GEORGETOWN OF ATLANTA CONDOMINIUMS Capital Reserve Study

Transcription

1 GEORGETOWN OF ATLANTA CONDOMINIUMS 3069 Colonial Way Atlanta, Georgia Draft Report WJE No Prepared for: Ms. Melissa Cuylear, CMCA Georgetown On-Site Property Manager Access Management Group 1100 Northmeadow Parkway, Suite 114 Roswell, Georgia Prepared by: Wiss, Janney, Elstner Associates, Inc Premiere Parkway, Suite 100 Duluth, Georgia tel fax

2 GEORGETOWN OF ATLANTA CONDOMINIUMS 3069 Colonial Way Atlanta, Georgia Nathan Reynolds Project Manager Lee Cope, PE Project Advisor Draft Report WJE No Prepared for: Ms. Melissa Cuylear, CMCA Georgetown On-Site Property Manager Access Management Group 1100 Northmeadow Parkway, Suite 114 Roswell, Georgia Prepared by: Wiss, Janney, Elstner Associates, Inc Premiere Parkway, Suite 100 Duluth, Georgia tel fax

3 TABLE OF CONTENTS 1.0 Introduction Community Amenities and site features Condition Survey Condominium Building Facades A Condominium Building Facades B Entrance Porches, Patio Slabs, Balconies, and Decks Cladding C Condominium Building Roofs Clubhouse Swimming Pool Tennis Courts Playground Entrance Signage and Perimeter Fencing Retaining Walls Site Walls and Fencing Miscellaneous Site Features Streets, Parking Areas, and Sidewalks Storm Water Management System Site Landscaping Opinions of Probable Cost... 40

4 GEORGETOWN OF ATLANTA CONDOMINIUMS 3069 Colonial Way Atlanta, Georgia 1.0 INTRODUCTION At the request of Ms. Melissa Cuylear of Access Management Group, Wiss, Janney, Elstner Associates, Inc. (WJE) has completed a capital reserve study of the community association maintained site features and amenities for the Georgetown of Atlanta Condominiums (Georgetown), located in Atlanta Georgia. Georgetown consists of 350 condominium units contained within twenty-nine condominium buildings constructed circa The entrance to the community is located along Interstate 85 Frontage Road. One paved street, Colonial Way, provides access to parking areas at each individual condominium building and amenities location within the community. Our reserve study included a two day site visit to the community to perform a general condition survey of the condominium building facades and roofs (with the exception of the doors and windows), as well as the patios, decks and balconies in order to assemble the conditions presented in this study with associated repairs and opinions of probable cost. In addition, we documented the condition of the following common-use amenities and site features: playground, swimming pools, tennis courts, club house, roads and sidewalks, gate house, dumpster enclosure, site and retaining walls, landscaping, perimeter and site fencing, and the storm water drainage systems. During the condition survey, concealed conditions were not exposed, no check of the design of structures or site elements was performed, no water testing was performed to identify areas of water infiltration, and tests were not performed to verify material types or to check for hazardous materials. It should be noted that where the existing condition of a building or site element is described (i.e.: poor, fair, good), the condition relates to the general state of the element(s) as compared to new. These descriptions should not be interpreted as an assessment of the quality of the element or the quality of the installation, design, or workmanship. 2.0 COMMUNITY AMENITIES AND SITE FEATURES CONDITION SURVEY WJE visited the Georgetown community during the week of May 11, 2015 in order to perform a general condition survey of the condominium building facades and roofing, as well as Association-maintained amenities and site features throughout the property. Figure 1 illustrates the overall layout of the property, including the common-use amenities and site features observed. The overall condition of the townhome facades (excluding windows, doors, and balconies) and roofs as well as the common-use amenities and site features observed during the site visit has been outlined in the following section. Each system is outlined with a brief description, summary and limited discussion of observed conditions, and brief recommendations for repair and maintenance. Within the recommendations for repair and maintenance, the approximate service life (from new) and frequency of maintenance items has been included as well as an opinion of probable costs in 2015 dollars. The cost figures are based on WJE s experience with similar repairs and industry provided references. Actual costs may be expected to vary considerably depending on economic conditions and the particular specifications for the actual repair or maintenance work to be performed at the time a contract is awarded. Additionally, quantities were based on limited field observations and measurements. To obtain accurate cost information, the Association must develop a detailed scope of work and specifications for maintenance and/or repairs and obtain bids from qualified contractors, based on accurate quantities at the time the work is performed.

5 Page 2 Legend 1 #### 1 Building Address Gate House 2 Mail Exchange 3 Trash Enclosure 4 Pool House Pool Area Tennis Courts Site Walls 7 Playground Figure 1. Overall aerial view of the Georgetown of Atlanta condominiums with site features identified, photo courtesy of Google Earth

6 Page Condominium Building Facades The condominium buildings throughout the Georgetown property are clad with a wide range of cladding systems: brick masonry veneer, cement board siding, wood siding, and wood paneling. Painted wood trim is located at building corners and transitions and at the perimeter of the installed window and door systems. Generally, there are eight typical building types or styles throughout the twenty-nine buildings in the community. Each building type, as well as the typical cladding systems have been described below. Further discussion of the cladding systems have been included in the following sections. Condition: New Good Fair Poor Priority: High Medium Low Summary of Condominium Building Types: Type 1 - The Type 1 building style is a two-story, L-shaped building measuring approximately 35 feet wide and 140 feet by 130 feet along each leg of the building. Building addresses 3075, 3081, and 3099 are generally constructed in this style. The exterior cladding system for this building type consists of a combination of brick masonry veneer at the exposed surfaces and vinyl siding at portions of the building covered by an overhanging roof system. The roofing system consists of a combination of asphalt shingle roofing and wood shake roofing (Figure ). Type 2: The Type 2 building style is a two-story rectangular-shaped building with a walk-out basement level, creating a three-story elevation at the rear of the building. The buildings measure approximately 35 feet by 130 feet. Building addresses 3071, 3079, 3087, and 3123 are generally constructed in this style. The exterior cladding system for this building type consists of a combination of brick masonry veneer at the exposed surfaces and vinyl siding or wood paneling at portions at the basement level, which is protected by a steel framed balcony system. The roofing system consists of asphalt shingle roofing (Figure ). Type 3: The Type 3 building style is a two-story rectangular-shaped building measuring approximately 35 feet by 100 feet. Building addresses 3073, 3077, 3089, 3103, and 3121 are generally constructed in this style. The exterior cladding system for this building type consists of brick masonry veneer. The roofing system consists of asphalt shingle roofing (Figure ). Type 4: The Type 4 building style is a two-story rectangular-shaped building with a walk-out basement level, creating a three-story elevation at the rear of the building. The buildings measure approximately 35 feet by 170 feet. Building addresses 3081, 3085, 3095, 3101, and 3119 are generally constructed in this style. The exterior cladding system for this building type consists of a combination of brick masonry veneer, vinyl siding, and wood siding and trim at bay windows. The cladding at the basement level, beneath the steel framed balcony system, consists of either vinyl siding or wood paneling. The roofing system consists of asphalt shingle roofing (Figure ). Type 5: The Type 5 building style is a two-story rectangular-shaped building with a walk-out basement, measuring approximately 40 feet by 230 feet. Building addresses 3113 and 3125 are generally constructed in this style. The exterior cladding system for this building type consists of a combination of brick masonry veneer and vinyl siding at the exposed surfaces and wood paneling at the basement level, which is protected by a steel framed balcony system. The roofing system consists of a combination of asphalt shingle roofing and wood shake roofing (Figure ).

