PROFESSIONAL RESERVE STUDY

Transcription

1 PROFESSIONAL RESERVE STUDY Sammamish Landing Condominiums 4214 West Lake Sammamish Parkway NE, Redmond, WA For: Sammamish Landing Homeowners Association c/o Scott McCue, Property Manager McCue & Associates, Inc. P.O. Box 6518 Bellevue, WA (425) Prepared By: Jeff Samdal, PE, RS, PRA (206) Date Prepared: April 13, 2011 JEFF SAMDAL & ASSOCIATES, INC. WOODINVILLE, WA P: (206) F: (425)

2 TABLE OF CONTENTS TABLE OF CONTENTS EXECUTIVE SUMMARY Required Statement Per State of Washington Senate Bill General Description of Property Current Status of Capital Reserves Fund Immediate Capital Expenses Necessary...4 Table 1.4: Summary of Immediate Necessary Capital Expenditures Capital Reserves Funding Recommendations RESERVE STUDY BACKGROUND Purpose of This Level 1 Reserve Study Washington State Senate Bill (SB) Scope and Methodology Sources of Information Definitions Frequently Asked Questions About Reserve Studies PHYSICAL ANALYSIS Component Assessment and Valuation...12 Table 3.1A: Component Assessment and Valuation Table 3.1B: Table of Categorized Expenses over the Duration of the Study Figure 3.1B: Pie Chart of Categorized Expenses over the Duration of the Study Site Structure Roofing Exterior Exterior Plumbing Systems HVAC Systems Elevators Fire Detection and Suppression Common Interior Finishes Swimming Pool Area Summary of Annual Anticipated Expenses FINANCIAL ANALYSIS Current Financial Information and Current Funding Plan Recommended Reserve Funding Plan...35 PAGE 2 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

3 4.3 Assumptions for Future Interest Rate and Inflation Annual Fund Balances; Annual Funding Table and Figures...37 Figure 4.4A-1 Comparison of Funding Plans Reserve Fund Balances Through Table 4.4A-2 Comparison of Funding Plans -- Reserve Fund Balances Through Table 4.4B Comparison of Funding Plans -- Association Contributions to Reserve Fund by Year Other Common Funding Methods LIMITATIONS...46 APPENDIX...47 PAGE 3 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

4 1.0 EXECUTIVE SUMMARY 1.1 REQUIRED STATEMENT PER STATE OF WASHINGTON SENATE BILL 6215 This reserve study should be reviewed carefully. It may not include all common and limited common element components that will require major maintenance, repair, or replacement in future years, and may not include regular contributions to a reserve account for the cost of such maintenance, repair, or replacement. The failure to include a component in a reserve study, or to provide contributions to a reserve account for a component, may, under some circumstances, require you to pay on demand as a special assessment your share of common expenses for the cost of major maintenance, repair, or replacement of a reserve component. 1.2 GENERAL DESCRIPTION OF PROPERTY The subject property is approximately 2 acres and is located on the east side of West Lake Sammamish Parkway NE. There is one 3 story building containing 35 total units. According to King County Records, the property was constructed in The property is relatively flat and consists of an asphalt parking lot with a large carport, lawns, a swimming pool and hot tub, a dock, and mature landscaping outside of the building itself. Adjacent to the property there are other condominiums and apartments. This building has a relatively flat roof and is surfaced with a modified bitumen torch down roof surfacing. The perimeter of this roof has a small parapet with metal cap flashing. The exterior of this building is surfaced with fiber cement lap siding and Azek trim. The windows of this building are vinyl frame windows. There are 24 decks on this building that are surfaced with vinyl deck surfacing. The exterior of the building (sans the roofs) and carport underwent a complete renovation in There is an open carport on this property with divider walls that are surfaced with wood shake siding. The roof of this carport is pitched with a laminate asphalt composition roof surface. Like all properties, this property will require capital maintenance. We have itemized areas of capital maintenance that we anticipate over the next thirty (30) years along with estimated costs and estimated schedule of repair/replacement. 1.3 CURRENT STATUS OF CAPITAL RESERVES FUND The Association s Reserve Fund balance was approximately $153,439 as of December 31, (Balance from 2010 year end financial report.) According to our calculations detailed in this report, the Reserve Fund balance required for Full Funding of this property at this time is $269,659. Therefore, the property is 56.9% funded. This current level of funding represents a fair financial position for the Association. This property is currently 56.9% funded. The Association is currently contributing $24,000 per year to the Reserve Fund. This is an average contribution of $57.14 per unit per month. Additionally, starting in 2011, the Association will transfer an additional $52,000 from the operating budget to the Reserve Fund annually for 10 years. From this $52,000, $15,553 will be necessary to service the debt. This effectively reduces the transfer from Operating Fund to the Reserve Fund to be $36,447. This level of funding will eventually achieve Full Funding in the year At this time, the board should adopt the Full Funding Plan listed in Table 4.4. PAGE 4 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

