15 minute read
The Art of Aging Gracefully
THE ART OF
Aging Gracefully
BY MARY ANNE SAYLER
When a property is carefully designed and managed, it will be maintained and rejuvenated in ways that will continually attract, impress,
and motivate current and future owners.
It can be challenging for an aging condominium development to compete with recently constructed facilities. Current and prospective owners (as well as renters) not only expect the grounds and common areas to be well maintained, but they also want amenities that reflect their values and meet their needs. A development needs occasional renovation and upgrades to look its best and retain its value. Owners and managers can implement a range of improvements that will help their development age gracefully.
ESTABLISH A MASTER PLAN
Before making changes, consider the objectives, budget, and timeline for renovation. Each of the following functional and aesthetic upgrades can represent a significant investment in time and resources. Not all owners or managers have the skills, interest, or budget to tackle them all, prioritize the work, or manage the renovation process. Establishing a master plan with the help of a professional designer or consultant can be useful in those circumstances. A master plan ensures that all changes enhance the development and that the end result looks cohesive and attractive. A professional designer will be able to estimate costs and work within a given budget, help evaluate the impact of each project component (to set priorities), and schedule phases that work well with factors such as budget, availability of contractors, and impact of change. The designer may also assist with implementation if needed. While there is a fee associated with a designer’s services, it generally saves an owner or manager a significant amount of time and prevents costly mistakes.
EXTERIOR PAINT
All multifamily properties will inevitably need exterior painting. This is one of the most costeffective ways to upgrade a property, as the right exterior paint color can increase a property’s curb appeal and value. However, even the most experienced property owners and managers may fail to consider color options that would enhance buildings and give them a fresh look. Or worse, they may select colors that date the property or detract from its appearance. Because the visual impact of the exterior color determines the appeal of the development, paint color is the most crucial decision affecting the value of a property.
Consulting with a design professional is worth considering for repainting of multifamily properties. Owners, boards, and committees tend to either make a choice based on personal preference, get mired in the infinite options, or take the “safe” approach by painting with the same colors as before. A professional considers many factors and their impact on color choices.
CONSIDERATIONS
• “Given” colors that can’t be changed by paint (roof, awnings if they are not to be replaced, paving, brick, stone, etc.) • Architectural elements and whether to highlight or de-emphasize them (trim, balconies, railings, pop-outs, etc.) • Location importance (front doors, main entries, recreation areas, lobbies, etc.) • Material (stucco, wood siding, shingles, etc.) • Sun exposure and direction • Nearby vegetation • Relationship to neighboring structures
A successful color program is intended to minimize flaws in the appearance of the development and emphasize the best architectural features. Once the color palette is selected, it should be reflected in all other elements of the development, such as signage, entry monuments, outdoor furnishings, interior colors in common areas, and even in marketing material, whether printed or online. The community will then take on a planned, cohesive appearance. This helps a development refresh its appeal, retain residents and attract new ones, and flourish in resale value.
With exterior painting, the results will only be as good as the preparation. HOAs must take care to work with a reputable painting contractor, select a suitable grade of paint for each project component, and include the correction of all structural deficiencies in the contractor’s scope of work. A reputable painter will ensure that dry rot is repaired, stucco is patched, loose paint is removed, trim is caulked, stains are primed, doors and windows are protected, and all surfaces are pressure washed prior to painting.
LIGHTING
Lighting is one of the most underappreciated aspects of multifamily developments. Too little lighting in parking areas, paths, entries, and hallways can be uninviting and introduce safety concerns. Lights that are too bright can make a development look harsh and commercial rather than homey and inviting. Additionally, the electricity needed to properly light a community can be a significant cost factor. Another consideration is the style of lighting fixtures, which has a huge impact on the overall aesthetics of the development.
An HOA should consider transitioning to LED lighting for all common areas (parking, outdoor paths and landscaping, lobbies and hallways, and unit entry lights). LED bulbs last, on average, 25 times longer than traditional incandescent bulbs and use 75 percent less electricity. This can reduce maintenance time and save significantly on a development’s electric bill. HOAs that transition to LED lighting may qualify for substantial rebate programs. (Utility providers, such as PG&E, often have a business tools section on their website with rebate details.)
Most types of existing light fixtures can use LED bulbs, or HOAs can install new fixtures with longerlasting LED modules. There is a wide variety of long-lasting LED light fixture styles. Working with a designer on a lighting upgrade plan allows for custom designs that ensure the lights will do the most to enhance the aesthetics of the development. When selecting new fixtures, the HOA should consider both style and scale (size). The fixture style should reflect the building’s style, whether linear, ornate, contemporary, or traditional. The scale should relate to the space where the fixture is located; commercially available lobby and outdoor post lights are often too small for a large space. Visually, a fixture should provide a sense of balance and proportion, and functionally it should provide the desired light spread and intensity.
