Creekside Calabasas Roofing Replacement Project November 2015 - PowerPoint PPT Presentation

Creekside Calabasas Roofing Replacement Project November 2015

Agenda for this Evening’s Meeting: • Design Build Associates, Inc. • Current Status of the Project • Project Budget – Estimated Project Costs • Project Financing and Board Considered Alternatives • Bank – Loan Options • Voting Process – Ballot • Association Attorney’s Comments • Time Line For the Project • Questions from the Homeowners 2

Agenda for this Evening’s Meeting: • Design Build Associates • Current Status of the Project • Project Budget – Estimated Project Costs • Project Financing and Board Considered Alternatives • Bank – Loan Options • Voting Process – Ballot • Association Attorney’s • Time Line For the Project • Questions from the Homeowners 3

Design Build Associates Why Design Build Associates • For over 30 years DBA has been passionate about ensuring the highest quality and construction standards for Homeowners Associations. Why Construction Management • A Construction Manager provides the necessary checks and balances to assure a successful project considering time, quality, and cost objectives. 4

Design Build Associates How we achieve our client’s ultimate goals: • Establishing a proper scope of work • Prioritizing the necessary repairs • Overseeing the project completion in a timely manner and at a reasonable cost 5

Agenda for this Evening’s Meeting: • Design Build Associates, Inc. • Current Status of the Project • Project Budget – Estimated Project Costs • Project Financing and Board Considered Alternatives • Bank – Loan Options • Voting Process – Ballot • Association Attorney’s • Time Line For the Project • Questions from the Homeowners 6

Creekside Calabasas HOA Pre-Construction Job Process Flowchart Identify qualified Receive subcontractors to proposals and complete single present to HOA roof repair Board to select & Approve Subcontractor Select Provide all Lender & Discuss Identify Receive necessary Establish Client Identify the Issues Negotiate Complete HOA Key lender Sign paperwork Creekside Contact and 1) Life Safety Finance Contract(s) Lenders proposals Financing Contract Calabasas Communication to lenders 2) Water Intrusion Package 3) Aesthetes Protocol Review and Meet with Mobilize and Finalize Prepare RFP Subcontractor Sign complete Review HOA’s Specifications and Scope of to discuss Contract(s) single roof for the entire 1) Maintenance Work Staging and repair History Roof repair Schedule 2) Reserve Study Project CC&R’s 3) Oversee Removal Identify Bid to Complete Sign Select Complete and Replacement Qualified Selected Bid Contract Bid Form Contractor of Roof Work Contractors Contractors Analysis Hygienist to test and Receive establish Sign Asbestos & Hygienist Contract(s) proposals Lead Protocols if necessary Gather Photos, materials and docs. Town Hall Meeting 1. Design Build Associates Send letter to 2. Current Status of Project Validate that the homeowners to Sign Project Budget – Estimated Costs 3. announce Town Hall Funding is in Pull Construction Vote of Contract 4. Lender Financing permits Phase Begins Meeting to be place for work to Membership followed by a vote 5. Introduction of Contractor proceed for the assessment 6. Introduction of Lender 7. Voting procedures Legend Client DBA Team Contractor Hygienist Lender Work Product 7 Updated 11-12-15

Prototype Roof Findings 8

Photo shows evidence of ponding on roof due to improper sloping to drain. 9

Failing Seam 10

Damaged and improperly sealed flashing 11

Previous flashing repairs inconsistent. 12

Incorrectly installed sheet cap which has resulted in failure at the connection point. 13

Failure of Roof Vent Seal 14

Photo shows Roof Gutter at one location of roof line and shows missing gutter at another location. 15

Tile placement is not correct. Photo indicates the overlap is not sufficient. 16

Preparation of Roof Scope of Work 17

Scope of Repairs: • Remove all roof material, stack roof tile for reinstallation • Inspect plywood sheeting and replace as necessary • City Inspector, issue approval to cover • Install underlayment material to make the roof watertight and re-install tile using foam adhesive which drastically reduces penetrations in roof 18

