Management Minutes, 11-18-2025
Management Meeting, November 18, 2025
In attendance: Ben, Kerry, Michael, Cheryl, Coleman, Eric Rich (of Granularity, LLC)
Unit 1&2 Repair Updates
- Eric summarizes that the cosmetic upgrade that was planned isn’t going to be enough; removing caulk has revealed substantial structural damage that needs to be repaired so it doesn’t get worse
- New quote is about $6600 with an entirely new door
- A shift in the door frame has resulted in an uneven jamb and that exacerbates the leak
- Fix will include a new framed opening as well as a new door
- Cheryl asks whether $6600 is in addition to the current bid — Eric remarks that yes, it is in addition, while subtracting the corner repair of $600
- Ben requests if inner door can be separated in bid because unit owners are responsible for doors according to CC&Rs
- Cheryl asks whether in unit 2 carpenter ants seem to have traveled down from the door threshold to other areas of the walls
- Eric says yes, but thinks it is termite damage originally, then the ants followed the same pathway originally—spray for pests usually only covers one type of insect
- Cheryl asks if demo on unit 2 included corner; Eric answers that there was as strip of drywall removed along Glulam beam that didn’t allow a full view of the damage that has since been revealed
- Cheryl asks if we need to open up more drywall to reveal more potential damage
- Eric answers that there is substantial damage to SIP and that they will remove up to the point where lumber is damaged, and repair from there
- Ben feels that following the problem back as far as it goes and fixing it at the source is the right approach
- Eric says that next phase will be to remove all the damaged/decayed material and demo/discovery in sill pan, and gouging out insulation within SIPs
- Cheryl asks what the length of time without a door will be for Unit 1
- Eric says one option is OSB, which would darken the interior, or visqueen, which is semi-transparent and can be rolled up when work is underway; says ideally one day of demo and then the rest is install; will plan demo to coordinate with arrival of door; best case scenario is two days, worst case is probably five days
- Cheryl conveys that Laura is concerned about animal penetration, and asks whether plastic will keep animals out; Eric remarks that a sheet of OSB could cover bottom portion of door, with plastic above
- Michael asks about potential compromise of SIP panel; Eric responds that this is unlikely, because water will travel through to Glulam below; source of problem is the flashing of the sill plate, which trapped water
- Ben asks why old door needs to be replaced; Eric responds that we could use the old door, but getting it up to expectations will require substantial labor and money; new door will include a threshold, which didn’t happen in original installation and could be part of the problem originally
- Ben asks how much the door itself will cost; Eric responds that door provider pointed out this is a custom size, which will be more costly, likely about $2000 to $3000 for the materials and assembly
- Michael asks if a fix is possible for the thresholds on other units; a preventative measure Eric suggests is a custom sill plate that slopes appropriately and has a better membrane solution
- Eric remarks that the lack of flashing over doors around the community is the source of most of the issues with water
- Cheryl asks if this same degree of damage is likely to be present on unit 15 or other units
- Coleman responds that there isn’t damage on unit 17, and the door isn’t jammed full of caulk on unit 15, leading to the conclusion that damage is likely to be less severe; so this is partially gut feeling and partly observation
- Kerry recalls that there was evidence of a leak in 17 when she moved in, and that when Vinnie and Eliza were moving out, carpenter ants invaded her unit
- Eric suggests that unscrewing the screw in the back of the thresholds will reveal if it is rusted out; a little silicone underneath will reseal at least a little
- Eric and Coleman depart
- Ben asks if association needs to pay for door, and then the remainder (labor, materials of installation); could propose a payment plan for the cost of the door;
- Cheryl feels that this is an exceptional situation and that an exception to the CC&Rs
- Michael worries about the appearance of inconsistency given recent similar issues on other units
- Cheryl feels that this is different than a situation where unit owners replaced their own door is because there was something wrong (functionally or cosmetically) with the door itself
- Ben suggests that a payment plan is a compromise that could stretch the cost out over a longer period
- Cheryl wonders how we can separate the cost of the threshold and framing of the door when really it’s not the door that’s the problem, it’s the structural framing surrounding the door