Deciding to Replace your HVAC Systems

--This is additional information as follow up to the post I made titled:

Fancoil Units (HVAC) Replacement 

I have also added some information about the the schedule of balcony repairs and window and door replacement, since all these major improvements impact living conditions.

Advantages of getting new HVAC systems

It's a big decision about buying new HVAC system because they cost a significant amount of money and the installation will interrupt daily living. Going with the group buy will save you as an indiviudal money and should also help stablize our condo fees in the long run with better energy efficiency.

1.     Accurate control over the temperature in your apartment.

2.     Significant energy savings.

3.     Reduce chance of unexpected problems that might effect your apartment and apartments below yours.

4.     Increase your property value.

5.     Reduced cost per HVAC unit if the decision is made now to take advantage of the group purchase and its discount.

How the installation works

1.     The contract is between you and Quality Air.

2.     Quality Air will coordinate with ECA management and determine which tier goes first.

3.     It’s about 10 weeks to manufacture the HVAC units which have been spec’d by our contracting engineer firm Mendoza based on various building requirement. The first installations are expected in October 2014.

4.     Vertical units (installed inside a wall) take about 2 days. If there are problems with ECA piping behind the HVAC, the contractor will fix it but the charge will be paid from ECA funds. There might be an extra day needed.

5.     Horizontal units take a day to install.

6.     Heating-cooling shutdowns would affect every apartment within a tier. If your apartment has two HVAC units there would be two separate shutdowns. If you apartment has three HVACs, there would be three separate shutdowns. These shutdowns will affect even those apartments not installing new HVACs.

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Did You Know:

1.     For years, some of the original McQuay HVACs (now over 40 years old) have been leaking heat even when you think the unit was turned off? For years, I thought I was getting radiated heat from neighboring apartments. No, said our chief building engineer Jimmy Keeting, the unit was leaking heat.

2.     Yes, it is possible to get the building engineer to manually close the valve to stop the leaking heat but this further limits the “life” of your old HVAC as well as making you dependent on the aid of the engineer.

 Service and Maintence:

--This is up to the individual owners.

--You will want to ask Quality Air Services for contract information.

What you need to know about the schedule of balcony repairs and window and door replacement.

1.     If you have a balcony, there are 9 separate sequential activities that have to be fully completed before your tier has been totally updated. For apartments with no balcony there are seven activities. Currently there are ten tiers being worked on. It takes on average over 90 working business days to complete the nine activities. The backside of the building, Phase I of the balcony-window-door project, is estimated to take 224 days to complete from start to finish. Phase II is the front side with a similar estibmate of time.

2.     The 07 tier will be the first tier to be completed followed rapidly by 08 which has no balcony and will go through fewer activities and therefore take less time to finish.

3.     Once windows and doors are delivered for the 07 tier, it will much easier for our General Manager to provide a better idea about the scheduling of other tiers. He expects these windows to arrive the end of July (one week behind the original schedule).

4.     Once a tier has been fully inspected and deemed complete, the scaffolding with be moved to a tier on the front of the building. The scaffolding will not come back to a completed tier.

Summary of ECA Board Meeting July 22, 2014

Board Present: Steven Schattman, Patricia Batey, Sharon Bobb, Jim Jones, Dr. Alfred Muller, John McNerney, Jim Vuko

Others Present: ECA General Manager Terrence Lee, Legum & Norman Regional Manager James Santos

Highlights from the July 22, 2014meeting:

Window & Door Replacement

Window and balcony door replacement on Tier 07 has been delayed by a week by the manufacturer. Expected delivery now scheduled for the week of July 27, 2014. It takes five to twelve days to complete a tier depending on the level of complexity and timing. The company doing the installations has a one year period to complete the work but it was unclear whether there are any contractual penalties if they feel to meet that schedule. Terry Lee will be visiting the plant in New Jersey on August 28.

ECA Chief Engineer Is Retiring

Jimmy Keating, our ECA Chief Engineer, will be retiring as of the end of August. There is some discussion that he will consult with the Elizabeth on an as needed basis. Interviews are being conducted now to hire a new chief engineer. This change of personnel could potentially impact our major improvement projects, including replacement of HVAC units within individual apartments.

