5.1  HUD CIAP & CGP FUNDED RENOVATIONS THROUGHOUT ALABAMA.  (SEE FUNDING LIST)
I started my firm with a good connection to a large number of housing authorities in the state.  And was fortunate to be HA before HA was cool. (There are many new-comer experts in the field now including ex-Hud people so competition is now strong.)  In our 12 years our firm has accomplished both renovation and new construction of over 10,000 apartments in over 100 multifamily housing contracts.  We have developed some very carefully considered specifications and details for apartment renovations that insure the highest quality items that will endure the test of time and tenant abuse.  Our experience is based on first hand experience learned while working for the Columbus Housing Authority and listening and learning from their maintenance men as well as their retired army colonel engineer.

Several times during the years we've worked with suppliers to suggest and implement improvements to their product lines.  One example is Diversified Windows and Doors in Georgia had a steel screen window with stainless steel screen with multiple screws exposed to the outside.  After bidding low on a job, the Owner looked at their sample and said he didn't want exposed screws.  We sat down in the Owner's shop and worked out a new method of assembly that kept all screws to the inside and they changed their entire line to that method of construction. Thus everyone was pleased.

5.2 RIDGEWOOD APARTMENTS - TUSKEGEE, AL.

Here's the exterior view of some buildings we renovated to improve the sense of individualize buildings in a cohesive community.  The siding on these units was originally specified to be T-111 cedar, but the original contractor used T-111 masonite instead.  We replace all the exterior siding at ground level with matching brick veneer for durability. We covered the upper siding with thin foamboard insulation and long lasting vinyl in coordinated colors with the new shingles. It's a constant vigil to keep contractors, subcontractors, and suppliers from slipping materials below grade, either at the start of the job or somewhere during construction when you're not expecting it.

An interesting bit of humor happened at the end of this job.  After finishing almost all the work the Contractor pulled off the job to do other work.  A month or so later he called and said there was only a few days work left and it would cost only a couple of thousand dollars, so would we release the retainage except for $2000 or $3000.  I asked him how he figured $3000 was more motivation than the $40,000 retainage.  After discussing it with the Owner we told him "finish the work and you'll get all the money."  Within a week he was finished and got paid everything.  The moral of course "Usually you have to keep motivation strong to get a Contractor to finish a job."

5.3 HARDAWAY HOMES APTS. - OPELIKA, AL.

Here's a during and after shot of one of the buildings we renovated recently in Opelika, AL.  The old buildings were very drab and had that "project" look.  We used an opaque, brick stain to coat them and added framing, shingles and columns to the cantilevered concrete porch roof for a nice image.  We removed the extended porch on the closest unit and connected the apartments with a sidewalk, so the water could drain off and keep a decent path of travel.  Before the renovations were begun, the tree on the corner was the selling spot for dope.  The OHA made a police substation in the corner apartment and cleaned up the area.

5.3 STEEL SCREEN WINDOWS to increase security for Housing Authority residents.
While working for the Columbus Housing Authority and later with CK and BMS, I've worked on improving security solutions for the Public Housing market. This steel screen with stainless steel wire was submitted for a job in Tuskegee several years ago and we rejected it as NOT EQUAL to the steel tube screen we specified.  This screen is made from folded sheet steel that is tack welded at the corners and at intervals along the edges. The top frame and the piano hinge in the middle of this one were riveted to the frame with aluminum rivets. When we lifted the operable bottom sash and twisted the right side upward the screen deformed and stayed deformed.  A second good twist and the aluminum rivets started popping loose at the top and the middle.  The tubular steel screen we accepted did not have these problems.  The only slight drawback on the tubular steel type is the inside of the tube is not painted.  We feel that internal rust is the lesser of the two evils since very little water can get in and the steel is thicker so it will take a long time for it to loose strength.  Until that time we fell the tubular steel frames provide much better security from break in or damage than this screen.

Dealing with Contractors who do less than specified:A Story about Attic Insulation with pictures.

Another Humorous Experience w/Public Housing:  Speaking of steel screens and stainless steel wire, some 15 years ago at a AAHRA convention for public housing held in Birmingham, AL.  While looking at an exhibit of window products on display by a company from out of state, I pointed to a stainless steel display and told a HA maintenance man, "This is the kind of material we will specify for use in the new steel screen doors with stainless steel screens for his job".  To illustrate the strength of the stainless steel I took out my trusty pocket knife and stabbed at the screen.  Many times before, including a television appearance while working for the Housing Authority of Columbus, Ga., I'd tested stainless steel wire this way with no significant damage to the screen wire.  On this occasion however my small knife easily cut a 6" gash in the material.  I was completely surprised.  No one was at the booth so I told my friend, "I'll have to find out why this wire is not as strong as what I expected."  Later that afternoon I ran into a supplier of steel screens with stainless steel wire and told him what happened.  He said, "Oh, my gosh! YOU did that!?!  That man is looking for the person who damaged his property and is going to have him arrested!!!"  I felt terrible and said, "I didn't mean to hurt his display!" Thinking a moment then I said, "OK, let him arrest me, but let him arrest me in front of everyone here!  I want everyone to know that I found out that his material is inferior to others!!!"  The guy laughed and said, "I'm kidding! He saw his display and immediately hid that sample so no one would see it. The wire he sells is low tensile strength rather than high tensile strength like most others use."
5.4 Aliceville Housing Authority CIAP Renovations 

Here's a shot of one of the newly renovated apartments at the Aliceville Housing Authority. Click on the picture or the (NEW) button to go see more.