FOREWORD

 

One of the most important assets held by a common-property owner’s association is its replacement reserve fund. The goal of the fund is to protect property values, not only for common areas, but also for the individual properties within the community whose values depend upon the condition of the common assets. Reserve fund plans protect property by providing a methodology for replacement of deteriorating capital assets. The result of a successfully implemented reserve fund plan is an increased quality of life for community residents.

 

 

1.0 INTRODUCTION

 

1.1 Background: Falls Run is a Del Webb planned, age-restricted, access controlled community that has now been completed, and consist of 582 single-family residences and 199 condominiums (Villas) located off Plantation Drive in Stafford County, Virginia. Amenities include a large, luxurious community center with indoor and outdoor pools, billiards, exercise facilities, spa, activity rooms, tennis courts, bocce courts, and horseshoe pits. Fifteen acres of open space with asphalt pedestrian trails are included within the community. The street layout includes concrete swale curbs and gutters, concrete sidewalks along both sides of the streets, driveway aprons, and concrete turn-arounds. The main entrance with control access gates, at Middlebrook Drive has a handsome stone and wood trellis feature and stone fountain structure. The other secondary entrances for the single-family sections with control access gates are Gladstone Drive and Smithfield Way. One additional access controlled entrance serves the Villas at Harborton Lane. Storm water management is provided by curb drop inlets and yard drains leading to three detention ponds and one retention pond.

 

Mason & Mason did not review the declarations, covenants, or other organization documents pertaining to the establishment and governance of the Homeowners Association, including the maintenance and replacement of common area improvements and facilities. Ultimately, the establishment, maintenance, and expenditure of reserves are within the discretion of the Association and its Board of Directors pursuant to those organizational documents, subject to the laws of the applicable jurisdictions.

 

Mason & Mason provided the initial reserve fund plan for the community in June of 2003 based on available drawings and information provided by Management and Del Webb. When in 2005, the single-family section roads were completed and most of the amenities were installed, we are able to measure, quantify the as-built components, and adjust the original quantities appropriately. Additional components that were not apparent in the drawings were also added to the 2005 updated tables. The 2007 update primarily incorporates the additional assets of the Villas, which are now completed, and include the roadways, sidewalks and curbs, area lighting, mailboxes, signs, control access gates and monuments, and modular block retaining walls. A substantial quantity of modular block retaining walls in the single-family sections were also measured and quantified for inclusion in the tables. These walls were not considered common previously, but at the request of the Board, we have now included them as common assets of the Association. Walls that serve more than one single-family home were included. This report is an update of the previous two reports and includes a new condition assessment of the entire community. The update report is a stand-alone document and reference to the previous report should not be necessary.

 

James G. Mason, R. S., and N. K. Mason, R. S. conducted the field evaluation for this report on January 9, 2007. The weather was clear and the temperature was approximately 45 degrees F. Precipitation had not occurred for several days prior to the site visit. Pavements, walkways, and grounds were generally dry and clean of debris.

 

1.2 Principal Findings: Construction of the community has now been completed and most warranty issues have been settled for the Master Association. Some deficient asphalt footpaths remain to be corrected. The common assets are generally in very good condition. All of the roadways including the Villas have now received their wear course asphalt and no deficiencies were observed on those components. The concrete flatwork throughout the community is in exceptionally good condition with relatively few deficiencies observed. A few tripping hazards with locations are noted and should be corrected under the operations budget. Minor cracks were not scheduled, as this should be considered non-essential at this time. The three detention ponds appear to be in good condition. The large retention pond should be evaluated by a professional engineer to design a pond master plan and establish baselines for future sedimentation. The live stream above the pond should also be included, and stream bank stabilization should be considered. The community center has now been completed and is staffed and operational. The indoor and outdoor pools, bathhouse, pool fencing, shelters, tennis courts, and bocce courts are all in good condition. Generally this facility has been well-constructed and, while there will be warranty issues and maintenance learning curve issues, the various components should provide maximum service lives.