5 1.4 IMMEDIATE CAPITAL EXPENSES NECESSARY Table 1.4 below shows the items that are in need of action immediately or within the near future. Table 1.4: Summary of Immediate Necessary Capital Expenditures Component Cost Urgency Seal coat asphalt and restripe parking lot $6,600 Within the next year Replace fuel storage locker bank $3,000 Within the next year Adjusted balance of residing project $75,902 To be paid 2011 Landscaping and drainage project $45,000 To be paid 2011 Lobby upgrade $4,000 To be paid CAPITAL RESERVES FUNDING RECOMMENDATIONS Full Funding is the ideal position for any property and represents a strong financial position. We recommend that all properties be Fully Funded, as Full Funding allows Associations to maintain their properties adequately and minimizes their risk of unplanned special assessments. Ideally, the Association should be Fully Funded immediately; however, we recognize that financial realities can sometimes make this difficult. Therefore, we have provided three different plans to get the Association Fully Funded within three different time frames: Immediately, Within Five Years, and Within Three Years. It is to the Association s benefit to be Fully Funded as soon as possible. Our funding recommendations are as follows: Option One: Immediate Full Funding If the Association desires to be Fully Funded immediately, then based on the anticipated expenditures the Association will need to immediately contribute a total of $241,122 to the Reserve Fund. This translates to an average of $6,889 per unit. Following this initial contribution, the funding plan necessary to maintain a Fully Funded Capital Reserve Fund for the duration of this study will be a total property contribution of $31,484 per year in the initial year, which translates to $74.96 per unit per month. This annual contribution will need to be increased 3% each subsequent year to maintain Full Funding. For a detailed look at the annual funding contribution necessary per year, see Table 4.4 Reserve Fund Balance Sheet (Section 4.4). OR Option One Average Immediate Contribution Per Unit: $6,889 Avg. Contribution Thereafter Per Unit Per Month: 2012 $74.96 (with 3% annual increase thereafter) PAGE 5 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

6 Option Two: Full Funding Within Five Years There is currently a full funding deficiency of $241,122. This option makes up this deficiency over the next five years. Starting in 2012 for five years through 2016, the Association will make up their Reserve Fund deficiency by contributing $82,601 annually (which includes $51,117 in make up funds and $31,484 in capital maintenance funds that will increase annually with inflation). This translates to an average of $ per unit per month in the initial year. This is an average increase of $ per unit per month. If this plan is followed, the Association will be Fully Funded by the start of From this point on, the funding plan will be identical to funding plan listed above in the Immediate Full Funding option to maintain Full Funding. This means that the Association will reduce their Reserve Fund contribution to $36,499 in 2017, which translates to $86.90 per unit per month. This 2017 annual contribution will need to be increased 3% each subsequent year (to account for inflation) for the duration of this 30 year study to maintain Full Funding. For a detailed look at the annual funding contribution necessary per year, see Table 4.4 Reserve Fund Balance Sheet (Section 4.4). Option Two Average Contributions Per Unit Per Month: 2012 $ Increasing at 3% per year through: 2016 $ At year end, full funding will be achieved. Then: 2017 $86.90 (with 3% annual increase thereafter) OR Option Three: Full Funding Within Three Years There is currently a full funding deficiency of $241,122. This option makes up this deficiency over the next three years. Starting in 2012 for ten years through 2021, the Association will make up their Reserve Fund deficiency by contributing $114,245 annually (which includes $82,761 in make up funds and $31,484 in capital maintenance funds that will increase annually with inflation). This translates to an average of $ per unit per month in the initial year. This is an average increase of $ per unit per month. If this plan is followed, the Association will be Fully Funded by the start of From this point on, the funding plan will be identical to funding plan listed above in the Immediate Full Funding option to maintain Full Funding. This means that the Association will reduce their Reserve Fund contribution to $42,312 in 2015, which translates to $81.91 per unit per month. This 2015 annual contribution will need to be increased 3% each subsequent year for the duration of this 30 year study to maintain Full Funding. Option Three Average Contributions Per Unit Per Month: 2012 $ Increasing at 3% per year through: 2014 $ At year end, full funding will be achieved. Then: 2015 $81.91 (plus 3% annual increase thereafter) For a detailed look at the annual funding contribution necessary per year, see Table 4.4 Reserve Fund Balance Sheet (Section 4.4). Other funding options are also possible. Section 4.4 details other common funding methods as well. It is up to the Association to decide which funding option is best for them. PAGE 6 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

