A reserve study performed by an outside company in 1999 projected that the shingle roofs of approximately 17 units would need to be replaced in the year 2002. The remaining roofs were projected to be replaced in 2007, 2010, and 2011.
If we follow that projected schedule, then we are about a year away from replacing the first batch of shingle roofs. We need to decide what materials and what colors the new roofs should be. This decision entails maintenance issues, financial issues, and aesthetics. The decision will have to be made by the Board, but the Board wants help from interested owners. The research for making this decision needs to begin in the next couple of months so that there is adequate time to develop the facts for an intelligent decision.
Although the reserve study projected that the first batch of roofs would be replaced in 2002, we do plan to examine roofs before going ahead and replacing them. We may find that the roofs in question can hold up for a couple of additional years. Nonetheless, we must also be prepared in case we find that these roofs do need to be replaced by next year.
The Board is planning to form a committee to research roofing issues and to make recommendations to the Board. A member of the Board will chair the committee, and several members of the Board may choose to participate as committee members. In addition, homeowners who are interested in the issue of roofs and who feel that they can help the Board reach an intelligent decision are encouraged to volunteer for the committee.
The Board should decide in the May 15 meeting how to proceed with its roofing investigation. If a committee is formed, its first meeting should take place by early June.
Call Bob Soares at CMS. Please do so by May 8. Feel free to ask questions at the annual meeting on April 17.
Bob will need your name, unit number, phone number where you can be reached, and (if available) e-mail address. If you are willing to give out your e-mail address to members of the committee, then you will be able to participate in between-meeting discussions.
We need to have the committee present its recommendations by next winter. (There may be multiple recommendations to the Board. The committee does not make the final decision.) If roof replacement is to commence next year, the work needs to be done in the April - July timeframe to get the best prices.
The oldest roofs are most likely to be replaced, but there may be a few of the oldest roofs holding up well, and there may be a few roofs not as old that are in more urgent need of replacement. We intend to get help from roofing professionals to determine which roofs should be replaced.
March 27, 2001