What’s Changed in 30 Years – And What’s Coming Next

By Kieran Fitzgibbon

It all began because of hurling – a 3,000-year-old Irish field sport played with a small ball and a wooden stick.

My brother, John, was an all-star in Ireland, where hurling is as popular as baseball is here. Unemployment was high in Ireland and a hurling league was opening in Boston, so we moved there.

Hurling wasn’t likely to provide us with income, so – having learned masonry and carpentry from our father in Cork, Ireland – we started Statewide RM.

Boston’s hurling league never took off, but fortunately our business did. As Statewide RM celebrates its 30^th anniversary, understanding the changes that have taken place over the years will help us prepare for whatever changes take place in years to come.

Boston’s Building Boom

Business was good from the beginning, as demand for masonry restoration was high.

During the 1980s, building was booming in Boston, but oversight of construction was poor. Developers would retain architects, engineers and other professionals, but they were often not involved during construction. They didn’t always follow the recommendations of the experts they hired, so there were plenty of deficiencies, according to Dwight Johnson, senior vice president at Thayer & Associates, who has worked with Statewide RM since its founding.

The most common deficiencies were in the building envelope, resulting in leaks. This benefited Statewide, which focused on masonry restoration.

“Industrywide, the approach was scattershot,” Johnson said, “but it had a positive effect. It became clear that a more comprehensive approach was needed.”

Process changes. A more formalized process evolved with design-build, a now widely used method in which a team works under a single contract with the project owner to provide architectural and engineering services, as well as construction. With a single point of responsibility, project delivery is streamlined, saving both money and time, while fostering collaboration.

While design-build has improved the industry, Johnson said, “We’re moving into another phase, where redressing deficiencies from the ’80s and ’90s has largely been done, yet the buildings are aging and require an even more comprehensive approach.”

Today, when property managers and Boards of Trustees take on restoration projects, architects, engineers and other professionals are frequently an integral part of the project from start to completion.

Likewise, construction companies now typically participate in the early stages of the project. The preconstruction phase is more formal, too. Instead of just patching over leaks, a great deal of effort is usually put into finding the source of the leaks, so repairs can prevent leaks from reoccurring.

Preliminary planning has also become increasingly important. For example, having brick, mortar and precast elements approved enables the contractor to work out any kinks in advance. Restoration contractors like Statewide play a larger role as a result and may even act as general contractors, selecting subcontractors for specific tasks.

“It’s more comprehensive, more efficient and more effective,” Johnson said. “This approach increases the overall cost of doing the work, but it’s likely to improve the outcomes. For condominiums, this has been a sea change.”

Regulatory Changes. Given the level of construction deficiencies in condominiums built in the ’80s and ’90s, Johnson said, “it became clear to state and municipal authorities that it was important to apply some governance.”

Mandated periodic inspections are a growing trend. Inspections can help identify problems early, before a building becomes unsafe. Early action can keep small problems from becoming big problems, which are more expensive to fix.

“Working safer and smarter has become a requirement,” according to Steve Dannin, principal at Dannin Management, which has also worked with Statewide since its early days.

During the pandemic, the permitting process moved online – which made the process slower and more drawn out. Instead of obtaining some permits (such as parking and sidewalk permits) on the day the permit is requested, it now takes weeks.

Technological Changes. Despite the “sea of technology change” in the way projects are managed, the masonry restoration industry is “more about what’s stayed the same,” according to Dannin. Robots have not replaced craftsmen – at least not yet.

“It’s a physical trade,” Dannin said. “It’s literally still a brick-and-mortar process. In a world that’s changing, I find the consistency of true craftsmen to be refreshing.”

Not that technology hasn’t had a significant impact. For me, the most important technological change since Statewide was founded was the advent of the smartphone. Unlike 30 years ago, I can now remain onsite even when I need client feedback.

Thirty years ago, I had to call a group of people and get them out to the job site. Now, I can simply send a photo, a document, an email or a text and then have a Zoom call.

Dannin likewise, said that because of technological advances, property managers can work from anywhere. While time still needs to be spent at project sites, “if I want a change order, I can go back to my truck, write it up and send it.”

Finance changes. Financing repairs for condominiums has always been a challenge.

“Unfortunately, associations have a tendency to not reserve for capital projects,” Dannin said. “When condominiums are 30 years old or more, the odds are high that money has not been saved.”

