Major Projects We Are Working On

The projects here are a reflection of significant projects that are repair focused or driven by the Reserve Study.  Each project gives a bit of background on what has been done, what will be involved and the potential tasks that will move us to completion.

Laundry Project 

Renewal/maintenance leases ending for two of our three machine stacks.  (Third machine is owned)

IT was asked to take on this project, in team meetings Jim sought volunteers to work on the project.  Mitch offered to oversee this, as he has a background in procurement and vendor relations.

Mitch performed research and prepared calls for bids from various vendors, including: local suppliers and larger chains, Rent vs. Buy prices and terms, lease terms, warranty terms, repair turn-around times guaranteed, customer service and responsiveness

• Included : Speed Queen Commercial, Best Buy, CPEC, Home Depot, Appliance Warehouse, Dadson Laundry, Arizona Commercial Laundry

Jim/Matt/Mitch met several times throughout late summer, early fall to review options, responses from vendors, qualitative considerations (especially time and cost burden of maintenance and repairs going forward), discussion.

Key Considerations:

• CPEC is preferred vendor, provider of current machines that we use, positives attributed to to “re-up” with preferred vendor that we trust

• Ideal and preferred would be a “same-for-same” upgrade/swap of what we have unless other options significantly more appealing

• Owning machines carries unknown burden for repairs, maintenance that we are responsible for vs. leasing  - this was appealing for leasing, as we did not know who would “own” the maintenance of machines 

  • Some things are worth renting, some worth owning - owning can often turn into a liability depending on the asset; overall,based on our research and analysis, we liked the options for leasing better in this case. 

• Administrative burden and financial cost to track in the reserve study and capex plan different machines with different time frames and useful lives - (e.g. overall, if possible and reasonable, all three machines to be on similar timeline and maintenance plan, as there is already massive burden to catch up on deferred maintenance and develop reserve study - simpler is better for these smaller items.)

• For owned machines: maintenance/repair warranty coverages, overall warranty coverages were considered.  Would the seller (Home Depot, Best Buy, etc.) manage coverage of repairs and maintenance trips or would we need third party contract and agreement for that too.  

• Anecdotal experience and impressions from community members about current machines

Initial Plan: We were leaning toward leasing three new stacks which would be upgraded versions of our current leased ones (based on all the considerations, including larger time horizon of reserve study and cost/burdens of having different machines on different timelines), and obtaining salvage value for the third machine to cover costs.  We also factored in the recurring maintenance issues with the Speed Queen unit door. 

We had intended to present to the community the results of the research and never did end up doing that due to our focus on meeting the lease deadline and being stretched thin with other capital projects around Stone Curves.  Once we realized and heard how many opinions about the specifics there were,  we realized  we should have gotten more community input and are now organizing that opportunity.

Current Plan: With input from the community on listserv, and expanded understanding of community member’s use of these machines, we spoke with CPEC (vendor) and notified them that we may want to lease only the two expiring machines, and not the third.  

Current proposal: IT team will continue moving forward and act on its many hours of work and vendor communications (thanks Mitch!) to swap out the two expiring leased machines for two newer versions of comparable models (a “same-for-same” swap) for a renewed lease term

At October community meeting,  determine what the community would like to do with the third machine - keep the current one as-is or lease a third machine. Ideally, CHIC would coordinate and own this discussion if possible.  

Going forward, the “laundry machines project” will not be a part of IT and instead CHIC will manage this, as it impacts day to day experience of community members in the common house and is not related to long-term condition and value of the property.

Matt & Jim

Full Roof Replacement

We have done a pilot project with Manual with MBM We are scheduled for additional roof repairs on all buildings as per results of cleaning and inspections of all roofs by Manual 8/23.  We will provide a schedule of repairs planned for the buildings over the next 8 years in this space shortly.

Pending or Ongoing Projects

1. Drywall Repairs

2. Lighting project

3. Lights on sensor, not timers

4. Mold remediation in Library

5. Re-install Swamp Cooler

6. Exploration of new gate controllers

7. Seal Bricks on parapets

8. Playground "Tent" cover

9. Window repairs, broken glass or slider issues

10. Sidewalk repair on Limberlost

11. Identify Ferro Wall Repairs needed

12. Parking Covers and Gutter repairs

13. Library needs mold assessment so the last of the painting can be done.

14. Exercise room:  has a broken window.

15. Art room has a broken blind that needs to be fixed.

16. Living needs ceiling tiles replaced once it is determined leaks have been fixed.

17. Connected Cistern (near Mitch's unit) is not filling

18. Outlet repair for Deb Chastain

19. Irrigation head

20. Maintenance on AC Units

21. Smoke Detector Replacement Program

22. Supply line replacement Program

23. Tiolet replacement program

24. Re-Keying Locks exploration

Completed Projects

These projects are recently completed.  Other minor task completions are not included

Resealing Guest Room Bathroom floors and walls and reseating toilet  

This should be done annually.  Next time would be 3/2024

Mini Split for 2nd Floor CH

Installed 3/23 and should be annually serviced by Choice HVAC.  Annual service of 3/2024

Roof Resealing

100% of roofs resealed by Alan Bradly 7/2022.  Working with new vendor for follow on roof work currently.

Roof on CH Library

Roof was replaced with a peel on single ply cover, with fiberglass overlay and two coats ruberized sealer.  Ongoing maintance is annual cleaning in August and was completed 8/2023.  Next cleaning is 8/2024