Monthly Report

- by Marion Scott

- by Jay Williams

General Manager’s Monthly Report for February 2023

ROCHDALE’S FAÇADE PROGRESS REPORT

The NYC Facade Inspection Safety Program (FISP), also known as Local Law 11, requires NYC buildings taller than six stories to have their facades inspected and repaired every five years. Each 5-year interval is called a “Cycle”. We are currently on Cycle 9. The law was recently enhanced to protect New Yorkers from falling debris after several deadly accidents occurred. In 2014 an emphasis was put on balcony railings. When I first arrived, this was the first community meeting I hosted as the Assistant General Manager. I recall how upset our shareholders were at first, due to the affect this had on enclosures. In the end, most attendees understood that these measures are in the best interest of safety of everyone. This law becomes increasingly more strict in each iteration. In Cycle 9, the new directive is to check each building “face” (see fig. 3) every 60 feet which adds additional cost to the project but also additional safety.

Rochdale is in a uniquely challenging position when it comes to Local Law 11 (“LL11”). Aside from the sheer size of our property, our buildings suffer from a construction defect whereas they have no wall ties connecting the façade to the sub wall (see fig. 1). This is an unusual feature that creates a potentially dangerous condition. If left unchecked this may cause bulging bricks (see fig. 2) that may eventually lead to failure (bricks falling from the buildings).

This defect led us to push for a meeting with the DOB back in the winter of 2021 concerning an accommodation of our compliance timeframe for LL11. Our proposed action plan is between 5-10 years depending on the condition of the buildings once the “close up” inspections occur.

ize with all these processes, holes still exist and we are always looking for ways to improve.

In 2015, we added the Emergency Alert System and revamped front desk at Management and Group Offices. Recently, we added the Management Facebook page for added Shareholder communication. This is checked daily. The newest measure of customer care and accountability is our Integrity Control Officer position. While this has existed in a public safety capacity in the past, we altered the focus with an emphasis on maintenance. We now do customer service call back checks to see how service calls went and perform additional building inspections. We will continue to adjust the robust building management system MSI created. More improvements are on the horizon soon.

Fluctuating Hot Water

Fine Tuning The Operation

I was very fortunate to have been brought into an existing system of service created by my predecessor, Mr. Scott. Each position, from Group Manager to the handymen and porters, has a set schedule of the day’s tasks. If this schedule is followed, it will ensure the overall cleanliness of the buildings. The Office Coordinators (formerly Group Secretaries) have a list of tasks that include calling ahead to ensure the shareholder is home prior to dispatching workers. These schedules are not set in stone, as different situations can cause deviations, however it is a solid framework for building maintenance. It also provides for accountability if services are not being kept to a high standard. As Management works to provide better customer service to our Cooperators, we real-

Many Shareholders have experienced unstable water temperatures while using their shower or bath. This can create a very uncomfortable bathing experience and can be caused by a few varying factors. We have done a lot of work in our [water] Pump Rooms, including new circulating pumps, to improve the water flow of domestic hot water (Fig. 4). Even with these improvements over time sediment in the water build can still build in the pipes creating blockages. This in turn causes the water to flow inconsistently, creating intermittent hot and cold water conditions. There are also older shower body fixtures that we have removed from apartments over the years that can cause water fluctuations. If you experience fluctuating water temperatures in your apartment, please contact your Group Manager so we can investigate the issue.