Scope of Repairs(continued): • Install single-ply Fibertite System on Flat Roofs • Paint all Metal Flashing • Install new Gutters and Downspouts as necessary • Complete any pick up items • Walk roof with City Inspector to get Permit Card sign off 19

Removal of existing roofing materials. Stacking tiles to be reset. 20

Inspect plywood and replace any damages materials. 21

Photo of the beginning of the placement of the new underlayment 22

Photo showing the installation of the tile using Foam Adhesive 23

Photo showing the Foam Adhesive 24

Photo showing Fibertite Roof being installed on larger project 25

Agenda for this Evening’s Meeting: • Design Build Associates, Inc. • Current Status of the Project • Project Budget – Estimated Project Costs • Project Financing – Board Considered Alternatives • Bank – Loan Options • Voting Process – Ballot • Association Attorney’s Comments • Line For the Project • Questions from the Homeowners 26

Contractors Bidding: Selected 4 Qualified Contractors to Bid Roofing Standards Inc. - Selected 27

Project Budget Description $ Cost Roof Repair 1. Remove and Replace Roof Systems $1,404,600 Construction Total $1,404,600 HOA Contingency - 20% $280,920 Total Budget $1,685,520 28

Agenda for this Evening’s Meeting: • Design Build Associates, Inc. • Current Status of the Project • Project Budget – Estimated Project Costs • Project Financing – Board Considered Alternatives • Bank – Loan Options • Voting Process – Ballot • Association Attorney’s • Time Line For the Project • Questions from the Homeowners 29

Board Considered Alternatives Items considered by the Board that are not recommended: 1) Continue to make “band - aid” repairs 2) Phase the project over years to avoid assessments • Increasing damages due to delayed repairs means higher costs • No control over the guaranties and warranties • Difficult to prioritize because some of the roof issues are hidden - structural damage not visible until work is uncovered • Project under construction for many years, effecting re-sale values • Which homes get fixed first (also effects property re-sale values for individual owners) • Homeowners responsible for interior damage per CC&R’s 30

Board Considered Alternatives Recommended and best solution is to complete repairs at once and finance the project over time • Enhanced property condition immediately improves the property resale values for all homeowners • Project will be completed within 8 months (weather permitting) • Costs are financed over 15 years • Control of costs are guaranteed • Quality control by using a single contractor • Warranties and guaranties maintained • Fair to all homeowners because everyone gets the work completed at relatively the same time • Reserves on all new components can be reset to zero therefore % funded will increase resulting in enhanced property values • Helps individual homeowners to obtain financing • After roofs are completed the board can consider turning to roofs over to the homeowner. 31

Agenda for this Evening’s Meeting: • Design Build Associates, Inc. • Current Status of the Project • Project Budget – Estimated Project Costs • Project Financing – Board Considered Alternatives • Bank – Loan Options • Voting Process – Ballot • Association Attorney’s Comments • Time Line For the Project • Questions from the Homeowners 32

Lenders Bidding: Approached 4 lenders who will fund HOA Projects Bank Popular – Board Selected 33

Bank / Lender Loan Amount up to: $2,000,000 Loan Rate: 4.60% Term: 15 Year 34

Agenda for this Evening’s Meeting: • Design Build Associates, Inc. • Current Status of the Project • Project Budget – Estimated Project Costs • Project Financing – Board Considered Alternatives • Bank – Loan Options • Voting Process – Ballot • Association Attorney’s Comments • Time Line For the Project • Questions from the Homeowners 35

Ballot • Homeowners will be receiving a Ballot within the next two weeks. • Content of Ballot to be written by HOA Legal Representative and approved by Board for distribution. • Dollar amount of Assessment to be confirmed as part of the Ballot. Board considering reserves prior to establishing Assessment amount. 36 36

Agenda for this Evening’s Meeting: • Design Build Associates, Inc. • Current Status of the Project • Project Budget – Estimated Project Costs • Project Financing and Board Considered Alternatives • Bank – Loan Options • Voting Process – Ballot • Association Attorney’s • Time Line For the Project • Discuss Ballot Packet for Owners • Questions from the Homeowners 37