 

With regard to the Master Association, we did not observe any significant deficiencies that would relate to substantial shortening of reserve component lives or unusual funding requirements. However, two major components that were not included in the previous reserve fund plans, at the direction of Management at that time, have now been included. The Villa site assets including roadways and modular block retaining walls, and modular block retaining walls within the single-family sections are significantly increasing the asset value and thus the required contribution for the Master Association. There will still be a period of several years before the Association is faced with any major planned cash outflows, and this will allow for the building of the fund to appropriate levels.

 

The net effect of the additions and changes to the reserve fund plan is a required increase to $41.19 per household (582 homes) per month in 2008 reserve contributions to properly fund at levels consistent with the Component Method. Anything less than a Component Method level is deficit funding and will eventually result in a shortage of funds possibly requiring large increases, bank loans, or special assessments, all of which should be avoided. Please see the Financial Overview, Section 2 below, for specific information, and a Cash Flow funding plan.

 

Generally, our approach is to group appropriately related component replacement items into projects. This creates a more realistic model and allows a grouping time line that is more convenient to schedule and logical to accomplish. Please see the Table 1 Discussion, Column 18, the Asphalt Pavement Supplemental Report in Section 8, and the HVAC Equipment Supplemental Report, Section 9, for specific information.

 

2.0 FINANCIAL OVERVIEW

 

2.1 Calculation Basics: The Association is on a calendar fiscal year. Management reported that the reserve fund balance, including cash and securities, as of December 31, 2006, was $537,710. We have used a 4.00% annual interest income factor and a 3.50% inflation factor in our model. The total expenditures for the twenty-year study period for both the Cash Flow Method and Component Method are projected to be $5,738,678.

 

2.2 Funding Analysis, Cash Flow Method (Table 3 & Graph): The Association is contributing $170,000 in 2007. However, with the large asset increases included in the 2007 reserve fund plan update, a substantial increase is required. The annual contribution necessary to maintain balances consistent with the Component Method funding require increasing the annual contribution to $287,629 in 2008 and providing an annual escalation factor of 3.50% (matching inflation) thereafter. This allows for a gradual increase over time after the initial increase and addresses generational equity issues. The total for all annual contributions for the twenty-year study period would be $7,751,039, and the total interest income is projected to be $2,381,910. The reserve fund balance in the last year of the study (2026) is $4,932,035, or a 27% balance to asset base ratio.

 

2.3 Funding Analysis, Component Method (Table 4 & Graph): This method of funding would require annual contributions ranging from a low of $315,594 to a high of $504,785 for an average annual contribution throughout the twenty-year study period of $379,886. The total for all annual contributions for the twenty-year study period would be $7,597,712, and the total interest income is projected to be $2,535,291. The Fully Funded ending balance in 2026 is $4,932,035. The Component Method model considers the current reserve fund balance in computing individual component contributions for current cycles. The Component Method model distributes the current reserve fund balance proportionally to all components prior to calculating the individual component contributions for each component cycle.

 

2.4 Reserve Funding Philosophy: The condition assessment and reserve fund plan is intended to be a working tool for Management and the Board for planning over the long term in order to help them understand the complex issues before them and make informed decisions. The Board of Directors, in consultation with Management and accounting professionals, should decide which of the two reserve funding methods is appropriate for the community. We believe that funding using the Cash Flow Method based on levels determined by the Component Method is the most appropriate and manageable approach.

3.0 VISUAL EVALUATION METHODOLOGY

 

The condition assessment forming the basis for this report was visual and non-invasive. We did not perform any destructive testing to uncover or expose hidden conditions. No operational testing of mechanical, electrical, plumbing, fire protection, or other internal systems was performed. No spaces were entered that were inaccessible or potentially hazardous. Code compliance, capacities and equipment adequacy for current loads were not addressed. Mason & Mason makes no warranty that every defect is disclosed. Our scope of work does not include an evaluation of moisture penetration, mold, indoor air quality or other environmental issues. While we may identify safety hazards observed during the course of the field evaluation, this report should not be considered to be a full safety evaluation of components.

