Honeygo Village Condominium Association, Inc.
Concrete Policy (effective July 21, 2014)
Introduction
The Board of Directors (the “Board”) of Honeygo Village Condominium Association, Inc. (the “Association”) acting pursuant to the powers set forth in the Association’s Bylaws, Articles of Incorporation, and the Master Declaration of Covenants, Conditions and (the “Declaration”) (such documents being collectively being referred to as the “Association Documents”) has enacted the following Procedure and Guidelines effective as of the date set forth above. Unless the context otherwise indicates, capitalized words and terms shall have the meanings set forth in the Association Documents and, if not defined in the Association Documents. These Procedures supersede any previously adopted Policy on the same subject matter.
Purpose of this Policy
The purpose of this policy is to clarify the guidelines the Association shall follow for inspecting and if necessary, requiring the unit owner to repair or replace their individual driveway. This policy is set forth to avoid confusion as to the ownership and maintenance and repair responsibilities required of Homeowners and to protect the Association from potentially damaging claims of liability.
By-Laws
Per Article XIII, Maintenance, Repair and Replacement
Section 1- Maintenance by Owners.
“By way of example and not as a limitation, the following items of maintenance, repair and replacement shall be performed by the Unit Owners and such maintenance, repair and replacement shall not be the responsibility of the Council or an item of Common Expense:”
Paragraph “I” “Repairs and maintenance of the roofs of the unit, driveways and exterior walls…”
Policy
Annually, the Board of Directors of Honeygo Village Condominium Association, Inc. shall inspect or have inspected, as a Board and/or through its management company, any and all concrete surfaces throughout the community for deterioration, cracking, spalling, settlement or any other possible deficiencies. These concrete surfaces include, but are not limited to Sidewalks, curbs, gutters, aprons and driveways. The following list shall be used as guidelines when evaluating concrete surfaces throughout the community;
1. Attempting to repair concrete spalling leaves an unacceptable appearance and cannot be considered as an acceptable alternative to replacement of the concrete. Any owner who has attempted to repair the spalling in their driveway before these rules were set in place should be considered "grandfathered" in these rules.
2. The driveway should be broken down into the sections designated by the seams pre made in the surface. Some driveways contain two panels and some contain four or more panels. If an individual section needs to be replace, not all section need to be replaced. The color difference between the existing panels and the replaced panel will blend together over time.
3. Minor surface spalling does not need to be repaired if the spalling has caused the loss of no more than 1/4" in depth of surface material and there is no evidence if additional deterioration beyond that point. Additional deterioration can be considered as easily lifted concrete material beyond the 1/4" limit.
4. Any driveway panel that has lost up to or beyond 1/4" in depth of surface material over 50% of the surface of that panel needs to be replaced.
5. Any driveway panel that shows a loss of 1/2" in depth of surface material should be considered a failed panel and must be replaced if the area is greater than 36 square inches in area.
6. Any driveway found to have extensive spalling but does not show deterioration beyond the limits set in this document will be placed on a watch list.
7. Any driveway placed on the watch list will require that the owner be notified of the issue and that that driveway will be periodically reviewed to determine if it has failed beyond the previously set limits. Any attempt by the owner to do anything with the driveway except replace the spalling panel(s) will require immediate replacement of said panels.
If damaged or deficient concrete surfaces are found to exist, the Board of Directors will vote to decide a course of action. Possible actions include, but are not limited to, repair, replacement or if no immediate safety concern is found, re-assess at a later date. If the Board of Directors determines that the subject surface(s) are in need of action, the HOA can move to repair or replace the subject area, if it is a common element, or if the subject area is a limited-common element, the HOA will contact each individual affected unit owner to determine an appropriate plan of action as well as timeline.
The Honeygo Village Condominium Association assumes no responsibility for claims made against the Homeowner that may arise from violation of any city, state or national laws or any violations of the Honeygo Village Condominium Association.
Amendment
This Policy may be amended from time to time by the Board. Per existing policy, the Board shall have the sole power to adopt and amend the Policies of the Association.