7 Page 4 Type 6: The Type 6 building style is a two-story rectangular-shaped building measuring approximately 45 feet by 200 feet. Building addresses 3097 and 3117 are generally constructed in this style. The exterior cladding system for this building type consists of a combination of brick masonry veneer and vinyl siding. A wood framed breezeway is located on the front elevation of these buildings, providing access to second floor units. The roofing system consists of asphalt shingle roofing (Figure ). Type 7: The Type 7 building style is a two-story rectangular building measuring approximately 55 feet by 120 feet. Building addresses 3093, 3105, 3107, 3109, 3111, and 3115 are generally constructed in this style. The exterior cladding system for this building type consists of a combination of brick masonry veneer and vinyl siding. Wood framed balconies and enclosed porches are located at the narrow portion of the building, creating a rectangular-shaped building facade. The roofing system consists of asphalt shingle roofing (Figure ). Type 8: The Type 8 building style is limited to building address This building consists of a combination of building shapes and styles, attached as one central building, including courtyards, exterior staircases, balconies, and porches. The exterior cladding system for this building type consists of a combination of brick masonry veneer and vinyl siding. The roofing system consists of an asphalt shingle roofing. Figure Overall view of the Type 1 building Figure Overall front view of the Type 2 building Figure Overall view of the Type 3 building Figure Overall front view of the Type 4 building

8 Page 5 Figure Overall view of the Type 1 building Figure Overall view of the Type 6 building Figure Overall view of the Type 7 building Figure Overall view of the Type 8 building

9 Page A Condominium Building Facades The exterior facade of the condominium buildings consist of a combination of brick masonry veneer, wood siding, vinyl siding, and wood paneling. Painted wood trim surround each of the windows and doors throughout each of the buildings. Although several isolated water leakage issues have been reported by the property manager, it is our understanding that no evidence of widespread, systematic, water leakage has been reported at any of the cladding systems throughout the property. Condition: New Good Fair Poor Priority: High Medium Low Summary and Discussion of Observed Conditions: The brick veneer appears to consist of a combination of common brick and face brick. Common brick is intended as a back-up wall or interior construction, not to be exposed to natural weathering and extended freeze/thaw cycles. When used as installed at the Georgetown of Atlanta, these units degrade and result in spalls, cracks, and deterioration of the units (Figures 2.01A-1 and 2.01A-2). Overall, the brick veneer cladding system was observed to be in fair condition, the cladding was generally intact with limited evidence of cracking. However, a number of missing or severely deteriorated brick masonry units, likely common brick units, were observed throughout the facade system at each building. Due to the irregular spacing of the deteriorated units, these conditions do not currently pose a structural integrity concern for the overall performance of the facade system. At a number of buildings throughout the property, the brick masonry veneer has been coated with an unknown type of paint coating (Figure 2.01A-3). While painting brick masonry is not generally considered good practice, the painted masonry appears to be in good to fair condition. Given the existing conditions, maintenance of the coating is necessary to minimize the deleterious effects of the coating. The vinyl siding was observed to have been installed directly over existing wood siding throughout each of the buildings. Overall, the vinyl siding appeared to be in good condition, with limited cracking, damage, or displacement throughout the property (Figures 2.01A-4). The transitions between the brick veneer and the vinyl siding were observed to have been poorly sealed or terminated. An unsealed joint at this location allows bulk water to travel behind the siding and onto the original wood siding at these locations, resulting in further deterioration of the siding and potential water leakage into the units (Figure 2.01A-5). Wood siding was observed at the bay windows located at the Type 4 condominium buildings throughout the property (Figure 2.01A-6). Overall, the siding and trim pieces at these locations were severely deteriorated and should be removed and replaced (Figure 2.01A-7). The painted wood paneling observed throughout the property was typically noted beneath balcony framing at the basement level of the buildings. At these locations, the wood cladding was in good condition. The wood trim throughout the property was observed to be in poor condition. The trim appeared to have been recently painted; however, areas of deteriorated wood, incomplete painting, and poorly installed repairs were noted throughout the property (Figures 2.01A-8).

