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During his house hunt, social media consultant Jonathan Rick discovered what he thought was the perfect condominium in Arlington. The new building offered a pool, a gym and a concierge and was within walking distance of stores and Metrorail. The two-bedroom, two-bathroom unit for sale had a den and a balcony and was on the quiet side of the building.
But while touring the condo, Rick heard loud sounds coming from an air-handling unit in a closet close to the kitchen. I brought in a technician to recommend ways of reducing the noise, but the amount of work and expense involved was off-putting, he says. I decided to buy a condo in another building where the equipment is located in the hallway outside the unit.
Condo infrastructure hard-to-change components such as heating and cooling equipment, demising walls, windows can be a deal-breaker for buyers. But too often, these elements are overlooked in making purchasing decisions.
Condo buyers usually arent too engaged with the engineering of properties theyre looking at, unless theyve had a previous experience that left them with a heightened awareness of particular concerns, like noise from the unit above, says Morgan Knull, a broker with Re/Max Gateway in D.C. and Arlington who sold Rick the quieter condo last year.
Even when buyers ask about potential problems, Knull says, most listing and selling agents cant supply the technical information about construction unless the sales contract or disclosure is specific about building materials and systems.
In D.C., sellers are required to supply a property disclosure statement indicating the condition of mechanical and structural components and appliances. Virginia and Maryland permit the seller to furnish either such a disclosure statement or a disclaimer statement, in which a seller is obligated to disclose only existing and known defects. Nearly all sellers in Virginia disclaim, Knull says. In Maryland, some disclaim and others disclose.
When it comes to infrastructure, buyers of new condominiums may have less to worry about. Walls and windows are better insulated now. Central hot water systems are more common, replacing individual hot water heaters in units, says District architect Philip Esocoff, who has designed about 1,200 condo units in the city during the past decade.
Esocoff suggests that noise-sensitive buyers pay attention to the sound transmission class (STC) rating of walls and windows. Generally, the higher the number, the better for blocking noise, he says. An STC rating of 60 is a good for demising partitions between units, he notes, and windows facing heavily trafficked avenues should be rated at least 36.
But assurances of sound-absorptive construction may not turn out as promised. Urban designer Patricia Zingsheim bought her Massachusetts Avenue condo in 2004 before the building was finished, based on the spacious design of the 1,400-square-foot unit. Now Zingsheim says she is regularly awoken by the pounding sounds of runners on treadmills in the fitness center on the other side of her sleeping area.
Before buying, I asked questions and was assured by the sales team that noise wouldnt be a problem, Zingsheim says. But the acoustics are bad and would be extremely costly to fix. Shared walls between units are fire-rated common elements that cant be modified without the condominium associations permission.
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Condo infrastructure often overlooked by potential buyers
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LAKE COUNTY, Fla.
Lake County owns and operates several government office buildings across the county that are in desperate need of repair.
"We've got 150 buildings and over 40 percent of those buildings are 20 years old," County Manager David Heath said.
The old buildings are equipped with 20-year-old heating and cooling systems that were manufactured decades ago. Some of the equipment is so old, companies no longer make replacement parts for it.
"So we had to revert back to online means. For instance, we buy parts on eBay for example," Heath said.
Heath said $13 million worth of replacement parts are needed, primarily for the Central Energy Plant. The facility runs the air conditioning and heating system for the county's administration building, sheriff's office, the courthouse and the jail.
County leaders said it's not only hard to find parts, but also hard to find mechanics who know how the old stuff works.
"The longer the situation goes on, the backlog will continue to grow and increase the chance we have a failure in one of the systems," Heath said.
The County Manager said $700,000 in replacement parts is needed immediately and the county commission will be asked to come up with the funds.
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Lake County government buildings in desperate need of repair, upgrades
Albany, New York (PRWEB) March 31, 2014
Pretty soon the freezing temperatures of winter will be a distant memory for most New Yorkers as they slowly venture outside the comfortable confines of their heated homes to enjoy the warmer, spring weather outside. But before the winter chill is forgotten, now is the best time, advises Adams Heating & Cooling of Albany, NY, for homeowners to save money and prepare for this summers cooling season BEFORE the heat and humidity makes its debut.
The simple economic rules of supply and demand work in favor of homeowners seeking cooling or heating in Albany New York. Demand for air conditioning installation, repair and maintenance is at its highest in June, July and August. During this time, Heating, Ventilation and Air Conditioning (HVAC) contractors are busy keeping up with calls, as their increased service fees and limited availability will show. But during the spring months, demand for service has not yet picked up, and contractors find themselves with open calendars. This can work in favor for homeowners with discounts on services as well as increased personal attention for each call. In addition, many contractors can provide homeowners with closeout deals on new equipment as manufacturers prepare to make room for new products for the upcoming season.
By preparing now for this summers cooling season, New York homeowners will have peace of mind knowing they saved money and are prepared for when the next heat wave hits. For more information on HVAC specials and services, contact Adams Heating & Cooling at 518-631-4087 or visit http://www.adamshvac.net.
About Adams Heating & Cooling For more than 40 years, Adams Heating & Cooling has been serving Albany residents and surrounding areas with professional, state-of-the-art HVAC services. Adams Heating & Cooling is available 24 hours a day, 7 days a week for heating and cooling repair, maintenance, or installation.
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Albany Company Advises Now is the Best Time to Prepare AC for Summer