By Ronald Geurts, P.E., The Falcon Group
Boards are often faced with a difficult and recurring question: What should we fix now, what should we maintain, and what needs to be replaced? From an engineering standpoint, this decision-making process should be systematic, data-driven, and focused on safety, longevity, and cost efficiency—not just visible problems or resident complaints.
Understanding how engineers evaluate building systems can help boards make informed decisions that protect both residents and long-term financial health.
Start With Life Expectancy, Not Just Age
Every building component—roofs, façades, balconies, mechanical systems, plumbing, and electrical infrastructure, has an expected service life. However, age alone does not determine whether something must be replaced.
Engineers look at:
- Original design and materials
- Environmental exposure (weather, moisture, salt, pollution)
A 20-year-old roof may still be performing adequately if properly maintained, while a 10-year-old system may require replacement if it was poorly designed or installed. Engineering evaluations focus on performance and deterioration, not assumptions.
- Structural distress or instability
- Falling hazards (loose masonry, railings, façade elements)
- Fire and life safety deficiencies
- Electrical hazards or gas leaks
- Code-mandated repairs or inspections
Prioritize Safety and Code Compliance
From an engineering perspective, life safety issues always come first. Conditions that pose a risk to residents, occupants, or the public require immediate attention.
Examples include:
If a condition creates a safety concern or violates current codes, it moves to the top of the priority list—regardless of budget timing or cosmetic considerations.
Distinguish Maintenance From Repair
Routine maintenance is often the most cost-effective way to extend the life of building systems. Engineers typically define maintenance as proactive work that prevents deterioration, such as:
- Sealant replacement
- Roof inspections and minor repairs
- Cleaning drainage systems
- Lubricating mechanical equipment
- Addressing minor water infiltration early
Repairs, on the other hand, correct existing failures. When maintenance is deferred, repairs become more frequent—and eventually lead to full replacement.
Boards that consistently fund and follow maintenance programs tend to delay major capital expenditures and reduce emergency repairs.
Evaluate the Cost of Doing Nothing
One of the most important engineering considerations is risk over time. Deferring a repair may seem cost-effective in the short term, but engineers evaluate:
-
Likelihood of failure
- Potential damage to adjacent systems
- Increased repair costs if deterioration continues
- Exposure to liability
- For example, ignoring minor façade cracking may lead to water infiltration, corrosion of embedded steel, and eventually expensive structural repairs. Engineers help boards understand when deferral is reasonable—and when it becomes financially risky.
Repair vs. Replace: The Engineering Threshold
Engineers typically recommend replacement when:
Replacement decisions are not made lightly. Engineers assess whether targeted repairs can provide additional years of service or whether replacement offers better long-term value and reliability.
Use Studies and Inspections as Decision Tools
Engineering reports, reserve studies, and condition assessments are not just technical documents—they are planning tools. These evaluations help boards:
When boards rely on professional assessments rather than reacting to emergencies, decisions become more predictable and defensible.
Balance Budget With Engineering Reality
While budgets matter, engineering recommendations are based on what the building needs, not just what is affordable in a given year. Engineers often provide phased or prioritized solutions, allowing boards to:
This balanced approach helps boards remain fiscally responsible without compromising building integrity.
Final Thoughts
From an engineering perspective, deciding what to fix, maintain, or replace is about managing risk, preserving assets, and planning for the future. Boards that use professional evaluations, prioritize safety, and invest in maintenance are better positioned to protect residents, control costs, and extend the life of their buildings.
Smart decisions today prevent costly emergencies tomorrow—and engineering insight is the foundation that makes those decisions possible.
Mr. Ronald Geurts, P.E., serves as the Director of the Denver Metro Office at The Falcon Group, retired U.S. Air Force officer and an operations and engineering executive with over 35 years of experience. Ms. Megan Brazil serves as the Director of Business Development at The Falcon Group, bringing over a decade of experience within the engineering and architectural consulting industry. With 29 years in the industry, The Falcon Group’s experienced team delivers a full range of services—from forensic engineering and architectural design to capital reserve studies and energy consulting—focused on evaluating and restoring existing sites and low-, mid-, and high-rise buildings within multifamily, hospitality, and institutional facilities.
