FAQ's on Construction

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IMPORTANT INFORMATION FOR ALL RESIDENTS

Sammamish Waterway Condominiums Restoration Project

FAQ’s (Frequently Asked Questions) for Tenants and Owner Occupied units.

What’s going on here?
The Sammamish Waterway Restoration Project involves a complete removal and replacement of siding on all 6 buildings in the complex. The project includes repairing the damaged siding, new roofing, and installation of new windows, sliding glass doors, new deck surfaces and new aluminum railings.

Will I be able to live in my unit?
Yes. The planned repairs should not impact the livability of the condominiums units. There will be the need to be diligent while walking around the exterior, but the interior of units will be impacted very little. Exterior construction work will be occurring from 7:00am-4:00pm, Mon-Fri and with notice, an occasional Saturday.

Will access be needed to the interior of my unit?
Yes. During the construction project it will be necessary to have interior access for the purposes of installing the new windows, for needed repairs found during the demolition process and completing the final cosmetic repairs.

I’m a tenant, not an owner, am I required to allow this access and under what authority?
Yes. All rental and lease agreements as well as the Washington State Landlord Tenant Act, include provisions for homeowners to gain access to their property for repairs. In addition the Sammamish Waterway Condominium Rules and Regulations include such a provision allowing the community as a whole to require the owners to enforce this legal authority and gain this access. Tenants/Residents who do not cooperate with access will simply force landlords and the condo association to utilize the available legal means of access. Costs of this process would be passed on to owners and thereby tenants.

I’m not opposed to this idea, just tell me what provisions for protecting my security and property will be taken?
All workers working around and entering the condominiums during construction are licensed, bonded and insured. They all wear ID tags indicating their authorized presence here. This construction company was chosen in part for their excellent reputation and skill at working in a community that is being lived in while under construction. When gaining access to your unit, care will be taken and advance notice will be given.

When and How is the access going to be needed for my unit?
Each resident at SWC (owners and tenants) will receive information by mail and posted at the community about the commencement of work at your building. Once work begins at your building, access to your unit may be needed until completion of the work. The best way to coordinate access and with the least inconvenience to residents is to provide a key to your condo. A secure, coded system to hold unit keys has been established by the contractor. Keys are stored in a secure location and ONLY accessible to the primary contractor. The site superintendant is Jacob and the Foreman is Chris, both with Eggert Strand Hunt Construction. When actual access to your unit is needed, you will receive another notice giving you advance warning of a 2-4 day window of time where access is going to be needed. This access will be at random times during the work day and it will be impossible to give exact times. The nature of this repair project means an unpredictable process at times; addressing discovered conditions, schedule impacts based upon weather and work progress are common.

What if I don’t want to provide a key to my unit?
Then it will be necessary for you to be at home during the entire period you were notified that access might be needed. This would typically be a 2-4 day period of time. If you are not at home to provide access when it’s needed, and delays in the work at your unit/building result, the condominium association and therefore the owner will likely incur costs.

What else do I need to do?
When you are notified that construction will begin on your building, it will be necessary for you to remove all items off your patio/deck; this includes satellite dishes, BBQ’s, plants, and items hanging on the exterior of the building or attached to the railings; this includes wreaths and other décor items. (Items left on decks will be deemed abandoned and may result in charges for their removal.) Once the siding removal process begins at your building it will be necessary to screw your sliding door shut; you will no longer have access to your deck. This is not only done for safety reasons but also because some of the decks have been found to have considerable decay at support areas. Your window blinds will ultimately need to be removed so workers can operate around the window opening. An easy privacy measure you can take is to tape paper over the glass portions of the windows. The paper allows them to remove the windows for repair work and still gives you privacy in the mean time, protecting your blinds. One owner reports that Staples sells rolls of white paper which is perfect. One roll did a 1Br + Den unit. Please watch for notices by mail and at your door for important instructions.

The windows are being replaced? How will this work effect me?
The actual windows will only be removed for short periods of time. The current window will be removed and put back in a couple times before the new one will be installed. This is done to inspect for damage and prepare for the new windows. At no time will the window be left out unless actual work is occurring. The units will always be secure (windows back in) at the end of the work day.

Who can I talk to with general questions and concerns?
General Construction Questions/Concerns & After Hours Construction Emergency:
Jeanne Quackenbush, construction liaison.
jeanneq@eggertstrandhunt.com 206-715-5028

Who do I contact during the day with urgent questions and concerns?
Urgent Construction Concerns M-F, 7am-4pm. On Site Construction Superintendant
Jacob Hagemier, Construction Trailer, behind Bldg #2

Who do I contact with general Condo Association questions?
Unit owners should contact RCA Management, Rich Redelfs
206-542-3300 rich@rcamgmt.com

Tenants should contact their landlord.

When will this work be complete?
The actual completion will vary from building to building. Please check the online construction schedule for updates. At this time the entire project is scheduled to be done in June.

Minutes-Board of Directors Meeting Oct 20th, 2009

SAMMAMISH WATERWAY CONDOMINIUM ASSOCIATION
BOARD OF DIRECTORS MEETING MINUTES
OCTOBER 20, 2009
6:30 PM


1. Call Meeting to Order – 6:33pm
· Attendance: Erik Noyd, Mary Allen, Kent Hutchings, Tom Smith,
· Property Management: Rich Redelfs

2. Approval of Previous Board Meeting Minutes – September 22, 2009
· Erik moved to approve the meeting minutes, Tom seconded.

