F.Y.I. The Newsletter of Edgewood Townehouse Association
PO Box 5424, Eugene, OR 97405June 19, 2008
Important Dates:
Next Regular Board Meeting: Tues, July 8, 7 PM
(Notices of any special board meetings are posted in the Clubhouse 3 days before date of meeting per Bylaws)
Hospitality Activities:
Monthly Potluck: Sun, July 6, 5 pm
Saturday Morning Social: July 12, 10:30 am
By-the-Brook Book Group: Wed, July 9, 2 pmContents:
President/Board Messages
Association News
Board Minutes: 6/5 & 6/10+
Letter to the Board: Ground Committee
Committee Reports: Grounds; Reserve Study Search; Manager; Building
[Banking Activity omitted]Editor: Gloria Gehrman
President's message:Dear Neighbors,
I have been questioned by homeowners concerning future management of our Association. There are rumors we will sell 87 Westbrook Way, we will rent 87 Westbrook Way, we will have a manager that lives off-campus, we will have a management company run the outfit from off-campus, we will have a management company with an on-campus manager, and/or that we will continue having an employee serving as manager, handyperson, maintenance coordinator.
Though each of these options has been discussed, I would like to assure the membership not one of these have been decided at this time. It is all speculation, brain storming, thinking about all alternatives.
First of all, we cannot sell 87 Westbrook Way unless the membership votes to do so.Second, we have a rule in place concerning rentals. This rule surely applies to the Association just as it applies to individual homeowners, with the added problems of ETA becoming a landlord.
Third, nothing has been decided or voted on by the board concerning the options listed, or any other options not mentioned above.
Fourth, there is a committee studying proposals from various management companies for a four to six month contract to manage the Association, which would give us some time to make a final decision on how the Association will be managed. Of those companies that have been considered, only one appears willing to perform to our specifications. But as of this date, no decision has been made.
Sincerely,
NickAnd...
Congratulations to ETA! We have overwhelmingly agreed to pay ourselves more to keep our community standards high, continuing our siding and painting upgrade. The assessment vote passed with few negative votes. Thanks to our door to door information distribution and proxy-gathering volunteers: Nancy Callaghan, Toni Horodysky, Barbara Kensler, Dixie Maurer-Clemons, and Bruce Trafton.
In other news, the Board has agreed to hire Dan Huntley of Reserve Funding by WSCC (Lake Oswego, OR) to do our first Reserve Study. (See full report below) These consultants use licensed engineers and other reliable sources to develop costs and life cycles for all reserve components and have worked with homeowners' associations all over the Northwest. They will be here shortly to inventory our community's common elements, give us an estimate of the life expectancy of these assets, project what we will need in reserves to fund replacement and maintenance over the long-term, and provide us with a maintenance plan. This will be a thorough report which we can then use as a community to plan our next budgets and the contributions needed to maintain the value of our individual properties and the overall marketability of the community.
Maintenance Manager Changes (This message was also emailed 6/13/08):
It is with regret that the Board has severed our working relationship with Wayne Baker, giving him 30 days notice for his job and 60 days for his housing.Health issues have limited Wayne's ability to do his job while his job has restricted his ability to deal with his illness. The Board will be offering Wayne a letter of recommendation to take with him, and we encourage all residents who wish to demonstrate their appreciation to give Wayne letters of recommendation before he leaves the premises on August 10.
The Board is currently working through options available to us for management of the maintenance of the facility. No options have been eliminated so far, but the difficulties of having one employee for whom we cannot afford medical benefits or ETA volunteer time to supervise have been demonstrated.
Since we had a committee looking at experienced HOA property management companies, we are currently reviewing the possibility of a trial period of 4-6 months in which a company would be engaged to fill the gap left by Wayne's departure. Thanks to the hard work of our Grounds Committee, one of our major summer workloads is more or less under control, but with very tired volunteers. That leaves a number of ongoing projects as well as regular maintenance, including the pool and clubhouse, which need to be dealt with.
Your help and support will be needed to move us past these difficulties. Your Board is working diligently to gather all the information we need to make decisions. We hope to report more early next week.
