Management Committee minutes, Tuesday December 17, 2024

Topics: leaks, units 2, 11, 17, 20; tree stumps, snow removal contracting, budget, reserve CDs, guest room billing

Present: Ben, Cheryl, Jorge, Kerry, Kellie until 8:00, Vinnie until 8:00, Joe briefly, Emily until 8:15

7:00 p.m.

Action Items

Kellie will ask Chris if they looked at leak above patio door on #11.

Cheryl & Jorge will clean dryer ducts.

Roof Work

Bids from Roof Doctor:

• Approved. Replace wall caps units 20 and 26 to take care of leak.  Only replace caps that need replacing on #26; Mike is okay if the new ones don't match the ones not being replaced.
  
• Approved, #11 extra layer of deck membrane, no charge.
• #17, $550 to install new underlayment and tack down shingles where gutter guard was. Ask Chris for walk-through and estimate on all units that need it.

Units 1/2 and 15/17

Episodes every couple of years of leaks in #2 below deck door of #1.  Fix something and think the problem was resolved, but it reappears.  Takes a lot of precipitation to become visible through the sheetrock. Why is water not draining away from the door? Door contractors who looked at Kerry's door said they couldn't say for sure that the door was source of the problem.

Maybe need a general contractor who can analyze the symptoms. They will coordinate other contractors, but take a mark-up.

Drain from beside Joe & Lila's goes to north swale between #2 and #3.  Could it be causing settling? Put camera snake through drain.

Vinnie would pull off drywall either side of beam, to look at door from below, and under window.  Drill into SIP to check integrity of foam -- on Vinnie's unit it was crumbling. Have foundation contractor judge whether the corner is sinking. 

Several contractors have suggested checking by putting a hose on the deck.  Needs to be above freezing, not necessarily spring. One suggested soaking the stucco. Would spot water seep faster with drywall removed, but don't want drafts in winter until can fix.

Need recommendations for general contractors.  Vinnie will give Cheryl's & Kellie's numbers.

Maintenance Committee met and selected a next meeting date.

Tree Stumps

#25 (Emily) has two big tree stumps in the back.  Would need to take down fence to get a grinder in.  Wants to look into burning them; would take whole day.  Has a friend who can do the work late Dec/early Jan. The air quality has to be good, which may be tricky. Emily is looking into logistics, safety, regulations, etc.

Budget

So far the only thing Ben has heard back from insurance companies is that they can't give a better deal. Many don't offer earthquake; one caps it at $5M, whereas AF estimates our replacement cost at $9M.  Our buildings are "too old" and don't have fire sprinklers.

Snow Removal

Salt Lake Lawn now has a $95/month minimum whether they come or not, same charge if they come once or not at all; $95 each additional trip in a month. November through March, 5x$95 minimum.  Ben called two other companies who quoted $200 or $300 to clear both lots.

Reserve

Should the maturing CDs be deposited into reserve money market or rolled over? Interest is about double. Probably don't need money until April; let it roll over.

Pay or Play and Guest Room Billing

Ben asked Rachel how difficult would it be to bill people for pay or play each month.  She estimates a few hours to set up, a few hours the first couple of times, then once the bugs are worked out, five minutes per invoice.

Water Used in Field North of Garden

Something to stay aware of:  The community doesn't have anything in writing on Mary's agreement to use/reimburse for community water on the field and certainly not with Hans.  We don't want an access easement across our property or the eventual new owners thinking they can use our water, and we don't know who the eventual owners will be.

Emailed 1/5/2025.