FROM: VILLAGE TWO BOARD of DIRECTORS
TO: VILLAGE TWO HOMEOWNERS
REGARDING: TILE ROOF – SPECIAL ASSESSMENT UPDATE
DATE: SEPTEMBER 2011
It is once again time to remind Village Two homeowners that in January of 2012, homeowners will be informed of the exact dollar amount of the special assessment to refurbish the tile roofs of the 12 buildings of Village Two.
HISTORY: In January 2010, the Board was advised that because of the age of the buildings, the end of the reasonable life of the tile roofs was probably within two years. This information was then passed along to homeowners at the annual meeting of homeowners in March of 2010. The Board and Management began calling for bids from INDEPENDENT roofing inspectors. We were looking for somebody with outstanding credentials, excellent recommendations, who had absolutely no connection with any roofing contractor or Board/Management people. Submitted bids were studied and discussed, and Louis Hunt (LHunt@prmteam.com) of PRM Consulting Services (http://www.prmteam.com/) was chosen. Mr. Hunt did the inspection on March 1 and 2, 2010. He attended the annual HOA meeting on March 6, 2010, and presented his findings. The official report is 37 pages long, including the written report and pictures. If you have not already read the final report, please contact Management with your e-mail address, and it will be sent to you electronically. Each building was inspected for tile underlayment and condition of tile installation. 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. Deficiencies found were uniform on each building inspected. No individual building could be considered better or worse from another. Photographs were provided allowing the deficiencies to be observed per building. Between June and November 2010, the Board mailed out some seven newsletters updating homeowners on the status of the project giving homeowners an opportunity to ask questions and offer input.
Finally, in the November 2010 newsletter, on the basis of homeowner input and questions, homeowners were informed:
1) The tile roof project and the special assessment will proceed. However, instead of beginning in January of 2011, the project/assessment will be postponed until January of 2012. This delay should be helpful for the many homeowners on fixed incomes who require more time to raise the money, and hopefully, the economy will be more stable by then so that units now involved in trustee sales will have been acquired by new owners.
2) To increase Village Two reserves and make more reserve money available for use on this project, the Board has decided to raise the 2011 monthly assessments from $170 to $204. Your extra $34 will go directly into reserves to be available for this project. This
means that come January 2012, each homeowner will need to pay a smaller special assessment amount.
3) This extra $34 will be collected for all of 2011, beginning January 2011. When the 2012 budget is prepared, a decision will be made as to how much the monthly assessment will be for 2012, and how much of the monthly assessment will go into reserves. Once the roof project is completed, the Board plans to have a reserve study professionally done to ensure that the Village Two reserves are appropriately funded. Please understand that the Board is dedicated to keeping monthly assessments at the lowest possible level while maintaining the property at a high standard.
September 2011….the Board has now authorized Louis Hunt of PRM Consulting to begin the process of contacting roofing contractors with the roof specification documents. The current plan, subject to change, is that by December 2011, the Board, Management, and Mr. Hunt will have reviewed the bids and will have selected a roofing contractor. In January 2012, homeowners will be advised of an exact dollar amount that each homeowner will be assessed. At this point, we anticipate that the funds will be collected by May 31, 2012 with the work beginning in September or October 2012, hopefully completed by the November/December holidays.
In the meantime, the towers (mechanical wells) of eight buildings (where the air conditioners are located) have been thoroughly cleaned and re-foamed. Towers of the remaining four buildings will be completed soon.
The Village Two Board of Directors will make every effort to continue keeping homeowners informed and updated as we move toward January. This process has been long, and as always, the Board appreciates the support, cooperation, and input of the 164 Village Two homeowners to make this project successful.
THE 2011 BOARD OF DIRECTORS INCLUDES:
Ken Salt..................... president
Sammy Khaled......... vice president/secretary
Karen Larson............ treasurer
Betty Johnson........... board member
Mike Currence.......... board member/VRA rep
Village Two is managed by:
National Property Services,
7127 E. Sahuaro Dr. #101, Scottsdale, AZ 85254
480-443-5566
ahammer@npsphx.com
