Renovia | Resident Concerns Healthcare

Understanding Resident Concerns when Painting Healthcare and Senior Living Communities

October 17th, 2017 Posted by Uncategorized 0 comments on “Understanding Resident Concerns when Painting Healthcare and Senior Living Communities”

Concerns to Consider While Painting A Senior Living Community

There are cur­rent­ly about 1 mil­lion seniors resid­ing in res­i­den­tial com­mu­ni­ties nation­wide and this num­ber is expect­ed to rise sig­nif­i­cant­ly over time. Many health­care and senior liv­ing providers are look­ing to expand and upgrade their oper­a­tions in order to cater to the grow­ing needs of their res­i­dents.

Paint­ing is one of the key main­te­nance and expan­sion areas for these com­mu­ni­ties. How­ev­er, paint­ing a health­care or senior res­i­den­tial liv­ing struc­ture requires care­ful con­sid­er­a­tion of the safe­ty and unique needs of the res­i­dents. Paint­ing with the wrong con­trac­tor can expose res­i­dents to harm­ful fumes, poor air qual­i­ty, dis­rup­tions in their dai­ly rou­tines and an unex­pect­ed change in envi­ron­ment.

When plan­ning a paint­ing project for health­care com­mu­ni­ties, it is impor­tant to address crit­i­cal con­cerns of the res­i­dents and their fam­i­lies in order for the project to pro­ceed smooth­ly. Crit­i­cal res­i­dent con­cerns include the fol­low­ing:

Health concerns

Man­agers of senior liv­ing com­mu­ni­ties need to under­stand the poten­tial risks that a paint­ing project can have to their res­i­dents. The pop­u­la­tion of res­i­dents who are par­tic­u­lar­ly sen­si­tive to paint fumes (due to asth­ma or oth­er breath­ing com­pli­ca­tions) should be iden­ti­fied and informed of the project in advance. The health com­pli­ca­tions of all res­i­dents should be ade­quate­ly con­sid­ered so that the project caus­es min­i­mum incon­ve­nience to them.

If nec­es­sary, accom­mo­da­tions for res­i­dents should be made, such as tem­porar­i­ly mov­ing them to a dif­fer­ent sec­tion of the build­ing. Even if it is only the stress of the activ­i­ties hap­pen­ing around them, it’s always bet­ter to take extra pre­cau­tions to ensure healthy and hap­py res­i­dents.

Disruption of daily routines

The paint­ing project should be done in a man­ner that min­i­mizes dis­rup­tions to the dai­ly rou­tines of res­i­dents. Work­ing on hol­i­days, evenings and week­ends may help to min­i­mize the incon­ve­niences that res­i­dents have to endure dur­ing the project. Some res­i­dents may be sen­si­tive to abrupt rou­tine changes in their envi­ron­ment, and their con­cerns should be con­sid­ered when deter­min­ing work­ing hours for the project.

Ventilation concerns

Res­i­dents may be con­cerned about the spread of paint fumes through rooms with shared ven­ti­la­tion sys­tems. Such rooms need to be sealed off by block­ing vents and wall gaps in order to curb the spread of poten­tial­ly harm­ful fumes.

When con­sid­er­ing paint for your senior liv­ing com­mu­ni­ty or health­care build­ing, you should always give pref­er­ence to low-VOC and no-VOC paints. These paints are devel­oped with a health­i­er and safe envi­ron­ment in mind and are a great solu­tion to odors.

Choice of color

Many res­i­dents in health­care and senior liv­ing com­mu­ni­ties have been shown to have their mood affect­ed by the col­or choic­es in their premis­es. The right col­or choice can cre­ate a delight­ful, pleas­ing and uplift­ing mood among patients, which is key to their health. Res­i­dents and their fam­i­lies could even be con­sult­ed when select­ing patient room col­ors for a paint­ing project, and their input should be con­sid­ered.

Down­load the Best Prod­ucts to Use in a Health­care Repaint­ing Project guide to learn more!

Painting Around Tenants in a Commercial Space

October 12th, 2017 Posted by Uncategorized 0 comments on “Painting Around Tenants in a Commercial Space”

Sometimes it Cannot Wait

Exte­ri­or com­mer­cial real estate paint­ing has cer­tain chal­lenges unique to the nature of an occu­pied loca­tion. There nev­er seems to be a per­fect time to do this type of project. How­ev­er, neglect­ing the task may even­tu­al­ly lead to water intru­sion or oth­er cost­ly repairs. Health prob­lems may devel­op if a mold con­di­tion goes unno­ticed for a peri­od of time. If your rou­tine inspec­tion indi­cates that it is time for exte­ri­or paint­ing, it would be far more cost effec­tive to sched­ule the project as soon as pos­si­ble.

