BOARD RESOLUTION: Roof maintenance

Village Two Condominiums Homeowners’ Association

Board Resolution Regarding Maintenance of

Tile Roofs and Mechanical Wells (A/C  towers)

To:         All Village Two Homeowners

Date:     August 1, 2012

From:    Village Two Board of Directors

Rationale:   Beginning in April, 2012, and continuing throughout 2012 or until the project is completed, Village Two Homeowners’ Association is refurbishing the tile roofs of the 12 buildings of Village Two at a cost of, when combined with the mechanical wells projects,  approximately three-quarters of a million dollars.  The mechanical wells of all 12 buildings, towers where the air conditioning units are positioned, have already been cleaned and refoamed, paid for from reserves at a cost of approximately $90,000. Funds for financing the tile roof refurbishing have come from a) an additional $34 that was added to the HOA monthly assessment beginning in January 2011, b) each of the 164 homeowners of Village Two being assessed $2,400, and c)  withdrawing money from the reserves to make up the difference.  The total cost of refurbishing the tile roofs is approximately $587,000.  Although the tile roof project is only one-fourth completed, it has come to the Board’s attention that several incidents of air conditioning repair people walking on the newly installed tile have already occurred, causing broken and cracked tiles.  Therefore, the Board intends to protect this significant investment of homeowner funds and the newly refurbished roofs by adopting the following RESOLUTION.

1.       Anyone (homeowner and/or tenant) calling for A/C service MUST request that repairmen come with a 32’ ladder. 

2.       No one will be allowed to walk on the tile.  Access to the A/C units must be via a 32’ ladder directly to the mechanical wells, which may be in the front or back of the buildings. 

3.       When observed, repairmen with shorter than a 32’ ladder will be asked to leave or utilize a 32’ ladder to continue their work.

4.       Homeowners who violate this resolution will be billed for reimbursement of all costs incurred by Village Two HOA, which may include such items as a) inspection of the roof,  b) broken tile replacement, and c) included repairs when it can be determined which unit owner caused the violation.  (see CC&R Section 12) Please note that this is a direct reimbursement of costs incurred to preserve the integrity of the roof. 

5.       Because not all violators can or will be determined, beginning with the 2013 Village Two Budget, there will be a line item for maintaining and repairing damage to tile and mechanical wells areas on an annual basis. 

6.       Nothing, such as satellite dishes or antennas, may be placed anywhere on the roof by any unit owner or tenant.   Such items will be removed immediately, and the homeowner may be billed for reimbursement costs of removal and any observed damage and/or required repairs to the roof.

7.       Homeowners must advise  repairmen that nothing, such as replaced A/C carcasses, buckets, and other debris, should be left in the mechanical wells and must be removed.

8.       New A/C units must be lifted into the towers  by mobile crane.  Old units must be lowered by crane.  No units are to be lifted up or lowered down by rope and/or carried across the tile.                                                                                                                       

In order for the Village Two HOA to keep these inspection and repair costs minimized, it is important that

1.        Homeowners report to Management immediately any violators seen walking on the roofs documenting   date, condo address, and name of repair service.  National Property Service can be reached at 480-443-5566 or  ahammer@npsphx.com

2.       Homeowners understand the need to protect the significant investment made to  refurbishing the roofs, cooperate in maintaining this investment by requesting a 32’ ladder when calling for service, and making sure that their instructions are followed by their repair provider. 

The suggestion that Village Two purchase a 32’ ladder for homeowners’ use was discussed at the July 25, 2012, board meeting and rejected because

1.       The cost of the ladder would be $300 - $400, plus likely additional insurance costs to protect the association from liability should there be an accident while the ladder is in use, or there is unauthorized use of the ladder resulting in personal or property damage to a condo or condo  owner(s). 

2.       There is no secure location on site to house the ladder, and here is no one on site who would be responsible for the safekeeping of the ladder, checking it in and out on a 24/7/365 basis. 

UNANIMOUS CONSENT RESOLUTION

BY THE BOARD OF DIRECTORS

VILLAGE TWO, INC.

C/O NATIONAL PROPERTY SERVICES

P.O.BOX 31176

PHOENIX, ARIZONA 85046-1176

MAINTENANCE OF TILE ROOFS AND MECHANICAL WELLS POLICY

The undersigned, constituting all the members of the Board of Directors of Village Two, Inc, an Arizona nonprofit corporation, hereby take the following action:

RESOLVED, that the Board of Directors, pursuant to authority granted  by Section 17 of the Association’s Declaration and A.R.S.  § 33-1242 (1) of the Arizona Condominium Act, hereby approves the Village Two Policy of Maintenance of Tile roofs and Mechanical Wells attached to this resolution. 

SIGNATURES AND APPROPRIATE DATES ARE ON FILE WITH NATIONAL PROPERTY SERVICES.  CALL 480-443-5566