Design Committee Decides Against LCD Screens

Deeming the LCD screen expensive, unattractive and easily outdated, the Design Committee has nixed purchase and use of LCD screens in the lobby. LCD screens were to be used for owner notifications, like package delivery and emergency conditions.

Website Project

The recommendation is to use the Building Link service that has many advantages. The service would be available within the Elizabeth and not made public as it would be in the Internet. It offers package notification, secure key keeping, a work order system, an emergency communication system, a calendar, newsletter function, databases for documents like meeting minutes and condo documents, etc. The system is user friendly. In our neighborhood Somerset House uses the system. The Board has approved a plan to get an ECA briefing for all owners and residents in the near future.

Major Building Equipment Approved

The ECA Board unanimously approved two separate purchases for replacing an air handling unit and retention tanks. The major contention was that alternative bids had not been collected though ECA General Manager Lee felt sure he was getting the best price and quality for these purchases.

Accessible Doors in the Arcade

An arcade owner asked for accessible doors to placed in the Arcade. ECA General Manager Lee said he was working on this for compliance with ADA requirements.

Parking

The continuing problems of guests and commercial use of guest parking was brought to the Board’s attention by Charles Bressler. ECA General Manager Lee said the problem was exacerbated by construction workers using some of the spaces and that he would like funding to move ECA employees cars temporarily into paid parking.

Fancoil Units (HVAC) Replacement

FANCOIL UNITS (HVAC) REPLACEMENT

Background

Every ECA owner is responsible for replacing the heating and cooling units (HVAC) within their apartments.

The original units are still in most of the Elizabeth condo apartments and have outlived their life expectancy.

Here are some links that discuss HVAC life expectancy which seems to be 15 years, though with luck and proper maintenance most last much longer than 15 years. Our general manager has said our old McQuay units had a life expectancy of 30 years but now these units are 40 years old.

http://www.jonwayneair.com/blog/2011/12/06/what-is-the-typical-life-span-for-heating-and-cooling-systems-how-to-prepare-for-replacement/

http://ths.gardenweb.com/forums/load/hvac/msg0520020714253.html

Old HVAC systems can fail without the owners realizing it. The individual fancoil (HVAC system) may continue to provide modest amounts of heat or a/c even when your thermostat says the system is off. This happens since the heated or chilled water from the building's central plant is still circulating through the "coil" of the individual HVAC devices in your condominium. The valves controlling the flow of heated or chilled water must be in working condidtion or the different temperature waters will mix and the fancoil unit will not perform as designed. Manual manipulation of the  valves, by the in-house staff, has been the past method of extending the life and performance of the fancoil units. But this procedure defeats the purpose of the thermostat and is usually inconvenient to the occupants of the apartment.

Issues with HVAC Systems

HVAC systems can be noisy depending on how much insulation surround the unit and how the unit operates in general. There is the sound of the fan blowing, and the sound when the unit turns on.

HVAC may be free standing or installed inside a wall. Vertical units are large and are typically installed inside a wall while the freestanding horizontal units are hopefully installed in an out of the way spot against a wall. Installation of the vertical units requires opening up a wall and usually removing an old unit. This is the time to ensure that the pipes are properly insulated and that all is well with your unit hooking into the overall heating-cooling system that operates throughout the condo building.

The Daikin-McQuay units that have been recommended by our ECA Boards with assistance from our Legum & Norman managers have been vetted as quality units. Most HVAC systems are made by one manufacturer and then customized for various vendors. Quality Air Services, the company coordinating our HVAC replacements, does not promote one vendor over another.

Two other options that have come to the attention of some ECA members are units by a vendor known as International. They are offering a comparable unit to the Daikin-McQuay unit and something called a cartridge unit. Both of these units have a larger metallic facing than the Daikin-McQuay unit, particularly in regard to the height of the air return grill.

The cartridge unit uses the old casing that exists with the old HVAC.  Using the old casing can cause problems in the future because there is no opportunity to examine the pipes that hook into the overall heating-cooling system. Also there is no opportunity to examine the casing itself to see if it is corroded from past leaks. While the installation costs may be lower for cartridge units, future problems with the pipes behind the casing would obviate any saving realized. There is a free-standing but unhooked up cartridge unit in the ECA management office.