Here are sev­er­al tips on how to do exte­ri­or paint­ing while caus­ing the least amount of dis­rup­tion to ten­ants:

  • Advanced Plan­ning— Every prop­er­ty has busy areas that need spe­cial atten­tion dur­ing this type of project. Restric­tions that lim­it access to walk­ing paths and park­ing areas may be nec­es­sary. Cer­tain entrances may be tem­porar­i­ly blocked dur­ing repairs. Dis­cuss these prob­lem areas with your paint­ing con­trac­tor. An expe­ri­enced pro­fes­sion­al will know how to min­i­mize the effect on ten­ants. Per­haps, the task can be accom­plished dur­ing a slow­er part of the day when there is the least amount of ten­ant activ­i­ty. Giv­ing every­one advanced notice of the nec­es­sary work can go a long way to reduce stress dur­ing the project. Peo­ple like to be warned of closed entrances and detours. You can advise your con­trac­tor of the poten­tial “hotspots” and they can draw on past expe­ri­ences to help deal with these con­cerns.
  • Dur­ing the Project — While the project is in progress, clear notices post­ed to warn ten­ants of wet paint or closed door­ways will help to relieve ten­sion. The main office entrance should be kept clear. This is where new ten­ants enter and get their first impres­sion of the facil­i­ty. Cur­rent ten­ants may enter here on busi­ness or to make a rent pay­ment. Paint­ing near the office is best done dur­ing non-work hours when few peo­ple will be in this area. A painter with com­mer­cial expe­ri­ence is the ide­al can­di­date for the project. There can always be unex­pect­ed expens­es dur­ing a paint­ing project, but an expe­ri­enced paint­ing com­pa­ny can give you a more accu­rate esti­mate of the actu­al cost and will com­plete the job in a time­ly man­ner
  • Ben­e­fits — Your ten­ants will enjoy the fresh­ly paint­ed facil­i­ty when the project is com­plete. Most will be hap­py to see the repairs and paint­ing being done. Stress the final result to any­one with con­cerns and inform the ten­ants that you will be hap­py to voice any con­cerns to the con­trac­tor dur­ing the project. Prospec­tive ten­ants will see that prop­er main­te­nance is a con­cern at your facil­i­ty. Exte­ri­or com­mer­cial real estate paint­ing does not need to be a stress­ful time with prop­er plan­ning and a pro­fes­sion­al paint­ing con­trac­tor.

To learn more, down­load our guide on Prod­uct Con­sid­er­a­tions Beyond Col­or for Com­mer­cial Prop­er­ties.

Renovia | Scheduling Considerations Healthcare

Scheduling Considerations for Healthcare Facility Paint Projects

October 10th, 2017 Posted by Uncategorized 0 comments on “Scheduling Considerations for Healthcare Facility Paint Projects”

Create a Maintenance Plan Using These Factors

Is it time to repaint your build­ing, but you are con­cerned about the expense? There are ways to keep your exte­ri­or paint­ing expens­es down and even con­sid­er cre­at­ing a main­te­nance plan to keep costs to a min­i­mum in the future. Here are sev­er­al fac­tors that need to be con­sid­ered when plan­ning a repaint­ing project.

Factors to Consider

  • Choos­ing a Con­trac­tor — There is more to pick­ing a paint­ing con­trac­tor than just mak­ing sure they are cer­ti­fied and well-trained in their field. A local­ly-based com­pa­ny will know what mate­ri­als will work best for your area. This will min­i­mize repaint­ing more often than nec­es­sary. Paint­ing teams will be aware of prob­lems that can arise in your neigh­bor­hood, and sug­gest solu­tions before work starts that will avoid cost­ly alter­ations after the project is com­plete. These advan­tages can result in not only a less expen­sive final cost but also a more accu­rate esti­mate to help with estab­lish­ing a bud­get.
  • Col­or Choice and Repair Costs — Dur­ing a repaint­ing project, you must always allow for the repair of dam­aged areas that can’t be seen until the job has begun. It is always a good idea to make an inspec­tion your­self pri­or to call­ing a paint­ing con­trac­tor to get a rough idea what prob­lems to expect when work begins. A cer­ti­fied con­trac­tor will include allowances for addi­tion­al repairs in an esti­mate before start­ing work. The col­or scheme you choose should be attrac­tive and work well for your spe­cif­ic area. A com­mer­cial build­ing can great­ly ben­e­fit by hav­ing a col­or con­sul­tant make sug­ges­tions that would suit your par­tic­u­lar style and type of build­ing. This may be an extra expense upfront, but if col­or choic­es are out­side your skill set, this extra step can cre­ate a more pleas­ing build­ing and can thus help to gen­er­ate more rev­enue over time.
  • Cost of Mate­ri­als — There is a wide dif­fer­ence in the cost of paint and relat­ed mate­ri­als. One con­sid­er­a­tion is the length of time before the paint starts to break down. A more expen­sive choice might last sig­nif­i­cant­ly longer than cheap­er paint, even though dur­ing the first few years you can­not see a dif­fer­ence. You want the curb appeal to always be top notch, espe­cial­ly for a com­mer­cial prop­er­ty.
  • Estab­lish­ing a Main­te­nance Pro­gram — The cli­mate in many states such as Flori­da and the Carolina’s make a pre­ven­tive main­te­nance pro­gram very impor­tant. Humid­i­ty and salt dam­age due to prox­im­i­ty to the ocean can also cause dete­ri­o­ra­tion over time to exte­ri­or paint and wood. Mold can form caus­ing major health con­cerns. Peri­od­ic inspec­tions and main­te­nance can result in sig­nif­i­cant­ly reduced repair expens­es. Work on a bud­get­ing plan for main­te­nance on your build­ings to be sure you are nev­er tak­en by sur­prise.

