Below is the text of the Fact Sheet / Q&A document which accompanied the roofing letter to homeowners.
History
Our original roofs were constructed with “30-year” shingles. Roof replacement funding was first calculated for replacement as early as 25 years, and more recently shortened to 20 years. Cost estimates were periodically adjusted for inflation.
In 2018, an inspection of roofs in the community determined all roofs would need to be replaced within the next 5 years, some even sooner than that. This meant we needed to find a way to fund replacement of all roofs as soon as possible, further shortening the funding timeline to about 15 years.
At that time, the roofing fund balance was approximately $250,000. An updated estimate for replacement of all roofs was approximately $650,000 leaving us with a difference of about $400,000 to make up somehow. To collect this money up front by 2020 would have required an increase of over $60 in our monthly fee per homeowner. We chose instead to borrow heavily from our street repaving fund (which needs to be repaid by 2023) as well as our Capital and Operating funds, thereby allowing for a smaller increase in the monthly fee when stretched out over an additional three years.
Great care was taken in selecting the roof replacement contractor, with particular attention to the warranty that will be provided. Three bids for the project were received, all from qualified contractors our property management company has worked with in the past. The contract was awarded to CP Rankin, Inc. of Chalfont, PA, with a bid of $688,295. This includes a labor warranty of 10 years and a manufacturer’s (CertainTeed) shingle warranty of 40 years.
Questions & Answers
Q: Which building roofs will be completed in 2019 and which will be in 2020?
A: Sixteen buildings in 2019:
-
- Six buildings on upper Creekside (addresses 201-235)
- Ten buildings on lower Brookview (even# addresses 34-84 & odd# addresses 43-95)
Twelve buildings in 2020:
-
- Seven buildings on lower Creekside (addresses 1-41)
- Five buildings on upper Brookview (even# addresses 86-102, odd# addresses 97-131)
Q: How was the order of roof replacements chosen?
A: According to the severity of wear as was determined by an independent professional inspector.
Q: How long will it take to complete the new roof on each multi-unit building?
A: The contractor has estimated 2-3 days per building, depending on weather conditions.
Q: How will worksite cleanup be handled?
A: Old roofing materials that are removed will be taken to a dumpster parked in a visitor/overflow parking area. At the end of each day, worksite cleanup will include the use of a magnetic sweeper to remove all metal and debris.
Q: Who determines whether a plywood board underneath the shingles needs replacement?
A: The certified roofing installer will inspect plywood after shingles are removed and make that determination.
Q: What will plywood decking replacement cost?
A: You may not need any plywood boards replaced.
However, if a damaged board is found, the total cost (including installation) per 4ft x 8ft board is:
-
- CDX (C-D Exposure 1) plywood board (majority of your roof): $64
- FRT (Fire Retardant Treated) plywood board (where a roof meets a neighbor’s roof): $96
Q: If a plywood board is replaced, how will I be billed for the cost?
A: You will receive a bill from the Association.
Q: For replacement of a plywood board which spans two units’ roofs (fire retardant treated board), how is the cost divided?
A: The cost of that board will be divided between the two homeowners.
Q: Why isn’t plywood decking considered part of the roof replacement?
A: Funds were raised for the replacement of the roof system that makes the structure watertight (shingles, tar paper, ice/water shield, flashing and vents). As plywood decking replacement is not planned for every unit, HOA funds can’t be used for this.
Q: Is money from the Capital Improvements fund also being used to pay for this project?
A: Yes. $75,000 from the Capital fund and $40,000 from the Operating fund are being used for this project.
Q: Is it true there are leftover funds from this project that could be used for possible plywood replacement?
A: No. Money is being borrowed from the streets fund to supplement the roofing fund. Only the amount needed to pay the roofing contract can be borrowed; the rest will remain in the streets fund.
Q: Once the roofing contractor has been paid, will our HOA monthly fee be reduced?
A: Money borrowed from the streets fund for the roofing project must be repaid by 2023 by continuing the current monthly fee amount. The monthly fee will be reevaluated once the streets fund is fully restored.
Q: How will we receive updates as the project progresses?
A: Essential communications to each homeowner will be sent via US Mail. General project updates will be posted to the ‘Roofing Project’ section of the official Sunnybrook Village website: https://www.sunnybrookvillagepa.com/