Vinings Glen HOA Reserve Study Update - Level III as of ... · replacement will be available when...

Vinings Glen HOAReserve Study Update - Level III

as of January 1, 2017

4111 Ridgehurst DriveSmyrna, GA 30080

c/o All-In-One ManagementContact: Debbie Pelfrey

5200 Dallas Hwy Suite 200 # 274Powder Springs, GA 30127Copyright 1989-2011 All Rights Reserved

5200 Dallas Hwy Suite 200 PMB 274, Powder Springs, GA 30127 tel: (770) 975-8186

November 27, 2016

Vinings Glen HOA4111 Ridgehurst DriveSmyrna, GA 30080

c/o Debbie PelfreyAll-In-One Management

Regarding: January 1, 2017 - Level III Reserve Study

Dear Board of Directors,

We are pleased to submit this Level III Reserve Study for Vinings Glen HOA. This study isan update and correction of the previously prepared Reserve Study prepared by anothervendor and includes item cost updates, quantity corrections and item service dateupdates. Our inspection was limited to compliance with these objectives.

We recommend that your study be completely reevaluated in three years. Many lendersand States now require that reserve studies be less than 12 months old for anycommunity for which they are processing a loan application for a prospective borrower fora purchase in that community. This regulation is in place

to reduce the risk of special assessments from under funding capital reserve accounts;to insure long range planning for the maintenance and replacement of capital commonproperty assets;to reflect performance by the Board of Directors of the association in complying withfiduciary responsibilities as directed by State Statues.

Please contact us with any questions about your report, its data or its conclusions andimplementation at (770) 975-8186. We look forward to continuing to work with you in thefuture.

Thank you,

Christine FortenberryChristine Fortenberry, PrincipalCGB CAASH CAPS CGP CGRGA License RLQA 003201

Table of Contents

Site Photos 4Assumptions and Comments 5Property - Definition 7Reserve Study Summary 8Percent Funded - Annual 12Percent Funded - Cash Flow - Annual 13Expenditures - Items Listing 14Expenditures - Matrix 19Expenditures - By Category 23Expenditures - By Year 25Item Parameters - Detail 30Item Parameters - Full Detail 36Asphalt Pavement, Sidewalks & Court Surfaces 86Concrete Pavement, Pool Decking, Curbing and Sidewalks 86Catch Basins or Drop-Inlet Structures 87Drainage Swales 87Cutoff Valves, Meters and Timers 88Exterior Lumber, Wood Structures, Wood Play Equipment, Benches, Fence Posts, etc. 88Building Drainage 88Painting 89Railings, Handrails, Metal Coverings and Gutters 90Pool Equipment and Storage Rooms and Buildings 90Retention and Detention Ponds 90Retaining Walls 91Brick, Stone & Stucco Veneers 91Roofs 91

5200 Dallas Hwy Suite 200 PMB 274, Powder Springs, GA 30127 Office: (770) 975-8994

Site Photos

Vinings Glen HOAVisited: October 16, 2016

___________________________________________________________________________ of 92

Comprehensive Real Estate Services Since 1971


Assumptions and Comments

Vinings Glen HOA

Item Comment (s)1 The activities to create this reserve study includes a visual review

of the common elements whose maintenance and replacement isthe responsibility of the Owner's association. This visualobservation is limited to that which is required to establish the longterm maintenance and/or replacement budget of the elementsreferenced herein and their expected useful lives. This report is nota compliance inspection of past or current codes or regulations ofany kind. Any references to codes or regulations in this report is toassist in discussions or clarifications of problems.

2 This report assumes that proper winterizing procedures will be usedon any plumbing in non-heated areas including the use of air toexpel liquids in the lines.

3 The uniform community street lights, community mailboxes, orlighting in the common areas maintained by the utility company arenot community property and are not included in this study

4 If the component replacement cost is less than $500, the expectedlife is less than two years or because there is a manufacturerwarranty greater than the scope of this report then the cost ofrepair or replacement of these items should be included in theannual operations budget.

5 Chlorinators are not included in the study as they are typicallyreplaced as needed and the cost is below the study threshold of$500 or they are furnished by the pool contractor.

6 Termite bonds on buildings should be a part of the annual budget.These bonds will include annual inspections of the bonded propertyfor termite infestation.

7 Pool light bulbs, swings, playset maintenance should be included inthe annual maintenance budget. The area under any swings or atthe end of any slide should have a rubber pad or deeper mulch forsafety and typically requires more frequent maintenance than otherareas of the play area.

8 If applicable, the security system should be active at all times andshould include smoke detectors all of which should be monitored.

___________________________________________________________________________ of 92



9 Repair or replacement of irrigation system components should beincluded in the annual budget.

10 Small accent landscaping light fixtures are excluded from thisreport for reasons of cost each and the repair and replacement ofsame should be included in the annual maintenance budget.

11 The drain lines, water lines and irrigation lines underground couldnot be visually inspected and are not addressed in this report.

12 Pool umbrellas and umbrella bases are not included in the study asthis annual maintenance item.

___________________________________________________________________________ of 92


Vinings Glen HOAAnalysis Date - January 1, 2017

Property - Definition

Property Information

Property Vinings Glen HOA Initial Date October 16, 2016

Address 4111 Ridgehurst Drive Analysis Date January 1, 2017

City Smyrna Number of Phases NAState GA Number of Units 100

Zip 30080 Number of Models NA

Item Parameters

Common Area Items 49

Unit Parameters 0

Unit Expanded 0

Financial Parameters

Rate of Inflation 0.50 % Loan/Special Assessment No

Rate of Investment 0.25 % Deferred Expenditures No

Contribution Factor 0.00000000 % Tax Rate N/A

Adjustment Factor 0.00000000 %

Contingency Factor 0.00 %

Contingency Time 0:00 YY:MM

Contingency Amount $ 0.00

Property Criteria

Inflation Compounded Monthly

Ownership Format Wholly Owned

Minimum Life 2:00 YY:MM

Analysis Format Analysis

Cash Flow Schedule 20 YearsAllocation Format Proportional

Contribution Method Future Cost

Measurement Basis N/A

PRN:11/27/2016 FSCatlanta, LLC - License # P091167 of 92

Advanced World Concepts, Inc. Copyright 1989 - 2016 All Rights Reserved

Reserve Study SummaryLevel III Updated Report Without A Site Inspection

Vinings Glen HOA

November 27, 2016

The following Level III analysis without a site visit (except to verify assets and correctquantities) updates the provided reserve study (performed by another vendor) and wasperformed for Vinings Glen HOA ("property") located on/at 4111 Ridgehurst Drive,Smyrna, GA, 30080. The property has 100 homes. This reserve study update is for theperiod starting January 1, 2017, and ending January 1, 2037.

This reserve plan, based on all the assumptions, assures that funds for major repairs andreplacement will be available when needed and that this method is equitable for chargingcurrent rather than future owners with the cost of current use.

There are four funding objectives:

Full Funding: This funding method has the objective to calculate a contribution1.schedule which will yield at some point in time reserves on hand equal to the valueof the deterioration of each reserve component. For example, a pool resurfacingreserve component of $10,000 with a useful life of 10 years after two years hasdeteriorated 2/10ths of $10,000 which equals $2,000. For this item to be fullyfunded, funds in the amount of $2,000 would be on hand in the reserve account forthe depletion of this component. If this is the case, we say that that item has aPercent Funding of 100%. This calculation is a measurement of the strength of theReserve Fund.

A guide for the various degrees of Full Funding are:

0-29% poorly funded30%-49% fairly funded50%-70% acceptable funding range70-100% Recommended Funding Level100+% very well funded

Baseline Funding: This method has an objective to have reserves on hand so as2.never to run out of money.Threshold Funding: This method describes an objective chosen by the Board3.other than Full Funding or Baseline Funding or may be a blend of the two methodsto accomplish a specific objective.

_______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Comprehensive Real Estate Services Since 1971 of 92

Statutory Funding: This describes a funding objective as described or required by4.local law, state law or Federal lending regulations. Fannie Mae, FHA and 25 statescurrently require Reserve Studies with prescribed frequency with directed fundedmethods.

There is no single "right answer" but rather the solution is an achievable and reasonablefunding scheme which takes into consideration both the condition of the assets and theobjectives outlined in the funding method described above.

Because of the method of these calculations, the funding scheme will be affected by thecost of a component, the estimated useful life of that component, the estimated remaininglife based on conditions observed and the scheduled "Replace Date". The reader shouldbe careful to be ever mindful that projections are based on the expected behavior of thecomponents listed with consideration given to historical, industry or manufacturerguidelines.

The calculations, projections and reports in this reserve study were generated using thePRA System (PRA). PRA has received a Quality Assurance Evaluation from a CertifiedPublic Accounting firm verifying the system for accuracy and compliance with the AICPA'sAudit and Accounting Guide for Common Interest Reality Associations, cash flowprojections, and tax calculations consistent with IRS guidelines for 1120c and 1120hcorporations. PRA provides for complete, flexible reserve study assumptions while allowingfor either current cost or future cost projections while calculating interest and projectingcash flows on a monthly and annual basis.

As of January 1, 2017, the estimated reserve fund balance is $209,286. The estimatedcurrent replacement cost of all reserve items is $154,483, and with an annualcompounded inflation rate of 0.50% the future replacement cost is $163,824.

Both the Cash Flow method and the Precent Funded method were utilized in preparingthe reserve plan with the objective that reserves funds would be available as needed. Thefollowing describes how the cash flow was produced:

Reserve Fund Balance – projected from the date of the reserve study to thebeginning of the fiscal year above;Reserve Item Data - for each reserve item the following was determined:description, category, basis cost, cost, quantity, estimated useful life and estimatedremaining life;Expenditures - the reserve item data above was used to project when the initial andrecurring expenditures will be incurred over the next 30 years (includes taxes oninterest earned);Interest – calculated on the available funds;Contribution – determined based on the following: annual contribution increases,interest earned with related taxes and inflation on reserve items.

No items have been reserved for which have an estimated useful life of less than twoyears or a total cost less than $500.00.

_______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________


Based upon the following financial assumptions:Annual Contribution changes are detailed in the data tables which followInterest Earned - 0.25%Taxes on Interest Earned - 0.00%Inflation on Reserve Items - 0.50%Contingency - 0.00%Contingency Time - 0:00 Yr:Mo

No horizontal structure contingencies exist at this time no in the foreseeable future.

The annual contribution for the initial year of this reserve study is $9,948 as provided bythe Directors, $829 on a monthly basis and based on 100 homes an average of $8 perhome per month. The precent funded calculations for the current year of represents anover-funded reserve account. The funding contributions to correct this situation aresummarized on the funding reports which follow.

These changes to the reserve fund contributions will align the funding level to fall withinthe recommended range of 70-100% for this community.