Whether or not light fixtures are changed to more efficient LED modules, the HOA should select the correct brightness and color for each application. Light output is measured in lumens. The higher the number, the brighter the light. Bulbs range from 450 to 2600 lumens. The number of bulbs and their distance from the lighted surface affect how bright the bulb must be. (For example, an overhead path light needs bulbs with a higher lumen value than a ground-level path light.) Light bulb color is referred to as “temperature” and is measured in degrees Kelvin. Bulbs are available from 2,000 to 7,000 Kelvin. Lower numbers on the scale are considered “warmer” and look more golden, and higher numbers are “cooler” or bluer and look more like daylight. Exterior lights normally have a higher color temperature (whiter) than interior lighting, which is normally warmer or golden.
SIGNAGE
Nothing is more frustrating to a prospective resident or guest than not being able to find the development or the desired unit within it. It can be unsafe for emergency responders when they can’t quickly locate a person in need of services. The signs should be attractive and have a coordinated and unified appearance. The designer can achieve a cohesive feel by keeping the color plan and fonts consistent across all community signs.
The entry monument should be eye-catching, welcoming, and easily visible as people approach the development. It should state the name and address of the development and incorporate a brand element in the design. This establishes a branded identity for the community. The entry monument should be illuminated, either with spotlights or from within.
Way-finding signs, whether displayed as a map or unit number blocks, direct people to specific areas, such as visitor parking, the office, amenities like pools or workout facilities, and of course to the numbered buildings and units themselves. The signs should be appropriately sized and placed where they are not visually obstructed by plants or vehicle parking. A good designer will assist the HOA in determining which signs and building numbers need to be illuminated and how they should be illuminated.
Unit numbers deserve particular attention, as they make an impression on visitors to the development. Ideally, the unit number style reflects the style of the complex and adds a residential feel. Numbers should be made easily visible from a distance, by their size and their color contrast with the background.
COMMON AREAS
Common areas include lobbies, hallways, swimming pools, clubhouses, workout facilities, laundry rooms, and any other shared amenities. While each area offers renovation opportunities for a development to distinguish itself from the competition and help keep and attract residents and investors, this section of the article will focus on several of the common challenges and pitfalls to avoid.
Maintenance is one of the biggest factors to consider when selecting finishes for common spaces. Flooring is one thing that can be time-consuming to keep clean if an inappropriate type or color is selected. The best flooring options for multifamily use are commercial-grade carpet or luxury vinyl tile (LVT). Both are high-wear and stain resistant, can withstand commercial cleaners, and are available at several price points to accommodate a broad
The Art of Aging Gracefully Continued from page 31
range of budgets. (Generally speaking, the more the material costs, the longer it will last.)
For commercial flooring, visual options are nearly unlimited; LVT is available in a wide range of woodlook planks, stone tiles, textile-like textures, and many other options and color schemes. There is a nearly infinite variety of commercial carpet available, with some options for customization of color and pattern. When selecting flooring, consider how often the HOA can expect to replace it, any requirements such as slip resistance or sound absorption, and what style best enhances the architecture and space of the building and open space. Carpet with darker colors and bold patterns helps to hide wear in heavy-use areas like in front of elevators. Furniture should be selected to withstand its intended use and life span. In most multifamily developments, this means high use and even abuse. Finishes should be durable, with commercial-grade upholstery that’s cleanable with bleach. Commercialgrade lounge furniture is now available with USB charging ports. These are particularly useful where common space is Wi-Fi enabled and where people spend time together and use their phones and computers. Since wired furniture must be plugged into an outlet, the cords should be covered or hidden for safety. Soft seating with removable cushions or pillows should be avoided.
Art in common areas is an inexpensive way to add color to the space, but it is susceptible to loss or damage. Framed art can be hung using security mounts, which prevent the art from being removed without a special tool. Non-glare acrylic is a safe and affordable substitute for glass.
LANDSCAPING
At a minimum, lawns, plants, shrubs, and trees should be well maintained and not overgrown. Vegetation near driving intersections should be cut back to ensure that views are not obscured and that all signage is visible. As budget and resources allow, the HOA should consider the many ways the grounds and landscaping can be designed to benefit residents and visitors as well as improve the bottom line. Good landscape design is part form and part function. The design should enhance the overall look and aesthetics of the buildings and serve a functional purpose.
