Tips for Post-Winter Multifamily Maintenance
How to refresh your communities after winter so they’re in the best shape for spring.
April is a time for fixing up and cleaning up. No one can better attest to the importance of these vital rites of spring than multifamily property managers.
After a punishing winter, properties require cleaning and maintenance, not only to freshen up communities for warmer weather but to prolong the their useful lives. Spring cleaning isn’t just about aesthetics; it’s also about preventing long-term damage.
Thorough spring maintenance should include cleaning and maintaining the grounds, walkways, parking lots, exteriors, doors and windows, foundation, roofs, interior common areas and stairs.
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It’s important to perform cleaning, repairs and replacements in spring, reported Kelley Brine, president of Rose Valley Management, a property management firm in Brooklyn, N.Y., with a 10,000-unit portfolio. “It’s also important to do this in the spring for tenants to see the community being restored after the winter,” she said.
Spring cleaning of all buildings should include the following, said Diana Pittro, an executive vice president with RMK Management Corp. All buildings, sidewalks, trash corals and garages should be power washed, sewer lids cleared of debris, hallway carpets shampooed and windows, doors and stairwells cleaned. Maintenance shops and storage areas should be cleaned and organized, “as maintenance crews work more efficiently when staff can find a tool or part more quickly,” Pittro added.
Winter can also create issues that need to be addresses. According to Colleen Needham, a regional property manager with Draper and Kramer, one potential problem meriting inspection is hardscape damage. Snow, ice and road salt can cause cracks or chips in sidewalks and parking lots. “Look for any signs of wear and damage, especially after a long winter,” she said.
Walkways and parking lots, which are part of a community’s curb appeal, should be power washed and lots restriped if needed. Also remove obstructions that might cause trips and falls. “Code violations can lead to lawsuits from residents,” noted Stacy Brown, senior director of training for Real Property Management.
Check buried irrigation and lawn sprinkler systems that can crack during winter, said Brine. “You want to turn those on to determine if there are any leaks,” some of which won’t be visible but could generate problems, she added. “You can lose a lot of water that way.”
Water intrusion
Speaking of water, inspect for water intrusion, which can compound problems over time, recommended Stanley Stoll, CEO & principal engineer with Knott Laboratory, which provides forensic engineering and visualization, foundation inspections and more.
Water is the most damaging element in a built environment, he said. Within a parking garage, for instance, water can penetrate concrete, cause cracks during freezing and rust rebar, degrading the structure’s strength. Property managers must identify the source of the water—whether it’s roof, walls, doors or drainage systems.
Water also represents the greatest threat to the building foundation. Inspect for improper drainage and pooling around the foundation, with could cause shifting and create cracks and gaps within the structure, said Stoll. “Material expansion and contraction due to moisture within a building can cause cracking in the building members,” Stoll said. “Identifying any new cracks during the spring inspection process is important. But (so is) determining if they are expanding and at what rate. The progression of the crack will determine the severity of the issue.”
If water stains or interior cracks are discovered, find the cause before the problems are covered cosmetically, he added. It’s far better and easier to repair problems before they escalate and potentially become safety issues.
Building systems
Inside buildings, scrutinize interior common areas and stairs, doors and windows, Needham said. Ensure stairwells and halls are clean, safe and prepared for spring and summer, and remove all winter mats. In addition, doors and windows should be inspected to ensure seals and frames weren’t damaged by the cold temperatures.
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While focusing on the building itself, ensure gutters and downspouts are free and clear of blockages like bird nests and leaves, which impede rain flow off the roof, noted Brown.
Also inspect for any possible intrusion by pests seeking warmth from wintry cold, and examine insulation and dryer vents, which can cause fires. “Properties often share dryer vents among multiple units,” said Brown. “They should be cleaned out and replaced if needed. Inspections of dryer vents should happen annually at least.”
Spring is also the time to inspect roofs, because snow accumulation can damage shingles, while heavy snowfalls can structurally impact roofs.
Inside and outside buildings, Stoll urges monitoring flatwork for cracks and movement; stucco for cracks and flashings; wood for staining and flashings; composite for paint and flashings; masonry and brick veneers for cracks, mortar joints and efflorescence on the face of masonry; and water staining around windows and doors and other penetration points. Monitor interiors for diagonal drywall cracks at doors and windows, doors failing to open smoothly, and basement slab cracks or movement.
Fall focus
Six months from now, it will be time again to ready properties for winter. Brown suggests insulating exposed plumbing lines against freezing, covering outdoor air conditioning compressors and window-mount AC units, sealing drafts around windows and doors and cleaning gutters and downspouts again before first snows fly.
Brine also suggested walking the property to probe for possible wintertime problems, including exposed pipes, loose tree branches and low-lying ground that floods when snow melts.
Proactive preventive maintenance is key, regardless of season or climate. “It’s important the team is always proactive, because the weather’s always changing,” Brine said.