The International unit most like the Daikin-McQuay unit could possibly be quieter than the Daikin-McQuay unit but it is likely to cost more since quantity pricing has not been organized for this option. The Quality Air Representative says that this International unit is comparable in quality to the Daikin-McQuay unit. Anyone interested in this option should contact Quality Air to learn how to see and experience this unit.

About the Unit Installed in the Management Office

The Daikin-McQuay  unit is installed in the wall in the ECA Management Office. When this unit was originally installed the front cover was not properly secured and this caused more noise in the operation of the HVAC unit. That problem was fixed.

Things to Know about Group Purchase Versus Single Owner Purchase

Purchasing new HVAC units is up to each unit owner. Unit owners are not required to purchase replacement HVACs. The decision to do so is entirely up to the owners.

Group purchase brings down the price of the selected units. The target number of HVAC units that need to be purchased is 250 (HVAC) units to achieve the price break. (Note that some apartments have more than one fancoil units.) The Quality Air representative feels certain that this goal will be met based on the current level of contracts received (7/16/14).

Installation requires that an entire vertical tier must be interrupted for heat and cooling service during installation of HVAC units. This means that single purchases that are installed at a time not compatible with installation of the group buy of  Daikin-McQuay  units will cause additional inconvenience to other residents of the tier.

The target date for signing up for group purchase (July 31) is coordinated with an October-November installation schedule to minimize the inconvenience of heat-cooling shutdowns as well as give the manufacturer ample time to produce the units. (Installation of HVACs during the coldest or hottest months may be a hardship depending on the weather.)

Financing

Credit cards may be used for the initial deposit and subsequent completion of payment. However, you must contact the Quality Air Service representative (Vicky Liderman) at 301-495-9500 x100 to request and arrange credit card payment. Your card will not be charged until Quality Air has received your signed and dated contract, which shows how much the units for your apartment will cost. Send your signed and dated contract to:

Quality Air Services

12288-I Wilkins Avenue

Rockville, MD 20852

The deadline is July 31, 2014.

Notes from June 2014 Board Meeting

Here are a few notes taken by an attending neighbor from the June ECA Board meeting.

Board present: Steven Schattman, Patricia Batey, Sharon Bobb, Jim Jones (on conference call), Dr. Alfred Muller, John McNerney, Jim Vuko

Others Present: ECA General Manager Terrence Lee, Legum & Norman Regional Manager James Santos

Call 2 order -  Steve Schattman

Review/discussion of May 20, 2014, meeting minutes-no recorder was present at prior meeting; resident comments missing; approval tabled.

Presidents Report-Steve Schattman

            New shredder available in Residents' Business Office.

            New Committee:  Maintenance Repair & Replacement Committee - David Robinson, Chair Social Committee -  New chair needed.

Committee Reports

            Maintenance Repair & Replacement Committee - David Robinson, Chair- Purpose of  committee  - to oversee ECA common areas & limited common areas:  Mendoza engineering  service; hot water pumps; heat exchangers; fire alarm system; facade repairs; expenses; volunteers needed. 

           

            Social Committee - Pat Batey - new committee chairman needed; proposed events- Trivia party; quarterly gathering for new residents; movie night; continued events: Int'l food dinner;  Halloween Party (need volunteer); wine & cheese party; Dec. winter dinner.

            Design Committee - Alex Kielty (for Peg Downey, chair) Hall renovation to begin July 2015.  Committee needs from ECA Board:  total budget plus cost break down of funds available for fire, security & electronics; completion of design & revision of Hartmann contract.  McNerny, $1.8 million for halls in 10yr plan.  Santos:  Fire alarm design is complete.  Bobb:  Surveillance communication, security design not completed.  Hall refurbishment will begin AFTER windows & balcony improvements are completed.

            Participation Committee - Jim Vuko, Chair  Volunteers needed.

