J. Roger Myers MYERES, WIDDERS, GIBSON KATHERINE E. STONE
Montel Widders JONES & SCHNEIDER, L.L.P
Keltay Lee Gibson ATTORNEYS AT LAW
Deniel Jones 6425 Everglades Street
Roy Schneider Post Office Box 7205
Peter D. Leminon VENTURACALIFORNIA 93005
(803) 944 - 8220
William P. Raymond Jr. (926) 850 - 6177
Scott Ahunter E-mail:
Erika Penook
Steven P. Lee
William Q. Short
March 1, 2005
Board of Directors
Surfside III Condominium Owners' Association, Inc.
Attn: Ms. Irene Winter
600 Sunfish Way
Port Hueneme, CA93041
Re: Preliminary Analysis Report
Dear Board of Directors:
The purpose of this preliminary analysis report is to provide you with some background,
analysis and repair recommendation with regard to the majority of your common area components.
The components addressed in this report include:
1. Wood Trim & Misc 10. Townhome Flat Roofs
2. T1- 11 Siding 11. Townhome Wood Framed Chimney Chases
3. Stucco 12. Common Area Concrete Walkways
4. Stairs 13. Common Area Walkway Lighting
5. Rear Balcony Posts/Columns 14. Common Area Playground Structures
6. Wrought Iron Railings 15. Structural Issues
7. Utility Room Doors 16. Clubhouse
8. Utility Closet/Boiler Room Roofs 17. Common Area Drainage
9. Composition Shingle Roofs 18. Miscellaneous Issues
Board of Directors,
Surfside III Condominium Owners' Association, Inc.
March 1, 2005
Page 2
Background, The Project is comprised of 258 condominium units contained within 8 three
story buildings constructed with wood framing covered with a combination of stucco and T1-11
siding. The condominium roofs are sloped and covered with composition shingles.
The Project also consists of 51 townhome units contained in eight 2-story buildings
constructed with wood framing covered with T1 - 11 siding and stucco. The garage roofs are flat
and living spaces roofs are sloped with composition asphalt shingles.
1. Wood Trim & Fascia. Many areas throughout the condominium townhome buildings contain
cupped, split, rotted or otherwise deteriorated. 2. Woodand balcony rim joists. Several
areas throughout the Project were noted to have been replaced with new materials. However, the
new materials are smaller than the existing wood was not backed primed and caulking was not
provided at wood/stucco structures.
Repair/Recommendations
Remove and replace all deteriorated wood fascia and trim with composite lumber
New trim shall be fastened with hot dipped galvanized or stainless steel fasteners.
All wood trims/stucco junctures shall be provided with baker rod (foam rope) and
filled with a high quality polyurethane sealant (sealant).
Composite wood, when used shall be primed and painting in accordance with
manufacture's painting instructions.
______
Composite lumber is approximately 30% more than the cost of conventional redwood or Douglas fir. The
Board of Directors,
Surfside III Condominium Owners' Association, Inc.
March 1, 2005
Page 3
Balcony deck and walkways rim joints shall be replaced with #2 douglas fir.
Douglas fir shall be backed primed on all six sides prior to installation
All fasteners shall be hot dipped galvanized or stainless steel screws.
2. T1 - 11 Siding. Certain areas throughout the Project, including the condo and townhome
buildings are sided with T1 - 11. Much of that siding buckle is otherwise deteriorated.
Repairs/Recommendations.
Survey entire Project and refasten as necessary
Fasteners shall be hot dipped galvanized with stainless steel screw
Nails shall be off sufficient length to penetrate framing a minimum of 1 1/2"
3. Stucco. Seven stucco all throughout the Project including condo and townhome
buildings contain creasing, spalling and/or stained areas.
Repairs/Recommendations. Where stucco is stained it is imperative that the cause
be identified and repaired prior to stucco restoration work. Those repairs typically require adding
and/or altering flashing as necessary to direct rain runoff away from the stucco.
