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 Many
investors, condominium owners and property managers believe that good
property management is more of an art than a science. Instituting
proven management practices will result in significant benefits for any
property but experience, knowledge and judgment are an essential foundation
for excellence in property management. The following Maintenance Tips
are provided for our investor clients to help them understand some of
the reasons for the management practices that guide us when looking after
their property. Maintenance Services outline how Unit Management Ltd.
implements good maintenance practices.
Properties
managed by crisis maintenance suffer both physically and
economically. A leaking roof that causes water damage to the interior
of the building or a motor on a furnace that is not oiled can lead to high
costs of repair that could easily be avoided by planned maintenance.
Planned maintenance not only requires a regular maintenance schedule, it also
requires pre-planning to ensure maintenance and equipment rooms are properly
set up, mechanical equipment is identified and inventoried and on-going
maintenance needs are properly listed. Examples of on-going maintenance
procedures include:
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Plumbing
- Faucet washers and valve seats should be replaced periodically rather than
waiting for a leak to develop. Replacing these items one at a time is
much more expensive than periodic maintenance and replacement.
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Fans
& Filters - Heating fans and filters should be maintained and replaced
on a regular basis. Poorly lubricated fans or dirty filters result in
greater wear and tear on the heating system as well as inefficient fuel
consumption.
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 Air Conditioning Systems - Central
chiller units for air conditioning require regular maintenance of the
compressor, pumps, fans, filters and driers as well as attention to the
refrigerant and water treatment. There are a number of different
types of air conditioning systems. While non-glycol systems will
require draining in the fall and start up each spring, glycol systems may
be somewhat less energy efficient.
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Boilers
- Boilers need regular maintenance with attention to the chemical
composition of the water, burner cleaning, elimination of air from the
system and pump maintenance. Without proper water treatment, piping
will oxidize and mineral build up will coat the interior of the
boiler. This results in inefficient heating and reduces the life of
the boiler.
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 Pools - Pools are a great amenity
for any building but the safety of the residents can only be achieved with
proper maintenance. Weekly water samples must be taken to the
Provincial laboratory to test for bacteria and the water must be tested at
least daily. Chlorine and PH levels must be adjusted to ensure the
water is safe. Hot tubs are a particular problem since the warm
temperatures are a great environment for bacteria.
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Tub
& Shower Caulking - Over time the grout between tiles and the caulking at
the joint between the tile and the tub can work loose. Cracks in the
caulking should be repaired before it results in water damage to the
drywall and loose tiles. While this is an Owner's
responsibility in condos, rental property investors need to incorporate
this preventative maintenance into their rental property management
practices.
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While
these are examples of preventive maintenance measures that can be taken for
any building, each building will have its own particular requirements.
Elevator maintenance, fire equipment inspections, boiler inspections
and other planned maintenance procedures must be built into the maintenance
plan for each building.
Some
types of on-going maintenance need to be carried out using proper judgment on
timing. Painting suites or common areas certainly falls within this
category. If at all possible, painting a suite should not be done at
the expense of losing a month's rent. Renovation of hallways and other
common areas in rental and condominium properties requires notice to the
residents and attention to their access needs during construction. This
requires flexibility as well as dependable and efficient painters and other
contractors.
In
addition to on-going maintenance and planned maintenance, there is a third category
of maintenance - deferred maintenance. This includes major appliance
replacement, water heater replacement, roof replacement and other types of
maintenance that can be deferred, but not for too long. These major
expenses must be planned in advance and the associated expenses must be
built into the budget.
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 Our
maintenance systems are designed to deal effectively with emergency
maintenance, planned maintenance and long term maintenance. We use our
experience and judgment to determine what types of maintenance costs and
procedures result in the lowest level of overall operating costs for the
building on a long term basis.
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Emergency Maintenance -
We are on call 24 hours a day, 7 days a week, 365 days per year to deal
with emergency situations.
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Planned Maintenance -
Each building has regularly scheduled maintenance procedures dealing with
boilers and other heating systems as well as any on-going requirements for
fire code inspections, back flow prevention equipment, elevators and
other systems requiring scheduled maintenance or inspection.
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Long Term Maintenance -
Major maintenance expenditures, such as a new roof or furnace, are
scheduled in advance so that sufficient funds can be set aside in a reserve
fund. This evens out cash flow and avoids unexpected fluctuations in
the revenue stream.
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Experienced Tradesmen -
Whether it is an appliance repair, painting a suite or replacing a roof, we
use experienced tradesmen that can get the job done in a timely and cost
effective manner. Over the years we have developed relationships with
qualified tradesmen and service providers that meet our demanding needs.
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Resident Managers -
Resident managers are chosen with care and receive the training required to
carry out their responsibilities. This includes the expertise to
carry out minor repairs and identify problems before they develop into
situations requiring unnecessary major repair costs. A good resident
manager is an important part of the professional management of any
building.
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Please contact us to discuss any of your
needs.
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