 

Repair and replacement costs are based upon commonly accepted references and our experience with similar components installed in similar circumstances. Our opinions of costs are based on published construction cost data, experience with similar projects, information provided by local contractors and management personnel. Actual construction costs can vary significantly due to seasonal considerations, material availability, labor, economy of scale, and other factors beyond our control. Projected useful service lives presume a normal level of past, present and future maintenance. No warranties or guarantees of component service life expectancies are expressed or implied and none should be inferred by this report. Actual experience in replacing components may differ significantly from the projections in the Reserve Fund Plan, because of conditions beyond our control or that were not visually apparent at the time of the evaluation. This report is not a mandate, but is intended to be a guide for future planning.

 

 

 

 

4.0 ACCOUNTING METHODS

 

4.1 Cash Flow Method of Funding (Tables 3, 3.1 etc.): The balance of the reserve fund and corresponding annual contribution is determined by setting a level above a pre-determined minimum balance computed after the yearly expenditures. The minimum balance is typically expressed as a percentage, or ratio, of the total reserve fund balance to the asset base. The appropriate level is determined by a variety of factors including condition, age, and complexity of the community. This method is becoming widely accepted in part because of advanced computer modeling but also because it can be a more efficient use of capital. The goal should be to set the first year contribution at a level requiring only small annual inflationary increases, to fully fund the reserves long-term. This addresses generational equity issues as the first year contribution will be equal to the last year in terms of the cost of money. We have determined through many years of experience that funding under the Cash Flow Method at levels determined by the Component Method will produce the best results. The combination of the two systems is the most manageable. This method is depicted on Table 3, Current Funding Analysis Cash Flow Method and Alternatives, if appropriate.

 

4.2 Component Method of Funding (Table 4): Each component is fully funded at 100% of its replacement value on a ratio directly proportionate to its remaining life cycle years. Each component is also allotted a percentage of the fund’s total reserves (balance on hand) as part of this complex calculation prior to determining the actual annual contribution. Fully funded means the fund is on target, including time considerations. Funds set aside for replacement of individual components are not normally used for the replacement of other components. In rare cases where a reserve fund is actually overfunded, $0 will be displayed on the component tables, indicating that the component is fully funded for that cycle. The Component Method usually results in annual contribution fluctuations and fund balances, but is considered to be the most conservative method for accruing reserve funds. This method is depicted on Table 4, Funding Analysis Component Method.

 

4.3 Interest Income on Reserve Funds: In order to replicate approximate financial conditions, interest income on reserve funds should be recognized. The financial tables have been programmed to calculate interest income based on a pre-determined rate. This rate can be set at any level, including zero, for those desiring to not recognize interest. Typically, the rate used reflects OMB’s (Office of Management and Budget) projection for T-Note rates during the 2005 through 2015 time period. The rate should reflect, as accurately as possible, the actual combined rate of return on all securities and other instruments of investment.

 

Interest calculations are segregated into three individual asset components, and the results are summed to generate the yearly interest accumulations. Interest accrued by the reserve fund assets are compartmentalized and calculated according to the following three categories; beginning reserve fund balance, interest accumulated upon the reserve fund contributions, and interest lost by the capital expenditures.

 

Interest earned on the yearly beginning reserve fund balance is calculated by compounding the beginning reserve fund balance on a monthly period by the interest rate. Interest earned for the reserve fund contributions are calculated by assuming that twelve equal installments are deposited, and interest is accrued and compounded monthly upon the accumulating balance. Likewise, the interest lost on the capital expenditures is calculated on the assumption that expenditures are deducted from the reserve balance on a monthly basis, and the interest that is lost is calculated upon the aggregate monthly balance. The interest income displayed on Table 3 and Table 4 is the summation of the beginning reserve fund interest accrual and the interest earned on the contributions minus the interest lost by withdrawing the capital expenditures. This method of calculation, while not exact, approximates the averages of the three principal components of a reserve fund for each twelve-month period.

 

4.4 Future Replacement Costs (Inflation): In order to replicate actual financial conditions, inflation on replacement costs should be recognized. The financial tables have been programmed to calculate inflation based upon a pre-determined rate. This rate can be set at any level, including zero. Typically, the rate used reflects OMB’s average annual Consumer Price Index (urban) for the period of 2005 through 2015.

