Management Report: October 2021

Posted on Fri, 10/01/2021 - 12:00pm

By Violette Deschamps, Malibu East Manager

Office HoursATRIUM PROJECT: The atrium project has been delayed to allow Helios to proceed with lab tests in order to examine the nature of the black markings on the pavers, and if the pavers installed in the atrium had been fabricated per the specifications of the manufacturer.

The test results are:

  1. The markings are from asphalt components picked up by tires from the street during the lengthy and dry heat wave present at the time of the installation; the markings are not from the traffic membrane applied on the floors of the garage;
  2. The fabrication specifications did test per the manufacturer’s specs.

The Board authorized Helios to resume the work subject to the following:

  1. Replace the damaged pavers;
  2. Power-wash the markings;
  3. Regrout.

Helios submitted a calendar indicating that the atrium project will be completed by mid-October. The work will be executed in phases similarly to the logistics adopted during the original installation of the pavers. Note that the access slope to the west 15-minute parking area will be corrected with an elongated slant.

ORIGINAL SLIDING DOOR AND WATER LEAKS: The original sliding doors in your unit may be the subject of water infiltration during long and windy storms. These original sliding doors, which are more than 50 years old, have been surpassed in design and performance; the newer products designed for high-rises are built to resist high turbulences and long, heavy rains experienced in high-rises. If an original sliding door is prone to water infiltration, the water enters the knee wall under the sliding door and finds its way into the concrete and components of the walls and flooring. This infiltration then causes over time deterioration of the rebars and concrete and finishes, which then cause cracking and delamination of the components. In those cases, you will observe deterioration of the walls and/or ceilings and/or floor finishes within the vicinity of the original leaking sliding doors.

KGH Architects and Engineers was hired by the Board in 2019 to perform water tests on original sliding doors; all of the tested sliding door assemblies, in 12 different units, showed water leaks visible on the floor within minutes. KGH’s report contains KGH’s findings, conclusions and recommendations about the original sliding door assemblies. This report was email-blasted at the time of issuance and is available upon request in the Management Office. As a result of the water test performed by KGH, it is recommended to replace the original sliding doors with the assemblies approved by the Board in order to avoid deterioration of personal property owned by owners and common elements owned by the Association.

Note that any costs associated to sliding door assemblies are the responsibility of the owner of the unit; unit owners may also be responsible for damage to the common areas and finishes within their units or neighboring units that may be caused by water leaks resulting from their respective sliding door assemblies.

Following the water testing and per request of the Board, KGH has prepared a guideline for the replacement of the sliding doors; the Board of Directors adopted KGH’s guideline as a policy for the replacement of the sliding doors; the guideline includes the product specifications and installation provisions, and a list of approved products. This policy is available in the office along with a list of installers specializing with the approved sliding doors.

Keep in mind that water is the enemy Number One of construction, whether liquid (rain/condensation), solid (ice/snow) or gaseous (moisture/vapor). Be aware that the costs of concrete and finishes repairs are expensive and unfortunately tend to increase exponentially over time. If you are experiencing water infiltration and damage in the vicinity of your sliding doors, we are strongly advising you to inform your homeowner insurance broker, as well as to consider taking actions to remediate this issue.

CHUTE ROOM BY THE PASSENGER ELEVATORS: The chute room is a small room that contains a tubular chute that travels from the 45th floor down to the lower level. The room is big enough to enter, pull open the panel door, and toss domestic waste.

The chute shall never be used:

  1. to dump liquids, oils and the like as they stick to the walls of the chute;
  2. to dump cat litter (even triple-bagged) as the bags explode upon contact with the lower level and create air contamination;
  3. to dispose of construction waste of any kind as it blocks the chute and is not acceptable as domestic waste; construction waste must be disposed of by the contractor hired to do the work, or by renting a dumpster from management;
  4. to dispose of biohazard materials (blood, syringes, bandages, etc.) as they should be disposed of in special containers handled by a specialized waste management company;
  5. to dispose of flammables (paints, solvents, etc.) as they should be disposed of using the City of Chicago’s programs;
  6. to dispose of electronics (keyboard, computer, radios, cell phones) as they should be placed in the special recycling boxes located by the Receiving Room.

