Deferred Maintenance

Update 12/6/2018

Windows were the priority this week along with insulating the large bay in the Maintenance Shop for the first time. Also, as part of the renovations, the contractor will run new telephone and data cables according to code and then we will remove the cables laying outside on the ground. 

Update 12/5/2018

Additional pictures of the renovations.

Update 11/20/2018

The contractors completed a lot of work this week including all the concrete. Additional staff work is required for the ADA parking spot that next to the Manager’s office. One of the major issues to solve was the header in the basement of the Wapiti Center that supported the upper floor. This has been reworked and the stairs have been brought up to code (6’8” clearance). The framing is complete in the basement of the Wapiti Center (some temporary framing was needed until the new header was put in place). The Maintenance Shop office, bathroom and break room are taking shape. The metal roof has been replaced on both bays and heaters are being installed. Happy (early) Thanksgiving to all.  

Update 11/10/2018

The concrete work is done. Work continues on the header in the Wapiti Center basement. The water and sewer lines have been installed in the Shop. There will eventually be a small office for the supervisor and for the first time, a bathroom and a small break room with lockers. The metal roof on the Shop is being replaced and insullation and heat will be installed in the upcoming days.

Update 11/5/2018

Concrete work continues, pending weather conditions. Additional work is being done by the Architect and Engineer for the header in the Wapiti Center basement. Replacement windows have been ordered. Replacement doors are under review and will be ordered in the near future. The old fireplace in the Wapiti Center basement is being sealed and walled in to prevent heat escape and critter entrance.

Update 10/28/2018

The demolition has started in the basement of the Wapiti Center.  At the Maintenance Shop, the underground plumbing has been installed, the grading is complete for the concrete and the over-framing is done on the roof.  The work for this next week includes, the concrete crew working on Saturday to pour the concrete valley pan on Monday.  Concrete crew is scheduled to be onsite for the remainder of the week.  Also, there is a plumbing inspection scheduled for Monday, then the plumbing will be backfilled, electrician will finish the electrical repairs to the underground circuit at the Maintenance building, roofers are scheduled to be onsite Tuesday, sawcutting of concrete will take place on Monday, demolition will finish in the basement by the middle of the week. 

Background

The Association continues to make significant progress on our deferred maintenance which, by definition, is maintenance and repairs that were not performed when they should have been. Two such areas are the basement of the Wapiti Center and the Maintenance Shop. Both areas are overdue for repair by as much as 15 years, according to our reserve specialist. Deferring needed maintenance and repairs indefinitely results in significantly higher costs to the Association and that is what we are experiencing with these two projects. The Board has been doing the necessary planning and it has taken hundreds of volunteer and staff hours to get to this point. The Board recently contracted with NeuMark Commercial Builders, LLC in Fort Collins for $503,131. The work will commence immediately and last approximately five months. The Association has the money in Reserves to pay for these projects thanks to previous Boards who made full reserve contributions according to the reserve study.  

 

The projects were originally estimated to cost between $350,000 and $400,000; however, that was two years ago when construction costs were much cheaper (e.g., concrete). Additionally, the County directed the Association to fix numerous code violations including the header in the basement that supports the main floor of the Wapiti Center, installation of ADA compliant bathrooms and ramps, concrete floor in the maintenance shop, asbestos abatement, water damage, unsafe electrical wiring, critter damage, etc. The bulk of the money will be spent on the maintenance shop and especially the second bay which was purchased from a property owner years ago and relocated to its current location. It has a dirt floor and no insulation, no heat and no running water or sewer. Several OSHA safety standards will also be fixed as part of the project. Additionally, both bays will receive a new metal roof as the current roofs were never joined correctly and water leaks down a wall on top of the only wall-mounted heat source. 

Wapiti Center

Includes the Manager's office, stairs, basement (kitchenette, committee meeting room, ADA bathroom, office and file room), ADA ramp, ADA parking spaces and all exterior doors.

CLRRA - Wapiti Center - Bid Set.pdf
Adobe Acrobat document [3.8 MB]

Maintenance Shop

Includes Bays 1 and 2 and the aprons in front of them. Bay 2 has a dirt floor, no heat and no insulation. There is currently no restroom facility.

CLRRA - Maintenance Building - Bid Set.p[...]
Adobe Acrobat document [3.6 MB]
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