 

4.5 Simultaneous Funding: This is a method of calculating funding for multiple replacement cycles of a single component over a period of time from the same starting date. Example: Funding for a re-roofing project, while, at the same time, funding for a second re-roofing project. This method often results in higher annual contribution requirements and leads to generational equity issues. Mason & Mason employs this method only in special circumstances.

 

4.6 Sequential Funding: This is a method of calculating funding for multiple replacement cycles of a single component over a period of time where each funding cycle begins when the previous cycle ends. Example: Funding for the second re-roofing project begins after the completion of the initial re-roofing project. This method of funding appears to be fundamentally equitable. This method is the standard by which Mason & Mason calculates funding.

5.0 REPLACEMENT METHODS

 

5.1 Normal Replacement: Components are scheduled for complete replacement at the end of their useful service lives. Example: An entrance sign is generally replaced all at once.

 

5.2 Cyclic Replacement: Components are replaced in stages over a period of time. Example: Sidewalks are typically replaced in sections rather than as complete units.

 

5.3 Minor Components: A minimum component value should be established for inclusion in the reserve fund. Components of insignificant value in relation to the scale of the community should not be included and should be deferred to the maintenance budget. A small community might exclude components with aggregate values less than $1,000, while a large community might exclude components with aggregate values of less than $5,000.

 

5.4 Long Life Components: Almost all communities have some components with useful service lives typically ranging between thirty and sixty years. Traditionally, this type of component has been ignored completely or included at full replacement value far beyond the twenty-year study period. Example: Storm water drainage systems have a useful service life of approximately forty to sixty years. However, they typically require expensive repairs sometime during their service life. Mason & Mason programming addresses these issues by calculating partial funding over a period of time to provide for anticipated localized repairs.

 

5.5 Projected Useful Service Life: Useful service lives of components are established using construction industry standards as a guideline. Useful service lives can vary greatly due to initial quality and installation, inappropriate materials, maintenance practices, environment and obsolescence. By visual observation, the projected useful service life may be shortened or extended due to the present condition. The projected useful service life is not a mandate, but a guideline, for anticipating replacements and for accumulating reserve funds.

6.0 UPDATING THE RESERVE FUND PLAN

 

In order for a reserve fund plan to remain a viable planning tool, it should be periodically updated. Changing financial conditions and widely varying aging patterns of components dictate that revisions should be undertaken every three to five years, depending upon the complexity of the common assets and the age of the community. Weather, which is unpredictable, plays a large part in the aging process. Full Updates typically involve a site visit to observe current conditions, adjusting fund balances and contributions, and recalculating the financial tables. This updating process insures the integrity of the reserve fund plan and contributes to the financial health of the community. Mason & Mason encourages certain types of communities to perform Administrative Updates on complex properties that are undergoing several costly projects simultaneously. These updates include adjustments to the replacement schedules, annual contributions, balances, replacement costs, and interest income. The Administrative Update does not require a site visit and can be a cost-effective way of keeping the Reserve Fund Plan current between Full Update cycles. Updates are particularly important for those communities employing the Cash Flow Method because it maintains the twenty-year window. The Cash Flow Method does not consider expenditures beyond the study period. Those expenditures are brought into the study as it is periodically updated.

7.0 MAINTENANCE PROTOCOLS

 

The following preventative maintenance practices are suggested to assist the community in the development of a routine maintenance program. The recommendations are not to be considered the only maintenance required, but should be included in an overall program. The development of a maintenance checklist and an annual condition survey will help extend the useful service lives of the community’s assets.

 

This section includes protocols for many, but not necessarily all, components in the study. Items for which no maintenance is necessary, appropriate, or beyond the purview of this report are not included in this section.

 

7.1 Asphalt Pavement: Pavement maintenance is the routine work performed to keep a pavement, subjected to normal traffic and the ordinary forces of nature, as close as possible to its as-constructed condition. Asphalt overlays may be used to correct both surface deficiencies and structural deficiencies. Surface deficiencies in asphalt pavement usually are corrected by thin resurfacing, but structural deficiencies require overlays designed on factors such as pavement properties and traffic loading. Any needed full-depth repairs and crack filling should be accomplished prior to overlaying. The edgemill and overlay process includes milling the edges of the pavement at the concrete gutter and feathering the depth of cut toward the center of the drive lane. Milling around meter heads and utility features is sometimes required. The typical useful life for an asphalt overlay is twenty years.

