I live in a condo building, and just got word that the large empty lot behind my building will be developed into a mid-rise building (about 14 floors high, roughly 200 units in total). I can see the empty lot directly from my bedroom window - if I jump out my window, I’ll land in that empty lot.
The construction company is sending someone over to inspect all our units. I understand I should also take “extensive” photos to document the condition of my unit (walls, windows, etc).
I’ve never gone through this before, so have no idea what to expect. Looking for lots of advice on the following:
what should the inspection include?
What should I document on my own (in addition to what the inspector is doing)?
What kind of issues and/or damages can I expect, or potentially experience? I assume there’ll be lots of piling and heavy construction during this period
What are my rights during this process? e.g. should the builder erect a scalding (or something similar) to protect my building / our windows? Are the builder expected to cover 100% of damages and repairs?
what should my condo board be doing in preparation for this?
Looking for any / all advice please! The more I think of this, the more nervous I’m getting. My building is literally right.next.to.the.empty.lot!!!
TIA!
PS My condo building is part of a row of low-rise (about 5 stories tall) attached townhouse-like buildings that span the entire block.
I feel for you - I live in a single story home, single level. A home diagonally from my back yard was demolished (so hardly as close as you are), and during that demolition my house shook so badly…for 6 days (that’s how long the full demo took) - I hardly had any dust (surprising) but the 2nd and 3rd day I could “taste” the air, so I kept all my back doors and windows closed. A neighbor had a wall and window crack. Be aware of all those types of things. I was also surprised to learn that construction can begin at 7 am (and it did!) 6 days a week…This started here about a year ago. Because of supply issues, the new home isn’t complete yet. The immediate neighbors are (rightfully) pissed. I’m a little more forgiving, but that’s because they’re not right in my face.
Patience and meditation. You may find your nerves and internals really popping during all of the commotion. Seriously. Pay attention to that.
Another poster dealing with a major construction project 1 house away, in an established community. Not much advice yet, rather empathy. In our case it is not a mid-rise, but home sites, a road, full clearing of a forested area, and MAJOR earth moving to ready the sites. We estimate about 2-3+ years of major construction, including the home building, since sites will be sold individually and will be sales dependent.
Our municipality has very little control or influence (or apparently concern) about what is being done.
Just the clearing process, grinding of debris, and hauling of major very old trees has lasted (3) weeks so far. Check your local noise ordinances. Ours are quite lax, and only limit between 11pm and 6 am. Construction has started as early as 6:30 am. Headphones might be helpful during the process.
We leave as much as possible during the day, but working from home adds to the angst. Seeing them fell the trees, and clear the forest was emotionally exhausting. Constant noise 11 hours a day, (6) days a week is emotionally exhausting. And they haven’t started the major earth moving or compaction yet. Like @JustaMom, I could taste the debris, and it is not literally outside my window.
HOA should document everything regarding exsiting conditions (foundations, windows, any landscaping, walkways, wall conditions, etc.). You may want do to the same inside your unit.
They did repair the cracks (turns out there was outside structural cracks as well) and the window, and without a fight. Be sure to take very clear photos that can be enlarged, especially around the window(s) casing(s) - not close ups as those don’t show what your looking at (Judge Judy tip). Video is even better, slowly go around the room, talk about what is there (‘here’s my bedroom window, no cracks or fissures around the casing, the glass is without flaws’) etc.
Meet with you condo board & your condominium’s insurance agent. Both should be a wealth of information.
Find out the name of the insurance company & bonding company for the new project.
No one can give you authoritative answers here without more specific knowledge of the insurance coverage & bond coverage of both your building & of the new project. Additionally, it might help to check out the local laws related to such situations. Your local government should have rules & regulations regarding building permits in addition to laws governing such construction activity.
Depending on the project, the developer can get an exemption from the local governmental agency for the duration of the project. Time and dates of operation can be negotiable.
As for dust, grit, dirt, etc., some jurisdictions require water trucks to spray water over the work area of the site during the earth movement process. During construction, a fine netting can be erected to control construction dust on the construction project.
I’d want to review the soils and environmental impact reports to understand the soils composition in the area and what if any soils “conditioning” or remediation is required, slabs, pier depth, toxin (if any) removal, etc. Also, what if any impacts will the project have on surrounding properties.
For the inspection, document any cracks, leaks, or unusual wear in your unit, especially in walls and windows, as heavy construction can cause vibrations. You should consult with cost estimating services to assess potential damages and ensure the builder is responsible for any necessary repairs.