A 14-Story Co-op Faced Falling Concrete in the Wake of Hurricane Irene
Northbridge Park, Fort Lee, N.J.
In the last few years, the board members of Northbridge Park, the 14-story co-op in Fort Lee, New Jersey, have overseen the replacement of the cooling tower and the repair of the windows, elevators, hallways and roof. They also have plans to replace the chiller; install new exhaust fans (with variable, energy-saving speeds); and restore the garage deck.
Following the water infiltration caused by heavy rainstorms and Hurricane Irene, the board commissioned a $10,000 engineering study from Rand Engineering & Architecture. "We had a study done as to what the useful lives would be; what the estimated cost would be," Allan Heussinger, chairman of the engineering committee, explains. "What are the priorities? That way, we knew where we have to go. We wanted to do that methodically."
Proactive Planning
The long-term plan began with the roof, and the most recent job the co-op had was to deal with a severe leak problem. "We had leaks coming out of every corner of the building," recalls Heussinger. "The building is about 60 years old. We discovered that there were certain defects in the original construction, weep holes were blocked up, and the inner wall was cracking. We were getting tremendous amounts of complaints from shareholders and residents."
In addition to the leaks, "the concrete itself was so deteriorated it was falling off because the water was getting inside the walls," reports Esin Pektas, senior architect at Rand. Pektas oversaw the project, which began on September 11, 2013.
The work itself went relatively smoothly, with the board plugged in as needed. "We met with the board whenever necessary," the architect recalls, noting that the directors received weekly, detailed reports on the job.
Funded Through Refinancing
The job ended on August 25, 2014 and cost $1,588,875. To pay for it, the board refinanced its underlying mortgage on February 1, 2013 for $21,000,000, taking out extra money as part of a long-term strategy to repair and upgrade the property.
"This board is very proactive," observes Christopher J. West, the co-op's general manager. "They are a great board to work with, and this is a great place to live."
Heussinger agrees — otherwise he wouldn't spend at least six to seven hours a week on board business, excluding regular meetings and special meetings. "I do it because I am a longtime resident of Northbridge Park Co-op and want to be assured that the building is on solid footing and going in the right direction in the future. Many shareholders rely on my skills and experience and I am committed to make certain that this reliance is well-deserved."
PARTICIPANTS
Christopher J. West, general manager
Allan Heussinger, board member
Esin Pektas, senior architect, Rand Engineering & Architecture
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Photo courtesy Rand Engineering & Architecture. Click to enlarge.