Notice of BOARD of DIRECTORS’ MEETING:
Next meeting is set for Tuesday, January 25, at 8:00 AM
National Property Service Office
7127 E. Sahuaro Drive #101
Homeowners are ALWAYS welcome
Thursday, January 6, 2011
VILLAGE 2 JANUARY NEWSLETER
Village 2 Udate
http://village2scottsdale.blogspot.com
ashleynps@aol.com (note new e-address)
January 1, 2011
ELECTIONS...It will soon be time to elect board members for 2011.
If you are interested in being a candidate, please contact Management. You must submit a “candidate sketch” no later than January 15, 2011, to be on the ballot.
The 2010 Village Two HOA Board of Directors includes:
Ken Salt president
Sammy Khaled vice president/secretary
Karen Larson treasurer
Pat Anderson board member/VRA rep
Betty Johnson board member
ANNUAL MEETING of Village Two Homeowners’ Association will be held at Mustang Library Auditorium on Saturday, March 5, 2011
2:15 PM Check-in and refreshments, and 2:30 PM Meeting begins
Homeowners will be receiving official meeting information in the mail soon.
HOLIDAY DECORATIONS…McCormick Ranch CCRs stipulate that all holiday decorations must be removed by January 15 of the new year.
JANUARY MAILINGS…please be looking for the following:
1…Early January: insurance information
2…Late January/early February: HOA election information/ballots
EMERGENCY PHONE NUMBERS:
Village 2 concerns call NATIONAL PROPERTY SERVICES 480-443-5566
Pool, tennis courts, and green belt areas call PARKER-FINCH 480-284-5551
http://village2scottsdale.blogspot.com
ashleynps@aol.com (note new e-address)
January 1, 2011
ELECTIONS...It will soon be time to elect board members for 2011.
If you are interested in being a candidate, please contact Management. You must submit a “candidate sketch” no later than January 15, 2011, to be on the ballot.
The 2010 Village Two HOA Board of Directors includes:
Ken Salt president
Sammy Khaled vice president/secretary
Karen Larson treasurer
Pat Anderson board member/VRA rep
Betty Johnson board member
ANNUAL MEETING of Village Two Homeowners’ Association will be held at Mustang Library Auditorium on Saturday, March 5, 2011
2:15 PM Check-in and refreshments, and 2:30 PM Meeting begins
Homeowners will be receiving official meeting information in the mail soon.
HOLIDAY DECORATIONS…McCormick Ranch CCRs stipulate that all holiday decorations must be removed by January 15 of the new year.
JANUARY MAILINGS…please be looking for the following:
1…Early January: insurance information
2…Late January/early February: HOA election information/ballots
EMERGENCY PHONE NUMBERS:
Village 2 concerns call NATIONAL PROPERTY SERVICES 480-443-5566
Pool, tennis courts, and green belt areas call PARKER-FINCH 480-284-5551
Saturday, October 2, 2010
Village 2 Update October 2010
http://village2homeowners.blogspot.com
village2homeowners@gmail.com
NOTICE OF VILLAGE TWO BOARD OF DIRECTORS’ MEETING
REGULAR BOARD MEETING…..Monday, October 18, 2010 at 8:00 AM – NPS Office.
National Property Services office located at 7127 E. Sahuaro Drive #101, Scottsdale AZ.
Homeowners are ALWAYS welcome
Village Two HOA 2010 Board of Directors includes:
Ken Salt president
Sammy Khaled vice president/secretary
Karen Larson board member/treasurer
Betty Johnson board member
Patricia Anderson board member/VRA rep
Elections....It will soon be time to elect volunteer board members for 2011. If you are interested in being a part of the decision-making process, please contact Management. We’re always looking for volunteers who can do things faster, better, and cheaper!!
Financial Statements…All Village 2 homeowners will soon be receiving a third-quarter statement regarding account balances. If yours shows an Amount Due, please return the upper portion of the statement with a check to bring your account current. Even small amounts soon add up to create a deficiency for your HOA affecting the 2011 budget and services HOA is able to provide.
Air conditioning repairs…Please be sure your repairmen have a 32 foot ladder to reach the A/C towers. They should NOT be walking on the tile roofs. Broken tiles and roofing repairs are expensive.
Village Two CCRs and By-Laws that everyone signed on to at time of purchase ARE being enforced. ALL HOMEOWNERS and RENTERS ARE RESPONSIBLE FOR KNOWING THE RESTRICTIONS. When in doubt, contact Management for clarification. Saves problems later…..THANKS
Towels…Rugs, swimsuits, bedspreads, etc. must not be left hanging over balcony railings. POOL C is a NO SMOKING area, and no glassware means NO GLASS BEER OR WINE BOTTLES.
Garbage…PLEASE be sure your trash is placed IN the dumpster bin. Trash on the floor of the enclosure encourages rats, ants, etc. Please close sliding doors and lids.
Concerns….If you are aware of an issue (repairs, violations, safety problems, etc.) that needs to be brought to the attention of the HOA Board or Management, please call MANAGEMENT at 480-433-5566.
EMERGENCY PHONE NUMBERS:
Village 2 concerns call NATIONAL PROPERTY SERVICES 480-443-5566
Pool, tennis courts, and green belt areas call PARKER-FINCH 480-284-5551
http://village2homeowners.blogspot.com
village2homeowners@gmail.com
NOTICE OF VILLAGE TWO BOARD OF DIRECTORS’ MEETING
REGULAR BOARD MEETING…..Monday, October 18, 2010 at 8:00 AM – NPS Office.
National Property Services office located at 7127 E. Sahuaro Drive #101, Scottsdale AZ.