First, the architectural style of the building should be considered. Does it lend itself to minimalist plantings, formal gardens, or something else? Are there mature trees that shade the area, or is it sunny? Is water conservation an objective? These factors can help set a general direction for plant selection.
Traffic can be directed by highlighting entrance points with plants and trees. A front entrance can take on a dramatic air with careful color and texture choices. Paths and walkways lined with shrubs or trees, or even brick or stone wall features, can add an artistic flair. An elegant neighborhood feel can be accentuated with driveways lined with trees and shrubs.
Is there space outside for socializing? Landscape design can either encourage people to stay outside or keep them moving along efficiently. If socializing is encouraged, then benches, tables and chairs, and low walls will create a more attractive outdoor space, which will add to the overall value of residential units.
What about inside the common area amenities? A few carefully selected indoor plants can make a lobby or other common area come alive and feel more like home, and self-watering containers will minimize maintenance.
Over time, the landscaping is art that grows and matures. It is important functionally, aesthetically, and financially as a long-term community asset. A well-managed and maintained outdoor space creates enormous value for the community. It is therefore critical that the landscaping withstands the test of time and ages gracefully. This is especially true when considering the placement and scale of trees and shrubs that will be much larger in maturity. It is important to understand the investment needed to protect and maintain these long-lasting community assets. Working with a professional landscape designer will help the community ensure that appropriate selections are made based on the environmental conditions, the desired aesthetic, and the maintenance required.
AGING GRACEFULLY
When a property is carefully designed and managed, it will be maintained and rejuvenated in ways that will continually attract, impress, and motivate current and future owners. Such intelligent efforts will be enjoyed and appreciated for many years as the community ages gracefully.
Mary Anne Sayler is the owner and principal designer for Sayler Design, which provides space planning and design expertise, color consulting, and lighting upgrade services to multifamily complexes and businesses throughout the San Francisco Bay Area. For more than 35 years, Sayler Design has enhanced the functionality, appeal, and value of multifamily properties through timeless design. To learn more, visit www.saylerdesign.com.
ECHO PROFESSIONAL SERVICES PANEL (PSP)
Echo’s Oldest Running Resource Panel Starts Up Again!
The Echo Maintenance Resource Panel has restarted after a two-year hiatus caused by the coronavirus pandemic. The first in-person panel meeting was held on March 2, 2022, at its new location at Heritage Bank of Commerce in San Jose.
The panel is open to Echo professional service provider members and meets quarterly, in-person for lunch, learning, and industry networking.
One of the first orders of business for Chair Cassidy Rajkovich of Brook Construction Services was to change the name of the panel to the Echo Professional Services Panel. In addition, Chair Rajkovich recognized Daisy Ortiz of IQV Construction & Roofing as the new vice chair. Topics for future discussions were identified and dates were set for future meetings.
Please note the following meeting dates: June 1, 2022 September 7, 2022 December 7, 2022 (The Holiday Gathering)
Under renewed direction, the panel is looking to grow. Echo members who are professional service providers serving the HOA industry are encouraged to join. Please contact Patty Kurzet at pkurzet@echo-ca.org for more information about becoming a member of the panel.
Echo Resource Panels Restart Soon!
Are you ready to meet in person? Echo is restarting its in-person Resource Panels in 2022 after the forced hiatus due to the COVID-19 pandemic. The following Resource Panels will be back very soon:
• Central Coast (Santa Cruz/Monterey) - May 18, 2022, from 11:30 am to 1:00 pm. Location TBD • North Bay (Novato) – Stay tuned for date and location • Wine Country (Rohnert Park) - Stay tuned for date and location
These Resource Panel meetings are intended for Echo’s HOA board members and engaged homeowners to come together and learn about important topics presented by industry experts and to share experiences and issues. Professional Service Provider members are highly encouraged to participate in these events to be seen as a resource to the Echo HOA boards and homeowners.
More information to come! For current events check the Insight e-newsletter or www.echo-ca.org.
2022 STATUTE BOOK IS HERE!
The 2022 Statute Book is now available in an expanded version to include the annotated Davis-Stirling Act and other laws and case citations governing California community associations. This comprehensive reference provides the legal framework for HOA board members, homeowners, and professionals in an easy-to-use coil bound format.
Digital: $10 Member/$20 Nonmember Printed: $30 Member/$45 Nonmember
Contact jprice@echo-ca.org for your digital or printed copy today!
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