 

 

 

7.2 Asphalt Full-Depth Repairs: In areas where significant alligator cracking, potholes, or deflection of the pavement surface develops, the existing asphalt surface should be removed to the stone base course and the pavement section replaced with new asphalt. Generally, this type of failure is directly associated with the strength of the base course. When the pavement is first constructed, the stone base consists of a specific grain size distribution that provides strength and rigidity to the pavement section. Over time, the stone base course can become contaminated with fine-grained soil particles from the supporting soils beneath the base course. The most positive repair to such an area is to remove the contaminated base course and replace it with new base stone to the design depth. It is appropriate to perform these types of repairs immediately prior to asphalt restoration projects. Generally, this type of repair should not be required for approximately five years after an asphalt restoration project.

 

7.3 Asphalt Crack Filling: Cracks that develop throughout the life of the asphalt should be thoroughly cleaned of plant growth and debris (lanced) and then filled with a rubberized asphalt crack sealant. If the crack surfaces are not properly prepared, the sealant will not adhere. Crack filling should be accomplished every three to six years to prevent infiltration of water through the asphalt into the sub-grade, causing damage to the road base. It is appropriate to perform these types of repairs immediately prior to edgemill and overlay. Generally, this type of repair should not be required for approximately five years after an edgemill and overlay project.

7.4 Asphalt Footpaths: Transverse and longitudinal cracks should be cleaned of debris and plant growth (lanced) and filled with a rubberized asphaltic compound to prevent water infiltration. Cracks and deflection of the asphalt pavement can develop in the areas where tree roots cross the path. Tree roots should be removed and damaged areas repaired. An additional maintenance issue with footpaths is vegetation control. In areas where vegetation encroaches on the paths, both underfoot and overhead, visibility is reduced and personal injury can occur from low-growing branches. Vegetation control should be accomplished on a regular basis under the maintenance budget for safety considerations and to extend the useful service life of the pavement.

7.5 Concrete Sidewalks: When sidewalks are cracked or scaled or sections have settled, the resulting differential or “tripping hazard” can present a liability problem for the Association if personal injury should occur as a result. Tripping hazards should be repaired expeditiously to promote safety and prevent liability problems for the community. Generally, where practical and appropriate, concrete element repairs and replacements are scheduled in the same years to promote cost efficiencies. Replacements are usually scheduled in cycles because the necessity of full replacement at one time is unlikely. Typically, damaged or differentially settled sections can be removed by saw cutting or jack hammer and re-cast. Concrete milling of the differential surfaces is sometimes an appropriate, cost-effective alternative to re-casting. Skim coating is not an effective repair for scaled or settled concrete surfaces and, over time, will usually worsen the problem.

7.6 Concrete Curbs and Gutters: Vehicle impacts, differential settlement, construction damage, and cracking and spalling of the concrete will eventually result in the need for replacement of some curb sections. A typical damaged or settled section, usually 10 feet in length, will be removed by saw cutting or jack hammer and re-cast. Replacements are scheduled in cycles because the necessity of full replacement at one time is unlikely.

 

7.7 Concrete Pool Deck: Cast-in-place concrete, slab-on-grade pool deck sections, which have large cracks, should be removed and replaced periodically to prevent water infiltration behind the pool structure. Minor cracks can be routed and sealed to extend the service life of the deck. In some instances, a breathable cementitious coating can be applied to improve the surface appearance and extend the surface life.

7.8 Stone Monument Repair: Stone monuments should be inspected periodically for cracks indicating settlement problems. All vegetation, such as vines, tree limbs, and tree roots should be kept clear to prevent damage. As stone monument walls age, depending upon the initial quality of the mortar and the long-term environment of the wall, mortar joints may deteriorate. This condition can be corrected by tuckpointing. Deteriorated or cracked mortar should be removed, and the void should then be filled with new mortar. Major settlement cracks or deflection may require the rebuilding of that section.