Pool News (This message was also emailed 6/13/08):
The pool has been closed since the discovery of improper installation of the gas water heaters for the clubhouse and pool. We can not turn the water heaters on until they are fixed. At the same time, Wayne and volunteers have been trying to maintain the chemical levels, and it was decided today that we can open the pool but without warm/hot water available in the pool itself and in the clubhouse showers-just in time for the sunny weather, God's water heater.Again, work is being done to try and fix the plumbing, equipment, and venting problems as soon as possible with bids being collected even as this is typed. We will report changes by posting signs around the pool and clubhouse. (See also Arch/Buildings Comm. report below)
June 18: Wayne reports that the solar panels are working the way they are supposed to, independent of the gas heaters. They should be keeping the water at the established temperature.
Association News
We Love Our Volunteers:
Have you ever thought about how many volunteers it takes to keep our beautiful community functioning? There are nine board members, and nine standing committees. The Brae Burn Creek Committee, which was the 10th committee, has been disbanded after many hours over many years given by volunteers; the creek work has been completed and the committee is no longer necessary. Each committee has at least one chairman as well as other members. Many in our community have given time previously-many have been/are involved. All of these people are volunteers. The next time you contact a volunteer, please remember this. Civility is in order even if you disagree with someone, and a thank you for their time would also be in order. Even if we employ a property manager and/or a property management company, there is still a necessity for volunteers if our community is to run smoothly.Email communication:
This month we used the email list to get some important updates out about Wayne's leaving and the status of the pool. Right now, we only have 39 addresses. If you did not receive an email from your editor, on Friday the 13th and you have email access, please send Gloria an email from the address you would like us to use. You can choose not to have it published on the membership roster, in which case it will only appear publicly on office and board roster copies.
Maintenance/Community Service list:
This is the time of year when we are all looking at home projects and trying to find the best people to complete a variety of repairs and maintenance around our townhouses and patios. If you use someone not on our list and you would like to recommend them to your neighbors, please let your FYI editor know, so we can add them to the list. If you use our list and find them unsatisfactory or not providing the service expected, please let the editor know to make changes.If you have misplaced your list, distributed last fall, please let the editor know. You can get a copy of the file emailed to you by sending a message to Gloria Gehrman. Or if you don't use demon technology, call me and the editor will run off a copy and run down the street.
ETA on Broadway? in Eugene:
The Broadway in Eugene series at the Hult Center offers a 10-20% discount for groups of 15 people. Regular package prices for the 5 shows are $153-245 per person. The shows include: Hal Holbrook in Mark Twain Tonight Oct 17-18, Annie Jan 23-24, Ain't Misbehavin' March 28-29, Monty Python's Spamalot April 28-May 3, and The 25th Annual Putnam County Spelling Bee May 30-31. If you would be interested in forming a group or at least forming a carpool, please give Toni Horodysky a call.Summer Safety First:
We have heard about a number of incidents recently that could lead to accidents, injury, and ETA or homeowner liability. These include children playing in or around the creek and its slippery rocks; bicyclists riding on walkways, on planted banks, and inattentively around garages and roadways; and cars going too fast on our blind curves. All these activities are not necessarily perpetrated by ETA residents, or even guests. Some of our neighbors evidently identify us as a park -- and can we blame them?We can try to enforce our safety rules, however. These are reprinted below. Remember that story you just heard about injury from this kind of activity elsewhere and help us keep our neighborhood accident-free.
Remember too not to use the pool unaccompanied -- safety in numbers. And when you're passing your smoke alarm, check the battery and update the whole alarm if it is not up to current standards. Let's be careful out (and in) there!
EDGEWOOD TOWNEHOUSE ASSOCIATION
(Safety) Rules for Roadway and Walkway Areas on
Edgewood Townehouse Association PropertyApproved by ETA Board of Directors on May 10, 2005 (Additions in parentheses)
Edgewood Townehouse Association property, comprising almost 12 acres, has one private street as well as numerous driveways and walkways. Our Association is required to: provide a safe environment for those living here and for our guests, and protect our Association from liability for personal injury on the premises.
Every homeowner, all members of the homeowner's household, and (guests) are responsible for keeping a safe environment here at Edgewood.