10 Page 7 Recommendations for Repair and Maintenance Repair existing cracks and spalls in the brick masonry and replace deteriorated brick units throughout the facades. Repair damaged and deteriorated wood siding at bay window locations and wood trim throughout the property and repaint all trim (assume 25% to be replaced). Repair cracked, loose, or damaged vinyl siding materials throughout the buildings Clean, prep, and paint wood siding, paneling, and trim with new primer and one coat exterior latex paint. Replace urethane sealants at transitions and repair damaged and deteriorated wood trim or siding during project (assume 10% to be replaced). Frequency/Service Life N/A*** Associated Costs $5,000* $145,000** N/A $225,000 N/A $500* $14,500** 5 to 7 years $150,000 Clean existing brick veneer and vinyl siding. Replace cracked, loose, or damaged vinyl siding or deteriorated brick masonry as part of this project. 5 to 7 years $75,000 Remove and replace wood siding at bay windows 20 to 25+ years $30,000 Remove and replace vinyl siding 20 to 25+ years $250,000 Repoint the brick masonry veneer 40+ years $800,000 * Estimated Associated Costs are for each building ** Estimated Associated Costs are for all Association maintained brick facades ***Repairs could be deferred maintenance for a significant number of years if financing is not available at this time; however, these items will continue to degrade. Therefore, increased costs could be anticipated (order of magnitude increase of 25 to 50 percent likely). Figure 2.01A-1 - View of eroding common bricks within the field of the brick veneer Figure 2.01A-2 - View of deterioration in the brick masonry

11 Page 8 Figure 2.01A-3 - View of typical paint coating on brick masonry veneer Figure 2.01A-4 - View of typical building elevation clad with vinyl siding Figure 2.01A-5 - View of a typical transition between the brick veneer and the vinyl siding Figure 2.01A-6 - View of wood siding at a bay window in a Type 4 building Figure 2.01A-7 - View of deteriorated wood siding and trim at a bay window location Figure 2.01A-8 - View of recently painted deteriorated wood trim at a window location

12 Page B Entrance Porches, Patio Slabs, Balconies, and Decks A combination of wood framed entrance porches and decks, concrete patio slabs, and steel framed balconies exist at the majority of the condominium buildings throughout the property. Condition: New Good Fair Poor Priority: High Medium Low Summary and Discussion of Observed Conditions: Wood framed entrance porches are located on the front elevation of the two Type 6 buildings in the community (Figure 2.01B-1). The floor system consists of wood framing supporting plywood decking and a coating. At a number of locations on each building, the coating has failed and the plywood flooring has begun to deteriorate (Figures 2.01B-2 and 2.01B-3). In order for this system to perform as intended, the coating should be maintained before failures exist to extend the service life of the wood framing elements. Wood decks were observed at isolated units, typically at the Type 1 and 7 buildings (Figure 2.01B-4 and 2.01B-5). Overall, the structural framing appears to be in good condition; however, a number of the trim pieces have deteriorated and should be replaced. A number of the wood framed balconies in the Type 7 buildings have been enclosed by Homeowners and, as a result, the framing and condition of attachment was unable to be observed during the assessment. Steel framed balcony structures typically exist at the rear elevation of the condominium buildings with a walkout basement level (Figure 2.01B-6). The freestanding balcony structure consists of painted, structural steel columns and beams supporting metal decking and a concrete topping slab (Figure 2.01B-7). No coating was applied to the top surface of the concrete topping slab to prevent water from traveling through the concrete to the level below. A steel handrail system is attached to the exterior side of the framing. Brick masonry piers are generally spaced along the length of the building to match the building facade. Light corrosion was observed on the structural steel framing and underside of the metal decking throughout the property (Figure 2.01B-8). In addition to the steel framed balcony structures described above, steel framed balconies, stairwells, and elevated porch slabs exist at Building 3091 (Figure 2.01B-9). The framing at this location is similar to the balconies described above. The concrete patio slabs throughout the property were in good condition. Limited cracking and displacement of the concrete was observed at the unit entrances. Maintenance of these items should be performed with the recommendations provided in Section 2.10.

13 Page 10 Recommendations for Repair and Maintenance Install new traffic bearing membrane on wood decking at Type 6 buildings throughout the property. Repair any damaged wood framing as part of this project. Install new traffic bearing membrane on concrete topping slab over existing structural steel balcony framing. Clean, prime, and paint exposed structural steel framing at balconies, elevated porches, and stairs. Perform limited repairs to framing and handrails as necessary during this project. Frequency/Service Life Associated Costs 5 years $30,000 5 to 10 years $250,000* $175,000** 10 years $100,000 Rebuild wood decks as necessary 20 to 25+ years $400,000 *Associated Cost for initial installation of coating **Associated Cost for recoating existing membrane Figure 2.01B-1 - View of wood famed entrances Figure 2.01B-2 - View of failed coating in the flooring Figure 2.01B-3 - View of deterioration in the plywood flooring Figure 2.01B-4 - View of a typical wood framed balcony

14 Page 11 Figure 2.01B-5 - View of a typical wood framed balcony Figure 2.01B-6 - View of steel framed balcony Figure 2.01B-7 - View of metal decking of balcony Figure 2.01B-8 - View corrosion on the structural steel underside of metal deck Figure B - View of elevated porch slabs at Building 3091

15 Page C Condominium Building Roofs The condominium building roofs consist of a combination of hip and gabled roofs covered with a combination of asphalt shingles and wood shakes. Painted wood fascia and vented soffits form the eaves around the buildings. In addition, each building includes aluminum gutters and downspouts. In addition to the primary roofing systems, projecting metal canopies provide a means to divert water from the entrance door to each unit throughout the property. Condition: New Good Fair Poor Priority: High Medium Low Summary of Observed Conditions: The asphalt roof shingles and wood shakes throughout the community were observed to be in good condition (Figures 2.01C-1 and 2.01C-2). No damage or deterioration of the existing roofing systems was observed and minimal evidence of weathering was observed. It is our understanding that the asphalt shingle roofs at each of the condominium buildings were replaced as part of a storm damage insurance claim around Therefore, the existing roofs are less than 5 years old. WJE did not access the attic spaces to document if apparent stains or other evidence of water leakage was present beneath the roofing. The existing sheet metal gutters and downspouts are in fair overall condition. The gutters and downspouts do not appear to have been replaced with the roofing system and show signs of aging (Figure 2.01C-3). If properly maintained, painted, and repaired as necessary, the existing gutters could continue to perform for a number of years. Debris was observed at a number of gutters throughout the property (Figure 2.01C-4). No evidence of gutter debris guards were observed throughout the property. WJE recommends installing gutter guards when new gutters and downspouts are installed. However, until gutter guards are installed, WJE recommends including cleaning of the gutters and downspouts as part of the normal operating budget to extend the life of these components. Isolated areas of deteriorated trim, wood soffits and fascia were observed throughout the property. The projecting metal canopies were observed to be in fair condition; however, a significant percentage of these canopies have been coated with a waterproofing membrane. Based on this observation, it is likely that water leakage has occurred at these conditions and will continue to occur as the coating degrades.

