I asked myself..what would happen if the current repairs progressed so slowly that this project extended over the winter into 2013..Well, apparently that is exactly the case!
All of the buildings on Rolling Hill Drive and Rolling Hill Lane ( with the exception of the 6 that got painted) are covered with white spots and red graffiti X marks, lines and words. For the life of me I don't understand why a 18 inch tall "Nail" in red..with accompanying arrows was used..perhaps someone has a vision problem, or they are using a satellite to view the project???
Repairs were begun on the building I am in..and left mid-stream. As a result there are many pieces of siding and trim that are damaged, removed, missing, etc. The "weather envelope" is compromised..and it is raining. There has been no repair activity for more than a week. I have lost the use of the patio for two months, and we appear to be headed into winter without any change in the situation.
I think the board has failed in its obligation to act reasonably. The poorly managed project exposed the Association to lawsuits for diminution of value and damages for the loss of enjoyment and use of common areas designated for the exclusive use of the owners.
The outcome would be different if the project had been professionally managed. Clearly the Board must see that they lack the skill set needed to coordinate such a sizable project.
I am at a loss as to what to do, except take some legal action. I have been advised to submit a written demand to remedy the problems in a reasonable time..and then follow with legal action. We will all pay the price when others do the same. Expect our insurance coverage cost to increase,,and then become unavailable. We will also incur legal fees and costs..in addition to the cost to correct the problems created.
Friday, October 19, 2012
Thursday, October 4, 2012
Better? Why even bother!
Well, repairs are underway at 1608. I use the word "repair" loosely..as the quality of workmanship is substandard. It's not that I am an expert or anything. I am just saying, that if I owned the siding and exterior ( well...okay, I do own 1/4 of one percent or so..) I would never pay a contractor who performed these repairs..
As the photos show, the new siding barely connects with the exisitng trim which was undisturbed. The water spigot protrudes through a large square hole..not a very pretty sight! How can this ever be an water tight envelope?
Are you really serious that a "forensic architect" is supervising this project? It is laughable!
Thursday, September 20, 2012
In God's Hands..
A beautiful typical September day, morning clouds, afternoon sunshine. Saturday marks the beginning of fall. I am sure most Oregonians wonder when the rain will begin this year. I suppose the contractors working on the project here at Tanasbrook are harboring the same thoughts.
Don't read further if you have a thin skin. I am not happy with the management of this project.
I received a call yesterday from the association president, who is still in hospital following surgery. Clearly, he is unable to oversee day to day operations here at the complex. An architect has been retained to inspect the various buildings during and after initial repairs, prior to painting, after painting, and to approve repair orders.
I am still puzzled by the scheduling of work. While buildings on Rolling Hill Lane are still under repair, additional buildings on Rolling Hill Drive are being defaced with red paint, scraped and primered, and siding panels torn off. At the current pace ( 2 buildings completed in two months) it would take six months just to complete what has already been marked up. That is, if there is no rain or winter..my fear..at this point..is that the view from my window is going to be there throughout the winter, spring, and into next summer..what a depressing thought..I know many others will share the same view..
The management of this project( allowing contractors to prepare buildings for painting where there is no realistic chance of completing the work in the current season) reflects poorly on both the board and our professional management company. Sadly, we will live with the situation. Those owners with units for sale or rent..or intending to do so will bear the consequences of this "view". Those of us who try to maintain and improve our residence will live with the situation during the gray Oregon winter. I think it will be a winter where I will need to travel or take anti-depression medication.
So..what, you might ask would I do differently? There should be a general contractor or project manager who is an employee of the Association who oversees the day to day operations. The current system has some limited checks and balances. The zone of disruption need not extend over 1/3 of the entire complex. The siding replacement company representative was unable to give any time estimate for when siding repairs would be completed. Does the board really think it reasonable to stack my patio furniture and plants in a pile, cover them, and leave them for a year? Really?
As I write this, I see another building being scraped, covered with red marks, and spot painted with primer. Where is the wisdom in defacing 17 buildings,,when you know it will be a year before you can finish the project?
Mr. President indicates that there is no support or assistance from residents. I for one tried to support and assist, but running the business of the association like a craft circle doesn't lend to quality decision making.
Considering a purchase? Well, perhaps God will favor us with a miracle. Perhaps the view from my window will improve..a selfish prayer, I know..
Don't read further if you have a thin skin. I am not happy with the management of this project.
I received a call yesterday from the association president, who is still in hospital following surgery. Clearly, he is unable to oversee day to day operations here at the complex. An architect has been retained to inspect the various buildings during and after initial repairs, prior to painting, after painting, and to approve repair orders.
I am still puzzled by the scheduling of work. While buildings on Rolling Hill Lane are still under repair, additional buildings on Rolling Hill Drive are being defaced with red paint, scraped and primered, and siding panels torn off. At the current pace ( 2 buildings completed in two months) it would take six months just to complete what has already been marked up. That is, if there is no rain or winter..my fear..at this point..is that the view from my window is going to be there throughout the winter, spring, and into next summer..what a depressing thought..I know many others will share the same view..
