Scaffolding was delivered and set up at the front of the building today, Wednesday, May 2, 2018. This began at 8AM for the front façade repair.  Please use extreme caution when entering and exiting the building.

Building Maintenance Updates

 

 
 

The missing lower parts of the building downspouts on the driveway side were recently replaced. This should alleviate some of the puddling and leaking that were happening on the basement level.

Scaffolding is scheduled to be delivered by the end of the week for the front façade refurbishment, per the Master Insurance Claim. This may cause some inconvenience for sidewalk traffic in front of the building, and tenants living in the front units should be aware that scaffolding and workmen may be directly outside their windows while the repairs are being done.

Mandatory Inspection February 17th

Over the last 2 years, we have seen  a substantial increase in our building water usage,  reflected in a large increase to our city water bill, on the order of several thousand dollars. Although some of this has been due to an increase in water rates, the overwhelming majority of the increase is due to increased usage. Since the number of units and occupants has not changed dramatically, the increase is probably water leaks somewhere within the building. The most likely culprit being toilets or water tanks. A faulty toilet that has a slow leaks can literally waste hundreds of gallons of water a year. If you multiply that by several fixtures, you are looking at a substantial increase in our water bill. For this reason Markwood will be conducting a mandatory inspection.

Please be advised all units must be made available Saturday, February 17, 2018
between the hours of 8 AM – 11 AM. At this time maintenance will be knocking on
doors to conduct visual inspections for signs of leaks/plumbing issues within units.

(in fairness to all residents, specific time requests can not be accommodated).

Thank you in advance for your cooperation.

-Markwood Management

Tree Trimming!

The trees in front of the building have been trimmed back away from the windows! This was difficult to do as the trees are owned by the city and can only be trimmed by their work crews.

Markwood was finally able to contact the Salem DPW department and secure a date for the trimming. After one aborted appointment (due to rain and wind) the crew was rescheduled and the work was completed last week. The branches are now well away from the front and side of the building. This should reassure owners and tenants in the front of the building who had branches blowing against their windows during the last storm.

Facade Damage/ Roof Repairs

On October 29-30th, a large section of the copper facade on the front of the building broke away from the roof during the heavy wind/rain storms we had over the Halloween weekend. Maintenance noticed it was loose, and pulled the loose section up onto the roof, securing it so that it would not blow away or fall to the into the street. One of the copper downspouts at the back of the building was also damaged. Markwood is in the process of making arrangements to have these repaired as quickly as possible.

Nothing in the Hallways

You may have received this recent notice from Markwood Management about Halloween decorations in the hallways.

Good afternoon homeowners:

We appreciate that it is impossible to avoid enthusiasm for Halloween when you live in Salem.  Unfortunately, we must ask you to remove the decorations many of you have placed in the hallways.

Insurance companies are quite adamant that nothing be placed in in common areas that might in any way be considered a "trip" hazard.

Thank you,
Markwood Management

Basically, do not place or store anything in the common areas (hallways, steps, roof) of the building. This not only includes seasonal decorations of any kind, but also trash bags, furniture, sculptures and especially...shoes. There are several good reasons for this policy: These objects constitute a potential hazard and expose us to liability (the insurance for the common areas does not cover your personal items).  That could mean problems if visitors or tenants trip on these things (and sue us), if they impede evacuation during a fire, or constitute a fire hazard in and of themselves.  There are also problems if someone damages or steals the personal items left in the common areas. This kind of clutter can also make vacuuming more difficult for the cleaners. And lastly, not everyone shares the same taste in "decoration". So please keep all of your personal items inside your unit.

Update on Window Replacement Project

A meeting to discuss the possible replacement of unit windows was held on Tuesday, May 23rd in the Heritage Room at 10 Norman Street, In Attendance for Markwood Management was Kim Lord and Trustee George Courage. Eight owners also attended. The main topics of discussion were:

Why replace the windows? 

Age of the Windows
The building was converted to condos in 1984-85, which means the windows are about 32 years old. Many commercial windows have a life expectancy of about 20-25 years. We are at or beyond the life expectancy of the original windows.

Energy Conservation 
The last few years have seen some steep increases in electrical rates, especially in the winter. The inefficiency of the windows has been a contributing factor.

Air Quality/Airflow
Many of the window counter weights have broken, making the windows incredibly difficult to open for ventilation. Many of the screens are also missing/broken.

Seal Breakage
The seals on many windows are cracked or broken which nullifies their insulating qualities and in some cases create drafts.  Many of the windows no longer close and seal properly.

Repair or Replace?
Although broken or cracked glass can be replaced, and seals redone, there is no way to replace/restore the argon gas in between the two panes of glass, greatly reducing the insulating qualities of the window. Finding a vendor willing and able to do repairs has proved difficult, expensive, and very limited. For instance there is no way to repair the broken counterweights.

