Every condo and co-op board faces difficult decisions about when to take on major projects. Repairs often get pushed back — a roof replacement delayed, a façade project postponed, an elevator upgrade left for “next year.” Not because boards think waiting is smart, but because the alternatives are hard: raising monthly charges, approving a special assessment, or asking residents to live with months of scaffolding and noise.
Delaying can feel like the path of least resistance. But waiting almost always makes the problem — and the eventual bill — bigger.
Why boards delay maintenance
Financial strain
Few things spark more pushback than higher maintenance fees or common charges. Special assessments can cause even more tension, especially if they are large and unexpected. Many boards hesitate to move forward with projects simply to avoid asking residents for more money.
Disruption to daily life
Repairs are intrusive. Scaffolding blocks windows and light. Construction noise makes apartments difficult to live in. Amenity spaces like gyms, laundry rooms, or rooftops may be closed for weeks. Boards sometimes postpone projects to spare residents frustration.
Uncertainty about priorities
When multiple needs compete for attention — façade, roof, elevator, boiler — boards may pause while weighing which project comes first. Delays can stretch while options are debated.
Leadership turnover
New boards often inherit a backlog. Without clear records or guidance, decision-making slows as members try to catch up.
The risks of waiting
Delays may ease short-term pressure, but they come with long-term costs:
- Higher bills. Small repairs left undone become expensive fixes. A leak patched today might cost $500; left for a year, it can lead to tens of thousands in water damage.
- Emergency pricing. When something breaks unexpectedly, boards lose the chance to get multiple bids. Emergency repairs almost always cost more.
- Insurance exposure. Insurers penalize buildings with poor upkeep. Premiums rise, or in some cases coverage may be denied until issues are resolved. See our post on why insurance cancellations are rising for more on this risk.
- Eroded trust. Buyers and lenders review financials and board minutes. Deferred projects raise red flags, which can depress resale values and resident confidence.
How to face maintenance challenges head-on
Boards don’t delay projects because they don’t care. They delay because the trade-offs are tough. Here are strategies to move forward despite the obstacles:
1. Tie projects to financial planning
The best way to avoid sticker shock is to fold repairs into long-term budgets. Even modest annual increases in monthly charges can help build capacity for capital projects without sudden spikes.
2. Strengthen reserves
Healthy reserves give boards flexibility to act when issues arise. Strong savings make it possible to handle projects without immediate assessments. Our reserve fund best practices guide offers benchmarks and planning strategies.
3. Be transparent with residents
Unpopular decisions are easier to accept when people understand the “why.” Share how a project protects property values, improves safety, or reduces bigger costs later. Provide timelines and regular updates to build trust.
4. Plan for disruption
Set expectations about noise, blocked views, or closed amenities. Offer clear timelines so residents can plan around inconvenience. When possible, schedule disruptive work during daytime hours.
5. Break projects into phases
Not every project can be phased, but when possible, spreading work across several cycles makes both costs and disruption easier to manage.
Real-world examples
- Façade repairs (Local Law 11/FISP). Delaying inspections or repairs risks not only heavy fines but serious safety issues.
- Elevator modernization. Putting off replacement may save money now, but if an elevator breaks down, residents face weeks without service and emergency costs soar.
- Roof replacements. A worn roof left unattended often leads to leaks, mold, and structural damage. What might have been a straightforward replacement becomes a complex, far more expensive project.
The takeaway
Boards rarely defer maintenance because they think it is practical. They do it to avoid the pain of raising fees, issuing assessments, or disrupting daily life. But delays almost always mean higher costs, greater frustration, and reduced property values in the end.
The better path is proactive: plan ahead, fund reserves steadily, communicate openly, and address projects before they become emergencies. Buildings that take this approach protect both their financial health and their residents’ quality of life.