7 2.0 RESERVE STUDY BACKGROUND 2.1 PURPOSE OF THIS LEVEL 1 RESERVE STUDY The primary purpose of this Level 1 Reserve Study is to provide the Association with a planning and budgeting tool to adequately maintain the property 30 years into the future without unexpected special assessments. This study is intended to provide the Association with an understanding of their property and to bring to light necessary immediate expenditures and reasonably anticipated future capital expenses that should be addressed. Associations have a responsibility to their members to adequately maintain their properties and our Reserve Studies provide our clients with the tools to implement capital maintenance. When small issues and maintenance items are addressed prior to becoming larger problems, there is typically a significant overall savings for a property owner. Properly maintained properties maintain higher property values than those with an abundance of deferred maintenance. An additional benefit of this Reserve Study is that it is one of the qualifications required for Associations to obtain FHA approval (which is very helpful in selling or refinancing individual units). Many other sources of funding are also beginning to require them as well. 2.2 WASHINGTON STATE SENATE BILL (SB) 6215 On March 8, 2008, the Washington Legislature passed a law regarding reserve studies for condominiums, which became effective June 12, This Reserve Study meets the requirements of preparing a reserve study presented by the State. According to the State of Washington, SB 6215, an Association shall prepare and update a reserve study... According to the State, the terminology for this Scope of Work is Level I: Full reserve study funding analysis and plan. Components from this law include: Requirements for a Residential Condominium Association unless doing so would impose an unreasonable hardship to (1) prepare an initial reserve study based upon a visual site inspection conducted by a reserve study professional (LEVEL 1 STUDY); (2) update the study annually (LEVEL 3 STUDY); and (3) arrange for a visual site inspection every three years by a reserve study professional (LEVEL 2 STUDY). Reserve studies must include detailed information on projected expenditures and current reserve account information and must be conducted by a reserve study professional. Encourages, but does not require, a Residential Condominium Association to establish a reserve account, supplemental to the Association s annual operating budget, to fund major maintenance, repair, and replacement of common elements. Requires a condominium Public Offering Statement or Resale Certificate to include a copy of the current reserve study; or (2) a disclosure to the potential buyer stating that the Association does not have a reserve study. The statute does not define "unreasonable hardship." The law also allows an Association to withdraw funds from the reserve account for unforeseen expenses, as long as notice is given to unit owners, and a repayment schedule is set up. This Reserve Study meets these qualifications and we provide the required (LEVEL 3 STUDY) Annual Updates in years 2 and 3 to our original Reserve Study at NO ADDITIONAL CHARGE. These Annual Updates are performed without a site visit and are simply a review and update of the financials. This reserve study meets the qualifications of WA State SB 6215 PAGE 7 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

8 2.3 SCOPE AND METHODOLOGY This Level 1 Reserve Study has been prepared based on Community Associations Institute (CAI) standards and our proposal to the Association dated January 25, 2011, which was based on our correspondence with Scott McCue, King County Records, and a short site visit to the property. Information Gathering Our initial task was to gather information regarding the property such as financials, drawings, maintenance records, and historical background. This Reserve Study is a reflection of the information provided to us. Physical Analysis Following the initial correspondence regarding the property, we performed an inspection of the property on February 23, 2011 so that we may provide an opinion of the current condition of the common building components. This is also the basis for our opinion of the anticipated capital needs that the Association will be responsible for over the next 30 years. This was a visual inspection and no invasive or destructive testing was performed. This visual inspection focused on the typical features of a building and surrounding property such as structure, drainage, roof, exterior, electrical, plumbing, HVAC systems, and interior finishes. This inspection was limited to accessible and visible areas. The physical analysis included the following tasks: 1. Identification of Anticipated Capital Expenses: We consider anticipated capital expenses to be major expenses that can be reasonably predicted. Anticipated capital expenses are not considered routine maintenance such as routine landscaping or touch up paint; routine maintenance should be taken care of through an operating budget. Nor do we consider anticipated capital needs to be expenditures that result from an accident or an unpredictable event, such as flood damage or earthquake damage; these items should be paid for by insurance. The general criteria that we used to define an anticipated capital expense that warranted inclusion on our Itemized capital expenses is the following: The component must be a common component that is the responsibility of the Association. Repair or replacement of the component is significant and not budgeted for in the operating budget. The component repair or replacement occurs within the period of this study. 2. Estimated Replacement Schedule: Our opinions of the various life expectancy estimates that we prepared are based on a combination of the following: National Association of Home Builders (NAHB) averages Building Owners and Managers (BOMA) averages Product vendors and suppliers Our company database 3. Estimated Replacement Cost: Our opinions of the various costs for repair or replacement are based on a combination of the following: R.S. Means Product vendors and suppliers Our company database 4. Financial Analysis: We performed an analysis on the financial needs and current status at the property. The financial analysis provides the following: Forecasts the anticipated Capital Reserves necessary at the property over the next 30 years. Projects future Capital Reserve balances and determines the appropriate funding levels necessary. Reviews the current funding plan and current financial position. Provides our recommended annual contribution to the Reserve Fund to maintain Full Funding. PAGE 8 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