The above funding plan is based on the condition of the items discussed in this report asof the date of the visit referenced in this report with any updates provided by the Directorsintegrated into the data. Because weathering, usage, construction cost increases,acceleration of expenditures or deferring of expenditures and other conditions will affectReserve Study calculations, this report should be updated yearly with a site inspectionperformed every third year.

The average interest rate earned before and after taxes for the initial of this reserve studyare 0.24%, and 0.24%, respectively.

After extensive analysis to explore various funding schemes and based upon PercentFunding and projected Cash Flow balances as of January 1, 2017 with an estimatedcurrent reserve fund balance of $209,286 which is 214.22% of the 100% Funded levelbeing $97,697, the reserve account is significantly over-funded. Sufficient funds will beavailable as needed and the recommended funding levels will be achieved provided thatthe funding plan described herein is adhered to by the board of directors.

As available, developer records, association records, and industry manuals were used fordetermining the current cost of reserve items. The financial representations set forth inthis summary are based on the best estimates of the preparer at that time. The estimatesare subject to change. Because site conditions are dynamic rather than static, it is ourrecommendation that planned expenditure dates be reviewed and calculations updatedannually.

_______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________


Exception and Noteworthy Comments:

We were not able to review the condition of the pool equipment room as the space waslocked. Based on the configuration of the building, special attention should be made toinsure that the ventilation is in compliance with state codes.

There has been a line item included in the study which generally projects the cost to repairobvious items observed when verifying quantities and items covered by this report. Thelisted correction comments are noted on that detail item report.

Respectfully Submitted

Christine FortenberryChristine Fortenberry, PrincipalCGB CAASH CAPS CGP CGRGA License RLQA 003201

_______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________



Percent Funded - Annual100 %

Beginning Funded Beginning Percent ExpenditureDate Current Cost Balance Funded Contribution Interest Future Cost

01/01/2017 $ 97,697 $ 209,286 214.22 % $ 9,948 $ 495 $ 22,963

01/01/2018 89,184 196,766 220.63 0 466 14,500

01/01/2019 94,059 182,732 194.27 0 457 202

01/01/2020 101,144 182,987 180.92 0 443 8,232

01/01/2021 105,536 175,198 166.01 0 437 520

01/01/2022 112,318 175,114 155.91 0 422 9,152

01/01/2023 112,711 166,384 147.62 1,200 374 28,690

01/01/2024 107,245 139,269 129.86 1,200 349 528

01/01/2025 114,065 140,289 122.99 2,400 346 4,346

01/01/2026 118,121 138,689 117.41 2,400 309 22,651

01/01/2027 109,087 118,748 108.86 3,600 269 18,382

01/01/2028 99,003 104,234 105.28 3,600 231 24,026

01/01/2029 83,800 84,040 100.29 4,800 216 0

01/01/2030 91,333 89,056 97.51 4,800 214 8,329

01/01/2031 91,960 85,740 93.24 6,000 217 2,811

01/01/2032 96,836 89,146 92.06 6,000 154 55,298

01/01/2033 53,255 40,002 75.11 7,200 95 8,962

01/01/2034 54,697 38,334 70.08 7,200 102 1,417

01/01/2035 61,136 44,219 72.33 7,200 112 3,950

01/01/2036 65,201 47,582 72.98 7,200 125 1,486




Percent Funded - Cash Flow - Annual2017 2018 2019 2020 2021 2022 2023 2024 2025 2026

100% Funded 97,697 89,184 94,059 101,144 105,536 112,318 112,711 107,245 114,065 118,121

Percent Funded 214.22% 220.63% 194.27% 180.92% 166.01% 155.91% 147.62% 129.86% 122.99% 117.41%

Begin Balance 209,286 196,766 182,732 182,987 175,198 175,114 166,384 139,269 140,289 138,689

Contribution 9,948 0 0 0 0 0 1,200 1,200 2,400 2,400

Average Per Unit 99 0 0 0 0 0 12 12 24 24

Percent Change 0.00% -100.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 100.00% 0.00%

Special 0 0 0 0 0 0 0 0 0 0

Interest 495 466 457 443 437 422 374 349 346 309

Less Tax on 0 0 0 0 0 0 0 0 0 0

Net Interest 495 466 457 443 437 422 374 349 346 309

Less Expenditures 22,963 14,500 202 8,232 520 9,152 28,690 528 4,346 22,651

Less Deferred 0 0 0 0 0 0 0 0 0 0

Ending Balance 196,766 182,732 182,987 175,198 175,114 166,384 139,269 140,289 138,689 118,748

2027 2028 2029 2030 2031 2032 2033 2034 2035 2036100% Funded 109,087 99,003 83,800 91,333 91,960 96,836 53,255 54,697 61,136 65,201

Percent Funded 108.86% 105.28% 100.29% 97.51% 93.24% 92.06% 75.11% 70.08% 72.33% 72.98%

Begin Balance 118,748 104,234 84,040 89,056 85,740 89,146 40,002 38,334 44,219 47,582

Contribution 3,600 3,600 4,800 4,800 6,000 6,000 7,200 7,200 7,200 7,200

Average Per Unit 36 36 48 48 60 60 72 72 72 72

Percent Change 50.00% 0.00% 33.33% 0.00% 25.00% 0.00% 20.00% 0.00% 0.00% 0.00%

Special 0 0 0 0 0 0 0 0 0 0

Interest 269 231 216 214 217 154 95 102 112 125

Less Tax on 0 0 0 0 0 0 0 0 0 0

Net Interest 269 231 216 214 217 154 95 102 112 125

Less Expenditures 18,382 24,026 0 8,329 2,811 55,298 8,962 1,417 3,950 1,486

Less Deferred 0 0 0 0 0 0 0 0 0 0

Ending Balance 104,234 84,040 89,056 85,740 89,146 40,002 38,334 44,219 47,582 53,421




