BY MICHAEL J. WOLFE, PRESIDENT
MIDBORO MANAGEMENT, INC.
Chips, dust and a few irate residents are inevitable components of any building-wide window replacement, no matter how well prepared the building, staff and property manager are. Window installations -- from soup to nuts -- can take anywhere from one to three years in cooperatives and condominiums. But when completed, window replacements add value to a property and provide generous savings in fuel costs and resident comfort (which will be sorely needed in the upcoming months.)
In addition to the myriad steps it takes to execute an installation, recent Lead Paint Laws now require property managers to distribute federal (EPA) pamphlets and New York City Department of Health pamphlets with proof of mailing. (Actually, this literature must be distributed whenever there is a capital improvement in a building built before1960.) Although the likelihood of lead contamination occurring during a window installation is minimal, the potential is there whenever paint is disturbed, so it is best to err on the side of caution.
To that end, ask the window contractor to hang ceiling-to-floor six-millimeter plastic sheets near the area to mitigate the disbursement of dust. Contractors should also spray water on any painted surface around the windows that could be disturbed in order to reduce the chance of paint chips, etc. becoming airborne. In certain types of window removals, it is also advisable to score the area surrounding the window so that less paint is disturbed.
In addition, it is advisable to purchase HEPA Vacs, heavy-duty vacuum cleaners that feature state-of-the-art filtration systems. When used correctly, nearly all the dust particles in the immediate area are eliminated. Upon completion of an installation, dust wipe samples are collected from surfaces near the windows and sent to a lab for analysis. This is especially important in apartments where there are young children in occupancy. Another rule of thumb is when replacing the window guards after an installation, make sure the contractor uses tamper-resistant or one-way screws.
The two types of basic window replacements are brick-to-brick and sash replacement, the latter being far less invasive and less expensive. The sash replacement, which is most prevalent in New York City multi-family buildings, entails removing the stop mold at the front of the windows and snapping a new window in its place. The drawback is that about two inches of view are removed because the new frame is placed inside of the existing one.
With the brick-to-brick replacement, however, the decorative molding around the frame is removed along with the windows and weight boxes, leaving a great gaping hole in the brickwork that is replaced with new molding, window frame and sashes. This type of installation is recommended only when the frames are deemed beyond repair.
From the genesis of the project, including the stages in which an architect is chosen, plans approved, and contractors hired, the property manager needs to offer guidance and insight. To get to this point with a capital project, however, often takes years of research, particularly in buildings with landmark criteria. Moreover, landmark buildings require the approval of the Landmarks Commission, which can delay the project and limit window choices.
Once all of the participants are determined and a date of delivery for the windows is established, it is up to the property manager to contend with Byzantine scheduling procedures. In addition to receiving commitments from the contractors and manufacturers responsible for the installations, it is necessary to set up times and dates with the individual residents. Moreover, each contractor’s rate of installation is based upon the type of installation and the average number of windows in each apartment. All of these variables have to be factored into the process long before the job begins.
Many of our buildings have taken advantage of our Construction Administrative Services that reduce many problems with the job. These services include attendance at site meetings between the architect and contractor, written reports, flow charts and task assignments as each project progresses.
In addition, it is advisable to inform residents of the approaching installations at least two weeks in advance and still be as flexible as possible. Although, it is not necessary for a resident to be present during the work — in most cases, it is actually preferable they are not on the premises — a pre-installation walk-through with the property manager is prudent. This way, the resident may be expertly advised on what should be covered, which pieces of furniture removed to another part of the room, etc. (We always recommend folding up bedding and covering the beds in plastic because there’s nothing worse than returning home late at night and having dusty sheets.)
Window replacement projects seem to come in waves and we are again implementing groups of them. The products and methods continue to improve, which makes the project less stressful, but there are always glitches to overcome in any kind of major capital project. We have found that following through on certain guidelines, however, expedites the process and helps residents see the light at the other side of the window a little more clearly.
Midboro Management is a NYARM management company member. The author can be reached at 1926 Broadway, NYC, 10023, 212-877-8500 or mwolfe@midboro.com.