Homeowners are ALWAYS welcome
Village Two HOA 2010 Board of Directors includes:
Ken Salt president
Sammy Khaled vice president/secretary
Karen Larson board member/treasurer
Betty Johnson board member
Patricia Anderson board member/VRA rep
Elections....It will soon be time to elect volunteer board members for 2011. If you are interested in being a part of the decision-making process, please contact Management. We’re always looking for volunteers who can do things faster, better, and cheaper!!
Financial Statements…All Village 2 homeowners will soon be receiving a third-quarter statement regarding account balances. If yours shows an Amount Due, please return the upper portion of the statement with a check to bring your account current. Even small amounts soon add up to create a deficiency for your HOA affecting the 2011 budget and services HOA is able to provide.
Air conditioning repairs…Please be sure your repairmen have a 32 foot ladder to reach the A/C towers. They should NOT be walking on the tile roofs. Broken tiles and roofing repairs are expensive.
Village Two CCRs and By-Laws that everyone signed on to at time of purchase ARE being enforced. ALL HOMEOWNERS and RENTERS ARE RESPONSIBLE FOR KNOWING THE RESTRICTIONS. When in doubt, contact Management for clarification. Saves problems later…..THANKS
Towels…Rugs, swimsuits, bedspreads, etc. must not be left hanging over balcony railings. POOL C is a NO SMOKING area, and no glassware means NO GLASS BEER OR WINE BOTTLES.
Garbage…PLEASE be sure your trash is placed IN the dumpster bin. Trash on the floor of the enclosure encourages rats, ants, etc. Please close sliding doors and lids.
Concerns….If you are aware of an issue (repairs, violations, safety problems, etc.) that needs to be brought to the attention of the HOA Board or Management, please call MANAGEMENT at 480-433-5566.
EMERGENCY PHONE NUMBERS:
Village 2 concerns call NATIONAL PROPERTY SERVICES 480-443-5566
Pool, tennis courts, and green belt areas call PARKER-FINCH 480-284-5551
Friday, August 20, 2010
ROOFING PROJECT UPDATE #5
Concerns/Questions regarding the roofing project should be directed to National Property Services at ashleynps@aol.com or 480-443-5566. The Board’s roofing consultant is Louis Hunt (http://www.prmteam.com). The Board of Directors understands the impact and enormity of this project and encourages input from ALL homeowners. Here are answers to more questions from homeowners:
1.Q: When will homeowners be given an idea of just how much money we’ll be assessed?
A: The Board of Directors, along with Management and roofing consultant Louis Hunt, continue doing research into all the factors that must be considered in determining a “solid number.” When that number is presented to the Village 2 membership, homeowners will be given details as to how that number was established. At the present time, it appears that the assessment will not exceed $4,200 per homeowner, and may, indeed, be less than that, as the Board looks at all options to assure Village 2 homeowners get the best job at the best price.
2.Q: When will I have to pay the assessment?
A: The Board understands that homeowners will need time to raise the money. Therefore, the current thinking is that the Board will announce the exact amount of the assessment before the end of 2010, and homeowners will have until June 30, 2011, to make full payment to the Association. From the time of this mailing in August 2010, this window gives homeowners nine (9) months to make arrangements. Neither Management nor Village 2 HOA will be involved in procuring financing options for individual homeowners.
3.Q: I’m concerned about my air conditioners while the workers are on the roof.
A: The A/C units are in the towers, not on the tile roofs. Last year, the Board began refurbishing the towers by cleaning and refoaming the flat roofs of four buildings that were identified as most in need. The Board is now studying bids from contractors to proceed with another four buildings, and the remaining four buildings will be done in the spring of 2011, completing the towers of all 12 buildings prior to the tile project. The cost of these projects is paid for from the reserves. Contractors working in the towers are responsible for preserving the current condition of the air conditioners at the time the work is performed.
4.Q: Why is the Board considering borrowing money from foreign banks?
A: At the present time, the Board is not considering borrowing money from any bank because borrowing would increase the cost of the project to the homeowners. While it might possibly be necessary for HOA to borrow for unforeseen circumstances, absolutely no mention has been made of borrowing from foreign banks. Everybody paying his/her fair share on time should make borrowing unnecessary. Please be sure your homeowner’s account is current.
5.Q: Why would the Board not consider using a portion of reserves to defray the cost of the project?
A: The Board has determined that current reserves are insufficient to fund this project. One must keep in mind that the roofing project is not the only concern for the Association. The Board is responsible for ensuring all the Association's costs are well-covered for the present as well as for the future. The CCR’s require us to reserve enough money to cover at least two months of bills. We must continue saving for future projects such as infrastructure repairs, landscaping, paving, and painting when they become necessary again, as well as for emergencies.
6.Q: Village 2 homeowners pay $170 in monthly assessments. How does this compare with the other villages?
A: Lowest is $160, and highest is $186. One is $172 and the remaining two villages are $170.
Here is what V2 homeowners receive for their $170 monthly assessment:
1 $55 per homeowner goes to VRA to maintain pools, tennis courts, common areas
2 Maintenance of V2 property: painting, repairs, night lighting
3 Insuring V2 property as required by the CCR’s
4 Property maintenance: tree trimming, lawn and shrubs
5 Water, sewer, garbage
6 Management/administration fees
7 Legal fees
8 Pest control: termites, rodents, flying insects, etc
9 Emergency repairs as required by the CCR’s
10 $2,083.33 is transferred from checking to savings (reserves) every month
A volunteer board of directors oversees all of the above so you won’t have to!!! We’re always looking for volunteers who can find ways of doing things faster, cheaper, and better. If that’s you, don’t hesitate to volunteer for the 2011 board and bring your good ideas!!!