Therefore:
Edgewood Towriehouse Association
Emergency Meeting of the Board of Directors
June 5, 2008Call to Order at 5:30 pm: President Nick Musgrave
Also Present: Russ Fryburg, Doug Cone, Barbara Kensler, Larry Hilliard, Gloria Gehrman, Bev Behrman, and Michael Landes. Gwen Acker was excused.Facilities Maintenance Manager Discussion. commenced about the status of Wayne Baker and his continuing medical complications. He is unable to perform his duties because of his health.
Motion made and seconded: President to give Wayne a letter of termination based on his inability to perform his duties because of his health, with 30 days notice: letter to give an extended time in 87 WW for 30 days past his last workday; last day in 87 WW would be approximately August 10. Motion amended and seconded to add a letter of recommendation for Wayne to take with him. Passed unanimously. (Homeowners will be encouraged to write letters of recommendation for Wayne through the next FYI.)Dealing with loss of facilities manager. Discussion revolved around need for on-site manager and problems experienced with last employees. Motion made and seconded: Authorize Property Management Search Committee to contact the three companies under consideration as to interest in a temporary contract to supervise maintenance and repair operations for 4-6 months, or what might be negotiable, but to exclude financial record-keeping. Passed unanimously.
Pay & time off considerations for current manager. Full pay including days absent to be paid up to date of letter. Within 30 days of notice, payment only for days worked. Manager to check in daily with Nick Musgrave
Swimming Pool Marshall's was called when escaping steam/smoke was spotted by Thomas Pool Service. When they found improper venting on the gas heaters, they were required to shut them down. Marshall's has submitted a bid for one piece of the repairs.
Architecture/Building Committee Chair Toni Horodysky is investigating other options, including calling NW Natural, and will be reporting back by Tuesday, June 10 Board meeting.
Additional repairs may be needed from damage done by moisture in the attic.
Bev Behrman, Pool Committee Co-chair, will be contacting Thomas Pool Service as to recommendations for the pool while we await necessary repairs, including the possibility of keeping the pool closed and covered. Recommendations will be brought to June 10 Board meeting.
Clubhouse opening and closing when Wayne is not here. Monday-Nick; Tuesday-Gwen; Wednesday-Doug; Thursday-Russ; Friday AM-Gloria; Friday PM, Saturday, & Sunday-Nancy Callaghan and Michael Landes. If Wayne is suddenly gone, Nick will take care of opening/closing.
(Residents using the clubhouse will be encouraged to do their own set up, take down, vacuuming, janitorial, etc. in the next FYI as well as reminder of no hot water being available.)Current construction contracts. Gutters have been worked on, but additional sections have been identified. Roof leaks in 161-171 WW building have been taken care of; River Roofing has also done inspections on all remaining buildings-checking for torn shingles, flashing, edging, etc. -- but contract has not been reviewed/awarded. Arch/Bldg Chair Toni Horodysky will continue to work with these vendors.
Responding to emergencies. Updated instructions to residents will be available after decisions made at June 10 Board meeting.
Adjourned 7 pm
Respectfully submitted,
Gloria Gehrman
EDGEWOOD TOWNEHOUSE ASSOCIATION
Meeting of the Board of Directors
June 10, 2008The meeting was called to order at 7 p.m. by President Nick Musgrave. Those present included Board Members Nick Musgrave, Russ Fryburg, Larry Hilliard, Michael Landes, Gloria Gehrman, Doug Cone, Bev Behrman, Barbara Kensler and Gwen Acker. Also in attendance were Susan Smith, Joan Fulton, Toni Horodysky and Nancy Callaghan.
Grounds Committee: Joan Fulton presented the report for this committee. A written copy of that report is attached. Committee co-chairman Susan Smith and Joan Fulton are willing to continue as members of the committee but no longer wish to act as co-chairman.
Members Forum: Members present were heard as committee chairs.
Manager's Report: Wayne Baker was not present as he was called to the hospital for further medical tests. A written copy of his report is attached.
Minutes of Previous Board Meeting: The minutes of the May 13, May 20 and June 5, 2008 meetings were approved as previously published.
Treasurer's Report: A copy of the report is attached. At the request of Bev Behrman, in the future the reports will be hand delivered to board members prior to the meeting. This is necessitated due to the schedule of our bookkeeper and the board meetings.