So..what, you might ask would I do differently? There should be a general contractor or project manager who is an employee of the Association who oversees the day to day operations. The current system has some limited checks and balances. The zone of disruption need not extend over 1/3 of the entire complex. The siding replacement company representative was unable to give any time estimate for when siding repairs would be completed. Does the board really think it reasonable to stack my patio furniture and plants in a pile, cover them, and leave them for a year? Really?
As I write this, I see another building being scraped, covered with red marks, and spot painted with primer. Where is the wisdom in defacing 17 buildings,,when you know it will be a year before you can finish the project?
Mr. President indicates that there is no support or assistance from residents. I for one tried to support and assist, but running the business of the association like a craft circle doesn't lend to quality decision making.
Considering a purchase? Well, perhaps God will favor us with a miracle. Perhaps the view from my window will improve..a selfish prayer, I know..
Wednesday, September 19, 2012
Paint Preparation? Really??
A major project is underway here at Tanasbrook. Thousands of dollars are being spent repairing and painting buildings facing Rolling Hill Lane and Rolling Hill Drive. Of course, my unit is one of those involved.
We received notice that pressure washing, siding repair and paint preparation would be taking palce over a span of two weeks. Of course, that is not probable. We all know that it will take 3-4 times that long, judging by the pace of the project thus far.
Reading board minutes, there is some reference to a project manager being retained, but I have no idea or informationabout who it is, nor has any contact information been provided, other that the number of an employee of Interstate Restoration.
Now that I see what is happening on my unit, I am concerned about the "lack of management"..it appears that paint preparation and caulking is being done before siding repairs. This results in some pretty outrageous use of caulking!
Here you see two examples of caulking applied to rotted T1-11 siding. It's only more confusing because I supplied photos and notice to the Association a couple of months ago highlighting the deteriorated condition of this siding.
Here you see a piece of second story trim that had become detached from the building. Apparently the "repair" involves filling the gap with a large amount of caulk. Perhaps a nail would provide a more acceptable repair???
An area of the top trim on the fence was warped and separated. Nothing like a good layer of caulk to solve the problem. I can't believe that any professional project manager would see this as an acceptable repair. I can't believe that a Board of Directors, making a good faith effort to manage the business of an association would spend their community's money for such shoddy workmanship.
My sense is there is a general lack of oversight a, management, and coordination among the various providers..sadly..we are not going to get a lasting, high quality refurbishment if this is acceptable.
The value of my investment will simply depreciate even further as a result..I have worked hard and invested my own money in landscape maintenance, asphalt sealer, and general upgrades..only to see the Association offering these tacky repairs..
We received notice that pressure washing, siding repair and paint preparation would be taking palce over a span of two weeks. Of course, that is not probable. We all know that it will take 3-4 times that long, judging by the pace of the project thus far.
Reading board minutes, there is some reference to a project manager being retained, but I have no idea or informationabout who it is, nor has any contact information been provided, other that the number of an employee of Interstate Restoration.
Now that I see what is happening on my unit, I am concerned about the "lack of management"..it appears that paint preparation and caulking is being done before siding repairs. This results in some pretty outrageous use of caulking!
Here you see two examples of caulking applied to rotted T1-11 siding. It's only more confusing because I supplied photos and notice to the Association a couple of months ago highlighting the deteriorated condition of this siding.
My sense is there is a general lack of oversight a, management, and coordination among the various providers..sadly..we are not going to get a lasting, high quality refurbishment if this is acceptable.
The value of my investment will simply depreciate even further as a result..I have worked hard and invested my own money in landscape maintenance, asphalt sealer, and general upgrades..only to see the Association offering these tacky repairs..
Thursday, May 31, 2012
To Tree or Not to Tree...
The current project to remove pine trees from Tanasbrook common areas is progressing slowly. The remaining stumps are an eyesore. It would have been prudent to create a longer term plan for removal and restoration of the diseased trees. Communicating with residents has never been a strong point here at Tanasbrook, so rumor and intrigue has become a way of life. The lack of trust is only growing, as the trees disappear...
While savings were realized by spreading the removal over a long time period. The lost opportunity to communicate a plan, beyond removing the trees, was lost. As a result there is growing negative sentiment about the program, and a lack of clear and defined understanding of the goals. The landscape company who both diagnosed the need to remove the trees and received the contract for removal seems to have a conflict of interest.
The board needs to address communication issues aggressively. Technology infrastructure is in place to support more effective communications. The clubhouse has wireless Internet. The association pays for the service every month. Why not use it? All board meetings could easily and cheaply be broadcast live over the Internet. The newsletter has not received the attention it deserves. Why even publish a newsletter with the tag.."no report submitted"..Directors have a duty to inform residents, and their job would be easier in the long run.
On another front, recent board action to hire a professional project manager for "Phase II" painting and siding repairs is an encouraging development. Contracts appear to be written and reviewed by counsel, and a standard format is being used. I for one support this approach. The complexities of contracts and legal obligations if work is substandard dictate involvement of professionals from the beginning of a project!
