of sunnyvale
Homeowners Association
125 Connemara Way
Sunnyvale, CA 94087
|
sunset park
of sunnyvale Homeowners Association |
125 Connemara Way Sunnyvale, CA 94087 |
The committee recommends that when shingle roof replacement takes place, the new shingles be composition (asphalt and fiberglass) from GAF with the "Golden Pledge" warranty. In order to qualify for that warranty, the ventilation in buildings will need to be improved. Intake ventilation, which is in the soffits, can and should be improved now because the improved ventilation will benefit both current roofs and future roofs. Outlet ventilation, which is in the upper portion of the roofs, has to be replaced along with the roofs; investment in outlet ventilation for the current roofs is not advised, but it will be necessary in the new roofs to qualify for the "Golden Pledge" warranty.
The committee believes that even the oldest roofs in the complex still have 2-3 years of life and that replacement will not need to start in 2002 as currently scheduled in the reserves. However, there are problems with exterior portions of the buildings that need to be repaired, and these problems can be addressed by roofing contractors. These include problems with chimney caps, roofs pulling away from chimneys, and isolated instances of damage on roofs.
The committee recommends that the 3 roofing contractors who talked to the committee be invited to submit bids to fix intake ventilation problems, chimney problems, and other repairs that are needed with respect to roofs. These problems should be fixed now, and shingle, gutter, and downspout replacement can start in 2-3 years. The bids should include details of what items the roofers think need to be fixed and how they will fix them. The bids should also address how improvements in ventilation will make it feasible for Sunset Park to qualify for the GAF "Golden Pledge" warranty when shingle replacement is done.
These recommendations should be addressed by the Board now. Additional recommendations regarding roofing materials and replacement schedule will be provided to the Board after the committee members have had a chance to review the draft.
August 14, 2001