All these fac­tors are part of the for­mu­la to cre­ate a real­is­tic bud­get for exte­ri­or paint­ing costs with the least amount of unwant­ed sur­pris­es. The result is the dif­fer­ence between a suc­cess­ful busi­ness or oper­at­ing at a loss. You also have one less prob­lem to cause wor­ry when the job is done cor­rect­ly and will be mon­i­tored in the future. Your build­ing can look great and have less untime­ly repair costs as a result.

 

Down­load your copy of “Bid Con­sid­er­a­tions for Select­ing a Health­care Facil­i­ty Con­trac­tor” today!

Renovia | New Paint Encourages New Residents

Small Details Matter: How New Paint Can Encourage New Residents

October 5th, 2017 Posted by Uncategorized 0 comments on “Small Details Matter: How New Paint Can Encourage New Residents”

The Rule of Thumb

You know how impor­tant rou­tine main­te­nance is on your prop­er­ties- includ­ing every­thing from roof repairs to repaint­ing. But, how do you know when to repaint? Wait­ing until you notice fad­ed and peel­ing paint is just ask­ing for trou­ble. A good rule of thumb, espe­cial­ly in humid envi­ron­ments, is to inspect and paint your exte­ri­or sur­faces approx­i­mate­ly every five years.

Why should I repaint? There are sev­er­al rea­sons why it’s impor­tant to keep your prop­er­ties look­ing pris­tine, and it’s not just to keep it attrac­tive. Chipped or peel­ing paint can low­er your prop­er­ty val­ues. If your exte­ri­or sur­faces are left in a state of dis­re­pair, peo­ple look­ing at your prop­er­ty may think that this neglect is a reflec­tion of the way things are man­aged at the facil­i­ty over­all.

Your build­ings’ paint is akin to your skin. It pro­tects the exte­ri­or sur­faces from the ele­ments. If the paint is chipped or peel­ing, wood sid­ing or trim may begin to rot. Rot­ten win­dow sills can lead to cracks in mason­ry.

If you want to encour­age new or exist­ing res­i­dents in your com­mu­ni­ty, then paint col­or can say a lot. The choice of paint col­ors can have a strong influ­ence on how you feel. For instance,

  • Warm tones like oranges, yel­lows and reds or earth tones such as brown and beige may prompt con­ver­sa­tions. Peo­ple feel com­fort­able in such a room and are encour­aged to sit and talk.
  • Yel­low or red are both good col­ors to go with in the kitchen. Red will even stim­u­late your appetite.
  • When it comes time to relax, cool col­ors such as green or laven­der are calm­ing; they make great choic­es for bed­room col­ors.
  • White, green, or turquoise are all good choic­es for bath­room décor. They give one a sense of clean.

What work needs to be done before paint­ing can begin? Ensure when prepar­ing to hire a paint­ing con­trac­tor that you know what ser­vices are includ­ed in the cost of repaint­ing. The com­pa­ny that you decide to hire should also offer to pres­sure wash all of the sur­faces that you plan to paint if need­ed. Any repair work such as caulk­ing and water­proof­ing should be com­plet­ed before paint­ing begins.

How is this going to incon­ve­nience the res­i­dents? Repaint­ing the exte­ri­or of your build­ings will be a minor incon­ve­nience to the res­i­dents, but there are ways that you can keep it from becom­ing a major one. First, make sure that you inform your res­i­dents well in advance of the work. Let them know the days and times this or any oth­er project will be tak­ing place and what that work will entail. Noti­fy res­i­dents at reg­u­lar inter­vals lead­ing up to the work in order to remind them, for exam­ple at one month, two weeks, and a few days before. They should be made aware of any­thing that is expect­ed of them. Will they need to move their vehi­cles? Will they be expect­ed to use alter­nate entrances? This will cre­ate an open line of com­mu­ni­ca­tion for you, your res­i­dents, and your con­trac­tor to ensure a smooth and suc­cess­ful project.

 

To learn more, down­load our Five Fac­tors that Impact Paint Selec­tion for Apart­ment Com­plex­es E-book.