BULK ROOM BY THE SERVICE ELEVATOR: The bulk rooms are located at the west end of the floors and serve the main purpose of storing recycling. The bulk rooms are also used to dispose of cat litter by placing the solidly bagged litter into the wall-mounted turquoise container.

The bulk room shall never be used:

  1. to dispose of construction waste of any kind; construction waste must be disposed of by the contractor hired to do the work, or by renting a dumpster from management;
  2. to dispose of biohazard materials (medication, blood, syringes, bandages, etc.) as they should be disposed of in special containers handled by a specialized waste management company;
  3. to dispose of flammables (paints, thinners, solvents, oxygen tank, etc.) as they should be disposed of using the City of Chicago’s programs;
  4. to dispose of electronics (keyboard, computer, radios, cell phones) as they should be placed in the special recycling boxes located by the Receiving Room.

HALLWAY DOORS: The main and kitchen doors of each unit are fire-rated. Perforations or modifications to the locks and veneer compromise the fire rating. In the past 10 years or so, a large number of hallway doors have been replaced by MECA because the edges or veneer were damaged, or a third lock had been added, or screw perforations were made to suspend decorations or install door sweepers. The replacement cost of the doors is billed back to the owners, or to sellers at the time of the closing. All hallway doors of units for sale are inspected in the context of any type of ownership change, whether it is a transfer between family members, a transfer through a will or quit claim deed, a regular sale, etc.

GAPS AT BOTTOM OF THE HALLWAY DOORS: The half-inch gap left at the bottom of the hallway doors is needed for the ventilation of your unit, per the builder’s design. The building was designed to circulate fresh air from the roof into the hallways and then fresh air pushed through the gap at the bottom of the doors into the units. Fresh air entering the units will, in return, cause air movement within the unit that will migrate the used/contaminated air up to the roof. It is a 24/7 ventilation cycle necessary to maintain the minimum air change required by code. Blocking the gaps at the bottom of the hallway doors stops the needed fresh air intake in units.

RISE BUILDING: Management has held, in the last three weeks, three lobby events to acquaint residents with the new Rise Building internet portal, in addition to several email blasts. Great progress has been made to successfully enroll our residents equipped with email. The switchover from the current software used by the Receiving Room to Rise will occur on Oct. 18, meaning that starting on Oct. 18, all package notifications will be performed using the Rise portal. It is important that any packages processed prior to Oct. 18 are picked up by residents.

Please get familiarized with the app using the Rise email you have already received. Rise is simple to download and log in if you have not already done so. If you do not find the Rise email, contact management to get your log-in information. Once in, start with a simple step by completing the form “Emergency Contact.” The other segments of the portal will be filled in by management for operation in October. Please note that the Rise portal does not work on the Internet Explorer browser.

PS: For those of you who do not use an email address: please contact management for guidance.

DRAIN BUGS: How to trigger preventive inspections and pest control in your unit: Contact management about any units that will be vacated for a period of 2-3 weeks or more, for any reason, whether the unit has been vacated as a secondary home, or listed for sale or lease, or the resident is traveling, or the resident has been relocated to another living facility, etc. Please also assure access to the vacated unit by taking the precaution of contacting management and leaving a set of keys with management or at the front desk. Maintenance will enter the vacant units, periodically, in order to run water into the sinks, bathtubs, and shower bays, and check for pests. Per the Board of Directors, preventive inspection of vacant units is free of charge.

CARPET MAINTENANCE: The Board has approved the installation of the double electrical outlets of 20 amps each on every floor. This new installation will allow the use of a powerful carpet extractor equipped with a boiler and separate extraction. The installation of these outlets is in progress and expected to be completed by mid-October.

BALCONY ISSUES: Despite several articles on this topic and a copy of the Rules and Regulations having been given to all residents in the building, we continue to experience issues such as:

  1. Smears being left on balconies as the result of wastewater overflooding from a balcony;
  2. Construction materials/residue/dust and other objects either thrown off balconies, pushed off, washed off by rain or picked up by wind turbulence;
  3. Cigarette butts being thrown on others’ balconies;
  4. Chimes causing noise disturbances; and
  5. Dogs being left on balconies with no attendant as if it were a dog run, barking, whining, and relieving themselves on the balconies.

All these incidents are resulting in aggravation, which the Board, management, and the majority of our residents are working to minimize. Please care.