July 30, 2010

Memorandum for the Board of Directors

From Villas Buildings & Grounds Committee

Subject:  Results of the VBG Buildings Inspections

A 100 percent inspection of Villas buildings was completed on July 26, 2010.  Please note that the inspections occurred over a period of four months and changes may have taken place in this time frame.  Overall, the buildings are in better condition than committee members expected.  Ken tightened mailboxes on all streets but Turtle Creek.  He will get those finished soon.

The next step in our plan of action is to provide the committee’s recommendations regarding our findings.  A complete copy of the spreadsheet is attached for your information.  It is recommended that this memorandum and spreadsheet be posted to the Villas web pages.

Known problem areas are the poor condition of the lawns.  Despite all efforts, the grassy areas continue to be under par.  Of particular note is the high weed concentration in the front lawns at buildings 42 and 43 on Highlander Drive.  Although the dying sod at the side of building 43 has been reported a number of times through JCA to WCC, the sod has almost completely died.  It is doubtful that the sprinkler was not affected when Ferrar dug up the side of the building.  This area needs a thorough inspection by WCC.

Another known problem area is the condition of the poured concrete walls.  This problem has already been addressed by the VBOD and is not annotated on the spread sheet.  Miller Painting is to repaint the tops of the walls.

The third known area is the condition of some concrete driveways and lead walks.  It is recommended that those identified with “Major” under columns labeled “Leadwalks” or “DW/Garage TS” be replaced before winter sets in.  Some cracks were noted in garage thresholds, but none of these require attention at this time.

Approximately 90 percent of the buildings have faded shutters.  It is recommended that they be painted either this fall or in the spring.  It is noted that the black shutters are not faded and the VBOD might want to consider painting all shutters black.  It would not conflict with color schemes.  Some doors are beginning to fade.  Work on those will be addressed in the maintenance schedule still to be provided.

There are a number of dying or dead trees and bushes identified.  There are also several trees that need to be trimmed away from buildings.  These items are listed under “Landscaping” on the spreadsheet.

There are a number of siding repairs required, areas that need caulk or putty, and downspouts and drains that need attention.  They are clearly identified on the spreadsheet.

The general appearance of gutters and siding is marginal and it is recommended that the VBOD consider including power washing in future budgets.  At a minimum, mold is a problem in a number of areas noted on the spreadsheet, particularly buildings 1, 2, 3, and 4.  Mold was also discovered on some Jansen kitchen windows and siding if in shade.

There are some other miscellaneous problems noted such as loose shingles or loose stone trim.  These are not high in number and can easily be picked up from the spreadsheet.

Under “General Cmts”, in red, are items that are owner responsibility.  It is recommended that JCA send letters to the owners notifying them of needed repairs.

A maintenance schedule is the final result of this project and the committee will try to provide same to the VBOD not later than September 30, 2010.

Sincerely,

Sherri Burke

Chair, VBG

Inspection Results: