The Communicator - Volume 1, Issue 4 - (Page 16)

now, but will the roofs sneak up on us and have to be replaced two years from now? 7) Can the job be segmented into phases over a longer period of time? 8) Is there a contingency and, if so, is it enough to cover probable ‘unforeseens’? The board has to be prepared to answer these and other related questions with a great deal of patience in order to give the membership comfort that the work is being handled in the best possible manner. Here is where it is critical to rely upon experts across many disciplines. These experts may include: 1) An architect and/or engineer 2) A project manager to represent the association and who will ensure on their behalf that the work is being done correctly. 3) The association’s legal counsel to answer questions regarding the process and the board’s fiduciary duty to get the work done. Since 1976 Specializing in Common Interest Development Reconstruction Waterproofing · Roofing C-39 · Painting C-33 · Decks · Landings · Handrails · Stairs · Siding · Stucco · Electrical C-10 · HVAC C-20· Window Replacement · Litigation Support LICENSE #617610 CONCORD: 925-313-0100 LOS ANGELES: 310-670-0700 SACRAMENTO: 916-646-6400 SAN FRANCISCO: 415-292-9992 SAN JOSE: 408-536-0420 TAHOE-TRUCKEE: 530-546-8350 A banker to look at financing options. 5) A CPA to discuss the long-term financial impact on the association. 6) A contractor to discuss the duration of the project and how the work will progress. Having experts fielding these questions should give the membership comfort that the board isn’t pursuing the work based on its own knowledge or for its own gain, but that the validity of needed repairs has been vetted by individuals and/or firms qualified to make those assessments. I always recommend to boards that, if they’re going to take a bite of the special assessment apple, they should take the biggest bite they can. Look at an 18- to 36-month window of upcoming capital replacement projects and try to wrap up as many within the scope of work proposed as possible. This does two things: a) it ensures that a pending project doesn’t catch the board by surprise with no money to fund it and b) It gives the board a real opportunity to get the reserves in healthy shape, therefore greatly reducing the need for a future special assessment. This brings us to the third and final question. 4) 381005_Draeger.indd 1 5/12/08 Quality Forensic Architectural Services Since 1976 Richard Avelar & Associates is one of the premier architectural and reconstruction firms in the Western United States. We provide comprehensive forensic architectural services to homeowners, builders, developers and design professionals. Reserve Studies • Construction Management • Defense/Plaintiff Litigation Services • Expert Witness Testimony • Field Investigation and Destructive Testing • Reconstruction Design Services QUESTION #3: WHAT STEPS WILL THE BOARD TAKE TO ENSURE K 2:21:00 PM WE’RE NOT BACK HERE THREE YEARS FROM NOW TRYING TO PASS ANOTHER ER SPECIAL ASSESSMENT? Theoretically, if the association has a good reserve study and has been meeting its requisite funding levels, the association should never have to seek a special assessment for a reserve shortfall. Like I said – theoretically. The practical truth is, very few associations have made the hard decisions to keep funding where it needs to be. That, coupled with inadequate maintenance, sub-standard construction, general wear-and-tear among other factors, can place the reserves in an underfunded state. Legislators have enacted various laws over the last few years that require associations to be much more 318 HARRISON STREET, SUITE 103, OAKLAND, CA 94607 (510) 893-5501 FAX (510) 893-5874 www.RAVELAR.com 16 • The 1 396119_Richard.inddCommunicator 9/5/08 12:13:46 PM http://www.draegerconstruction.com http://www.ravelar.com

Table of Contents Feed for the Digital Edition of The Communicator - Volume 1, Issue 4

The Communicator - Volume 1, Issue 4 Contents President’s Message The Art of Maintenance Deferred Maintenance – What Do We Do Now? What’s New in Paint Products and Building Materials 2008/2009 Events & Educational Calendar Welcome to CAI BayCen Index to Advertisers

The Communicator - Volume 1, Issue 4

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