DISCLOSURE
The Village Two Board of Directors has a fiduciary duty, by law, to inform the homeowners of potential issues that have come to their attention. Furthermore, the Board has a fiduciary duty to correct the issues to the best of their ability, exploring all possible options. When homeowners buy into a condominium homeowners' association (HOA), there are at least two implied agreements: 1) homeowners agree to abide by the CCR's (restrictions), and 2) homeowners agree to pay for improvements and maintenance/upkeep of the property. Now that the Board, Management, and Village Two homeowners are all aware of the roofing situation, it is required by law that this information be disclosed to realtors and all future homebuyers.
Concerns/Questions regarding the roofing project should be directed to National Property Services at ashleynps@aol.com or 480-443-5566. The Board’s roofing consultant is Louis Hunt (http://www.prmteam.com). The Board of Directors understands the impact and enormity of this project and encourages input from ALL homeowners. Here are answers to more questions from homeowners:
1.Q: When will homeowners be given an idea of just how much money we’ll be assessed?
A: The Board of Directors, along with Management and roofing consultant Louis Hunt, continue doing research into all the factors that must be considered in determining a “solid number.” When that number is presented to the Village 2 membership, homeowners will be given details as to how that number was established. At the present time, it appears that the assessment will not exceed $4,200 per homeowner, and may, indeed, be less than that, as the Board looks at all options to assure Village 2 homeowners get the best job at the best price.
2.Q: When will I have to pay the assessment?
A: The Board understands that homeowners will need time to raise the money. Therefore, the current thinking is that the Board will announce the exact amount of the assessment before the end of 2010, and homeowners will have until June 30, 2011, to make full payment to the Association. From the time of this mailing in August 2010, this window gives homeowners nine (9) months to make arrangements. Neither Management nor Village 2 HOA will be involved in procuring financing options for individual homeowners.
3.Q: I’m concerned about my air conditioners while the workers are on the roof.
A: The A/C units are in the towers, not on the tile roofs. Last year, the Board began refurbishing the towers by cleaning and refoaming the flat roofs of four buildings that were identified as most in need. The Board is now studying bids from contractors to proceed with another four buildings, and the remaining four buildings will be done in the spring of 2011, completing the towers of all 12 buildings prior to the tile project. The cost of these projects is paid for from the reserves. Contractors working in the towers are responsible for preserving the current condition of the air conditioners at the time the work is performed.
4.Q: Why is the Board considering borrowing money from foreign banks?
A: At the present time, the Board is not considering borrowing money from any bank because borrowing would increase the cost of the project to the homeowners. While it might possibly be necessary for HOA to borrow for unforeseen circumstances, absolutely no mention has been made of borrowing from foreign banks. Everybody paying his/her fair share on time should make borrowing unnecessary. Please be sure your homeowner’s account is current.
5.Q: Why would the Board not consider using a portion of reserves to defray the cost of the project?
A: The Board has determined that current reserves are insufficient to fund this project. One must keep in mind that the roofing project is not the only concern for the Association. The Board is responsible for ensuring all the Association's costs are well-covered for the present as well as for the future. The CCR’s require us to reserve enough money to cover at least two months of bills. We must continue saving for future projects such as infrastructure repairs, landscaping, paving, and painting when they become necessary again, as well as for emergencies.
6.Q: Village 2 homeowners pay $170 in monthly assessments. How does this compare with the other villages?
A: Lowest is $160, and highest is $186. One is $172 and the remaining two villages are $170.
Here is what V2 homeowners receive for their $170 monthly assessment:
1 $55 per homeowner goes to VRA to maintain pools, tennis courts, common areas
2 Maintenance of V2 property: painting, repairs, night lighting
3 Insuring V2 property as required by the CCR’s
4 Property maintenance: tree trimming, lawn and shrubs
5 Water, sewer, garbage
6 Management/administration fees
7 Legal fees
8 Pest control: termites, rodents, flying insects, etc
9 Emergency repairs as required by the CCR’s
10 $2,083.33 is transferred from checking to savings (reserves) every month
A volunteer board of directors oversees all of the above so you won’t have to!!! We’re always looking for volunteers who can find ways of doing things faster, cheaper, and better. If that’s you, don’t hesitate to volunteer for the 2011 board and bring your good ideas!!!
DISCLOSURE
The Village Two Board of Directors has a fiduciary duty, by law, to inform the homeowners of potential issues that have come to their attention. Furthermore, the Board has a fiduciary duty to correct the issues to the best of their ability, exploring all possible options. When homeowners buy into a condominium homeowners' association (HOA), there are at least two implied agreements: 1) homeowners agree to abide by the CCR's (restrictions), and 2) homeowners agree to pay for improvements and maintenance/upkeep of the property. Now that the Board, Management, and Village Two homeowners are all aware of the roofing situation, it is required by law that this information be disclosed to realtors and all future homebuyers.
Friday, June 11, 2010
Village 2 Update
village2homeowners@gmail.com (new email address)
DATE: June 14, 2010
TO: VILLAGE TWO HOMEOWNERS
REGARDING: ROOFING PROJECT UPDATE #3
1.Q: What has the Board done since homeowners received newsletter #2 dated April 19, 2010?
A: As one can imagine, the tile roofing project is a huge undertaking, so board members have been educating themselves and researching all aspects of the roofing project. At the special board meeting on May 18, 2010, which focused only on the roofing project, the Board discussed a tentative timeline for the project (see 7.Q). In addition, the Board considered options to finance the project. (see 7.Q).
2.Q: If the tile is not the problem, what is the problem?
