Roof leak above Unit 431 identified, AWS investigated 5 separate times and patched several areas on the flat roof without successfully resolving the problem
In late March/early April ACE was called to support the repair and identified several areas which were repaired on the exterior and flat roof and to date eliminated the leaks in Unit 431
ACE also identified several areas independent of the original problem area which need repair
In April with this issue still open AWS informed use they would no longer service our roof
ACE recommended Davis Construction Services to do repairs on those areas
Quotes from ACE and Davis are pending
4/28/2022 Davis quote received ($7895)
5/19/22 Roof leaks continuing, Davis scheduled next week, ACE Wess Pell worked on area thought to be problem unsuccessfully and rescheduling this week also
6/29/22 based on recommendations from Sun coast roofing Steve Joyce Jr
has sealed multiple areas of seams and opening areas of expansion joints
No leaking has been observed since 6/16/22
This work is tedious and time-consuming for Steve, it may be more practicable to have an outside contractor complete the GaCo sealing
Additional areas require sealing as recommended by Sun Coast
Davis Roofing completed repairs of tile roofing and underlayment quoted this past May and have identified additional areas of concern
no action on completion of GACO coating from Davis Roofing
8/8/22 Still no action on completion of Gaco coating
8/22/22 Davis Roofing reviewed area again quoted due 8/26/22
8/31/22 Bid received and approved awaiting Start date from Davis Roofing
12/2/22 No action from Davis roofing, New quotes received from R&R roofing for recoating of entire complex flat roof under review
Steve Joyce Jr has been contracted to re-sand the pavers in the walkways and common areas and relevel any potential trip hazards within the areas we are required to maintain
Pedestrian gate area completed
5/24/22 no additional progress
6/29/22 several areas on the North side of the building and the walkway leading to the Bistro have been completed
7/26 ongoing
8/8 on going
Potential for use of Tom’s Landscaping Services on an ongoing project
11/28/22 paver sanding/concrete at Bistro scheduled
Dynafire working to develop drawing for submission to city for permits
Drawings submitted
Ken Gaines, Fire Marshal visited TSQ1 to review discrepancies between existing on record documentation and DynaFire submitted documentation
2/22/2022 Per conversation with Michael Prater of DynaFire Ken Gaines is unwilling to accept documentation for our permit without as built drawings for the commercial spaces
We are currently working with commercial owners and original build out contractors to find as build documentation
3/23/2022 Approved permit received by DynaFire, potential start date to mount new panels 4/4/2022 followed by residential elements before getting into the retail spaces including (pull stations, heat detectors for elevators and sprinkler related devices)
4/25/22 all devices replaced, new panels installed, testing to begin 4/25
System testing in progress
5/25/22 Bistro heat sensors problematic, continuing to shut down Bistro AC
Cross Creek sensors still to be tested (access conflicts)
We are still having issues with notifications of alarms, Jodi indicated that repeater issues are suspected and the problem and will be investigated
Mike Prater indicated that the project is 95% complete and should be completed and ready for final inspection by end of June
6/29/22 No update available
7/26 requested update from DynaFire, No response
Awaiting final inspections
8/24/22 Final Inspection Scheduled for 9/7/22
9/21/22 issues found during final inspection being investigated
Strobes in building 5 2nd, 3rd and 4th floor repair scheduled for W/O 12/12/22, when complete Dynafire will perform test to ensure all issues are resolved prior to requesting final inspection
Significant water on floors with mold growth approximately 24″ up the walls
Source of leak currently unidentified
Owners Insurance company investigating
Leak identified Toilet in bedroom valve
The Owner believed he had shut off unit main water supply in the hot water closet, however the valve was found not to be completely closed causing the bathroom toilet leak to continue for an extended period of time
Armitage plumbing was hired by owner
Unit main shutoff valve was found to be operable and shut off, the toilet valve was then replaced
Broken fire suppression pipe under the sidewalk between garages was repaired and the pavers which were removed during the process have been replace and the sidewalk area is now open
The garage floor which was also opened to address the repair has also been repaired
Plumbing leak in unit 312 (repaired)lead to realization that the Association does not have accurate plumbing plans showing emergency shutoffs for building stacks
Initial investigation indicates that all shutoffs are in ceilings of commercial units
Members of the BOD and researching plans in our possession and are working with the commercial owners for access to their properties for inspections
Once shutoff locations are confirmed the BOD will prepare a plan for ensuring 24/7 access for emergency situations
7/17/2020 All Valves and Risers located and documented
Commercial unit keys have been received and discussions with Commercial owners are beginning to arrange 24/7 access and determine best times to access work areas that minimize impact to their businesses
In discussions with Katie, SPA owner She indicated she would prefer having any work done by her contractor
Have installed ceiling markers on 15 of the shutoff valve locations
Plan is to complete placing markers by end of week 10/2/2020
Breezeway below 222 (1 valve), SPA (3 valves) and area not built out (1 valve) incomplete
10/15/2020 Armitage Plumbing reviewed work and is putting together a proposal
10/21/2020 Howell plumbing reviewed work to be done will provide quote
10/26/2020 Howell quote received awaiting response to questions
10/28/2020 Armitage Plumbing quote received
Evaluating quotes
11/8/2020 Lawyer indicates we need owner majority approval to proceed
Nancy G discussing with Scott
Question proposed to residents, quorum not achieved
Carl Rogers evaluating alternative solutions
Discussion on Alternatives scheduled for 4/29 Board Meeting
Alternatives identified as excessively expensive
Armitage Plumbing was contacted to update their quote
TSQ1 will readdress original option and owner vote to approve
Updated quote received and approved
Access to unit 224 and 225 stack shutoff unavailable
work scheduled for July 19th to address these units requiring water to be shutoff in all units in buildings 6,5,4 and 3
work on units 224 and 225 were completed July 19 without incident
Scheduling of the balance of 24 second floor units to be determined
9/21/21 scheduling and information communication emails and postings are being completed and will be distributed to commercial unit owners and renters, 2nd floor unit owners and renters and all units in stacks being worked on
It is anticipated that 2 units per day can be completed and each installation will take approximately 4 Hours
Work will be scheduled to minimize inconveniencing affected properties to the best of our ability
Units 224 and 225 complete
units 210 and 226 scheduled for 10/26/21
Units 210 and 226 complete
Units 233 and 234 are scheduled for 11/09/21
Units 233 and 234 are complete
Armitage is scheduled to be on site every Tuesday to work on installation of shut-off valves and power jetting of sanitary sewer stacks
Wednesday schedule will continue until all cold-water valves are installed and sanitary stacks are cleared
Units 214 and 215 completed 2/16/2022
Units 216 and 217 scheduled for 2/23/2022 cancelled by Armitage will be rescheduled
Located sanitary sewer stack in exit reality for 235 stack
Units 216 and 217 completed 3/9/22 with HW heaters
4/25/22 Scheduling delays associated with fire Panel installation, work to resume at conclusion of Panel installation and testing
No additional progress
6/22/22 Units 231 and 232 completed
6/29/22 Units 218 and 219 completed
Additional units scheduled through July and August
7/20 units 221,227 completed
7/27 schedule postponed (units 220 & 235) to 8/3 Remaining 4 units to be completed over next 3 weeks
8/8/22 Units 211 and 228 completed
8/10/22 unit 222 completed, unit 221 rescheduled
Cleanouts being documented and verified
Unit 221 still occupied and unavailable for shutoff installation
Holland electrical work complete awaiting permit and inspection
Vacation
10/26/18 Electrical inspection complete and passed, Mechanical inspection Kommer/Pinski was not signed off, Need verification of UL rating of access door
