Overall schedule (Sept. 10 update); emergency contact info; disclaimer [this “sticky” post stays at top: new posts below]

Here is the schedule as of Sept. 10 (older ones below for comparison):
ScheduleUpdateSept10
Aug. 16, 2013 (outdated) schedule:
SchedAug16
July 17, 2013 (outdated) schedule:
LRPscheduleUpdateJuly16
June 7 (outdated) schedule:
StonemarkScheduleUpdateJune7
Any problems should immediately be reported to Bob Landegger’s cell phone, and he will initiate correctional action: Cell (805) 705-3107. For less urgent issues you can try his email, but always cc Jacklyn as well:  bob@stonemarkcm.com, jacklyn@stonemarkcm.com.

Disclaimer: In case anyone feels that they are being defamed by things posted on this blog, I offer the following disclaimer:

  • The blog presents the opinions and impressions of individual homeowners only, and may not represent realities at the WCP leak remediation project (LRP) construction site.
  • These posts are not intended for distribution beyond those residents and guests immediately affected by the LRP.
  • The blog is accessible by invitation only. Blog admin Harold Marcuse can send invitations–contact him if you want someone else to have access.
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Furnace upgrade

What follows are 3 messages posted to the WCP community list:
————————————
Greetings All,

We at 956 are contemplating upgrading our heating furnace; the nameplate date of construction on ours is 1983, now over thirty years ago.

We’re interested in hearing if anybody has replaced theirs and what their experience was.

Ours works fine, but we’ve realized that it cycles between full bore on and off, while modern furnaces can be much quieter due to the ability to run at lower fan speeds.

Another issue is improving the air filtering.  We’re very interested if anyone has systematically improved their filtering systems.

The nameplate rating of our unit is 43,000 BTU.   I’ve found the blueprint of our heating arrangement, posted here: http://hep.ucsb.edu/people/hnn/wcp/blueprints/M-5.pdf

There is not a calculation in our blueprints of the heat load needed when we have
a cold day, however.  If anyone has had such a calculation done as part of a furnace upgrade, we’d be very interested in that calculation.

All the best, Audrey & Harry at 956
—————————————

Hi Folks,
We bought a new Payne furnace about 1.5 yrs ago. I do not suggest you do the same. It is not very efficient (low end of scale), pumps our very dry air, and is excessively noisy. I am sure you could do better for the ~$800 we paid.

Cheers,
Hunter [Lenihan]
—————————–

It is good to think about this before the furnace fails (in the winter when it’s cold) and you need to buy whatever’s available right away. That’s how we also ended up with a low-end Payne furnace, probably like Hunter’s.

The new furnace is MUCH quieter than the old one it replaced and more powerful and accommodates a 4-inch easily-replaceable filter that is pretty effective by comparison to the old thing. The smaller the particles the filter removes, the more challenge to the air flow, and the more fan noise, so there are choices there. Like the old one, it is “off/on” with no continuing low-speed fan.

The biggest problem we have become aware of is that the duct system–which runs in the soffit in the study and the front hall–is really leaky. In our (3BR) unit, when the furnace is running, you can feel the drafts of warm air coming out around the can lights in the study and the front hall. We need the heat over at the far end of the house (3rd BR and dining area), but much of it doesn’t arrive there. To fix that properly will require opening up the soffits and addressing the cheap plastic flexible ducting and its many loose connections and leaks.

For that job, we’re talking real money and a lot of dust and disruption.

Cheers,
John [Woolley]

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Dec. 31, 2013 Construction Meeting Notes

Construction Meeting Notes
Tuesday, Dec. 31, 2013, 10:30am, Construction Trailer

Harold, Dorothy and Bob met from 10:52am to 12:30.

Punch list: Bob showed the current list, and a couple ‘tough cases’ were discussed. The caulking of the door hardware has not yet begun at all. JEM and Scott Winter Construction’s lists are mostly complete through the 950s, but not for the last 2 clusters.
A couple of procedural test cases were discussed–when should owners in the “completed” units report things they think should be taken care of by the project? These are often ‘interface’ issues where it is unclear whether this was in the scope of work, or whether this is an interior finishing issue. See next item.

