The 37-unit condo association has been managed by IPM Association Services, An Associa® Company, since 2014. The mixed-use building is located in Brevard, North Carolina, and features a parking garage and roof patio area.
Challenge:
The condo association faced three major facility issues:
Parking Garage/Rooftop Garden
The parking garage and rooftop garden were improperly built, which resulted in water penetration from the top level to all floors below. The structure was precast concrete/steel reinforced beams and panels, topped with poured concrete, which wasn’t installed or waterproofed correctly. The porous concrete on top of the precast structure allowed water to penetrate the surface and escape through any penetration in the precast panels such as light fixtures, electrical junction boxes, plumbing, and fire sprinkler mounting points and penetrations. The water was eroding the electrical and plumbing equipment and the concrete structure itself.
Fire Alarm System
The building’s fire alarm system was at the end of its service life; parts were scarce, if not impossible, to find. Upon investigation, the maintenance team discovered incorrect wiring and inadequate power supplies.
Fire Sprinkler System
The building’s hybrid wet/dry fire sprinkler system posed issues. While the wet system was mostly trouble-free, the dry portion in the parking garage had corroded pipes from years of neglect and false activations. There were also faulty valves to monitor the air pressure, sprinkler heads that leaked air, and faulty drain points and expansion pipes.
Resolution:
Parking Garage/Rooftop Garden
The IPM Association Services, An Associa® Company, team brought in an engineering firm specializing in high-rise waterproofing issues. Discovery deconstruction was done in the rooftop garden and the top level of the parking garage. The board toured a few local buildings to look at installed waterproofing coatings, and a scope of work was developed. A special assessment was required, and owners overwhelmingly supported the special assessment. The rooftop garden was completely deconstructed, down to bare concrete. All existing drains were rebuilt properly, and several new drains were added. The entire area was waterproofed correctly with a membrane that terminated at all drains and extended up the walls. Finally, the rooftop garden was rebuilt exactly as it was before the repairs. The parking garage had drains rebuilt, cracks sealed, and a waterproof coating applied to exposed surfaces. Any corroded electrical or plumbing equipment was repaired or replaced.
Fire Alarm System
The fire alarm panel, inadequate wiring, and remote power supplies were replaced. Several smoke detection devices and annunciators were also replaced, and new system-wide backup batteries were installed.
Fire Sprinkler System
Multiple sprinkler heads, expansion pipes, and drain point valves were replaced. The management team also supported the board in engaging the sprinkler company to perform scheduled draining of the dry system during the winter months. A manufacturer’s representative came in for an inspection, and some of the gauges replaced under warranty. Lastly, a new air compressor was installed to provide reliable air pressure to the dry system. Key boxes were placed on all doors so contractors could be assigned a code and perform their maintenance without board or management involvement.
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