REPAIR STANDARDS - Blues Creek HOA (The Gardens, The Cove, Cove South)

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1 Annex A REPAIR STANDARDS - Blues Creek HOA (The Gardens, The Cove, Cove South) Revised: March 2016 The Blues Creek Master Owners Association does not maintain insurance coverage for property damage to the dwelling units in The Gardens, The Cove, or Cove South in Blues Creek. The Association is not responsible for any damage caused to dwelling units by: acts of nature, force majeure, or otherwise. The Association is not responsible for payment, including any deductible, or repair to dwelling units due to damages caused by perils, including, but not limited to the following: flood, fire, hurricane, storm, tree damage, sinkhole or damage caused by earthquake. 1- Wood Trim (all styles) The Association is responsible for repairs unless damage is caused by Owner abuse, neglect or (see 1 st paragraph of document). When available, repair personnel will use Hardiboard (not all styles of wood trim are available in Hardiboard); they will replace the entire length of the board, when feasible, and paint it to match the existing wood, using Behr s Ultra Satin acrylic paint with factory infused mildicide. When Hardiboard is not available and the board needing repair is wood (not Mirotek), repair personnel will replace a portion of the board. If the board needing repair is Mirotek, the repair personnel will replace with an entire length of wood, coat raw wood (top, bottom, both sides) with a wood preservative and/or prime and paint to match existing wood, using Behr s Ultra Satin acrylic paint with factory infused mildicide. 2- Wood Siding The Association is responsible for repairs unless damage is caused by Owner abuse, neglect or (see 1 st paragraph of document). When the wood rot is less than 24 from the bottom of the board, repair personnel will cut away at 24, use pressure treated T-111, install Z bar, prime and paint the wood (sides, bottom and surface) to match the existing wood with Behr s Ultra Satin acrylic paint (if spraying, will also back roll). The bottom edge of the board should not be any closer to ground than absolutely necessary. When needed, repair personnel will sand surface to match existing siding. If wood rot is 2 high or higher from the bottom, replacement will be done. The Association will only repair wood rot if it is 2 or more from the bottom. When wood rot is higher than 48, the repair personnel will replace the entire 4 x 8 T-111 sheet and follow the above criteria for the balance of the work. EXCEPTION: IN THE EVENT OWNER DOES NOT WISH TO HAVE A CUT-AWAY DONE FOR SIDING, CONTRACTOR WILL PROVIDE ESTIMATE TO OWNER TO HAVE ENTIRE SHEETS OF PRESSURE TREATED T1-11 INSTALLED. OWNER HAS THE OPTION OF PAYING THE DIFFERENCE BETWEEN THE CUT-AWAY PRICE AND THE FULL SHEET REPLACEMENT PRICE. OWNER MUST SUBMIT THIS REQUEST TO BOARD, IN ADVANCE OF WORK, AND SUBMIT PAYMENT TO MANAGER, IN ADVANCE OF WORK TO BE COMPLETED; OTHERWISE WORK WILL PROCEED ACCORDING TO ASSOCIATION REPAIR STANDARDS. 1

2 3- Vinyl Siding and Trim The Association will repair or replace damaged vinyl sheets, fascia, and soffit, unless damage is caused by Owner abuse, neglect or (see 1 st paragraph of document). The Association will attempt to match the existing vinyl as closely as possible, but will not guarantee an exact match of either color or design. 4- Soffit, Fascia (Drip Edge) The Association is responsible for repairs to these areas unless damage is caused by Owner abuse, neglect or (see 1 st paragraph of document). 5- Gutters and Downspouts The Association is not responsible for any repairs or maintenance to gutters, downspouts, or any erosion and/or washouts caused by same. Owners are responsible for any damage caused to their roofs, fascia, siding, trim or homes caused by malfunctions of, or improper installation of gutters or downspouts. 6- Decorative Brick The Association is responsible for repairs to the decorative brick. Repairs will be done by re-attaching brick façade to the home; seal façade by using a clear, waterproof, paint-able caulking at the top and sides. 7- Doors (and door frames), Garage Door, Windows (and window frames) Operation, maintenance, or repair of these items is not the responsibility of The Association. If garage doors, windows or exterior doors and door frames are bent, damaged or rotted, Owners must replace them in a timely manner in order to maintain the aesthetic integrity of the neighborhood. The Association is only responsible for door, window and garage trims. 8- Caulking Association will caulk, when needed, only the outside perimeter of the trim of exterior windows, doors and garage door frames (enclosures not included) during scheduled pressure washing and/or painting. The need for caulking is determined by the pressure cleaning/painting company. Any caulking requested, between the scheduled timeframe, is the responsibility of the Owner. 9- Exterior Lighting / Exterior Electrical The Association is responsible for repairs or replacement to the exterior lighting fixtures. (not including fixtures that are damaged by owners, such as, but not limited to using incorrect wattage light bulbs). Replacement fixtures will be selected at the discretion of the Board of Directors. The Association will not replace all light fixtures (coach lights, or otherwise) just to create a match for multiple light fixtures. Front porch lights and exterior recessed lights on open porches, and security lights in The Cove and Cove South are also included as an Association responsibility. The Association is not responsible for any electrical or wiring issues or the replacement of any light bulbs. Before replacing any light fixture, the Association will attempt to repair fixture prior to replacing. This includes, but is not limited to: 1) coach lights (The Gardens) - attempt to loosen screws that attach top to the main body instead of replacing the entire fixture; 2) recessed fixtures (The Cove and Cove South) - replace spring that attaches rim to light container. The Association is not responsible for the repair/maintenance of exterior electrical outlets. All exterior electrical wiring is the responsibility of the Owner. 2

