Creekside Calabasas Roofing Replacement Project November 2015 - - PowerPoint PPT Presentation

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Creekside Calabasas Roofing Replacement Project November 2015 - - PowerPoint PPT Presentation

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Creekside Calabasas Roofing Replacement Project November 2015 Agenda for this Evenings Meeting: Design Build Associates, Inc. Current Status of the Project Project Budget Estimated Project Costs Project Financing and

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Creekside Calabasas

Roofing Replacement Project

November 2015

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Agenda for this Evening’s Meeting:

  • Design Build Associates, Inc.
  • Current Status of the Project
  • Project Budget – Estimated Project Costs
  • Project Financing and Board Considered

Alternatives

  • Bank – Loan Options
  • Voting Process – Ballot
  • Association Attorney’s Comments
  • Time Line For the Project
  • Questions from the Homeowners

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Agenda for this Evening’s Meeting:

  • Design Build Associates
  • Current Status of the Project
  • Project Budget – Estimated Project Costs
  • Project Financing and Board Considered

Alternatives

  • Bank – Loan Options
  • Voting Process – Ballot
  • Association Attorney’s
  • Time Line For the Project
  • Questions from the Homeowners

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Design Build Associates

Why Design Build Associates

  • For over 30 years DBA has been passionate

about ensuring the highest quality and construction standards for Homeowners Associations. Why Construction Management

  • A Construction Manager provides the

necessary checks and balances to assure a successful project considering time, quality, and cost objectives.

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Design Build Associates

How we achieve our client’s ultimate goals:

  • Establishing a proper scope of work
  • Prioritizing the necessary repairs
  • Overseeing the project completion in a

timely manner and at a reasonable cost

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Agenda for this Evening’s Meeting:

  • Design Build Associates, Inc.
  • Current Status of the Project
  • Project Budget – Estimated Project Costs
  • Project Financing and Board Considered

Alternatives

  • Bank – Loan Options
  • Voting Process – Ballot
  • Association Attorney’s
  • Time Line For the Project
  • Questions from the Homeowners

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Creekside Calabasas HOA

Pre-Construction Job Process Flowchart

Work Product Updated 11-12-15

Creekside Calabasas Sign Contract Establish Client Contact and Communication Protocol Identify qualified subcontractors to complete single roof repair Receive proposals and present to HOA Negotiate Contract(s) Sign Contract(s) Identify the Issues

1) Life Safety 2) Water Intrusion 3) Aesthetes

Review HOA’s

1) Maintenance History 2) Reserve Study 3) CC&R’s

Hygienist to test and establish Asbestos & Lead Protocols if necessary Mobilize and complete single roof repair Board to select & Approve Subcontractor Receive Hygienist proposals Sign Contract Meet with Subcontractor to discuss Staging and Schedule Oversee Removal and Replacement

  • f Roof Work

Review and Finalize Specifications for the entire Roof repair Project Prepare RFP and Scope of Work Gather Photos, materials and docs. Discuss HOA Financing Identify Key Lenders Provide all necessary paperwork to lenders Receive lender proposals Select Lender & Complete Finance Package

Identify Qualified Contractors Complete Bid Form Bid to Selected Contractors Complete Bid Analysis

Select Contractor

Send letter to homeowners to announce Town Hall Meeting to be followed by a vote for the assessment

Town Hall Meeting 1. Design Build Associates 2. Current Status of Project 3. Project Budget – Estimated Costs 4. Lender Financing 5. Introduction of Contractor 6. Introduction of Lender 7. Voting procedures

Vote of Membership

Validate that the Funding is in place for work to proceed Sign Contract

Construction Phase Begins Pull permits

Legend

Client DBA Team Contractor Lender Hygienist Sign Contract(s)

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Prototype Roof Findings

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Photo shows evidence of ponding

  • n roof due to improper sloping to

drain.

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Failing Seam

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Damaged and improperly sealed flashing

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Previous flashing repairs inconsistent.

