Craig M. Dudas, RS

Expert QuestionS & AnswerS

After 20 years working in roofing systems, what is the most common issue you see that building owners tend to catch too late?

Roofing systems and related components that are beyond their estimated useful life. Additionally, the lack of general condition assessments and maintenance.

What is the most commonly overlooked building issue in condominiums that boards don’t discover until it becomes a major expense?

The condition of the exterior coatings and sealants. When exterior coatings and sealants start failing it can result in water intrusion into the building.

Reserve studies and capital planning are critical for condo boards. What are the most common areas where boards underestimate future repair costs, and how does a thorough condition assessment change the picture?

Typically, boards underestimate the replacement costs for the roofing systems and exterior paint coatings and sealants. When reserve studies and capital planning are done correctly, they will account for everything that should be included in that project. Most new boards will rely on the replacement cost that is provided by the developer. These costs are typically what it cost the developer during the new construction project. Their cost does not include mobilization and the tear off required.

What is something about condominium consulting services that would surprise most people outside the field?

How in-depth condominium consulting goes and the vast knowledge across all trades.

What is one piece of advice you find yourself giving clients over and over again?

Make sure that when you are requesting a proposal from several firms that you are getting apples-to-apples bids. I have seen and heard many times that clients will go with the cheaper bid, but it turns out they were missing keep components and now are dealing with change orders for additional work, which results in them being higher than the firm that understood the project and had everything included in their bid.

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