Hurricane Charley Roof Construction Project
November 15, 2005 Update
First off it appears a number of owners
believe the project is complete and are coming down to find the mast
climbers still in operation, Mabry Brothers and RLJ still on property, the
portable toilets on site and the dumpsters in the middle of their parking
lot. They are hopping mad and taking it out on Tom B. Everyone needs to be
reminded there are three separate contracts for the work at the building:
Roofing, Lightning Protection and Concrete Restoration, Waterproofing and
Tiling.
The roofing has been completed with the exception of clean up of the
premises, removal of the portable toilets and dumpster. Mabry has completed
their work on the condensers, but are still installing new equipment at
several units. They will be vacating the site tomorrow with all of their
equipment, supplies and old junk condensers. Lightning protection is busy
running additional cable, making connections to the condensing unit stands,
the aircraft warning light and around the chimney box. I've asked them to
run the new cable at an angle from the box to the ridge as an attempt to
prevent the Osprey from nesting in the roof cricket. The birds are already
looking for a place to live.
There has been some concern expressed regarding the piping to the condensing
units. Let me assure you that where the piping penetrates the existing roof
deck and insulation board, new copper is soldered on and runs to the
equipment. Everything on the roof is new, including the copper tubing, the
thermostat wiring, the electrical conduit and wiring. There will be two new
sheet metal gooseneck heads built for the end pods to protect the opening in
the roof attic. Union Complete built the two main goosneck heads with
extenders for the soil vent stacks two years ago with Tom Boehm.
RLJ is the only major contractor on the property and their base contract has
a completion date of December 5th. With the amount of added work plus the
number of rain days, we're looking at an additional 55 working days. This
does not include the windows. However, the contractor is making every
attempt to complete within a reasonable time period. He is getting ready to
waterproof the 31 riser and all other risers have been completed except the
37. Everyone is working hard to get Complete Aluminum out here to measure,
fabricate and at least bring up the enclosure frames before the mast
climbers are taken down the first week in December. The other item to
consider is the tiling of the 31 and 37 risers cannot be started until the
enclosures are installed.
One item to note regarding the concrete repair quantities is that following
my initial inspection and report of findings, I gave the board an estimated
guess of the amount of concrete repair based on what was found at the 37
riser pilot project. The 37 riser came in over the budget by about 4 cubic
feet and the 31 riser came in at just under 1 cubic foot. All of the
interior lanais came in under budget. With all lanais tiled it became a
guessing game and everything was based on a percentage. The door removal was
based on the amount of hollow tile adjacent to the door track. In most
interior units, the tile was hollow with no evidence of a spall, so money
was saved.
So in placing this report on the web site please remind the owners that the
work is still in progress and will remain so into December. One of the
things we strive for is to have the associations prime contractor complete
and vacated from the property before the individual owners begin their work.
This way if the public walkways and grounds are damaged, the blame rests
with the owner's contractors, not the association's contractor. This has
been one of our issues all summer.
Joe
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