![]() ![]() The new roofs featured architectural shingles, new skylights, and additional waterproof membrane to prevent leaking from ice dams. Hager Meadows trustees and Dartmouth Group property manager Gina DeFrancesco worked closely with SPS to customize their new SPS30 building envelope with long-life, low-maintenance materials. “If your Savings BluePrint includes a building envelope project, we also help you develop a complete set of project specifications.” ![]() “The end result is an actionable plan,” says Daniel. The SPS Savings BluePrint is a collaborative, step-by-step planning process that makes it easy for clients to compare their options and choose the highest-value building envelope solution. That’s why we created the SPS Savings BluePrint.” Careful planning is essential for success. “These are large scale projects with big budgets. That’s when I called Thomas Daniel at Schernecker Property Services.”Ī building envelope replacement project can feel overwhelming, says SPS’s Daniel. “We agreed that it didn’t make sense to replace the roofs until we knew what was going on with the siding. Hager Meadows needed a new approach, says Lambert. At the end of that 20-year journey all we really had was a lot of paid invoices.” “It turns out that we had spent about $2.25 million on painting and spot repairs. “We added up the total cost of our painting cycles for the last 20 years,” he says. The stalemate was broken when Lambert opened the association’s books. But I kept saying we had to look at the siding, and we struggled over this point for several meetings.” “Money matters, and no board of trustees wants to spend more than necessary. “Completely understandable,” says Lambert. Lambert’s suggestion was met with concerns about cost. One thing I’ve learned about building envelopes over the years is that a piecemeal approach to maintenance doesn’t work. “But I was concerned we were making a mistake by focusing only on our roofs without looking at the siding. There was no question they needed to be replaced,” he says. “We had been dealing with leaks from ice dams for years. The turning point, says Lambert, was when trustees began talking about replacing the roofs on the association’s ten buildings. “The scope of spot repairs kept growing, the cost to maintain the siding kept growing, and so did the number of people complaining about window leaks.” We replaced any rotted wooden clapboards and trim before we painted, and every painting cycle the siding got worse,” he says. “We followed the standard playbook,” says Lambert. Still, the association was diligent about exterior maintenance. And building materials were not as advanced as they are today.” “Our property was typical of the condominiums built at that time,” says Lambert. Lambert, an original owner, says leaks were a problem from the start. Last year, in his capacity as president, Lambert helped guide his own association, The Village at Hager Meadows in Marlborough, Mass., through a multi-million dollar building envelope replacement project. He recently retired from a long career in property management helping condominium associations manage building envelope problems and projects. “You won’t,” says Phil Lambert, “unless you’re working with the right partners and following the right process.” How do you know if you’re making correct decisions about your property’s aging building envelope? ![]()
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