Committee Reports: Toni Horodysky reported for the Building Committee. She has met with Northwest Natural Gas regarding the problems with the hot water in the clubhouse and pool. A fix has been suggested and will be pursued. This includes the purchase of an on demand gas hot water heater for the clubhouse. NW Natural suggests that it should quickly pay for itself as water would not need to be kept hot when not in use. She will pursue the company who installed the heater and vents for the pool for payment of repairing for that problem. Larry Hilliard made a motion to give Toni authority to make purchases and installation in these areas as well as necessary repair on roofs and gutters. Russ Fryburg seconded the motion. The motion was carried.
Toni and her committee have completed an exterior inspection of siding replacement and painting needs on Westbrook Way. They will now proceed to Brae Burn for an exterior inspection. Homeowners may be contacted for the committee to view their courtyard areas.
Nancy Callaghan reported for the Clubhouse/Pool Committee. There is now a workman's key to be checked out for workmen who need to access the restrooms so that the door to the pool will no longer be left open. This key and check-out information are in the key box in the office. Bev Behrman will contact Thomas Pools to ascertain how often chemicals need to be checked when the pool is not open for use. Homeowners are reminded that the pool is not yet open due to problems with the heater.
Toni Horodysky reported that the Insurance Company Search Committee is in limbo at this time.
Larry Hilliard reported for the Reserve Study Search Committee. The purpose of this study is to determine future expenditures that will be necessary to maintain our community, and to identify and plan for these potential expenditures now. The committee has been investigating four companies who do this kind of study. The committee recommends a Reserve Study be made by Reserve Funding by WSSC. Gloria Gehrman moved that this company be engaged. Bev Behrman seconded the motion. The motion carried. Russ Fryburg asked that a record be made that he opposed the study as he did not believe it to be fiscally responsible.
Unfinished Business: Gwen Acker reported that collection of funds from the resident severely in arrears is now in the hands of our attorney, the office of Don Churnside.
Russ Fryburg reported that the work on 185 Westbrook Way will be commenced on July 7, 2008.
Larry Hilliard reported that the new small Brae Burn Creek Bridge has been completed except for non-skid covering and clean up. This will be accomplished next week.
New Business: Larry Hilliard noted a HOA conference in Portland on June 21 if anyone is interested in attending.
Nick advised that Wayne Baker will be leaving us on July 11, 2008 due to health problems. He will be working as able until that date and will have use of 87 Westbrook Way until August 10, 2008.
Russ Fryburg moved to authorize a search committee to replace Wayne. Larry Hilliard seconded the motion which failed.The meeting was recessed at 9:40 p.m. to reconvene at 5:00 p.m. on Thursday, June 12, 2008.
The meeting reconvened at 5:00 p.m. on June 12, 2008. A quorum was present, including board members Nick Musgrave, Gloria Gehrman, Michael Landes and Gwen Acker. Toni Horodysky, chairman of a standing committee, was the fifth member necessary for a quorum. Clara Nistler also attended. Bob Brown of Superior Management Company was unable to rearrange his schedule to be here on such short notice. Therefore, the meeting was again recessed, to reconvene on June 16, 2008 at 5:00 p.m.The meeting reconvened at 5:00 p.m. on June 16, 2008. All board members except Larry Hilliard and Barbara Kensler, who were excused, were present. Also in attendance were Clara Nistler, Helen Ligouri, Toni Horodysky and Nancy Callaghan. Bob and Tina Brown of Superior Management Company were present to answer any questions regarding benefits their company could offer if awarded a four to six month contract to manage our association during transition after Wayne Baker leaves on July 11, 2008. Discussion was held and questions answered.
The meeting was adjourned at 7:10 p.m.
Respectfully submitted,Gwen Acker, Secretary
Grounds Committee Letter
Greetings Nick & Board Members.
Susan Smith & I wanted to let you know where we stand with the present "model" of operation & ask that you consider the following alternatives.
Both of us have put in countless hours on tasks that are beyond the scope, expertise or role of unpaid volunteers. As this year has progressed, the expectation for our involvement in daily operations & maintenance has increased to a level that is not sustainable. Unpaid volunteers come & go & have different levels of abilities, dedication & accountability. Consistency, authority & professionalism are essential for ongoing relations with our association & the maintenance of our community. A strong case can be made for a paid manager who is the direct contact & liaison with our contractors & ETA work requests.