It’s more common for condominiums to have reserves today, but financing of capital projects has also become more of an accepted practice.

“Today, there are more banks working with homeowners associations, and they’re offering more lengthy terms,” Dannin said.

He noted that In the apartment industry, rent provides the revenue needed for repairs, but with condominiums, the only source of revenue is the owners, who are the shareholders.

Financing is still evolving, as even those condos that have reserves “never have enough money” when a capital project requires funding, Dannin said.

Fannie Mae has increased from 10% to 15% of the operating budget, he said, but “the amount you reserve has no direct correlation to the project budget. It doesn’t make sense.”

“When the capital reserve contribution is dictated as a set percentage of the operating budget,” according to Dannin, “it doesn’t necessarily make it the right number to do the work. When capital projects come along, you never have proper funding.”

Design changes. The biggest design changes in condominium construction have been in the building envelope, according to Johnson, as architects have been seeking to make condominiums leak-proof.

One example is curtain-wall construction. Introduced in the 1980s, it uses an exterior cladding system that hangs on the outside of the building. Typically made of aluminum frames and glass, it is lightweight and is not part of the structure.

While designed to prevent water infiltration, Johnson said, “the effectiveness of their ability to take on and shed water depends on details being executed by construction workers at countless locations.”

The curtain wall also doesn’t fit well with Boston’s vernacular architecture, which relies heavily on masonry to replicate the city’s historic appeal.

While the ability of buildings to become leakproof is evolving and improving, “it’s still dependent on workmanship,” Johnson said. “It’s not so much a matter that a joint and copper flashing are soldered. It’s more dependent on panels and the integrity of the waterproofing sheathing that covers everything.”

While it’s a “relatively new typology,” he added, “it’s considered to be a significant improvement over what we were doing.”

Employment changes. Identifying and hiring qualified employees is a challenge in many industries and the condominium industry is no exception. While the labor market was tight 30 years ago, skilled workers were readily available.

“It’s getting harder and harder to get the right people to do the work that needs to get done,” Dannin said. “People are not going into the trades. They’re chasing the proverbial dot.com money, rather than having to roll up your sleeves.”

Environmental changes. Environmental factors receive more attention today than they did 30 years ago.

Three decades ago, lead paint, asbestos and other materials were “an annoyance to deal with,” Johnson said. “Now projects are approached with the assumption that there will be something to deal with in the vast majority of cases. It’s a necessary and important component of any project.”

To keep construction dust from becoming airborne, for example, areas where work is taking place are shrouded.

What’s Coming

While condominium restoration today may be “more about what stays the same,” technology has had a significant impact and will have a more dramatic impact in coming years.

Drones have been used on a limited basis in recent years to evaluate façades and identify where problems are, as well as to monitor ongoing changes in façades.

“The technology is extremely helpful,” Johnson said. “but the information drones provide is not conclusive. You still need hands on the façade and you may need to strike it with a hammer to explore into it. However, drones can give you a good reading and narrow down the cause of any problems.”

While drone use will become more common, their use is currently limited, according to Dannin, because a license from the Federal Aviation Administration is needed for business use of a drone.

Regardless, Johnson said, “The future is fascinating. I see dramatic changes in multifamily residential building.”

Technology will, of course, play a large role. Smart buildings are common today, and the smart city movement, which is already advancing in some countries, is likely to be the next step.

“In a smart city, everything is connected, from the streets to the kitchen to the living room to the car,” Johnson said. “And from the car, everything is connected into the building.”

Another change that’s starting to take place is the use of modular construction, where building components are partially built off site to increase efficiency and quality control.

“There’s still significant on-site assembly,” Johnson said, “but it will allow buildings to be built better and faster, while allowing modification after construction.”

Modular construction also increases flexibility. For example, a one-bedroom unit can easily be converted to a two-bedroom or studio unit.

“Aesthetic implications are something lacking right now,” Johnson said. “Internationally, greater attention is often paid not only to the appearance of a building, but also to how it integrates into streets and cities.”

Smart, integrated cities will change how we do business, but we hope that, no matter how much AI and other forms of technology evolve, craftsmanship and personal attention will still be vital to effective condominium restoration.

Kieran Fitzgibbon is co-owner of Statewide RM of Brighton, Mass., which specializes in masonry restoration for condominiums. He can be reached at kfitzgibbon@statewiderm.com.