Commissioning a professional engineering study of the building is an essential planning tool for all associations. If a building is newer, a transition study is prepared by a firm to identify any issues that may need to be remedied and/or any justifiable warranties by the developer during the building warranty period. This study is often leveraged by an attorney to make a case for developer responsibility during that period of time and can be essential if there is a bond release at stake. For buildings out of the warranty period, an engineering reserve study is also invaluable. A qualified firm will do an in-depth analysis of the building’s common elements, including the envelope (exterior facade), walkways, hallways, equipment including boilers, water heaters, HVAC systems, electrical and common area plumbing, as well as the roofing and any entry or window systems that are the responsibility of the association to maintain.

The study will also cover elevators, railings and balconies, roof decks, parking garages, and gates, as well as any other common element. The remaining useful life of every common element will be articulated and a cost to replace that element will be mapped in the study. Guidance on how much a building should have in replacement reserves will be offered and the study will help associations anticipate when large improvements and/or replacements of systems will be needed - essentially offering a financial roadmap for the association. Because codes and systems change, the recommendation is to have the studies updated every 5-7 years.