Scope of work on interface issues: Note that in the scope of work the old baseboards and the casings around the doors and windows would have been replaced. The contractor found it preferable to install globally new baseboards and casings. However, in neither case was the filling of nail holes or priming/painting of the wood part of the scope of work. Thus homeowners need to do this (or have it done) when they have these painted. It is a standard part of the things that painters do.
Various ways of addressing these interface issues, at the project level, Association level, and by individual homeowners, were discussed. Ultimately such items are each homeowner’s responsibility. Could the Association facilitate such work to obtain economies of scale?
We did not resolve this issue. The suggestion is to offer homeowners solutions to the various problems, which they could implement themselves or hire someone to do. But who will organize this?

Stains on the upper deck Tufflex coating: the manufacturer’s recommendation was provided, but not sufficient. Going to the “next level” is not part of the project scope.

Doors: “NRP” door hinge replacements have been completely installed *up to and including the 940s*. Two units in the 950s were done as well, but the first delivery of hinges was used up. Additional ones are expected soon.

Door hardware waterproofing/contingency: Stonemark has accepted Jim’s bid to do this work. Bob had a small suggestion on the test unit in the 960s/70s. The per unit bid price went down from $25 to $18, whereas Servpro bid $46, and the waterproofer recommended by MacFarland (Acme) was higher as well.
63 homes times 8, plus 19 Juliet doors=523 door units, means about $9500, which may come out of contingency. However, some funds are coming back into contingency because, for instance, there was less “bad paper” needing to be “chased” around the new installations,.

Reported theft of silver in the 960s: The way this was done was unusual and required pre-planning. There is no specific evidence that the theft was Project-related. The Project will cooperate in any investigation.

Exterior doorstops, -bells, outlet/receptacle covers: if the rigid stick stops break and are reported, they are being replaced with wall models. If they are solid, they will be left alone. Doorbells have been pooled and reused from the beginning; they have now been used up. Thus the 960s and 70s will receive new ones. They are round and have a similar finish, but slightly different in profile. New exterior receptacle covers will need to be purchased as well.

Progress report

900s, 910s, 920s, 930s, 940s and 950s: except for ca. 4 units, both JEM and Scott Winter punchlists are complete. However, homeowners won’t be notified of completion until the door hardware waterproofing has been done.

960s: Bob will be finishing his punch lists this week and providing them to the contractors. Painting is ongoing.

970s: The scaffolding is being taken down on 974 & 5 today. Except for a few walls the color coating is complete as well. Roof tiles are being installed. The painters are slightly behind for this cluster; the painting prep, however, is not yet complete.
Tune-up before compilation of the punch list will take place next week.

Next meeting: Tuesday Jan. 14, 2014, 9:30am.

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Nov. 12 Construction meeting notes

Key items: door hardware waterproofing fix; skylight installation, where to get matching paint.

Harold, Dorothy and Bob met from 10:35am to 11:35.

Door hardware waterproofing: A test with caulking and an estimate for $25/door was performed. This is being evaluated whether it is up to the standard set by Roofing Forensics.

Waterproofing & Roofing Forensics (Rick Snow and Rodney Hendrix) are here today (11/12) to do an inspection, including the final inspection of those roofs where all tiles are placed (that is, up to the 930s).

Final stages of roof work: The skylights come AFTER the final tile placement. When the O’Hagin vents are installed during the final placement (after the stucco color coat), the installers are supposed to vacuum through the hole to remove debris from the attic spaces. However owners may want to check on this if they have a “finished” attic (for storage).

Punch lists in progress still: BUT real progress is being made. However there have been some glitches with particular units. There will be a meeting with JEM, Bart and Gail on Friday 11/15 to resolve why this is still happening.

Doorstops: the longer rigid ones are due to arrive in a day or two. Access to the interior will be needed, but some homeowners are at the end of their patience because punch list items have dragged on for so long. Bob is working on a protocol to communicate with homeowners so that they aren’t constantly on notice, but only on the days access is necessary. The “NRP” door hinge replacements may or may not be able to be installed at the same time (unfortunately).