Renovia | Keep Residents During Construction

How to Retain Residents in Multifamily Properties

September 12th, 2017 Posted by Uncategorized 0 comments on “How to Retain Residents in Multifamily Properties”

Factors to Retain Residents

Mul­ti-fam­i­ly prop­er­ties have seen a lot of demand, growth and invest­ment over the past years. One ques­tion that many mul­ti-fam­i­ly prop­er­ty own­ers have not yet been able to answer is, how to improve mul­ti-fam­i­ly occu­pan­cy rates. Like many busi­ness­es, to answer the ques­tion of ‘how to attract more res­i­dents to my prop­er­ty’ can be eas­i­ly answered by con­sid­er­ing some basic fac­tors.

Target Market

Every prod­uct has to have a tar­get mar­ket. With mul­ti-fam­i­ly prop­er­ty, you might want to tar­get a cer­tain group meet­ing cer­tain cri­te­ria depend­ing on age, income, or num­ber of fam­i­ly mem­bers. A tar­get group may be more inclined to take up res­i­den­cy at your mul­ti-fam­i­ly prop­er­ty if ‘peo­ple like them’ occu­py the com­plex.

With this in mind, it would be wis­er to tar­get a group that is very flex­i­ble and time­less in the sense that they do not do things with a bias to age. While mil­len­ni­als might be very unpre­dictable, old­er peo­ple might have more demands.

Quality

Res­i­dents will be more drawn to qual­i­ty in most cas­es. It is of para­mount impor­tance that you pro­vide the absolute best qual­i­ty ser­vice to the res­i­dents to keep them for long spells and attract more renters.

Amenities

Being able to pro­vide a lit­tle bit more than is expect­ed might be the dif­fer­ence between hav­ing a ful­ly occu­pied mul­ti-fam­i­ly com­plex and try­ing to get renters. Pro­vid­ing ameni­ties like Wifi, a swim­ming pool, a play­ground, a dog park etc. will keep renters satisfied.Having unique ameni­ties is a plus.

Repair and Maintenance

Hav­ing the prop­er­ty is one thing, but main­tain­ing it to an accept­able stan­dard is anoth­er. It is not wise to over­look need­ed repairs or to focus sole­ly on inde­pen­dent projects. Res­i­dents want their invest­ment in the prop­er­ty to show. Delay­ing on rou­tine main­te­nance and need­ed repairs will not improve mul­ti-fam­i­ly occu­pan­cy rates.

Rules and Policies

When com­pil­ing a list of accept­able alter­ations for your res­i­dents, it is impor­tant to remem­ber that this will be their home. Rules and poli­cies are nec­es­sary in main­tain­ing a clean, wel­com­ing envi­ron­ment for all to enjoy. Offer­ing accept­able options and remain­ing flex­i­ble when you can, will allow the res­i­dents to feel more com­fort­able in their space.

Advertising

Hav­ing your mul­ti-fam­i­ly prop­er­ty in excel­lent con­di­tion and installing some lux­u­ri­ous ameni­ties to it will only take you so far. Invest­ing in some form of adver­tise­ment and hav­ing a blog/website for your prop­er­ty will take you to the next lev­el. Bud­get­ing on peri­od­ic adver­tise­ment will help to ensure all your rental units are occu­pied, and are in demand.

Attract­ing renters and improv­ing mul­ti-fam­i­ly occu­pan­cy rates will come down to what a par­tic­u­lar res­i­dent wants, whether or not you can deliv­er their require­ments and what com­pro­mis­es can be reached. There is no stan­dard way of keep­ing res­i­dents or attract­ing more res­i­dents to your prop­er­ty, but with keep­ing the above fac­tors in mind, you are bound to get pos­i­tive results.

 

Down­load the Con­do Association’s Guide to Mak­ing Col­or Selec­tions to learn more!

 

 

Renovia | Approving Contractor Bid with Condo Associations

Avoiding Surprises: What to Ask for in Exterior Painting Bid Packages

August 29th, 2017 Posted by Uncategorized 0 comments on “Avoiding Surprises: What to Ask for in Exterior Painting Bid Packages”

Consider These Factors Before Approving a Bid

Exte­ri­or paint­ing is impor­tant in your con­do asso­ci­a­tion to increase the aes­thet­ic appeal of the prop­er­ty and for main­te­nance pur­pos­es. An in-depth annu­al inspec­tion of paint­ed sur­faces is rec­om­mend­ed to iden­ti­fy any areas that require main­te­nance, as it’s easy for small prob­lems to become larg­er ones if you don’t notice and repair them reg­u­lar­ly. Con­do­mini­um asso­ci­a­tions should have a plan in place to ensure main­te­nance and paint­ing of con­do build­ing exte­ri­ors. There are, how­ev­er, fac­tors that need to be con­sid­ered before approv­ing a bid pack­age to paint a con­do­mini­um prop­er­ty.

