Over the years, New York City has imposed a variety of laws requiring inspections, reporting and remediation of many facets of a building, whether co-op, condo or rental.
Included in this are Local Laws 10 and 11 mandating inspection and repairing of building exteriors, the recently adopted annual inspection of parapets and a sweeping up of the building code in 2021 covering plumbing, building and mechanical systems and elevators. In addition, Local Law 55 set a timetable to reduce carbon emissions.
These are important new laws, though building managers and boards must be careful in hiring companies to perform the inspections.
I am concerned that companies are springing up without the proper experience. This type of contractor abuse surfaced in the first round of inspections for Local Law 10. Many of us who had been through that sequence of events understand mechanical systems and are able to work with clients to better understand the law and its impact and hire qualified companies. It is important to seek out experienced, licensed companies and not firms born with the new laws.
This brings me to a topic I discussed recently on a podcast: a new client building had contracted with an air conditioning company to provide a new HVAC system. While this example does not involve complying with city regulations, it shows the vital need to work with a cadre of experienced professionals on almost all infrastructure issues.
The mixed-use building in question has a complex set-up — it is a unique property. Several years ago, prior to our being retained as property manager, it purchased a state-of-the-art, $1.5 million HVAC system to get off the city’s steam system.
The building contracted directly with the manufacturer’s representative of a major company and did not consult an engineer or consultant. The property owners believed they knew enough to supervise the installation of the system and the sales representative pretty much convinced them they didn’t need one.
This was a complete replacement to provide heat, ventilating and air conditioning replacing a system that was 35 to 40 years old. At the time, the building had no property manager, nor did they bring in an engineer. The system worked well at first, but with the warmer weather, air conditioning was pretty much non-existent.
In effect, the manufacturer installed the system, provided the owner’s manual and said good luck. There were items that were not hooked up properly, and a lot of modifications had to be made to make the system work.
I examined the system and recommended that they bring in a mechanical engineer just to confirm what I was seeing, which they did. Fortunately, many years ago I started out as an apprentice to a master builder, so I know a lot more about building systems than probably 99.9% of the property managers.
The main problem was air circulation and no return lines. There were no provisions for the unit to take in fresh air, so it was basically suffocating and turning itself off. No one was shown how to change filters, given a maintenance schedule or advised to get a maintenance contract. The property owners were trying to run the building on their own, and it didn’t pan out. On most major capital improvements, I recommend seeking expert advice such as from an engineer or architect.
Property owners need to get the right people involved before commencing on an expenditure like this. A knowledgeable property manager can be invaluable.
Buildings have to measure and reduce their carbon emissions to comply with the city’s timetable. Since the law passed, I get ads and emails every day from those claiming expertise in this area. It’s a difficult time and I really feel that many property owners are ripe to be taken advantage of. They really need to do their homework.
Before working with anyone, vet their experience and try to speak to buildings where they have done similar work. It is a worthwhile exercise.
Ira Meister
President and CEO
Matthew Adam Properties Inc.
375 Pearl St. – 14th Floor
New York, NY 10038
imeister@matthewadam.com
(212)699-8900
