11/11/25 minutes-- 2026 budget request, window trim and units 1/2 updates, reserve analysis review
Present: Cheryl, Kellie (notes), Michael A, Coleman & Alfie
Topics: 2026 Budget Request, Review of Projected Reserve Expenditure, Gutter Cleaning, Building Numbering System, Welcoming Task Assignment, Ongoing Project Updates
2026 Budget request
Several potential projects we could work on in 2026, don’t know yet which one we will work on yet. Decision: Maintain a $10k budget request to allow maintenance to pursue maintenance project, can’t provide more details at this time.
Review of Projected Reserve Expenditure
Management requested we look over the reserve analysis for the next few years and see if it needs updates/ is accurate. Former resident Vincent Mazzone put together estimates in a document, maintenance reviewed it based on current known repairs and estimates. Eventually tabled due to inability to project future costs without more information. Cheryl will take a look. Notes from conversation:
Roof deck membranes: replace Cheryl’s and Lynda’s in 2029. Others were replaced last year or 2022
Walkway leveling: Split community into halves, rough estimate of $5k for each half. Split between 2026 and 2027
Stucco: split across three years, using Top Dog estimate
Furnace: Many options of what we could do when one of the Common House furnaces fails. Current projection in the projected reserve expenditure is for $25k repair, unsure if it will be replaced with HVAC, heat pump, etc.
Gutter Cleaning
Gutter cleaning party this weekend, 11/15 and 11/16 (weather permitting) 11am-4pm. While we are up cleaning gutters, will need to look at fascia, premature roof shingle degradation, exposed swamp cooler screws, or other obvious roof problems (ie Mary and Kay’s roof that has a section with a lifted corner).
Building numbering system
Several units are connected into one building, and it can be difficult to communicate with vendors which building segment versus unit. Proposed that we come up with a building labeling system for maintenance use that labels the buildings themselves with letters. Michael and Cheryl will work together on it.
Welcoming/ and task assignment
Kellie will get with welcoming and see if we can work in assignment of a simple recurring task in new resident orientation.
Ongoing project Updates:
Window Trim Updates
Tim with Top Dog construction has completed the first round of window trim repairs. A few segments need to be retouched, this has been relayed to the crew and they are receptive.
Unit 1,2, and 15
Starting work to repair, starting with adding a storm door in unit 1.
- the storm door will attach to the outer door trim
- the top piece of the door trim is off level and therefore will need to be removed and replaced.
- he agreed that the storm door and the door sweep should provide adequate protection to prevent this issue from happening again
If we go this route, Granularity is going to add the outer door trim replacement to their bid.”
Unit 19 Foundation and Drainage
The foundation for unti 19 has been repaired. Significant issues with water draining towards the unit, could install a downspout extender, but unsure where it should drain to due to slope issues. Could elevate the drain, dig a trench for the gutter extender, or perhaps contact a landscaping company to address the slope as a whole. Chelsea E gave some contacts for landscaping companies that handle sloping issues.
Swamp Cooler Winterization
Missing swamp cooler cover, Cheryl will purchase and Coleman will install
Carport lights
Coleman will talk to an electrician about this. Steve Harris was considered, but due to necessity of getting on ladders, want to go with someone with insurance.
Unit 4 Additions
Cheryl will take a look at the pergola and greenhouse at unit 4 and take pictures to examine for structural issues.