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