3 10- Driveway, Sidewalk, Front Porch and Open Patio Floor Cracks are normal and absent any special circumstances, the driveway and/or sidewalk will not be replaced. Only when obvious differences in height between two (2) cracked areas (i.e. greater than ½ inch) exist, creating a possible safety hazard, will the Association make repairs. The Association will fill minor cracks, when needed for driveways, and open porches. When replacement is required, only the portion of a driveway that is damaged will be replaced. The Association will not replace severely cracked floors of any open porches; that would be an insurance claim for an Owner. Only the portion of a sidewalk that is part of the Common area will be repaired or replaced. (See Rules and Regulations for ownership details.) 11- Screen / Storm Doors The association is not responsible for the repair/maintenance of screen/storm doors, nor any portion/part thereof. 12- Enclosed / Screened Porch Once an open patio is enclosed in any manner, the inside area that was considered exterior, is no longer considered exterior. Therefore, the Association is not responsible for the floor, ceiling, wall area, trim, inside door, screen and/or windows that are now inside or a part of the enclosed area, under any circumstances whatsoever. The Owner will maintain the exterior wall area, and trim, including the outside door, door frame, and trim, to be consistent with the other portions of his/her unit. The unit Owner will be responsible for paying for all repair costs related to the enclosure, both inside and out. The Association will only paint and power clean the exterior wood or vinyl portions of an enclosure and will do this in accordance with the normal Association paint/power washing schedule. In addition, as these enclosures were not intended to be waterproof rooms, The Association will assume no liability for water intrusion caused, in any manner, by surface water. If an Owner of a vinyl sided home in the Gardens wants to enclose an open patio, or screened porch, or do any remodeling that involves siding, the drawings presented to the Board for approval shall only provide for vinyl siding, trim, and corner pieces. No other type siding will be accepted. Owner will make every effort for the vinyl siding to match as close as possible to the existing siding on the balance of the dwelling. The colors used for the vinyl, trim, corner pieces, etc. shall match the colors of the existing on the balance of the dwelling. If an Owner of a wood sided home in The Gardens, The Cove, Cove South wants to enclose an open patio, or screened porch, or do any remodeling that involves siding, only T-111 siding will be accepted. Existing additions are Grand-fathered in. Any exterior door shall meet City code and be painted on the exterior side to match other exterior doors of the dwelling. 13- Roof When needed, the Association will replace exhaust stacks, vent boots, and air vents. Shingles are included in repairs, only if shingles are loose or replacement is necessary. The Association will attempt to match existing shingles, but will not guarantee an exact match. The Association is responsible for repairs, unless needed repairs are caused by Owner abuse, neglect or (see 1 st paragraph of document). The Association is not responsible for repair or replacement of interior drywall, paint damage, or any other 3