16 Page 13 Recommendations for Repair and Maintenance Frequency/Service Associated Costs Life Clean out and flush all gutters and downspouts Annually $7,500* Clean, prep, and paint wood trim, soffit, fascia, and trim with new primer and two coats exterior latex paint 5 to 7 years $75,000 Clean, prep, and paint sheet metal gutters and downspouts 7 to 10 years $50,000 Remove and replace asphalt shingle and shake roofing 20 to 25 years $1,400,000 Remove and replace metal projecting entrance canopies 20 to 25 years $1,000** Remove and replace aluminum gutters and downspouts 20 to 25 years $200,000 *If qualified, recommended Work may be performed by on-site maintenance staff, resulting in significantly less expense to the Association **Associated Cost is estimated for each canopy location Figure 2.01C-1 - View of roofing of asphalt shingles Figure 2.01C-2 - View of wood shakes roofing system Figure 2.01C-3 - View of aging gutters and downspouts Figure 2.01C-4 - View of debris in gutter

17 Page Clubhouse The clubhouse is located at 3069 Colonial Way, at the northwest corner of the property. The clubhouse is clad with a combination of vinyl siding and brick veneer with an asphalt shingle roof. The clubhouse contains the property management office and communal first floor space as well as storage for Association property in the basement level. The clubhouse building also serves as a private residence containing two second floor units. Access to these units is provided by a wood deck. Condition: New Good Fair Poor Priority: High Medium Low Summary and Discussion of Observed Conditions: The vinyl siding was observed to have been installed directly over existing wood siding throughout each of the buildings. Overall, the vinyl siding appeared to be in fair condition, with limited cracking, damage, or displacement throughout the property (Figure ). Several cracks were observed in the brick masonry veneer at the basement level on the rear elevation of the clubhouse (Figure ). These cracks appear to be the result of corrosion on the steel lintels above door and window openings. This condition occurs at locations where through-wall flashing has not been appropriately installed to direct water out of the brick veneer cavity, and is relatively common in residential construction. No evidence of water infiltration was observed in the basement, storage areas, beneath the first floor of the clubhouse. However, a number of unsealed holes and penetrations were observed, which could allow moisture or animal/insect intrusion into the building (Figure ). The wood decks were observed to be in poor condition (Figure ). The handrails and portions of the stairs were observed to be weathered and loose (Figures and ). WJE recommends the wood decks be replaced to provide a safe access to the second floor units. The wood trim throughout the clubhouse was in fair condition. At isolated areas, the trim was severely deteriorated and in need of replacement (Figures and ). The roofing system appeared to be in good condition. It is our understanding that this roof was replaced at the same time as the remainder of the condominium building roofs throughout the property. Recommendations for Repair and Maintenance Frequency/Service Life Associated Costs Seal all holes and penetrations through cladding system N/A $500 Repair cracked, loose, or damaged vinyl siding materials N/A $1,000 Clean existing brick veneer and vinyl siding. Replace cracked, loose, or damaged vinyl siding or deteriorated brick masonry as part of this project. Clean, prep, and paint wood siding, paneling, and trim with new primer and one coat exterior latex paint. Replace urethane sealants at transitions and repair damaged and deteriorated wood trim or siding during project (assume 10% to be replaced). 5 to 7 years $1,500 5 to 7 years $2,500

18 Page 15 Remove and replace vinyl siding 20 to 25+ years $5,000 Replace existing wood framed stairs to second floor condominium units 20 to 25+ years $7,500 Figure View of vinyl siding installed over wood siding. Figure View of several cracks in brick masonry. Figure View of unsealed hole. Figure View of typical wood deck

19 Page 16 Figure View of deteriorated handrail. Figure View of loose wood on deck stairs Figure View of wood trim Figure View of deteriorated wood trim

20 Page Swimming Pool The swimming pool area consists of the following components: brick masonry clad pool house which includes two restrooms and a pool equipment room, a children s pool basin with water line tiles, an adult pool basin with water-line tiles, metal pool ladders and handrails, pool equipment, concrete pool deck with picnic area, brick masonry clad CMU walls with painted metal fencing, and two cabana areas constructed of CMU walls and a wood framed, asphalt shingled roof, one on each side of the swimming pool. Condition: New Good Fair Poor Priority: High Medium Low Summary and Discussion of Observed Conditions: The swimming pool basin was observed to be in good overall condition at both swimming pools. No evidence of cracking or deterioration was observed. However, it should be noted that the pools were filled with water during the assessment; therefore WJE did not perform an up-close evaluation of the pool basins (Figures and ). The water-line tiles around the perimeter of the swimming pools were in fair to poor condition. Areas of cracked and discolored tiles and cracked or missing grout was observed throughout each of the pools (Figure ). A cast stone coping around the perimeter of the swimming pools was observed to be in good condition; however, the perimeter sealant joints had failed and should be replaced to prevent water from traveling beneath the concrete pool deck (Figure ) A total of four metal handrails or ladders were observed surrounding the adult swimming pool. These components were observed to be in good condition; minimal surface corrosion was observed (Figure ). However, the ladders were observed to be loose and able to be removed. A number of cracks and delaminations were observed in the concrete pool deck and deck coating throughout the pool area. At these locations, the pool deck coating appeared to have blistered from vapor drive through the slab. This condition could be caused by water leakage through the pool equipment lines or drainage system beneath the concrete slab and could be indicative of the need for significant additional repairs to the concrete pool deck. The brick masonry clad CMU walls were observed to be in fair condition. The overall integrity of the wall system appeared to be intact; however, the coating applied to the face of the CMU was observed to have blistered and failed throughout the area (Figure ). This failure appears to be the result of the brick masonry cap allowing moisture to travel through the top of the wall system and become trapped behind the coating (Figure ). Additional repairs to the wall system or removal of the existing coating would be required to address these issues. The painted black fencing along the top of the CMU perimeter wall was observed to be in fair condition. The existing paint was flaking; however, the attachments, posts, and pickets did not appear to be corroded or failed. The two cabanas were observed to be in good condition. No evidence of flaking or failing paint was observed on the CMU walls or wood framing throughout the structures and the asphalt shingle roofing and projecting painted pergola appeared to be in good condition. A vertical crack was observed in the CMU wall of the cabana located at the west side of the pool area, likely caused by impact from a falling limb from a tree behind the cabana (Figure ).