Powerwash stained areas²
²When washing stucco, start at the bottom and saturate the stucco working to the top, once saturated rinse from the top down.
advantage of comprise lumber is that it dose not require back priming and has approximately a lifetime l
Board of Directors,
Surfside III Condominium Owners' Association, Inc.
March 1, 2005
Page 4
Apply fog coating³, as necessary, to all stained areas blending with surrounding
stucco color as close as practical.
Spalling Stucco Repairs.
Clean and remove all loose spalling stucco and recolor coat as necessary to match
existing color and texture as close as practical
Color coat repaired areas as discussed above.
Stucco Crack Repairs.
Clean cracks with a stiff brush.
Apply a bead of high quality polyurethane saturated caulking into cracks.
Remove excess surface creating with a stuff brush.
Fog coat other rough area necessary to match existing as close as practical.
4. Stairs. Coat buildings were constructed with flights or stairs with intermediate landings
connecting one floor to the other. The stair stringers and landing framing are constructed of wood,
many of which contain significant faults and deterioration. I observed several flights of stairs where
significant repairs have been performed many of the repaired areas are deficient. However many
others are in need of repairs and/or replacement.
Repairs/Recommendations. On those stair flights where significant dry rot is present
with the stringer and landing areas it is recommended that,
³Fog coating is the application of a fine mist of stucco mixture (cementitious paint) over stained areas.
The advantage of fog coating as opposed to painting is does not have any adverse effect on the porosity of stucco
and only is applied over the stained area.
Board of Directors,
Surfside III Condominium Owners' Association, Inc.
March 1, 2005
Page 5
Treads shall be removed and saved to be reinstalled
New pressure treated stringers shall be cut to fit
New pressure treated landing framing shall be installed.
All stringer and landing wood materials, although pressure treated, shall be primed
and painting on all six surface prior to installation
All fasteners, including nails, lag bolts through bolting washers shall be hot
dipped galvanized or stainless steal.
Reinstall treads. Tread hangers and washing the predrilled with holes filled with
polyurethane sealant prior to the installation of fasteners.
Apply two top coast of acrylic latex exterior paint.
Caulk all wood to structure juncture with polyurethane sealant.
5. Rear Balcony Posts/Columns. My observation of rear balconies of the condo buildings
found support posts to contain significant rot deterioration primarily at the base of first floor
posts.
Repairs/Recommendations. The posts appear to be structurally functioning with no
indication of sudden failure. The problem appears to be occurring due to concrete contact at the
bottom of the posts. In all likelihood the post bottoms are not sealed nor are they pressure treated.
As a result, winter is wicking into the posts causing dry rot. In addition the water intrusion iscorroding
post fasteners.
Board of Directors,
Surfside III Condominium Owners' Association, Inc.
March 1, 2005
Page 6
Temporarily support balconies where posts are going to be repaired.
Cut off approximately 2", plus or minus, at the base of the post
Install prefabricated metal stand-off * primed and painted prior to installation.
Seal all cut ends of post with a full penetrating water preservative.
Seal fastener holes with full penetrating water roofing.
Install hot tipped galvanized through bolting.
Remove temporary bracing at the completion of repairs.
6. Wrought Iron Railings. Common areas throughout the Project contain a significant
amounts of wrought iron railing including perimeter railing stairs and landing railings, balcony
entrance walkway railing and other miscellaneous railings. My observation of the railing found
them to be in varying dense of deterioration and slight spot rusting to complete corrosion of
bottom rails, spindless and posts.
Repairs/Recommendations. The diverse degree of deterioration it is recommended
that a thorough survey of the Project he performed, dividing it into areas as discussed above, at
which time the degree of corrosion could be quantified. It is recommended that a corrosive engineer
specializing in railing coatings, be consulted in order to recommend proper repairs and finishes to
those deteriorated railings.
* "Stand - offs" are U-shaped heavy steel plate basis measuring approximately 2" high and are used to raise
and support post bottoms.
Board of Directors,
Surfside III Condominium Owners' Association, Inc.
March 1, 2005
Page 7
7. Utility Room Doors. Many of the utility closet door assemblies are deteriorated and in
need of replacement
Repairs/Recommendations.
