Ongoing And Projected Repairs
Board President Kevin O'Reagan began the meeting at 7:15 p.m., when he asked Tilton Bernstein representative, David Castlebury, to introduce the meeting's special guest, Steve Deluges, to discuss the issue of wood rot within the complex and its many implications.
Representing Thomas Downey LTD, Mr. Dlugos reported that American Exteriors has completed work on its original contract with Kalorama Place HOA and has recently submitted proposals for continuing work on both window trim and sofits. Mr. Dlugos has arranged for a mock up of the proposed continued repair work by American Exteriors to the Phase I end building (2411 19th Street).
In describing the complex's overall situation regarding wood rot, Mr. Dlugos said that there is rather extensive wood rot over entrance canopies, dormer windows, etc. He noted that a July 30th estimate from American Exteriors noted a charge of $170 per single window, with a total of $3000 for the mock-up area. All tolled, for the entire complex, Mr. Dlugos estimated that the work could total as much as $100K.
Mr. Dlugos suggested that the work of repairing wood rot within the complex be phased in, according to the severity of the problem—suggesting anywhere from $10K to $25K per year. He recommended working on Phase I first and also trying to repair areas with similar access at the same time—since costs are tied to in difficulty of access. He said that he would develop a detailed plan and schedule to present to the Board for repair of the problem.
Based on Mr. Dlugos assessment, all reported complaints would be fixed first—followed by a repair of window boxes, with an estimated annual expenditure of $20K per year. (He noted that the costs of repair would vary, according to the locations of the work areas and their accessibility) The Board agreed to vote next month regarding the details of a phased-in repair schedule.
Regarding replacement of sofits, Mr. Dlugos recommended that work be done next spring.
A brief discussion ensued regarding funding for these projected repairs. It was agreed that the Reserve Fund needs a new look, to determine if and how it can sustain such ongoing expenditures, particularly as the property ages. Mr. Dlugos noted that, for a complex like Kalorama Place, $50 per unit per month should be set aside for the Reserve.) The Board agreed to look at that issue.
Mr. Dlugos addressed another problem facing the complex—"spalling" (i.e., delaminating) of the precast concrete porches and stairways. This is being caused by corrosion of the metal posts that are embedded in the concrete. The corrosion leads to expansion of the posts, thereby putting stress on the concrete—leading to cracking and chipping. Mr. Dlugos recommended cutting the posts and reattaching them with new, non-corrosive "feet." The estimated price for this work, according to Mr. D'Lugos, is $60-80K.
