The board-ready project
Five steps, and what the board holds after each
A board votes once and answers to every owner after that. These are the documents that make the vote easy to explain.
Inspect
A site walk with the property manager. We open access points at the top, middle and bottom of each riser line and scope the main drains.
The board holds a condition report with photos
Findings are sorted by line, so a board can see which lines can wait
Propose
The proposal follows the report line by line: what is replaced, how many days each unit gives access, what the walls are left like, and when each payment is due.
The board holds a written proposal, priced by riser line
Two schedule options when the building allows it
Notice
After the vote and before any shutoff, the notice letter goes to every unit on an affected line. The board and the manager approve its wording first.
The board holds the approved letter
A reminder goes on the unit's door the day before
Work
One riser line at a time. The crew arrives at the time on the letter, and the water comes back on at the time on the letter.
The manager holds a daily log
Night crews take lobby, retail and other work the building can't have by day
Close out
Pressure test, inspection, punch list and the final walk with the manager. The closeout binder goes into the building file.
The board holds permit sign-off and test results
A marked-up riser diagram and the final lien release
Step 3
The notice letter, in plain words
The letter is one page and written for a resident, not a contractor. It goes to every unit on a line that is about to be worked, and the board and the property manager approve the wording before it is sent.
What the resident reads
- The day their riser line is worked, and the hours the water is off
- What to clear before that day: the closet, the cabinet under the sink and the wall behind the toilet
- The name of the project manager and a phone number that is answered on access days
- What to do if no one can be home, and how to leave a key with the manager
- Which fixtures will still work, and where the nearest working water is
- Who to call about a leak, a stain or a wall that was not closed
What the property manager and board get
The same letter, a list of the units it went to, and a note of which ones confirmed access. The day before the work, a reminder goes on each affected door. Anything a resident reports goes in the daily log with a name next to it.
Roles
Who does what
The board
Approves the proposal, the schedule and the notice letter, and holds the closeout binder.
The property manager
Receives the daily log, holds spare keys and answers residents between visits.
Our project manager
Runs the building from survey to close-out and is on the phone number on the letter.
The residents
Clear the closet, keep the schedule they were given and tell the manager about anything they see.
Ask for a survey of your building
We will walk your riser closets with the manager and send the condition report in writing.