A member of a Finnish housing company (taloyhtiö) board does not need to be a structural engineer. The board does, however, have to make major decisions, and those decisions require the right information at the right time. This guide walks through the stages of a renovation project and explains where an expert adds the most value.
1. Needs assessment
A project begins when something no longer works: the roof leaks, the pipes have reached the end of their service life or the façade is deteriorating. The needs assessment answers three questions: what needs to be repaired, how urgently, and roughly what it will cost.
A common mistake
Design starts without a proper needs assessment. A good assessment is based on a condition assessment or condition survey, not only on residents' observations.
2. Project planning
Project planning fixes the scope, schedule, budget and delivery method. The scope decision is the most critical. If a repair is made narrower than is sensible, another renovation may be needed within a few years.
3. Design
A good project starts with good designs. Incomplete designs lead to additional works on site, and those are always expensive. Designers are tendered, but the cheapest designer is by no means always the best. Design is a small share of the total cost but has a large effect on the result.
4. Tendering and contractor selection
The invitation to tender is the most important document in the project. It must be detailed and clear to leave as little room for interpretation as possible. Bids must also be assessed technically, because contractors may price a different scope or different materials.
5. Construction and supervision
During construction, the client's most important tool is the site supervisor. Supervision is especially needed before structures are covered up: waterproofing, joints, penetrations and insulation must be inspected in time.
Remember to document
Approve additional works in writing before they are carried out. Matters agreed only verbally are the most common cause of disputes.
6. Handover and the warranty period
The handover inspection goes through the defects and omissions found. They are recorded in the minutes, and the contractor is obliged to repair them. The warranty period is usually two years and ends with a warranty inspection.
How does an expert help?
An owner's representative or site supervisor typically pays for themselves many times over through cost savings, avoided mistakes and the board's peace of mind. Get in touch and we will tell you how we can help with your project.