Monday, December 2, 2024
Q. We have a condo in Florida, and read your column even when we’re there, which is half the year. Our condo board is proposing “improvements,” aside from all the regulatory issues we’ve been hit with due to building collapses and storms. Our building faces the ocean and is 17 stories tall. It has spectacular views and large balconies. One proposed renovation is to remove the concrete walls between the balconies, which we were told are not structural, and replace them with glass walls to improve our views and modernize the building. Aside from the huge cost increase we will be forever paying, do you think that’s a good idea? The board hired engineers to look at it, and they say it can be done. We are concerned about glass not holding up to hurricanes, since all of the balcony doors and windows had to be replaced with specially made strong frames and glass. What should we tell our board?
A. Your address helped me look at the satellite view from my computer. I’m skeptical about whether this would be an improvement. Certainly it would add glitz and glamour to the building, probably making the value as sky-high as the cost and the height. I understand why you live on a high floor, considering the views.
But any building has to be examined as the sum of its many parts. Its appearance is only part of the equation. There are three basic components to what is defined as “architecture”: appearance, function and structure. To a trained professional, the composition will fail if the three components aren’t working together in a harmonious way.
In your building’s case, there are certain aspects that are taken for granted, but to an engineer or architect, the placement of those vertical fin walls not only accentuates the “verticality,” giving the building an illusion of greater height, but the fins act as a wind break to the balconies, which reduces the tendency for the wind to whip across the face of the building. This whipping wind is, at times, dangerous, and is referred to as the Bernoulli effect. This phenomenon sucks roof shingles off homes and gives lift to airplanes. It’s also the reason your toilet draws waste down the pipes when water flows from above the bowl downward.
In your case, the removal or replacement of those walls may actually negatively alter the function of the building’s integrity to withstand high winds in the name of glitzy appearance. I wouldn’t recommend the jack-hammering and saw-cutting of the fins unless I first spoke to the original designers to find out if it was their intention to have those spines on the outside of the building to strengthen against natural horizontal movement, and whether they intended them to break up the high winds in extreme hurricane events. Sometimes it’s better to leave a design alone when the conclusions are better but not well understood than to tinker and ruin the integrity.
© 2024 Monte Leeper. Readers are encouraged to send questions to yourhousedr@aol.com, with “Herald question” in the subject line, or to Herald Homes, 2 Endo Blvd., Garden City, NY 11530, Attn: Monte Leeper, architect.
