Successful property maintenance from head to toe.

One of the most important jobs of a property manager is implementing and overseeing effective maintenance and improvement programs.

Since coming on board with Helmsley-Spear, Inc. three months ago, this has been one of my goals. One particular example is a plan for a 700 unit building on the Upper East Side; the creation of this plan is indicative of points every property manager should consider.

Initially, it is imperative to thoroughly inspect the property, "head-to-toe."

I like to walk around the building, taking notes on street-level improvement points, and then work my way up from the basement to the roof. Following this method insures no aspects of the building escape notice.

As the saying goes, "You never get a second chance to make a first impression." When viewing the property at street level, one should notice the building's "curb appeal"; the first sight anyone will have of the building.

Does the landscaping add to the building's aesthetics? Is the facade appealing? Are the balconies well maintained? A building's external details do much to add or detract value, both to tenants and investors.

However, the first impression does not stop with the exterior of the building. Equally important is the lobby, which should have a fresh look.

Cleanliness, lighting, and decor, as well as small touches, such as floral arrangements or floor coverings, should reflect the overall feel of the building and create a welcoming entrance.

Moving further into the building, I always inspect the hallways, as the sometimes-neglected areas can mark the difference between good maintenance and great maintenance.

The condition of the flooring, walls and lighting should at least be equal to that of the lobby; property managers should not neglect hallways, as they, even more so than lobbies, are the entrances into tenants' homes and offices.

Of course, the vital "nuts-and-bolts" must be properly maintained in order to ensure smooth running. The charm of a beautiful lobby will be greatly lessened if it is without air-conditioning on a hot summer's day! Tending to the maintenance of the air-conditioning system, roof-drains and boiler are all key.

Although the physical aspects of a building must be attended to, its heart and soul will always be its staff. A superintendent should work with the property manager to prepare his or her schedule, identifying problems and communicating these to the management.

The maintenance staff should be experienced and reliable enough to handle repairs quickly and efficiently. Porters should also observe and report the conditions and potential repairs they notice, and doorman should inform the super about situations like water leaks and elevator problems. The daily knowledge of the building that the staff obtains can be invaluable to a property manager.

Finally, property managers must budget according to the needs of the owner. I prioritize programs and capital improvements, prepare a budget forecast and then, of course, get approval from the owner.

Upon that agreement, I then communicate the projects scheduled to the staff and begin to implement the plan.

Having made a systematic tour of the building, I am now confident that its property maintenance will be handled to exacting standards. Successful maintenance and improvement programs ensure the beauty and functionality of the buildings we live and work in for generations.

JAMES HAYDEN,

MANAGING DIRECTOR., HELMSLEY-SPEAR, INC.