Let's Talk Balconies
The Executive Committee, composed of Vinnie and Lenny
Champagne, decided to have all our balconies inspected after problems were
discovered in a few units. They brought in an engineer who inspected the balconies
of the South Building, and took the tiles off 160+ balconies. This occurred
several months ago.
The engineer had intended that his own construction company bid on the repair
of each balcony that he declared unsafe or in need of repair.
Vinnie and Lenny
Champagne did not understand the conflict of interest in this arrangement.
I was skeptical by the number of balconies (160+) that the engineer
claimed needed immediate repair and wrote to Vinnie and the engineer about it.
I was ignored by Vinnie. A few days later the engineer offered to pay for a
peer review or second opinion. Inexplicably, Vinnie ignored that offer.
At the last meeting of the Board, owners from Canada, who are
in the concrete restoration business expressed doubt about the project and the
manner in which specs were written. But
the specs had already been sent out, and so we received several bids which were
not comparable to each other. A second engineer was brought in, who re-wrote
the bidding documents. At this time we are waiting for the contractors to send new
bids.
In the meantime, a third engineer was brought in and paid
directly by two owners and myself. He inspected several balconies in the South
Building and declared that there was no question of safety and that most of the
balconies were good for another five, ten or even fifteen years. He wrote a memo
that I am attaching below.
We may want to discuss using a different standard when we
check the North Building.
Here’s the independent engineer’s memo:
"It was a
pleasure meeting with you and members of the Southpoint Condo Board during our
site visit of February 15, 2012. Both I and my associate agree that the
reinforcing steel corrosion-related spalls observed at select balconies does
not reflect conditions that are unsafe. (underlining mine.)
We observed the following:
We observed the following:
- some small areas of spalled concrete exposed by the removal of tile flooring that was caused by insufficient concrete coverage (<3/4").
- no cracks at the balcony perimeters suggestive of corrosion-related spalls.
- no corrosion stains on the balcony perimeters or undersides.
- embedded door thresholds which could be another cause of spalled concrete."
My opinion is that a state of panic, engendered by one resident, came about due to the two
or three balconies that actually needed repairs. There was no need to remove the tile
from so many balconies at this time, and
a great expense could have been avoided. Now, with the tiles removed we have no
choice, except to bring each balcony to usable standards.
The next Board should discuss with an engineer the standards by which he will declare a balcony in need of repair.
As usual, feel free to write or call. I am pleased (astounded!) by the number of Southpointers who have called or written.
Michael E Katz
Director
954-563-0959
Katz8356@Comcast.net
