What’s the Difference Between a Property Manager and a Project Manager?

by ApartmentsCommercial Constructioncommercial renovationCondo ConstructionProject ManagersProperty Managerssuburbs

If you think a Property Manager and a Project Manager should do the same job on a capital project, think again. It is important to understand that, although they have similarities to their job scope, there are multiple differences between them. For example, a Property Manager typically deals with the residents and the owners and the impact that the project has on them both physically and financially. Whereas a Project Manager is more focused on the construction project from start to finish. The difference in scope also has an impact on price as well as the time investment to complete the project. Understanding these key differences will allow you to streamline your capital projects where the lines of duties are drawn and provide clear communication. The result? You will significantly improve the outcome of your capital project and reduce headaches along the way.  Read more below. 

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Property Managers have a lot to do in their role to service their clients. They oversee four primary areas: building and grounds, financial, administration and technology. For instance, scheduling notices to residences, soliciting and administration of financing vehicles like bank loans, setting up the owners within that system, ensuring that they are fulfilling their financial obligations, etc.  With this approach, Property Managers can effectively facilitate the coordination of projects that are being led by Project Managers on specific jobs. 

Project Managers’ responsibilities planning, organizing, and directing the completion of specific projects for an organization while ensuring these projects are on time, on budget, and within scope. 

Too often the Property Managers are expected by clients to go far beyond their scope of duties to save money by rolling Project Manager responsibilities into the realm of the Property Manager. They are taking valuable time away from the Property Managers to perform their everyday responsibilities. Getting two for the price of one is not an option. These specific roles must be budgeted for as separate entities—because they are.  

 For example, if the construction costs are expected to be $300,000 then the Property Manager is expected to get proposals for the “oversight” work beyond their own responsibilities—that falls under the domain of the Project Manager and must be added to the budget. Project Managers tend to get a percentage of a project cost. So, if their fee was $30,000, the overall budget for the project could be $330,000.  This amount does not represent the “fee” that the Property Manager may be entitled to for providing additional services beyond their standard contract obligations.  

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It is critical for property owners facing capital projects to understand the difference between a Property Manager and an Owner’s Project Manager (OPM) to retain good working conditions for all parties involved. This role awareness also prevents massive burn out within the Property Management industry. It is necessary to allocate the right budget for both professionals to protect your most valuable asset. Landmark Associates is an award-winning general contractor that has a deep understanding and appreciation of the two PM roles. We are experts at partnering with the Owner‘s Project Manager while working in tandem with the Property Manager, so your capital project gets done effectively and efficiently. Be sure to download our PM vs. PM Guide here.  

 

How to Make the Best of Capital Projects

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Everyone has a need for subcontractors when they are considering a capital project. Although they have been around for years, contractors have become more specialized due to the advancements in construction and technology. With new companies springing up all the time there is always a need for qualified subcontractors in your area. Landmark Associates—an award-winning construction and renovation firm based in Boston’s Metro West—has recently formed a strategic partnership with Caliber Painting, a professional commercial painting company. Landmark is excited to be able to provide our clients with a more robust way to handle capital projects—from the exterior to the interior.  Our goal is to make organizing and completing projects easier for everyone involved.  

(Old Reading School House, a Landmark renovation project, Reading, MA) 

One Stop Shop

Benjamin Seeley, President of Caliber Painting, and his team are experienced commercial painters with years of experience under their belts. With this strategic partnership, Landmark Associates can provide the project management and completion services for construction projects ranging from residential apartment buildings to industrial facilities. As a Landmark Associates client, you will have the flexibility to consider new construction, expansion, renovation, or replacement project for an existing facility or facilities, knowing that we have a full range of contractors and subcontractors– like professional painters, at our fingertips.   

(Caliber Painting) 

Up Your Game

When you complete a challenging job, the rewards can be enormous. You can build your confidence and earn the respect of your colleagues and clients when you work with us to complete projects quickly and efficiently from start to finish. But if you do not identify the right contractor and engage them effectively before you begin working on your project, you will not complete it on time or adequately. You will not get the job done on time or within budget. You could even end up losing money on the project because you engaged the wrong person.  