9 2.4 SOURCES OF INFORMATION The following people provided us information for this study: Scott McCue, Property Manager, McCue & Associates Inc. Bob Aye, Vice President of Sammamish Landing Homeowners Association The following documents were viewed as part of this study Sammamish Landing Site Plan, by Puget Land Surveys Inc. Sammamish Landing Balance Sheet DecTec Warranty Information Reserve Study Guideline Sheet (historical dates of replacement and approximate costs) by Sammamish Landing Homeowners Association The physical inspection of the property occurred on the following date: February 23, DEFINITIONS Assumed Inflation Our assumed inflation rate is our best guess of the long term average of the inflation rate over the next thirty years; it is not based on the current Consumer Price Index (CPI). Our number is much closer to the historical average of the CPI over the previous 25 years. Capital Reserves Balance Actual or projected funds as of a particular point in time that the Association has identified for use to defray the future repair or replacement of those major components which the Association is obligated to maintain. Also known as reserves, reserve accounts, cash reserves. Component An individual line item in the Reserve Study developed or updated in the physical analysis. These elements form the building blocks of the Reserve Study. Components typically are: 1) Association responsibility, 2) with limited useful life expectancies, 3) predictable remaining useful life expectancies, 4) above a minimum threshold cost, and 5) as required by local codes. Component Inventory The task of selecting and quantifying reserve components. This task is accomplished through onsite visual observations, review of Association design and organizational documents, and a review of established Association precedents. Deficit An actual (or projected) reserve balance less than the fully funded balance. The opposite would be a surplus. Effective Age The difference between useful life and remaining useful life. Not always equivalent to chronological age, since some components age irregularly. Used primarily in computation. Financial Analysis The portion of a Reserve Study where current status of the reserves measured as cash or percent funded) and a recommended reserve contribution rate (reserve funding plan) are derived. The financial analysis is one of the two parts of a Reserve Study. Fully Funded 100% funded. When the actual (or projected) reserve balance is equal to the fully funded balance. Fully Funded Balance (FFB) Total accrued depreciation. An indicator against which actual (or projected) reserve balance can be compared. In essence, it is the reserve balance that is proportional to the current Repair/replacement cost and the fraction of life used up. This number is calculated for each component, them summed together for an Association total. Percent Funded The ratio, at a particular point of time (typically the beginning of the fiscal year), of the actual (or projected) reserve balance to the fully funded balance, expressed as a percentage. Special Assessment An assessment levied on the members of an Association in addition to regular assessments. Special assessments are often regulated by governing documents or local statutes. PAGE 9 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

10 2.6 FREQUENTLY ASKED QUESTIONS ABOUT RESERVE STUDIES What is a reserve study? Reserve studies are comprehensive reports that are used as budget planning tools that will assess the current financial health of the reserve fund as well as create a plan for future funding to offset anticipated major future common area expenditures. According to Community Association Institute's Best Practices, Reserve Studies/Management: There are two components of a reserve study a physical analysis and a financial analysis. During the physical analysis, a reserve provider evaluates information regarding the physical status and repair/replacement cost of the association s major common area components. To do so, the provider conducts a component inventory, a condition assessment, and life and valuation estimates. A financial analysis assesses only the association s reserve balance or fund status (measured in cash or as percent funded) to determine a recommendation for an appropriate reserve contribution rate (funding plan)." What are the different types of reserve studies? Reserve studies fit into one of three categories: Full; Update with Site Visit; and Update with No Site Visit. They are frequently called Level 1, Level 2, and Level 3 respectively (as defined by Washington State Senate Bill 6215). Level 1: A full reserve study the reserve provider conducts a component inventory, a condition assessment (based upon on site visual observations), and life and valuation estimates to determine both a fund status and a funding plan. They typically extend 30 years. A full reserve study must be in place before a Level 2 or Level 3 can take place. Level 2: An update with site visit (on site review) the reserve study provider conducts a component inventory (verification only, not quantification), a condition assessment (based on on site visual observations), and life and valuation estimates to determine both a fund status and a funding plan. A Level 2 update is performed every third year, with the first one scheduled 3 years after the Level 1 was completed. Level 3: An update with no site visit (off site review) the reserve study provider conducts life and valuation estimates to determine a fund status and a funding plan. A Level 3 update is performed annually, except in years when a Level 1 or Level 2 has been conducted. When should associations obtain reserve studies? Most association experts would agree that an initial full 30 year reserve study should be conducted sooner rather than later if one is not already in place. They are typically updated annually after that to account for things such as inflation and any adjustments in funding levels, budgets, repairs or replacements. If you follow Washington State Senate Bill (SB) 6215 (which we recommend that you do), your reserve study schedule would look like this: Year 1: Level 1 full 30 year study Years 2, 3: Level 3 annual updates Year 4: Level 2 update with site visit Years 5, 6: Level 3 annual updates Year 7: Level 2 update with site visit The cycle of Level 2 and Level 3 updates continues indefinitely. A Level 1 full study is not necessary according to SB 6215 after year 1. PAGE 10 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

