A building physical condition review is the visual analysis of a built structure performed by a design professional (Register Architect or Professional Engineer). This review aims to determine the condition of the main building components and systems.
The building observations include the building envelope (facade, elevations and roofs), private interiors, common areas (parking, corridors, terraces); as well as, the mechanical, plumbing and electrical systems. This review can be more accurate and productive if accurate building records such as active guarantees, construction documents (for previous repairs or original construction), and resident survey are available.
Exploratory probes can be coordinated to help evaluate underlying elements where critical issues are noted.
Besides a written description of the existing condition of the building systems, the design professional includes in the report a prioritized list of maintenance and repairs to keep each system in proper operation. The subject list is accompanied by photographs, drawings, and cost estimates based on industry standards.
The estimated budget helps the building Board/management in planning for maintenance changes or assessments depending on the building's financials. The estimate can only be confirmed upon preparation of construction documents and a bidding process inviting qualified contractors.
The prioritized plan outlined in the physical condition report helps the building management to avoid costly emergency repairs.
Mayta Sebastian Architecture is qualified to prepare and provide a physical conditions report as well as to create a digital model of the building (via laser scanning and BIM) to facilitate the record keeping, analysis and update of the building conditions. Visit our building analytics sections for further information.
M+S Architecture’s role in reviewing a proposed alteration focuses on delivering an opinion as to whether the work proposed by the Architect of Record for the project would have a negative effect on a building, and/or the habitability of other occupied/ common areas of the building. This private review shall not be confused with the mandatory DOB plan review conducted by a plan examiner during review of the construction documents (drawings and forms) filed by the Architect of Record for a renovation project. Our review is coordinated with the architect of record so the aesthetic elements of the plans, costs and feasibility of its construction are not affected. Depending on the scope, M+S also conducts site observations at critical construction milestones to confirm that construction complies with the submitted documents. A plan review is recommended to maintain the integrity, safety, and accurate record keeping of any building.
Architect of Record is the architect or architecture firm whose name appears on a building permit issued for a specific project on which that architect or firm performed services. This architect is hired by the shareholder proposing the renovation project.
Building Architect is the architect or architecture firm hired by the Building's Board/Managing Agent to review an application for renovations in a building.
Plan Review: When hired as Building Architects our review begins upon receipt of alteration agreement forms, and construction documents (filing forms and drawings) provided by the Owner, Managing Agents or president of the Board.
Typically in Cooperative and Condominium buildings; the shareholders will request the review of ALT-2 applications. ALT2 applications are filed for scopes of work that include “multiple types of work, not affecting use, egress or occupancy”. ALT1 applications are filed for “major alterations that will change use, egress or occupancy”.
The Limited Alteration Application (LAA) is used for plumbing work, fire suppression piping replacement and repairs, and oil burner installations that do not include construction work. Generally, with the exception of some minor new installations, LAA work is restricted to repair and/or replacement of existing equipment and does not require a Professional Engineer (P.E.) or a Registered Architect (R.A.).
Our review is focused on compliance with the building alteration agreements, safety, related codes, and industry standard details that may be detrimental to the performance and maintenance of the building.
Alteration agreements are contracts between the shareholder and the building in which the shareholder agrees to comply with applicable regulations, codes, and that the building will not be damaged by the proposed renovation. The agreements may include the allowed work hours, areas to be used as storage, modifications prohibited in the building, and so on.
Report: Upon review of the documents, M+S delivers a written report that includes an detailed list of items that will require clarification/revision by the architect of record. The report’s conclusion indicates weather the approval of the alteration is recommended to the Board (so Architect can file the job), or if it requires additional revisions to comply with building rules and other applicable standards or codes.
We are aware that the additional revision process can delay any project; therefore, we encourage scheduling a meeting or phone call with the architect of record to expedite scope clarifications and approvals.
Visits: Depending of the scope of work filed by the shareholders, we would recommend that site observations are scheduled at least at the following construction milestones.
Asbestos and Lead: Asbestos and lead testing is recommended if the project requires demolition as dust infiltration to adjacent apartments and common spaces is one of the most common problems during renovations.
Note that every repair, maintenance, renovation, or remodeling project that requires a DOB work permit also requires an asbestos survey. New York City Local Law 76/85 requires sampling and testing of materials to be disturbed during construction to verify that no asbestos is present, before the construction work begins.
M+S requests that an ACP-5 (asbestos form) is submitted during the review process to verify that the proper asbestos sampling/testing has been conducted.
If asbestos is found present, an environmental hygienist shall be engaged to prepare a remediation plan. If lead is found present, site specific lead safe work practices should be implemented by the contractor. A remediation project that requires asbestos remediation and/or lead safe practices may impact significantly the cost and timeline of the projects.
To celebrate our 2nd year in business M+S traveled to Junin-Peru last December to donate a scholarship of $1,250.
Initially, Raul attempted coordination of the scholarship with the local women’s school (Cory Coyllor). Once in Acolla, Raul learned that the principal was accused of corruption and that many students had switched schools due to the poor administration.
Due to lack of response from Cory Collor’s principal, the scholarship was coordinated with Collegio “Inca
Garcilazo De La Vega”.
Upon a prompt, transparent and cordial coordination with the principal Mag. Max Antonio Canchayd Limache, and the school teachers; the scholarship was awarded to the top 4 graduating students.