Aesthetics
Many of the windows are visibly worn and aged-looking, and many are jury rigged or propped open with everything from sticks to box fans. This makes the building look shabby and reduces it's value to prospective tenants/owners.
 
Value to the Unit
Replacing the windows would most likely enhance the value of the unit either to attract potential buyers or tenants.

Structural 
At this time there is no structural reason to replace the windows. We had a structural engineer come and take a look at the building before the meeting, and although we have not yet received his final written report, he said that there was no indication of major structural problems either caused by, or affecting the windows.

Sound
Newer windows with double or triple-pained glass will also greatly reduce ambient noise from the downtown area including pedestrian and vehicular noise.

Liability
Injury to a tenant caused by the lifting or falling of the very heavy windows and possible legal action resulting from it may be a strong incentive for owners to replace the windows.

Why Replace the Windows Now?

Cost Savings
The more owners decide to get their windows replaced at the same time, the cheaper it will be for everyone. Besides the cost of the windows themselves, the equipment and personnel required to replace them become prohibitive on an individual basis.

Less Disruptive to Residents
If we as many as we can at once, we reduce the amount of disruption to the building.

Savings on Heating/Cooling 
Although replacing the windows is expensive, there may be state incentives in the form of grants rebates or loans available to help make our building more energy efficient.

Next Steps
We had (8) owners sign up for a group e-mail list that will keep everyone informed of developments on the windows. Trustee George Courage contacted the preferred vendor for a more detailed estimate for the project. Owner Dustin Quadros has gathered information about getting an energy audit, a step which could be helpful in obtaining financing for the project.

If you were unable to attend the meeting but are interested in replacing your windows, please contact Markwood Management or e-mail george@georgecouragecreative.com, for more information.

Window Meeting Set for May

A meeting to discuss options for the much-needed window replacements for 24 Norman Street (see the March 31st post for details) is set for on May 23, 2017 @ 6:30PM at Heritage Plaza, 10 Norman Street, on the lower level conference room (same location as the Annual meeting of unit owners).  Contact Markwood Management if you have questions. Hopefully we will see you all then.

Window Replacement Update

As many of you already know, the windows in our building are 30+ years old (the building was converted to condos in the 1980's) and are well beyond their projected lifespan.

As a result, many residents at 24 Norman Street have windows that are no longer energy efficient ( as reflected in high heating and cooling bills). Many have cracked or broken seals and/or broken and cracked glass which make for drafts and even leaks when there is a combination of wind and rain.
There are also broken counterweights which make the windows difficult to open, and dangerous if they should fall shut. Add in missing screens and it looks like it is high time to replace the windows.

Our windows are exceptionally large (approximately 4 feet by 9 feet 6 inches ) and heavy (over 1,000 lbs). Most window manufacturers (especially vinyl window)  have an upward size limit of 85". That is 3" shorter than the two bottom panels of our windows. Our windows are really (2) windows joined together. (1) part comprised of two large panels of equal size, and an additional  1 foot-high transom at the top.

Markwood has been looking into window replacement since last year, but because of the size, weight and location of the windows,  have had difficulty in finding a combination of a vendor who can manufacture windows at the large size required, and an installer who was willing and able to install them.

I personally contacted (5) different window vendors, all referrals from business associates including an architect.
Out of those five, one never got back to me and another RiteWindow, said they could not help us after I sent them pictures and dimensions.
The three left were:
Coastal Windows & Exteriors of Beverly
Schernecker Property Services of Waltham
New Angle Glass of Lynn

Each of these three came and met with me at the building, looked at the windows inside and out, and took measurements.

Coastal Windows gave me an estimate the same day, but they were very expensive. 
$8,124.00 for replacing (2) windows.
They also only do vinyl windows which is a problem due to the size.

Schernecker Property Services
Is a property service company so they are used to dealing with large condo projects. They were very knowledgable and besides the sales rep, had a structural engineer along. They said that vinyl windows are not an option for our size windows as they do not add structural support and the weight would cause  the vinyl to deform over time, which would lead to problems. They recommended metal replacement windows. They have have not yet , as of today, provided me with an estimate.

New Angle Glass is a local company (based in Lynn) they also sent two people, a sales rep and an installation guy. They confirmed that for windows this size that vinyl is not an option. They also recommended metal replacement windows. They have recently completed several large window projects in the Lynn area.
Their pricing was much better, coming in at around $4,198.75 for two windows. They also gave us the option of two different window configurations, one where the (3) panels would be of equal size, thus reducing the weight of the individual panels and making them easier to open, and one with a “hopper”option for the top panel, so that you could actually open the top most window.

