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We need to replace our front door? What are our options?

Our building is considerating building a roof deck. What are some of the considerations?

What can I do to preserve our wooden deck?

What should one look at when selecting a fence?

When someone renovates their unit, what are their responsibilities to the condo association?

Exterior doorways are typically replaced because they are broken, badly worn, or unattractive. When replacing a front door, one can consider:

• Steel doors. Low maintenance, often very well insulated, very strong, may dent, may look a little too perfect.
• Wood composite. Low maintenance, resist denting, very strong, some models look like real wood.
• Fiberglass. The most maintenance free type of door. Sturdy, very durable, won't warp, available in wood-grain looks.
• Wood. Warm-looking, sometimes looks better with age, some companies claim they increase property values, requires regular maintenance.

The main criteria for front doors are usually strength, durability, and aesthetics, but also keep in mind that it's generally easier (and less expensive) to replace a front door with one of a similar product. Keep in mind that some of the same reasons for replacing it--such as warping, wood rot, and cracks--may apply to the doorframe as well. It's not uncommon that in addition to buying and installing a new door, substantial work will need to be done on the surrounding area.

Be sure to choose a carpenter or handyman experienced at exterior door replacement because a properly fit and reliable front door can improve security and help reduce heating and cooling costs.

A major consideration is how much weight the roof can withstand. The weight of the deck, plus furniture, people, snow, and so on needs to be calculated. This is typically done by the architect or an engineer, and they should provide a letter stating that the roof is (or is not) capable of supporting the planned roofdeck.

The association should also get detailed information with regard to weatherproofing, especially the points where the roofdeck physically connects to the roof. All connections should be properly flashed to channel the water away.

As far a materials go, there are a great many choices. Popular choices are cedar, mahogany, redwood, fir and pressure treated wood. An alternative to all of these is PVC composite decking that does not require upkeep or maintenance. While fir and pressure treated wood might be less expensive, they are also prone to splintering and cracking over time. Cedar, mahogany and redwood are soft and scratch easily; however, they are rot resistant and do not require any wood preservatives. You should discuss this issue with the architect and contractor so that you can make an informed decision.

Also, the association should contact the local fire and construction department to learn of any materials restrictions. For instance, some communities have laws requiring roofdecks to be constructed of material with at least a two-hour burntime. You should also contact your local government to learn of any zoning restrictions.

When designing the actual roofdeck, you will have to prioritize such issues as aesthetics, privacy, and exposure to sun. You will also want to try to build the roofdeck over common space or relatively unused space to reduce its impact on the unit(s) below.

Seal your deck, fence, or other unprotected wooden surfaces every few years or they will rot away. Sealer helps the wood resist moisture and the sun’s UV rays.

You can tell if a deck needs to be sealed by looking at it after it rains. If the water does not bead up, but instead gets absorbed into the boards, it needs to be sealed.

On new wood, a special treatment must first be applied before sealing and staining. This helps reduce splitting and swelling caused by exposure to rain and sun. (Many woods milled for decking and fencing come treated).

If the deck is absorbing water and has been previously sealed, ask your contractor to strip the old layer and clean the surface before resealing. This will ensure a clean, even finish.

Some people consider epoxy based sealants (such as that sold by Defy) to be superior in that they last longer and are more resistant to discoloring and fading.

Before putting up or replacing a fence, your condo association should prioritize the benefits that a fence can offer:

• Privacy
• Marking of property line
• Security and safety
• Aesthetics

A chain link fence, for instance, may not provide much privacy or aesthetic value, but it does a good job at protecting property for a reasonable cost.

A low wooden fence may look lovely with flowering and trees leaping out over it, but it won’t do a very good job at keeping out intruders or protecting children from running into a pool. On the other hand, a higher wooden fence provides a good deal of security and comes in designs that give you complete privacy. Treated wood fences are resistant to battle rot and insect infestations, and are a good choice for high humidity areas. However, they are susceptible to cracking.

Vinyl fences have many of the same benefits and designs as wood ones, but require less upkeep. However, some people feel that vinyl fences look like vinyl and do not have the same aesthetic value as wood ones.

Steel fences are good for security, but may not add to privacy and run the risk of making your yard look like a fortress.

Once you know your priorities, it will be easier to decide what kind of fence you want and engage in an informed discussion with contractors. Either the condo association or the contractor will have to investigate zoning laws and whether or not there are sewer or electrical lines where the fence posts are to go. Zoning laws may restrict the use, height, or even the materials of a fence.

A good site for more information about fences is the Master Halco website. Although it’s a commercial site, it provides a lot of good information, including a cost estimator. You can either find a contractor through the site, or use the information on the site to better prepare yourself for working with your local contractor of choice.

Some of the issues you may want to address are listed below.

1. When can contractors work in the building? For example, some buildings restrict the hours to 8 to 4, Monday to Friday.
2. How much notice should contractors give if they want to turn off the water or electricity? For example, some buildings require 24 hours notice.
3. How do you want to handle building security? For example, you may want to say that contractors should not leave exterior doors open.
4. Do you want the unit owner to submit documentation to the condo association? For example, your association might want to keep on file the contractor's address, phone number, license number, and certificate of insurance, as well as a copy of a construction permit, if one is needed.
5. What are the unit owner's responsibilities to the building? You may want to declare that the unit owner is responsible for removing all construction trash and cleaning up dust and debris from common space at the end of each day.
6. Can contractors use the common space? For example, some contractors may want to store supplies in the basement or do messy work, such as sawing lumber, outside.

You may also want to decide where contractors can park and request that the unit owner notify the residents of the start and finish dates for the project.