With this in mind, we would like to redefine what a "Grounds Committee" made up of unpaid volunteers should be asked to do.
By the end of June, Susan Smith & I will have completed one year of major landscaping improvements & also created a potentially solid base for future years to come. We realize TruGreen is in transition, however feel that a good manager here will keep an eye on their overall progress. Susan & I would be willing to stay involved for the next year by doing quarterly walkabouts with TruGreen, the new Groundsperson & the manager. In those walkabouts we could address future plant development & ongoing site work to be coordinated by the manager. We could also provide input into the future budget - for example: bark mulch is critical for weed control & soil nutrients. We should have a quarter of the property barked each year, so we are on a 4 yr cycle for each quadrant. The cost is "up front", but in the long run will save money due to minimizing weeds, providing better soil for plant growth & a more attractive appearance (increases property value).
There are presently 36 outstanding active requests. These requests were all in the May FYI. By mid July, all but 13 of these will be addressed. Of those 13, the majority are planting requests or areas that are out of our control (eg: creek cleanup). Our recommendation is that all future requests continue to be in writing & any that are maintenance in nature (pruning, bids for work, drainage issues, irrigation, ground repairs, tree or limb removal, etc) be directly handled & coordinated by the manager. Only planting requests are given by the manager to the volunteers on the Grounds Committee. The planting requests are then coordinated by the volunteer & homeowner & a local nursery (eg: Duckworths) is contracted to do the work.
We have most assuredly left this a better place then when we started! We believe if the manager is directly involved in overseeing & working with the grounds contractors, that the volunteer Grounds Committee could actually be enjoyable. Mostly, it would be planting requests, & then creating an annual budget & renewal of annual contracts. This should be fairly simple since we created the framework this past year & we will most likely keep our same contractors.
If we presented the possibility in the above manner, then there are residents who would step forward to serve. However in its present format we doubt anyone would take it on, including us. Finally, the Grounds Committee should be comprised only of "Things That Grow". Sidewalks, lights, signage, etc belong in Buildings & General Maintenance.
Susan & I will be transitioning out of our roles as soon as possible & will not be taking on additional assignments. Any new work requests should continue to he in writing & added to the ongoing list by the manager. There are no 'emergency" requests at this time that cannot wait for the Board to determine the direction they wish to pursue as far as an onsite or contracted manager or management firm.
Susan & I will come to the beginning of your Board Meeting next week if you feel it is necessary. Otherwise, we trust you & the Board will discuss this information.
Sincerely, Joan Fulton & Susan Smith
GROUNDS COMMITTEE REPORT - JUNE
The Grounds Committee outlined ETA priorities in the May issue of the FYI. We are pleased to give you a progress report:
Items currently completed:
Irrigation System - 26 pop up heads & three drainage lines repaired Stump grinding at the following locations: 10-120 WW, 147 WW, 145 WW, 10 BB, 70 BB & 110 BB
The following should be completed by July 15th:
Drainage issues addressed at the clubhouse, 87 WW & 80-100 WW
Soil enhancement & ivy plantings at 110 WW
Removal of vegetation & replace with bark mulch at 57 - 61 WW
Completion of all "APPROVED" requests listed in the May FYI ACTIVE GROUNDS REQUESTSThe repairs to the irrigation system will need monitoring & fine tuning over the next several months. We thank those living in the southwest corner of our complex for reporting the dry conditions. TruGreen is working on it! (6/18-Valve is still disabled. You may want to keep an eye on your area landscaping and water if necessary-. gjg)
We've had some concerns about the new plantings along the creek banks. The recent plantings are all native & specifically designed to withstand weather conditions. The only watering of this area is done by Mother Nature.
Another concern has been plants around heat pumps. Heat pumps put out a lot of warm air. This warm air directly affects surrounding vegetation & can kill or severely damage plants in close proximity. The ETA will need to address this issue & come up with a fair resolution as more heat pumps are installed.
