This page contains specific questions asked by Association Members about the Restoration Projects Proposal.
The Board of Directors has answered each question as completely as possible. Some answers will evolve as we continue to get more information even as we raise funds for the projects. Members should understand that answering every question to a 100% degree of certainty is a practical impossibility given the volunteer nature of our Board and the unpredictability of future material prices and labor rates.
We welcome input from Association members – including offers to identify and contact vendors, prepare project specifications, evaluate quotes, investigate other Association’s fees and Assessments, and any other contribution that might improve the quality of information presented here.
DECKS
- Will residents need to move during the restoration of the 2 decks requiring invasive joist replacement?
Ideally, no – however, there will definitely be disruption during the work day. The contractor should render the work area safe before leaving each day.
- If interior work is required, who will pay for the restoration work?
The Association.
- Will MRE pay for alternative housing if residents need to move?
We don’t anticipate that anyone will need to move during this work.
- How long will the restoration take for the 2 decks requiring invasive joist replacement?
It’s possible that the complete restoration may take more than a week however the interior portion of the project should take less than a week.
- How will any potential damage to the interior of the unit during repairs be covered?
While we hope that this will not be necessary, we will ensure that the contractor covers any damages – either directly or through insurance.
- What other options were explored? Can these options be provided to the owners for review?
The other options were cutting the decks off and using ground supports. They are described in the Decks project proposal.
- Can you expand on the comment, “full replacement of the joists causing the worse structural problems along with a nearly full replacement of all other problematic joists”? Specifically, what is the difference between those causing the worst structural problems vs problematic joists?
There is no difference at the individual joist level – a failed joist is a failed joist. The difference is the cumulative effect of multiple failed joists on a given deck. A single failed joist can be repaired using the non invasive method and it will return to providing a large degree of the structural support that the original did. It won’t be 100%, but it will be more than sufficient given that all of the other joists are providing 100%. In the 2 cases where there are multiple adjacent failed joists, we’re not comfortable with the number of joists that won’t be providing 100% of the original structural support and therefore full joist replacement is the goal.
- Was this work put out for bid? If so, what were the options?
Yes. Even more so than the paving bids, the responses varied across all aspects of the project. Similar to the paving, the cost estimate provided was based on an aggregate of the bids received. We can share the individual vendor responses on request.
- Most decks will only need decking and rails. The $453k estimate averages out to over $7k per deck. Do have detailed data to support the estimate?
Yes.
- Is the “interior ledger” approach as strong and durable as joist replacement?
No repair will be as strong and durable as a full joist replacement. That said, the interior ledger technique provides sufficient support for a limited number of adjacent failed joists by leveraging both the interior portions of those failed joists as well as the structurally sound adjacent joists.
- Has there been any discussion around the installation of electric vehicle charging facilities prior to, or in conjunction with, the repaving?
Not necessarily in conjunction with the repaving, but we have had several discussions about this and continue to watch for regulatory updates as well as for private companies providing on-site charging facilities.
PAVING
- Will we continue to crack seal up until the repaving?
No. The latest round of crack sealing was likely our last with this pavement. It’s simply no longer cost effective.
- Can we have an independent civil engineer access the current road condition and provide a written report for all owners to review? The engineer should not have a financial interest in the work performed.
John Rhodes – former MRE owner and current Mountain River President – performed this work in 2010. The Board initiated fundraising for a complete repaving based on his recommendation at the time.
- If we have options to overlay vs fully repaving, what were the bid prices for these options? Try as we might to get vendors to submit a standard bid, each bid contains variations that make a simple “dollars to dollars” comparison impossible. The numbers quoted in the project proposal represent a projection of anticipated costs based on the aggregate of the bids we’ve received. We can share the individual vendor responses on request.
- Can we repair / repave problem sections as opposed to the repaving the entire campus?
We can. When complete, we’ll have sections of 40+ year old pavement intertwined with brand new pavement. The older pavement sections will then fail and need replacing as well leaving a patchwork of relatively new pavement. The thinking here is that 40 years is well beyond the expected lifetime of pavement and therefore we should just repave or overlay it completely. Do it once and there won’t be any need to revisit it for decades to come.
- Would the repaving include re-grading in problems areas? Specifically noted in the 2012, report was grading in front of garages as being too high or too low.
Yes.
- Do the cost estimates include the cost of “Other Considerations” noted on page 12?
As mentioned earlier, the cost estimates are a projection based on the aggregate of bids we’ve received to date. As we get closer to project execution and select a contractor to do the work, we’ll nail down the final requirements and get a firm price.
COURTS
- What would the cost be to remove both tennis courts altogether?
Unknown. Realistically, we will likely never remove both courts and therefore any time spent gathering quotes for this can be better spent on other Association business.
- People still play tennis. I see folks playing nearly every week. Can we incorporate a tennis court? Tennis has a long history. Pickleball may have a short history.
The number of people using the courts for Tennis is extraordinarily low. There are real costs associated with keeping a tennis court. The vote for funding of the Courts Restoration will include a Tennis option at additional cost. If the majority deems the additional cost warranted, then we will incorporate a tennis court into the plan.
- Will anything be in the open community space or will it be like the current open area? If yes, what will be in this space and are the cost included in the estimate?
Not initially. This will start as open space and we will let the membership decide on the best use of the space over time.
- Would Vermont Recreational Surfacing be willing to provide a 20 year warranty?
We asked and the answer was “no”.
- FY31 includes MMR funding of $40k for tennis courts. If the work is completed in 2025, why the delay in funding?
The current MMR is a projection created in March of 2024 based on best known anticipated needs at that time. As these projects are funded or not funded the MMR will be updated accordingly.
MISCELLANEOUS
- Will there be a single vote to fund all of the restoration work or will there be multiple votes?
Voting will occur individually for each phase. The first vote will be to fund phase 1 and that is expected to occur at the Labor Day, 2024 meeting. The next vote will be to fund phase 2 and that is expected to occur at the 2025 Annual meeting. The final vote will be to fund phase 3 and that is expected to occur at the 2027 Annual meeting.
- Is there also a plan for restoration/replacement of fireplace flues?
No.
- What will the projected balances of our reserves look like during and after these projects?
Those projections are part of the MMR and will be updated accordingly as these projects are funded or not funded.
- How will our condo fees compare to other premier properties?
With limited bandwidth, each Board member’s time is best spent focusing on the best use of this association’s condo fees. Individual members are encouraged to do their own research on other properties.
- The Project Document shows the Summer 2025 total as $90,000 yet the Proxy for the assessment vote says “Not to Exceed $100,000 – Why the difference?
The estimates received thus far are just that: estimates. The wording in the vote allows us to collect up to $10K more if the actual contracted cost rises prior to contract signing. If the cost does not rise, then the final quarterly payment will be lowered accordingly.
- Regarding the proxy form. The form states that, in order to vote, an Association member must be named as a proxy. Does this mean that whoever is named must attend the meeting?
Yes. The proxy must both be an Association member and must attend the meeting.