There are still some variables that might drive the price up bit. they would need to rent a boom lift which would cost them $2,450.00 a week, and Salem might require them to have a police detail as well (not sure what that would cost) so the more people do this at once, the cheaper it is for everyone. This definitely brings this into the realm of possibility.

Anyway, that’s where things stand. If you are interested, or know anyone in the building who is, please let the Markwood Management office  (Kim Lord) or myself know (leave a comment or e-mail me).

I will be posting about this on the blog again in the near future as I get updated information. There is also an e-mail chain making the rounds.
When I get the final estimate from Schernecker , I will pass that on to you. We will probably need to have a special meeting to discuss this further.

Fence and Tree Work Scheduled

The property next door, 10 Norman Street, is in the process of replacing the fence that runs between our two buildings. As part of this work, three of the six maple trees, that are unhealthy and losing branches were taken down this week. The stumps have be ground down, the soil will be re-graded and leveled, and once the fence has been re-built, new trees will be planted to replace the ones that were taken down. Those units that are located on the driveway side, may notice a lack of shade, and an increase in visibility, and sunlight-generated heat. The fence replacement is currently scheduled for the end of June.

Interested in Window Replacement?

 


The windows at 24 Norman Street are about 30 years old. There have been repairs here and there, but they are nearing the end of their efficiency. Many windows have cracked or missing seals, cracked glass, missing screens, and are no longer as tight or insulating as they should be. There has also been widespread loss of the counterweights that assist with the opening of the large and heavy windows.
For that reason, Trustee Courage and owner Claudia Haydon are interested in doing so in Year 2016. and are currently canvasing to see if other owners are interested in having their windows replaced.

We have received two ballpark estimates of between $1,500 and $1,800 per opening. So for the average 2-window unit, we are talking between $3,000 and $3,600 per unit. As these windows are custom, therefore expensive to replace, the more windows that can be done at one time, the more it will save all owners money. We may be able to negotiate a better price, if we do 10 units as opposed to 2.

We are also looking for vendors and have had some difficulty in finding an area vendor who is willing and able to replace our large, custom windows. Many companies repair or replace windows, but  mostly for private homes and very few at the scale of our building's. If you have any companies that you can personally recommend, please let us know.

If you are interested in window replacement, please contact Markwood management and/or Trustee Courage via this blog. Thanks!

NOTICE: DO NOT LEAVE LARGE ITEMS OUT BY THE DUMPSTER

To 24 Norman Street Residents:

Please do not leave large articles, furniture, rugs, electronics, etc.,  in the dumpster area.  Waste Management does not pick up these items when they empty the dumpster and we must send someone, at a cost to the Association, to remove and dispose of them.

Lifebridge in Salem may take some of these items.  There are many small, independent trash haulers in Salem who will take unwanted furniture for a reasonable fee.  In addition, Salem holds "EWaste" disposal days every three months at the High School.  With proof of Salem residency, electronics and household appliances may be disposed of for $10 per item.

We appreciate your cooperation in keeping the grounds clean and keeping costs down.

Thank you,
Markwood Management

As always, we ask that those of you who rent your units pass this information on to your tenants.

If this practice continues, Markwood may be forced to review security camera footage and fine those responsible.

Some Trash Etiquette

With several new people having moved into the building recently, we thought it might be a good idea to go over some basic dumpster etiquette.
When disposing of cardboard boxes in the recycling bins, please take them apart and break them down as much as possible. Please don't do this:

Also, when throwing your bags of trash into the dumpster, please make sure that they go INSIDE the dumpster. Do not throw them on top, beside or in front of the dumpster. The dumpster looked like this recently, even though there was plenty of room in the back half of the dumpster.

 We ended up with trash all over the surrounding area.

This is always an issue, but especially during the summer months, when stray trash attracts all kinds of vermin such as flies, rats and even fat squirrels. (As well as smelling and looking bad).

Another issue is the disposal of large furniture or other trash items . We recently had this to contend with this discarded toilet.

The dumpster is not intended for construction debris, or large furniture items. If an item doesn't fit in the dumpster, you need to make your own arrangements to dispose of it.
If you are having work done on your unit, you must make sure your plumber or carpenter will dispose of these kinds of items off-site.
The new trash disposal service is not required to take these kinds of items, and if you leave them we run the risk of not having our regular trash picked up.
If you place an item of this kind out by the dumpster, it requires Markwood to hire someone other than our regular trash service to dispose of it, which costs extra money. The more money we take from the operating budget, (i.e. your condo fee) to haul this crap away, the less we have for other expenses and repairs.

Your cooperation is much appreciated.

