Types of Maintenance in Condominium Management
Preventative Maintenance
Definition: Preventative maintenance refers to scheduled upkeep and inspections to reduce the risk of system failures. This approach extends the lifespan of condominium assets and reduces long-term repair costs.
Examples:
HVAC system inspections and servicing
Routine elevator maintenance
Regular roof and plumbing inspections
Seasonal maintenance for landscaping and exterior surfaces
Best Practices:
Implement a maintenance schedule based on manufacturer recommendations and historical data.
Maintain detailed records of inspections and servicing for compliance.
Corrective Maintenance
Definition: Corrective maintenance refers to repairs performed after an issue is identified but before it causes a failure. It is an intermediate approach between preventative and reactive maintenance.
Examples:
Repairing a leaky faucet before it causes water damage
Replacing worn-out seals on doors and windows
Addressing minor cracks in walls before they expand
Best Practices:
Encourage early reporting of issues by residents and staff.
Maintain an efficient work order system to track minor repairs.
Reactive Maintenance
Definition: Reactive maintenance refers to emergency repairs made after equipment or infrastructure has failed. This type of maintenance often results in higher costs and potential liability risks.
Examples:
Repairing a burst pipe that has flooded a hallway
Fixing an elevator that has stopped working
Replacing a failed heating system during winter
Best Practices:
Maintain an emergency response plan to handle urgent repairs efficiently.
Ensure adequate reserve funds to cover unexpected repairs.
Cosmetic Maintenance
Definition: Cosmetic maintenance involves aesthetic improvements that enhance the condominium’s appearance without impacting its functionality.
Examples:
Repainting common areas and hallways
Installing decorative landscaping features
Updating lobby furniture and fixtures
Best Practices:
Align cosmetic maintenance with budget approvals from the board.
Balance aesthetic upgrades with functional needs of the condominium.
Best Practices for Balancing Maintenance Strategies
Prioritize Preventative Maintenance:
Preventative maintenance helps reduce long-term repair costs.
Develop a maintenance log to track completed work.
Address Minor Repairs Promptly:
Corrective maintenance prevents minor issues from escalating.
Implement a resident reporting system for early problem detection.
Plan for Emergency Repairs:
Maintain relationships with trusted contractors for urgent repairs.
Ensure that emergency funds are allocated in the budget.
Incorporate Cosmetic Upgrades Strategically:
Align with resident expectations and board approvals.
Schedule updates alongside major repairs to reduce costs.
Legal Considerations
Under the Condominium Property Act (CPA), condominium corporations have a duty to maintain and repair common property:
A corporation shall keep in a state of good and serviceable repair and properly maintain the real and personal property of the corporation and the common property.
Failure to comply with maintenance obligations could result in legal liability for the condominium corporation and the management team.
Activity: Creating a Maintenance Schedule
Task: Based on the information covered, develop a 12-month maintenance schedule that includes:
Preventative inspections
Common corrective repairs
Emergency repair planning
Cosmetic upgrades
This schedule should be realistic and aligned with condominium budget constraints.