11 What are the benefits of a Reserve Study? Benefits of reserve studies, in short, include improved property maintenance (and therefore value) as well as complying with the law. In more detail: Complying with Washington State law Washington Senate Bill 6215 took effect in June It does not require a reserve study, but rather, strongly encourages it the following way: Each Public Offering Statement or Resale Certificate should include a copy of the association s reserve study for the current fiscal year that meets all of the requirements of the new law, or the following disclaimer: This association does not have a current reserve study. The lack of a current reserve study poses certain risks to you, the purchaser. Insufficient reserves may, under some circumstances, require you to pay on demand as a special assessment your share of common expenses for the cost of major maintenance, repair, or replacement of a common element. View the full law at: 08/Pdf/Bills/Senate%20Bills/6215.pdf. Fulfilling lender requirements (such as FHA) Many lenders are requiring up to date reserve studies that indicate adequate financial health before they lend. Having a reserve study in place that shows a healthy funding plan before a homeowner finds a buyer could save significant time in the closing process. Help maintain the property's value and appearance A reserve study helps maintain the property's value and the property owner's investment. By identifying and budgeting for future repairs or replacement (anticipated capital expenditures), the property's common elements continue to look attractive and well kept, adding to the community's overall quality of life. Many features, when properly maintained, can also benefit from an extended lifespan resulting in overall cost savings to the owners. Well maintained properties almost always have higher resale values than those that have been neglected. Establishing sound financial planning and budget direction A comprehensive reserve study lays out a schedule of anticipated major repairs or replacements to common property elements and applies cost estimates to them. It typically spans a 30 year period, and will serve as a financial planning tool for the association to use when determining homeowners dues and contributions to the reserve fund. Reducing the need for special assessments An association that has properly implemented their reserve study will strategically collect fees over time from homeowners (via monthly dues) rather than need large sums of cash unexpectedly (special assessments). Therefore, the need for special assessments should be minimalized because expenses have already been planned for and the funds exist when needed. Fulfilling the board of directors' fiduciary responsibility Board members of community associations have a fiduciary responsibility to their members. Directors are legally bound to use sound business judgment in guiding the association and cannot ignore major capital expenditures or eliminate them from the budget. PAGE 11 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

12 3.0 PHYSICAL ANALYSIS 3.1 COMPONENT ASSESSMENT AND VALUATION The component assessment and valuation of the itemized capital expenses on this property was done by providing our opinion of Useful Life, Remaining Useful Life, and Repair or Replacement Costs for the Reserve components. Table 3.1A lists this component inventory, and is based on the information that we were provided and on onsite visual observations. The remainder of Section 3.0 Physical Analysis details each of the items in Table 3.1A using narratives and photos. They are meant to be read together. Table 3.1B is a summary of expenses, grouped according to their expense category. Chart 3.1B is a pie chart illustrating the same. Table 3.1A Key: Quantity The total quantity of each component. Units SF = Square Feet SY = Square Yards LF = Lineal Feet EA = Each LS = Lump Sum SQ = Roofing Square (10 ft X 10 ft) Cost/Unit The cost of a component. The unit cost is multiplied by the component s quantity to obtain the total estimated replacement cost for the component. Remaining Life An opinion of the probable remaining life, in years, that a reserve component can be expected to continue to serve its intended function. Replacements anticipated to occur in the initial or base year have zero Remaining Life. Useful Life Total Useful Life or Depreciable Life. An opinion of the total probable life, in years, that a reserve component can be expected to serve its intended function in its present condition. PAGE 12 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

13 Table 3.1A: Component Assessment and Valuation Note: All numbers provided are the engineer's opinion of probable life and cost in 2011 dollars. Exact numbers may vary. Component Quantity Units Cost/Unit Remaining Life (Years) Useful Life (Years) Total Cost Cost per Unit Avg. Cost per Unit per Year 3.2 SITE Replace north fence and garbage enclosure 320 LF $ $5,120 $146 $5.85 Replace south fence 550 LF $ $8,800 $251 $10.06 Build w est fence 140 LF $ $4,480 $128 $5.12 Irrigation system allotment 1 LS $5, $5,000 $143 $14.29 Typical asphalt patching and other asphalt repairs Seal coat asphalt and restripe asphalt and curbing Concrete sidew alk and curbing alltotment 25,200 SF $ $11,340 $324 $ ,200 SF $ $6,552 $187 $ LS $2, $2,000 $57 $11.43 Replace fuel storage locker bank 1 LS $3, $3,000 $86 $3.43 Dock repair allotment 1 LS $4, $4,000 $114 $38.10 Replace mailboxes 3 EA $1, $4,500 $129 $5.14 Landscaping and drainage project 1 LS $45,000 1 N/A $45,000 $1,286 N/A Storm system maintained by the operating budget 3.3 STRUCTURE No structural repairs anticipated during duration of study 3.4 ROOFING Resurface flat roof and replace all metal vents, all metal flashing, and chimney caps 1 BID $143, $143,818 $4,109 $ Replace 2X4 skylights 17 EA $ $5,100 $146 $9.71 Replace 4X4 skylights 7 EA $ $5,950 $170 $11.33 Resurface pitched roof on carports 87 SQ $ $36,975 $1,056 $ EXTERIOR Clean, re-caulk, and re-paint all exteriors of buildng and carport Spot siding and trim replacement prior to repainting 30,800 SF $ $68,992 $1,971 $ LS $2, $2,500 $71 $7.14 Resurface vinyl decks 1,730 SF $ $34,600 $989 $49.43 Adjusted balance of residing project 1 LS $75,902 1 N/A $75,902 $2,169 N/A Siding, Trim, Windows, and Doors have a lifespan outside the duration of this study PAGE 13 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