A: It’s the underlayment which, over 25 years, has deteriorated due to heat and age in spite of regular maintenance. The Board hired Louis Hunt, an independent roofing inspector, to assess the condition of the roofs of the 12 buildings. His report, which was presented at the annual meeting of Village 2 homeowners on March 4, 2010, mentions that all 12 roofs are “at the end of [their] serviceable life.” (LHunt@prmteam.com) of PRM Consulting Services (http://www.prmteam.com/)
3.Q: Does this project have to be done right now?
A: There are several risks resulting in doing nothing: property deterioration and devaluation, association uninsurability, and Board failure of fiduciary responsibility. The report from Louis Hunt states “the roof should be replaced within the next two years.”
4.Q: How will the project be funded?
A: Based on the preliminary projections given to us by Mr. Hunt, it is obvious that this project will require a special assessment.
5.Q: What will this project cost?
A: Board members have met with Mr. Hunt to develop a process by which we might determine a justifiable dollar amount for the project. Mr. Hunt’s report includes a very preliminary estimate that does not include costs such as any necessary construction repairs, bringing the roofs into compliance with current City of Scottsdale building codes (venting, for example), inflation, consulting fees, and other factors unknown at this time. The Board will ask two roofing contractors to provide bids at today’s prices. This information will be used to develop the working project amount. Once a working project amount is established, homeowner assessments will be determined. As soon as possible, this figure will be communicated to all homeowners.
6.Q: Who determines whether there will be a special assessment and for how much?
A: The Village Two CCR’s authorizes the Board of Directors to take this action for special projects.
7.Q: How will I pay the special assessment, and how long will I have to pay?
A: Answers to financing questions are premature, but it is important that homeowners understand that a special assessment of all Village Two homeowners will be required to pay for the project. The Board is considering setting the formal assessment in January 2011. Homeowners would have until June 30, 2011 (one year from now) to pay their assessment. Contracting bids would be taken in August 2011, and the project would begin in September or October 2011. This timeline is subject to change.
8.Q: Why is the roof project not being funded from our reserve monies?
A. Over the past few years, the Association has paid approximately $95K for painting our 12 buildings, and before that, approximately $75K for paving. In addition, there have been on-going roof maintenance projects. All these projects have been paid for from the reserve monies. Further, it is clear that the total expense for the roof project far exceeds the money in reserves.
9.Q: How might I communicate my thoughts to the Board regarding this project?
A: Input from homeowners is always welcome at board meetings. Meeting information is posted well in advance on all dumpster doors and at Pool C. Management can be reached at 480-443-5566 for meeting information. Homeowners are invited to submit questions for future newsletters to ashleynps@aol.com, or questions may be mailed to National Property Services at P.O. Box 31176, Phoenix, AZ 85046.
The Board will continue keeping homeowners updated as additional information becomes available. Homeowners are urged to read the project report that was presented by Louis Hunt at the annual HOA meeting on March 6, 2010, with excerpts in a newsletter mailed at the beginning of April. The entire report can be e-mailed to you electronically if you send your request to ashleynps@aol.com, or is available at http://village2homeowners.blogspot.com.
DISCLOSURE
The Village Two Board of Directors has a fiduciary duty, by law, to inform the homeowners of potential issues that have come to their attention. Furthermore, the Board has a fiduciary duty to correct the issues to the best of their ability, exploring all possible options. When homeowners buy into a condominium homeowners' association (HOA), there are at least two implied agreements: 1) homeowners agree to abide by the CCR's (restrictions), and 2) homeowners agree to pay for improvements and maintenance/upkeep of the property. Now that the Board, Management, and Village Two homeowners are all aware of the roofing situation, it is required by law that this information be disclosed to realtors and all future homebuyers.
village2homeowners@gmail.com (new email address)
DATE: June 14, 2010
TO: VILLAGE TWO HOMEOWNERS
REGARDING: ROOFING PROJECT UPDATE #3
1.Q: What has the Board done since homeowners received newsletter #2 dated April 19, 2010?
A: As one can imagine, the tile roofing project is a huge undertaking, so board members have been educating themselves and researching all aspects of the roofing project. At the special board meeting on May 18, 2010, which focused only on the roofing project, the Board discussed a tentative timeline for the project (see 7.Q). In addition, the Board considered options to finance the project. (see 7.Q).
2.Q: If the tile is not the problem, what is the problem?
A: It’s the underlayment which, over 25 years, has deteriorated due to heat and age in spite of regular maintenance. The Board hired Louis Hunt, an independent roofing inspector, to assess the condition of the roofs of the 12 buildings. His report, which was presented at the annual meeting of Village 2 homeowners on March 4, 2010, mentions that all 12 roofs are “at the end of [their] serviceable life.” (LHunt@prmteam.com) of PRM Consulting Services (http://www.prmteam.com/)
3.Q: Does this project have to be done right now?
A: There are several risks resulting in doing nothing: property deterioration and devaluation, association uninsurability, and Board failure of fiduciary responsibility. The report from Louis Hunt states “the roof should be replaced within the next two years.”
4.Q: How will the project be funded?
A: Based on the preliminary projections given to us by Mr. Hunt, it is obvious that this project will require a special assessment.
5.Q: What will this project cost?
A: Board members have met with Mr. Hunt to develop a process by which we might determine a justifiable dollar amount for the project. Mr. Hunt’s report includes a very preliminary estimate that does not include costs such as any necessary construction repairs, bringing the roofs into compliance with current City of Scottsdale building codes (venting, for example), inflation, consulting fees, and other factors unknown at this time. The Board will ask two roofing contractors to provide bids at today’s prices. This information will be used to develop the working project amount. Once a working project amount is established, homeowner assessments will be determined. As soon as possible, this figure will be communicated to all homeowners.
