Creekside Calabasas HOA3) CC&R’s Hygienist to test and establish Asbestos & Lead Protocols if...
Transcript of Creekside Calabasas HOA3) CC&R’s Hygienist to test and establish Asbestos & Lead Protocols if...
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Creekside Calabasas
Roofing Replacement Project November 2015
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Agenda for this Evening’s Meeting:
• Design Build Associates, Inc.
• Current Status of the Project
• Project Budget – Estimated Project Costs
• Project Financing and Board Considered
Alternatives
• Bank – Loan Options
• Voting Process – Ballot
• Association Attorney’s Comments
• Time Line For the Project
• Questions from the Homeowners
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Agenda for this Evening’s Meeting:
• Design Build Associates
• Current Status of the Project
• Project Budget – Estimated Project Costs
• Project Financing and Board Considered
Alternatives
• Bank – Loan Options
• Voting Process – Ballot
• Association Attorney’s
• Time Line For the Project
• Questions from the Homeowners
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Design Build Associates
Why Design Build Associates
• For over 30 years DBA has been passionate
about ensuring the highest quality and
construction standards for Homeowners
Associations.
Why Construction Management
• A Construction Manager provides the
necessary checks and balances to assure a
successful project considering time, quality,
and cost objectives.
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Design Build Associates
How we achieve our client’s ultimate goals:
• Establishing a proper scope of work
• Prioritizing the necessary repairs
• Overseeing the project completion in a
timely manner and at a reasonable cost
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Agenda for this Evening’s Meeting:
• Design Build Associates, Inc.
• Current Status of the Project
• Project Budget – Estimated Project Costs
• Project Financing and Board Considered
Alternatives
• Bank – Loan Options
• Voting Process – Ballot
• Association Attorney’s
• Time Line For the Project
• Questions from the Homeowners
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Creekside Calabasas HOA Pre-Construction
Job Process Flowchart
Work Product
Updated 11-12-15
Creekside
Calabasas
Sign
Contract
Establish Client
Contact and
Communication
Protocol
Identify qualified
subcontractors to
complete single
roof repair
Receive
proposals and
present to HOA
Negotiate
Contract(s)
Sign
Contract(s)
Identify the Issues 1) Life Safety
2) Water Intrusion
3) Aesthetes
Review HOA’s 1) Maintenance
History
2) Reserve Study
3) CC&R’s
Hygienist to
test and
establish
Asbestos &
Lead Protocols
if necessary
Mobilize and
complete
single roof
repair
Board to select &
Approve
Subcontractor
Receive
Hygienist
proposals
Sign
Contract
Meet with
Subcontractor
to discuss
Staging and
Schedule
Oversee Removal
and Replacement
of Roof Work
Review and
Finalize
Specifications
for the entire
Roof repair
Project
Prepare RFP
and Scope of
Work
Gather
Photos,
materials and
docs.
Discuss
HOA
Financing
Identify
Key
Lenders
Provide all
necessary
paperwork
to lenders
Receive
lender
proposals
Select
Lender &
Complete
Finance
Package
Identify
Qualified
Contractors
Complete
Bid Form
Bid to
Selected
Contractors
Complete
Bid
Analysis
Select
Contractor
Send letter to
homeowners to
announce Town Hall
Meeting to be
followed by a vote
for the assessment
Town Hall Meeting
1. Design Build Associates
2. Current Status of Project
3. Project Budget – Estimated Costs
4. Lender Financing
5. Introduction of Contractor
6. Introduction of Lender
7. Voting procedures
Vote of
Membership
Validate that the
Funding is in
place for work to
proceed
Sign
Contract Construction
Phase Begins Pull
permits
Legend Client DBA Team Contractor Lender Hygienist
Sign
Contract(s)
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Prototype Roof Findings
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Photo shows evidence of ponding
on roof due to improper sloping to
drain.
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Failing Seam
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Damaged and improperly sealed
flashing
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Previous flashing repairs
inconsistent.
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Incorrectly installed sheet cap
which has resulted in failure at the
connection point.
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Failure of Roof Vent Seal
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Photo shows Roof Gutter at one
location of roof line and shows
missing gutter at another location.
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Tile placement is not correct.
Photo indicates the overlap is not
sufficient.
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Preparation of Roof Scope of Work
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• Remove all roof material, stack roof tile for
reinstallation
• Inspect plywood sheeting and replace as
necessary
• City Inspector, issue approval to cover
• Install underlayment material to make the
roof watertight and re-install tile using foam
adhesive which drastically reduces
penetrations in roof
Scope of Repairs:
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• Install single-ply Fibertite System on Flat
Roofs
• Paint all Metal Flashing
• Install new Gutters and Downspouts as
necessary
• Complete any pick up items
• Walk roof with City Inspector to get Permit
Card sign off
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Scope of Repairs(continued):
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Removal of existing roofing
materials. Stacking tiles to be
reset.
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Inspect plywood and replace any
damages materials.
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Photo of the beginning of the
placement of the new underlayment
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Photo showing the installation of the tile
using Foam Adhesive
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Photo showing the Foam Adhesive
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Photo showing Fibertite Roof being installed on
larger project
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Agenda for this Evening’s Meeting:
• Design Build Associates, Inc.
• Current Status of the Project
• Project Budget – Estimated Project Costs
• Project Financing – Board Considered Alternatives
• Bank – Loan Options
• Voting Process – Ballot
• Association Attorney’s Comments
• Line For the Project
• Questions from the Homeowners
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Contractors Bidding:
Selected 4 Qualified Contractors to Bid
Roofing Standards Inc. - Selected
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Project Budget
Description $ Cost
Roof Repair
1. Remove and Replace Roof Systems $1,404,600
Construction Total $1,404,600
HOA Contingency - 20% $280,920
Total Budget $1,685,520
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Agenda for this Evening’s Meeting:
• Design Build Associates, Inc.