21 Page 18 A total of two pumps were observed in the pool equipment room. The pumps were replaced in 2012 and appeared to be in good condition (Figure ). The pumps were not tested as part of this study. The brick clad pool house appeared to be in good condition. No evidence of water leakage from the exterior was observed through the exterior wall system and no cracks or deterioration was observed in the brick masonry. The asphalt shingle roofing also appeared to be in good condition. Recommendations for Repair and Maintenance Determine source(s) of failure of the pool deck coating and perform repairs as necessary. This may require removal of portions of concrete slab to address buried water lines. Install new cap flashing on CMU perimeter walls to prevent water from becoming trapped behind coating Repair miscellaneous concrete cracking and minor spalling at 3 to 5 year intervals to maintain condition of the concrete pool deck Remove and replace failed perimeter sealant at coping and control joints throughout pool area Frequency/Service Life Associated Costs N/A $12,500 N/A $15,000 3 to 5 years $1,000 5 to 7 years $1,500 Install new deck coating throughout pool area 5 to 10 years $30,000 Clean, prepare, and paint existing CMU perimeter and cabana walls, exposed wood framing, and metal fencing. Perform minor repairs as necessary as part of this process. 5 to 7 years $5,000 Resurface pool basin and replace water-line tiles 7 to 10 years $8,000 Replace pool ladders and handrail 10 to 15 years $2,000 Replace pool equipment 10 to 20 years $5,000 Install new asphalt shingle roof at pool house and cabana 20 to 25 years $10,000 Figure View of a swimming pool which appeared to be in good condition. Figure View of a swimming pool which appeared to be in good condition.

22 Page 19 Figure View of cracked and missing grout. Figure View of a metal handrail which was in good condition. Figure View of blistered and failed coating applied to the face of the CMU. Figure View of the brick masonry cap which allowed moisture to travel through the top of the wall system. Figure View of a vertical crack in the CMU wall of the cabana. Figure View of two pumps in the pool equipment room which appeared to be in good condition.

23 Page Tennis Courts The tennis court area consists of the playing surface for the two striped tennis court areas, associated netting, perimeter fencing, and surrounding light posts. A 10 foot tall, epoxy coated, black chain link fencing surrounds the tennis court area. One gate is located at the perimeter of the tennis court fencing. A two-foot tall timber retaining wall is located at the entrance to the tennis courts Condition: New Good Fair Poor Priority: High Medium Low Summary of Observed Conditions: At the time of the site visit, the net was set up on one of the two tennis courts. The netting was observed to be in fair condition. No significant holes or tears were observed in the netting; however, the top edge of the net was torn in the middle of the court. The playing surface surrounding the steel posts supporting the net was cracked and the posts were noted to be loose or leaning at both courts (Figure ). A significant number of cracks were observed in the asphalt playing surface throughout the tennis court area; vegetation was observed growing through a number of these cracks. However, limited evidence of differential movement was observed at these locations (Figures and 3). The light posts surrounding the tennis courts appeared to be in working condition. However, the coating on the posts was observed to be have failed and corrosion was observed along the height of the posts (Figure ). The fencing surrounding the tennis court was observed to be damaged, bent, and deteriorated. The epoxy coating on the chain link fencing had begun to degrade and corrosion was observed on the metal fencing (Figure ). An approximately two-foot tall timber retaining wall was observed at the entrance to the tennis courts. The timbers had degraded and should be replaced (Figure ). Recommendations for Repair and Maintenance Frequency/Service Associated Costs Life Replace tennis court equipment (nets, posts) 3 to 5 years $1,500 Repair cracks and resurface the asphalt playing surface 4 to 8 years $15,000 Paint chain link fence posts and gate at 10 year intervals to maintain appearance. Repair damaged materials as needed during repainting 10 to 12 years $5,000 Perform maintenance repairs to light poles and fixtures surrounding tennis courts 10 to 12 years $6,000 Replace epoxy coated chain link metal fencing and gates 20 to 25 years $25,000 Replace two-foot tall timber retaining wall 25 to 30 years $5,000

24 Page 21 Figure View of the cracked playing surface and a loose steel post. Figure View of cracks in the playing surface. Figure View of vegetation growing through cracks in the playing surface. Figure View of failed coating on the light post around the tennis courts. Figure View of degrading and corroding epoxy on the chain link fence. Figure View of a degraded timber retaining wall at the entrance to the tennis courts.

25 Page Playground The playground area consists of a painted metal spidershaped structure, a wooden play structure with attached swings, and a ball field with chain link fence backstop. The area surrounding the playground equipment is enclosed with landscape timbers and the ground is covered with mulch. Condition: New Good Fair Poor Priority: High Medium Low Summary and Discussion of Observed Conditions: The spider-shaped play structure appeared to be in good condition (Figure ); however, several cuts were observed on the legs supporting the structure. These cuts appear to be the result of lawnmower impact and should be patched or repaired to prevent contact with the cut metal edges (Figure ). The wooden play structure, consisting of swings, ladders, and a slide, appeared to be in fair condition (Figure ). The wood framing was weathered; however, the structure appeared to be sound and the bolts were observed to be intact. Only five of the possible eight swings were installed at the time of the site visit. The chains supporting the swings were in fair to poor condition; the coating around the metal chain had deteriorated (Figure ). The rope ladder attached to the wooden play structure was in poor condition and should be removed and/or replaced to prevent use (Figure ). Several cracks and splits were observed at several connections. The wood timbers forming the edges of the play areas were observed to be in good to fair condition. The timbers were weathered but did not appear to have begun to deteriorate. The chain link backstop located in the ball field has begun to rust and should be repaired or painted to extend the service life of the existing system or replaced, if used by the Association (Figure ). Recommendations for Repair and Maintenance Repair or replace corroded chains and damaged or deteriorated wood or steel members Clean, prime, and paint existing metal play structures (spidershaped structure, chain link backstop) Frequency/Service Life Associated Costs Annually $250 5 to 10 years $1,500 Replace playground equipment 10 to 15 years $15,000

26 Page 23 Figure View of the spider-shaped play structure at the Georgetown of Atlanta. Figure View of a cut in the leg of the spidershaped play structure. Figure View of the wooden play structure. Figure View of the chains for the swing with the deteriorated coating. Figure View of the deteriorated rope ladder at the wooden play structure. Figure View of chain link backstop in the ball field adjacent to the playground.