Insur­ance

A con­do­mini­um asso­ci­a­tion should ask whether the con­trac­tors sub­mit­ting the bids are cov­ered by insur­ance. Con­trac­tors should have two types of insur­ance- one that will pro­tect the prop­er­ty from dam­age by the con­trac­tors and one to ensure that work­ers under their super­vi­sion are cov­ered in case of any lia­bil­i­ty while work­ing on the prop­er­ty. Be warned: some­times con­trac­tors don’t car­ry the appro­pri­ate insur­ances. It is up to the asso­ci­a­tion to ver­i­fy cov­er­age with the con­trac­tors. Request proof of insur­ance to be sub­mit­ted with your bid. An asso­ci­a­tion should nev­er work with con­trac­tors with no insur­ance, as this opens them up to law­suits and lia­bil­i­ties.

War­ran­ty

A con­do­mini­um asso­ci­a­tion should also ask about the war­ran­ty pol­i­cy pro­vid­ed by con­trac­tors. A con­trac­tor should spec­i­fy the war­ran­ty in place while prepar­ing the bid pack­age, and the asso­ci­a­tion should care­ful­ly go over the war­ran­ty to know what it cov­ers and what it doesn’t, how long the war­ran­ty will last, if the con­trac­tor will pro­vide labor in case of any defects and any exclu­sions to the war­ran­ty. A pro­fes­sion­al con­trac­tor will have a bud­get to cov­er war­ran­ty call­backs. In some cas­es, con­trac­tors dis­ap­pear after hear­ing war­ran­ty call­backs and asso­ci­a­tions should steer clear of these con­trac­tors by check­ing their ref­er­ences, licens­es and read­ing the war­ran­ty care­ful­ly.

The Price

In going over a paint­ing bid pack­age sub­mit­ted by con­trac­tors, the price is an impor­tant con­sid­er­a­tion to look out for. Price quotes for paint jobs are affect­ed by many fac­tors includ­ing the size of the con­do­mini­ums, the cur­rent con­di­tion of the walls, any exter­nal repairs need­ed, the num­ber of coats to be used, paint qual­i­ty, sheen selec­tion, col­or pref­er­ence as well as labor that will be need­ed. Look for bids that stand out dras­ti­cal­ly from the oth­ers either on the high end or the low end. This is not to say these con­trac­tors would do low­er qual­i­ty work, but the out­lier bids are ones to be aware of as you choose your ser­vice provider.

Prepa­ra­tion Work

A bid pack­age should also include prepa­ra­tion work to be done on the sur­face before paint­ing begins. A build­ings sur­face needs to be cleaned before a new coat is applied using meth­ods like pres­sure wash­ing, mean­ing added costs. Con­do­mini­um walls will also need to be inspect­ed for any cracks or holes and if any are found, caulk­ing or EIFS/Stucco repairs have to be car­ried out, to seal any gaps found in the build­ing.

In con­clu­sion, a con­do­mini­um asso­ci­a­tion needs to go over a paint spec­i­fi­ca­tion pack­age care­ful­ly to ensure that the con­trac­tor hired will meet their safe­ty, and main­te­nance needs, as well as bud­get require­ments.

 

Learn more by down­load­ing the Con­do Association’s Guide to Mak­ing Col­or Choic­es.

Renovia | Interview Paint Contractor Renovia for Condo Association

Interviewing a Painting Company for Your Condo Association

August 24th, 2017 Posted by Uncategorized 0 comments on “Interviewing a Painting Company for Your Condo Association”

Finding the Right Pro for the Job

How often do you need to think about exte­ri­or paint­ing for con­do­mini­ums or HOAs depends on what type of exte­ri­or your build­ings have. Wood exte­ri­ors should be paint­ed every 4–6 years, stuc­co, every 7–10 years. Of course, this will depend on expo­sure and the con­di­tion of the prop­er­ty. There are three things to con­sid­er when plan­ning; the type of paint, work­ing the spec­i­fi­ca­tions out, and hir­ing an exte­ri­or paint­ing con­trac­tor.

First, choose your paint. The col­or should com­pli­ment its sur­round­ings. Con­sid­er the roof col­or, land­scap­ing and any stonework or brick when choos­ing your col­or. The fin­ished prod­uct should pro­tect the build­ing from ultra­vi­o­let solar radi­a­tion.

Anoth­er aspect to con­sid­er is whether to use light or dark col­ors. A light col­or will reduce the inside tem­per­a­ture of a build­ing. A dark col­or will absorb heat.

Don’t for­get the cli­mate. The sub­strate below the paint will expand or con­tract as the tem­per­a­tures fluc­tu­ate. Anoth­er rea­son you need high-qual­i­ty paint.