Expenditures - Items ListingService Est Future Salvage Net

Date Location Date Life Cost Value Expenditure

Asphalt Parking/Drives: Mill & Overlay 1.5" Item - 0060

06/01/2028 Pavillion 06/01/1988 40:00 $ 10,943.05 $ 0.00 $ 10,943.05

$ 10,943.05 $ 0.00 $ 10,943.05

Asphalt Parking/Drives: Sealcoat, Repair Item - 0061

04/01/2017 Pavillion 10:00 1,141.43 0.00 1,141.43

$ 1,141.43 $ 0.00 $ 1,141.43

Basketball Court: Overlay (1/2 Court) Item - 0001

06/01/2028 Basketball 06/01/1988 40:00 9,634.46 0.00 9,634.46

$ 9,634.46 $ 0.00 $ 9,634.46

Basketball Court: Seal & Stripe Item - 0002

04/01/2017 Basketball 5:00 2,002.50 0.00 2,002.50

04/01/2022 Basketball 5:03 2,053.18 0.00 2,053.18

04/01/2033 Basketball 16:03 2,169.25 0.00 2,169.25

$ 6,224.93 $ 0.00 $ 6,224.93

Basketball Goals R&R Item - 0003

04/01/2026 Basketball 04/01/2011 15:00 5,760.29 0.00 5,760.29

$ 5,760.29 $ 0.00 $ 5,760.29

Ceiling Fan Exterior R&R Item - 0058

04/01/2026 Pavillion 04/01/2014 12:00 1,675.72 0.00 1,675.72

$ 1,675.72 $ 0.00 $ 1,675.72

Clean and Seal Slides & Tubes Item - 0057

04/01/2017 Playground 10:00 4,005.00 0.00 4,005.00

$ 4,005.00 $ 0.00 $ 4,005.00

Countertop: Cultured Marble R&R Item - 0006

04/01/2023 Bathrooms 04/01/1988 35:00 1,547.61 0.00 1,547.61

$ 1,547.61 $ 0.00 $ 1,547.61

Countertop: Sink & Faucet R&R Item - 0040

04/01/2023 Bathrooms 04/01/1988 35:00 515.87 0.00 515.87

$ 515.87 $ 0.00 $ 515.87

Electrical Panel Repair Budget Item - 0007

04/01/2018 Pavillion 04/01/2003 15:00 754.70 0.00 754.70

04/01/2033 Pavillion 04/01/2018 15:00 813.47 0.00 813.47

$ 1,568.17 $ 0.00 $ 1,568.17

Fence: Chain Link 10' Color Replace Fabric Item - 0008

06/01/2032 Tennis 06/01/1987 45:00 6,264.67 0.00 6,264.67

$ 6,264.67 $ 0.00 $ 6,264.67

Fence: Chain Link 4' or Less Color Replace Fabric Item - 0041

04/01/2032 Tennis 04/01/1987 45:00 1,618.82 0.00 1,618.82

$ 1,618.82 $ 0.00 $ 1,618.82

Fence: Treated Ranch Rail Replace Item - 0009

04/06/2035 04/06/2010 25:00 1,150.30 0.00 1,150.30

$ 1,150.30 $ 0.00 $ 1,150.30




Expenditures - Items ListingService Est Future Salvage Net


Fiberglass ADA Shower Unit R&R Item - 0016

06/01/2033 Bathrooms 06/01/1988 45:00 $ 4,342.11 $ 0.00 $ 4,342.11

$ 4,342.11 $ 0.00 $ 4,342.11

Gutters & Downspouts 6" Aluminum R&R OGEE Item - 0063

04/01/2017 Pavillion 04/01/1987 30:00 1,141.43 0.00 1,141.43

$ 1,141.43 $ 0.00 $ 1,141.43

Lake: Liner Pipe At Outflow Item - 0062

04/01/2030 13:03 1,068.48 0.00 1,068.48

$ 1,068.48 $ 0.00 $ 1,068.48

Light Fixtures (LS) R&R Item - 0059

04/01/2027 Pavillion 04/01/2002 25:00 1,052.57 0.00 1,052.57

$ 1,052.57 $ 0.00 $ 1,052.57

Motor 2-3.5 HP R&R Item - 0023

04/01/2018 Pool 04/01/2013 5:00 805.01 0.00 805.01

04/01/2020 Pool 04/01/2015 5:00 813.10 0.00 813.10

04/01/2023 Pool 04/01/2018 5:00 825.39 0.00 825.39

04/01/2025 Pool 04/01/2020 5:00 833.68 0.00 833.68

04/01/2028 Pool 04/01/2023 5:00 846.28 0.00 846.28

04/01/2030 Pool 04/01/2025 5:00 854.78 0.00 854.78

04/01/2033 Pool 04/01/2028 5:00 867.70 0.00 867.70

04/01/2035 Pool 04/01/2030 5:00 876.42 0.00 876.42

$ 6,722.36 $ 0.00 $ 6,722.36

Paint: Baths Item - 0011

04/01/2022 Pool 04/01/2012 10:00 718.61 0.00 718.61

04/01/2032 Pool 04/01/2022 10:00 755.45 0.00 755.45

$ 1,474.06 $ 0.00 $ 1,474.06

Paint: Concrete Floor/Deck Item - 0043

04/01/2030 Pavillion 04/01/2015 15:00 599.42 0.00 599.42

04/01/2030 Pool 04/01/2015 15:00 2,788.73 0.00 2,788.73

$ 3,388.15 $ 0.00 $ 3,388.15

Paint: Concrete/Block Surface Item - 0010

04/01/2026 Pavillion 04/01/2011 15:00 685.47 0.00 685.47

04/01/2026 Tennis 04/01/2011 15:00 872.42 0.00 872.42

$ 1,557.89 $ 0.00 $ 1,557.89

Paint: Deck Cover & Cornice Item - 0053

04/01/2023 Pavillion 04/01/2015 8:00 2,701.09 0.00 2,701.09

04/01/2031 Pavillion 04/01/2023 8:00 2,811.30 0.00 2,811.30

$ 5,512.39 $ 0.00 $ 5,512.39

Paint: Decorative Street Posts Metal Item - 0034

04/01/2026 04/01/2016 10:00 879.75 0.00 879.75

04/01/2036 04/01/2026 10:00 924.85 0.00 924.85

$ 1,804.60 $ 0.00 $ 1,804.60

Paint: Metal Handrail Double Item - 0042




Expenditures - Items Items Listing

Service Est Future Salvage Net


Paint: Metal Handrail Double Item - 0042

04/01/2025 04/01/2015 10:00 $ 503.34 $ 0.00 $ 503.34

04/01/2035 04/01/2025 10:00 529.14 0.00 529.14

$ 1,032.48 $ 0.00 $ 1,032.48

Paint: Wrought Iron Fence Item - 0045

04/01/2028 Pool 04/01/2008 20:00 2,005.68 0.00 2,005.68

$ 2,005.68 $ 0.00 $ 2,005.68

Paint: Wrought Iron Rails Item - 0044

04/01/2028 Pavillion 04/01/2008 20:00 596.63 0.00 596.63

$ 596.63 $ 0.00 $ 596.63

Playground (treated) Replace Item - 0014

06/01/2023 Playground 40:00 15,488.95 0.00 15,488.95

$ 15,488.95 $ 0.00 $ 15,488.95

Playground: Playsafe Mulch Add 4" Item - 0015

04/01/2018 Playground 04/01/2015 3:00 513.20 0.00 513.20

04/01/2021 Playground 04/01/2018 3:00 520.95 0.00 520.95

04/01/2024 Playground 04/01/2021 3:00 528.82 0.00 528.82

04/01/2027 Playground 04/01/2024 3:00 536.81 0.00 536.81

04/01/2030 Playground 04/01/2027 3:00 544.92 0.00 544.92

04/01/2033 Playground 04/01/2030 3:00 553.16 0.00 553.16

04/01/2036 Playground 04/01/2033 3:00 561.52 0.00 561.52

$ 3,759.38 $ 0.00 $ 3,759.38

Pool Light Replace Budget Item - 0049

04/01/2017 Pool 04/01/2009 8:00 200.25 0.00 200.25

04/01/2019 Pool 04/01/2011 8:00 202.26 0.00 202.26

04/01/2025 Pool 04/01/2017 8:00 208.42 0.00 208.42

04/01/2027 Pool 04/01/2019 8:00 210.51 0.00 210.51

04/01/2033 Pool 04/01/2025 8:00 216.92 0.00 216.92

04/01/2035 Pool 04/01/2027 8:00 219.10 0.00 219.10

$ 1,257.46 $ 0.00 $ 1,257.46

Pool Replaster Item - 0026

04/01/2017 Pool 04/01/2007 10:00 10,447.65 0.00 10,447.65

04/01/2027 Pool 04/01/2017 10:00 10,983.20 0.00 10,983.20

$ 21,430.85 $ 0.00 $ 21,430.85

Pool Tile R&R Item - 0027

04/01/2017 Pool 04/01/2007 10:00 2,823.53 0.00 2,823.53

04/01/2027 Pool 04/01/2017 10:00 2,968.26 0.00 2,968.26

$ 5,791.79 $ 0.00 $ 5,791.79

Pool: Chaise Lounge Replace Item - 0032

04/01/2022 Pool 04/01/1997 25:00 3,593.07 0.00 3,593.07

$ 3,593.07 $ 0.00 $ 3,593.07

Pool: Table Sets & 4 Chairs Item - 0051

04/01/2026 Pool 04/01/2011 15:00 3,560.91 0.00 3,560.91







Repairs to Common Area Item - 0064

$ 3,560.91 $ 0.00 $ 3,560.91

04/01/2018 1:03 $ 12,075.22 $ 0.00 $ 12,075.22

$ 12,075.22 $ 0.00 $ 12,075.22

Ric-Rac Stone Apron Installed Item - 0036

04/01/2025 04/01/2010 15:00 745.10 0.00 745.10

$ 745.10 $ 0.00 $ 745.10

Sand Filter TR 140: Change Sand Item - 0028

04/01/2017 Pool 04/01/2012 5:00 1,201.50 0.00 1,201.50

04/01/2022 Pool 04/01/2017 5:00 1,231.91 0.00 1,231.91

04/01/2027 Pool 04/01/2022 5:00 1,263.09 0.00 1,263.09

04/01/2032 Pool 04/01/2027 5:00 1,295.06 0.00 1,295.06

$ 4,991.56 $ 0.00 $ 4,991.56

Sand Filter TR140: Change Filter Item - 0029

04/01/2023 Pool 04/01/2003 20:00 5,158.68 0.00 5,158.68

$ 5,158.68 $ 0.00 $ 5,158.68

Sign Entrance: Repaint Item - 0056

04/01/2020 04/01/2015 5:00 813.10 0.00 813.10

04/01/2025 04/01/2020 5:00 833.68 0.00 833.68

04/01/2030 04/01/2025 5:00 854.78 0.00 854.78

04/01/2035 04/01/2030 5:00 876.42 0.00 876.42

$ 3,377.98 $ 0.00 $ 3,377.98

Stain: Stain Wood Playset (LS) Item - 0047

04/01/2025 Playground 10:00 937.89 0.00 937.89

$ 937.89 $ 0.00 $ 937.89

Stain: Wood Ranch Rail Fence Item - 0048

04/01/2025 04/01/2015 10:00 284.49 0.00 284.49

04/01/2035 04/01/2025 10:00 299.08 0.00 299.08

$ 583.57 $ 0.00 $ 583.57

Table Glass Replace Item - 0050

04/01/2026 Pavillion 04/01/2001 25:00 3,770.37 0.00 3,770.37

$ 3,770.37 $ 0.00 $ 3,770.37

Tennis Court: Recoat Item - 0037

04/01/2020 Tennis 6:00 5,285.17 0.00 5,285.17

04/01/2026 Tennis 9:03 5,446.10 0.00 5,446.10

$ 10,731.27 $ 0.00 $ 10,731.27

Tennis Courts: Rebuild Item - 0038

06/01/2032 Tennis 06/01/1988 44:00 45,364.82 0.00 45,364.82

$ 45,364.82 $ 0.00 $ 45,364.82

Toilet R&R Item - 0020

06/01/2023 Bathrooms 06/01/1988 35:00 2,013.56 0.00 2,013.56







Urinal R&R Item - 0021

$ 2,013.56 $ 0.00 $ 2,013.56

06/01/2023 Bathrooms 06/01/1988 35:00 $ 438.85 $ 0.00 $ 438.85

$ 438.85 $ 0.00 $ 438.85

VGB Drain Grates Item - 0030

04/01/2020 Pool 04/01/2013 7:00 1,321.29 0.00 1,321.29

04/01/2027 Pool 04/01/2020 7:00 1,368.35 0.00 1,368.35

04/01/2034 Pool 04/01/2027 7:00 1,417.08 0.00 1,417.08

$ 4,106.72 $ 0.00 $ 4,106.72

Water Bubbler: SGL R&R Item - 0055

04/01/2018 Pool 04/01/1988 30:00 352.19 0.00 352.19

$ 352.19 $ 0.00 $ 352.19

Windscreens Item - 0054

04/01/2022 Pool 04/01/2014 8:00 376.31 0.00 376.31

04/01/2022 Tennis 04/01/2014 8:00 1,178.94 0.00 1,178.94

04/01/2030 Pool 04/01/2022 8:00 391.66 0.00 391.66

04/01/2030 Tennis 04/01/2022 8:00 1,227.04 0.00 1,227.04

$ 3,173.95 $ 0.00 $ 3,173.95




Expenditures - MatrixDescription 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026Asphalt Parking/Drives: Mill & OveAsphalt Parking/Drives: Sealcoat, 1,141Basketball Court: Overlay (1/2 CoBasketball Court: Seal & Stripe 2,002 2,053Basketball Goals R&R 5,760Cedar Shake Roof ReplaceCeiling Fan Exterior R&R 1,675Clean and Seal Slides & Tubes 4,005Countertop: Cultured Marble R&R 1,547Countertop: Sink & Faucet R&R 515Electrical Panel Repair Budget 754Fence: Chain Link 10' Color ReplaFence: Chain Link 4' or Less ColorFence: Treated Ranch Rail ReplacFiberglass ADA Shower Unit R&RGutters & Downspouts 6" Aluminu 1,141Lake: Liner Pipe At OutflowLight Fixtures (LS) R&RMotor 2-3.5 HP R&R 805 813 825 833Paint: Baths 718Paint: Concrete Floor/DeckPaint: Concrete/Block Surface 1,557Paint: Deck Cover & Cornice 2,701Paint: Decorative Street Posts Met 879Paint: Metal Handrail Double 503Paint: Wrought Iron FencePaint: Wrought Iron RailsPlayground (treated) Replace 15,488Playground: Playsafe Mulch Add 4 513 520 528Pool Light Replace Budget 200 202 208Pool Replaster 10,447Pool Tile R&R 2,823Pool: Chaise Lounge Replace 3,593




Expenditures - Matrix

Description 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026Pool: Table Sets & 4 Chairs 3,560Repairs to Common Area 12,075Ric-Rac Stone Apron Installed 745Sand Filter TR 140: Change Sand 1,201 1,231Sand Filter TR140: Change Filter 5,158Sign Entrance: Repaint 813 833Stain: Stain Wood Playset (LS) 937Stain: Wood Ranch Rail Fence 284Table Glass Replace 3,770Tennis Court: Recoat 5,285 5,446Tennis Courts: RebuildToilet R&R 2,013Urinal R&R 438VGB Drain Grates 1,321Water Bubbler: SGL R&R 352Windscreens 1,555