We look forward to introducing you to Ben Seeley, the President of Caliber Painting, to see how the Landmark team and Caliber Painting can collaborate with you on getting your next capital project started and completed on time and on budget. And to further up your game, we’d also like to give a shout-out to the MAA Expo taking place at the Hynes Convention Center in Boston on Wednesday, September 15th. Stop by the Landmark booth there and join over 1,000 property management professionals who manage, develop, own and/or support 175,000+ units in Massachusetts for the MAA’s largest gathering of the year! Let’s work together on how to execute the best capital projects from start to finish. 

The Greater Boston Suburbs may be the Epicenter of Work

by Commercial Constructioncommercial renovationNewsProperty Managerssuburbs

“Suburban Greater Boston communities may be the natural beneficiaries of future work trends, with potential for increased vibrancy as remote eligible workers spend more time closer to home,” concludes the consulting firm McKinsey & Co. in a recent study commissioned by the Baker administration. This is good news for businesses that are already established or looking to expand into the ‘burbs.  

Due to the pandemic, remote eligible workers spend more time closer to home which could impact the need for more local office, industrial and housing construction. McKinsey forecasts that the decrease of two days in office space will reduce footprint demand by 15 percent in the long haul, while three day in-office demand will be diminished by 22 percent, in addition to a 30 percent business travel decline in Boston and Cambridge. Fewer trips downtown could boost the vibrancy of the Suburban Boston and Metro West areas, creating demand for more local businesses, retail, and housing to open.  

“Planning ahead for this gravitational pull to the suburbs is a wise move for business owners,” says Tony Chiarelli, President of Landmark Associates. “As more business owners are reading the tea leaves on the “new normal” for workers, it’s become clear that now is the time to be proactive on future workspace needs.” Fewer trips downtown with the ability to work remotely coupled with more spending locally, results in more dynamic communities and commerce in the ‘burbs.  

At Landmark Associates, we are bullish on the future of construction and renovation in the suburbs. Bids for projects and fit outs are increasing as business leaders anticipate the boost in demand for suburban workspaces. Although building supplies and skilled labor will remain a hot commodity well into the near future, with careful planning and guidance, Landmark clients will stay ahead of the curve and at the center of gravity in the Greater Boston and Metro West suburbs.  

water in basement

Preventing Moisture to Avoid Mold

by Property ManagersTips for Homeowners

Moisture plus warm, interior conditions can lead to the dreaded four-letter word: MOLD. Even in the cooler fall and winter months, mold can take hold behind walls or under floors as a result of water finding its way in through rooves, rotten window frames, improper ventilation or plumbing leaks. For property managers, proactive, exterior maintenance programs that prohibit moisture are the key to good health … and avoiding costly lawsuits.

There is some very interesting reading on the internet, in various books and magazines, and even seminars that address mold and fungus and their effects on construction, re-construction, and the health of people in the buildings where mold is found to be growing.  The Center for Disease Control has compiled a lot of useful information on the effects of mold and how to test for it.

Photo credit: Ameriprise Auto & Home Insurance

Cleaning solutions or mildewcides are more relevant to small homeowner situations that might occur such as the mold and mildew you might need to address in your bathroom. And as a rule of thumb, affected areas of less than 10 square feet can be simply cleaned up using cleaning solutions or mildewcides.  However, if the area is over 10 square feet, a professional should be consulted and called in immediately.

Mold is a fungus, but not all fungi are molds. There are black, green and white varieties, gelatinous and furry varieties, opaque and clear varieties.  In fact, there are thousands of mold species, but there is one that is considered problematic wherever it presents itself.  This mold is called Stachybotrys Chartarum.

