Common Area Development Concerns
From Reservoir Lofts Condominium Community
Community Members began having Community Meetings in Mid-2008 as residents began moving in. There were a number of concerns regarding items in individual units, and affecting common areas of the development.
- A Letter was sent to the Developer on 7/17/08 as a Warranty Claim letter detailing concerns with the common areas.
- A Response from the Developer was received on 8/13/08.
- At the Community Meeting held 8/20/2008, this response was reviewed, and additional feedback was sent
- A partial followup from the Developer through Curtis Whitney of Management company JM Whitney was received on 10/22/08.
Below is an attempt to summarize the issues, explain the remaining concerns, and questions we're looking for answers to. Each contains the text of the original documents, labeling each parties responses back and forth for historical reference.
This issue is set for Discussion at the 11/5/08 Community Meeting
Garage and Storage Units: Water Leaks
Summary of Concern
- The Garage currently leaks in many areas, causing water damage to wood, drywall, and causing the growth of mold.
Status
- Leakage into the garage through the Exhaust fans has been addressed.
- Building 27 had a flower bed dug up; and garage wall sealed from the outside.
- Developer has indicated that water leakage into the garage is not under warranty, but that he will have a new contractor begin work in October to rectify the situation.
- No such work appears to be on-going, all other water leakage concerns remain.
- New cracks in the floor have appeared as part of the seasonal changes, and may result in additional water seepage.
- What appears to be mold has formed on walls where water leaks in.
Garage Drains
Summary of Concern
- Due to extreme water leakage into the garage through Exhaust vents, it was noticed that garage drains do not drain sufficiently fast.
Status
- No work has been done to rectify the drain itself.
- Work was done regarding mulch outside, which allowed outside drains to function.
- It no longer rains sufficiently strong into the garage to cause the drains to exceed their drainage capacity
- Shelving this concern.
Garage Security
Summary of Concern
- Initial Garage installation had an entrance strip on the outside, so non-residents could enter the garage.
Status
- The entrance strip was removed.
- Garage door openers were distributed to residents
- Residents seeking additional garage door openers may contact the Management company to order one.
- New garage door system placed the remote adding panel outside the garage, allowing anyone to program a remote to work with the system.
General Security
Summary of Concern
- While developers were on site, building doors were not being closed at the end of the day. There were rumors that homeless people had entered the Complex in the past and Police had to respond.
Status
- Developer reminded contractors to close doors.
- Developer fixed Building C door to close properly.
- Developer is no longer on site.
- Issue with Developer is considered resolved.
- Residents continue to express concerns that other residents are not fully closing doors.
Ramp
Summary of Concern
- The initial state of the garage exit ramp to the street caused cars to scrape their bottom on the concrete ramp.
Status
- Developer let us know that NSTAR did construction work on the street and is responsible for fixing the road.
- Management company contacted NSTAR, and this work was completed 9/4/08
- Issue is considered resolved.
Water Heaters
Summary of Concern
- Some residents had a problem with their water heaters overheating and dumping water out.
Status
- Developer extended drainage pipes from water heaters to the drainage pan, reducing water damage if it did happen.
- Some units were re-piped, which successfully mitigated the issue.
- We are owed an engineers report to better understand whether the issue will impact any additional residents in the future.
Windows: Installation
Summary of Concern
- Due to issues with window installations windows had various problems such as not operating smoothly, not closing fully, leaking water, not sealing fully, not being caulked on the inside and outside.
Status
- Some residents with leaking windows have had their issues resolved.
- Some residents without proper interior caulking have had them caulked - Additional Residents should submit warranty claims.
- Common area windows, double-pane in Building 29 South stairwell does not close/operate properly; 31 South crank window does not open/close properly.
- Developer says that all external caulking has been completed for all buildings around windows.
- We would like to confirm the above.
- Residents must check their windows for leaks, not being fully sealed, and not closing fully.
HardiePlank Installation
Summary of Concern
- Exterior walls of RL buildings have HardiePlank. Per the Manufacturer's installation instructions, all nails should be flush, and any nails which are countersunk may cause damage down the line. Those nails should be caulked.
Status
- Developer says that caulking will result in a violation of the manufacturer's warranty (but that he has done so for some residents)
- We do not agree with this, as it is stated in the installation instructions to caulk (Fig B).
AC Units on Roof: Excessive Noise
Summary of Concern
- Residents have noticed the AC Units on the roof creating excessive noise and vibration.
Status
- Developer says that proper installation steps were taken, with proper rubber buffers.
- Issue is stalled for winter, as they're not running
- Residents encouraged to note when/if they still vibrate during the winter (They should not!)
- If they do vibrate, this may mean the vibrations are caused by the MBTA Commuter rail instead.
Stairwells and Hallways
Summary of Concern
- A number of torn screens, broken windows, and rubber stairwells were buckling, along with firehydrant boxes not closing, and High hallway temperatures, partially caused by very hot lights.
Status
- All torn screens, broken windows, and reported buckling has been resolved.
- All firehydrant boxes have been fixed to close properly.
- Many firehydrants are missing their leak-caps and size-conversion caps.
- Lightbulbs were reported swapped out at the end of August. Temperature readings done of EVERY lightbulb on 11/1/08 showed 75% of lightbulbs are over 212F, some reaching 340F
- There are 24 lightbulbs out around the complex
- Developer offered options to resolve heat, Residents chose Hallway vents with fans.
- Developer then proposed keeping hallway doors open. This idea is rejected, as it was attempted this summer and did not provide sufficient temperature relief.
- Residents would like to pursue having ventilation with fans added at the tops of each building stairwell.
Grounds
Summary of Concern
- Flooding of common areas, washing away of grass and plants. Blown down fence. Dead shrubs.
Status
- Dead plants have been replaced.
- Mulch has been replaced with finer mulch, preventing common areas from flooding.
- Fence was replaced with Condo Association funds (Not covered by Developer, Condo Association Insurance premium too high)
- Issue is resolved.
Mailroom Entry
Summary of Concern
- Mailroom door, and lock are very difficult to operate
- Residents would like to get an electronic keypad lock so delivery services can place packages in the mail room.
Status
- Mailroom door is to be fixed by the developer 'in the next few days' from 11/22/08.
- Followup on date for this work.
- Developer has permitted the release of funds to cover an electronic keypad lock on the door
- Residents to vote to spend these funds.
Mailroom Elevator
Summary of Concern
- Mailroom elevator does not function
Status
- Waiting on Developer to complete punchlist, and then have it reinspected.
Verizon Service
Summary of Concern
- Comcast was the only service available to residents, despite having telephone wires run from our units to the garage.
Status
- Verizon appears to have come on site and begun work, but not finished their installations.
- Concerns regarding the exposure of wires and equipment.
Issues Affecting All or Many Units
Summary of Concern
- There were a number of issues affecting multiple unit owners which we appended to the end of our list.
Status
- Developer requests that these be addressed by individual unit owners as Warranty Claims.
