Springhurst Condo Owners,
We first want to apologize for the delayed roof update. We had weeks go by where we thought we would have more of an update if we waited to hear back from the insurance company, only to continue to wait. For this we apologize.
On April 16th, we filed an insurance claim for the wind damages to almost every one of the condo buildings. In hopes that we could receive money for all new roofs. The independent insurance adjuster took an unusually long time to come out to inspect the roofs, communicate with us, and return any emails and calls. While waiting for the outcome of their report, we had more storms and wind damage to the roofs. We could not fix the newest damages that happened in May, because of the ongoing insurance claim. If we fixed the roofs that had new damage before the outcome from the insurance was met, we would compromise the original state of the roofs. While frustrating, we are at the hands of the insurance company, unfortunately. At this point we understand that many interior units have damages from the storms. While some of these damages were from storms after the original claim, we hoped that the roofs effected, would possibly benefit from the original claim, when we replaced the whole roof. Instead of wasting money patching one area.
The interior damages are the responsibility of the HOA and would not be covered by the insurance. Your board has looked into fixing the interior damages before the roofs got fixed, but was advised by our roofing vendor that damages would just happen again, since the roofs aren’t replaced yet and would be a waste of money. Since the order of operations is, replace the roof, then fix the interior, we have chosen to follow that order.
We finally got communication from our insurance company at the end of June after numerous emails and calls from our CMA manager Jessica, and your board president. They are now wanting to send out a structural engineer to investigate further. This can be good, and bad news. We are told the engineer’s report can take up to 6 weeks to complete.
We hope that the insurance will give us some money for the roof replacements, but we are unsure at this time of the outcome. We have chosen to take out a loan to pay the other part of the roof replacement.
We signed the proposal with Ferguson Roofing in June, who has done repairs with us in the past. They come very well reviewed and have been very responsive, every step of this process. We are pleased to work with them, and know they will do great work. We will be replacing all 19 roofs. We plan to go with a more modern shingle style that can withstand 150 mph winds. Our current shingles are builder grade and can only withstand 50 mph winds. We believe this will help the lifetime of the roofs immensely. This process was planned to start before July 4th, but with the insurance’s new requirements to finalize their decision, we are now pushed back to start all the roofs after the engineer comes out. The Engineer is scheduled to come out July 9th and 10th. We have requested that the engineer start on the worst buildings first, that have the interior damages. That way Ferguson can start immediately after the engineer is done inspecting that roof. There will be a short lag in between the first couple buildings and the rest of the complex, but shouldn’t be more than a couple weeks. Ferguson will keep the homeowners updated along the way, and create as little disruption as possible.
We sincerely apologize for how long it has taken this whole process. Your board has been out, picking up shingles, inspecting tarps, and trying to get a response from the insurance company. We thank you all for your patience, and understanding. Your board does not take this large repair lightly and understands what this means for overall home value and yearly maintenance cost.
We plan on having a Condo homeowner meeting towards the end of July regarding roof replacement and other architectural updates. We hope to see a great turn out. We will update with the date and time.
Thank you again,
-Condo HOA Board
