Wow, there’s a lot to tell here. Stonemark read through my summary of Monday’s meeting and made a few updates. Here’s the summary:
Dorothy, Harold and Bob discussed three main items at the Dec. 10 construction meeting:
1. Scheduling of the roofing work
2. Protocol for what to do if you see a leak, and what should happen in response.
3. Testing procedure for the interior drain pipes
(As always, these summaries are Harold’s impressions only, and not official. We want to keep you informed, even if some of that information needs to be revised at a later time.)
- 1. In general, the roofing work will proceed in THREE PHASES.
PHASE 1. Removal of cement tiles and old roofing paper on the tiled sections, repapering with titanium-brand paper. This work is being done NOW, with the 940s beginning soon. It seems to be taking about 7-8 working days per cluster, so it is likely to be completed on ALL clusters by late January (depending on weather).
PHASE 2. The rest of the roofing (flat portions and tar shingles under solar panels) is removed down to the plywood and replaced with Sarnafil-brand PVC. SOME areas of cement tile will be installed (for example the pyramid roof and living room of 2-bedroom units, but not in 3-bedrooms where the tiles meet the stucco wall over the living room–the stucco work must be done first). The anticipated end of this phase for each cluster is denoted on the project newsletter schedules, in the first column.
The sarnafil will be left flapping temporarily adhered over the coping at the top of the parapet walls until the stucco work is done–which will not even start until the door and window replacements in a given cluster are complete.
(Thus in cluster 910s it should happen soon after, but with a growing gap as the roofers progress faster around the complex and get ahead of the d/w and stucco work.)
PHASE 3. Once the w/ds have been replaced, the overhanging sarnafil will be placed under new coping as part of the stucco work and the “sto” color coat is applied. Then the final areas of cement tile will be installed too.
NOTE 1: The Project Schedule provided is subject to change. Construction is a fluid process, especially when it is organized in an assembly-line process to be cost-efficient for the Association. The nature of an assembly-line is to keep the project moving- wherever it requires it. This means the contractors may or may not actually be working at your home on the days scheduled, or may appear only briefly. In the event of a rain day, assume scheduled events will be pushed back to the following non-rain day. Please be patient: you will be notified of a change in schedule only if it means a significant departure from the information you have already been provided.
- 2. WHAT TO DO IF YOU SEE EVIDENCE OF WATER INTRUSION INSIDE YOUR HOME (whether due to testing or rain):
a. Call Bob Landegger on his cell phone at 805.705.3107 AND email him <email@example.com>, cc’ing Gail, Harold and Dorothy. Bob will need as much information as possible about the seriousness and possible causes of the leak as you can give him. If it is serious, call him asap even in the middle of the night. Better to stop damage before it gets much worse.
b. Based on your description, Bob will notify the relevant contractor(s) to come out and remedy the situation. For example, if water is coming in through a taped-over stucco penetration, the stucco contractor; if coming from the roof, the roofer; if indeterminate, the general contractor and all other possibly relevant contractors.
c. They will come on site and assess and remedy the situation as well as they can. This may take some time–on a non-work day the roofer will be coming from Oxnard, for example.
d. Interior damage, clean-up, repair: if project-related, the responsible contractor or the project will repair interior damage, attempting to match the preexisting situation as closely as possible. But when? Ideally, if you can wait, it would be best to wait until the work on your cluster is wrapping up, both so that we can be sure that no new problem damages the same place again, and because the relevant crews (dry wall, painting) are on site doing this type of work anyway. In serious cases this might entail living with an opened space in a wall for some weeks. If this is intolerable, interim repairs can be made, but will incur greater expense.
As you know, our budget does not have much wiggle room (there is a long list of final things that our contingency funds can be used for). Please discuss this with Bob to determine the best course of action.
NOTE 2: In any case documenting the leak and damage are a good idea, in case of later questions. Get out your camera, print out that email.
NOTE 3: Construction will not take place from Dec. 22 to Jan. 1. Bob will be on vacation from Dec. 22 to Jan. 5, but Stonemark will assign one of their other project managers to fill in for him.
- 3. Testing of the interior drain pipes will be performed just before the re-roofing process is completed (not now, as announced Dec. 4).
Testing will likely follow the following procedure:
o. You will receive an email notification when this will happen for your cluster (see note 6 below about responding), information will also be posted on the Association’s website
a. bottoms of pipes are plugged with an inflatable bladder;
b. each pipe is filled to just below the joint with the roof drain and the exact level of the water column noted;
c. after ca. 15 mins. the water level is checked to see whether it has dropped (indicating a fast leak); if so, bladder immediately released;
d. after ca. 1 hour the water level is checked again–a drop would indicate a “moderate” leak;
e. after several hours the level is checked–if unchanged there is no current leak;
f. after several hours the interior of the house is inspected for evidence of leakage; if none, the bladder is removed.
g. If leaks are evident, necessary repairs will be undertaken (see above)
NOTE 4: you do not need to be home during these tests, BUT: if you are, you may notice evidence of leaks before the tester on the roof does, and you can notify him immediately (you would call Bob in this case, see above). AND: you will need to provide access to the interior of your home for the end-of-test inspection.
NOTE 5: This entire test will be performed a SECOND TIME after all roof and construction work has been completed, with the sole difference that the pipes will be filled above the roof level, so that the interface between drain and pipe is also included in the test.
NOTE 6: When you get the notification email you do not NEED to respond; HOWEVER, if you anticipate a problem (suspect a leaking internal drain pipe, want to be home, need to leave a key with a neighbor for the interior inspection), please do respond to Bob or Jacklyn. The default assumption for no response is that you are ok with the timing.
- Finally, at the 12/10 meeting we also learned that the architect is working on some details of the placement of the door thresholds and jambs to optimize the flashing, which requires a few tweaks to our window order. Thus the doors have been ordered, but not all windows. Ditto the cement roof tiles: since they are installed right off of the delivery truck (without touching the ground), we are using warehouse stock now, and fabrication of our entire order will begin somewhat later.