Painting: touch up going on in the 930s & 40s, main work in the 50s & 60s. The Sherwin-Williams store on Milpas has all paint specs on file for this project, ask for West Campus Point HOA or JEM construction, also for the stucco colors. Harold will inquire about this.
If you want to paint the silver flashing (stainless steel) under the weep screeds, for example in the entry courtyard, it can be painted but needs a special primer.

Concrete pouring: all back patios in the 900s-930s, half of the 940s, and the 970s have been done. The rest will wait until the scaffolding comes down.

Progress report. 

900s, 910s, 920s, 930s: Bob has compiled his punch lists for these clusters. Given the rate of completion the first two clusters should be done in about 2 weeks, then the 20s, 30s and 40s will be done.

940s: Stuccoing almost done. Ready for punch list inspections to start.

950s: More than half have their color coating.

960s: The Sto flexyl is going on now.

970s: All the rear patio doors have been installed. The front side is being waterproofed, and the doors are being installed in a few units. The doors should all be installed during the week before Thanksgiving. The scaffolding is going up now (started 11/9, continuing today 11/12).

Next meeting: Tuesday Nov. 26, 2013, 10:30am.

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Oct 29 & 31 Construction meeting notes

Key items: water noises during rain due to new drainage configuration; leaks due to slash in Sarnafil.

Harold, Dorothy and Bob met from 11:12am to 11:20. Gail joined us since she was away and wanted to get up to speed. The rest of the meeting was postponed to Thu. 2pm so that Bob and the Board P & VP could accompany ServePro to the unit with the slash in the Sarnafil over the master bedroom.
We met again on Thursday 10/31 from 2:10-2:40pm.

Noise due to new drainage configuration from pyramid roof onto master bedroom roof: Prior to the remediation the pyramid roof drained into 2 downspouts, one into the entry courtyard, the other into the dining room patio. Now the pyramid roof drains into two scuppers (without downspouts), one onto the master bedroom flat roof, the other over the 2nd bedroom. When the water hits the flat roof it is fairly loud. A solution to deaden the noise would be to put concrete rain splash blocks on a mat of Sarnafil (to protect the Sarnafil roofing). This is not part of the project–does the Board want to pay for it? There is also noise from the increased amount of water flowing through the downspout in the corner of the master bedroom into the study patio. This is more of a rushing than a splashing sound.

Roof leaks after Monday (10/28) night’s 1/2″ rain: Good news: no reported leaks except one, which was an exception (possible vandalism). Bob just got back from inspecting 956-957, which have slashes in the Sarnafil. On one roof there were two cuts, about 5′ and 3′ in length. 957 is currently unoccupied. ServePro has been called. Vandalism can’t be ruled out. Cutting of some other material on top of the Sarnafil (which is cut to size on the ground) is another possibility, but it would have been impossible not to notice such a cut during installation. This Sarnafil was installed many weeks ago. After installation all roofs are inspected by the roofing foreman, and no damage was found.

Hinges with security pins: They are now on site, but the installation requires access, and this needs to be coordinated with the replacement of the flexible with rigid door stoppers. Bob is working on this.

Leaky door hardware: Bob is waiting for a price from JEM for the caulking solution. Before it is implemented it needs to be tested and approved.

How to clean upper deck: use a stiff scrubber brush and the proper cleaning solution. This information is provided in materials from Tufflex, but it is embedded with a lot of irrelevant information. Bob hasn’t had time to extract the relevant parts yet.

Cement pouring: will happen in the 930s/40s etc. during the first week of November.

Progress report

900s, 910s, 920s: completion lists are still in progress. The level of completion by the contractor varies widely from unit to unit.

930s: punch lists still in progress.

940s: Stuccoing almost done. Ready for punch list inspections to start.

970s: The front side of the houses will soon be boxed up.

Next meeting: Tuesday Nov. 12, 2013, 10:30am.

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Blue and white paint specs

If you want to paint anything “West Campus Point Blue” or white to match the trellises, here are the paint specs, from Sherwin-Williams. Their store is:
Sherwin-Williams Paint
21 N Milpas St (a block up & across the street from Trader Joe’s)
Santa Barbara, CA, 93103-3349
(805) 963-6736Image

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Oct. 15 Construction Meeting Notes

Harold, Dorothy and Bob met on Tuesday from 10:20am to 11:10.

