Property Management Chronicle: Pro-active maintenance

While she went into the bedroom to look after her baby, without warning, a large 15-foot diameter chunk of heavy plaster ceiling had crashed down, crushing her furniture. Had it happened moments before, she would have been killed or severely injured.

We rushed to the scene to triage the situation. An examination of the ceiling revealed moisture damage, and years of layered sheetrock, held to the joists with nails that barely pierced the thick layers of plaster. This was clearly a disaster waiting to happen.

We brought in a structural engineer who found the ceiling system included way too many layers of plaster barely held up by the completely inadequate pin nails. Our immediate concern was for the other 119 units. The engineer began examining all the units and soon found cracking throughout the building. She recommended that some ceilings be replaced, and others pinned with a system of three-inch screws and special washers to ensure the plaster would be properly held up. Then the ceilings were skim coated and painted. 

The job would cost the Coop tens of thousands of dollars, but it was clear this work was required. We spoke with the Coop’s insuror, but since the cracks were due to “normal” wear and tear, no coverage was available. Working with our Property management team, the Coop drew up an assessment plan, knowing the work was required for all residents safety.

Our renovation team drew up a repair plan, addressing the top floor apartments first, and next the apartments with obvious ceiling cracks. That was about a year ago. Since then, our licensed/insured professional crews have addressed all the ceilings the engineer has indicated, and thankfully, no further incidents have occurred.

Brownstone Property Group cares for over 100 Brooklyn properties. Call if we can be of help to you.