14 Component Quantity Units Cost/Unit Remaining Life (Years) Useful Life (Years) Total Cost Cost per Unit Avg. Cost per Unit per Year 3.6 ELECTRICAL SYSTEMS Miscellaneous electrical system expenditures 35 UNIT $ $5,250 $150 $30.00 No additional funding alloted for exterior or interior lighting 3.7 PLUMBING SYSTEMS Miscellaneous plumbing system expenditures 35 UNIT $ $10,500 $300 $ HVAC SYSTEMS No common HVAC systems 3.9 ELEVATORS No elevators on property 3.10 FIRE DETECTION & SUPPRESSION Upgrade fire alarm control panel and system components 1 LS $3, $3,800 $109 $ COMMON INTERIOR FINISHES Recarpet hallw ays and stairw ells 655 SY $ $36,025 $1,029 $64.33 Repaint hallw ays and stairw ells 18,400 SF $ $21,160 $605 $75.57 Lobby Upgrade project 1 LS $4,000 1 N/A $4,000 $114 N/A Interior furniture to be replaced by the operating budget 3.12 SWIMMING POOL AREA Re-plaster sw imming pool and hot tub 7,200 SF $ $23,400 $669 $26.74 Re-tile sw imming pool and hot tub 132 LF $ $4,620 $132 $5.28 Refinish metal pool fence 190 LF $ $3,420 $98 $3.91 Replace w est half of pool deck 1,400 SF $ $16,800 $480 $19.20 While concrete pool deck is removed, investigate possible leak, and repair as necessary 1 LS $1,000 3 N/A $1,000 $29 N/A Pool and hot tub heaters, filters, and pumps paid for by the operating budget Pool furniture paid for via the operating budget Average Cost Per Unit Per Year $900 PAGE 14 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

15 Table 3.1B: Table of Categorized Expenses over the Duration of the Study Category Total Expenditure over 30 Years Percentage Site $345, % Structure $0 0.0% Roofing $244, % Exterior $537, % Electrical Systems $54, % Plumbing Systems $109, % HVAC Systems $0 0.0% Elevators $0 0.0% Fire Detection & Suppresion $13, % Common Interior Finishes $243, % Swimming Pool Area $164, % TOTAL $1,712,524 Figure 3.1B: Pie Chart of Categorized Expenses over the Duration of the Study Plumbing Systems Electrical Systems Fire Detection & Suppresion Common Interior Finishes Exterior Swimming Pool Area Roofing Site PAGE 15 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

16 3.2 SITE The address of this property is 4214 West Lake Sammamish Parkway NE, Redmond, WA Aerial image of property (courtesy of Google Earth) General Description of Site The subject property is approximately 2 acres and is located on the east side of West Lake Sammamish Parkway NE. The property is relatively flat and consists of an asphalt parking lot with a large carport, lawns, a swimming pool and hot tub, a dock, and mature landscaping outside of the building itself. Adjacent to the property there are other condominiums and apartments. Wood Fencing Currently, there is a wood fence along the north side of the property that was installed in 2006 and a wood fence along the south side of the property that was installed in There is a wood garbage enclosure fence that was built around We understand that the Association would like to install a similar type of fence at the west or front of the property in approximately 5 years. Typically, fences have a total lifespan between 20 and 25 years, depending on the conditions and their level of maintenance. The cost to install a gate at the west entrance to the property would be an additional cost that has not been budgeted for in this Reserve Study. These types of fences typically cost approximately $32 per linear foot. We have assumed that the neighbors to the north and south will pay for half of each fence. North Fence Garbage Enclosure PAGE 16 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

17 Irrigation System Following the forthcoming landscaping project, there will be a new irrigation system on this property. We do not know the details of this future system, but we have assumed a total lifespan of 10 years before significant expenses are necessary. Asphalt There is an asphalt parking lot at the west side of the property. The asphalt is currently in good to fair condition. We have budgeted for future maintenance of this asphalt. Rather than budget for a complete overlay of this asphalt well into the future, we have budgeted for periodic patching and other repairs as necessary. In addition to asphalt repairs, this asphalt should be emulsion seal coated every 5 years following any repairs that are necessary. Asphalt Parking Lot Asphalt Parking Lot Concrete Flatwork There is a limited amount of concrete flatwork on this property in the form of walkways. We have scheduled a small periodic allotment for repair of this concrete as there is inevitably settlement and other damage that occurs over time. Fuel Storage Locker Bank There is a fuel storage locker bank at the southeast corner of the property. This locker bank is in poor condition and will need to be replaced within the near future. The board has decided that it will allot $3,000 toward rebuilding this locker bank every 25 years. Routine painting should occur on the same schedule as the building. Fuel Storage Lockers PAGE 17 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

