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If you are on the condo renovation committee or board of directors certain questions will always arise. Which siding product is best? Which roofing surface? What about the windows? What type of replacement deck boards should be selected? How should I choose? How can I make the best choice?

We often hear these questions from condominium clients, and for good reasons. Choosing building materials, whether for repairs, renovations, or new construction, is tough. There are many, many choices. What is right for your association?

Choosing the right contractor to install the product is often more important than choosing the right brand or product. Most of the problems I am asked to investigate in condominiums are the result of poor workmanship or lack of understanding of the proper installation of the product, not the performance of the component itself. How do you choose? Here is a six-step process to optimize your renovation decisions.

Step One – What category does the product fall into?

• Is it an active (i.e., garage door) or passive (i.e., siding) component? Is it a unit (i.e., air conditioner) or incremental (i.e., roofing shingles)? Is it easy to replace (i.e., easy – heating unit or hard – windows)? To prioritize the relative importance of performance vs. installation, determine where the component fits in the following matrix table.

Step Two – Workmanship/Worker Skill

When workmanship is of high importance, how do you find the right contractor? Remember, the contractor you choose is more important than the product itself.

• Ask your property manager or engineer for recommendations
• Check references for work they have done in the past 3 to 5 years.
• Find out what warranty they provide for their workmanship.
• Explore how receptive they are to input from you.
• Discuss which products they recommend and use regularly.
• Trust your instincts (if you are not comfortable, do not use that person).

Step Three – Product Quality

When product quality is of high importance, what should you do? In this category, choosing the best product will result in the highest degree of satisfaction. But the best product for you is not always the best product universally.

• Talk to knowledgeable people (suppliers, friends, consultants) about the performance of different brands.
• Talk to your contractor about his preferences and experiences with different products
• Make sure the product has been used by others in your area in the last 3 years.
• Visit the Web sites for different brands of the same product.
• Carefully review all the product’s warranties from the manufacturer.
• For many products check resources such as Consumer Reports.

Step Four – Do Your Homework

Understand the product installation requirements. You should not assume that even the most well-intended contractor is familiar with each specific manufacturer’s installation requirement.

• Visit the manufacturers’ Web sites.
• Review the various types of products available for your application.
• Read the installation instructions in detail, especially noting any limitations regarding contact with dissimilar materials, exposure to sunlight, types of adhesives not to use, etc.
• Visit related trade association Web sites. You will find industry standards for installation, universal guidelines, and recommendations.
• Make a list of questions and/or comments and discuss them with your contractor. You will learn more, and the contractor will recognize your level of interest.

Step Five – Warranty Coverage

Understand the warranties provided. Typically, for any component or product, there will be two – one from the manufacturer and the other from the contractor.

• Maine has a minimum requirement for warranties provided by contractors. Check with the Secretary of State to find those minimum requirements.
• Identify the limitations of the manufacturers’ warranties. Most warranties provided by roofing manufacturers, for example, apply only to the service life of the roofing material; they do not warranty against leakage.
• Clarify the warranty provided by the builder. It should cover the performance of the system provided using a particular product.

Step Six – Affordability

What if you are over budget?

• Can you reduce the overall scope of your project?
• Can you complete your project in phases? Perhaps you can afford to do only one part this year and another part next year without incurring multiple mobilization fees from your contractor.
• Can you substitute lower-priced components? This is where the ease of replacement becomes relevant. Compromising the quality of the siding, roofing, windows, and doors will save money but will also compromise the overall long-term quality of the project because replacing these components in a few years will not be practical.

Choose a contractor you can work with and monitor his performance. Be assertive, reasonable, and knowledgeable. You will be pleased with the results.

Written by Jack Carr, P.E., R.S., LEED-AP, Senior Consultant Criterium Engineers
Published in Condo Media