22,963 14,500 202 8,232 520 9,152 28,690 528 4,346 22,651





Description 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036Asphalt Parking/Drives: Mill & Ove 10,943Asphalt Parking/Drives: Sealcoat,Basketball Court: Overlay (1/2 Co 9,634Basketball Court: Seal & Stripe 2,169Basketball Goals R&RCedar Shake Roof ReplaceCeiling Fan Exterior R&RClean and Seal Slides & TubesCountertop: Cultured Marble R&RCountertop: Sink & Faucet R&RElectrical Panel Repair Budget 813Fence: Chain Link 10' Color Repla 6,264Fence: Chain Link 4' or Less Color 1,618Fence: Treated Ranch Rail Replac 1,150Fiberglass ADA Shower Unit R&R 4,342Gutters & Downspouts 6" AluminuLake: Liner Pipe At Outflow 1,068Light Fixtures (LS) R&R 1,052Motor 2-3.5 HP R&R 846 854 867 876Paint: Baths 755Paint: Concrete Floor/Deck 3,388Paint: Concrete/Block SurfacePaint: Deck Cover & Cornice 2,811Paint: Decorative Street Posts Met 924Paint: Metal Handrail Double 529Paint: Wrought Iron Fence 2,005Paint: Wrought Iron Rails 596Playground (treated) ReplacePlayground: Playsafe Mulch Add 4 536 544 553 561Pool Light Replace Budget 210 216 219Pool Replaster 10,983Pool Tile R&R 2,968Pool: Chaise Lounge Replace





Description 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036Pool: Table Sets & 4 ChairsRepairs to Common AreaRic-Rac Stone Apron InstalledSand Filter TR 140: Change Sand 1,263 1,295Sand Filter TR140: Change FilterSign Entrance: Repaint 854 876Stain: Stain Wood Playset (LS)Stain: Wood Ranch Rail Fence 299Table Glass ReplaceTennis Court: RecoatTennis Courts: Rebuild 45,364Toilet R&RUrinal R&RVGB Drain Grates 1,368 1,417Water Bubbler: SGL R&RWindscreens 1,618

18,382 24,026 8,329 2,811 55,298 8,962 1,417 3,950 1,486




Expenditures - By CategoryDescription 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026

Basketball 2,002 2,053 5,760

Countertop 2,063

Electrical 754

Gutter & Metal 1,141

Light Fixture 1,675

Paint 718 2,701 1,725 1,557

Pavement 1,141

Playground 4,005 513 520 15,488 528

Plumbing 352 2,452

Pool 14,672 805 202 2,134 1,231 5,984 1,042

Pool F&F 3,593 7,331

Signage 813 833 879

Site Infrastructure 12,075 745

Tennis 5,285 1,555 5,446

22,963 14,500 202 8,232 520 9,152 28,690 528 4,346 22,651




Expenditures - By Category

Description 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036

Basketball 9,634 2,169

Electrical 813

Fence 7,883 1,150

Light Fixture 1,052

Paint 2,602 3,388 2,811 755 828

Pavement 10,943

Playground 536 544 553 561

Plumbing 4,342

Pool 16,793 846 854 1,295 1,084 1,417 1,095

Signage 854 876 924

Site Infrastructure 1,068

Tennis 1,618 45,364

18,382 24,026 0 8,329 2,811 55,298 8,962 1,417 3,950 1,486




Expenditures - By YearService Est Future Salvage Net

Date Description Location Date Life Cost Value Expenditure

Year --2017

Basketball

04/01/2017 Basketball Court: Seal & Stripe Basketball 5:00 $ 2,002.50 $ 0.00 $ 2,002.50

Gutter & Metal

04/01/2017 Gutters & Downspouts 6" Pavillion 04/01/1987 30:00 1,141.43 0.00 1,141.43

Pavement

04/01/2017 Asphalt Parking/Drives: Pavillion 10:00 1,141.43 0.00 1,141.43

Playground

04/01/2017 Clean and Seal Slides & Playground 10:00 4,005.00 0.00 4,005.00

Pool

04/01/2017 Pool Light Replace Budget Pool 04/01/2009 8:00 200.25 0.00 200.25

04/01/2017 Pool Replaster Pool 04/01/2007 10:00 10,447.65 0.00 10,447.65

04/01/2017 Pool Tile R&R Pool 04/01/2007 10:00 2,823.53 0.00 2,823.53

04/01/2017 Sand Filter TR 140: Change Pool 04/01/2012 5:00 1,201.50 0.00 1,201.50

$ 22,963.29 $ 0.00 $ 22,963.29

Year --2018

Electrical

04/01/2018 Electrical Panel Repair Budget Pavillion 04/01/2003 15:00 754.70 0.00 754.70

Playground

04/01/2018 Playground: Playsafe Mulch Playground 04/01/2015 3:00 513.20 0.00 513.20

Plumbing

04/01/2018 Water Bubbler: SGL R&R Pool 04/01/1988 30:00 352.19 0.00 352.19

Pool

04/01/2018 Motor 2-3.5 HP R&R Pool 04/01/2013 5:00 805.01 0.00 805.01

Site Infrastructure

04/01/2018 Repairs to Common Area 1:03 12,075.22 0.00 12,075.22

$ 14,500.32 $ 0.00 $ 14,500.32

Year --2019

Pool


$ 202.26 $ 0.00 $ 202.26

Year --2020

Pool

04/01/2020 Motor 2-3.5 HP R&R Pool 04/01/2015 5:00 813.10 0.00 813.10

04/01/2020 VGB Drain Grates Pool 04/01/2013 7:00 1,321.29 0.00 1,321.29

Signage

04/01/2020 Sign Entrance: Repaint 04/01/2015 5:00 813.10 0.00 813.10

Tennis

04/01/2020 Tennis Court: Recoat Tennis 6:00 5,285.17 0.00 5,285.17

$ 8,232.66 $ 0.00 $ 8,232.66

Year --2021

Playground


$ 520.95 $ 0.00 $ 520.95

Year --2022




Expenditures - By Year



Basketball

04/01/2022 Basketball Court: Seal & Stripe Basketball 5:03 $ 2,053.18 $ 0.00 $ 2,053.18

Paint

04/01/2022 Paint: Baths Pool 04/01/2012 10:00 718.61 0.00 718.61

Pool


Pool F&F

04/01/2022 Pool: Chaise Lounge Replace Pool 04/01/1997 25:00 3,593.07 0.00 3,593.07

Tennis

04/01/2022 Windscreens Pool 04/01/2014 8:00 376.31 0.00 376.31

04/01/2022 Windscreens Tennis 04/01/2014 8:00 1,178.94 0.00 1,178.94

$ 9,152.02 $ 0.00 $ 9,152.02

Year --2023

Countertop

04/01/2023 Countertop: Cultured Marble Bathrooms 04/01/1988 35:00 1,547.61 0.00 1,547.61

04/01/2023 Countertop: Sink & Faucet Bathrooms 04/01/1988 35:00 515.87 0.00 515.87

Paint

04/01/2023 Paint: Deck Cover & Cornice Pavillion 04/01/2015 8:00 2,701.09 0.00 2,701.09

Playground

06/01/2023 Playground (treated) Replace Playground 40:00 15,488.95 0.00 15,488.95

Plumbing

06/01/2023 Toilet R&R Bathrooms 06/01/1988 35:00 2,013.56 0.00 2,013.56

06/01/2023 Urinal R&R Bathrooms 06/01/1988 35:00 438.85 0.00 438.85

Pool

04/01/2023 Motor 2-3.5 HP R&R Pool 04/01/2018 5:00 825.39 0.00 825.39

04/01/2023 Sand Filter TR140: Change Pool 04/01/2003 20:00 5,158.68 0.00 5,158.68

$ 28,690.00 $ 0.00 $ 28,690.00

Year --2024

Playground


$ 528.82 $ 0.00 $ 528.82

Year --2025

Paint

04/01/2025 Paint: Metal Handrail Double 04/01/2015 10:00 503.34 0.00 503.34

04/01/2025 Stain: Stain Wood Playset (LS) Playground 10:00 937.89 0.00 937.89

04/01/2025 Stain: Wood Ranch Rail Fence 04/01/2015 10:00 284.49 0.00 284.49

Pool

04/01/2025 Motor 2-3.5 HP R&R Pool 04/01/2020 5:00 833.68 0.00 833.68


Signage


Site Infrastructure

04/01/2025 Ric-Rac Stone Apron Installed 04/01/2010 15:00 745.10 0.00 745.10

$ 4,346.60 $ 0.00 $ 4,346.60

Year --2026






Basketball

04/01/2026 Basketball Goals R&R Basketball 04/01/2011 15:00 $ 5,760.29 $ 0.00 $ 5,760.29

Light Fixture

04/01/2026 Ceiling Fan Exterior R&R Pavillion 04/01/2014 12:00 1,675.72 0.00 1,675.72

Paint

04/01/2026 Paint: Concrete/Block Surface Pavillion 04/01/2011 15:00 685.47 0.00 685.47

04/01/2026 Paint: Concrete/Block Surface Tennis 04/01/2011 15:00 872.42 0.00 872.42

Pool F&F

04/01/2026 Pool: Table Sets & 4 Chairs Pool 04/01/2011 15:00 3,560.91 0.00 3,560.91

04/01/2026 Table Glass Replace Pavillion 04/01/2001 25:00 3,770.37 0.00 3,770.37

Signage

04/01/2026 Paint: Decorative Street Posts 04/01/2016 10:00 879.75 0.00 879.75

Tennis

04/01/2026 Tennis Court: Recoat Tennis 9:03 5,446.10 0.00 5,446.10

$ 22,651.03 $ 0.00 $ 22,651.03

Year --2027

Light Fixture

04/01/2027 Light Fixtures (LS) R&R Pavillion 04/01/2002 25:00 1,052.57 0.00 1,052.57

Playground


Pool


04/01/2027 Pool Replaster Pool 04/01/2017 10:00 10,983.20 0.00 10,983.20

04/01/2027 Pool Tile R&R Pool 04/01/2017 10:00 2,968.26 0.00 2,968.26



$ 18,382.79 $ 0.00 $ 18,382.79

Year --2028

Basketball

06/01/2028 Basketball Court: Overlay (1/2 Basketball 06/01/1988 40:00 9,634.46 0.00 9,634.46

Paint

04/01/2028 Paint: Wrought Iron Fence Pool 04/01/2008 20:00 2,005.68 0.00 2,005.68

04/01/2028 Paint: Wrought Iron Rails Pavillion 04/01/2008 20:00 596.63 0.00 596.63

Pavement

06/01/2028 Asphalt Parking/Drives: Mill & Pavillion 06/01/1988 40:00 10,943.05 0.00 10,943.05

Pool

04/01/2028 Motor 2-3.5 HP R&R Pool 04/01/2023 5:00 846.28 0.00 846.28

$ 24,026.10 $ 0.00 $ 24,026.10

Year --2030

Paint

04/01/2030 Paint: Concrete Floor/Deck Pavillion 04/01/2015 15:00 599.42 0.00 599.42

04/01/2030 Paint: Concrete Floor/Deck Pool 04/01/2015 15:00 2,788.73 0.00 2,788.73

