Fundamentals of Building Components and Systems: For Community Association Managers - Softcover

Rudnev, Denis

Softcover

ISBN 10: 1524660566 ISBN 13: 9781524660567

Publisher: AuthorHouse, 2017

Synopsis

Fundamentals of Building Components and Systems: For Community Association Managers is a basic guide of structural, mechanical, and aesthetic components of a residential building. This guide is meant for managers and other support staff tasked with maintaining the physical property of a community association. The guide is designed as a base of knowledge when dealing with contractors and performing basic evaluations of the property. This publication will allow the manager or other staff to better understand and solve issues with the help of professionals, as well as better communicate issues to the Boards of Directors and residents.

About this title

Excerpt. © Reprinted by permission. All rights reserved.

Fundamentals of Building Components and Systems

For Community Association Managers

By Denis Rudnev

AuthorHouse

Copyright © 2017 Denis Rudnev
All rights reserved.

ISBN: 978-1-5246-6056-7

Contents

Preface, v, 
1. Landscape Maintenance, 1, 
2. Paved Surfaces Maintenance, 17, 
3. Domestic Plumbing System, 30, 
4. Trash Chute, 45, 
5. Building Electrical Supply, 50, 
6. Emergency and Standby Generator, 59, 
7. HVAC, 64, 
8. Fire Sprinklers, 78, 
9. Elevators, 85, 
10. Building Envelope, 107, 
References, 127, 
Index, 131, 

CHAPTER 1

Landscape Maintenance

The purpose of any maintenance program is to maximize an asset's useful life. With landscaping, it is important to understand that one is dealing with an asset that is comprised of living organisms. Turf, trees, palms and ornamental plants, for example; reproduce, need nutrient, sun and grooming to meet their respective life spans without the need for premature replacement.

This guide will bring to your attention basic concepts and issues relevant to a community's landscape management needs. Regardless of H.O.A. or Condominium style associations the basic presented criteria remains constant. Presented concepts will however vary in quantity and complexity depending on the physical nature of the property.

1. Landscape Maintenance Contract

2. Turf Maintenance

3. Palm Maintenance 4. Tree Maintenance

5. Ornamental Plant Maintenance

6. Mulch

7. Landscaping Design

Landscape Maintenance Contract:

The basic idea behind all landscape maintenance contracts is to preserve the established standards of existing landscaping. The contractor will agree to provide the man power and equipment to accomplish a uniformed look of the existing plant material and to remove debris generated by the work.

The typical composition of the scope of work is as follows:

Service Visits:

Service visits vary based upon the needs of an individual community, they may range from keeping a full-time crew on the property every day which is possible in very large H.O.A. style communities with miles of privacy hedge and dozens of acres of turf to once a monthly or by-monthly service if the scope of work is limited to a small planter bed at the entrance to the community.

An average service schedule will range from by-weekly 26 services to 36 services adjusted to suit the seasonal growth rates of the plant material. The seasonal adjustment is needed due to the drastic increase in growth of the plant life during summer months and nearly dormant state during the winter. Considering the seasons, it is of benefit to the community to manage services accordingly. Fox example, if the community is serviced 34 times per year it may want to consider 2 services from January through March, 3 services from April to May, 4 services from June through August, 3 services September though October, and 2 from November through December. This seasonal adjustment will meet the typical service visit needs for South Florida but may be further adjusted to other locations depending on the inherent weather patterns.

Mowing:

Mowing of turf typically occur every service visit. The work is done utilizing appropriate equipment for the scope of work ranging from 60" (60" width that is covered by the mover blades) commercial sit down mowers to small walk behind mowers needed for narrow strips of turf. The focus is to maintain the height of grass blades at an acceptable and uniformed level. Typically, the mower blades are set at 2". The setting can be adjusted higher but lower settings may cause bald spots where bumps are found in the ground.

Edging:

Edging is the practice of creating a defined edge to the turf areas. This is performed with an "edger" which is a hand-held tool that is ran along the outer perimeter of the turf area cutting away excess grass that is over growing on to paved or other surfaces not intended for turf.

Weed Control:

Basic maintenance contract including weed control will not include weeds in the turf, this is a separate service, but it includes controlling weeds in the garden beds within pavers, tree rings, exterior walkways and vehicle driveways. The contract will typically mention the methods that are used; including chemical, mechanical and hand removal. The contactor will select the best method for each maintained location. For example, the pool deck will most likely be treated chemically with a weed killer and areas such as planter beds with seasonal annuals will be de-weeded by hand due to the sensitive nature of these plants.

Hedging:

Hedging is a practice commonly evolves the use of a " hedger" to shape the ornamental hedge rows and designs within the landscaping. The contractor's objective is to achieve uniformity in the appearance of the hedge and to prevent overgrowth that could have a negative impact on the design. Not all materials used in landscape design are intended for hedging. It is important to be clear with the landscape maintenance contractor as to what needs to be hedged and what does not. For example; ferns and some flowering hedges may not be suited for hedging due to the intention within design. Additionally, plants such as ferns have a dramatically worse appearance after hedging compared to their natural look.