7.9 Painted Wood Components: Wood components generally will achieve a greater useful service life and improved appearance if preventative maintenance is performed. Periodic scraping of loose paint, priming, and repainting projects should be performed. Damaged or deteriorated wood components should be replaced as necessary. Generally, securing or repairing wood components with screws will provide a better fastening method than nails. Vegetation should be controlled to extend the useful service life. Landscaping practices, such as weed eating, will shorten the useful service life of wood components. Bases may be protected with metal sleeves to prevent damage.

7.10 Street Signage: Custom painted posts and signage will require re-painting maintenance throughout their service life to maintain appearance. This would include scraping of loose paint, priming, and repainting, as well as securing out-of-plumb posts. Metal perforated-post street signs generally require very little maintenance over their useful service life. Signage tends to fade due to environmental exposure. Cleaning of peeled paint, periodic cleaning of rust (metal posts) and repainting of wood and metal posts will maintain appearance. Little can be done with the signs except to replace them periodically. The wood components of entrance signs should be periodically cleaned of loose paint and repainted to maintain appearance. Out-of-plumb posts should be straightened and secured.

7.11 Light Poles: Outdoor lighting has a limited service life because of the accelerated aging process due to weather extremes. Remediation of the pole fixtures is a viable alternative to full replacement and would include painting the poles along with lamp housing replacement, including ballasts and capacitors. Any poles observed to be out of plumb should be straightened. Periodic cleaning of peeling paint and rust, priming, and re-painting of poles and fixtures will help extend the useful service life. Landscape lighting generally has a shortened useful service life due to proximity to moisture, earth, and damage by landscaping practices.

7.12 Modular Block Retaining Walls: Because of the extended service life achieved by modular block retaining walls, the slight additional installation cost is often a sound investment. This type of installation requires little maintenance over its service life, which would include diligent control and removal of adjacent vegetation to prevent root damage and displacement. If repairs are required, usually the block modules may be re-used in the restoration. Such restoration might include removal of the wall and backing materials, re-grading and compacting of soil, installation of new geotextile material, and reinstallation of the blocks.

 

7.13 Composite Shingle Roofs: Roofs and attic spaces should be inspected annually for damage and leaks. During the attic inspection, check to make sure that mechanical ventilation systems, such as bathroom exhaust fans and dryer ducts, are routed through the roof and not discharging into the attic space. Loose or missing shingles should be replaced on a regular basis. Signs of deflected roof sheathing or discoloration of the sheathing are indicative of moisture problems and should be investigated. It is important to ensure that proper ventilation is occurring at the soffit vents and that insulation is not obstructing the airflow. If attic ventilation appears to be inadequate, the installation of ridge vents and/or through-the-roof mechanical vents is usually a cost-effective way of extending the useful service life of the sheathing. Roof penetrations, such as plumbing vents, are a major source of leaks. During the inspection, these areas should be checked carefully for signs of leakage or rotten sheathing. Gutters and downspouts should be inspected annually. Loose, damaged, or leaking sections should be secured, repaired, or replaced. All gutters should be kept clean of leaf material and debris. Clogged downspouts should be cleared. In areas where gutters collect fallen leaves, gutters should have screens installed. Downspouts should be directed away from buildings. Erosion can be minimized by the use of properly located splash blocks or plastic flexible tubing. In all cases, water should be directed away from building foundations. Splash blocks must be properly placed, and flexible plastic extensions require diligent maintenance.

7.14 Tennis Court Surface Overlay: Court surface overlays are usually required when settlement of the sub-base causes cracks to appear at the surface. Direct overlays usually allow any cracks to migrate (reflective cracking) to the new surface. A technique to eliminate this problem is to separate the old surface from the new surface with a layer of fine marble dust. This allows the two surfaces to move independently and results in a more stable top surface. Net post footing displacement caused by over-tensioning of the net cable also results in court surface damage. However, the footings can be replaced without overlaying the court. In this region, tennis courts usually give about fifteen to twenty years of service before this procedure is necessary. Some courts fail much sooner and some last much longer. It is prudent to plan for overlay now because of the large expense involved if required. Good maintenance practices, including frequent sweeping, periodic color coating of the surface and proper tensioning of the net cable can extend the service life of tennis courts.