6.Q: Who determines whether there will be a special assessment and for how much?
A: The Village Two CCR’s authorizes the Board of Directors to take this action for special projects.
7.Q: How will I pay the special assessment, and how long will I have to pay?
A: Answers to financing questions are premature, but it is important that homeowners understand that a special assessment of all Village Two homeowners will be required to pay for the project. The Board is considering setting the formal assessment in January 2011. Homeowners would have until June 30, 2011 (one year from now) to pay their assessment. Contracting bids would be taken in August 2011, and the project would begin in September or October 2011. This timeline is subject to change.
8.Q: Why is the roof project not being funded from our reserve monies?
A. Over the past few years, the Association has paid approximately $95K for painting our 12 buildings, and before that, approximately $75K for paving. In addition, there have been on-going roof maintenance projects. All these projects have been paid for from the reserve monies. Further, it is clear that the total expense for the roof project far exceeds the money in reserves.
9.Q: How might I communicate my thoughts to the Board regarding this project?
A: Input from homeowners is always welcome at board meetings. Meeting information is posted well in advance on all dumpster doors and at Pool C. Management can be reached at 480-443-5566 for meeting information. Homeowners are invited to submit questions for future newsletters to ashleynps@aol.com, or questions may be mailed to National Property Services at P.O. Box 31176, Phoenix, AZ 85046.
The Board will continue keeping homeowners updated as additional information becomes available. Homeowners are urged to read the project report that was presented by Louis Hunt at the annual HOA meeting on March 6, 2010, with excerpts in a newsletter mailed at the beginning of April. The entire report can be e-mailed to you electronically if you send your request to ashleynps@aol.com, or is available at http://village2homeowners.blogspot.com.
DISCLOSURE
The Village Two Board of Directors has a fiduciary duty, by law, to inform the homeowners of potential issues that have come to their attention. Furthermore, the Board has a fiduciary duty to correct the issues to the best of their ability, exploring all possible options. When homeowners buy into a condominium homeowners' association (HOA), there are at least two implied agreements: 1) homeowners agree to abide by the CCR's (restrictions), and 2) homeowners agree to pay for improvements and maintenance/upkeep of the property. Now that the Board, Management, and Village Two homeowners are all aware of the roofing situation, it is required by law that this information be disclosed to realtors and all future homebuyers.
Monday, June 7, 2010
March 4, 2010 : Louis Hunt report
(please see note at end regarding availability of pictures mentioned in report)
Reference: Tile Roof Survey
Villages Two
Scottsdale, Arizona
PRM Project #3405-10008
1.00 ABSTRACT
1.01 A survey of the tile roofs was conducted on the above referenced facility on
March 1 and 2, 2010. Six buildings were selected by the HOA Roof Committee
to be inspected:
9115 (Units 101 thru 206)
9115 (units 115 thru 220)
9125 (Units 107 thru 214)
9460 (Units 101 thru 206)
9460 (Units 115 thru 220)
9465 (Units 115 thru 220)
The survey was performed with the primary focus to:
• Assess the current roof assembly’s general overall condition.
• Identify deficient roof conditions impacting the waterproofing performance
of the roofing system.
• Develop recommendations for corrective measures to address deficient
conditions to bring the roofing assembly into a maintainable watertight
condition and/or for roof replacement.
1.02 This survey is based on visual observations of the tile roof conditions and does not include any structural, stucco or flat roof evaluations. The observations made during this survey are documented in this report, including an assessment of the existing tile roofs general condition.
1.03 Deficient roof conditions are discussed within the narrative text of this report as well as captioned photographs illustrating typical conditions observed.
1.05 During this survey test samples were taken from the tile roof underlayment.
2.00 PROJECT INFORMATION
No. of Stories: 2 story
No. of Buildings: 6
Building Type: Residential
Roof Access: Ladder
Structure Age: Approximately 25 years
Building Configuration:
Buildings are two story residential construction on concrete slab foundations.
Walls are wood framed with exterior stucco finish. Roof assembly is wood truss
with plywood decking, single layer underlayment, and clay “s” profile tile roof
manufactured by US Tile.
Roof Systems Description:
Tile Roof:
High profile clay tile is installed with two different underlayment plies
found: 30 lb asphalt roofing felt and asphalt base sheet. Tile was found
nailed primarily every other row and in some locations every three rows.
3.00 EXECUTIVE SUMMARY/SPECIFIC FIELD OBSERVATIONS
3.01 Each building was inspected for tile underlayment and condition of tile
installation. Three inspections were conducted of the underlayment and wood
deck within the field area of each building. Data was recorded as to type and
condition of underlayment and to identify if any wood deck deterioration was
visible (Example: Photo 17). The underlayment found at the majority of the
inspections was a 30 lb asphalt saturated roofing ply. At buildings inspected at
9115 the underlayment was an asphalt saturated roofing base sheet.
The underlayment was found to range from poor to bad condition. Multiple
conditions were found where tile coverage was poor or non existent leaving the
underlayment exposed to ultraviolet (UV) degradation and exposed to the
weather (Example: Photo 53). There was no wood deck deterioration found at
any of the field areas inspected at the six buildings. However, there was
deteriorated wood deck found where tile was missing and the underlayment had
disintegrated from being exposed to the weather (Example: Photo 170). As a
result the obvious deck deterioration no tile was removed for further inspection
because of concerns to be able to reinstall the tile to a weather tight condition.
The primary concern was for the deteriorated deck’s ability to retain a tile
fastener. Based on conditions observed at areas similar in detail it can be
expected that wood deck replacement will be necessary. Locations were mostly
at the ridge and perimeter sections of the roof.
