Key Points from Reserve Study:
The Association has responsibility for the exterior facades, parking garages and interior common areas of the condominium buildings, as well as the common area mechanical, electrical and plumbing systems servicing the buildings. The Association is also responsible for maintaining the common area site improvements including the asphalt paved parking lot, concrete-paved access drives, concrete and brick paver flatwork, landscaping and drainage systems.
The Association is responsible for maintaining the common area exterior components of the condominium buildings including the brick veneer and vinyl siding, balcony railings, roofing components and the covered front entrances. The front entrances include stained wood ceiling panels with painted wood trim and accent components, and are covered with standing seam metal roofing. The windows associated with each unit are the responsibility of the individual unit owners and are not maintained by the Association.
Roof Replacement Estimate - Building 3701 in 2022, and Building 3700 roof in 2024
The Association is responsible for maintaining the interior common areas in the buildings. These include entrance lobbies, corridors, stairwells, elevator cabs, and electrical/mechanical rooms. Interior spaces also include the ground level parking garages. Lobby area carpet replacement recommended in 2020 for Building 3701 and 2022 for Building 3700 per Reserve Study. The carpet in stairwells not recommended for replacement until 2027 due to the infrequent use.
The elevator cabs were refurbished in 2012; next major refurbishment recommended in 2027 (every 15 years). Elevator systems typically require full refurbishment and modernization approximately every 30 to 40 years.
The building includes controlled access systems in the lobbies with call boxes / intercoms.
Common area light fixtures in the condominium buildings include recessed can lighting in the lobby areas, suspended fixtures in the corridors, and wall pack lighting in the stairwells.
The Association is responsible for maintaining the mechanical equipment that serves the interior common areas of the condominium buildings, including the elevator controls, electrical and lighting systems, HVAC components, fire suppression systems, and plumbing systems.
A total of four common HVAC area systems are installed at each building, and multiple units have been previously replaced. Considering the variable age of the HVAC systems, we anticipate periodic replacement of portions of these systems will be required, and have included an allowance of funds every 10 years beginning in 2023.
A brick masonry monument structures with entrance signage is installed on both sides of the entrance, and incorporates monument uplighting and an irrigation system servicing the landscaping features. An extensive irrigation system is installed throughout the grassed and landscaped areas within the community. Considering the extent of buried piping and quantity of components, the Association should anticipate periodic large-scale repairs to the irrigation system will be needed / required, including replacement of sections of sprinkler system piping and head replacement, as well as timers, controllers, valves and transformers as needed.