Nails again: Owners are reporting flat tires again. We have seen heightened awareness by contractors, and crews out with magnets. The question is whether the situation has improved since these new measures were implemented, and whether it has improved enough. Saving the incriminating nails can help Bob find the source of the problem.

Roof work: Tiles are loaded for the 930s & 40s; 950s being loaded now. Installation will begin when the ; 60s & 70s are waterproof. When the final stucco coat is done (930s), all can be installed, otherwise roofs that abut a stucco wall have to wait until after color coat. The roofer’s storage containers at the 910s will remain somewhat longer.

Outdoor electric outlet covers: The project will be reinstalling these. If owners want to have their own models (e.g. with special covers for plugs that are permanently left in), they should supply those.WindowWeatherstrippingOpen

Question of white weather stripping around new doors & windows: It is not designed to be painted. Owners may paint at their own risk. (photos show the weatherstripping around an awning window open and closed)

Deck & trellis work: All decks are in, almost all trellis work is complete (970s). The grassy area being used to paint trellises should be restored within about 3 weeks, and that crew’s storage containers removed as well.

awning window weatherstripping, closed

awning window weatherstripping, closed

Cement pouring. GEM is aware that it needs to be scheduled.

Cement Tile Sealer. Bob will find out the product specs and supply them, so owners can use a compatible product if/when they seal their courtyard tiles.

Landscaping. Brian/Plowboy has been doing clean-up around the 910s, repairing irrigation, etc. They are thinking about putting in mulch until planting decisions have been made and are ready to be implemented for the entire complex. November is an optimal planting month, as natural irrigation and cooler temperatures can be expected.

Progress report

900s, 910s, 920s: Bob has completed his punch lists for these clusters, and these items are being worked on. *Everyone* (not just owners) is eager to get these items taken care of, but it is often difficult to finalize detail work.

930s: Punch lists are being compiled for this cluster as well. Window cleaning and caulking around the entry courtyards is in progress. The remaining scaffolding has been “called” (is no longer being paid for) and should be removed this week. The dumpster and port-a-potty will be removed this week as well.
Roof tile installation won’t begin until the waterproofing (underlayment and PVC) is complete in the 960s and 970s. It should happen in October. Cement pouring hopefully soon.

940s: Stuccoing is in progress. The gray Sto waterproofing coat is almost done. The general contractor is working on his completion list items there now, prior to having Bob come in to compile his.
The crew of painters is now up to 10 men, and they are working on this cluster.

950s: Juliet door bars (for the match-existing units) will be installed this week (a matter of a half hour each). Plasterers are essentially done with the lathing. It will then wait for a week or so until the stucco work on the 940s is done.

960s: All rear door/window work is complete. The front courtyard windows are being worked on, about 3 units will remain to be done at the end of this week. Essentially all plaster demo is complete (some pecking out may still need to be done).

970s: Boxing up of back patio and family room doors/windows will start at the end of this week.

Next meeting: Tuesday Oct. 29, 2013, 11am.

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Replacing Window crank handle with “propeller” model

I just replaced two of my long window crank arms with the shorter “propeller” type that don’t stick out so far. It does take more time to turn them to open the windows though. I bought a package of two (aisle 16 at Home Depot, right hand side about stomach height, $5.78). These are “universal”–come with 5 sizes of plastic sheath (ours need no. 3). The Home Depot propellers are slightly smaller in outside diameter than the original cranks, so a thin ring of bare metal shows. Not a big deal but since I was painting anyway I decided to put the red plastic cap back on, mask the screen, and spray paint them. (Better idea: use a small brush!) Below are a series of photos illustrating the process.
Amazon.com has 2 similar products for roughly the same price:
Ideal Security, 4-pack for $8, and Prime Line, 2 for $5.78.
If you didn’t do “match existing” and want to replace all of yours, a full set including the “Juliet windows” would need 11 of these I think (4 living room, 2 foyer, 3 family, 2 master bedroom). If anyone tries the amazon models, please report here in the comments whether those cover the entire metal base.
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