Stachybotrys Chartarum has been linked to health issues since the 1930s. The sequence works like this; a musty odor is detected, possible health effects become evident, and the musty odor is traced to a room or an area of a room. The mold infested building components are removed and replaced and the source of the moisture is identified and eliminated.  Air quality testing can also be done.

There are a variety of factors involved with this issue; the type of building or where in the building it is growing, the type of mold, and the general health of the people living within those buildings. Air testing and dry residual testing is necessary for all public buildings because insurance companies, lawyers, and doctors will all require this as a base line for future testing levels.  However, testing is not always required in order to perform remediation.

Typically, when a mold spore lands or settles on an area, it will remain dormant until it has enough food and water to support growth.  If it lands on food (organic material) it will simply wait for moisture to come in contact with it.  Once the moisture is present, growth will occur at an alarming rate, taking only days to become a nuisance.

There are two key points to be considered when doing mold remediation when the affected area has not been subjected to gross water problems (i.e. leaks in plumbing, HVAC, roof, window, wall, or basement).  These are (1) the temperature and (2) the %RH (relative humidity).

For unique temperature situations consider the room or section of a room and then consider the barrier to moisture.  For example, a single pane window on a cold day or vinyl wallpaper will sometimes be the root cause of mold because the temperature difference coupled with a substrate that does not have a high MVTR (moisture vapor transmission rate) will lead to mold growth.  For unique %RH situations, you must evaluate eaves, attics, crawlspaces, and cold pipes in the summer and basements, to root out all sources of water development.

Most of the building materials present in our buildings (except brick, concrete, and steel) are considered a food source for mold.  The best prescription for preventing moisture intrusion and mold formulation is a preventative maintenance program utilizing consultants and professionals qualified in building envelope technology and mold detection/remediation in combination with trusted on-call licensed contractors.

If you have new construction or a remodeling project in the horizon, working with a qualified, licensed contractor will help you prevent any moisture from entering the building. There are many construction materials marketed as “mold-resistant” today, including mold-resistant wood, drywall, paint, carpet, caulk and other sealants. A well-ventilated, dry environment will save on costly remediation services in the future.

real estate radio

Real Estate Radio: Working with Insurance Adjusters

by Property ManagersTips for Homeowners

Last Saturday I was honored to be guest on Boston’s Real Estate Radio which airs on WBZ Radio, AM 1030. I get a lot of my news, weather and traffic updates from WBZ and frequently listen to their evening talk shows so being “on the air” is always a thrill!

Real Estate Radio, which is hosted by financial expert Rick Scherer of MSA Mortgage and legal professional Ali Alavi of Alavi Braza P.C, airs every Saturday night from 8:00-9:00 pm.

This week we took some time to discuss how to deal with insurance claims. There’s nothing more stressful than having your home damaged – whether it be by fire (and the water used to put it out), flooding from a burst pipe or sprinkler malfunction, storm/tree damage…the list, sadly, does on.

At Landmark, we often find ourselves serving as an advocate with insurance companies on behalf of our clients. We recently renovated a home following water damage. The insurance company was about $5,000 under our quote to get the home repaired properly. We compared our quote to that of the field adjustor and then sent a detailed explanation to the Insurance Claim Representative highlighting exactly where and why the assessments were different. For example, the field adjustor had only accounted for only a single coat of paint once the walls were replaced and didn’t note that they were two-story walls. They also hadn’t accounted for the detailed woodwork which would also need to be carefully removed prior to the walls going back up.

After all was said and done we actually received a thank you note from the Insurance Claim Representative saying “It helps when I actually get an itemized estimate that I can review with a breakdown of reasons to justify the higher pricing difference! Not just a homeowner screaming that our estimate isn’t enough and then provides a contractor estimate that says ‘Fix House $20,000’”

softening2

Softening the Blow – Understanding the Cleanup and Recovery Process Makes a Property Damage Event Less Daunting

by Property ManagersTips for Homeowners

Reprinted with permission of Condo Media magazine, the official publication of the CAI New England Chapter

The following article was written by Tony Chiarelli, President, Landmark Associates, and appeared in the February edition of Condo Media Magazine which is published (and reprinted with permission) by the Community Associations Institute, New England Chapter (CAI-NE).