The majority of deficiencies observed were voids in mortar due to deterioration
and tile coverage between top field tile courses and ridge cap tile (Example:
Photos 125, 127). This condition was extensive and occurred at every building
inspected. Such open areas allow water to enter and exposing underlayment to
UV degradation. These conditions have existed for several years.
Many field areas tile was found “Over-exposed” or “Stretched”. These are terms
used when tile has less than the three inch overlap of the adjacent tile. When
not properly lapped nail holes for securing the tile are exposed. An example of a
proper tile overlap is seen in Photo 152. The top of the tile has a three inch wide
brownish area caused by the overlapping tile. Less than three inches of overlap
exposed the nail holes and does not provide an adequate overlap necessary to
shed water. When installed in this manner (Stretched) it allows water to enter
between tiles and possibly manifest into a roof leak. A common cause for
stretched tile is not laying the tile in straight horizontal lines (Example: Photo
121).
Tile flashing at walls was found to be loose or open for water entry (Example:
Photos 38 and 39). Soil vent pipes have a lead roof jack that installed over the
PVC pipe and is indexed into the tile to create a weather tight installation. There
were pipes found on each building that lead jacks was not properly installed
allowing water to enter between the lead jack and the PVC pipe (Example: Photo
29). Scraps of tile were found buried under installed tile (Example: Photo 132).
These scrap pieces restricts water flow when water does enter under the tile
preventing it from gravity flowing freely off the roof.
Deficiencies found were uniform on each building inspected. No individual
building could be considered better or worse from another. Photographs
provided allow the deficiencies to be observed per building.
Reviewing the photographs it will be obvious as to the common conditions
occurring. Provided is an index to the building’s photographs:
Building 9125 (Units 107-204) Photos 1 thru 31
Building 9465 (Units 115-220) Photos 32 thru 61
Building 9460 (Units 115-220) Photos 63 thru 88
Building 9460 (Units 101-206) Photos 90 Thru 128
Building 9115 (Units 101-206) Photos 101 thru 206
Building 9115 (Units 115-220) Photos 158 thru 186
4.00 RECOMMENDATIONS / BUDGETARY CONSIDERATIONS
An estimated life of a tile roof is primarily calculated on the quality of the
underlayment installed. When a high profile tile such as the “S” clay tile is
properly installed it is commonly considered that 80 percent of the water is shed
off the roof and 20 percent of the water breaches the tile reaching the
underlayment. The underlayment is the last measure of defense for shedding
water. Typically in the Arizona arid climate a 30 lb asphalt saturated roofing felt
underlayment will have a life expectancy of 20 to 22 years. Tile itself could have
a life expectancy of 50 years. It is common to replace tile underlayment prior to
the need to replace the roofing tile. Based on the current condition of the
underlayment it is at the end of its serviceable life. Deficiencies such as voids in
tile coverage, open areas at ridge tile lines allowing wind driven rain to enter
and, poor detail work at tile transitions can accelerate deterioration of whatever
water shedding capability the underlayment currently can provide. And, where
the underlayment is already excessively deteriorated can allow water to pass
beyond the underlayment and enter into the building. A reroofing program
should be implemented in a systematic process to address all buildings with
building/s scheduled first that present the most water intrusion problems.
Buildings not initially scheduled for reroofing should have conditions that allow
water to enter, such as poor sealing at pipe penetrations and open tile areas at
ridge lines, should be corrected to minimize the amount of water the
underlayment is required to shed. Buildings should not be considered water tight
until they have been reroofed.
4.02 BUDGET:
Removing and replacing tile with new underlayment can be estimated at $5.00
per square foot of roof area based on today’s market price. When designing for
reroofing it will be necessary to bring the exiting roofs up to current code
requirements. The current building code will need to be reviewed and applied to
the reroofing specifications. Buildings undergoing repairs and maintenance until
reroofed should have an initial budget of $8,500.00 per building allocated with
an annual expense of $2,000.00 per building per year for ongoing maintenance
until reroofed.
Preliminary budgets for reroofing:
Smaller footprint buildings: $55,000.00 each X 8 buildings = $440,000.00
Larger footprint buildings: $70,000.00 each X 4 buildings = $280,000.00
Total $720,000.00
It is our recommendation that a discussion regarding the contents of this report be held between the client and the author of this report if there are any questions. Our desire is that the recipient of our report has a thorough and complete understanding of the findings and recommendations prior to making any determination as to what action to take.
Should you have any questions or comments regarding this report, please do not
hesitate to contact us at your convenience (480) 926-2700.
Sincerely,
Louis Hunt, RCI, RRO
Principal
If you are interested in the pictures referred to in the report, please contact Management with your e-address, and they will be sent to you electronically.
ashleynps@aol.com or National Property Services at 480-443-5566
(please see note at end regarding availability of pictures mentioned in report)
Reference: Tile Roof Survey
Villages Two
Scottsdale, Arizona
PRM Project #3405-10008
1.00 ABSTRACT
1.01 A survey of the tile roofs was conducted on the above referenced facility on
March 1 and 2, 2010. Six buildings were selected by the HOA Roof Committee
to be inspected:
9115 (Units 101 thru 206)
9115 (units 115 thru 220)
9125 (Units 107 thru 214)
9460 (Units 101 thru 206)
9460 (Units 115 thru 220)
9465 (Units 115 thru 220)
The survey was performed with the primary focus to:
• Assess the current roof assembly’s general overall condition.
• Identify deficient roof conditions impacting the waterproofing performance
of the roofing system.
