Many of our outstanding construction needs fall into the categories that are, at best, moderately attractive to contractors. The project to rehabilitate our balcony railings is a warranty project. While Continental Management, a subsidiary of the $multi-billion First Services Corporation, is hardly intimidated by legal threats – they have an army of on-call attorneys who do nothing but litigate – they are concerned about their reputation and the reputations of their sister subsidiaries. That is their primary reason for conceding to our demand that they repair our balcony railings using the electrostatic technique. Last month, they put this commitment into writing. To help justify this project to their corporate headquarters, they sent us a proposition to paint the entire building a few weeks ago. We demanded that the two projects remain unlinked. Continental representative Al Soto agreed, stating that we would shortly receive a project schedule for the balcony railing repairs. At 8:20 this morning, a Continental Painting and Waterproofing representative unexpectedly showed up in preparation for commencing the project. While he was here, we scheduled the project setup and devised a construction strategy. They will access the units from a swing stage suspended from the roof. This lends itself to address one stack at a time. They will commence with Stack #1 and work their way west to Stack #6. They will then move the equipment to the north side and start with Stack #7, this time heading east and finishing at Stack #11. We made arrangements to accept delivery of the swing stage within the next few days. Railing rehabilitation will commence the following day.

Residents on the north side of the building noticed that several north deck drains would clang whenever driven over by any vehicle. The drains had become detached from their frames, occasionally bouncing into the air when depressed by tires. The pavers surrounding the grates were simultaneously dislodged. Following a minor repair to temporarily affix the wobbling frames, Structural Preservation Systems (SPS) contacted the manufacturer to demonstrate the drains’ failure. The manufacturer replaced the defective drains with new ones and supervised their installation and attachment to collecting drainpipes in the garage. Areas surrounding the drains were re-waterproofed. These repairs were performed at no cost to the Association.

Last month, the Construction Committee report explained that once the drains were attended to, we would oversee paver adjustments in four deck areas. In early March, the pavers securing the drains were reinstalled to insure their continued stability. Pavers used to create the stop line at the north end of the drive-through had sunk unevenly, creating a substantial tripping hazard. They were also removed and reinstalled. In the lower driveway, two areas experienced moderate sinking following Hurricane Wilma. Surrounding the catch basins just north of the well and at the car wash stand, sunken pavers adversely impacted unrestricted drainage in both areas. A persistent puddle annoyed residents while washing their cars. A similar depression circled the well area. The pavers in both areas were uprooted, regarded to promote drainage and replaced. At the car wash stand, some of the pavers were cracked during installation. Last week, we had SPS recall the installers who replaced the cracked pavers. Since the sinking pavers in the lower driveway is primarily attributable to dirt settling subsequent to the well excavation, its status as a warranty obligation is questionable. Nevertheless, these repairs were completed at no cost to the Association.

A leak along the expansion joint is still undergoing water testing to expose its source. SPS built another frame around the next section of the expansion joint to be tested. After staining the water to help track the infiltration’s source and allowing it to sit for 24 hours, they were able to rule out the third tested section. On March 20^th, they constructed a frame around the 4^th section in preparation for testing. SPS extended the excavation of the planter adjacent to the stairwell connecting the garage to the pool deck in accordance with waterproofing manufacturer Carlisle’s recommendation. Now that Carlisle has inspected the re-excavated area, SPS subcontractor Pro-tech has been authorized to re-waterproof the interior of the exposed planter.

SPS had several subcontractors inspect the various damages sustained during Hurricane Wilma. They had Alufab evaluate the installation of replacement fences at the east end of the North Parking Deck, the fence separating the South Parking deck from the upper Patio deck, the fence surrounding the swimming pool area and the fence along the seawall.

SPS subcontractor Alufab hasn’t as yet inspected the damage to balconies in the units of owners wishing to contract with them for repairs. This, however, can be done once overall repairs have commenced. Last Thursday, SPEC Engineer John Evans informed us that SPS has completed accumulating their subcontracting bids and will shortly submit the final cumulative costs.

Given that the bulk of the work will be executed by subcontractors, no other general contractor specializing in concrete rehabilitation is willing to assume responsibility for what is considered to be an insignificant contract. Our alternative would be to directly engage small subcontractors to perform the repairs. Since replacing the fences requires a combination of disciplines (i.e. buttressing the concrete supports prior to installing the fence), determining future warranty liability would become almost impossible. Fixing responsibility on a general contractor dispels that dilemma. Owing to our past experience with SPS they have agreed to spearhead our repairs.

We are still waiting for Fischer Electric to replace our damaged high intensity deck lamp fixtures. They are engaged in a dispute with the manufacturer concerning responsibility for the replacement of one of the lamps on the north deck. Prior to the storm, we demonstrated that the lamp pole was defective. As such, while we will have to pay for the other damaged fixtures, we should not be responsible for replacing the one installed with a manufacturing defect. Notwithstanding the outcome of this dispute, SPS agrees that they are ultimately responsible for replacement of the lamp in question. Several board members have located replacements for the decorative lamps in the drive-through planter that disintegrated within two years of being installed. We’ve proposed that instead of SPS replacing the eroded lamps, they reimburse us for installing the ones selected by our Board members. SPS is considering the proposal.

Campany Roofing has assigned another representative to handle our account since the departure of former representative Justin Campany. Gerry Erickson imparted that they finally collected the materials required to repair the residual roof damage with the exception of the 2 missing 30” vent turbines. Given the thousands of vent turbines lost to Wilma, all local suppliers have come up empty. Rather than settle for a simple vent cover, we’ve asked Campany to expand their search. I gave them another 2 weeks to locate the missing equipment. If still unsuccessful, we’ll authorize the balance of the job, postponing installation of the delinquent turbines until located.

With the February installation of large missile impact windows in the Rendezvous Room and the Meeting Room, the entire south side of the ground floor common areas was brought into compliance with our recent amendment requiring building-wide impact windows. We’ve ordered the large missile impact windows for the lobby north wall and entrance alcove. Once received, they will be installed. That accomplished, we’ll have replaced every ground floor common area window with their large missile impact counterparts. Owners of the final 21 unprotected units have been noticed and many have commenced taking steps toward compliance. While most of our sister Galt Mile Associations have followed our lead, it appears that we will be the first to achieve full protection.

• Jean Veitch (1402) - came home after her surgery; a gardenia plant was sent.

• Joe Anastasi (407) - was in Holy Cross Hospital; he is home and doing very well. Note on bulletin board, card sent, and gift of nuts and dried fruits was sent.

• Pam Ramku (703) - had surgery back home. Note on bulletin board, card sent, dish garden sent after her return home.

• Nancy Corse (2002) – was admitted to Imperial Point Hospital; note on bulletin board, card sent; went to Manor Oaks Rehabilitation Center; azalea plant was sent.

• Charlotte Anderson (1403) – passed away on March 14^th; note on bulletin board; card sent.

• Josie Feneck (1807) – was in hospital for a week; now home recovering; note on bulletin board; card sent.