Toxaway Views

HomeOwners Association, Inc.

REPORT TO HOMEOWNERS ON MAINTENANCE AND CAPITAL IMPROVEMENTS

By Pat Sadler and Hank Bateman

In July of 2006, the board reported to the homeowners on the improvements which had been made around the property using the 2005-6 special assessment money.  This included installing 4 new roofs, major deck repairs to building 4 and significant upgrading of well systems.

 Since July, the board has been trying to wisely spend our maintenance budget and the 2006-7 special assessment money to improve our property in the best and most efficient way we can.  The priority for the work being done this year is those areas where we have experienced the most water damage.  Our goal is to get water away from the buildings to drain where it can’t do any harm.  We have made great strides toward achieving that goal this year, and along the way we have identified a lot of existing water damage which must be remediated.  What follows is a building by building description of work that has either been accomplished since July or is in the plans for completion this year.

Building One

1)  New siding was installed on the South facing wall.  Tyvac was installed behind the siding for extra moisture protection. 

2)   Guttering is being substantially upgraded in all of buildings one through seven as we are installing larger downspouts, more downspouts with no T-joints to clog up, new gutters where necessary, and gutter screens where appropriate.  This work has been completed in buildings 3, 6 and 7 and is scheduled to be done in February at buildings 1, 2, 4 and 5.

Building Two

1)  Gutter and downspout work as described in the building one summary above.

2)  A French drain has been installed in front of the building to collect the water that pools in front of the building and the 202 front deck, and to move this water to the right side of the building to discharge in the woods.

3)  Step stones and gravel have been placed on the right and rear sides of the building to eliminate the treacherous slope getting to the water rooms.

4)  The entrances to the water rooms are being enlarged so that acrobatics will no longer be required to gain entry.

Building Three

1)  Gutter and downspout work as described in the building one summary above.

2)  Siding on the rear of the building between the chimney chases for 302,304 and 306 and the rear corner of the building will be replaced.

3)  Stacked stone in the front right of the building will be removed and a sealant applied before reinstallation.

Building Four

1)  Gutter and downspout work as described in the building one summary above

2)  A French drain has been installed on the lower level 401/402 entrance area along with a drain system to move the water to the area between the building and the pool area.

3)  The discharge from the downspout by the main entrance has been channeled into a conduit which is buried and which discharges the water between buildings 4 and 7.

4)  The building 4 homeowners at their own expense replaced a portion of the carpeting in the main level foyer with tile.  The board applauds the building 4 residents for their willingness to absorb this expense.

Building Five

1)  Gutter and downspout work as described in the building one summary above.

Building Six

1)  Gutter and downspout work as described in the building one summary above.

2)  French drains were added in both the lower entrance and the main level entrance.  On the main level, the drain system carries the water around to the rear of the building on the parking lot side where it is discharged into the rear yard.  On the bottom level, the water is channeled away from the front of the building along the walkway.

3)  A sump pump has been installed to pump away from the lowest levels of the building and to keep water out of the water room.

4)  A walkway is being built along the treacherous slope leading to the water rooms to make access easier for the homeowners.

Building Seven

1)  Gutter and downspout work as described in the building one summary above.

2)  A French drain was installed at the entrance to 701/702.  The system routes the water around the right side of the building to discharge on the asphalt behind the building. 

3)  The supports under the front deck of unit 701 will be completely rebuilt.  This is a very expensive problem that arose simply due to years of neglect which allowed the supports under the 701/703/705 front decks to completely erode.  What would have been a simple problem to repair five years ago has resulted in the decks being unsafe and a $7000 repair bill.  This problem has also led to collapsed ceilings in the garage/water room level of the building.  Those ceilings will probably have to wait until next year before being replaced.

Building Eight

1.  Siding has been replaced on the entire East facing wall of the building, and Tyvec has been added behind the siding for moisture protection.

2.  All of the siding on the entire building has been caulked and re-nailed to improve moisture protection. 

3.  A downspout will be added in the rear of the building where water is being allowed to pour unimpeded onto the electrical box between the two middle garages.

4.  A conduit will be connected to the downspout which empties beneath the rear decks of the building and the water will be directed to run off on the asphalt.