KEYSTONE PACIFIC PROPERTY MANAGEMENT, INC. Monarch Hills Condominium Association Dana Point, CA. Annual Maintenance Review.

Transcription

1 KEYSTONE PACIFIC PROPERTY MANAGEMENT, INC. Monarch Hills Condominium Association Dana Point, CA January 19, 2016 LJP Project #

2 TABLE OF CONTENTS 1. Assignment Summary of Existing Conditions Maintenance Recommendation Punch Lists Future Improvements Photographic Documentation Copyright by La Jolla Pacific. Ltd. All Rights Reserved.

3 1. Assignment La Jolla Pacific of California, Ltd. had been contracted by Keystone Pacific Property Management, Inc. to conduct a third-party one-time maintenance review of all the Common Area and Improvements located in Dana Point, California that Monarch Hills Condominium Association maintained as of January A site review was conducted on January 19, 2016 at the Monarch Hills community. This report is based on existing conditions observed at the time of this site review. The weather preceding the site review was cool and damp. The following is a summary of existing conditions; maintenance recommendations in punch list form for the landscape contractor, painting contractor, and janitorial/handyman/maintenance technician; and, a description of future improvements. Included with this report are photographs taken during the site visit with descriptions. The site review and report are as per the Agreement for said services between the Client and La Jolla Pacific of California, Ltd. The enclosed findings are a result of conditions visually observed at the time of the site visit. This report is prepared for the exclusive use of the Client, including the Association of the particular community. Any external use, copying or reproduction of any kind is prohibited and in violation of applicable copyright laws. 2. Summary of Existing Conditions Landscaping: In general, the lawns, trees and plant material looked healthy and the landscaped areas throughout the community looked maintained. Mature trees are present at the community and in a few areas the trees needed to be trimmed away from structures and roofs. Landscape renovations (cutting back at the slope areas) were taking place at certain areas at the back of the buildings at the time of the site visit. In a few areas, soil and debris had eroded onto the surrounding walkways and hardsurfaces. At these areas, the irrigation should be reviewed to determine if adjustments or repairs are needed and to verify proper drainage. Pooling of water at the hardsurfaces should be eliminated to help avoid deterioration to surfaces, safety hazards, etc. The drainage channels at the community appeared to be clear. These areas should be reviewed regularly to ensure there are no obstructions and the drains are functioning properly. 3 Copyright by La Jolla Pacific. Ltd. All Rights Reserved.

4 Streets, Curbs and Gutters: The condition of the streets, curbs and gutters that the Association maintains is acceptable by industry standards. The asphalt in some locations is beginning to show signs of wear and deterioration and repairs/resealing may be needed in the near future. The sidewalks and walkways throughout the community were clean and clear in most areas at the time of the site visit. Site Amenities: Deterioration at the finish at the mailbox structures was noted in a few locations as well as rusting at the bases. There was also rusting at the metal light poles and lighting fixtures at some areas of the community. (NOTE: Replacement of walkway lighting fixtures is in process and temporary fixtures are in place in some locations). Repairs at the stairs at the Buildings were in process at the time of the site visit (completed at many of the Buildings). In some locations, waterproofing and sealing/painting was incomplete at the wood and stair locations. Damage at railings and surfaces at the stairs was observed in a few locations (refer to the photo documentation for specific locations). Deterioration of the deck coating at the building walkways, stairs and Unit entries was observed. It was reported that recoating of the deck system is to be scheduled for completion. The building utility closets should be reviewed and swept and cleaned out as needed. Rusting at the utility closet doors was noted in a few locations and in some locations the doors were out of alignment. Rusting and deterioration at the metal carport structures at the community was noted throughout. Rust and staining is present at the overhead panels and at the poles. Warped and bent panels as well as holes and cracks at some panels was also observed. Cracks and holes at the overhead panels can allow for water penetration and dripping water onto the vehicles below. An experienced repair contractor can determine if these areas can be repaired or if replacement is necessary. If there is a concern that damaged components have compromised the carport structures in certain areas, the condition of the carport structures can be accessed by a structural engineer to determine what corrective actions would be necessary. If replacement of damaged components or portions of the structures is being considered, building and local code requirements should be verified and design should incorporate the site conditions as well as the architectural theme of the community. 4 Copyright by La Jolla Pacific. Ltd. All Rights Reserved.

