Additional Services

RAND administers more than 300 repair, renovation, and upgrade projects a year, totaling more than $39 million in construction costs. Our construction observation starts with a Project Initiation Conference at which RAND... meets with the building owner's representatives and the contractor to compile a submissions list, establish a project schedule with milestones, confirm crew assignments, and prepare for potential contingencies. During the construction phase, our project manager visits the site two to three times a week to determine if the methods and materials used conform to the specifications and code. After each site visit we provide a written report, including a list for addressing outstanding work items. RAND also reviews shop drawings, change orders, and payment requests, and signs off on the completed work. Our team stays on the job throughout the construction phase to keep projects on schedule and on budget.

Because of the amount of construction work that RAND administers (more than 500 jobs a year totaling more than $60 million in construction costs), we are able to obtain competitive quotes for our clients. For every repair or... upgrade project, RAND screens the contractors and arranges a pre-bid walkthrough with qualified firms to explain the scope of work and answer questions. After soliciting sealed bids, we provide a detailed bid spreadsheet and analysis, which includes breakdowns for unit and gross prices to accommodate the client’s budget. Based on a thorough review of the bids, RAND helps the owner select a contractor and negotiate the contract to assure favorable terms for the client.

Before undertaking a major construction project, such as installing a recreational roof deck or renovating an apartment, a feasibility study or plan review is recommended to determine how the project could affect not only... the designated space but also the adjacent areas and units and the building as a whole. RAND assesses potential issues, such as how proposed alterations could impact the building's structural, mechanical, electrical, and plumbing systems, and whether the changes would conform to applicable laws, building codes, zoning resolution, and the Certificate of Occupancy. By evaluating the short- and long-term ramifications of a project and estimating the associated costs, RAND’s reports give building owners the necessary information for deciding how best to proceed.

Leaks are probably the most common headache suffered by building owners, managers, and residents. Based on our extensive experience with facade, roofing, and waterproofing systems, RAND has the expertise to diagnose... the causes of water infiltration, track the sources, and design and administer repair programs. Our staff is certified in using infrared thermography to pinpoint water penetration in hard-to-detect areas, such as behind walls and under roofing membranes. In addition, to keep buildings watertight, RAND develops ongoing maintenance programs to help prevent future leaks.

Older properties with historical, architectural, and cultural significance are especially vulnerable to the ravages of time and the elements. At RAND, we approach historic preservation projects with the understanding... that it is sometimes necessary—and desirable—to incorporate modern materials and technologies to ensure the building is properly repaired and protected against deterioration. At the same time, we respect the property’s original design and construction and strive to replicate its unique appearance and style as closely as possible.

Many of our projects are in designated New York City Historic Districts, which call upon our extensive knowledge of Landmarks Preservation Commission standards and regulations. We are able to draw upon this experience and sensitivity to restore the aesthetic beauty and architectural quality of historic and landmark properties while ensuring they operate efficiently.

Under New York City’s benchmarking law Local Law 84/09, owners must submit an annual analysis of their building’s energy (electricity, gas, and fuel oil or steam) and water usage to the Department of Finance by May 1... every year. Using the EPA's online Portfolio Manager tool, RAND generates a property’s custom Energy Report, which includes the building’s profile, summary information, and estimates of its energy usage, and submits it to the city to ensure compliance.

RAND performs energy audits to help property owners comply with Local Law 87/09, part of New York City’s Greener Greater Buildings Plan, which applies to properties 50,000 square feet or larger. After analyzing the building's... utilities use, RAND surveys the systems and components to identify operating and maintenance measures for better energy performance and cost savings, as well as capital improvements for further consideration. RAND’s Energy Analysis Reports detail our findings, summarize special problems or needs, and outlines a recommended scope of work for improving energy efficiency throughout the property, including estimated costs and savings.

In addition, as a Multifamily Performance Program partner, RAND conducts energy audits to help buildings reach performance targets to obtain NYSERDA funding for capital improvement projects. 

In accordance with Local Law 87/09, building owners are required to correct deficiencies in the base-building systems identified in the energy audit through a process called retro-commissioning. Retro-commissioning... includes basic maintenance and repair items such as operating protocols, calibration, and sequencing; cleaning and repair; and maintenance staff training and documentation. As retro-commissioning agent, RAND develops the retro-commissioning report, guides the owner through the diagnostic testing and performance monitoring protocols, and submits the final Energy Efficiency Report to the city to assure compliance. 

Green roofing systems provide many benefits: They add usable space and an aesthetic appearance to the roof, increasing the building’s property value. The vegetation and soil protect roofing membranes from... ultraviolet radiation, extending the life of the roof. The soil and vegetation also add an extra layer of insulation, improving heating and cooling efficiency and reducing sound transmission. In addition, green roofs absorb rain, reducing storm water runoff. 

RAND evaluates the feasibility of installing a sustainable roofing system, analyzing such factors as the existing roof's construction, condition, load-bearing capacity as well as zoning restrictions and code compliance. RAND provides recommendations for the most appropriate type of green roofing system for the building and prepares the design and specifications for its installation, administering the project to completion.

RAND’s Professional Engineers and Registered Architects work with clients and their attorneys to provide expert opinion on building-related conflicts that lead to litigation, including peer reviews and testifying in court... as an expert witness. Our expertise covers a wide range of issues, including construction defects, structural concerns, hazardous building conditions, code compliance, zoning regulations, and the scope and cost of repairs and renovations.