• Develop recommendations for corrective measures to address deficient
conditions to bring the roofing assembly into a maintainable watertight
condition and/or for roof replacement.
1.02 This survey is based on visual observations of the tile roof conditions and does not include any structural, stucco or flat roof evaluations. The observations made during this survey are documented in this report, including an assessment of the existing tile roofs general condition.
1.03 Deficient roof conditions are discussed within the narrative text of this report as well as captioned photographs illustrating typical conditions observed.
1.05 During this survey test samples were taken from the tile roof underlayment.
2.00 PROJECT INFORMATION
No. of Stories: 2 story
No. of Buildings: 6
Building Type: Residential
Roof Access: Ladder
Structure Age: Approximately 25 years
Building Configuration:
Buildings are two story residential construction on concrete slab foundations.
Walls are wood framed with exterior stucco finish. Roof assembly is wood truss
with plywood decking, single layer underlayment, and clay “s” profile tile roof
manufactured by US Tile.
Roof Systems Description:
Tile Roof:
High profile clay tile is installed with two different underlayment plies
found: 30 lb asphalt roofing felt and asphalt base sheet. Tile was found
nailed primarily every other row and in some locations every three rows.
3.00 EXECUTIVE SUMMARY/SPECIFIC FIELD OBSERVATIONS
3.01 Each building was inspected for tile underlayment and condition of tile
installation. Three inspections were conducted of the underlayment and wood
deck within the field area of each building. Data was recorded as to type and
condition of underlayment and to identify if any wood deck deterioration was
visible (Example: Photo 17). The underlayment found at the majority of the
inspections was a 30 lb asphalt saturated roofing ply. At buildings inspected at
9115 the underlayment was an asphalt saturated roofing base sheet.
The underlayment was found to range from poor to bad condition. Multiple
conditions were found where tile coverage was poor or non existent leaving the
underlayment exposed to ultraviolet (UV) degradation and exposed to the
weather (Example: Photo 53). There was no wood deck deterioration found at
any of the field areas inspected at the six buildings. However, there was
deteriorated wood deck found where tile was missing and the underlayment had
disintegrated from being exposed to the weather (Example: Photo 170). As a
result the obvious deck deterioration no tile was removed for further inspection
because of concerns to be able to reinstall the tile to a weather tight condition.
The primary concern was for the deteriorated deck’s ability to retain a tile
fastener. Based on conditions observed at areas similar in detail it can be
expected that wood deck replacement will be necessary. Locations were mostly
at the ridge and perimeter sections of the roof.
The majority of deficiencies observed were voids in mortar due to deterioration
and tile coverage between top field tile courses and ridge cap tile (Example:
Photos 125, 127). This condition was extensive and occurred at every building
inspected. Such open areas allow water to enter and exposing underlayment to
UV degradation. These conditions have existed for several years.
Many field areas tile was found “Over-exposed” or “Stretched”. These are terms
used when tile has less than the three inch overlap of the adjacent tile. When
not properly lapped nail holes for securing the tile are exposed. An example of a
proper tile overlap is seen in Photo 152. The top of the tile has a three inch wide
brownish area caused by the overlapping tile. Less than three inches of overlap
exposed the nail holes and does not provide an adequate overlap necessary to
shed water. When installed in this manner (Stretched) it allows water to enter
between tiles and possibly manifest into a roof leak. A common cause for
stretched tile is not laying the tile in straight horizontal lines (Example: Photo
121).
Tile flashing at walls was found to be loose or open for water entry (Example:
Photos 38 and 39). Soil vent pipes have a lead roof jack that installed over the
PVC pipe and is indexed into the tile to create a weather tight installation. There
were pipes found on each building that lead jacks was not properly installed
allowing water to enter between the lead jack and the PVC pipe (Example: Photo
29). Scraps of tile were found buried under installed tile (Example: Photo 132).
These scrap pieces restricts water flow when water does enter under the tile
preventing it from gravity flowing freely off the roof.
Deficiencies found were uniform on each building inspected. No individual
building could be considered better or worse from another. Photographs
provided allow the deficiencies to be observed per building.
Reviewing the photographs it will be obvious as to the common conditions
occurring. Provided is an index to the building’s photographs:
Building 9125 (Units 107-204) Photos 1 thru 31
Building 9465 (Units 115-220) Photos 32 thru 61
Building 9460 (Units 115-220) Photos 63 thru 88
Building 9460 (Units 101-206) Photos 90 Thru 128
Building 9115 (Units 101-206) Photos 101 thru 206
Building 9115 (Units 115-220) Photos 158 thru 186
4.00 RECOMMENDATIONS / BUDGETARY CONSIDERATIONS
An estimated life of a tile roof is primarily calculated on the quality of the
underlayment installed. When a high profile tile such as the “S” clay tile is
properly installed it is commonly considered that 80 percent of the water is shed
off the roof and 20 percent of the water breaches the tile reaching the
underlayment. The underlayment is the last measure of defense for shedding
water. Typically in the Arizona arid climate a 30 lb asphalt saturated roofing felt
underlayment will have a life expectancy of 20 to 22 years. Tile itself could have
a life expectancy of 50 years. It is common to replace tile underlayment prior to
the need to replace the roofing tile. Based on the current condition of the
underlayment it is at the end of its serviceable life. Deficiencies such as voids in
tile coverage, open areas at ridge tile lines allowing wind driven rain to enter
and, poor detail work at tile transitions can accelerate deterioration of whatever
water shedding capability the underlayment currently can provide. And, where
the underlayment is already excessively deteriorated can allow water to pass
beyond the underlayment and enter into the building. A reroofing program
should be implemented in a systematic process to address all buildings with
building/s scheduled first that present the most water intrusion problems.