The students, Ivan Ladera Julcarima, Yulisa Quispe Chuquipoma, Otlin Palacios Dávil, received a fully paid semester of college preparation at CEPRE UNCP (” Center of Pre-University studies for the “Universidad National Del Centro Del Peru”).
The student Aldo Inga Cipriano received a brand-new laptop.
Funds for the laptop (approximately $300) where obtained through private donators @gofundme website.
“Inca Garcilazo De La Vega” is the school where Raul Mayta Sr. graduated from. Fifty years ago he donated a large collection of preserved animals to the school’s lab after becoming a biologist.
Our scholarship effort aims to balance, support, promote education in rural areas affected by many years of violence.
M+S hopes to continue the family history of support towards education as a way to achieve equality and personal/ communal improvement.
With everyone’s support (friends, clients and family) we hope to continue the scholarship on a yearly basis.
Façade Inspection Safety Program (FISP)
What is FISP?
Façade Inspection Safety Program (FISP), previously known as Local Law 11, is a law aimed to ensure the public safety, as well as structural stability of the New York City buildings. The owners of buildings with six or more stories must have their buildings inspected every five years according to the buildings block number and DOB inspection sub-cycle.
Inspections are conducted by a Qualified Exterior Wall Inspector (QEWI).
Raul Mayta R.A. is a NYC licensed Registered Architect and Qualified Exterior Wall Inspector (QEWI) specialized in reviews along exterior surfaces of the buildings for structural integrity. Mayta + Sebastian Architecture prepares and files reports including our findings with NYC Department of Buildings (DOB) in compliance with standardized FISP requirements.
All facades/elevations must be visually inspected. The QEWI may employ high powered binoculars as well as various types of boom lifts or suspended scaffolds in order to take a closer look. Touching and tapping the surfaces with a hammer is typically performed during close-up facade review to provide a better understanding of the building’s conditions.
After the Qualified Exterior Wall Inspector (QEWI) inspects the building façades, he assigns the following categories:
A building cannot skip an inspection cycle, no matter how much time has passed since the deadline. If an inspection report has not been filed for a previous cycle, the DOB will issue a "No Report Filed" violation.
Once the report has been filed after deadline, the DOB may then retroactively issue a base penalty of up to $1,000 for filing late, plus up to $250 per month past the deadline.
The building owners should hire Registered Architect (RA) or Qualified Exterior Wall Inspector (QEWI) who know how to enhance a building’s infrastructure, not just the façade. Something seemingly minor identified in a report, like a cosmetic crack in the wall, could be symptomatic of a bigger problem.
Raul Mayta R.A. reviews with the owner specific goals and budgets before providing the building owner with qualified information and a strategy to ensure the building’s façade performance for many years to come.
On December 13th, 2017, we will be traveling to present our first scholarship for women's education in Acolla, Peru.
Mayta + Sebastian is funding the initial scholarship of $1,000 in addition to the funds donated through gofundme.com in the image of my grandmother, Angelica Mayta Vda. Lino.
Funds will be used to provide additional scholarships and towards improving the schools facilities and educational tools.
The District of Acolla is one of the thirty-four districts of the Province of Jauja, located in the Department of Junín, in Peru. It is a beautiful place with mesmerizing nature about 122 square kilometers, and a population of approximately 8400 inhabitants. The district is now mainly occupied by elderly people, which are dedicated to agriculture.
Our goal is to raise money for Acolla’s Women’s school as a scholarship, and to show the young women the importance of atending school.
We also hope to grow the program over time to:
– Promote education in an area that has been abandoned for hundreds of years. The Acolla area was also affected by Terrorism in the 70s - 90s and constantly abused by the military.
– Promote gender equality in the native/Indian community.
– Promote women’s education in an area where women have been dedicated/limited to domestic support the men.
– Promote the lifestyle in the mountains as an effort to promote the native/Peruvian identity.
I would like to share the story of the heroes who encouraged my life and who inspired our project.
My grandmother Angelica Lino vda. Mayta was a daughter of farmers, who did not know how to write or read. She gave birth to 5 children, three of whom died in early infancy due to poor health-care conditions. After the death of her husband Maximo, she raised her two sons as well as a third step son, always promoting the importance of their education. Her two son's Raul and Victor went on to become University professors,
a testament to her tenacity and example. Currently, she is 100 years old, living in Cusco. She dedicated her life to her farm work, having hundreds of workers, and educating her son's by herself. She is an extraordinary example of hard work, dedication and leading by example.
My grandfather, Maximo Mayta Allpas, was the son of very poor farmers. He worked in illegal mines since he was a child until 45 years old. He died of tuberculosis due to the toxicity of the work in the mines at the age of 53, leaving behind his two sons who were only 7 and 14. When he was 45 years old (already a bit sick), he became the volunteer mayor of the town of Acolla, and promoted the ﬁrst communal School as well as organized the community for the construction of the school for women. Until the last days of his life, he promoted education at his town and in his house.
Morning Walks are our Favorite
Like many NYC residents, the joy of our morning commute comes partly from getting to walk the streets of this amazing city. For us, getting the kids to school is part of that commute, and it means we end up stumbling across some pretty great Architecture around Bay Ridge. Because we love these gems are filling up our phone's photo stream, we thought we would share them in a series of studies of the everyday Architecture around us.
Because it is a mainly Residential neighborhood, we are starting with some of our favorite Houses, but stay tuned for more!