Some Updates and Clarifications

There have been a lot of e-mails lately asking questions about three items: The roof, the windows and the laundry. There has also been a fair amount of rumor, speculation and disinformation. Here is some clarification on what is going on.

The Window Replacement Project:
The proposed window replacements are still in the works. there have been some delays.  New Angle Glass, which had originally been the preferred vendor, dropped out of the project because some essential members of their installation team left the company, but they have hired replacements, and are now back in the mix. They have already given estimates to several owners and were trying to work out scheduling for giving several more. Another hold up is getting an energy audit for the building to see if we can qualify for low-interest loans.
We must point out that New Angle Glass was contacted as a courtesy by one of the trustees. (The thinking behind the window project was that the more people we have on board for this the less expensive it will for everyone as lift equipment rental fees and police detail expenses would be divided among many participants. However, window replacement is completely optional and up to the individual unit owners. If you can find a vendor/installer you like better, or can get a better price, or even want to contact new Angle Glass directly, feel free to move ahead on your own.

The Roof:
Many owners have expressed anxiety over the roof repairs not being completed. This is understandable as we head into fall/winter. We were hoping to use the settlement money from National Grid to pay for the roof, but they are being dicks about actually paying us and it looks like we may have to hire a litigator to force them to pay us. However, this won’t prevent us from completing the roof repairs as there is enough money in savings to pay for the roof repair outright. Markwood is trying to get that scheduled for later this month or early October.

Special Assessments:
There are no special assessments planned for the roof or anything else at this time.

The Laundry:
One of the washing machines in the laundry room stopped working about 2 months ago. Markwood looked into repairing it, which was not feasible, so they tried ordering a new machine. There is only one company in our area that handles the sales and service of commercial, coin-operated machines http://www.macgray.com/. They are a large, busy company and we are a smaller client so their service has lacked a certain urgency. After a month of phone calls, we were finally able to place an order for a new machine only to be told that issues with the manufacturer would further delay it's delivery. So basically, Markwood is on the case, but we are at the mercy of the vendor. We appreciate your patience.

Latest in the Window Replacement Saga

On July 7th, I received the following e-mail from Andy Giller at New Angle Glass, the selected vendor for the window replacement project.

George,
  I just wanted to let you know that 2 of our flat glass technicians (they are brothers) gave their notice this morning and they are moving out of state. This will leave us short handed until we find replacement. Unfortunately we will have to hold off or pass on the window project in your building as we simply are not going to have the man power at this point. I truly apologize and feel terrible, but I wouldn't want to take on a project that we wouldn't be able to complete. I will have John notify the unit owners that have already contacted us.

Thank you,

Andrew B. Giller
New Angle LOGO
Phone: 781-309-5511
Fax: 781-592-4768

This unfortunately sends us back to square one on the project.
We initially had two other vendors in the running, but their pricing was almost double what we got from New Angle Glass.
Our current options are:
1. Start over and look for a new vendor
2. Go back to one of the previous vendors and see if we can get a better price.
3. Let everyone figure it out for themselves.

I for one, after working on this project off and on for the last year or so, would like to take a break from this and/or pass the torch to someone else who can take the lead in finding and communicating with a vendor who is ready, willing and able to do this project within the price range that we have already established. I would appreciate your input on this matter.

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.

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!