5 Trees hitting the carport structures and leaves and debris at the roofing of the structures was noted. Pooling of water at the roofing of one structure was present at the time of the site visit. Standing water at the metal structures can damage (rusting, warping, etc.) the surfaces and this condition should be eliminated. Leaves and debris were noted at a few of the roofs and gutters at the Buildings. The recent wind and rain may have contributed to these conditions these areas should be reviewed and cleared. Rusting at the metal fencing and surfaces was noted in some locations (refer to the photo documentation for specific locations). Rust at the metal at the framing at the glass panel walls surrounding the spa areas was observed. Repairs and repainting at these areas had been completed but in some areas where rust is present, proper preparation and repainting should be completed. Rust at the metal at the beams at the stairs at many of the buildings was also observed. Clubhouse, Pool and Spa Areas: The interior furnishings and finishes at the clubhouse looked to be well maintained and the areas were clean and the furnishings and equipment in good condition. The fixtures at the restrooms appeared to be functioning but not able to confirm hot water at the restroom sinks. (NOTE: The water heaters were not observed). The gym looked to be in order but there were rips at the carpet in a few locations. The access doors at the clubhouse and pool and spa areas were functioning and the camera system and all HVAC and lighting were reported to be in good working order. The pool and spa water and surfaces appeared clean and clear and the safety equipment in place. The pool and spa furniture at all locations looked to be in good condition and the areas maintained. The pool and spa decking was in good condition. The restrooms and shower areas at the pool and spa locations were clean and in good condition. (NOTE: Debris noted at the shower drain at Spa 37). The pool and spa equipment areas were viewed from outside the fencing and there were no obvious issues or concerns. It was reported the pool service company was very attentive to the project and provides regular updates as to equipment status. 5 Copyright by La Jolla Pacific. Ltd. All Rights Reserved.

6 3. Maintenance Recommendation Punch Lists There are several items of specific concern that should be brought to the attention of the Board. These items are noted below in punch list format (by category) and in the photo descriptions. These punch lists note items within the community that require attention and/or correction. Landscape Punch List 1. Eliminate soil and debris from eroding onto the hard surfaces (see photos 4, 48 and 90). 2. Trim back trees and plant material where they are hitting roofs, walls, structures, etc. (see photos 16, 19, 33, 45, and 106). 3. Remove dead branches and plant material behind Building 62 (see photo 55). 4. Eliminate mushrooms at the lawn area behind Building 40 (see photo 75). Painting Punch List 1. Review all metal utility closet doors for any rust removal and repainting needs (see photos 11 and 96). Review metal framing at trash enclosure gates and repair and repaint (see photos 21, 24 and 51). 2. Review the metal railings, handrails and poles for any repair/repainting needs (see photos 36, 63, 71, 86 and 105). 3. Review the wood post at Unit 66-C stairs for any repair/repainting needs (see photo 38), review the railing at Unit 28-F (see photo 94), review the railings at Unit 30-E (see photo 95), and the wood railings at Unit 22-H (see photo 104) and complete any necessary repairs. Maintenance Punch List 1. Review the concrete wheel stops at the community and repair or resecure as needed (see photos 3, 9, 100 and 103). 2. Review building utility closets and clear debris and remove any inappropriately stored items (see photos 5, 25 and 50). 6 Copyright by La Jolla Pacific. Ltd. All Rights Reserved.

7 3. Address rusting at metal at the deck at Unit 64-F (see photo 10), and at stairs at Unit 18-E (see photo 40). 4. Repair deck coating in areas where deterioration is noted (see photos 12, 41, and 82). Repair damage at the joint at the walkway at Building 42 (see photo 99). 5. Review metal fire extinguisher cabinets at the community for any repair needs (see photo 14). 6. Repair the stucco wall at Unit 72-C at the downspout (see photo 15) as needed. Resecure strapping at downspout. Repair stucco and weep screed at back of Unit 42-D (see photo 74), and at the stucco at wall at garages 1 and 2 (see photo 85). 7. Review the asphalt at the community and repair as needed (see photos 22 and 87). 8. Repair knob/hardware at utility closet door at Building 70 (see photo 23). 9. Address rusting at metal plate at base of stair beams (see photos 31, 47, 73, and 102) repair and repaint as needed. 10. Review the cement blocks at Building 16 for stability and eliminate any potential safety hazard with the exposed rebar (see photo 42). 11. Clear roofs and gutters of leaves and debris (see photos 44, 46, and 97) and ensure drainage is clear. Clear leaves and debris from the top of the carport structures (see photo 35). 12. Repair tiles at roofing above utility closets at Building 62 (see photo 56). 13. Review sink and pipes at Women s restroom at the pool for any leaks (see photo 60). Clean stains at the tile as needed. 14. Repair/replace carpet at the gym (see photo 61) eliminate any potential trip hazards. 15. Review metal fencing at the pool where bolts are connected at the wall and ensure they are secure and penetrations are sealed (see photo 62). Replace cap at metal railings at the northeast spa area (see photo 66). 16. Ensure the spa shut-off switch at the pool/clubhouse area is accessible from inside the fencing and functioning properly (see photo 63). 17. Repair and paint, the metal base plates at the glass walls at the pool and spa areas (see photos 67 and 69). 7 Copyright by La Jolla Pacific. Ltd. All Rights Reserved.