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Incorrectly installed sheet cap which has resulted in failure at the connection point.

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Failure of Roof Vent Seal

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Photo shows Roof Gutter at one location of roof line and shows missing gutter at another location.

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Tile placement is not correct. Photo indicates the overlap is not sufficient.

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Preparation of Roof Scope of Work

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  • Remove all roof material, stack roof tile for

reinstallation

  • Inspect plywood sheeting and replace as

necessary

  • City Inspector, issue approval to cover
  • Install underlayment material to make the

roof watertight and re-install tile using foam adhesive which drastically reduces penetrations in roof

Scope of Repairs:

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  • Install single-ply Fibertite System on Flat

Roofs

  • Paint all Metal Flashing
  • Install new Gutters and Downspouts as

necessary

  • Complete any pick up items
  • Walk roof with City Inspector to get Permit

Card sign off

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Scope of Repairs(continued):

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Removal of existing roofing

  • materials. Stacking tiles to be

reset.

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Inspect plywood and replace any damages materials.

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Photo of the beginning of the placement of the new underlayment

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Photo showing the installation of the tile using Foam Adhesive

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Photo showing the Foam Adhesive

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Photo showing Fibertite Roof being installed on larger project

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Agenda for this Evening’s Meeting:

  • Design Build Associates, Inc.
  • Current Status of the Project
  • Project Budget – Estimated Project Costs
  • Project Financing – Board Considered Alternatives
  • Bank – Loan Options
  • Voting Process – Ballot
  • Association Attorney’s Comments
  • Line For the Project
  • Questions from the Homeowners

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Contractors Bidding:

Selected 4 Qualified Contractors to Bid Roofing Standards Inc. - Selected

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Project Budget

Description $ Cost

Roof Repair

  • 1. Remove and Replace Roof Systems

$1,404,600 Construction Total $1,404,600 HOA Contingency - 20% $280,920 Total Budget $1,685,520

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Agenda for this Evening’s Meeting:

  • Design Build Associates, Inc.
  • Current Status of the Project
  • Project Budget – Estimated Project Costs
  • Project Financing – Board Considered Alternatives
  • Bank – Loan Options
  • Voting Process – Ballot
  • Association Attorney’s
  • Time Line For the Project
  • Questions from the Homeowners

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Board Considered Alternatives

  • Increasing damages due to delayed repairs means higher costs
  • No control over the guaranties and warranties
  • Difficult to prioritize because some of the roof issues are hidden -

structural damage not visible until work is uncovered

  • Project under construction for many years, effecting re-sale values
  • Which homes get fixed first (also effects property re-sale values

for individual owners)

  • Homeowners responsible for interior damage per CC&R’s

Items considered by the Board that are not recommended:

1) Continue to make “band-aid” repairs 2) Phase the project over years to avoid assessments

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Board Considered Alternatives

  • Enhanced property condition immediately improves the property

resale values for all homeowners

  • Project will be completed within 8 months (weather permitting)
  • Costs are financed over 15 years
  • Control of costs are guaranteed
  • Quality control by using a single contractor
  • Warranties and guaranties maintained
  • Fair to all homeowners because everyone gets the work completed

at relatively the same time

  • Reserves on all new components can be reset to zero therefore %

funded will increase resulting in enhanced property values

  • Helps individual homeowners to obtain financing
  • After roofs are completed the board can consider turning to roofs
  • ver to the homeowner.