Trees and Palms:

Trees and palms as part of regular scope of work in landscape maintenance are typically depended on height. Palm tops reachable by a pole saw (12'-14' in height) typically will be tended to by removal of the seed pods and dead and unsightly fronds. Trees are typically tended to by removal of branches that may be an obstacle for walkways no higher than 8'-10' from the ground. The basic idea for tree maintenance is to allow for unobstructed pedestrian passage. Additionally, tree trunks are tended to by removal of "suckers" which are sprouts growing out of the trunk, again, within the 8'-10' height criteria.

Debris Removal:

During the process of maintenance debris that is naturally occurring and debris that is produced due to maintenance work needs to be removed. Litter is also considered debris. First step involved within this process is managing the debris in to one location for pick up. This is achieved either by hand, rake or blower. Blowers are commonly utilized to clear walkways and driveways as well as other open areas. It is recommended that debris not be blown into the shrubbery as if sweeping dust under the rug because an accumulated debris lair will serve as a host to insects and other pests. Instead the landscape workers will need to remove all debris from underneath the plant material and haul it off location.

Turf Maintenance:

Maintenance of turf areas consists of regular shaping by way of mowing and edging as well as feeding the turf through fertilization and watering. Additionally, turf areas must be protected from pests, diseases to be replaced by disease same in multiple locations and weeds that can create unsightly dead and damaged locations.

The routine shaping of the turf areas as applicable to the regular scope of work will allow for uniformity. This practice is typically done every service visit with use of mechanical equipment as earlier discussed.

Palm Maintenance:

The basic scope of palm maintenance that may or may not be included in the general scope of work of the landscape maintenance agreement consists of 3 parts: Cleaning, Fertilization and diseases control.

Cleaning of the palm is a practice of cutting away of dead fronds and seed pods, and is typically done once a year before the beginning of hurricane season. According to the Broward County regulation (currently one of a minority of counties requiring licensing to perform palm cleaning) the basic criteria is as follows:

Only brown fronds are subject to removal, cutting away of green fronds may cause damage to the palm. Fronds must be cut as close to the trunk as possible using a saw producing a clean cut. Ripping or tearing of the fronds may cause harm to the palm not to mention the esthetical damage. Frond removal must not exceed what is called the "10 and 2 o'clock" rule which dictates that only those fronds that are hanging below the horizontal line with the ground are eligible for removal. Occasionally partial palm trimming is necessary multiple times a year. In some cases, tree trimming is a separate contract. Fertilization is done with a slow release (granular) palm fertilizer a minimum of two times per year with quarterly fertilization being ideal. A granular slow release palm fertilizer contains roughly 8% to 9 % Nitrogen, 2% to 3% Phosphorus, 11% to 12% Potassium and trace elements. Because palms are highly prone to several potentially fatal micronutrient deficiencies, any fertilizer applied to them should contain 1-2% Iron and Manganese, plus trace amounts of Zinc, Copper, and Boron to prevent these deficiencies. This is commercially available with NPK ratios of (12-4-12) or (8-2-12). The "N-P-K" ratio reflects the available nutrients — by weight — contained in that fertilizer, and is clearly displayed on product packaging regardless of brand.

The key aspect of decease control for palm trees is adequate fertilization and quick notice of potential for problems with the palm. By providing a palm tree with quality fertilizer the palm remains strong and healthy by being able to fight off decease, however there are some deceases that may not be curable and loss of the palm tree is inevitable. Monitoring of palm trees and timely treatment for decease or nutrient deficiencies is the main factor in protecting palm trees. The best sign to look for when determining the condition of any palm tree is the visual condition of the heart. The heart of the palm tree is the green top from which fronds grow. When the top or the heart is a healthy green color without visible change in texture or shape and new fronds are developing without obvious abnormalities then the palm tree is healthy and strong. However, yellowing in the upper frond canopy, wilting, frond disfigurement and frond curling is a sign of decease or malnutrition that warrants a consultation from a qualified landscaper or pest control specialist.

Tree Maintenance

Trees or Hardwood trees to distinguish from palms require generally minimal maintenance aside from pruning. Furthermore, pruning of trees dues not generally occur every year. A tree may need pruning for several reasons which may be to thin the crown to permit new growth or allow better air lifting circulation in preparation for hurricane season, to reduce the height of the tree and to prevent the tree from becoming an obstacle either to the line of sight, nearby property or in the form of obstructing lower branched to pedestrians. Please note that toping of tree is not tree is not permitted.

Existing guide lines in Broward County emphasize tree pruning techniques aiming at retaining the natural shape of the tree. Removals of limbs and branches must promote the natural growth pattern. This means that the pruning technique must aim at retaining one straight center mass trunk. Trees must retain a pyramid like appearance within the canopy that allow for maximum capture of sunlight.