Remove single and double door assemblies including jamb and related accessories.
Install new exterior door assemblies with full metal clad doors.
All new single and double doors incline and high louvered vents for utility
room ventillation.
Install new watertight thread.
Prime and paint new door assembles.
Caulk stucco/jamb molding structure with polyurethane sealant.
Boiler Room doors. The Utility Room Door repairs/recommendations,
8. Utility Closet/Boiler Room Roofs. The roofs are constructed with built up flat roofs
covered with gravel. My observations observed significant leakage within many of the utility and
boiler rooms. The rooms exist at the condo buildings with the roofs terminating at the outside edge
of the second floor entry walkways. The leaks appear to be occurring at the flat roof and walkway
face junctures.
Repairs/Recommendations
Remove gravel as necessary to expose entire length of roof/walkway edge.
Board of Directors,
Surfside III Condominium Owners' Association, Inc.
March 1, 2005
Page 8
Fabricate and install new flashing as necessary to ensure a watertight condition at the
roof/balcony edge.
Re-roof as necessary.
(Please note that significant mold, dry rot and deteriorated drywall was observed in many
of the utility and boiler rooms.)
Remediation Repairs/Recommendations. Once the flat roof edge is repaired it will be
necessary to remediate and repair as necessary all deteriorated conditions with the utility and boiler
rooms.
9. Composition Shingle Roofs. The condo and townhome buildings were constructed with
sloped composition shingle roofs. The leak history of those buildings however it is
recommended that a qualified roofing contractor inspect each building and perform basic "tune-up"
repairs including, but not limited to replacing of missing shingles, replacing of deteriorated ridge
caps, sealing all plumbing pipes and filter roof penetrations. The work could be performed on
per building basis.
10. Flat Roofs. The townhome building were constructed with a combination of
composition shingle roofs and flat roofs (garages). It is my understanding that several of the flat
roofs are leaking and in need of repairs. My observations of one roof found problem areas to be
* Mold contaminated materials in the boiler and utility rooms should be removed by a qualified
remediation contractor in order to protect the health and safety of the workers.
Board of Directors,
Surfside III Condominium Owners' Association, Inc.
March 1, 2005
Page 9
improperly flashed transitional areas at the roof/wall juncture and depressed areas around drains
resulting in significant ponding and leakage.
Repairs/Recommendations. Roofing contractor shall inspect and repair as necessary all
leaking garage flat roofs. Those repairs may include, but not limited to;
Filling in depressed and/or ponded areas
Altering roof drains to ensure positive drainage
Reflash as necessary roof/wall junctures
Flood coat (hop mop) as necessary
11. Townhome Wood Framed Chimney Chases. Certain model types were constructed
with chimney chases covered with wood and trim. My observations found much of the trim
to be deteriorated and in need of replacement.
Repairs/Recommendations. Due to the varying degrees of deterioration it is recommended
that all wood trim be replaced with compression lumber or cementitious trim comparable in size to
existing.
Inspect and repair all observed dry rot prior to new trim installation.
fasten all new materials with hot dipped galvanized or stainless steel fasteners.
Prime and paint as necessary to match existing color as close as practical
Caulk all siding/trim junctures with polyurethane sealant.
Board of Directors,
Surfside III Condominium Owners' Association, Inc.
March 1, 2005
Page 10
23. Common Area Concrete Walkways. Many of the concrete walkways throughout the
Project contain cracks. In addition larger concrete common areas are poorly drained which has
resulted in significant ponding and algae.
Repairs/Recommendations. In areas where cracked walkways have resulted in a trip and
fall * condition it is recommended that a concrete grinding specialist grind those areas as necessary
to ensure a smooth and uniform.
Cracked Concrete. In areas where concrete to be removed and replaced new concrete
shall be a minimum of 4" thick and divided into square shapes by using controlled
joints placed at a depth of 1/4 the thickness of the concrete. i.e., concrete section 4" thick shall
contain a control joint 1" deep.