Playground


Pool

04/01/2030 Motor 2-3.5 HP R&R Pool 04/01/2025 5:00 854.78 0.00 854.78






Signage

04/01/2030 Sign Entrance: Repaint 04/01/2025 5:00 $ 854.78 $ 0.00 $ 854.78

Site Infrastructure

04/01/2030 Lake: Liner Pipe At Outflow 13:03 1,068.48 0.00 1,068.48

Tennis

04/01/2030 Windscreens Pool 04/01/2022 8:00 391.66 0.00 391.66

04/01/2030 Windscreens Tennis 04/01/2022 8:00 1,227.04 0.00 1,227.04

$ 8,329.81 $ 0.00 $ 8,329.81

Year --2031

Paint

04/01/2031 Paint: Deck Cover & Cornice Pavillion 04/01/2023 8:00 2,811.30 0.00 2,811.30

$ 2,811.30 $ 0.00 $ 2,811.30

Year --2032

Fence

04/01/2032 Fence: Chain Link 4' or Less Tennis 04/01/1987 45:00 1,618.82 0.00 1,618.82

06/01/2032 Fence: Chain Link 10' Color Tennis 06/01/1987 45:00 6,264.67 0.00 6,264.67

Paint

04/01/2032 Paint: Baths Pool 04/01/2022 10:00 755.45 0.00 755.45

Pool


Tennis

06/01/2032 Tennis Courts: Rebuild Tennis 06/01/1988 44:00 45,364.82 0.00 45,364.82

$ 55,298.82 $ 0.00 $ 55,298.82

Year --2033

Basketball

04/01/2033 Basketball Court: Seal & Stripe Basketball 16:03 2,169.25 0.00 2,169.25

Electrical

04/01/2033 Electrical Panel Repair Budget Pavillion 04/01/2018 15:00 813.47 0.00 813.47

Playground


Plumbing

06/01/2033 Fiberglass ADA Shower Unit Bathrooms 06/01/1988 45:00 4,342.11 0.00 4,342.11

Pool

04/01/2033 Motor 2-3.5 HP R&R Pool 04/01/2028 5:00 867.70 0.00 867.70


$ 8,962.61 $ 0.00 $ 8,962.61

Year --2034

Pool


$ 1,417.08 $ 0.00 $ 1,417.08

Year --2035

Fence

04/06/2035 Fence: Treated Ranch Rail 04/06/2010 25:00 1,150.30 0.00 1,150.30

Paint

04/01/2035 Paint: Metal Handrail Double 04/01/2025 10:00 529.14 0.00 529.14




Expenditures - By Year



04/01/2035 Stain: Wood Ranch Rail Fence 04/01/2025 10:00 $ 299.08 $ 0.00 $ 299.08

Pool

04/01/2035 Motor 2-3.5 HP R&R Pool 04/01/2030 5:00 876.42 0.00 876.42


Signage


$ 3,950.46 $ 0.00 $ 3,950.46

Year --2036

Playground


Signage

04/01/2036 Paint: Decorative Street Posts 04/01/2026 10:00 924.85 0.00 924.85

$ 1,486.37 $ 0.00 $ 1,486.37




Item Parameters - DetailReplace Current Est Adj Rem Future

Code Location Description Condition Date Quantity Cost Life Life Life Cost

Asphalt Parking/Drives: Mill & Overlay 1.5" SY @ 13.60910-000-0060 Pavillion 06/01/2028 760.00 $ 10,336.00 40:00 40:00 11:05 $ 10,943.05

760.00 $ 10,336.00 $ 10,943.05

Asphalt Parking/Drives: Sealcoat, Repair SY @ 1.50920-001-0061 Pavillion 04/01/2017 760.00 $ 1,140.00 10:00 10:00 0:03 $ 1,141.43

920-002-0061 Pavillion 04/01/2038 760.00 1,140.00 10:00 21:03 21:03 1,267.77

920-003-0061 Pavillion 04/01/2048 760.00 1,140.00 10:00 31:03 31:03 1,332.75

2280.00 $ 3,420.00 $ 3,741.95

Basketball Court: Overlay (1/2 Court) EA @ 14 ,000.00910-000-0001 Basketball Poor 06/01/2028 0.65 $ 9,100.00 40:00 40:00 11:05 $ 9,634.46

0.65 $ 9,100.00 $ 9,634.46

Basketball Court: Seal & Stripe @ 2 ,000.00920-001-0002 Basketball Poor 04/01/2017 1.00 $ 2,000.00 5:00 5:00 0:03 $ 2,002.50

920-002-0002 Basketball 04/01/2022 1.00 2,000.00 5:00 5:03 5:03 2,053.18

920-003-0002 Basketball 04/01/2033 1.00 2,000.00 5:00 16:03 16:03 2,169.25

920-004-0002 Basketball 04/01/2038 1.00 2,000.00 5:00 21:03 21:03 2,224.15

4.00 $ 8,000.00 $ 8,449.08

Basketball Goals R&R EA @ 2 ,750.00910-000-0003 Basketball Marginal 04/01/2026 2.00 $ 5,500.00 15:00 15:00 9:03 $ 5,760.29

2.00 $ 5,500.00 $ 5,760.29

Cedar Shake Roof Replace SF @ 11.75910-000-0052 Pavillion 06/01/2038 1460.00 $ 17,155.00 50:00 50:00 21:05 $ 19,093.55

1460.00 $ 17,155.00 $ 19,093.55

Ceiling Fan Exterior R&R EA @ 400.00910-000-0058 Pavillion 04/01/2026 4.00 $ 1,600.00 12:00 12:00 9:03 $ 1,675.72

4.00 $ 1,600.00 $ 1,675.72




Item Parameters - Detail

Replace Current Est Adj Rem Future


Clean and Seal Slides & Tubes SF @ 20.00910-000-0057 Playground 04/01/2017 200.00 $ 4,000.00 10:00 10:00 0:03 $ 4,005.00

200.00 $ 4,000.00 $ 4,005.00

Countertop: Cultured Marble R&R SF @ 60.00910-000-0006 Bathrooms 04/01/2023 25.00 $ 1,500.00 35:00 35:00 6:03 $ 1,547.61

25.00 $ 1,500.00 $ 1,547.61

Countertop: Sink & Faucet R&R EA @ 250.00910-000-0040 Bathrooms 04/01/2023 2.00 $ 500.00 35:00 35:00 6:03 $ 515.87

2.00 $ 500.00 $ 515.87

Electrical Panel Repair Budget LS @ 1.00910-000-0007 Pavillion 04/01/2018 750.00 $ 750.00 15:00 15:00 1:03 $ 754.70

750.00 $ 750.00 $ 754.70

Fence: Chain Link 10' Color Replace Fabric LF @ 20.00910-000-0008 Tennis 06/01/2032 290.00 $ 5,800.00 45:00 45:00 15:05 $ 6,264.67

290.00 $ 5,800.00 $ 6,264.67

Fence: Chain Link 4' or Less Color Replace Fabric LF @ 10.00910-000-0041 Tennis 04/01/2032 150.00 $ 1,500.00 45:00 45:00 15:03 $ 1,618.82

150.00 $ 1,500.00 $ 1,618.82

Fence: Treated Ranch Rail Replace LF @ 10.50910-000-0009 04/06/2035 100.00 $ 1,050.00 25:00 25:00 18:03 $ 1,150.30

100.00 $ 1,050.00 $ 1,150.30

Fiberglass ADA Shower Unit R&R EA @ 2 ,000.00910-000-0016 Bathrooms 06/01/2033 2.00 $ 4,000.00 45:00 45:00 16:05 $ 4,342.11

2.00 $ 4,000.00 $ 4,342.11

Gutters & Downspouts 6" Aluminum R&R OGEE LF @ 6.00910-000-0063 Pavillion 04/01/2017 190.00 $ 1,140.00 30:00 30:00 0:03 $ 1,141.43

190.00 $ 1,140.00 $ 1,141.43







Lake: Liner Pipe At Outflow LS @ 1.00910-000-0062 04/01/2030 1000.00 $ 1,000.00 10:00 13:03 13:03 $ 1,068.48

1000.00 $ 1,000.00 $ 1,068.48

Light Fixtures (LS) R&R LS @ 1.00910-000-0059 Pavillion 04/01/2027 1000.00 $ 1,000.00 25:00 25:00 10:03 $ 1,052.57

1000.00 $ 1,000.00 $ 1,052.57

Motor 2-3.5 HP R&R EA @ 800.00920-001-0023 Pool 04/01/2018 1.00 $ 800.00 5:00 5:00 1:03 $ 805.01

920-002-0023 Pool 04/01/2020 1.00 800.00 5:00 5:00 3:03 813.10

2.00 $ 1,600.00 $ 1,618.11

Paint: Baths EA @ 350.00910-000-0011 Pool 04/01/2022 2.00 $ 700.00 10:00 10:00 5:03 $ 718.61

2.00 $ 700.00 $ 718.61

Paint: Concrete Floor/Deck SF @ 0.75920-001-0043 Pavillion 04/01/2030 748.00 $ 561.00 15:00 15:00 13:03 $ 599.42

920-002-0043 Pool 04/01/2030 3480.00 2,610.00 15:00 15:00 13:03 2,788.73

4228.00 $ 3,171.00 $ 3,388.15

Paint: Concrete/Block Surface SF @ 0.85920-001-0010 Pavillion 04/01/2026 770.00 $ 654.50 15:00 15:00 9:03 $ 685.47

920-002-0010 Tennis 04/01/2026 980.00 833.00 15:00 15:00 9:03 872.42

1750.00 $ 1,487.50 $ 1,557.89

Paint: Deck Cover & Cornice SF @ 3.50910-000-0053 Pavillion 04/01/2023 748.00 $ 2,618.00 8:00 8:00 6:03 $ 2,701.09

748.00 $ 2,618.00 $ 2,701.09

Paint: Decorative Street Posts Metal EA @ 40.00910-000-0034 04/01/2026 21.00 $ 840.00 10:00 10:00 9:03 $ 879.75

21.00 $ 840.00 $ 879.75







Paint: Metal Handrail Double LF @ 3.50910-000-0042 04/01/2025 138.00 $ 483.00 10:00 10:00 8:03 $ 503.34

138.00 $ 483.00 $ 503.34

Paint: Wrought Iron Fence LF @ 8.00910-000-0045 Pool 04/01/2028 237.00 $ 1,896.00 20:00 20:00 11:03 $ 2,005.68

237.00 $ 1,896.00 $ 2,005.68

Paint: Wrought Iron Rails LF @ 6.00910-000-0044 Pavillion 04/01/2028 94.00 $ 564.00 20:00 20:00 11:03 $ 596.63

94.00 $ 564.00 $ 596.63

Playground (treated) Replace EA @ 15 ,000.00910-000-0014 Playground Marginal 06/01/2023 1.00 $ 15,000.00 40:00 40:00 6:05 $ 15,488.95