Avoid hacking which is the removal of most of the foliage from the tree not only due to the poor esthetic standards effect but also because of the degrading physical condition of the tree. Over lifting is another pruning malpractice that must be avoided. Over lifting occurs by removing majority of the foliage from the bottom making the tree top heavy. Ironically, over lifting typically occurs during hurricane pruning projects and completely defeats the point of the project by producing a tree with a heavy and unbalanced top.

Ornamental Plant Maintenance:

Nearly all existing ornamental plants in the landscape require maintenance to stay healthy and attractive. Regular pruning, season appropriate watering, fertilization and pest control are all part of a good landscape management program.

Some plants are more demanding in care than others, for example, annual plants such as impatiens demand more water than the more durable shrubs and ornamental grasses. Annuals last a growing season. South Florida with multiple seasons will require annuals to be replaced at beginning of each cycle. Rotating different species of annuals to match growing seasons will maximize life cycle. Prefer native perennials inside flower beds. Additionally, some plants, such as roses have high fertilization needs and disease control.

On the other hand, plants such as ornamental grasses, green island fichus and junipers, when properly planted on a good site, require little care once established and are considered good low-maintenance plants.

Caring for ornamental plants is more difficult when they are not well-suited to the site selected or when they are improperly planted. Azaleas, for instance, prefer a moist, well-drained soil and shade from the mid-afternoon sun. Most ornamental plant materials have varying tolerances needs to sun, shade, and watering and soil chemistry.

Pruning of established plant material will allow for new growth and better rate of flowering, additionally, pruning will remove unsightly dead stems of plants. Watering of ornamental material also plays a pivotal role in the health of the landscape. Adjusting watering times to meet seasonal demand is vital. The plant material metabolic rate is higher in the warm temperatures and lower in the cold. Warmer temperatures allow and encourage the plant to absorb more water which in turn stimulates a lot of growth. Colder temperatures slow the metabolic rate of plant material leading to slower absorption by the root system, intern this can lead to plant materials being exposed to fungus and rot. Rule of thumb is the colder the climate the less water the plant must receive.

Fertilization is important for healthy plant growth; therefore, fertilizing during the growth periods of the plant yields the best results. Prime growth periods as mentioned are the warmer months of the year, ranging between May and September. Additionally, fertilization during the warmer months will allow plant to be more resistant to pests and decease. Pest control for ornamental plants should be performed on a regular basis. Preventative treatments will safeguard the plants from pest and decease attacks that are inevitable in warm climate such as in Florida.

Mulch:

Mulching of the planted beds is an esthetically and functionally beneficial step in landscape maintenance. Its functionality is defined by the mulch's ability to act as a protective shield for the landscaping. The benefits include: Act of mulching prevent loss of water from the soil through evaporation. Mulches reduce the growth of weeds, when the mulch material itself is weed-free and applied deeply enough to prevent weed germination or to smother existing weeds. Mulching keeps the soil cooler in the temperatures and warmer in cold temperatures, thus maintaining a more even soil temperature.

Mulching prevents soil splashing, which not only stops erosion but keeps soil-borne diseases from splashing up onto the plants. Decaying mulch also adds nutrients to the soil. Mulching prevent crusting of the soil surface, thus improving the absorption and movement of water into the soil. Mulches prevent the trunks of trees and shrubs from damage by landscape maintenance equipment. There are many mulching practices ranging from organic to plastic alternatives.

Most common are mulches made from chipped wood. They are most commonly available in red, yellow, black or natural colors. Installation is between 2" to 3" thick. Avoid purchasing mulch that is priced extremely below market rate because this could serve as a sign that the mulch has been manufactured with substandard material like diseased trees that can infect the plant life after installation. Substandard material also causes harmful toxins to be absorbed by soil.

Landscape design and installation:

Designing a new landscape is a science as well as an art. First consideration is to be sure that there is sufficient irrigation coverage for the intended landscape area. This is determined with a run of the sprinkler system ( Wet Check) which will show how the water is distributed throughout the area. Inadequate coverage must be adjusted or repaired before the installation since newly installed plants will need water right away.

Second is the consideration of sun exposure of the landscaping area. All plants have specific tolerances to light conditions which range from the need for full sun to only shade.

Third consider the plants to be used with the intended design. Within this consideration one must be mindful of growth rate and maximum maintained height, light/ shade tolerance and growth pattern, dues the plant run along the ground surface like a ground cover or dues it grows up and out like a shrub or spreads buds to the sides of the plant like a Bromeliad. With the available software that is on the market, it is a good idea to request a digital rendering from the installer with the intended design.

(Continues...)

Excerpted from Fundamentals of Building Components and Systems by Denis Rudnev. Copyright © 2017 Denis Rudnev. Excerpted by permission of AuthorHouse.
All rights reserved. No part of this excerpt may be reproduced or reprinted without permission in writing from the publisher.
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Edition details

• Publisher: AuthorHouse
• Publication date: 2017
• Language: English
• ISBN 10: 1524660566
• ISBN 13: 9781524660567
• Binding: Paperback
• Number of pages: 150