Poorly Drained Concrete Area. Due to the possibility of a slip and fall conditions caused
by algae it is recommended that those areas containing a significant ponding and algae be removed
and placed in order to ensure proper drainage of those areas. New concrete to be installed as
discussed above.
13. Common Area Walkway Lighting. My observation found a significant number of common
area walkway lights to be damaged due to vandalism. In addition I observed several electrical junction
boxes with access plates secured with duck tape. One area was observed to have open wires covered
with an orange traffic cone.
* "Trim and Fall" conditions are undefined by any industry standards (authority). If you are concerned, grind it.
Board of Directors,
Surfside III Condominium Owners' Association, Inc.
March 1, 2005
Page 11
Repairs/Recommendations. The electrical conditions are unsafe and should be repaired as
soon as possible. A licensed electrical contractor shall inspect and repair all unsafe electrical
conditions.
In order to prevent vandalism to common area lighting fixtures in the future a new and more
durable fixture should be designed and constructing accordingly.
15. Common Area Playground Structures. My observations of the main playground wood
trellis structure found significant dry rot deterioration many of the timbers. I also observed
exposed overhead wiring.
Repair Recommendation. Due to the fact that significant deterioration was observed on
many of the playground wood timbers caused by original poor design and choice of materials it is
recommended that the entire structure replace with pressure treated lumber, stainless steal or
corrosive resistant fasteners, and designed as is necessary to minimize future deterioration.
In addition, it is a recommended that a license electrical contractor remove all unsafe wiring
conditions.
15. Structural Issues. My observation at the corner of building 6 revealed, what appeared
to be significant distress and/or movement. Possible settlement/distress was also observed at
building 7. At the time of my observations the conditions did not appear to be in danger of
immediate collapse, however I recommend that a qualified structural engineer observe those
conditions as soon as possible in order to the significance, if any, of those conditions.
Board of Directors,
Surfside III Condominium Owners' Association, Inc.
March 1, 2005
Page 12
16. Clubhouse. My observations of the interior of the main club house revealed significant
water staining on many areas of the ceiling. It is my understanding that the clubhouse is constructed
with flat and sloped roofs and that leakage is occurring primarily around flat roof areas. I have
recently reviewed a roofing analysis report prepared by California Exterior. Their report discusses
significant problems with the roofs including; new roofing sheet blocking overflow drains,
improper "torching down" at the perimeter of the building scupper distort properly installed
and/or replaced, areas of the field membrane could easily be held up, improper flashing at the
roofs/stucco juncture and observed nail holes and other instant penetrations through parapet wall
stucco and other miscellaneous defective conditions.
As a result of the conditions observed by California Exterior: the clubhouse is continuously
leaking.
Repairs/Recommendations. Based on the observations reported in the California Exterior
report it will be necessary to perform a closer inspection of those roof/wall junctures which the report
notes are defective and likely contributing to the leakage below. It is recommended that a closer
inspection be performed of those areas in order that an appropriate scope of repair could be
recommended.
17. Common Area Drainage.
CondoBuilding Drainage. Many areas around the condo buildings were found to contain
areas that did not drain properly and as a result significant ponding was observed. Continuous
ponding areas adjacent to building can cause erosion to foundations, algae and mosquito
Board of Directors,
Surfside III Condominium Owners' Association, Inc.
March 1, 2005
Page 13
contamination. Other drainage problems were found to be caused by improperly and/or poorly
terminated down spouts and buried splash blocks.
In one instance water floods into the elevator pit causing damage to the elevator equipment.
Repairs/Recommendations. Complete survey shall be performed on each building
identifying all areas requiring drainage improvements, the remark may include, but not limited
to;
Removing buried splash blocks, regarding and reinstalling splash blocks to ensure
a positive slope away from building/patios.
Regard eroded areas adjacent to building foundations and rear patio slabs as
necessary to ensure a positive slope away from building.
All downspouts, shall connecting to underground liters terminating to daylight a
minimum of 10' away from building foundation lime.
Flooding Elevator. This area is unique and will require additional investigation after which
time specific repairs could be recommended.
TownhomeBuilding Drainage. It is my understanding that significant flooding occurs