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closing a deal

5 “Must-Dos” BEFORE You Hire that Contractor

by Property ManagersTips for HomeownersUncategorized

You’ve got a big project on the horizon – maybe a new bathroom, a kitchen remodel, or your roof needs to be redone.  Time to call a contractor!  But before you hire someone, here are some “must-dos” that will help insure that your project gets done safely, legally, and to your satisfaction.

    • Hire a licensed You need to know that your contractor knows what he/she is doing. For larger jobs, that means that they should have a Construction Supervisor’s License. Check your state’s web site to verify that the license is in good standing.  Click here for the MA state licensing board.
    • Make sure they are insured and follow safe practices. Obviously, you don’t want someone on your roof without a harness, but accidents can happen anywhere. A good general contractor has the proper insurance.
    • Check references. Ask the contractor for references for clients with similar projects. Follow up with an online search for reviews on Yelp, Angie’s List and the Better Business Bureau.
    • Are they using their own in-house team or are they hiring subs? Find out how long they have been working with their sub-contractors. Long-term relationships with sub-contractors, including plumbers, electricians, and painters, are very telling. If a general contractor has new subs it could be a red flag that he doesn’t pay them on time or there have been other issues.
    • Get it in writing. You should insist on a written contract that spells out exactly what work is included, the timeline, and a specific payment schedule that should be based on milestones (for example, electrical work complete = next payment due).
man on laptop

Why Can’t I Find a Contractor?

by Property ManagersTips for Homeowners

Hiring a contractor should be easy. Find someone your friends or family have used, get a quote, and get the job on their schedule. But it’s not that easy nowadays. The winter of 2015 has gone down in the record books.  Suddenly, your go-to contractor isn’t available, or won’t call you back, or is booked six month out. But with another winter right around the corner, waiting that long to get your project done just isn’t going to work.

Tony Chiarelli, President of Landmark Associates, was recently interviewed on Boston’s Real Estate Radio show.  He had great insight into what’s happening in the construction industry right now.  Click here to tune in to listen!

multi-family general contracting company

5 Summer Repair Tips

by Property Managers

Keeping up-to-date on roof, siding and deck repairs keeps your property safe.

It’s FINALLY time to get out there and enjoy the summer weather! Unfortunately, many of our decks, roofs, and exteriors have taken a beating this winter. We have great tips that will help ensure that your properties are safe and sound:

  1. Roofs: Grab a pair of binoculars to visually inspect the roof. Better yet, hire a qualified Building Envelope expert to make a qualified assessment. Don’t forget to also check attic spaces for signs of water damage or pinpoints of daylight that indicate where water will soon penetrate the building.
  2. Prevent ice dams NEXT winter. Most ice dams are caused by insufficient ventilation. Summer is the time to make sure attics are properly ventilated and that insulation is sufficient. In some cases, heating coils may need to be added to “problem areas” of the roof.
  3. Siding. Some interior water leakage is actually the result of damaged siding. Replacement or repair is best way to keep water out and prevent damage.
  4. Clear gutters and downspouts. Make sure these are cleaned out twice a year to make sure water is flowing away from the house (to prevent water coming in basements) and that ice dams won’t form when the temperature drops.
  5. Decks. Before the barbecues are in full swing, be sure to inspect railings to make sure they’re not wobbly and that balusters are securely fastened. Make sure flashing between the deck and the home is in good shape and keeping water from building up and causing rot. Gaps or cracks in the wood may indicate that it’s time to reseal/stain the deck or replace boards altogether. In some cases, this may be the time to switch to composite decking material to minimize future maintenance.

As always, it’s a great idea to work with licensed and insured contractors to help you evaluate roofs, decks and siding. Stay safe and enjoy your summer!