While savings were realized by spreading the removal over a long time period. The lost opportunity to communicate a plan, beyond removing the trees, was lost. As a result there is growing negative sentiment about the program, and a lack of clear and defined understanding of the goals. The landscape company who both diagnosed the need to remove the trees and received the contract for removal seems to have a conflict of interest.
The board needs to address communication issues aggressively. Technology infrastructure is in place to support more effective communications. The clubhouse has wireless Internet. The association pays for the service every month. Why not use it? All board meetings could easily and cheaply be broadcast live over the Internet. The newsletter has not received the attention it deserves. Why even publish a newsletter with the tag.."no report submitted"..Directors have a duty to inform residents, and their job would be easier in the long run.
On another front, recent board action to hire a professional project manager for "Phase II" painting and siding repairs is an encouraging development. Contracts appear to be written and reviewed by counsel, and a standard format is being used. I for one support this approach. The complexities of contracts and legal obligations if work is substandard dictate involvement of professionals from the beginning of a project!
Saturday, January 7, 2012
It Just Ain't True..Incredible
Recent minutes of a Board meeting include comments that "Residents were assured that specifications developed by Western Architects are being followed in ongoing maintenance and siding repairs."
Anyone who actually reads the MANY different reports prepared by Western Architects would dispute the factual accuracy of this statement made at a recent meeting. While falling short of an outright lie, it certainly is so general as to be inaccurate on the face of it!
The siding is being replaced with primed T1-11. After some initial mistakes, even cut edges are being primed. That is, as far as I can see, the only recommendation developed by Western Architects that is being incorporated in the maintenance. The vast majority of expense saving procedures for repair and replacement of T1-11 are NOT being followed at all.
Where siding is being replaced surrounding a window, proper flashing and sealant application is not followed. Check the information on the Tanasbrook Association page relating to window replacement.
Where light fixtures are affixed to a building, Western recommended blocking the attachment. Not being done.
Western examined the false chimney fascia on the one story buildings. They noted numerous problems. The board adopted a policy to remove these useless cosmetic features. They contribute to premature roof failure, and in some cases cover a flue in violation of current codes. Not followed, they have been repaired.
Western indicated that the use of T1-11 on fences is not a good idea. In any case, the T1-11 should not be closer than six (6") to the ground. Not followed.
The Board should, in my opinion, address these shortcomings. The Association spent thousands of dollars identifying cost effective procedures to reduce long term maintenance costs. The failure of the board to utilize these recommendations on current and future maintenance is at best inept, and at worst outright negligence.
Anyone who actually reads the MANY different reports prepared by Western Architects would dispute the factual accuracy of this statement made at a recent meeting. While falling short of an outright lie, it certainly is so general as to be inaccurate on the face of it!
The siding is being replaced with primed T1-11. After some initial mistakes, even cut edges are being primed. That is, as far as I can see, the only recommendation developed by Western Architects that is being incorporated in the maintenance. The vast majority of expense saving procedures for repair and replacement of T1-11 are NOT being followed at all.
Where siding is being replaced surrounding a window, proper flashing and sealant application is not followed. Check the information on the Tanasbrook Association page relating to window replacement.
Where light fixtures are affixed to a building, Western recommended blocking the attachment. Not being done.
Western examined the false chimney fascia on the one story buildings. They noted numerous problems. The board adopted a policy to remove these useless cosmetic features. They contribute to premature roof failure, and in some cases cover a flue in violation of current codes. Not followed, they have been repaired.
Western indicated that the use of T1-11 on fences is not a good idea. In any case, the T1-11 should not be closer than six (6") to the ground. Not followed.
The Board should, in my opinion, address these shortcomings. The Association spent thousands of dollars identifying cost effective procedures to reduce long term maintenance costs. The failure of the board to utilize these recommendations on current and future maintenance is at best inept, and at worst outright negligence.
Tuesday, November 8, 2011
Sometimes I wonder..
Can it be true? Can the board be planning to spend limited funds to improve the "cosmetics" at the clubhouse?
The paint and siding on my unit are in disrepair. The fence gate only closes because I have the strength to force it closed. The road in Lakeway Lane has deteriorated into potholes. Tree roots have bucked streets, parking areas and pathways. A dozen or more pine trees are infested with bark beetle, and are dying, presenting safety and fire hazards. In terms of prioritizing the use of Association funds, it would seem several of these issues must be more important to residents that the appearance of the club house or additional security patrols.
In addition, the newly found "decorator" has determined that a multicolor scheme would enhance the appearance of the club house. I am sure the colors will bring joy and happiness to our otherwise dreary military existence and soften the blows as the roof leaks over our heads...
The paint and siding on my unit are in disrepair. The fence gate only closes because I have the strength to force it closed. The road in Lakeway Lane has deteriorated into potholes. Tree roots have bucked streets, parking areas and pathways. A dozen or more pine trees are infested with bark beetle, and are dying, presenting safety and fire hazards. In terms of prioritizing the use of Association funds, it would seem several of these issues must be more important to residents that the appearance of the club house or additional security patrols.
In addition, the newly found "decorator" has determined that a multicolor scheme would enhance the appearance of the club house. I am sure the colors will bring joy and happiness to our otherwise dreary military existence and soften the blows as the roof leaks over our heads...
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