All of us at Action Property Management wish you a very Happy New Year! We look forward to partnering with you in 2018!
Re-roofing has begun. It was our intention to replace the aging solar system simultaneously. However, several unforeseen problems have made it prudent to postpone replacing the solar system, possibly until next year, for financial reasons. The delay will not impact our potential tax savings since Congress has extended the Federal Energy Tax Credits for five years.
We have not signed a contract with a solar contractor. There are still unresolved cost issues with the solar project. The contractor made an error on the original bid, increasing the project cost by over $26,000.
When re-roofing was begun, the roofing contractor found that some of our peaked roofs were not properly vented when built. This has resulted in moisture damage to some plywood sheathing due to condensation. Fortunately the damage is limited to the plywood nearest the ridge line. To correct this situation and prevent similar damage in the future, a ridge vent must be installed along the ridge line of the roof in these areas. Our roofing contractor will do the work, and we have issued an amendment to their contract authorizing this on a time-and-materials basis. This additional work will add to the cost of the roofing project. The exact increase will not be known until all the roofs have been uncovered and re-shingled, but it will add significantly to the cost of the job.
Because of the increased amount of dry rot damage that we have been experiencing, we asked J&D to provide an estimate of how much additional repair work might be required. They recently completed this, and came up with an estimate of approximately $130,000. This estimate includes repairing a number of decks as well as siding. Their figure exceeds the amount we had budgeted in our reserves, but the work must be done because dry rot does not stop. The degree of severity varies, and we plan to prioritize the required projects, doing the most serious and threatening damage repairs first. All this work may not have to be done this year. Once the work has begun, we will have a better idea of the accuracy of J&D’s estimate and the true extent of the projected cost.
If we were to proceed with the solar project and repairs, our 2016 year end reserve balance would end up negative. By postponing the solar project, our reserves will remain positive and healthy this year. In 2017, with our reserves allowing it, we can proceed with the solar project.
Sunrise Pointe has been hit with a tremendous amount of leaks this winter. Although the abundance of rain is great for the environment, it’s proven challenging for the community. Here’s what you need to know if you find yourself a victim of a leak event.
Call the Community Care Team at Action Property Management: 800.400.2284
A Community Care Team (CCT) representative is available 24/7 to address your concerns. The CCT will dispatch a vendor to respond to the emergency. There’s often a delay of up to a couple hours from when the first call is made to the time the vendor can mobilize its resources to get a crew onsite, so it’s important to do what you can to mitigate any immediate damage to the inside of your unit. Hardwood floors should be towel dried as soon as possible to prevent buckling and reduce the chance of slip and fall. If possible, place a bucket under the source of the leak to collect the water. If the leak is near a common wall that is shared with your neighbor, check on them to make sure they’re aware of the leak so that it can be reported to the CCT team and subsequently the responding vendor.
The Board of Directors is working very hard to have the roof systems repaired. In the meantime, please reach out to your Community Care Team if you experience a leak.
* Thanks to phone calls, letters, in-person meetings with Mill Valley administrative staff and testimony at the Mill Valley city council meeting by members of your Board, especially Don Simborg (no longer on the Board) and Ray Taylor, and the Board of the Shelter Bay Homeowner’s Association, we will be the recipients of new roadway resurfacing on Shelter Bay Ave. in 2016. Look for upcoming news on this momentous event happening in our community, which was passed in October at the Mill Valley Council Meeting. Shelter Bay Ave. and the balance of Hamilton will be receiving a long overdue facelift!
* Mill Valley Council meeting on Oct. 18th handed down a decision that Mill Valley would join the county and eight other cities and towns in regulating smoking in multifamily units: San Anselmo and Corte Madera adopted ordinances last year. For more info go to: http://cityofmillvalley.granicus.com/GeneratedAgendaViewer.php?view_id=2&clip_id=879
* The hot tub, which has a Shut Off Switch is only to be used for true emergencies and not to be used to just turn off the tub when finished. Thank you!
* If you decide to go for a swim, it might be a bit chilly now, since the heat is officially turned off till the spring, but the hot tub will be open for your enjoyment.
* Sunrise Pointe to receive new roofs and possibly solar hot water preheating systems in 2016
The Sunrise Pointe Board voted at the October meeting to proceed with replacing our 30-year-old roofs in 2016, thanks in part to the special assessment voted in 2011. The Board also approved proceeding with replacement of the solar hot water preheating system pending further investigation of the tax credit and existing plumbing. The Board extends special thanks to the Roof and Solar Committee!
* Everyone did such a wonderful job of conserving water this year. YTD we are 12% under budget! Thank you all for your support. Your efforts have helped our community and will continue to do so!