 Old Business- None

New Business

           Motion to approve $150000.00 from Window Replacement contingency fund

• to assist all residents with removing and replacing furniture & window treatments during window installation; and  
• to reimburse for Marriot Hotel overnight for lobby, first floor and 18th floor residents required to vacate their apartments during hazardous substance abatement.

          

           Discussion:  

           ECA has contracted  Hann & Hann  removing and replacing furniture & window treatments.  ECA should require owners/residents to sign "hold harmless" statement regarding moving service

           Hourly rates for service:  $25.00/hr. furniture movers; $50/hr. carpentry

           New window frames and sills cannot be penetrated- affects windows' insulation

           Owners'/Residents' window treatments may need alteration to fit new windows.

           DIDN'T PASS

          Motion to approve $8000.00 from Window Replacement contingency fund to reimburse for Marriot Hotel overnight for lobby, first floor and 18th floor residents required to vacate their apartments during hazardous substance abatement. 

          PASSED

          Motion to approve $32000.00 from Window Replacement contingency fund to pay for 

          hazardous substance abatement.

           PASSED

If you attended the board meeting, please let me know what other points were covered.

Summary of ECA Board Meeting May 20, 2014

Board Present: Steven Schattman, Patricia Batey, Sharon Bobb, Jim Jones, Dr. Alfred Muller, John McNerney, Jim Vuko

Others Present: ECA General Manager Terrence Lee, Legum & Norman Regional Manager James Santos

Highlights from the May 20, 2014 meeting:

Discussion of balcony repair schedule with Q&A by Wiss Janney Elstner (Ken Kosteva).

Currently demolition phase is happening now for tiers 7-16 (mostly the back of the building except the 11 tier which has two balconies).

Once majority of balconies are complete including the painting, then window/balcony door replacement will begin. This includes the tiers within 7-16 tiers that have no balconies. Windows will be delivered close to date of installation.

Hazardous material (e.g. asbestos in popcorn ceilings) problems will be attended to for floors including lobby level, first, and eighth floors. Note that rain and humidity can interrupt balcony repair work. It takes 40-45 days for each balcony repair but it could be as much as 90 days.

Condo fee beginning July 1, 2014: The board in a 4 to 3 vote approved a 4% increase in monthly condo fees. This discussion concerned whether to increase 4% or 5%. This increase will help cushion against unforeseen expenditures. The Association will begin borrowing as early as October (but maybe later) to pay for major improvement expenses like repair of balconies and replacement of window/balcony doors. (Expected total loan draw is $2.5 million at 3.9% for a timeframe not to exceed 36 months. Expected pay back by end of 2019 fiscal year.)

Water Pump: a noise suppression collar is scheduled for installation within two weeks. This has been an ongoing noise problem since the new pump was installed late last year.

Elevator problems in East Tower: The electrical control panel probably needs to be replaced and this is one of those unbudgeted for items that impacts condo fee rise. (This issue was covered in the April 22 meeting also.)

Fan coil units: There will be a presentation at the next board meeting. Estimated average costs of in wall vertical units is $5700 and console units are priced at approximately $3200. This price depends on the number of owners participating and was based on a survey taken last year. The contract will be between the vendor and the unit owner. Humidifiers installed on or in the units are not recommended. They only last three years and they are likely to cause mold problems.

Landscaping: The ECA General Manager is working with the most recent landscaper to take advantage of credit due the ECA and to spruce up the front of the building.

Website: need a chairperson to evaluate current provider to see if improvements can be made. Please volunteer. Contact president Steve Schattman

Social Committee: need new chairperson. Please volunteer. Contact president Steve Schattman

Participation Committee: will be producing a monthly newsletter.

Exercise Room: Rules need to be followed. Be considerate, stay safe.

Wipe down equipment with sanitizing wipes (provided in the exercise rooms) after you use the equipment.

Use earphones or headsets for TVs.

Dry off from pool before entering equipment rooms.

No small children, no unsupervised children.

From April 22 meeting (which was not covered on this blog):

Electric Car Charging Station: 112 people responded to the survey. 68 people liked the idea of installing a few charging stations. This issue will be turned over to the new board.

Legum and Norman contract up for renewal

Unclaimed bike donations: action halted