DRUM ROLL .A HUGE HUGE HUGE THANK YOU to Bruce Trafton & George Hull for
their steadfast willingness to pitch in with shovels, rakes & strong backs! Those guys have
been life savers on many occasions!Susan Smith & Joan Fulton provided a report & open letter to the Board at their June meeting. We requested the Board consider a paid professional approach to managing the complex & working directly with ETA residents. The association is exhausting its volunteer resources & needs to take a new approach to solving the increasing needs of our property.
We ask that you continue to submit your work requests in writing & turn them in at the Clubhouse. Please do not call or contact Joan Fulton or Susan Smith with your requests unless it is something requiring immediate attention.
We totally appreciate all the volunteers on the Board, Committee Chairs & all those who have dedicated their time & talents to the management of this property. You deserve our gratitude!!
Joan Fulton & Susan Smith, Grounds Committee Co-chairs
Reserve Study Committee Report
(Bev Behrman, Russ Fryburg, Gloria Gehrman, Larry Hilliard, Michael Landes)
Board meeting date: Tuesday, June 10, 2008
Summary of process:
An early bid was received from Rich Thompson of Regenesis, after he met with us to see the property. (Board received copies in earlier packet)Using the format of his bid, an email asking for similar bids for a reserve study and maintenance plan was submitted to four additional reserve study companies, located within about a 100 mile radius. One company did not respond to the call for a bid. Therefore the bids we received were:
RESERVE COMPANY PERSON/LOCATION PRICE OF BID INCLUDES 1) Regenesis Rich Thompson - Portland TOTAL $5,995 includes maintenance plan + Regenesis.net, The Regenesis Report & Reserve Study & funding Policy. 2) Advanced Reserve Solutions Albert Fortune - Reedsport (NW office) TOTAL $1,975- no maintenance plan mentioned 3) Reserve Funding by WSSC Dan Huntley-Lake Oswego, Sutherlin TOTAL $3,800
On site $3,450
Maintenance plan $3504) Reserve Data Analysis Edwin Edgley-Vancouver, WA TOTAL $4,132 - includes on site, software & maintenance plan
Because of the wide discrepancy in amounts ($1,975-$5,995), a follow-up email was sent making sure the following items were to be included in the Reserve Study that each company was to do:Reserve Study Components
One company did not respond favorably-Advanced Reserve Solutions. References were then checked on the other three.
Although all three were considered capable of providing us with a quality product, it was decided that Reserve Funding by WSSC (Dan Huntley) would be recommended to the Board because: (1) Cost =$3,800; annual updates were quoted as $350 (off-site) and $1,550 (on-site). (2) He has vast experience in the field and has done a couple of studies for HOA's in the Eugene area. (3) He actually mentioned additional common elements to be included, such as mailboxes, drainage systems, street curbs, and more.
QUESTIONS AND ANSWERS
Q: What is a Reserve Study? Why do a Reserve Study? Why have a Reserve Fund? What sorts of financial problems can a homeowner association encounter with inadequate reserve funds set aside?
A: Please refer to previous documents distributed, including "Green Bananas" and "Future Forecasting," included in the April Board packet.Generally, the reserve study specialist will take a physical inventory of the common elements of our complex (see table above) and evaluate the life expectancy of each item. The study will project the costs of eventually replacing those components. And, most importantly, it will recommend a funding plan for doing so-what size our reserve fund should be over the long-term, not just one budget year.
Q: This was not planned for this year. Why do it now?
A: It is true that it is not budgeted for in this fiscal year, but the Board has been talking about it for some time-from office files, it looks like since the early 1990's. With the increasing amount of problems with major common-area components in this thirty-five-year-old neighborhood, the need to plan ahead for major expenses has also increased. Instead of the Board acting from crisis to crisis, we need a good idea of the long-range picture of possible expenses. With that information in hand, we as a community can determine what our individual contributions must be to maintain our physical environment-our personal investments.Q: Because of the age of our complex, we are not required to do either a reserve study or maintenance plan.
A: In October 1999, Oregon followed the lead of other states and enacted a law under the Condominium and Planned Community statutes regarding capital reserve planning, a process by which homeowner associations plan and fund future repairs and replacements. For many associations, the process became mandatory, although there was an "escape clause for pre-October 99 Oregon communities-that includes us.To most on the committee, if this is considered good practice for newer HOA's and has been standard practice for 20 years, it is time we brought this level of professionalism to our management.