3. Comments or Questions from Homeowners
A. Request for Late Charge Waiver – Michael Lavin, #3205
· Board felt sufficient explanation of due date was provided and did not approve a late charge waiver.
B. Allan Fritz’ request that payments be reduced from 180 payments to 177 payments
· The board discussed the concern but determined that the installment plan is not adjustable. Collecting the loan payments from owners in August was handled in a deliberate manner to ensure proper funding for this project to secure all of the owner’s investment.

4. Financial Report
A. Financial Statement Review
a. CDARS Investments & Replacement Reserve Accounts
b. Email from CPA regarding Bank Balances & FDIC Coverage
C. CPA indicated that it is not uncommon for businesses to be above the FDIC limit for a short period of time.
D. Erik moves that we close the WaFed account and transfer the funds to the appropriate Foundation Accounts. Mary seconded the motion. Rich will send paperwork to close the WaFed Account.
B. Delinquency Update ; Four Accounts > 30 Days Past Due As of Oct. 20, 2009:
a. Two Accounts Assigned to Collection Attorney: #’s 1302 & 5301
b. Two Accounts Balances > 30 Days Past Due: #’s 2205 & 5106

5. Property Maintenance Report
A. Skylight Leaks with Temporary Cover – #5306 #6303 & #6306
B. Roof Maintenance – Maintco
C. Lighting Maintenance – Jones Lighting
· Jones Lighting has been contacted for the following issues:
a. Building 2 Flood Lights (Front & Back)
b. Building 2 Storage Room Lights
c. Building 2 Photo Cell
d. Building 3 Bad Fixture @ 7358
e. Building 3 Aluminum Post Light @ Mailbox
f. Building 4 Bad Fixtures @ 7268 & 7280
g. First Floor Patio Lights
D. Loose Step Four Steps Down from #15828 @ Building 5 – Tom Smith
· Completed by Tom Smith
E. Janitorial – Alta Building Services
F. Fallen Tree Limb Between Building #’s 2 & 3 – Condo Commercial
· Confirmed that this was taken away
G. Dryer Vent Cleaning Final Follow Up Notices – Vent Masters
· Follow up letter will go to the owners
a. No Entry Into 1 Unit due to contractor error (they will follow up): # 2105
b. No Entry Into 5 Units: #’s 1302 (Denied Entry 3X), 4303, 5301, 6103 & 6105
H. Storage Room Security- Rich will meet with a security company.

6. Committee Reports – Volunteers Needed!!!
A. Landscaping
· No Update
B. Rules Enforcement
· No Update
C. Community Website
· No Update
D. Design/Color Committee
· 6 boards, each building displayed. There will be 2 choices.

7. Old Business
A. Restoration Plan
a. Association Loan – Foundation Bank
· Asking if the default interest rate can be less than 18%. Pending the feedback from Foundation Bank, we are ready to sign the documents. Will be signed first.
b. Contractor Proposal – Eggert Strand Hunt Construction
· Ready to sign and has been for 10 days. Will be signed last.
c. Project Management & Reserve Study Proposal – Morrison Hershfield
· Telephone call with Skylur with Morrison Hershfield on the last element of the contract that the attorney recommended. We now have a final contract with them. Will be signed second.
d. Cable Upgrade – Subcontractor?
· No update
e. Electrical Outlets/Covers & Other Potential Change Orders?
· No update
f. Window Upgrade Options
· No update
g. Building Permits – City of Redmond
· We have permits in possession and they have been paid for.
h. Permit for Trail Use – King County Parks & Recreation Division
· We have permits in possession. We have added King County Parks as an additional insured.
i. Additional Insurance for Trail Use – CAU
j. Potential Rebate for Window Upgrade – ECOS/PSE
· Skylur with Morrison Hershfield is following up with this.
B. Annual Fire Alarm Inspection Scheduled for Nov. 14 – FPI
· Notice will be included with the notice for the owners meeting.
C. Parking Spot Number Installation Completed
· Reimbursement for 10 hrs x $35 = $350. Erik moved to approve. Kent seconded the motion.

Tabled Until After Restoration Project:
D. Review Signage in Common Area
E. Resident Manager Job Description
F. Trail Maintenance
G. Other?

8. New Business
A. Annual Non-Profit Corporation Report (Need Signature) – Secretary of State
· Signatures were collected at the board meeting
B. Parking Enforcement & Violation Forms
· Send a warning violation to the owner for space 10, 11, 3 & 16. CC the renter.
· Resident information update. Issue 3 visitor permits per unit, must be displayed in the window of any visitor space.
C. Roof Leak @ #6302 – Maintco
· Repaired
D. Review 2010 Budget Draft #1
E. Owners Informational Meeting Scheduled for November 5
· A letter will be sent to homeowners.
F. Insurance
· Are we adequately covered?
o Directors & Officers Liability and General Liability can be increased from $5M to $6M for $58 and $300 year, respectively. Mary makes a motion to approve this increase. Kent seconded the motion.
o Look into coverage for Ordinance or Law Coverage & Increased Cost of construction. $4Million is $2k a year additional per category.
G. Apparent Water Leak in front of Building 5 within the sprinkler system.
· Rich will take a look at this tonight to investigate

9. Set Date, Time, & Location of Next Meeting – December 8, 2009 6:30pm LWSD(Tentative) Dec 1 & Dec 15 are back up dates.

10. Adjourn – 8:40pm