Next, a paint spec­i­fi­ca­tion and bid pack­age will need to be drawn up. This will give detailed infor­ma­tion about every­thing that needs to go into the job, like prep work, appli­ca­tion, col­or, cleanup, etc. It will also list the exact prod­ucts that will be used so that con­trac­tors who bid on the job will all have the same infor­ma­tion. Make sure that they com­plete an inspec­tion of the area to be paint­ed.

The spec­i­fi­ca­tion and bid pack­age should include the fol­low­ing:

  • sur­face prep
  • detail caulk­ing and spot-prim­ing instruc­tions
  • any prod­uct spec­i­fi­ca­tions by man­u­fac­tur­er name and num­ber for each type of sub­strate need­ed
  • num­ber of coats and appli­ca­tion guide­lines
  • the insur­ance, contractor’s license and ref­er­ence require­ments need­ed for con­trac­tors
  • war­ran­ty require­ments
  • a writ­ten agree­ment to fol­low the pro­vid­ed spec­i­fi­ca­tions
  • a gen­er­al con­trac­tor needs to inspect and repair sub­strates

Final­ly, you will need to hire your exte­ri­or paint­ing con­trac­tor. While price is an impor­tant aspect, it shouldn’t be your only con­sid­er­a­tion. Pick the top bids, then inter­view the con­trac­tors. Here are some ques­tions that you should ask:

  • Who is the one with whom I will be com­mu­ni­cat­ing?
  • Will there be a fore­man on site when­ev­er the work is being done?
  • Does your com­pa­ny have work­ers’ comp and lia­bil­i­ty insur­ance?
  • Is there a way to get in touch with you after hours or on week­ends?
  • What are your work hours?
  • Where will your mate­ri­als be stored?
  • Will you be pro­vid­ing an on-site restroom for your work­ers?
  • What will you be doing to ensure that the job site is clean and safe?
  • Is a per­mit need­ed for this project and if so, will you be procur­ing that?
  • When do you pro­pose to start this project?
  • When is your pro­posed end date?
  • How many work­ers will be on this job?
  • Have you per­formed back­ground checks on your work­ers?
  • How will you let home own­ers know when you plan to begin pow­er wash­ing, prep­ping and paint­ing?
  • How do you nor­mal­ly paint front doors?
  • How long have you been in busi­ness?
  • Will you be adding the asso­ci­a­tion as an addi­tion­al insured on your poli­cies for the project?
  • Are you asso­ci­at­ed with any of the fol­low­ing orga­ni­za­tions: Com­mu­ni­ty Asso­ci­a­tions Insti­tute (CAI), Edu­ca­tion­al Com­mu­ni­ty for Home­own­ers (ECHO), or oth­er pro­fes­sion­al guilds or soci­eties? If so, which ones?
  • Do you pro­vide a close out binder once the project is com­plete?

You should feel free to add any oth­er ques­tions that you feel are impor­tant for your par­tic­u­lar project. Once you’ve done your home­work and con­duct­ed the inter­views, you can be con­fi­dent that the exte­ri­or paint­ing for your con­dos will be done right.

 

Down­load the Con­do Association’s Legal Guide to Choos­ing Con­trac­tors to learn more!

Renovia | Hiring Out Large Painting Projects

The Value in Hiring Out Large Painting Projects

August 23rd, 2017 Posted by Uncategorized 0 comments on “The Value in Hiring Out Large Painting Projects”

In a con­do­mini­um com­plex or retire­ment com­mu­ni­ty, large projects of any type become del­i­cate endeav­ors as man­agers jug­gle to avoid res­i­dent dis­com­fort while still mak­ing improve­ments. At first glance, this work might seem most effi­cient when per­formed inter­nal­ly, using your main­te­nance staff to paint a lit­tle at a time between oth­er work. Hours add up, how­ev­er, and before long an exte­ri­or paint­ing project has either tak­en weeks or your main­te­nance bud­get has been com­plete­ly deplet­ed in uti­liz­ing in-house labor for large-scale work. Before decid­ing against pro­fes­sion­al con­trac­tors, be sure to take these con­sid­er­a­tions into account to avoid wast­ing time and mon­ey.