7.15 Tennis Court Color Coat: Color coating extends the life of the surface if cracking and other surface problems are not present. An average five-year life for color coating is scheduled, except within a year or two of scheduled surface overlay. Any cracking around net post footings should be sealed to prevent moisture infiltration.

7.16 Chain Link Fencing: Very little maintenance is necessary for chain link fencing and gates. Periodic removal of encroaching vegetation should be performed to prevent damage to components. Damaged components should be repaired or replaced, especially at gates.

7.17 Pool Structure: The swimming pools are in-ground, cast-in-place concrete structures. Most outdoor pools of this type, in this area, require a major renovation between twenty and forty years of age. It is prudent to plan for structural renovation now because of the large expense involved if required. Core samples should be taken periodically, as the pool ages, to determine the condition of the gunnite and concrete. Water infiltration will weaken the concrete and early detection can prevent higher repair costs.

7.18 Pool White Coat: Pool white coating seals the pool surface and helps prevent water infiltration into the structure of the pool. White coat generally has a service life of 7 to 10 years. Prior to white coating, the old surface must be cleaned and sandblasted or acidized to prepare the surface to accept the new white coat. Surfaces adjacent to all fittings, lap lane tiles, waterline tiles, and lights must be prepared by chipping the surface so that the new plaster feathers in around the edges. Any damaged tiles or coping or loose or hollow plaster in the pool shell should be removed and repaired prior to white coating. Sometimes a bond coat will be applied to increase adhesion. White coating should be done on a dry day when temperatures will remain above freezing. The pool should be refilled immediately, the filter system started, and the surface brushed frequently for several days to prevent residue buildup, which creates a rough surface. Eggshell cracking is part of the curing process of white coat and is not indicative of problems. Pool covers help extend the life of the white coat by preventing seasonal damage and discoloration, which may require acid treatments to maintain appearance.

7.19 Pool Coping: The coping around the pool perimeter is standard commercial bullnose cast stone, bedded and grouted to the pool structure. In order to extend the useful life of the pool structure and adjacent pool deck, it is important to keep the coping sections watertight. This will prevent water from infiltrating beneath the pool structure, which, if not controlled may cause damage during freeze/thaw cycles. Sealant should be applied between the pool coping and the pool deck. Deteriorated or separated sealant should be removed completely before new sealant is applied. Any loose, cracked, or “hollow” copings should be re-bedded or replaced annually as part of the long-term preventative maintenance required for pools. Deteriorated or cracked mortar between coping tiles or below the coping tiles at the pool structure should be diligently repaired.

 

7.20 Tree Trimming, Removal, and Replacement: As communities age, trees, both native and planted, may become problematic if periodic care is not accomplished. Trees may become damaged by weather or disease, or they may outsize their location. Proper, diligent tree trimming may alleviate future problems with regard to damage to adjacent structures. Proper tree trimming also helps maintain a healthy tree and may reduce windage in inclement weather. Proper tree trimming should not be confused with the common practice of topping, which produces, not only an unattractive tree, but also an unhealthy one due to weakening of the root structure. Tree root damage of asphalt footpaths and sidewalks is also a common problem. The best solution is re-routing the adjacent structure, if possible, to prevent future damage. If re-routing is not possible, tree roots causing the damage may be pruned back when replacement of the damaged component is accomplished. The practice of moderate mulching is beneficial for trees. However, repeated mulching against the tree trunk, year after year, without removal of the old mulch can eventually kill trees by trapping moisture against the bark, allowing fungi and insects to easily infiltrate the tree. Mulch should be placed around trees to the drip line, but should not be touching the bark.

