Full Circle Architects - Lifestyle Architects

Full Circle Architects specializes in helping condominium and community associations, management companies, and building managers run properties smoothly and successfully. Our range of services includes assisting with capitol Improvements, generating engineering reports and reserve studies, providing unit owner plan reviews, developing construction rules, and providing building inspections.

Let us put our experiences and insights to work for you and assist you in achieving optimal value for your property.

OUTLINE OF AVAILABLE SERVICES
ENGINEERING AND TRANSITION REPORTS
A.	General Property Examination Review of all interior common areas, site and exterior construction.
B.	Unit Owner Questionnaire Provide a questionnaire to evaluate the overall condition of limited common areas within the building. Information obtained from this questionnaire will be used by the Association to address common concerns and plan for future improvements.
C.	Mechanical, Electrical, Plumbing and Fire Protection Systems (MEP) Evaluation General review of MEP construction in common and limited common areas. Includes interviews with the Chief Engineer and maintenance companies. Upon request, we can provide a detailed review or address a specific concern with the assistance of a special MEP engineering consultant or contractor.
D.	Conveyance System Evaluation (Elevators) General review of elevator construction in common areas. Upon request, we can provide a detailed review or address a specific concern with the assistance of a special elevator consultant.
E.	Curtainwall (Engineered Exterior Skin) Evaluation General review of an engineered wall system. Upon request, we can provide a detailed review, “peer” review, or address a specific concern with the assistance of a special wall systems consultant.
F.	Review Association and Management Files Review documents; focus on patterns of complaints, replacements and repairs.
G.	General Report Provide comments and recommendations. The Report shall include Life/Safety, Construction Quality and Design Quality issues. Life/Safety issues will have the non-compliance reference numbers from the Chicago Building Code. Major Construction Quality issues will have non-compliance references from the related trade publications. All photographs will be copied on a computer disc (or similar format) for ease of viewing and distribution.
H.	List of Extraordinary Repairs Provide a list of outstanding items requiring replacement, repair or completion by the Developer (or Contractor). Additional information can be added such as; priorities, trade responsible for the work and approximate costs.
RESERVE STUDIES (Full or partial Engineering Report required prior to starting a Reserve Study.)
A.	Estimating Services Provide general estimating services for the repair and/or replacement of main property components. Includes providing preliminary estimates for upcoming major repair projects.
B.	Special Estimating Services Solicit preliminary estimates from contractors to address specific concerns (eg. repair/replacement of masonry, concrete, roofing, etc.).
C.	Expense and Funding Analysis Review property and management financial reports, consult with the Association Treasurer and/or Finance Committee; provide a "Useful Life and Replacement Schedule" and "Annual Expense Schedule" for the next 20 years.
D.	Reserve Options Provide Annual Expense Schedules with different contribution paths for Client evaluation (eg. contributions to cover expenses 100%, 50%, minimal, etc.).
HIGHRISE EXTERIOR FACADE EXAMINATIONS (For Chicago buildings over 80 feet high.
A.	Ongoing Inspection and Repair Program Visual inspection of the building’s exterior with a City required report.
B.	Critical Examination Report Hands-on examination, repair and maintenance recommendations and City required detailed report with drawings.
CONSTRUCTION RULES & UNIT CONSTRUCTION REVIEWS
A.	Construction Rules Update existing or develop new remodeling rules for Unit Owner improvements.
B.	Unit Reviews Review Unit Owner construction documents and provide site visits to review Unit Owner construction.
CAPITAL IMPROVEMENTS
A.	Architecture/Interior Design Remodeling of Lobby, Corridors, Meeting Room, Fitness Room, etc.
B.	Infrastructure Improvements Repairs and/or replacements of existing mechanical, electrical, plumbing, fire protection and security systems.
C.	Facade Improvements Repair and/or replacement of exterior fenestration, balconies, decorative elements and major building components.
LIFE SAFETY IMPROVEMENTS Assistance with evaluations and improvements to meet the City of Chicago high-rise ordinance. Additional architectural, engineering and interior design services are available upon request.