SITUATION
As a result of design flaws that caused condensation, Emerald Gardens, a low-rise 212 unit condominium association in St. Paul, required window replacements and related exterior restoration for all dwellings. This type of problem is not often seen in a property only 10 years old, and the building’s Association Board suddenly had to deal with a potentially very complex and costly problem.
THE FIRSTSERVICE RESIDENTIAL SOLUTION
Fortunately, a settlement with the developer and contractors who built the buildings provided the funding for restoration and repair. The project was spearheaded by Association Manager Brenda Thomas of FirstService Residential, the building’s property management company. Leveraging her experience, she worked closely with the Board to manage the detailed financial and administrative issues related to this complicated project.
Once funds were available, Thomas worked with an engineering firm selected by the Association to help board members choose a construction company to perform the required work. Gittleman Construction & Maintenance Corporation (GCM), a FirstService Residential company, was retained by the Association to oversee day-to-day operations, coordinate scheduling in units, and serve as an owners’ representative in weekly construction meetings.
In the second phase of project, GCM was also hired to manage the installation of sheetrock and perform foaming, painting and mechanical work inside the homes. Under contract with GCM, rooftop equipment and bath fans were also installed to help reduce the humidity levels within the homes and reduce or eliminate condensation on the windows.
OUTCOME
Emerald Gardens’ extensive renovations -- including the installation of new windows and related equipment to prevent future condensation and damage – were all completed on time and on budget. For the duration of the project, GCM’s Construction Supervisor worked closely with the Thomas and the Board to minimize homeowner inconvenience and ensure the Association could rely on a knowledgeable, resourceful team whose mission was to advocate for homeowners and their investment.