Q: How will this be worth $3,800 to us?
A. Merits of a reserve study and implementation of the planning recommendations include:
(1) Collection of funds can be distributed equitably over the homeowners, and over the life of the property.
(2) A board that experiences annual turnover will gain a sense of continuity, by being able to plan the year's agenda.
(3) The board gains an opportunity to orchestrate projects, rather than reacting to events.
(4) Reserve planning allows time for the board to solicit competitive bids and to evaluate contractors.
(5) Long-range planning will save us money in the long run, by avoiding most emergency situations, for instance.Q: Who will be working with the reserve study specialist to get this first study completed? We are juggling lots of balls right now-who has the time?
A: There is sufficient interest and demand for this information to be collected, that the board has been assured by volunteers that many will do whatever work is necessary to get the study done.PROPOSED MOTION:
It is moved that the ETA enter into a contract with Dan Huntley of Reserve Funding by WSSC (A division of Western States Subdivision Consulting) to conduct a reserve study this summer at a cost of $3,450 and to provide a Maintenance Plan for an additional $350. The total amount of $3,800 will be paid from the ETA reserve account.
Architecture/Buildings Committee Report June 17, 2008
Members of the Building Committee (Doug Cone, Russ Fryburg, Mike Landes, Mike Metzler, Toni Horodysky) are inspecting all ETA buildings to determine priorities for painting, siding replacement, dry rot repair, etc. The Committee will need a few minutes to look at all interiors of patios and balconies. We usually do our tours 6-8 PM, so hope we can catch most people at home, and not interfere too much with the dinner hour.Thus far we have noted the effects of time on T-1 11 siding and the casualties of years of inadequate preventive maintenance, creating concern that further neglect of those areas will lead to dry rot, mold, and interior damage. We are concerned about the cost-effectiveness of patching siding piecemeal - risking interior damage - when we see that in a few years an entire wall is very weathered and will inevitably need replacing.
We noted that many chimneys have multi-colored growth on the bricks: white, yellow, green and black due to moss, mold, or mildew. This presents a poor impression to visitors and potential buyers of our vacant units. ETA's Willamette street brick wall has missing mortar, cracked bricks, and blackened areas. The bricks need to be cleaned and sealed.
Doug Cone and I met with a Northwest Natural serviceperson regarding the Clubhouse vent problem. He confirmed that the pool heater and water heater vented into the capped chimney, not allowing Carbon Monoxide fumes to exit the building. He noted that the ductwork was not done according to code and placed red tags on both heaters. He thought the best solution was to vent the one or both heaters through the office as suggested by Marshall's. We expect to ask the contractor who installed this to pay for the work.
Hedge Carter's Gutter Service made some gutter repairs last week, and identified additional problem areas. They will do a second phase soon.
Toni Horodysky, Chair, Building Committee
EDGEWOOD TOWNEHOUSES FACILITY MANAGER REPORT
June 10, 2008
I. Updates & Progress
A. Downspout and Gutter patch most jobs completed, several patio areas missed due to breakdown in communication at time of work. Toni H. will follow up.B. Bid Submitted for Roof-vent and pipe seal repairs and patches. Nick has a copy of Bid from River Roofing. Chimney inspections soon. I was not aware this needed to be done at the same time as Roof, the priority was not presented. River Roofing will be out next week for Chimneys, and add to vent and Pipe bid work to do at the same time if awarded the Job. Cost so far $5710.00, price good until June 21st
C. Pool Gas heater Down until further notice, resolution to problem pending help from Building Committee research.
D. Solar Pool Heater, on repaired and working with the Sun.
F. Spring Raccoon invasion at #11WW, stopped, no signs of any forced entry.
II. On Going
1. Creek area select weeding and pruning as needed.
2. Building repairs request are being listed for building Committee evaluation and consideration.
3. Non resident Dry Rot projects revisited from Fall Report, will be turned into Building Committee next week.
4. Building Committee inspections going on "STRONG".
I will, as soon as I can get can Report from my Medical Professionals the summary of my Physical condition for your information and records.
Respectfully Submitted- ETA Facility Manager
WAYNE F. BAKER[Phone numbers, e-mail addresses, and street addresses have been removed for privacy reasons.]