4 interior damage from roof leaks. The Association is not responsible for any roof repair for enclosures for The Cove and Cove South. 14- Solar Panels and Satellite Dishes - If solar panels and/or satellite dishes are installed on the roof of a dwelling unit (after appropriate approval process; see Association By-Laws & Rules & Regulations) Owner will be responsible for any and all damage caused to the roof or roof shingles or subsequent damage, of any type, on the exterior and/or interior as a result of the installation of, or caused by, solar panels and/or satellite dishes or any subsequent damage of any type on the exterior and/or interior caused by the panels or dishes. When the roof is replaced by the Association, the Owner will be responsible for removing and reinstalling the panels and/or dishes and anything else involved with the panels and/or dishes. 15- Irrigation System / Exterior Plumbing - At no time will the Association be responsible for any repair to an irrigation system installed by an Owner. Damage to an Owner s irrigation system caused by a vendor that is hired by The Association, for the purpose of performing service work on the dwelling unit, must be reported to that vendor. If wood rot on the siding is caused by the improper location or the needed repair of a sprinkler head, the Owner will be responsible for the repair or replacement of the siding involved. At no time is the Association responsible for the repair/maintenance of exterior faucets/hose bibs. The Association responsibility regarding plumbing issues stops approximately 30 from the dwelling. (Refer to Rules and Regulations for more information.) 16- Water Leaks - The Association is responsible for main water lines servicing each unit, up to the point where the water line is 30 from the dwelling. Because of the unusual installation pattern of the water lines in the community, an Owner may not realize there is a water leak in his or her line, as the leak may have happened several houses down. Therefore, Owners who have suffered a leak in an area other than their own unit site, and have a corresponding increased water bill, may request a reimbursement. To request a reimbursement, the Owner must present copies of water bills, for the past 6-months, to the Property Manager showing that the leak caused an increase in the average monthly water bill, in excess of $25, and state why they did not report the leak in a timely manner. In no case will the reimbursement exceed $ Other The Association is not responsible for dryer vents. Owners are responsible for replacement of house numbers. At no time will the Association be responsible for controlling and/or eradicating any and all critters i.e. armadillos, raccoons, snakes, mice, deer, etc. Owner is responsible for any and all repairs associated with any damage caused by critters. Including but not limited to: DAMAGE TO LAWN, SHRUBS, TREES, A/C PEDESTAL, DOORS, FOUNDATION, SIDING, IRRIGATION, DRIVEWAY, SIDEWALK, DRAINAGE PIPES OR SWALES, LIGHTING and UTILITIES. OWNER RESPONSIBILITY It is the Owner/Occupant s responsibility to inspect repair work to ensure all repairs are satisfactory. If repair work is unsatisfactory, Owner/Occupant must notify the Property Manager within 7 days of completion of work. 4

5 When an Owner has a repair that is not covered under the above Repair Standards and the Owner does not want to file an insurance claim, The Association can refer the Owner, if he or she desires, to several handymen. All exterior repairs or exterior modifications of the dwelling, done by or paid for by the Owner, must be in compliance with city codes and the Association s standards must be followed. The Association has the right to require an Owner to redo any repairs/modifications that are not completed according to the Association standards. REPAIR NOTIFICATION Owners/Occupants have the right to know when repairs (scheduled maintenance) will begin; therefore, all repair personnel will attempt to notify the Owner/Occupant of the date/time, or given time frame repairs are scheduled for their home. Repair personnel are not required to do any repairs at the estimated time/date that they give an Owner, but will make every effort to do so. Owner/Occupant will be notified in one of the following ways: 1. By written notification indicating repairs are scheduled, to include the following: a) Date/time or time frame for repair; b) Contractor contact information; c) Notification will be attached in a visible location (i.e. garage door trim). 2. By phone, voice mail or indicating repairs are scheduled, to include the following: a) Date/time or time frame for repair; b) Contactor contact information. REPAIR PROCESS Repair requests are to be made in writing to the Association s management company (Action Realty); c/o Jeff Sausaman, Property Manager. Repair requests should include a detailed description of the needed repair, the Owner/Occupants name, address, phone number and address. actionpropman@gmail.com MAIL: Blues Creek Master Owners Association c /o Action Real Estate Services 6110-B NW 1 st Place Gainesville, FL FAX: NON-EMERGENCY (these are not immediately processed) REPAIR PROCESS: Owner to contact the Management company, using the above contact information. Management will forward all repair requests, in writing, to the Maintenance Oversight Committee Chair. A Maintenance Oversight Committee member will inspect the requested repair and respond in writing to Management. Management will respond to Owner as to whether or not the requested repair fits the Association 5

6 Rules and Regulations and Repair Standards. If request is denied, Management will explain why and Management will offer to send Owner a copy of the Association Repair Standards ; thus, their repairman can do the repair accordingly; otherwise, the Owner will need to contact their insurance company to file a claim. (See above Owner Responsibility.) If request is approved, Management will respond to Owner informing the Owner, in a timely manner, that the repair will be done. Once a repair is completed, a Maintenance Oversight Committee member will inspect the repair and will report to Management. 2- EMERGENCY (these are immediately processed) REPAIR PROCESS: Owner to contact the Management company, using the above contact information. If the emergency repair request is made verbally, Management will ask for repair request to be put in writing and sent to the Management company, using the above contact information. Management will respond immediately, or as soon as possible. Once emergency repair is under control, Management will contact the Board Chair and the Maintenance Oversight Committee Chair. 6