Recommended and best solution is to complete repairs at once and finance the project over time

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Agenda for this Evening’s Meeting:

  • Design Build Associates, Inc.
  • Current Status of the Project
  • Project Budget – Estimated Project Costs
  • Project Financing – Board Considered Alternatives
  • Bank – Loan Options
  • Voting Process – Ballot
  • Association Attorney’s Comments
  • Time Line For the Project
  • Questions from the Homeowners

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Lenders Bidding:

Approached 4 lenders who will fund HOA Projects Bank Popular – Board Selected

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Bank / Lender

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Loan Amount up to: $2,000,000 Loan Rate: 4.60% Term: 15 Year

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Agenda for this Evening’s Meeting:

  • Design Build Associates, Inc.
  • Current Status of the Project
  • Project Budget – Estimated Project Costs
  • Project Financing – Board Considered Alternatives
  • Bank – Loan Options
  • Voting Process – Ballot
  • Association Attorney’s Comments
  • Time Line For the Project
  • Questions from the Homeowners

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Ballot

  • Homeowners will be receiving a Ballot within the

next two weeks.

  • Content of Ballot to be written by HOA Legal

Representative and approved by Board for distribution.

  • Dollar amount of Assessment to be confirmed as

part of the Ballot. Board considering reserves prior to establishing Assessment amount.

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Agenda for this Evening’s Meeting:

  • Design Build Associates, Inc.
  • Current Status of the Project
  • Project Budget – Estimated Project Costs
  • Project Financing and Board Considered

Alternatives

  • Bank – Loan Options
  • Voting Process – Ballot
  • Association Attorney’s
  • Time Line For the Project
  • Discuss Ballot Packet for Owners
  • Questions from the Homeowners

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Association Attorney Lisa Tashjian, esq.

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ASSESSMENT AND APPROVAL OF ASSOCIATION & OWNERS

  • Civil Code Section 5605
  • Majority of a quorum
  • Quorum defined
  • CC&Rs not applicable

BOARD’s OBLIGATIONS TO ASSOCIATION & OWNERS

  • Fiduciary duties of board member trustees
  • Reasonable inquiry
  • Reliance on experts

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BUSINESS JUDGMENT RULE

  • Duty to act
  • In good faith
  • In the best interests of the Association

With reasonable inquiry

  • Protection – Board and Owners
  • Risk & Liability

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Agenda for this Evening’s Meeting:

  • Design Build Associates, Inc.
  • Current Status of the Project
  • Project Budget – Estimated Project Costs
  • Project Financing – Board Considered Alternatives
  • Bank – Loan Options
  • Voting Process – Ballot
  • Association Attorney’s Comments
  • Time Line For the Project
  • Questions from the Homeowners

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Project Time Line

  • 1. Ballot for vote will go out within the next 2

weeks, due 30 days after distribution

  • 2. Work to begin on or before February 1, 2016

(weather and approvals permitting)

  • 3. Construction to be completed no more than 8

months from start (weather permitting)

  • 4. Construction schedules will be posted and

homeowners will be notified prior to start of work on their homes

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Agenda for this Evening’s Meeting:

  • Design Build Associates, Inc.
  • Current Status of the Project
  • Association Attorney’s Comments
  • Project Budget – Estimated Project Costs
  • Association Attorney’s Comments
  • Project Financing – Board Considered Alternatives
  • Bank – Loan Options
  • Voting Process - Ballot
  • Time Line For the Project
  • Questions from the Homeowners

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Questions and Answers

  • 1. What is the roof warranty?

20 Years Manufacturer Warranty on Fibertite 10 Years on Labor for entire roof

  • 2. Do you have to go through a credit approval application process for

my part of the loan? No, the loan is taken out by the Association

  • 3. Where do I make my monthly payments for the loan?

To the Association

  • 4. How will the Reserve account be affected after the project is

complete? The reserve account will be reset to zero for all the items that were repaired by the project so percent funded should increase

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Corporate Office | 5655 Lindero Canyon Road Suite 321 Westlake Village, CA 91362 Orange County Office | 15 Corporate Park, Irvine, VA 92606 License No. 1005935

“Our mission is to provide high quality professional construction management services, using all

  • f our knowledge, experience and

judgment in the best interest of

  • ur client.”

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Design Build Associates Website Website: www.dbuild.com

(go to Client Access page)

User Name: Creekside Password: roofing2016