activities such as construction and urban development, agriculture, and recreation. Luckily, by planning ahead, stakeholders can cruise past these dead-ends, ensuring a smoother journey.
Proactive management helps you stay ahead of water quality issues
If dredging is a dead-end street on the roadmap towards the waterbody of your dreams, proactive management solutions are shortcuts. By implementing preventive measures and sustainable practices, you can sidestep the need for extensive restoration efforts, as well as smaller roadblocks like nuisance weeds and algae. Shoreline management, nutrient mitigation, biological bacteria, fountains and aeration, and ongoing water quality monitoring can help you cultivate a healthy, beautiful, functional waterbody – and enjoy it for as long as possible.
Elevate your pond management plan with new technologies
Furthermore, advanced technologies and solutions like professional drones, bathymetric mapping, and electrofishing can serve as navigational tools on your management journey. These technologies help stakeholders better understand depth, underwater features, and even fish populations, allowing them to use their time, attention, and resources more efficiently.
Achieve your ideal waterbody with help from experts
Lake and pond management is never smooth sailing. Water is in a constant state of change, impacted by weather conditions, wildlife, land use, and countless other factors. Navigating these complexities requires a proactive approach that incorporates as much knowledge and innovation as possible. With an experienced Aquatic Expert as your guide, you can enjoy each milestone on your journey while keeping your goals firmly on the horizon.
Many engineering firms do not offer residential services. But United Professional Engineering (UPE) does.
We understand the residential market and the homeowner and we value their business. Only a licensed, structural engineer can provide accurate assessments and solutions for a home buyer or seller.
Residential Structural Inspections
Many engineering firms do not offer residential services. At UPE, we understand the residential market and the homeowner. We value their business and our team is proud to service this sector. Most of the work that we perform for residential homeowners begins with an onsite engineering assessment. Our licensed, structural engineers make a site visit to the property. We survey the areas of concern and assess the severity of the structural problems in question.
After a site investigation is conducted, our structural engineers prepare a structural engineering report outlining onsite findings, identifying probable cause of the structural issue and recommendations for remediation of any structural deficiency uncovered. We provide our clients with a photograph log documenting existing conditions at the time of the site visit. Only a licensed, structural engineer can provide accurate assessments and solutions for a home buyer or seller. Give us a call today!
Provides a unique “one-stop-shop” for all your structural engineering needs in Palm Beach and Broward County. Our South Florida area founded firm has been in business since 1999 and we have a diverse team; from licensed designers and structural engineers to inspectors and general contractors. For that reason, our projects range from designing and restoration to structural inspections and more!
We understand how valuable your time is and we are committed to providing our industry leading expertise to your next project. Our team welcomes any and all challenges to ensure a smooth and cost effective project for all our clients and everyone involved. Your journey with us is important, and we take pride in making it memorable!
At UPE, we understand it is hard to find a service provider you can trust and count on and we are here to change that.
Today, one of the largest investments is building a structure and how to maintain its lifespan. Structural integrity, environmental factors, atmospheric elements, and maintaining aesthetics are all important factors that we evaluate very carefully, when working on a project.
Our highly qualified licensed designers, engineers and general contractors promises to ensure your investment is protected. We believe it’s important to exhibit and maintain an open communication network, while working towards each of our client’s best interests, as well as everyone involved.
We are committed to structural safety and serviceability, identify equilibrium conditions, resolve limitations and utilize preventive and corrective maintenance behavior. UPE is here to help accomplish each milestone of your project, together!
SFPMA works throughout the State of Florida, we are a multi-member organization for the Condo, HOA and Property Management industry. Through knowledge based Articles, Events and our Members Directory, Clients find the right information to make an informed decisions for their Florida properties.
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