For the next few emails, I am adding information to explain some of what you have read in the letter you recently received from the Board. The Board felt it was important that you knew what has been going on in the building. In each email I will cover a few of the topics.
Your Building-Chapter 1 Concrete Restoration-The letter mentions that we found out we needed this horrible job when a piece of concrete fell onto the second floor parking lot. This is true, but why did it happen? For years our building was serviced by Management Companies. It seems they do not like to tell Condo Boards that they need to raise money for repairs, and when they do, they propose the least they can. It may sound silly to say that we WANT to pay more, but really what we should want is to do a repair one time, correctly. 16 years ago when this type of job was last done no balconies were stripped of their tiles. That means they could not tell if there was damage below, couldn't repair any damage below the tiles or waterproof the balconies. Besides that, all balconies were not included in the work that was done! When that piece of concrete fell we first told that we needed a little concrete repair and a painting to seal the building. We contacted several engineers, concrete restoration companies and painting companies. They were amazed that anyone would tell us that. At that point, you know the rest. It took a year of investigation, estimates and interviews before we were even able to come to you and let you know what the issues were and what it would cost to correct. Update 1-Stack 5 is being inspected top to bottom. No one ever passes a complete inspection in one try, but the fixes are usually small. We are hopeful that Stack 5 will be done within 2 weeks. 2-Once stack 5 is complete, the swing stage from there will be moved back to stack 4 so that the railings can be adjusted and the stack can be prepared for its inspection. 3-When stack 4 passes inspection the swing stage will be moved to the front of the building. 4-Stack 6 is expected to start its final inspections in about 3 weeks. 5-A swing stage will be moved to the area where the stack 7 bedroom windows are. Most chipping there is done. Much of the work will be concrete repair and new stucco. 6-Stack 7 should have several doors being replaced and the last 2 sets of doors started. At that point the concrete balcony floors will be pitched away from the building. 7-Stack 8 concrete replacement should be starting some time next week. 8-In about 2 weeks we anticipate the second floor of the parking structure should begin being stripped of the top black layer. At that point the damage to the concrete surface can be evaluated. I am praying that it is not too bad. You will see movement on the parking deck as it is prepared for stripping. Have a good evening all you Aristocrats! -- Stan
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