27 Page Entrance Signage and Perimeter Fencing Minimal signage is located at the entrance to the Georgetown of Atlanta; however, a number of decorative site walls and fencing form the entrance to the development. The fencing consists of a combination of painted, black fencing with rails and pickets, chain link fencing, wood fencing, and brick walls. Condition: New Good Fair Poor Priority: High Medium Low Summary of Observed Conditions: A 4-foot tall, painted, black decorative fencing system (consisting of posts, rails, pickets, and decorative picket caps) is attached to an approximately 2-foot tall brick wall located along the length of the entrance drive at the north elevation of the property (Figure ). A rolling gate was located at the west side of the entrance to provide emergency vehicle access to the property. This gate was locked and not opened during the assessment. The entrance fencing was observed to be in fair to poor condition. The fencing was noted to be secure to the brick structure; however, light corrosion was observed on the posts, rails, and pickets, and a number of the pickets were deformed and cracked (Figures and ). A 6-foot tall, painted, black decorative fencing system (similar to the entrance fencing) was located in the grass, at the northeast side of the property (Figure ). This fencing was observed to be in good condition, the coating, pickets, rails, and posts did not exhibit evidence of corrosion or deterioration at this location. The black chain link fencing was located on the brick clad, concrete retaining wall at the northwest corner of the property and in the soil behind the segmental retaining wall at the northeast corner of the property. Overall, this fencing was observed to be in good to fair condition (Figures and ). The coating was intact and the rails and posts were noted to be secure. At several locations along the retaining wall, corrosion was observed around the post bases. A metal framed railing system is located around the electrical equipment at the northeast corner of the property. This railing is poorly installed in the segmental retaining wall blocks (Figure ). This railing should be removed and replaced, installed in the soil behind the retaining wall. The wood fencing located at the top of the stacked stone retaining wall at the northwest corner of the property was observed to be in good condition (Figure ). No evidence of deterioration or wood rot was observed during the assessment; however, routine maintenance, such as repainting should be performed to continue to extend the service life of the fencing.

28 Page 25 Recommendations for Repair and Maintenance Frequency/Service Life Associated Costs Repair cracked, damaged, or deteriorated pickets throughout fencing along the entrance drive N/A $10,000 Remove and replace poorly installed and anchored railing system at the northeast corner of the property N/A $1,500 Paint the wooden fencing at 5 year intervals to maintain appearance. 3 to 5 years $500 Paint chain link fence posts and fencing at 10 year intervals to maintain appearance. Repair damaged materials as needed during repainting 10 to 12 years $4,000 Replace decorative and chain link metal fencing and gates 20 to 25+ years $25,000 Replace the wooden fencing 20 to 25+ years $3,500 Figure View of decorative fencing system Figure View of corrosion on entrance fencing Figure View of corrosion and cracked picket Figure View of the perimeter fencing behind adjacent to Building 16 with eroding soil at the post base

29 Page 26 Figure View of black chain link fencing Figure View of corrosion along retaining wall around post bases Figure View of metal framed railing system installed in retaining wall blocks Figure View of the perimeter fencing behind adjacent to Building 16 with eroding soil at the post base

30 Page Retaining Walls Several types of retaining walls are located throughout the community: brick masonry, segmental block masonry, stacked stone, and concrete. The material used varies based on the overall height and length of the walls. A brick masonry clad concrete retaining wall is located along the north elevation. A stacked stone retaining wall is located adjacent to the storm water management system at the northeast corner of the property. A segmental retaining wall is located at the northeast corner of the property, several stacked stone retaining walls are located at the east side of the property, and a four foot tall brick retaining wall is located between the clubhouse and Building Condition: New Good Fair Poor Priority: High Medium Low Summary and Discussion of Observed Conditions: The concrete retaining wall at the north side of the property varies in height from approximately 3 feet to approximately 20 feet and is clad with brick masonry veneer. No evidence of distress, such as cracking, displacement, or staining, was observed on this retaining wall (Figure ). A cast stone cap is located along the top of the retaining wall with a black, chain link fence (Figure ). See Section 2.06 for additional information regarding the fencing at this location. Several cracks were observed in the stacked stone retaining wall at the northwest corner of the property, behind the clubhouse. These cracks align with a large tree approximately two feet from the top of the wall (Figure ). A portion of the stacked stone wall had collapsed at the west side of the wall at this location (Figure ). The extent to which the structural integrity of the retaining wall has been compromised by these cracks has not been analyzed as part of this assessment; however, further investigation is warranted to ensure additional portions of the wall do not continue to degrade or collapse into the drainage area. A painted, green, wooden fence is located along the top of this retaining wall. See Section 2.06 for additional information regarding the fencing at this location. The segmental retaining wall located at the northeast corner of the property was reinforced with geotextile fabric and was observed to be in good overall condition (Figure ). However, the top course of the retaining wall was used to secure a guardrail/fencing system. Due to the nature of segmental wall construction, the fencing has resulted in the top course of the masonry becoming dislodged and in need of repairs (Figure ). See Section 2.06 for additional information regarding the fencing at this location. The stacked stone retaining walls along the east side of the property were observed to be in good to fair condition. No evidence of distress or damage was observed at these locations (Figure ). The approximately three foot tall brick masonry retaining wall located between the clubhouse and Building 3081 is in poor condition. The east half of the wall is rotated into the parking area and is in need of significant repairs or replacement to prevent further rotation or eventually collapse of the retaining wall (Figure ). Previous repairs, in the form of brick piers extending into the sidewalk, have been installed at the west half of the retaining wall (Figure ). Due to the location and size of this retaining wall, failure does not represent a significant life safety hazard; however, failure would likely result in a significant inconvenience to residents using the parking area, increased soil erosion into the parking lot, and increased repair or replacement costs.