 

 

8.0 ASPHALT PAVEMENT SUPPLEMENTAL REPORT

 

Street Name	Total SY Asphalt Pavement	Full-Depth Repairs	Linear Footage Cracks	Parking Bays	Parking Spaces
Clubhouse Parking	3,080	0	0	8	87
Middlebrook Drive	1,547	0	0
Bridgewater Circle	14,552	0	0
Gladstone Drive	4,846	0	0
Ripplemead Way	1,306	0	0
Bluefield Lane	902	0	0
Chantilly Place	2,074	0	0
Castlewood Drive	2,460	0	0
Carson Drive	844	0	0
Lucketts Drive	1,060	0	0
Lucketts Court	766	0	0
Sugargrove Drive	433	0	0
Sugargrove Court	518	0	0
Linden Drive	404	0	0
Linden Court	496	0	0
Ashland Circle	2,065	0	0
Birch Leaf Drive	718	0	0
Birch Leaf Court	449	0	0
Calloway Drive	716	0	0
Elberon Drive	814	0	0
Shadewell Court	1,812	0	0
Reston Drive	511	0	0
Reston Court	520	0	0
Hanover Drive	724	0	0
Hanover Court	555	0	0
Buchanan Drive	467	0	0
Buchanan Court	720	0	0
Covington Drive	1,111	0	0
Covington Court	478	0	0
Dayton Circle	1,645	0	0
Emory Drive	833	0	0
Emory Court	567	0	0
Brunswick Drive	723	0	0
Brunswick Court	392	0	0
Smithfield Way	8,644	0	0
Verona Court	625	0	0
Waverly Court	516	0	0
Harborton Lane	3,047	0	0	2	14
Herndon Court	645	0	0
Goose Creek Circle	3,538	0	0
Norwood Lane	1,548	0	0
Adel Court	512	0	0
Legend Drive	5,008	0	0	3	10
Highlander Drive	1,707	0	0	2	6
Aspen Hill Drive	3,800	0	0	4	14
Fawn Lane	1,020	0	0	1	5
Hartford Way	955	0	0	1	5
Turtle Creek Way	1,083	0	0	1	6
TOTALS	83,756	0	0	22	147

All quantities approximate

 

 

9.0 HVAC EQUIPMENT SUPPLEMENTAL REPORT

AREA SERVED	YEAR	ORIGINAL COST	MFG	EQUIPMENT & MODEL #	REMARKS
Multi-Purpose Room #1	2004	$15,000	Lennox	Air cooled condenser #HS26-090W/CBHIT-95V Split-system air handler #CBHIT-95U	7.5 -ton, split-system forced air, gas heating & electric cooling
Multi-Purpose Room #2	2004	$15,000	Lennox	Air cooled condenser #HS26-090W/CBHIT-95V Split-system air handler #CBHIT-95U	7.5-ton, split-system forced air, gas heating & electric cooling
Multi-Purpose Room #3	2004	$15,000	Lennox	Air cooled condenser #HS26-090W/CBHIT-95V Split-system air handler #CBHIT-95U	7.5-ton, split-system forced air, gas heating & electric cooling
Kitchen	2004	$3000	Lennox	Air cooled condenser #HS26-018W/C23-26 coil Furnace #G26Q2-50	1.5-ton, split-system forced air, gas heating & electric cooling
Billiards Room	2004	$10,000	Lennox	Air cooled condenser #HS26-060W/C23-51/65 coil Furnace #G26Q4/5-100	5-ton, split-system forced air, gas heating & electric cooling
Club Room	2004	$10,000	Lennox	Air cooled condenser #HS26-060W/C23-51/65 coil Furnace #G26Q4/5-100	5-ton, split-system forced air, gas heating & electric cooling
Club Room	2004	$10,000	Lennox	Air cooled condenser #HS26-060W/C23-51/65 coil Furnace #G26Q4/5-100	5-ton, split-system forced air, gas heating & electric cooling
Fitness Room	2004	$10,000	Lennox	Air cooled condenser #HS26-090W/CBHIT-95V Split-system air handler #CBHIT-95U	5-ton, split-system forced air, gas heating & electric cooling
Indoor Pool	2004	$75000	Desert Aire	Air cooled condenser #ROC/ROQ 0447 Air Handler #ND30	30-ton, split-system, forced air, dehumidifier
Spa	2004	$6,000	Lennox	Air cooled condenser #HS26-036W/C26-41 coil Furnace #G26Q3/4-100	3-ton, split-system forced air, gas heating & electric cooling