1.00 $ 15,000.00 $ 15,488.95

Playground: Playsafe Mulch Add 4" CY @ 30.00910-000-0015 Playground Marginal 04/01/2018 17.00 $ 510.00 3:00 3:00 1:03 $ 513.20

17.00 $ 510.00 $ 513.20

Pool Light Replace Budget EA @ 200.00920-001-0049 Pool 04/01/2017 1.00 $ 200.00 8:00 8:00 0:03 $ 200.25

920-002-0049 Pool 04/01/2019 1.00 200.00 8:00 8:00 2:03 202.26

2.00 $ 400.00 $ 402.51

Pool Replaster SF Surfa @ 4.65910-000-0026 Pool Aged 04/01/2017 2244.00 $ 10,434.60 10:00 10:00 0:03 $ 10,447.65

2244.00 $ 10,434.60 $ 10,447.65

Pool Tile R&R LF @ 15.00910-000-0027 Pool Poor 04/01/2017 188.00 $ 2,820.00 10:00 10:00 0:03 $ 2,823.53

188.00 $ 2,820.00 $ 2,823.53

Pool: Chaise Lounge Replace EA @ 250.00910-000-0032 Pool 04/01/2022 14.00 $ 3,500.00 25:00 25:00 5:03 $ 3,593.07

14.00 $ 3,500.00 $ 3,593.07







Pool: Table Sets & 4 Chairs EA @ 850.00910-000-0051 Pool 04/01/2026 4.00 $ 3,400.00 15:00 15:00 9:03 $ 3,560.91

4.00 $ 3,400.00 $ 3,560.91

Repairs to Common Area LS @ 1.00910-000-0064 04/01/2018 12000.00 $ 12,000.00 1:00 1:03 1:03 $ 12,075.22

12000.00 $ 12,000.00 $ 12,075.22

Ric-Rac Stone Apron Installed CY @ 65.00910-000-0036 04/01/2025 11.00 $ 715.00 15:00 15:00 8:03 $ 745.10

11.00 $ 715.00 $ 745.10

Sand Filter TR 140: Change Sand EA @ 600.00910-000-0028 Pool 04/01/2017 2.00 $ 1,200.00 5:00 5:00 0:03 $ 1,201.50

2.00 $ 1,200.00 $ 1,201.50

Sand Filter TR140: Change Filter EA @ 2 ,500.00910-000-0029 Pool 04/01/2023 2.00 $ 5,000.00 20:00 20:00 6:03 $ 5,158.68

2.00 $ 5,000.00 $ 5,158.68

Sign Entrance: Repaint EA @ 400.00910-000-0056 04/01/2020 2.00 $ 800.00 5:00 5:00 3:03 $ 813.10

2.00 $ 800.00 $ 813.10

Stain: Stain Wood Playset (LS) LS @ 1.00910-000-0047 Playground 04/01/2025 900.00 $ 900.00 10:00 10:00 8:03 $ 937.89

900.00 $ 900.00 $ 937.89

Stain: Wood Ranch Rail Fence LF @ 3.00910-000-0048 04/01/2025 91.00 $ 273.00 10:00 10:00 8:03 $ 284.49

91.00 $ 273.00 $ 284.49

Table Glass Replace EA @ 450.00910-000-0050 Pavillion 04/01/2026 8.00 $ 3,600.00 25:00 25:00 9:03 $ 3,770.37

8.00 $ 3,600.00 $ 3,770.37







Tennis Court: Recoat EA @ 2 ,600.00920-001-0037 Tennis 04/01/2020 2.00 $ 5,200.00 6:00 6:00 3:03 $ 5,285.17

920-002-0037 Tennis 04/01/2026 2.00 5,200.00 6:00 9:03 9:03 5,446.10

920-003-0037 Tennis 04/01/2038 2.00 5,200.00 6:00 21:03 21:03 5,782.79

920-004-0037 Tennis 04/01/2044 2.00 5,200.00 6:00 27:03 27:03 5,958.87

8.00 $ 20,800.00 $ 22,472.93

Tennis Courts: Rebuild EA @ 21 ,000.00910-000-0038 Tennis 06/01/2032 2.00 $ 42,000.00 40:00 44:00 15:05 $ 45,364.82

2.00 $ 42,000.00 $ 45,364.82

Toilet R&R EA @ 650.00910-000-0020 Bathrooms 06/01/2023 3.00 $ 1,950.00 35:00 35:00 6:05 $ 2,013.56

3.00 $ 1,950.00 $ 2,013.56

Urinal R&R EA @ 425.00910-000-0021 Bathrooms 06/01/2023 1.00 $ 425.00 35:00 35:00 6:05 $ 438.85

1.00 $ 425.00 $ 438.85

VGB Drain Grates EA @ 650.00910-000-0030 Pool 04/01/2020 2.00 $ 1,300.00 7:00 7:00 3:03 $ 1,321.29

2.00 $ 1,300.00 $ 1,321.29

Water Bubbler: SGL R&R EA @ 350.00910-000-0055 Pool 04/01/2018 1.00 $ 350.00 30:00 30:00 1:03 $ 352.19

1.00 $ 350.00 $ 352.19

Windscreens SF @ 0.58920-001-0054 Pool 04/01/2022 632.00 $ 366.56 8:00 8:00 5:03 $ 376.31

920-002-0054 Tennis 04/01/2022 1980.00 1,148.40 8:00 8:00 5:03 1,178.94

2612.00 $ 1,514.96 $ 1,555.25

33554.65 $ 219,603.06 $ 232,063.97




Item Parameters - Full DetailAsphalt Parking/Drives: Mill & Overlay 1.5"

Item Number 60 Measurement Basis SYType Common Area Estimated Useful Life 40:00

Category Pavement Basis Cost 13.60Tracking Logistical Salvage Value $ 0.00Method Fixed

Service Replace Rem Adj Replacement Cost

Location Desc. Condition Date Date Life Life Quantity Current FuturePavillion 06/01/1988 06/01/2028 11:05 40:00 760.00 $ 10,336.00 $ 10,943.05

$ 10,336.00 $ 10,943.05

Comments




Item Parameters - Full Detail

Asphalt Parking/Drives: Sealcoat, Repair

Item Number 61 Measurement Basis SYType Common Area Estimated Useful Life 10:00

Category Pavement Basis Cost 1.50Tracking Logistical Salvage Value $ 0.00Method One Time


Location Desc. Condition Date Date Life Life Quantity Current FuturePavillion 04/01/2017 0:03 10:00 760.00 $ 1,140.00 $ 1,141.43

Pavillion 04/01/2038 21:03 21:03 760.00 $ 1,140.00 $ 1,267.77

Pavillion 04/01/2048 31:03 31:03 760.00 $ 1,140.00 $ 1,332.75

$ 3,420.00 $ 3,741.95

Comments





Basketball Court: Overlay (1/2 Court)

Item Number 1 Measurement Basis EAType Common Area Estimated Useful Life 40:00

Category Basketball Basis Cost 14,000.00Tracking Logistical Salvage Value $ 0.00Method Fixed


Location Desc. Condition Date Date Life Life Quantity Current FutureBasketball Poor 06/01/1988 06/01/2028 11:05 40:00 0.65 $ 9,100.00 $ 9,634.46

$ 9,100.00 $ 9,634.46

Comments

1/2 Court





Basketball Court: Seal & Stripe

Item Number 2 Measurement BasisType Common Area Estimated Useful Life 5:00

Category Basketball Basis Cost 2,000.00Tracking Logistical Salvage Value $ 0.00Method One Time


Location Desc. Condition Date Date Life Life Quantity Current FutureBasketball Poor 04/01/2017 0:03 5:00 1.00 $ 2,000.00 $ 2,002.50

Basketball 04/01/2022 5:03 5:03 1.00 $ 2,000.00 $ 2,053.18

Basketball 04/01/2033 16:03 16:03 1.00 $ 2,000.00 $ 2,169.25

Basketball 04/01/2038 21:03 21:03 1.00 $ 2,000.00 $ 2,224.15

$ 8,000.00 $ 8,449.08

Comments

1/2 court





Basketball Goals R&R


Category Basketball Basis Cost 2,750.00Tracking Logistical Salvage Value $ 0.00Method Fixed


Location Desc. Condition Date Date Life Life Quantity Current FutureBasketball Marginal 04/01/2011 04/01/2026 9:03 15:00 2.00 $ 5,500.00 $ 5,760.29

$ 5,500.00 $ 5,760.29

Comments

Broken backboard

Goals are a lower level commercial goal.





Cedar Shake Roof Replace

Item Number 52 Measurement Basis SFType Common Area Estimated Useful Life 50:00

Category Roofing Basis Cost 11.75Tracking Logistical Salvage Value $ 0.00Method Fixed



$ 17,155.00 $ 19,093.55

Comments





Ceiling Fan Exterior R&R


Category Light Fixture Basis Cost 400.00Tracking Logistical Salvage Value $ 0.00Method Fixed



$ 1,600.00 $ 1,675.72

Comments





Clean and Seal Slides & Tubes


Category Playground Basis Cost 20.00Tracking Logistical Salvage Value $ 0.00Method One Time


Location Desc. Condition Date Date Life Life Quantity Current FuturePlayground 04/01/2017 0:03 10:00 200.00 $ 4,000.00 $ 4,005.00

$ 4,000.00 $ 4,005.00

Comments





Countertop: Cultured Marble R&R


Category Countertop Basis Cost 60.00Tracking Logistical Salvage Value $ 0.00Method Fixed


Location Desc. Condition Date Date Life Life Quantity Current FutureBathrooms 04/01/1988 04/01/2023 6:03 35:00 25.00 $ 1,500.00 $ 1,547.61

$ 1,500.00 $ 1,547.61

Comments

The apron under the tops does not allow for wheelchair clearance.ADA pipes under sinks are not wrapped.





