Services

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Refurbishing a Fire Escape

Rand has extensive experience in helping building owners fight leaks and deterioration through a carefully planned approach to maintenance and repair. Our engineering and architectural expertise covers the entire spectrum of exterior repairs and waterproofing, including facades, roofs, windows, doors, balconies, terraces, terra cotta replacement, and historic restoration.

In a typical exterior repair/waterproofing project, Rand performs an initial survey of the facade and roof-level components, noting the location and extent of defects throughout the building's envelope. We then prepare the scope of work and the estimated costs of repairs, from which we provide detailed designs and specifications for the repair/upgrade program.

Rand submits these construction documents to qualified contractors for bid, and after analyzing the bids, we help the owner select a contractor and negotiate a favorable contract. Once construction begins, Rand observes the work in progress, reviews contractor payment applications and change orders, prepares punch-lists of remaining work items, and signs off on the completed project.

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Under New York City Local Law 11/98, all buildings taller than six stories must be inspected by a professional engineer or registered architect every five years and file a report verifying there are no unsafe facade conditions, such as spalling bricks, cracked masonry, or loose decorative elements. Our in-house engineers and architects have issued more than 4,000 Local Law 10/80 and 11/98 reports, and we have administered hundreds of follow-up repair programs. With our comprehensive knowledge of the laws' many details, we are especially qualified to guide building owners through the often complicated inspection and repair process to achieve timely compliance and a safe status for their properties.

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Efficient building operation depends heavily on the proper functioning of essential systems. Rand provides Mechanical, Electrical, and Plumbing services for existing residential, commercial, and institutional properties; gut renovations and reconfigured spaces; and newly constructed buildings. Our range of MEP services covers evaluations and designs for upgrades and installations of the following building systems and components:

• HVAC Systems and Heating Plants
• Domestic Water Systems
• Electrical Mains, Wiring, and Submetering
• Central Cooling Systems
• Gas Piping
• Chillers
• Sprinkler/Standpipe Systems
• Elevators
• Sanitation and Refuse

In addition, Rand performs benchmarking services and BPI (Business Performance Institute)-certified energy audits to help property owners and managers save fuel costs through better operating efficiency of their building systems as well as comply with New York City's new energy efficiency legislation (Local Laws 84/09 and 87/09) and the phasing out of No. 6 heating oil (Local Law 43/10).

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Capital Needs Assessments

Rand performs comprehensive roof to cellar evaluations to establish the condition of a building's major exterior and internal systems and components. Our Physical Condition Survey reports include detailed descriptions, captioned photographs, and a prioritized list of recommended repair and replacement items, along with associated budget projections and timetables. The information presented in our reports provides building owners and agents with an invaluable tool for planning immediate repairs and long-term major capital improvements.

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Condominium Offering Plans

In New York State, every building converted to a residential condominium requires an architect's or engineer's survey of the building. Rand works for sponsors to generate Description of Property reports, for condominium boards to analyze building defects, and for tenant associations responding to Red Herrings. Throughout the industry, RAND's Physical Condition Surveys (we've conducted more than 1,000) are acknowledged as accurate and comprehensive. And because we've worked for all parties involved in condominium offering plans, the New York State Attorney General regards our reports as fair and objective.

MCI Reviews

Rand works with New York City landlords who have completed major capital improvements (MCI) on buildings and with tenant associations to verify that the repair work meets New York State Department of Housing and Community Renewal (DHCR) guidelines. After carefully reviewing all MCI application documentation, Rand performs a comprehensive evaluation of the repair items and provides a detailed report that includes an assessment of the fair market value of the work performed and the validity of the owner's request to raise rents. Based on our engineer's report, DHCR can approve, reduce, or deny the owner's request for a rent increase.

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As one of the more costly major capital improvement projects, window and door replacement programs call for careful consideration of several key issues, including structural stability of the frame, water resistance, air infiltration, and noise abatement. For architecturally significant buildings, retaining the same design aesthetics, configurations, and sight lines is paramount. Rand has extensive experience with many types of window and door replacement projects, including double-hung, casements, sliding, projecting, and those for properties in historic districts.

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Buildings and their supporting elements are subjected to damage and deterioration that can weaken their structural integrity. Demolition and excavation at a construction site, for example, can weaken the walls and foundation of adjacent buildings. A structural survey conducted before construction begins alerts building owners to potential problems so they can take the proper safeguards.

Sidewalk vaults, exposed to rain and cold, can leak and corrode over time. Our detailed structural reports list immediate areas of concern and longer-term conditions that should be addressed, and we provide recommendations for reinforcing and replacing structural supports. Rand also prepares plans and specifications for the structural rehabilitation of foundations, roofs and roof decks, walls, floors, and other structural elements.

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Rand administers more than 300 repair, renovation, and upgrade projects a year, totaling more than $30 million in construction costs. Our construction administration process starts with a Project Initiation Conference at which Rand meets with the building owner's representatives and the contractor to compile a submissions list, establish a project schedule with milestones, confirm crew assignments, and prepare for potential difficulties. During the construction phase, Rand visits the site two to three times a week to check if the methods and materials used conform to the specifications and code. We provide a written report for each site visit, including a list for addressing deficient work. Rand also reviews shop drawings, change orders, and payment requests and signs off on the completed work. Our team stays on the job throughout the construction phase to keep projects on schedule and on budget.

