Maintenance Technician Vacancy
Many residents are concerned about the inability of Elizabeth to fill the Maintenance Technician for almost a year, a position which does not require any certification or licensing. They are asking:
· What steps has management taken to fill this position, and what were the results?
· Were ads placed, and if so, where and how often, and with what results?
· What organizations were contacted in a search for applicants?
According to the Maryland Condominium Act, the only personnel matters that may be held in closed session are discussions pertaining to individual employees and personnel, such as those regarding performance and disciplinary matters. General personnel matters, such as recruiting and related activities, to include advertising can be discussed in open session.
Chief Engineer Retirement
More concerning is that our Chief Engineer Barry Blanton will be leaving by the end of the year. With so many problems involving water, heating, ventilation, air conditioning, plumbing, building structure, and other issues that are part of an aging building, the Chief Engineer is perhaps our most critical position.
Not only does this position require a license, it requires a Class I Stationary Engineer License, which Barry has, because our plant includes a 600 HP chiller. (See Section 6.5-302 of the Maryland Stationary Engineers Act.) Breach of these requirements can result in fines, jail time, etc. (See Section 6.5-401 of this Act)
Barry is also our institutional memory, and as such, his loss will be significant. An overlap with the new Chief Engineer for a minimum of one month is essential. With less than 6 months before he leaves, residents are asking:
· What steps management has taken to fill behind Barry and provide for an overlap with his replacement?
Live-On Engineers
While some may think that having a contract for engineering support is an acceptable substitute to live-on engineers, that simply is not the case.
· Water damage, not fire, is the #1 cause of high insurance claims in condominiums. In emergencies, response-time is critical to preventing serious damage.
· Non-resident engineers (to include those on contract) could take an hour or more to arrive at the Elizabeth, especially in inclement weather. In 30 minutes, a flood on a higher floor can wreak havoc, affecting neighboring units on the same floor and on floors below, including the common areas as well.
· Such water damage can easily result in hundreds of thousands of dollars in insurance claims, including loss of insurance, as the Elizabeth experienced only a few years ago. Let’s learn from the past and not repeat history.
Also, how many of our residents know where the water turn-offs are in their unit? Even if we explain where the water cut-offs are, how many would be able to get down on their hands and knees to turn off the water in an emergency? How many would even have the strength in their hands to turn the turn-off knob? And what about apartments where the residents are away?
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