18 Dock There is a wood dock at the east side of the property with 26 boat slips. We understand that this dock is original to the property, which was built in Rather than budget for complete replacement, we have budgeted for periodic maintenance of this dock as an allotment. This maintenance includes replacement of decking, framing, and hardware. At this point, we understand that none of the floats have ever been replaced, but this allotment could possibly pay for replacement of one or more of the floats as well. Dock Individual Boat Lifts and Other Mechanical Equipment are not the Responsibility of the HOA Mailboxes There are three mailboxes near the entrance to the building. These mailboxes were newly installed in Typically, these mailboxes cost approximately $1,500 each, but we understand that the Association got a better deal on these particular units. We have scheduled these mailboxes to have a 25 year lifespan. 3 New Mailboxes PAGE 18 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

19 Storm Drainage System We understand that the storm drainage system is periodically inspected by the City of Redmond and maintained completely by the operating budget. Therefore, no reserve funding has been allotted for storm drainage. Typical Storm Drain Landscaping and Irrigation Project We understand that the Association is planning a complete landscaping and irrigation renovation of the grounds of their property in the spring of This project will be paid for by a separate assessment and a separate budget and will not affect this Reserve Study. 3.3 STRUCTURE The foundation of this building was only partially visible and no structural drawings were available for our review. The foundation of this building consists of concrete foundation walls and interior concrete piers. None of the footings were visible during our inspection. The superstructure of this building is constructed from standard wood framing. We assume that floors and most interior walls are wood frame construction. Some moisture has seeped into the electrical/storage room on at least two occasions. A separate landscaping and drainage project currently being planned will address this issue. There are no anticipated capital expenditures associated with the structure of this building during the next 30 years. Wood Beam and Wood Girder in Basement Moisture Entry Periodic into Basement PAGE 19 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

20 3.4 ROOFING Building Roof The majority of the building roof is flat and is surfaced with a modified bitumen torch down roof surfacing. This roof drains to interior roof drains at the north and south side of the building and adjacent auxiliary scuppers. There is a small perimeter parapet surrounding this roof with metal cap flashing that was recently installed as part of the siding replacement project. We understand that this roof was installed in Typically, this type of roofing has a nominal lifespan of 20 to 25 years depending on the quality of installation and the drainage. This roof is nearing the end of its serviceable life and should be replaced within the next 5 years. We have obtained an estimate for roof resurfacing from Diamond Roofing to resurface this roof. The Diamond bid also includes the cost of seven 4 x4 skylights. This estimate carries with it a 20 year manufacturer s full systems warranty and is attached in the appendices. We have not separately estimated any of the typically associated roof replacement items, since we understand that this bid includes the following: Complete removal of all current roof surfacing down to bare plywood Replacement of all drains Replacement of the box vent and all turbine vents Replacement of all exhaust vents Reflashing of all plumbing vents Reflashing of all other penetrations Replacement of the chimney caps Roof of Building Typical Turbine Vent Typical Skylight Typical Box Vent PAGE 20 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

21 Typical Chimney Cap Ponding over Decks adjacent Drains Carport Roof The carport is pitched and has an architectural grade laminate asphalt composition roof surface. We understand that this roof surface was installed in two increments, 1993 and 2002, due to the top portions becoming pitched in The older roof surface will govern the roof replacement. The typical lifespan of this surface is approximately 25 years, and we have budgeted to install a 30 year surface when this roof surface is replaced. We have scheduled the skylights on this roof to be replaced at the same time as the skylights on the flat roof. Roof of Carport Close up of Shingles PAGE 21 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

22 3.5 EXTERIOR The exterior of this building has recently undergone a complete strip and reclad of the siding, trim and windows in The new cladding is fiber cement siding and Azek trim that should last well beyond the duration of this study. The siding on the carport divider walls is wood shake, which should also have a lifespan beyond the duration of this study. The new windows on this building are vinyl frame windows that should last well beyond the duration of this study. Therefore, we have not budgeted for wholesale siding and window replacement for this building. Rather, we have budgeted for periodic spot siding and trim replacement (as needed) prior to repainting and recaulking every 10 years. Exterior Re Painting and Re Caulking Typically, a property should clean, caulk, and repaint this type of exterior siding and trim every 7 to 10 years, depending on how the caulk and paint is holding up. We have scheduled repainting to occur every 10 years in the Reserve Study. Often, the painting schedule is dictated by the south and west sides of the buildings, as that is typically hit by weather hardest in our area. Prior to repainting, the exteriors should be properly prepared for painting by scraping all loose paint off and spot replacing areas of siding and trim where necessary. Exterior of Building Exterior of Building Typical Soffit Typical Window PAGE 22 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