Countertop: Sink & Faucet R&R


Category Countertop Basis Cost 250.00Tracking Logistical Salvage Value $ 0.00Method Fixed


Location Desc. Condition Date Date Life Life Quantity Current FutureBathrooms 04/01/1988 04/01/2023 6:03 35:00 2.00 $ 500.00 $ 515.87

$ 500.00 $ 515.87

Comments





Electrical Panel Repair Budget

Item Number 7 Measurement Basis LSType Common Area Estimated Useful Life 15:00

Category Electrical Basis Cost 1.00Tracking Logistical Salvage Value $ 0.00Method Fixed


Location Desc. Condition Date Date Life Life Quantity Current FuturePavillion 04/01/2003 04/01/2018 1:03 15:00 750.00 $ 750.00 $ 754.70

$ 750.00 $ 754.70

Comments

Could not gain access to pump room

This item is a placeholder budget item





Fence: Chain Link 10' Color Replace Fabric

Item Number 8 Measurement Basis LFType Common Area Estimated Useful Life 45:00

Category Fence Basis Cost 20.00Tracking Logistical Salvage Value $ 0.00Method Fixed


Location Desc. Condition Date Date Life Life Quantity Current FutureTennis 06/01/1987 06/01/2032 15:05 45:00 290.00 $ 5,800.00 $ 6,264.67

$ 5,800.00 $ 6,264.67

Comments





Fence: Chain Link 4' or Less Color Replace Fabric





$ 1,500.00 $ 1,618.82

Comments





Fence: Treated Ranch Rail Replace




Location Desc. Condition Date Date Life Life Quantity Current Future04/06/2010 04/06/2035 18:03 25:00 100.00 $ 1,050.00 $ 1,150.30

$ 1,050.00 $ 1,150.30

Comments





Fiberglass ADA Shower Unit R&R


Category Plumbing Basis Cost 2,000.00Tracking Logistical Salvage Value $ 0.00Method Fixed



$ 4,000.00 $ 4,342.11

Comments





Gutters & Downspouts 6" Aluminum R&R OGEE


Category Gutter & Metal Basis Cost 6.00Tracking Logistical Salvage Value $ 0.00Method Fixed



$ 1,140.00 $ 1,141.43

Comments





Lake: Liner Pipe At Outflow


Category Site Infrastructure Basis Cost 1.00Tracking Logistical Salvage Value $ 0.00Method One Time


Location Desc. Condition Date Date Life Life Quantity Current Future04/01/2030 13:03 13:03 1000.00 $ 1,000.00 $ 1,068.48

$ 1,000.00 $ 1,068.48

Comments

The budgeted cost above is 1/8 of cost per percentage ownership





Light Fixtures (LS) R&R


Category Light Fixture Basis Cost 1.00Tracking Logistical Salvage Value $ 0.00Method Fixed



$ 1,000.00 $ 1,052.57

Comments





Motor 2-3.5 HP R&R


Category Pool Basis Cost 800.00Tracking Logistical Salvage Value $ 0.00Method Fixed


Location Desc. Condition Date Date Life Life Quantity Current FuturePool 04/01/2013 04/01/2018 1:03 5:00 1.00 $ 800.00 $ 805.01

Pool 04/01/2015 04/01/2020 3:03 5:00 1.00 $ 800.00 $ 813.10

$ 1,600.00 $ 1,618.11

Comments

This is a budget schedule as on cannot predict when a motor will be exhausted as too many variables will affect the lifeexpectancy.





Paint: Baths


Category Paint Basis Cost 350.00Tracking Logistical Salvage Value $ 0.00Method Fixed



$ 700.00 $ 718.61

Comments





Paint: Concrete Floor/Deck





Pool 04/01/2015 04/01/2030 13:03 15:00 3480.00 $ 2,610.00 $ 2,788.73

$ 3,171.00 $ 3,388.15

Comments





Paint: Concrete/Block Surface





Tennis 04/01/2011 04/01/2026 9:03 15:00 980.00 $ 833.00 $ 872.42

$ 1,487.50 $ 1,557.89

Comments





Paint: Deck Cover & Cornice





$ 2,618.00 $ 2,701.09

Comments





Paint: Decorative Street Posts Metal


Category Signage Basis Cost 40.00Tracking Logistical Salvage Value $ 0.00Method Fixed


Location Desc. Condition Date Date Life Life Quantity Current Future04/01/2016 04/01/2026 9:03 10:00 21.00 $ 840.00 $ 879.75

$ 840.00 $ 879.75

Comments

Includes proper prep, rust treatment, metal paint





Paint: Metal Handrail Double





$ 483.00 $ 503.34

Comments





Paint: Wrought Iron Fence




Location Desc. Condition Date Date Life Life Quantity Current FuturePool 04/01/2008 04/01/2028 11:03 20:00 237.00 $ 1,896.00 $ 2,005.68

$ 1,896.00 $ 2,005.68

Comments





Paint: Wrought Iron Rails





$ 564.00 $ 596.63

Comments





Playground (treated) Replace


Category Playground Basis Cost 15,000.00Tracking Logistical Salvage Value $ 0.00Method One Time


Location Desc. Condition Date Date Life Life Quantity Current FuturePlayground Marginal 06/01/2023 6:05 40:00 1.00 $ 15,000.00 $ 15,488.95

$ 15,000.00 $ 15,488.95

Comments





Playground: Playsafe Mulch Add 4"

Item Number 15 Measurement Basis CYType Common Area Estimated Useful Life 3:00

Category Playground Basis Cost 30.00Tracking Logistical Salvage Value $ 0.00Method Fixed


Location Desc. Condition Date Date Life Life Quantity Current FuturePlayground Marginal 04/01/2015 04/01/2018 1:03 3:00 17.00 $ 510.00 $ 513.20

$ 510.00 $ 513.20

Comments





Pool Light Replace Budget





Pool 04/01/2011 04/01/2019 2:03 8:00 1.00 $ 200.00 $ 202.26

$ 400.00 $ 402.51

Comments

The expiration of the lights cannot be estimated therefore this is an estimated annual budget.





Pool Replaster

Item Number 26 Measurement Basis SF SurfaType Common Area Estimated Useful Life 10:00



Location Desc. Condition Date Date Life Life Quantity Current FuturePool Aged 04/01/2007 04/01/2017 0:03 10:00 2244.00 $ 10,434.60 $ 10,447.65

$ 10,434.60 $ 10,447.65

Comments





Pool Tile R&R




Location Desc. Condition Date Date Life Life Quantity Current FuturePool Poor 04/01/2007 04/01/2017 0:03 10:00 188.00 $ 2,820.00 $ 2,823.53

$ 2,820.00 $ 2,823.53

Comments





Pool: Chaise Lounge Replace


Category Pool F&F Basis Cost 250.00Tracking Logistical Salvage Value $ 0.00Method Fixed



$ 3,500.00 $ 3,593.07

Comments





Pool: Table Sets & 4 Chairs





$ 3,400.00 $ 3,560.91

Comments





Repairs to Common Area


Category Site Infrastructure Basis Cost 1.00Tracking Logistical Salvage Value $ 0.00Method One Time


Location Desc. Condition Date Date Life Life Quantity Current Future04/01/2018 1:03 1:03 12000.00 $ 12,000.00 $ 12,075.22

$ 12,000.00 $ 12,075.22

Comments

Repair shakes on roofReplace basketball goal backboardRemove fallen limbs off ranch fencePressure wash stone and concrete sidewalksReplace broken curb at inlet in parking lotAddress water behind fireplace structure rockAddress stains on cornice and repair as needed (gutters are also too small)ADA bars beside toiletsWrap pipes under sinks (ADA regulation)





Ric-Rac Stone Apron Installed

Item Number 36 Measurement Basis CYType Common Area Estimated Useful Life 15:00

Category Site Infrastructure Basis Cost 65.00Tracking Logistical Salvage Value $ 0.00Method Fixed



$ 715.00 $ 745.10

Comments





Sand Filter TR 140: Change Sand





$ 1,200.00 $ 1,201.50

Comments





Sand Filter TR140: Change Filter


Category Pool Basis Cost 2,500.00Tracking Logistical Salvage Value $ 0.00Method Fixed



$ 5,000.00 $ 5,158.68

Comments





Sign Entrance: Repaint


Category Signage Basis Cost 400.00Tracking Logistical Salvage Value $ 0.00Method Fixed



$ 800.00 $ 813.10

Comments

Includes proper prep, rust treatment, metal paint





Stain: Stain Wood Playset (LS)


Category Paint Basis Cost 1.00Tracking Logistical Salvage Value $ 0.00Method One Time


Location Desc. Condition Date Date Life Life Quantity Current FuturePlayground 04/01/2025 8:03 10:00 900.00 $ 900.00 $ 937.89

$ 900.00 $ 937.89

Comments





Stain: Wood Ranch Rail Fence





$ 273.00 $ 284.49

Comments





Table Glass Replace





$ 3,600.00 $ 3,770.37

Comments





Tennis Court: Recoat


Category Tennis Basis Cost 2,600.00Tracking Logistical Salvage Value $ 0.00Method One Time


Location Desc. Condition Date Date Life Life Quantity Current FutureTennis 04/01/2020 3:03 6:00 2.00 $ 5,200.00 $ 5,285.17

Tennis 04/01/2026 9:03 9:03 2.00 $ 5,200.00 $ 5,446.10

Tennis 04/01/2038 21:03 21:03 2.00 $ 5,200.00 $ 5,782.79

Tennis 04/01/2044 27:03 27:03 2.00 $ 5,200.00 $ 5,958.87

$ 20,800.00 $ 22,472.93

Comments





Tennis Courts: Rebuild


Category Tennis Basis Cost 21,000.00Tracking Logistical Salvage Value $ 0.00Method Adjusted



$ 42,000.00 $ 45,364.82

Comments





Toilet R&R


Category Plumbing Basis Cost 650.00Tracking Logistical Salvage Value $ 0.00Method Fixed



$ 1,950.00 $ 2,013.56

Comments





Urinal R&R




Location Desc. Condition Date Date Life Life Quantity Current FutureBathrooms 06/01/1988 06/01/2023 6:05 35:00 1.00 $ 425.00 $ 438.85

$ 425.00 $ 438.85

Comments





VGB Drain Grates





$ 1,300.00 $ 1,321.29

Comments

The history and the brand of the VGB covers is unknown. Covers have a life expectancy of 5-10 years. The covers should bereviewed for replacement.





Water Bubbler: SGL R&R





$ 350.00 $ 352.19

Comments





Windscreens


Category Tennis Basis Cost 0.58Tracking Logistical Salvage Value $ 0.00Method Fixed



Tennis 04/01/2014 04/01/2022 5:03 8:00 1980.00 $ 1,148.40 $ 1,178.94

$ 1,514.96 $ 1,555.25

Comments




Infrastructure and Exterior Structure Commentsand Maintenance Guidelines

Asphalt Pavement, Sidewalks & Court Surfaces

Asphalt, unlike concrete, has no tensile strength and its compressive strength is a function of the

integrity of the stone base and subsoil under the surface. Water entry into the stone base and into the

subsoil under the stone base lessens the compressive strength of the supporting base materials which

can lead to lateral and vertical movement. This movement will result in cracks, depressions and

potholes in the asphalt surface. During times of freezing temperatures, this same moisture in the base

materials will freeze resulting in expansion of the base materials causing upward heaving of the asphalt

surface. Therefore, yearly inspections of asphalt surfaces are critical to identify any areas or cracks

which will allow entry of water into the base material below. Any surface cracks which are 1” or more

in depth or open areas where the pavement intersects the curbing should be filled to prevent water

intrusion.