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Because of the number and size of construction projects that Rand administers (more than 300 jobs a year totaling $30 million in construction costs), we are able to obtain very competitive quotes for our clients. For every repair or upgrade project, Rand screens the contractors and arranges a pre-bid walkthrough with approximately four to six qualified firms to explain the scope of work and answer any questions. After soliciting the sealed bids, we provide a detailed bid spreadsheet and analysis, which includes breakdowns for unit and gross prices to accommodate the client's budget. Based on a thorough review of the bids, Rand helps the owner select a contractor and assists in negotiating the contract to assure favorable terms for the client.

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Before beginning a major project, such as adding a roof deck or renovating a residence or office, a feasibility study or plan review is recommended to determine the proposed project's potential impact on not only the individual unit but also on the adjacent spaces and apartments and the building as a whole. Rand assesses possible problems, such as how alterations could affect the building's structural, mechanical, and electrical systems, and whether the proposed changes would conform to applicable laws, building codes, and Certificate of Occupancy. By evaluating the short- and long-term ramifications of a project and estimating the associated costs, Rand's report gives building owners the necessary information before deciding how to proceed.

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Older properties with historical, architectural, and cultural significance are especially vulnerable to the ravages of time and the elements. At Rand, we handle these buildings and their distinctive decorative elements with the utmost care and concern. We approach historic preservation projects with the understanding that it is sometimes necessary—and desirable—to incorporate modern materials and technologies to ensure the building is properly repaired and protected against deterioration. At the same time, we appreciate the importance of respecting the property's original design and construction and strive to replicate its unique appearance and style as closely as possible. Many of our projects are in designated New York City Historic Districts, which call upon our extensive knowledge of Landmarks Preservation Commission standards and regulations. We are able to draw upon this experience and sensitivity to restore the aesthetic beauty, architectural quality, and optimal functionality of historic and landmark properties.

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Rand designs plans for interior renovations and build-outs, including gut rehabilitations, apartment combinations, redesign of lobbies and other common spaces, reconfiguration and adaptive re-use of existing residential, commercial, industrial, institutional, and retail spaces.

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Before purchasing an apartment or building, a due-diligence inspection is recommended so prospective buyers know critical information about the property's condition. Rand's pre-purchase surveys, conducted by a licensed professional, evaluate a building's interior, exterior, heating, cooling, electrical, and plumbing systems. Our written reports, which include descriptions and photographs of our findings, help clients make an informed decision about buying.

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For owners planning to replace their buildings' roofs, Rand recommends they consider the installation of a green roof. Consider some of the benefits: Green roofing systems add usable space and an aesthetically pleasing appearance to the roof, increasing the building's property value. The vegetation and soil layers protect the roofing membranes from the ultraviolet radiation, extending the life of the membranes. The soil adds an extra layer of insulation, improving the heating and cooling efficiency of buildings and reducing sound transmission into the building. The soil also absorbs rain, reducing storm water runoff.

Rand conducts studies that evaluate the feasibility of installing a sustainable roofing system, analyzing such factors as the existing roof's construction, condition, load-bearing capacity, zoning restrictions, and code compliance, as well as providing recommendations for the most appropriate type of green roofing system for the building and preliminary budget estimates for its installation.  For buildings that decide to install a green roof, Rand can prepare the design and specifications for the project, administer a competitive bidding process, help select a qualified contractor to perform the work, and administer the project to its successful completion.

Benchmarking

Energy Audits

In addition to the building itself, a property's exterior site requires regular maintenance to keep it safe, functional, and aesthetically pleasing. Cracked concrete and asphalt, crumbling walls and stairs, uneven pavement, poor drainage, broken fences, poor lighting, and dilapidated benches are not only eyesores but also hazardous. Rand designs and administers repair and upgrade programs for all exterior site areas and landscaping components, including stairs and ramps, walkways and curbs, retaining walls, courtyards, plazas, driveways, bollards, parking lots, playgrounds, fences and gates, railings, lighting, planters, fountains, benches and seating, and signs. We also address a site's code and zoning issues, such as Americans with Disabilities Act compliance for wheelchair access and handicap parking as well as New York City Building Code requirements for egress, lighting, parking spaces, setbacks, fencing height, and other exterior site items.  

Garage Restoration

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Rand's in-house expediting department is well versed in the Byzantine policies, procedures, codes, and regulations governing the building industry. With our vast knowledge of the workings of various city and state agencies, we are able to facilitate the often lengthy and confusing process of obtaining work permits from the New York City Department of Buildings and the Landmarks Preservation Commission. Our Expediting Department also searches building records and plans, obtains new and amended Certificates of Occupancy, and helps remove building violations. By staying on top of the required paperwork, Rand helps avoid unnecessary procedural delays.

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New York City Local Law 76/85 mandates testing for the presence of asbestos containing material before beginning most repair and renovation jobs. Rand's Certified Asbestos Investigators collect samples to send to an independent, nationally certified laboratory for analysis. Rand then files the results with the New York City Department of Environmental Protection and informs the building owner if an asbestos abatement project is required.

To determine if a property has been contaminated by toxic materials, Rand investigates the presence of asbestos, lead, radon, PCBs and other harmful substances and the improper use, storage, or treatment of hazardous materials. A Rand licensed engineer details the findings in a comprehensive report that includes a history of toxicity found in the building and the surrounding grounds and recommendations for a more detailed survey and corrective actions that may be required.

Rand's Professional Engineers and Registered Architects work with clients and their attorneys to provide expert opinion on building-related conflicts that lead to litigation. Our expertise covers a wide range of issues, including structural defects, hazardous building conditions, code compliance, and recommendations for repair.