One of the on-going maintenance issues that your Board and Community Association Manager, Andrea Grossman, continue to address is Wood Rot in the Town Homes and the subsequent painting and maintenance required to keep our units in satisfactory condition. The variation in spending is also fairly dramatic and difficult to manage, which in turn has generated a vigorous debate on how to better control the significant water our units see with the thunderstorms and consistent rain Amelia Island receives. Based on input from our Forensic Architect, the Board looked into using Rainhandlers, rather than gutters or diverters, as a means to direct rain off the roof and the units. Gutters invariably clog and cause more rot in the fascia and roof plywood. Consequently, in late 2018 and early 2019 our new CAM and Board decided to take a more strategic approach and look at how we might refurbish the Town Homes over multiple years. Our roofing was approaching it’s designed life and would also need replacing fairly soon.
Based on the multi-year replacement of roofing completed 18-20 years ago, our CAM developed a plan to complete four major phases of repair for each of our 11 Town Home buildings, a total of 64 units.
This plan will complete the following for each building:
- Roof Replacement
- Wood Rot Repair
- Painting
- Installation of Rainhandlers
The Board has allocated over $1.1 million of Reserve Funds to complete this work over the next three years. Units 2133-2136 were completed in Fall 2019 as an initial “test”, which solidified our thinking on the order of repair, and the use of Rainhandlers. Units 2045-2050, 2095-2102, and 2127-2132 were completed in 2020. The balance of our units will be completed in 2021-2023, with work likely to start on 10-16 units in Winter or Fall of 2021. Andrea will be notifying you when work is scheduled on your building.
Until such time as your unit is scheduled for this Project, please note that we will likely postpone repair of wood rot unless it poses a threat to interior damage. Nevertheless, please don’t hesitate to let Andrea know if you have any wood rot, or any leakage in your ceiling.
Beach Wood Villa Association Board
