Before after riser piping replacement: Severe riser piping corrosion observed during RAND’s evaluation (left) and corroded pipes and insulation replaced (right).
With persistent leaks posing a significant challenge, the Peter James Co-op Board at 201 E. 25th St. near Gramercy Park embarked on a major capital project to safeguard the building's HVAC infrastructure integrity and provide a long-lasting solution to a deteriorating system. RAND was called in to perform a dual-temperature riser piping evaluation where we observed defective, leaking pipes with significant corrosion throughout the system. Based on these findings, we recommended a systematic upgrade of the entire system. To minimize upfront costs and disruption, we proposed a phased approach with the Board initially prioritizing the upgrade of the risers on floors one through five.
Building upon the successful completion of the first phase that addressed leaks and an aging system on the first through fifth floors, the Co-op Board took a proactive approach to replace the remaining risers and fan coil units. For the subsequent phases, we undertook the upgrade for floors 6 through 19 in six phases. The project involved carefully opening up walls, replacing 4,000 feet of corroded black steel piping with copper, insulating them, installing fire-stopping at penetrations, and ensuring a seamless restoration of the walls. The Co-op Board financed the project by taking advantage of favorable interest rates through refinancing the underlying mortgage.
To minimize disruption to the residents, the project was strategically scheduled during the spring and fall shoulder seasons when the heating and cooling system could be shut down without the need for temporary boilers or chillers. The on-site presence and hands-on approach of Peter James' Resident Manager, Kevin Joyce, played a crucial role in ensuring the project's smooth execution. His active facilitation of coordination among various trades resulted in swift progress and overall project efficiency.
Despite several months of delay caused by the unexpected arrival of the COVID-19 pandemic, we successfully completed the project approximately 6 weeks later than initially projected in July of 2019. The forward-thinking decision of the Board to extend the entire piping system's lifespan by over 40 years significantly contributes to the building's long-term sustainability.
For more on the project, see Habitat Magazine’s article “Gramercy Co-op Board Saves Big By Using the Super as a Project Manager.”
Ray Locicero, PE is RAND's MEP Team Leader.