8 18. Remove debris at drain at shower at the Spa 37 and ensure drain is functioning properly (see photo 70). 19. Review the decking and stairs at Building 40 at Unit-G and ensure water cannot be trapped between the deck and exposed area (see photo 76). 20. Repair damage at beam at stairs at Unit 38-B (see photo 77). Repair railing at stairs at Unit 44-G (see photo 81). Repair stair railing/landing at Unit 48-A (see photo 89). 21. Repair signage at Building 50 (see photo 93). 22. Clean staining at deck wall at Unit 26-A (see photo 101). Identify source of moisture and eliminate. 23. Replace panels at wall mounted light at Unit 54-F (see photo 107). 8 Copyright by La Jolla Pacific. Ltd. All Rights Reserved.

9 4. Future Improvements There are a number of maintenance items that may be coming up for repair, refurbishment or replacement, please check the recommendations of the Reserve Study to determine time lines for repair and/or replacement of major components. The actual need for replacement, refurbishment or repairs will depend on multiple factors, such as the original quality of the asset, the consistency and effectiveness of preventive maintenance programs, and the amount of use and abuse to which the assets are subjected. The following listing of items can be used for budget projection purposes. 1. Repaint steel fencing every three years. 2. Spot clean or paint stucco surfaces every three years. 3. Trim trees approximately every three years. 4. Replace pool deck caulking every four years. 5. Slurry seal streets every five years. 6. Replace lighting timers and photocells every five years. 7. Resurface/waterproof decks, patios every six years. 8. Replace pool and spa pumps every six years. 9. Replace pool furniture every seven years. 10. Replace water heaters every seven years. 11. Replaster and replace tile on spa every ten years. 12. Replace pool and spa water heaters and filters every ten years. This concludes the annual maintenance review report for Monarch Hills Condominium Association. Respectfully submitted, Toni Fetchel 9 Copyright by La Jolla Pacific. Ltd. All Rights Reserved.

10 5. Photographic Documentation 10 Copyright by La Jolla Pacific. Ltd. All Rights Reserved.

11 01. The entry to the Monarch Hills community in Dana Point 02. Missing lens cover at landscape light at entry 03. Damage at wheel stop at guest parking across from the clubhouse 04. Soil from the surrounding landscape eroding onto the asphalt at the guest parking across from the clubhouse

12 05. Trash, debris, and miscellaneous items stored at the electrical utility closet across from the clubhouse 06. Flaking and deterioration at the metal carport structure at space Rusting and damage at the pole at the carport structure 08. Damage, rusting, bending, and algae formation at the carport structure at space 31

13 09. Cracking and chipping at the wheel stop at space Rusting at the metal trim at the entry at Unit 64-F 11. Rusting and deterioration at the utility closet doors at Building Deterioration at the deck coating near Unit 72-A

14 13. Light in front of building 70 that needs to be resecured (NOTE: Temporary lighting fixture) 14. Rusting at the interior of the extinguisher cabinet 15. Deterioration at the stucco and strapping at the downspout that needs to be resecured outside of Unit 72-C 16. Tree that s hitting the stairs and surfaces at Building 72

15 17. Rusting and damage at the ledge at the carport structure at space Rusting at the light fixture at the carport structure at space Tree/branches hitting the top of the carport structure at spaces 57 and Bent pole at carport structure at space 61

16 21. Rusting at the frame at trash enclosure Deterioration at the asphalt at space Broken door knob at utility closet at Building Rusting at the bottom of the metal frame at trash enclosure 12

17 25. Trash, leaves, debris, and miscellaneous items stored at the utility closet at Building Deterioration at the surfaces (fading of the numbers) at the mailbox structures next to Buildings 12 and Rusting at the bases at the mailbox structures next to Buildings 12 and Algae and damage at the carport structure at space 102, rusting at the bolts

18 29. Staining and deterioration at the carport structure 30. Cracking at carport structure above spaces 102 and Rusting at the base of the pole at space Rusting at the ledge at the carport structure at spaces 106 and 107

19 33. Staining at the metal and tree hanging over the structure at spaces 113 and Damage and bulging at carport structure at space Leaves and debris at the top of the carport structure over spaces Rust and deterioration at the metal handrails at the stairs at Building 66