31 Page 28 Recommendations for Repair and Maintenance Retain a structural engineer to evaluate the cracked stacked stone retaining wall at the northwest corner of the property Repair or replace displaced segmental units at the top edge of the retaining wall at the northeast corner of the property - See Section 2.06 for fencing repairs at this location Replace the displaced brick masonry retaining wall between the clubhouse and Building Consider replacing the wall along the entire length to create a uniform appearance. Frequency/Service Life N/A Associated Costs $7,500* $25,000 to $150,000 N/A $500 N/A $18,000 $36,000 Clean the retaining walls to remove loose dust, dirt, and organic growth 5 to 10 years $10,000 Perform a limited, visual evaluation of the integrity of the retaining wall structures, performed by a licensed structural engineer 10 years $5,000 *Due to the unknown extent of damage to the retaining wall, a range of repair costs, if necessary, have been estimated (immediately below) to address the issue Figure View of the concrete retaining wall clad with brick masonry veneer. Figure View of a cast stone cap along the top of the retaining wall with a black, chain link fence. Figure View of cracks in the stacked stone retaining wall. Figure View of a collapsed portion of the stacked stone wall.

32 Page 29 Figure View of the segmental retaining wall at the northeast corner of the property. Figure View of the top course of the masonry which has become dislodged. Figure View of the stacked stone retaining wall along the east side of the property. Figure View of brick masonry wall which is rotated and in need of significant repairs. Figure View of previous repairs installed at the west half of the retaining wall.

33 Page Site Walls and Fencing Brick masonry site walls are located throughout the property, mostly along the north side of the property at the entrance to the community and forming boundaries between condominium unit porches, patios, and back yards. The walls range in height from four feet to approximately six feet. Painted black metal fencing is located on the top of the four foot tall walls. In addition to the brick masonry site walls, 6-foot, painted, wooden privacy fencing is located along the rear elevation of a majority of the condominium buildings. Condition: New Good Fair Poor Priority: High Medium Low Summary of Observed Conditions: Similar to the brick masonry discussed in Section 2.01A, a number of brick units were deteriorated or missing from the site walls throughout the community (Figure ). This is attributable to the walls being constructed of a combination of face brick and common brick. As a result, deteriorated brick masonry should be removed and replaced with new face brick to match existing. Because the deteriorated bricks are distributed throughout the wall area, this does not constitute an immediate structural issue and repairs could be phased as necessary based on available funding. A number of cracks and separations were observed at locations in which the brick masonry site walls intersect with the building facade walls (Figure ). This is likely the result of differential settlement between the site walls and the building walls. However, due to the limited severity of the cracking and the age of the structure, further cracking or distress is unlikely at these locations. Therefore, repointing the joint between the site wall and the building facade will likely repair the issue. The black fencing was observed to be in fair condition. At a number of locations, the anchors to the brick masonry had failed and the fencing was not well attached (Figure ). In addition, the fencing appeared to have been painted over previously failed coating and potentially corroded metal. In addition to the decreased aesthetic value of improperly applied coatings, these coatings have an increased likelihood of premature failure, resulting in the need for additional maintenance. The condition of the wooden privacy fencing varies from good to fair throughout the property (Figures ). The majority of the fencing is in fair condition and is in need of isolated maintenance repairs and repainting to extend the service life of the existing fencing.

34 Page 31 Recommendations for Repair and Maintenance Remove and replace damaged or deteriorated common brick masonry throughout the site walls and repoint cracks between site walls and building facade (per building) Clean the brick masonry site walls and associated handrails to remove loose dust, dirt, and organic growth Clean, prime, and repaint metal fencing and handrails throughout brick masonry site walls. Perform necessary repairs to attachment as part of this repair project. Frequency/Service Life Associated Costs N/A $25,000 5 to 10 years $5,000 8 to 10 years $10,000 Clean, prime, and repaint wooden privacy fencing. Perform repairs as necessary as part of this repair project. 8 to 10 years $12,500 Remove and replace wood privacy fencing 20 to 25+ years $120,000 Remove and replace metal fencing and handrails 20 to 25+ years $240,000 Figure View of deteriorated common brick at a brick masonry site wall Figure View of a typical crack between the brick masonry veneer and a site wall Figure View a failed connection between the brick masonry and the site wall fencing Figure View of painted privacy fencing in good condition at Building 3081.

35 Page Miscellaneous Site Features In addition to the previously described buildings and site features, WJE observed several other common-use elements throughout the property, including a gate house, a number of mail houses, and a dumpster building. Each of these features are described below. The mail houses consist of a combination of free standing pavilion areas and covered porch areas attached to building facades throughout the community. The dumpster building is centrally located, adjacent to the pool and tennis courts. The gatehouse structure is located at the entrance to the property; however, no operable gates were observed at this location. Condition: New Good Fair Poor Priority: High Medium Low Summary of Observed Conditions: The gatehouse was observed to be in overall fair condition. The facade was clad with vinyl siding with wood framed windows. Areas of isolated damage to the siding was observed throughout the facade (Figure ). The roofing system is comprised of asphalt shingle roofing with a standing seam metal cupola. Both roofing systems were observed to be in good to fair condition, evidence of normal weathering was observed. Similar to the building roofing systems identified in Section 2.01C, it is our understanding that the asphalt shingle roofing was replaced in 2012 as part of a community wide storm damage insurance claim. Two different types of mail houses are located throughout the property: free standing pavilion areas and covered porches attached to building facades (Figures and 1106). The free standing pavilion mail houses were observed to be in fair condition. The overall structural framing and roofing systems were in good condition; however, portions of the wood paneling forming the walls of the enclosures were beginning to degrade and deteriorate and the paint coating on some of the wood members was peeling (Figures and 1409). The covered porch type mail houses were observed to be in good condition. Minimal evidence of distress or deterioration was observed in the structural framing, roofing, vinyl soffits, and coatings (Figure ). The trash enclosure consist of a combination of a concrete and wood framed building clad with painted wood siding and an asphalt shingle roofing system. A painted wood privacy fence surrounds the building and dumpster behind (Figure and 2013). The wood fencing appears to have been recently repainted. The fencing appears to be in good condition, with several warped or displaced boards throughout the length of the fence. The roofing system was observed to be in fair condition; normal weathering was observed at this roofing system. It is our understanding that this roof was not replaced as part of the storm damage claim in 2012.

