Annual Homeowner Association Maintenance Review by Richard Thompson
Doing an annual review of your homeowner association assets and maintenance responsibilities is one of the fundamentals for success. For those that are responsible for maintaining the building exteriors, fences, decks and other structures, it's critical that you have a plan of attack. So, sharpen your pencils, dust off your clipboards and prepare to scrutinize the buildings, grounds and amenities. There's lots going on, so pay attention. Let's starting with the buildings. At the roof line, scrutinize the chimneys. Does the siding or brick and mortar need repair? The section above the roof line gets more weather than the sheltered part and often needs repair or repainting. Are any of the chimney caps missing or rusted through and need replacing? Make a note by location. Next, look at the chimney chases (enclosures). Next, check out the roof, if it's the kind you can see from the ground. Note any areas that have moss buildup so that moss killer can be applied during the summer. Since it's difficult to truly assess roofing condition from the ground and dangerous to be "mountain goating" on the roof, it's highly recommended that you have a roofing contractor do the roof and flashing inspection. They have the knowledge, equipment and guts to do it right. Finally, the gutters and downspouts probably need a post winter cleaning. Anything obvious that needs repaired or cleaned? Now, on to the siding and trim. Any popped nails that need to be resecured? Check the caulking joints around the windows, doors and trim. More than likely some have opened up and need recaulking. Any paint peeling? In particular check the south sides or those likely to receive more weather. Scrape bad areas, prime and spot paint, unless you are planning a project wide painting. Do you have synthetic stucco (EIFS-Exterior Insulation Finishing System)? An annual inspection by a trained inspector is highly recommended. EIFS hides and promotes dryrot that often cannot be detected by visual observation. Special moisture scanning equipment is required. For more on this, go to http://www.eifsinfo.net Wood decks should be checked for rot and negative drainage. Look underneath at the deck, supporting posts and joists and use a small screwdriver to probe for rot. Check the deck fences and rails. Replace bad wood as needed. Check the points of connection to the building since this is often incorrectly done and provides a point of water intrusion. Check flashing at sliding glass doors, again, a likely point of leakage. Next, take a look at the grounds. For asphalt, the best time to do the sealcoating and general repairs is in warm, dry weather. Don't forget to repaint curbs and parking spaces. Walk the concrete walks and look for tripping hazards caused by lifted, cracked or sunken slabs. Note the locations and get those areas ground down or removed and repoured. Moss and algae growth can cause slipping hazards. Treat or pressure wash as needed. This is particularly important in senior communities. Next, on to fencing. Winter rains can change existing grade contours. Other than the posts, there should be no earth to wood contact which will promote dryrot and insect infestation. Check the posts to make sure they are solid and replace any that are dryrotted. Use only metal, redwood, cedar or pressure treated posts. Look for signs of sprinkler overspray on fences and have your landscaper adjust spray heads accordingly. Check common area lighting for broken, cracked, or rusting fixtures. Consider upgrading older incandescent lighting to more efficient high pressure sodium, metal halide, halogen or fluorescent. The light levels will increase dramatically and the power bills will plummet. Look for evidence of water ponding around building foundations. Fill and regrade for positive drainage. Ponding on walkways can be cured by clearing ground drains or installing drain tile pipe to carry water away. Clean out ground and storm drains. Walk the common area landscaping with your landscape contractor and make a "punch list" of items needing attention. The sprinkler system should be checked for broken pipes, missing or broken heads, and clogged valves. Splash blocks can be added where downspouts dump into landscaped areas. Look for wet, spongy areas in the lawn indicative of drainage problems. If severe enough, the contractor can install drain tile pipe to dry the area out. Check for bare spots or pests in the lawn and ground cover. Trees are one of your biggest assets and should be closely inspected at least every three years by a licensed arborist. Look for split trunks, broken branches, disease and overgrowth that require knowledgeable "corrective" care. Don't rely on your landscape contractor who usually only contracts to do "maintenance pruning" to keep limbs off the buildings and walkways. As far as recreational facilities...Inspect the pool and spa with the pool maintenance contractor. How's the plaster? Are the railings and coping stones loose? Are there potential trip hazards? Don't forget to do a safety check of the playground equipment. Does the tennis court need resurfacing or a new net or fences? An annual maintenance review is the first step in the maintenance planning process. First, make a list of the problem areas. Second, prioritize repairs. And don't delay contacting contractors early since their "dance cards" fill quickly during good weather. Ready, set, REVIEW! | 
