Deck Sealing
Monday, February 19, 2007 at 08:35AM Re: Deck-Sealing Project
January 1, 2007
In addition to posting an informational write-up on the community website (www.chattahoocheebluffs.com), the Board of Directors is distributing this information door-to-door to ensure all residents are informed in full and in a timely manner.
Background :
From 2004 to 2005, residents were required to seal their decks using the Flood product, CWF-UV Clear. Some residents elected to perform the work themselves, while others hired an independent contractor. However, most residents acted on a Landscape Committee recommendation and took advantage of group pricing with Mike’s Painting. Unfortunately and for various reasons, many of the decks were sealed improperly, thus minimizing the effectiveness of the Flood product. In response to numerous resident complaints throughout 2006, a committee was formed to assess the damage caused by improper sealing and determine the appropriate course of action.
As many residents already know, the community covenants were amended in late 2005 to include deck sealing/staining as part of the ongoing maintenance responsibility of the Association (see section 5.4 of the covenant amendments, dated December 13, 2005). Because the HOA did not contract with or compensate Mike’s Painting directly, the Board of Directors has decided not to pursue Mike’s Painting for damages at the present time. The Board is focused on fixing the damage as soon as possible and retaining the best contractor to ensure the structural integrity of the decks. However, there is still a group of residents seeking compensation from Mike’s Painting for damages caused by faulty sealant application. Please consult the final sections of this announcement for additional information on this initiative.
It should also be noted that in December 2005, the HOA was not aware of any missteps taken by Mike’s Painting, and consequently budgeted for a resealing project in mid 2008 at a cost of approximately $250 per unit. This is a contributing factor in the need for the special assessment that was passed by the Board of Directors last month.
Moving Forward :
After several months of evaluation, research, and negotiations, the HOA has decided to contract with Advanced Duralast, Inc. to seal all of the decks in Chattahoochee Bluffs. The deck sealing division of Advanced Duralast is called Seal RX and further information about the process can be found at www.sealrx.com. The contractor and manufacturer were chosen for many reasons, the most important being a 25-year warranty that is backed by both the contractor and the manufacturer. The Board of Directors feels strongly that the warranty offered for this product is the best in the deck sealing business, and that it will protect the decks in the community well into the future and without the need for reapplication. The product is a water-based (rather than oil-based) sealant, and is designed to soak into the wood instead of only coating the outer layer of the boards. Advanced Duralast has indicated that further deterioration of the wood after application of the product will be minimal or eliminated completely! The Board contacted several references for Advanced Duralast to ensure the quality of its work and the efficacy of the product. All responses were extremely positive. Most importantly, the Board of Directors hopes that this will be the last sealing of the community decks before they need to be replaced entirely.
However, there are some drawbacks to contracting with this company and using this particular product. First of all, in obtaining quotes, Advanced Duralast’s price per deck exceeded the next best option by 56%. But because the longevity of alternative deck treatments is generally limited to five years or less, the premium will pay for itself in one cycle. The premium paid now will save the HOA (and consequently all residents) money, time, energy and hassle in the future.
Process :
In order for Advanced Duralast and the sealant manufacturer to uphold the 25-year warranty, the following five-step process will be implemented on a large scale over the next several months. The Board elected to start the process at the beginning of the year so that, with good weather, etc. the decks should be finished in time for residents to enjoy them when the warm weather returns.
Five-step process:
1) Strip all of the decks to remove existing oil-based sealant (Advanced Duralast)
2) Identify damaged boards that need replacement (Independent Contractor)
3) Replace necessary boards only (Independent Contractor)
4) Apply sealant to all decks (Andvanced Duralast)
5) Sand decks (Advanced Duralast)
Another drawback with Advanced Duralast is the timeline and number of steps required for completion of the project. As noted above, the process by which Advanced Duralast will strip, reseal and sand the decks is much more rigorous than the processes used by most other deck sealing contractors – especially Mike’s Painting. Because this is a five-step process involving separate contractors and crews (following each other), it becomes very difficult to inform residents ahead of time when each contractor will be working on specific decks. This means that residents will likely need to leave furniture off their decks for an extended period (starting this week) through the end of the winter. The HOA anticipates that the project will be completed in late March or early April, depending on the weather, the current damage to the decks and overall cooperation by residents. Some residents may feel that keeping furniture off of the decks unspecified length of time is unreasonable, but considering the steps in the process, consultations with Advanced Duralast and experience from the 2005 sealing project, the Board of Directors has determined this to be the best course of action for the community as a whole, and the overall benefit outweighs the temporary inconvenience. The success of the project largely depends on the ability of the contractors to stay on schedule. If there are a number of residents who do not wish to cooperate with the Board’s request to remove furniture from the decks beginning January 2nd, the completion of the entire project will likely be delayed.
Volunteers from the HOA will be available the weekend of January 6th to help residents move large furniture to the lower patio and/or garage. All requests will be filled on a first-come, first-served basis and should be sent to the Board of Directors via email (hoa@chattahoocheebluffs.com).
For those residents that have been working with resident Jenifer Eisenman regarding the issues with Mike’s Painting, please note that the Board, not Jenifer, made the decision to contract with Advanced Duralast. All questions or concerns regarding the project should be sent to the Board (hoa@chattahoocheebluffs.com). Jenifer is still heading the resident committee that will seek damage compensation from Mike’s Painting so please direct any questions about this initiative to her. Jenifer’s contact information will be made available upon request.
Any resident that has a serious problem or conflict with this project, please contact the Board of Directors ASAP!
Thank you for your patience as this massive project begins.
Sincerely,
The Board of Directors
Chattahoochee Bluffs HOA