Why You Should Hire Pro­fes­sion­als

  • Guar­an­tee- Most pro­fes­sion­al paint­ing con­trac­tors guar­an­tee their work, mean­ing in cas­es where paint chips or fades pre­ma­ture­ly, or worse, the painter will return to fix prob­lems for you. On the oth­er hand, if your main­te­nance staff is required to cor­rect either mis­takes or touch-ups, you will be pay­ing to have areas paint­ed both the first and sec­ond time, as well as pur­chas­ing more mate­ri­als to com­plete the required repairs.
  • Longevi­ty- By hir­ing the right exte­ri­or paint­ing com­pa­ny, you’re secur­ing expe­ri­enced con­trac­tors who have years of con­sis­tent­ly supe­ri­or work. They are knowl­edge­able on best prac­tices as well as what con­sid­er­a­tions need to be made on your spe­cif­ic project. By hir­ing expe­ri­enced pro­fes­sion­als, you are bring­ing on a staff that will do every­thing pos­si­ble to deliv­er the desired results.
  • Atten­tion to detail- With a back­ground spe­cif­ic to paint­ing and sim­i­lar work, your con­trac­tors know how to deal with prob­lem areas and will be sure to pay atten­tion to details. Lit­tle things like com­plet­ing prep work, and deliv­er­ing neat­ly exe­cut­ed trim and caulk­ing could be the dif­fer­ence between excel­lent and shod­dy work. It’s the details that make a paint job last longer and look bet­ter.
  • Time­ly Work- Pro­fes­sion­al con­trac­tors are experts in their fields, and are far more effi­cient due to years of expe­ri­ence. Rather than work­ing slow­ly on a paint­ing project in-house, a pro­fes­sion­al will be bet­ter pre­pared to arrive, com­plete their work, and clean up quick­ly and effi­cient­ly- sav­ing you time and mon­ey.
  • Access to the right mate­ri­als- When you are paint­ing a large area or the out­side of entire build­ings, you need to ensure that every­thing is done right. Get­ting the right mate­ri­als for the job is impor­tant and the pro­fes­sion­als often know best. After years of using par­tic­u­lar brands and prod­uct lines, a paint­ing firm knows what paint cov­ers best for the price paid per gal­lon and which caulk­ing with­stands hot sum­mers and freez­ing win­ters.

When you look at your main­te­nance time­line, con­sid­er hir­ing paint­ing pro­fes­sion­als for large jobs, free­ing up time and bud­gets for your main­te­nance staff to keep the oth­er areas of your facil­i­ties run­ning at peak effi­cien­cy, while ensur­ing your build­ings are the nicest look­ing in town!

 

For more infor­ma­tion, down­load our Con­do Association’s Guide to Mak­ing Col­or Selec­tion.

Renovia | Painting Condos

Maintenance vs Capital: Where Painting Fits in a Condo Association

August 17th, 2017 Posted by Uncategorized 0 comments on “Maintenance vs Capital: Where Painting Fits in a Condo Association”

Weighing Your Options

Aes­thet­ic appeal is a major fac­tor in deter­min­ing the val­ue of a prop­er­ty. As a con­struc­tion man­ag­er or the man­ag­er of a con­do asso­ci­a­tion, you have to deter­mine when it is time to repaint con­do build­ings. How­ev­er, the cost of main­te­nance must be weighed against the expec­ta­tions of the result­ing increase and the prop­er­ty val­ue of con­do build­ings.

Embark­ing on repaint­ing and oth­er major main­te­nance work based on the apart­ment main­te­nance time­line is a cost­ly under­tak­ing. The dif­fer­ence in how the IRS and home owners/condo asso­ci­a­tions treat the amounts used in exte­ri­or paint­ing and oth­er main­te­nance projects like roof­ing as well as wood and sid­ing replace­ment can lead to tax­a­tion prob­lems. It’s thus impor­tant for you to under­stand the nuances of financ­ing such main­te­nance activ­i­ties to avoid any prob­lems.

Home own­ers and con­do asso­ci­a­tions con­sid­er exte­ri­or paint­ing in the same cat­e­go­ry as the oth­er main main­te­nance and con­struc­tion projects like con­crete repairs and roof repairs. These asso­ci­a­tions typ­i­cal­ly con­sid­er such expens­es as either oper­at­ing expens­es or reserve expens­es and clas­si­fy these projects as repaint­ing under reserve expen­di­ture. This makes sense giv­en that these expen­di­tures are cap­i­tal assess­ments and thus should be taxed.

The IRS dif­fers with the asso­ci­a­tions in two sig­nif­i­cant ways in rela­tion to these expen­di­tures. First, the IRS clas­si­fies expens­es as either cap­i­tal expen­di­ture or non-cap­i­tal expen­di­ture. The sec­ond dif­fer­ence is the fact that the IRS stip­u­lates that an assess­ment can be cap­i­tal in nature only if the expense’s nature must be cap­i­tal. The prob­lem aris­es because many tax court cas­es and judi­cial rul­ings cat­e­gor­i­cal­ly clas­si­fy repaint­ing and the oth­er main main­te­nance tasks that are not under­tak­en annu­al­ly as being non-cap­i­tal expens­es.

This leads to reserve con­tri­bu­tions being tax­able. Due to this, a con­do asso­ci­a­tion will most like­ly incur heavy penal­ties when amass­ing the nec­es­sary funds to under­take exte­ri­or paint­ing, roof­ing, con­crete repairs or oth­er main­te­nance work on the con­do build­ings. The eas­i­est ways that you can fund such projects with­out incur­ring high tax­es is by using Form 1120-H as opposed to Form 1120 when fil­ing returns.

