Questions condo boards ask
What is a scope sheet?
One page for one repair: where it is, why it needs doing now, what we will do, what we won't, access and noise, owner notice, and the price with what could change it.
What does the first walk-through involve, and what does it cost?
The first walk-through carries no charge. It is one visit of up to two hours for a building of up to 20 units and ends with a photo list of what we saw. Written scope sheets and any further visit are quoted or part of a program.
Does the board need a vote first?
That depends on your master deed and bylaws, which set what the board may approve alone and above what amount. We write each sheet so the board can see which rule applies. We don't give legal advice.
Who notifies unit owners?
We draft the notice and your manager or board sends it. Nothing starts before owners have it in writing.
What does the annual program include, and what doesn't it?
Walk-throughs on a schedule, repair hours and a scope sheet for each finding. It does not include capital projects, storm, fire or water damage, or electrical, plumbing, gas or elevator work.
Is the program insurance?
No. It isn't insurance and it isn't a reserve study. Damage belongs with your master policy.
How do I cancel the program?
With 30 days' written notice. We refund any prepaid quarter not yet used. The proposal states the terms.
How do permits work?
Roof replacement, structural porch work and staging over a sidewalk usually need one. Small repairs often don't. We ask the local building department and note the answer on the sheet.
Can you work in winter?
Indoor work, yes, and stopgaps outdoors. Permanent mortar, membrane and sealant work waits for mild, dry days.
Homes built before 1978: does the lead rule apply to us?
Federal rules cover paid work that disturbs paint in homes built before 1978, windows and demolition most of all. Most buildings we work on are older than that, so every scope sheet says how the work will be set up, contained and cleaned, and which parts of the rule apply. Minor repair has limited exemptions: ask us on the walk-through.
Who will be in the building?
A named crew lead and a crew of two to four. The owner notice carries the lead's name and number.
What if a repair turns out bigger?
We stop and write a change sheet with the new figure. Nothing is added until the board signs it.
How is the work paid for?
Fixed-price sheets bill in stages tied to finished work. Deposit terms are written on each sheet.
Is the work warrantied?
Each sheet states its warranty term, what it covers and what it excludes. The terms and exclusions are on the sheet.
Still have a question?
Call the office or send the form. A person will reply within one business day.