Buildings not initially scheduled for reroofing should have conditions that allow
water to enter, such as poor sealing at pipe penetrations and open tile areas at
ridge lines, should be corrected to minimize the amount of water the
underlayment is required to shed. Buildings should not be considered water tight
until they have been reroofed.
4.02 BUDGET:
Removing and replacing tile with new underlayment can be estimated at $5.00
per square foot of roof area based on today’s market price. When designing for
reroofing it will be necessary to bring the exiting roofs up to current code
requirements. The current building code will need to be reviewed and applied to
the reroofing specifications. Buildings undergoing repairs and maintenance until
reroofed should have an initial budget of $8,500.00 per building allocated with
an annual expense of $2,000.00 per building per year for ongoing maintenance
until reroofed.
Preliminary budgets for reroofing:
Smaller footprint buildings: $55,000.00 each X 8 buildings = $440,000.00
Larger footprint buildings: $70,000.00 each X 4 buildings = $280,000.00
Total $720,000.00
It is our recommendation that a discussion regarding the contents of this report be held between the client and the author of this report if there are any questions. Our desire is that the recipient of our report has a thorough and complete understanding of the findings and recommendations prior to making any determination as to what action to take.
Should you have any questions or comments regarding this report, please do not
hesitate to contact us at your convenience (480) 926-2700.
Sincerely,
Louis Hunt, RCI, RRO
Principal
If you are interested in the pictures referred to in the report, please contact Management with your e-address, and they will be sent to you electronically.
ashleynps@aol.com or National Property Services at 480-443-5566
Thursday, June 3, 2010
Village 2 Update
http://village2homeowners.blogspot.com (please note new address)
village2homeowners@gmail.com (please note new e-mail address)
NOTICE OF VILLAGE TWO BOARD OF DIRECTORS’ MEETING
REGULAR BOARD MEETING…..Tuesday, June 22, 2010 at 8:00 AM – NPS Office.
National Property Services office located at 7127 E. Sahuaro Drive #101, Scottsdale AZ.
Homeowners are ALWAYS welcome
ROOF PROJECT…Homeowners are receiving updated information regarding the roofing project through the mail. Newsletter #3 will be mailed soon.
AIR CONDITIONING REPAIRS…Please be sure your repairmen have a 32 foot ladder to reach the A/C towers. They should NOT be walking on the tile roofs. Broken tiles and roofing repairs are expensive.
VILLAGE TWO CCR’S AND BY-LAWS that everyone signed on to at time of purchase ARE being enforced. ALL HOMEOWNERS and RENTERS ARE RESPONSIBLE FOR KNOWING THE RESTRICTIONS. When in doubt, contact Management for clarification. Saves problems later…..THANKS
CONCERNS….If you are aware of an issue (repairs, violations, safety problems, etc.) that needs to be brought to the attention of the HOA Board or Management, please call MANAGEMENT at 480-433-5566.
TOWELS…Rugs, swimsuits, bedspreads, etc. must not be left hanging over balcony railings. POOL C is a NO SMOKING area, and no glassware means NO GLASS BEER OR WINE BOTTLES.
GARBAGE…PLEASE be sure your trash is placed IN the dumpster bin. Trash on the floor of the enclosure encourages rats, ants, etc. Please close sliding doors and lids.
THE 2010 BOARD OF DIRECTORS INCLUDES:
Ken Salt president
Sammy Khaled vice president/secretary
Karen Larson treasurer
Patricia Anderson board member/VRA rep
Betty Johnson board member
Emergency phone number for National Property Services is 480-443-5566
…and as always, THANKS FOR YOUR COOPERATION!!!
http://village2homeowners.blogspot.com (please note new address)
village2homeowners@gmail.com (please note new e-mail address)
NOTICE OF VILLAGE TWO BOARD OF DIRECTORS’ MEETING
REGULAR BOARD MEETING…..Tuesday, June 22, 2010 at 8:00 AM – NPS Office.
National Property Services office located at 7127 E. Sahuaro Drive #101, Scottsdale AZ.
Homeowners are ALWAYS welcome
ROOF PROJECT…Homeowners are receiving updated information regarding the roofing project through the mail. Newsletter #3 will be mailed soon.
AIR CONDITIONING REPAIRS…Please be sure your repairmen have a 32 foot ladder to reach the A/C towers. They should NOT be walking on the tile roofs. Broken tiles and roofing repairs are expensive.
VILLAGE TWO CCR’S AND BY-LAWS that everyone signed on to at time of purchase ARE being enforced. ALL HOMEOWNERS and RENTERS ARE RESPONSIBLE FOR KNOWING THE RESTRICTIONS. When in doubt, contact Management for clarification. Saves problems later…..THANKS
CONCERNS….If you are aware of an issue (repairs, violations, safety problems, etc.) that needs to be brought to the attention of the HOA Board or Management, please call MANAGEMENT at 480-433-5566.
TOWELS…Rugs, swimsuits, bedspreads, etc. must not be left hanging over balcony railings. POOL C is a NO SMOKING area, and no glassware means NO GLASS BEER OR WINE BOTTLES.
GARBAGE…PLEASE be sure your trash is placed IN the dumpster bin. Trash on the floor of the enclosure encourages rats, ants, etc. Please close sliding doors and lids.
THE 2010 BOARD OF DIRECTORS INCLUDES:
Ken Salt president
Sammy Khaled vice president/secretary
Karen Larson treasurer
Patricia Anderson board member/VRA rep
Betty Johnson board member
Emergency phone number for National Property Services is 480-443-5566
…and as always, THANKS FOR YOUR COOPERATION!!!
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