36 Page 33 Recommendations for Repair and Maintenance Repair cracked, loose, or damaged vinyl siding materials at the gate house Repair damaged and deteriorated wood trim and paneling at the gate house and mail houses. Paint mail houses and dumpster building and wood trim at gate house at 5 year intervals to maintain appearance. Repair damaged framing members as necessary during painting. Frequency/Service Life Associated Costs N/A $500 N/A $1,500 5 to 7 years $6,000 Replace wood fencing around the dumpster building 20 to 25+ years $1,500 Replace asphalt shingle roof at mail houses, dumpster building, and gate house 20 to 25+ years $8,500 Replace standing seam metal cupola at gate house 20 to 25+ years $1,000 Figure View of damaged vinyl siding at gate house Figure View of free standing pavilion mail house Figure View of covered porch mail house Figure View of wood paneling of mail houses

37 Page 34 Figure View of deteriorated and peeling paint coating of mail houses Figure View of covered porch type mail houses Figure View of trash enclosure Figure View of painted wood privacy fence

38 Page Streets, Parking Areas, and Sidewalks One main street, Colonial Way, provides vehicular access to the parking areas in front of each building and adjacent to the common-use amenities. The street and parking areas throughout the property consist of asphalt paving with a combination of cast-in-place concrete curbs and granite curbs along both sides of the street. Concrete sidewalks provide pedestrian access between condominium units, buildings, and common-use amenities. Quantity: Asphalt Paving: 175,000 sq. ft. Concrete Sidewalks: 40,000 sq. ft. Condition: New Good Fair Poor Priority: High Medium Low Summary and Discussion of Observed Conditions: The overall condition of the asphalt paving throughout the community is fair. Cracks, alligator cracking, and small pot holes were observed through the asphalt surface throughout the community (Figures through 3). WJE did not observe significant areas of deteriorated paving during the site visit. However, without continued maintenance, the cracking observed can rapidly deteriorate the condition of the asphalt paving throughout the community. Isolated cracks and spalls were observed in the concrete and granite curbs throughout the community. These are aesthetic issues, rather than performance related issues and will not extend the service life of the asphalt paving within the street and parking areas. Overall, the sidewalks throughout the community are in good to fair condition, limited distress and damage was observed during the site visit. However, isolated areas of distress were observed in the concrete sidewalks, typically adjacent to tree roots or drainage issues (Figure and 5). At one location between Buildings 3081 and 3079, the storm water management system was not properly functioning, allowing the soil beneath the sidewalk to erode (Figure ). At several locations, metal handrails were installed at steps in the concrete sidewalks between buildings throughout the property. These handrails were typically observed to be in fair condition; no significant corrosion was observed; however, the paint was flaking or failing. Repainting the existing metal handrails will extend the service life and prevent deterioration of the metal. Recommendations for Repair and Maintenance Repair cracked concrete sidewalks or displaced concrete sidewalks (assume 2-1/2% of sidewalk area to be addressed during first year, 0-1/2% each following repair year) Seal cracks, patch holes, and apply 2-coat petroleum resistant emulsion sealer to asphalt paving to maintain performance Patch isolated concrete spalls in the curb and gutters along the sides of the streets Clean, prime, and paint the existing handrails at steps in the Frequency/Service Life 2 to 3 years Associated Costs $9,500 $1,750 5 years $100,000 5 to 10 years $5,000 5 to 10 years $2,500 concrete sidewalks throughout the community Resurface asphalt paving at street and parking areas 15 to 20+ years $325,000 Remove and replace concrete sidewalk 25+ years $375,000

39 Page 36 Figure View of alligator cracking in the asphalt paving throughout the community. Figure View of cracking throughout the asphalt paving throughout the community. Figure View of deteriorated paving at an isolated location. Figure View of a crack the concrete sidewalk and granite curb at an isolated location. Figure View of a cracked concrete sidewalk panel within the community. Figure View of unsupported concrete sidewalk between Buildings 3081 and 3079.

40 Page Storm Water Management System The storm water management system appeared to consist of inlets along the streets and within areas of the landscaping. These inlets appeared to drain to a creek bed traveling through the wooded area along the south side of the community. No detention or retention ponds were observed or identified within the community. Condition: New Good Fair Poor Priority: High Medium Low Summary and Discussion of Observed Conditions: The storm water runoff drains at the street level and within the landscaping were observed to be in fair condition. The majority of the drains were open and free of debris; however, several drains were blocked with leaves and other organic debris. In addition, several drain grates were noted to be loose and displaced, posing a potential hazard to pedestrians and pets walking over the grates (Figures and 2). Isolated areas of poorly functioning storm water drainage systems have resulted in soil eroding beneath the concrete sidewalk and stairs between Buildings 3081 and See Section 2.10 for additional information. The drain lines were observed to terminate into the wooded areas and the creek bed. The creek bed was observed to be in overall good condition. WJE did not observe excessive or noticeable amounts debris in the areas observed. Recommendations for Repair and Maintenance Maintain storm water runoff drains, and associated drain lines free of debris Frequency/Service Life Associated Costs Annually $500 Figure View of typical storm water drainage grate adjacent to a wooded area. Figure View of a storm water drainage grate not securely fastened to the brick perimeter.

41 Page Site Landscaping It is our understanding that the Association is responsible for all site landscaping and lighting features throughout the property (including common areas and condominiums). This survey does not attempt to estimate the annual cost of maintaining landscaping (trimming shrubbery, removing fallen limbs, etc.), as the exact amount budgeted each year is available from the landscape company contracted to perform the work. Instead, a brief description of the types of landscaping observed and approximate budgets for the replacement of shrubs has been included. Condition: New Good Fair Poor Priority: High Medium Low Summary and Discussion of Observed Conditions: Throughout the community, the overall condition of the shrubs appears to be mature and healthy. If properly maintained, these shrubs should last a number of years prior to removal and replacement (Figure ). Light posts were located adjacent to the sidewalks at the front entrance to each building. These posts were observed to be in need of maintenance, repair, or replacement. The level of work necessary varies at each location throughout the property (Figure ). Recommendations for Repair and Maintenance Frequency/Service Life Associated Costs Clean, prime, and paint existing light posts 10 years $100* Repair and replacement of existing light posts (including post bases if necessary) 20 years 250* Removal and replacement of shrubbery as necessary (per condominium unit) 15 to 30 years $1,000 * Per light post to be replaced, bulk pricing will likely reduce costs to perform repairs throughout the community at the same time Figure View of typical landscaping at a courtyard area at Building Figure View of the typical light posts at front entrances to the condominium buildings.