Equipment Vault Update

If you live on the basement level of 24 Norman Street, or on the 7-11 side of the building, you may have noticed some activity in and around the electrical junction room (next to the laundry room), and the adjacent below-ground equipment "vault". 
Here is an official update dated April 23rd, from the Markwood office on the work being done at 24 Norman Street. 

 "As we have previously reported, Commtank is working in the building continuing the clean up.  All proper notifications and permits have been filed.  To date we have spent just under $6,000.

Today was the anticipated day to remove the transformers which have been evaluated and believe to be the source of the oil. Commtank has reported back today the transformers, which were thought to have been abandoned, do in fact have power to them.

With this information and information found by Carol Kenney (Markwood Management), of a possible easement with AT&T for access to this room, we felt it was necessary to immediately contact local Attorney Scott Grover.  We have asked Attorney Grover to interpret this recorded easement and advise the Board of further direction.

We will continue to update the Board as information is available."

-Kimberly Lord

It turns out that the easement has since passed from AT&T to National Grid. The condo trust attorney is on the case trying to sort out who is responsible for the clean-up.

ROOF REPAIR NOTICE

In an effort to stop some minor roof leaks before they turn into a major problem, roof repairs will be commencing this week (November 24-26th) or next (December 1-5), depending on weather.
The repairs are expected to take 2-3 days.
There will be some disruption during the repairs. Trucks in the driveway, ladders on the building and noise, particularly noticeable on the third floor. The construction vehicles may affect your ability to use the side parking area and access to that side of the building. It may also mean that we may miss trash pickup for the week. If you have any questions please contact Markwood Management, Telephone (781) 639-4080 , Facsimile (781) 639-0228, e-mail: markwoodmgt@hotmail.com.

New Front Door Handle

Residents of 24 Norman Street may notice a new door handle on the front door this week.
On Wednesday, Trustee Anna Zabierek had the inside front door knob come off in her hand. No one could exit the building from the front door because of this, and the only way out of the building was the back entrance. Anna contacted Markwood Management and Secure Lock and Safe was at the property by 8:30 Thursday morning. We were very fortunate that this happened with a trustee present. This might be a good time to remind people that if you experience a maintenance emergency like this, to please call the Markwood Management emergency line (781-669-4080) immediately. You do not need to check with one of the trustees first or have them call for you, you can call directly. Markwood is very good about getting back to you within minutes of calling and leaving a message. Residents who use their key for entry may also notice that although your keys still work, since it is a new lock, the action may be a bit stiff. The code entry system is not affected by this change.

Get a Key

The front entry access panel was replaced and re-programmed this week. It turns out that it was a nearby lightning strike that caused an electrical surge that overloaded and burned out part of the entry system. We were extremely lucky that the main part of the code entry system continued to work, but it underlines a potential issue. One of the things that was so surprising about the panel failure was how few tenants in the building actually have a key to the front door of the building. If the electronic entry panel fails for any reason (lightning strike, power failure, vandalism) you may not be able to gain access the building. For this reason, Markwood Management strongly advises that you have an entry key in your possession; obtain one from your landlord, or Markwood Management as soon as possible.
The front entry panel is meant as a convenience, but not as a total replacement for keyed entry, and in the case of a total power failure, it will not work. For security purposes we prefer that you have a key available to use in such emergencies. This may also reduce the incidence of people propping the door open because they do not have a key.  So again, if you do not have a key to the front and back door, get one as soon as possible.

Railing Vandalism?

Several weeks ago the wooden railing on the second floor staircase was damaged by what looked like scraping it with a set of keys, knife or other sharp object.It left deep gouges in the wood, and was rough to the touch. Since several people have moved in and out of the building recently it was assumed that the marks may have been the result of dragging some kind of furniture up the stairs. Markwood Management paid to have it sanded and refinished. No sooner was that done than someone scratched it up again. The fact that it is in the same place (out of view of the surveillance cameras) and in the same way, makes it look like it was done deliberately. One has to wonder why. There is a very short list of individuals who have ongoing issues with Markwood Management.  Everyone has frustrations from time to time, but taking them out on the building is not going to resolve anything. It's just going to make things worse, and if the person doing it gets caught they will be on the losing side of some serious legal ramifications.

Now a scratched railing may not seem like a big deal, but the fact that someone feels it is OK to destroy community property is an indicator of a much more serious problem. We had someone smash a window in the back stairwell this winter under similarly mysterious circumstances.
If you see anyone vandalizing the building please notifying Markwood immediately.

If the person(s) doing this reads this blog post, please consider communicating with Markwood Management with some other method than vandalism. Try talking directly to Markwood Management or the trustees. Post your grievance on the blog comments. These are meant to be communication tools and not just a one-way outlet.

If you are so pissed-off that you actually think vandalizing property is a good alternative to open communication, please get professional help. Seriously. You need it.