Form 1120, while it has a low­er tax rate, has sev­er­al draw­backs you should con­sid­er as com­pared to Form 1120-H. It is hard­er to com­plete and due to the dif­fer­en­ti­a­tion of income expen­di­ture into non-mem­ber­ship activ­i­ties which are taxed and mem­ber­ship activ­i­ties that are not taxed. It also expos­es the asso­ci­a­tion to a tax audit giv­en it is more com­pli­cat­ed and hard­er to com­ply with. In most cas­es, con­do asso­ci­a­tions fil­ing returns using Form 1120 end up pay­ing more in tax­es. Form 1120-H is sim­pler to com­plete and cat­e­go­rizes the income into two cat­e­gories, non-exempt func­tion expense (tax­able) and exempt func­tion income (not taxed). A $100 deduc­tion where applic­a­ble fur­ther reduces the tax­es paid.

Prop­er­ly man­ag­ing the financ­ing of projects is indis­pens­able in the prop­er man­age­ment of con­do asso­ci­a­tions. Know­ing the best way to accu­mu­late the required funds helps in reduc­ing the tax­es you have to pay ulti­mate­ly and can result in major sav­ings.

 

Sources

Renovia | Add Value to Condos with Paint Color

Adding Value Through Color Choice

August 15th, 2017 Posted by Uncategorized 0 comments on “Adding Value Through Color Choice”

Don’t Neglect Your Exterior

Out­ward appear­ances can make or break a person’s inter­est in any build­ing before they step foot in it. Often times, peo­ple make the mis­take of focus­ing all of their efforts on their inte­ri­or and oth­er ameni­ties, but neglect the fac­tors that invite new peo­ple into their build­ing. Fea­tures such as roof­ing, mason­ry qual­i­ty, exte­ri­or wood, and espe­cial­ly exte­ri­or paint can either make your build­ing desir­able or avoid­able depend­ing on how well main­tained they are.

These fac­tor are even more notice­able to peo­ple look­ing to rent or buy real estate. Peo­ple want to live in a place they feel com­fort­able. The exte­ri­or of your apart­ment com­plex or con­do­mini­um is the first impres­sion to poten­tial renters or con­do buy­ers. Although the cost of main­tain­ing the exte­ri­or of your build­ing might need to be used for seem­ing­ly more press­ing issues, neglect­ing your building’s appear­ance could cost you even more in missed income from turned off poten­tial ten­ants.

Most peo­ple choose to repaint their build­ing every 4–7 years depend­ing on how chipped or fad­ed the paint becomes. The cycle isn’t too cost­ly on its own, but if the paint­ing, mason­ry and roof­ing require main­te­nance at the same time the cost can seri­ous­ly ham­per the bud­get for oth­er prop­er­ty ameni­ties. Defer­ring main­te­nance to a trust­ed, pro­fes­sion­al com­pa­ny, how­ev­er, can help avoid any trou­ble and even increase the appeal to new and cur­rent occu­pants alike.

Trust­ing a paint­ing com­pa­ny to han­dle this work is ben­e­fi­cial, as hir­ing experts saves time for a man­ag­er and in-house main­te­nance staff as well as ensures qual­i­ty over hir­ing a “small jobs” con­trac­tor. They won’t just touch up your build­ing like small­er com­pa­nies, but if con­sult­ed prop­er­ly they can help pick out fea­tures that will give you the extra touch that will help you stand above the rest. From col­or coor­di­na­tion to detailed caulk­ing, pro­fes­sion­al exper­tise can help turn your build­ing from run-of-the-mill to a place where peo­ple are fight­ing to get into. These com­pa­nies are up to date on these exclu­sive fea­tures because they’ve ser­viced a vari­ety of dif­fer­ent build­ing types in all types of neigh­bor­hoods. They also have the flex­i­bil­i­ty to work around your sched­ule, while man­ag­ing all of the dai­ly oper­a­tions them­selves.

Most com­pa­nies are experts at work­ing with build­ing own­ers or man­agers to pin down their exact pref­er­ences while still man­ag­ing their own oper­a­tions on a day-to-day basis. You get the ben­e­fit of pick­ing out the exact spec­i­fi­ca­tions of your main­te­nance, with­out hav­ing to micro­man­age any of the oper­a­tions. The com­pa­nies will often go to exten­sive lengths to pro­vide a detailed report and time­line to own­ers, man­agers or even a board.

No mat­ter what your build­ing is used for, keep­ing up appear­ances is more impor­tant than you might think. Trust­ed pro­fes­sion­als keep you ahead of the curve by tak­ing care of paint­ing and oth­er main­te­nance. You can eas­i­ly take your build­ing from ordi­nary to invit­ing.

 

Down­load the Con­do Association’s Guide to Mar­ket­ing Col­or Selec­tions to learn more.