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Condo Building Settling

Started by AlexM1 • 16 replies • 4639 views

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AlexM1 (Oklahoma)
Posts: 287
Posted:
These are condo buildings.... about 19 year sold...One resident is complaining that her unit is "settling" (second floor) and she is having problems opening and closing the door. There is NOTHING about this in the CC&Rs and to our knowledge, this question has never come up. The question, then, is... Is it a HOA responsibility?
VictorL2 (CA)
Posts: 16
Posted:
This is a structural and common area issue. To answer your question, yes, the HOA is responsible to take measures to provide building safety. Older buildings often settle. I live in FL so I'm very well aware of this, and it requires little maintenance. I suggest the HOA get a hold of the settling by proper structural maintenance.
VictorL2 (CA)
Posts: 16
Posted:
To add to that, what is the resident wanting to get from the HOA? Does she want a building makeover? Or is she just requesting that the HOA seek ways to lessen the settling? How is it affecting her? Please clarify.
AlexM1 (Oklahoma)
Posts: 287
Posted:
Not sure what the person is wanting... It is even possible that they are getting ready to sell their condo unit and want to get any cracks patched up and painted prior to selling.... We have had NO PRIOR issues with settling so not sure what the REAL issue is unless they are planning to sell their unit.

VictorL2 (CA)
Posts: 16
Posted:
Are the cracks inside or outside their unit? Unless they specifically say what the problem is, there's not much the HOA can do. Buildings settle all the time, but that doesn't mean it causes actual damage. Patching up cracks is certainly not going to stop the earth from moving.
GlenL (Ohio)
Posts: 5,491
Posted:
Alex we had this problem about six years ago it even caused some of the brick facade to crack and fall and caused cracks in three of the buildings units. We brought in a structural engineer and had him inspect the building and design the remedy which was an HOA expense. Once the building was stabilized, the HOA then replaced the cracked drywall and ceilings, because if your docs are anything like ours it is the HOA's responsibility from the dry wall out and the homeowners from the paint in.

This even though we knew one of the homeowners was probably responsible but we didn't catch him at it before the problem and couldn't prove it. It was during the drought we had and he was secretly watering around his unit during the night. Well if all of the surrounding ground is bone dry and one corner is sopping up moisture, guess what happens.
Studies show that 5 out of 4 people have problems with fractions
VictorL2 (CA)
Posts: 16
Posted:
Agree with Glen - "HOA's responsibility from the dry wall out and the homeowners from the paint in." Well said. Yes, the HOA is responsible for the structural maintenance.
JohnC46 (South Carolina)
Posts: 14,265
Posted:
Alex

Is anyone else in the building experiencing issues or is it just one unit/person?
AlexM1 (Oklahoma)
Posts: 287
Posted:
Supposedly just the one...... Another possibility is that they are going to SELL their condo unit and there may be some cracks in it here AND THERE and are just simply wanting the HOA to get it ready for sale... in a better condition....they do that you know.
GlenL (Ohio)
Posts: 5,491
Posted:
Quote:
Posted By AlexM1 on 08/01/2014 7:34 PM
Supposedly just the one...... Another possibility is that they are going to SELL their condo unit and there may be some cracks in it here AND THERE and are just simply wanting the HOA to get it ready for sale... in a better condition....they do that you know.

Well you won't know for sure, one way or the other until you have it inspected, it's possible the problem is in its infancy and will be easy to correct. Either way whose responsibility are cracks in the drywall? Again it's usually in a condo from the drywall out HOA's responsibility, paint in homeowners. Unless the cracks are strictly in the paint, it might not matter if the building is settling or not, it still might be an HOA problem to rectify.
Studies show that 5 out of 4 people have problems with fractions
JonD1
Posts: 2,350
Posted:
I would not accept the homeowners determination that the building settling was the cause of their issues.

I would find it puzzling no one else seems to have similar problems.

And living in a condo property we have never been responsible for nor have we ever made repairs to "cracks" in Sheetrock.
That would simply be a never ending expensive can of worms if that were the case.

If this were on our property I would have someone inspect the situation and determine if there is in fact a problem other than some minor breakdown in the Sheetrock.
VictorL2 (CA)
Posts: 16
Posted:
Structural beams/columns/frames are located at various locations along various walls. Only the original building/structural engineer would know. It's possible that the structural beam that is supporting near the said crack has not been holding up well. On the contrary, it could just be a superficial crack. The latter would be a very quick and easy fix. The former could use a little more work, but it can be fixed. A little maintenance and investigation might do wonders to keep bigger, more expensive, problems at bay.
AlexM1 (Oklahoma)
Posts: 287
Posted:
had some GREAT ideas/replies...thanks.
AlexM1 (Oklahoma)
Posts: 287
Posted:
who is a type of person that one could get to come in to look?
JohnB26 (South Carolina)
Posts: 1,001
Posted:
structural engineer
VictorL2 (CA)
Posts: 16
Posted:
Correct, a structural engineer. But first, the resident needs to clarify what the exact issue is and what part of their unit is being affected and how. To say that the building is "settling" is much too general. They want new paint? They want patchwork? That's certainly not a solution.
LarryB13 (Arizona)
Posts: 4,099
Posted:
Quote:
Posted By AlexM1 on 08/01/2014 3:21 PM

One resident is complaining that her unit is "settling" (second floor) and she is having problems opening and closing the door.

That sounds pretty darn specific to me. When doors jambs go out of alignment and make it difficult to operate the door and/or locks that is likely to be a structural problem. Paint and spackle are not going to solve the problem.

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