Asphalt uses a tar based emulsion as a binder. This emulsion will dry and crack over time. If this report

identifies asphalt surfaces which are a part of the common property, those surfaces should be crack

filled and sealed on a routine basis as detailed in this report. This preventive maintenance on a regular

basis will substantially increase the life of asphalt surfaces and help prevent water intrusion into the

base and subsoils. The sealing expense of community maintained asphalt surfaces as well as any court

surfaces has been provided for in this report.

Concrete Pavement, Pool Decking, Curbing and Sidewalks

Concrete, unlike asphalt, has both tensile and compressive strength, although the degree of each is

dependent on steel reinforcement, supporting subsoils, strength of the concrete and finish of the

concrete. Generally speaking, the life expectancy of concrete far exceeds the life of any reserve study

by multiples of years however, this life expectancy can be shortened by exposure to salts, frequency of

pressure washing to such an extent that the surface is damaged and by shallow or improperly spaced

expansion joints. An allowance for repairs to concrete surfaces has been included in this report. When

the reserve study is updated, this allowance may need to be modified as conditions warrant.

___________________________________________________________________________ of 92



The preventive measures which should be exercised with respect to concrete are:

Minimize pressure washing or use of harsh chemicals for the cleaning of concrete;When pressure washing concrete, use a circular wand motion or device with lower pressures;Fill any open expansion joints which exceed ¼” in width;Surface patch any concrete which is void of the surface finish exposing the gravel aggregate;Repair or replace any sections of concrete which have vertical displacement thereby causing atripping hazard;

Monitor the edges of concrete to insure that water does not enter the subsoil under theconcrete;

Tree located near drives and sidewalks should be monitored and pruned as need to restrict thetree growth and resulting root growth so as to prevent the heaving of walk and drive surfaces

by tree roots;

Prune shrubbery and trees hanging over concrete surfaces to prevent staining.

Catch Basins or Drop-Inlet Structures

Whether owned and maintained by the Owner’s association or the municipality, catch basins and

drop‐inlet structures should be check regularly and after any major rain event for any obstructions,

shrubbery, mulch or pinestraw or silt and trash which would inhibit or slow that devices’ ability to

intake rainwater. Landscapers and owners should be sternly reminded not to deposit any lawn

clippings, leaves or debris in or near those intake devices. The landscape debris and trash from

blowing machines should be bagged and disposed of in an appropriate manner.

The size of and placement of and spacing of decorative shrubbery should be designed and maintained

in such a manner as not to slow or otherwise inhibit the flow of water into these devices taking into

consideration the flow from extreme rain events. In no event should any plantings be any closer to the

inlet structures than three feet and the mulch should be netted and staked to prevent movement into

the structures.

The smaller the intake device, the more critical and the more frequent the monitoring that is required

to insure these devices remain unobstructed.

Drainage Swales

Drainage swales should be maintained with the same frequency as the turf and lawn areas and should

be included in the annual landscape maintenance contract. Particular attention should be paid to

maintenance of the stabilization of the soil in the swale. While the function of a swale is to provide

___________________________________________________________________________ of 92



drainage, the swale itself should be void of water 48 hours after the end of a rain event. If this is not

the case, corrections should be implemented to achieve this guideline thereby preventing issues with

mosquito habitats.

If the swale is not a turf swale but rather stone lined discharge or outfall ditch for storm drain and

retention/detention systems, the integrity of the swale should be maintained in such a manner to

prevent deterioration of the invert of the ditch.

Cutoff Valves, Meters and Timers

Most municipalities no longer allow for dedicated water meters for sprinkler systems therefore rain

gauges or other mechanical or electronic devices should be utilized to minimize water usage. Station

cutoff valves and system gate valves should be located and identified for quick access in the event of an emergency or water line break. It is recommended that drawings be created by the landscapers

and irrigation contractors to show the location of these devices.

Exterior Lumber, Wood Structures, Wood Play Equipment, Benches, Fence Posts, etc.

Treated lumber and cedar have a long life expectancy which far exceeds the scope of this reserve study

however water, excessive sun exposure and excessive shade exposure on exterior lumber, particularly

on flat surfaces, may have a shortened life expectancy if these surfaces are not cleaned and protected

on a regular basis with water repelling coatings such as stains and sealers. Wood components should

be inspected regularly. Any cracked or splintered wood should be repaired, coated or replaced.

The tops of fence posts should be covered with a permanent plastic or metal cover to prevent water

from entering the cross‐grain of the wood cuts. The bottoms of posts, which are not mounted in a

standoff bracket but rather installed directly into concrete or natural ground, will have a shorten life

expectancy of 20 years or less dependent on the exposure to rainwater and the length of time of

exposure to wet conditions. The bottoms of posts which are located underwater with no exposure to

air will have an extended life expectancy assuming the appropriate wood product for this application

are used.

Composite wood products and decking above ground typically have an unspecified and extended life

expectancy provided penetrations and manufacturer maintenance guidelines are followed.

Building Drainage___________________________________________________________________________

of 92Comprehensive Real Estate Services Since 1971


Gutters and downspouts are critical to direct water away from buildings. Gutters should be checked

and cleaned regularly. Water exiting downspouts or HVAC drain lines should be piped or otherwise

directed five feet or more from the building using splash block or piping before the flow is released.

Additionally, water should be directed or piped away from patios, fences, exit doors, HVAC equipment

and retaining walls.

Any shrubbery or plantings adjacent to buildings should be planted and pruned so as to maintain a

minimum of 24 inches’ clearance from the building veneers. Additionally, the plantings, mulch and

straw and sod placement adjacent to the building should be below the siding six inches and below the

interior slabs level.

Buildings which have basements will also have a footing drain per code. The end of this drain must be

kept clear of debris and silt for proper drainage.

Buildings which have crawl spaces, should be monitored for excessive moisture, proper ventilation,

mold on lumber components and water accumulation. Any foundation vents must be closed in the

winter and opened in the spring. It is recommended that exposed soils be covered with a 6 mil plastic

and affixed to the foundation wall to restrict moisture infiltration.

Painting

While painting will occur at required intervals, in the interim, siding butt joints and caulk joints

between exterior components must be monitored and filled as required. Those areas which are

exposed to intense sunlight will require more frequent attention. When repainting or when caulking

these troublesome areas, the choice of caulking and the “set time” of the caulking is a critical decision

to insure longevity of the repair or paint process.

Those areas which are not exposed to adequate sunlight and are heavily shaded must be cleaned

and/or pressured washed regularly to prevent growth of mold or mildew. Those areas which are

covered with vinyl or aluminum products must be cleaned or pressured washed regularly to prevent

growth of mold or mildew. The pressures used while pressure washing and the chemicals or soaps

used during pressure washing should be compliant with the recommendations of the manufacturers or

industry practices. Higher water pressure and strong soaps and detergents are never a wise or

responsible choice.

Siding or wood components touching masonry or roof surfaces should be monitored continuously and

repaired or replaced as needed maintaining clearance from masonry or roof surfaces to prevent the

___________________________________________________________________________ of 92



capillary action of water between components. When caulking these intersections or joints, the choice

and of the type of caulking to be used is critical.

Railings, Handrails, Metal Coverings and Gutters

All wood railings, handrails, wood shingles and shakes should be maintained as described in the above

section referring to exterior wood structures. Metal railings, handrails and coverings which are not

powder coated or anodized will require routine prevention of rust and repainting using “metal

appropriate” paints. No exterior latex house paint should be used on metal. When repainting any

exterior metal, the preparation of the surface is critical before painting to insure longevity. When

painting paint grip metal coverings and gutters, alternative paints may be used per the paint

manufacturer’s guidance.

Any concrete and steel steps or landings should be monitored closely for deterioration of the metal

incasement. When salt is used to de‐ice, at an appropriate time following, that surface should be

washed to remove any salt residue so as to prevent long term damage to the metal frames.

It is critical that the base of any metal support posts or metal railings be monitored frequently for rust

with corrective actions taken as needed. Metal components imbedded in concrete or other masonry

fillers may require repair if continuously exposed to water.

Pool Equipment and Storage Rooms and Buildings

The pool chlorination room or any enclosure storing chlorine, flammable liquids or other chemicals

must be ventilated with outside air by a chlorine‐resistant exhaust fan with vents that are located a

maximum of four inches (4") above the floor level, equipped with automatic louvers to achieve

cross‐flow ventilation located at the top of the enclosure for admitting fresh air, and capable of

providing one (1) enclosure air change per minute. Exhaust air shall be directed away from the pool

area and shall not affect any adjacent or inhabited area, in the event of a chlorine gas leak. These

exhaust fans shall be wired to operate continuously.

Retention and Detention Ponds

No retention ponds were noted by the information provided.

___________________________________________________________________________ of 92



Retaining Walls

Retaining walls should be inspected annually for movement, signs of deterioration and voids in the soil

behind the wall. Railroad tie walls have a life span of 20 years or less, treated timber walls have a

longer life span exceeding 20 years and modular interlocking masonry walls and other masonry walls

have an undetermined and extensive life span. Regardless of the material of construction, water

accumulation behind the wall will significantly damage the integrity of the wall by increasing the

pressure behind the wall or by softening the bearing soil under the wall. It is therefore critical for

water to be directed away from all retaining walls. IF the wall is a modular block or of masonry

construction, the drainage system behind the wall has an exit point which must be maintained to be

free and clear of debris and silt.

If the retaining wall exceeds 4 feet in vertical height, it is recommended that a safety barrier be

constructed to protect against persons being injured by falling over the wall.

Brick, Stone & Stucco Veneers

While these veneers are marketed as zero “maintenance” veneers, they should be checked annually

for cracking or voids in the mortar, movement and mold. Cracks and mortar voids should be filled; any

evidence of movement should be investigated and corrected; mold growth on the surface indicates

water behind the veneer which should be identified and corrected. Caulk joints between the masonry

veneer and a dissimilar surface such as wood or metal must be maintained to prevent water intrusion.

Roofs

All roofs should be kept free and clear of debris. Debris accumulation will shorten the life of any roof

regardless of its material of construction.

Roof anticipated life expectancies are guidelines and can be shorten or lengthened by exposure to sun

and wind, installation procedures, drainage and maintenance.

Roofs should be checked on a routine basis either from the ground using optical devices or by rooftop

inspection. There should be a clearance between wood or metal and the roof fabric or material to

prevent entrapment of moisture. If this is not the case, corrective measures should be taken. Any

raised shingles should be affixed to the surface.

___________________________________________________________________________ of 92



The underside of the soffits should be checked routinely for any indication of moisture or mold which

may indicate water entering the soffits or exiting behind the scuppers which will need to be flashed or

repaired.

The black residue on the north facing roof is not a defect but rather a naturally occurring black mold

which can be washed using a very low pressure cleaning solution by a qualified contractor.

___________________________________________________________________________ of 92


Vinings Glen HOA Reserve Study Update - Level III as of ... · replacement will be available when...

Documents

Transcript of Vinings Glen HOA Reserve Study Update - Level III as of ... · replacement will be available when...