• Current Status of the Project
• Project Budget – Estimated Project Costs
• Project Financing – Board Considered Alternatives
• Bank – Loan Options
• Voting Process – Ballot
• Association Attorney’s
• Time Line For the Project
• Questions from the Homeowners
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Board Considered Alternatives
• Increasing damages due to delayed repairs means higher costs
• No control over the guaranties and warranties
• Difficult to prioritize because some of the roof issues are hidden -
structural damage not visible until work is uncovered
• Project under construction for many years, effecting re-sale values
• Which homes get fixed first (also effects property re-sale values
for individual owners)
• Homeowners responsible for interior damage per CC&R’s
Items considered by the Board that are not recommended:
1) Continue to make “band-aid” repairs
2) Phase the project over years to avoid assessments
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Board Considered Alternatives
• Enhanced property condition immediately improves the property
resale values for all homeowners
• Project will be completed within 8 months (weather permitting)
• Costs are financed over 15 years
• Control of costs are guaranteed
• Quality control by using a single contractor
• Warranties and guaranties maintained
• Fair to all homeowners because everyone gets the work completed
at relatively the same time
• Reserves on all new components can be reset to zero therefore %
funded will increase resulting in enhanced property values
• Helps individual homeowners to obtain financing
• After roofs are completed the board can consider turning to roofs
over to the homeowner.
Recommended and best solution is to complete
repairs at once and finance the project over time
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Agenda for this Evening’s Meeting:
• Design Build Associates, Inc.
• Current Status of the Project
• Project Budget – Estimated Project Costs
• Project Financing – Board Considered Alternatives
• Bank – Loan Options
• Voting Process – Ballot
• Association Attorney’s Comments
• Time Line For the Project
• Questions from the Homeowners
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Lenders Bidding:
Approached 4 lenders who will fund HOA Projects
Bank Popular – Board Selected
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Bank / Lender
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Loan Amount up to: $2,000,000
Loan Rate: 4.60%
Term: 15 Year
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Agenda for this Evening’s Meeting:
• Design Build Associates, Inc.
• Current Status of the Project
• Project Budget – Estimated Project Costs
• Project Financing – Board Considered Alternatives
• Bank – Loan Options
• Voting Process – Ballot
• Association Attorney’s Comments
• Time Line For the Project
• Questions from the Homeowners
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Ballot
• Homeowners will be receiving a Ballot within the
next two weeks.
• Content of Ballot to be written by HOA Legal
Representative and approved by Board for
distribution.
• Dollar amount of Assessment to be confirmed as
part of the Ballot. Board considering reserves
prior to establishing Assessment amount.
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Agenda for this Evening’s Meeting:
• Design Build Associates, Inc.
• Current Status of the Project
• Project Budget – Estimated Project Costs
• Project Financing and Board Considered
Alternatives
• Bank – Loan Options
• Voting Process – Ballot
• Association Attorney’s
• Time Line For the Project
• Discuss Ballot Packet for Owners
• Questions from the Homeowners
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Association Attorney
Lisa Tashjian, esq.
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ASSESSMENT AND APPROVAL OF
ASSOCIATION & OWNERS
• Civil Code Section 5605
o Majority of a quorum
o Quorum defined
• CC&Rs not applicable
BOARD’s OBLIGATIONS TO
ASSOCIATION & OWNERS
• Fiduciary duties of board member trustees
• Reasonable inquiry
• Reliance on experts 39
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BUSINESS JUDGMENT RULE
• Duty to act
o In good faith
o In the best interests of the Association
With reasonable inquiry
• Protection – Board and Owners
• Risk & Liability
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Agenda for this Evening’s Meeting:
• Design Build Associates, Inc.
• Current Status of the Project
• Project Budget – Estimated Project Costs
• Project Financing – Board Considered Alternatives
• Bank – Loan Options
• Voting Process – Ballot
• Association Attorney’s Comments
• Time Line For the Project
• Questions from the Homeowners
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Project Time Line
1. Ballot for vote will go out within the next 2
weeks, due 30 days after distribution
2. Work to begin on or before February 1, 2016
(weather and approvals permitting)
3. Construction to be completed no more than 8
months from start (weather permitting)
4. Construction schedules will be posted and
homeowners will be notified prior to start of
work on their homes
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Agenda for this Evening’s Meeting:
• Design Build Associates, Inc.
• Current Status of the Project
• Association Attorney’s Comments
• Project Budget – Estimated Project Costs
• Association Attorney’s Comments
• Project Financing – Board Considered Alternatives
• Bank – Loan Options
• Voting Process - Ballot
• Time Line For the Project
• Questions from the Homeowners
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Questions and Answers
1. What is the roof warranty?
20 Years Manufacturer Warranty on Fibertite
10 Years on Labor for entire roof
2. Do you have to go through a credit approval application process for
my part of the loan?
No, the loan is taken out by the Association
3. Where do I make my monthly payments for the loan?
To the Association
4. How will the Reserve account be affected after the project is
complete?
The reserve account will be reset to zero for all the items that were
repaired by the project so percent funded should increase
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Corporate Office | 5655 Lindero Canyon Road Suite 321 Westlake Village, CA 91362
Orange County Office | 15 Corporate Park, Irvine, VA 92606 License No. 1005935
“Our mission is to provide high
quality professional construction
management services, using all
of our knowledge, experience and
judgment in the best interest of
our client.”
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Design Build Associates
Website
Website: www.dbuild.com
(go to Client Access page)
User Name: Creekside
Password: roofing2016