20 37. Bent carport structure at space Deterioration at the post by Unit 66-C 39. Utility closet doors out of alignment at Building Rusting and damage at the stairs leading up to Unit 18-E

21 41. Damage at the deck coating at the landing leading up to Unit 16-H 42. Blocks with exposed rebar outside Unit 16-C (ensure stability of the blocks) 43. Exposed/venting area at the stucco outside of 18-E 44. Debris at the roof gutters at Building 18

22 45. Branches hitting the roof at Unit 18-D 46. Leaves and debris at the roof and gutter by Unit 18-H 47. Rusting at the metal at the bottom of the beam at the stairs leading to Unit 18-C 48. Accumulation of mud at the concrete stair at Unit 18-C

23 49. Rusting at the carport structure at space Miscellaneous items stored in the electrical utility closet at Building Damage and deterioration at the metal frame at trash enclosure Damage and bulging at the carport structure over 176 (warped in multiple places at this structure)

24 53. Holes at the carport structure at space 176 (cracks and holes in many locations at this structure) 54. Stair leading up to Unit 62-G that rattles, should be checked 55. Dead branches at the sloped area behind Building Cracked roofing tiles above the utility closets at Building 62

25 57. Entry to the clubhouse at Building Kitchen area chips at the counter edge 59. Rusting at the closure at the door off the deck off the clubhouse 60. Rusting at the tile below the sink at the women s restroom at the clubhouse

26 61. Tear at the carpet at the gym (damage/tears at the carpet throughout the gym) 62. Bolt coming away from the wall at the metal fencing at the pool area 63. Damage at the railing at the emergency spa shut off switch (switch located outside the fencing and bent inside) 64. General of the spa area on the northeast side of the community

27 65. Women s restroom at the northeast spa 66. Missing cap at the fencing surrounding the northeast spa 67. Rusting at the bottom plate at the glass wall behind the spa area, typical condition at glass wall 68. Signage for Spa 37

28 69. Rusting at the bottom plate at the glass wall behind the spa 70. Debris at the drain at the shower (NOTE: Flushing of the drains completed previous week) 71. Rusting at the fencing by the shower (NOTE: Corroded through the metal in at least one location) 72. Boards at the lawn/landscape behind Building 38

29 73. Damage and rusting at the metal at the bottom of the beam at Unit 42-D 74. Damage at the stucco corner and rusting at the weep screed at the back of Unit 42-D 75. Mushrooms at the lawn behind Building Separating at the stairs and deck leading up to Unit 40-G

30 77. Damage at the wood beam at the stairs outside Unit 38-B 78. Damage/rusting at the carport structure at spaces 315 and Staining at the stucco at Building Piece of wood at the landscape by the HVAC units at Unit 44-C

31 81. Separating at the wood at the stair handrail leading up to Unit 44-G 82. Deterioration at the deck coating at Units 42-B and 42-E 83. Rusting at the base at the carport pole at space Mud and debris at the drain between Buildings 44 and 46 (drainage channel clear)

32 85. Damage and cracking at the stucco at garages 1 and Rusting at the metal light pole at the mailboxes next to garages 1 and Damage and deterioration at the asphalt at space Utility closet doors out of alignment at Building 48

33 89. Damage at the wood at Unit 48-A 90. Soil/mud that s eroded onto the concrete at the stairs/railings near Unit 60-D 91. Damage at the wood railing leading up to Unit 60-G 92. Deterioration at the wood at Units 60-G and 60-H

34 93. Damaged signage at Building Damage and deterioration at the handrails leading up to Unit 28-F 95. Chipping at the railing leading up to Unit 30-E 96. Rusting at the utility closet doors at Building 28

35 97. Debris at the roof gutter outside of Unit 32-E 98. Rusting at the metal at the stairs near Unit 32-B 99. Damage at the walkway approaching Unit 42-C 100. Damage at the wheelstop at space 314

36 101. Staining at the deck walls (facing out to the parking structure) at Unit 26-A 102. Rusting at the metal at the bottom of the beam outside Unit 26-B 103. Wheelstop that needs to be resecured outside of Building 24 next to trash enclosure Damage at the paint at the handrail leading up to Unit 22-H

37 105. Rusting at the base at the light outside of Building Plant material growing onto the stairs leading up to Unit 54-H 107. Missing light panels at stairway at Unit 54-F 108. Pooling of water at the roof of the carport structure below Unit 56-I

38 109. Damage and lifting at the metal framing at the carport structure below Unit 56-I, above space 142