23 Decks There are 24 elevated decks on this building. These decks were recently resurfaced with DecTec vinyl deck surfacing during the exterior renovation in This product comes with a 10 year warranty, but it has a typical nominal life of 20 years, which is what we have estimated. We have assumed that the cost to replace this decking every 20 years will be similar to the recent installation (indexed for inflation). Vinyl Deck Surface Aluminum Railing 3.6 Electrical Systems The electrical systems on this property should be relatively low maintenance over the duration of this study. However, we have budgeted for periodic expenditures with the electrical system for miscellaneous expenses that tend to occur periodically. We have budgeted for $30 per unit per year for miscellaneous electrical systems. This includes any necessary lighting replacement. Main Electrical Switchgear, Meters, and Main Breakers Lighting Renovation No specific Reserve Funding has been allotted for interior or exterior lighting. PAGE 23 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

24 3.7 PLUMBING SYSTEMS The supply piping in this building is copper and the majority of this waste piping in this building is iron and ABS plastic. Each condominium has an individual water heater. Each homeowner is responsible for the replacement of their water heater. Therefore, no funding has been allotted to these items from the reserve fund. We have budgeted for periodic expenditures with the plumbing system for miscellaneous expenses that tend to occur periodically. We have budgeted for $60 per unit per year for miscellaneous plumbing systems. One example of plumbing expense was the addition of this waste drain a few years ago 3.8 HVAC SYSTEMS There are no common HVAC systems in this building. 3.9 ELEVATORS There are no elevators in this building. PAGE 24 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

25 3.10 FIRE DETECTION AND SUPPRESSION A fire alarm and detection system is installed in the building. The main fire alarm control panel is located in the storage room on the basement floor of the building. The fire alarm system includes smoke detectors, pull stations, audio annunciators (speakers). This fire alarm panel is older and should be replaced within the near future so that it adequately communicates with the fire department. Fire Alarm Panel 3.11 COMMON INTERIOR FINISHES Hallways and Stairwells The common interior areas of this building consist of the three hallways, two stairwells, and the storage area. Our estimates for repainting and recarpeting assume that both of these tasks will be done in the hallways and stairwells at the same time during every other painting cycle. We have budgeted for new carpet every 16 years and new paint every 8 years in the hallways and stairwells. We have based our painting and carpeting numbers on typical costs for similar grades of paint and carpeting that is currently present. There will likely need to be touch up paint periodically, particularly in the entry and the stairwells, which can be paid for by the operating budget. No reserve funding has been allotted for the storage area. The interiors of each individual residential unit are the responsibility of each individual owner. Therefore, no reserve funding has been allocated to these areas. One of Three Hallways One of Two Stairwells PAGE 25 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

26 3.12 SWIMMING POOL AREA There is a swimming pool and hot tub at the east side of the property. This swimming pool area has a concrete pool deck and is surrounded by an iron fence. The swimming pool and hot tub plaster and tile are at the end of its serviceable life. Additionally, the west half of the concrete pool deck should be replaced as it has settled to an unacceptable level and has some trip hazards and should be replaced. We understand that the eastern half of the concrete pool deck was replaced within the past few years. The perimeter iron fence is in need of refinishing, which will require the paint to be ground down or sand blasted. Finally, we understand that there is a suspected plumbing leak between the swimming pool and the pool equipment house. This should be further investigated and corrected as necessary once the concrete slab is removed. The extent of a possible repair is unknown. Ideally, the re plastering and re tiling of the swimming pool and hot tub should occur at this time; however, we have scheduled all of the swimming pool area renovation to occur in 3 years due to budget constraints. The swimming pool and hot tub heaters, filters, and pumps are maintained and replaced by the operating budget and have not been budgeted for in the Reserve Fund. The pool furniture is maintained and replaced by the operating budget and has not been budgeted for in the Reserve Fund. Swimming Pool Area Swimming Pool Fence Swimming Pool Hot Tub PAGE 26 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

27 West Concrete Pool Deck to be Replaced Pool to be Re Plastered and Re Tiled Pool Equipment Housing Pool and Hot Tub Pumps Swimming Pool Heater Filtration Equipment PAGE 27 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

28 3.20 SUMMARY OF ANNUAL ANTICIPATED EXPENSES Using the conclusions described throughout Section 3.0 Physical Analysis, the following Table 3.20 lists the annual anticipated capital expenses for each reserve item in the year that we believe is most probable. All of these anticipated expenses already have inflation factored into them at the assumed level that is listed in Section 4.3 Assumptions for Future Interest Rate and Inflation. PAGE 28 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

29 TABLE 3.20: ANNUAL CAPITAL EXPENSES PROFESSIONAL RESERVE STUDY FOR SAMMAMISH LANDING CONDOMINIUMS Action Required SITE Replace north fence and garbage enclosure Replace south fence Build west fence $5,194 Irrigation system allotment Typical asphalt patching and other asphalt repairs $13,146 Seal coat asphalt and restripe asphalt and curbing $6,552 $7,596 Concrete sidewalk and curbing alltotment $2,319 Replace fuel storage locker bank $3,000 Dock repair allotment $4,371 $4,776 $5,219 Replace mailboxes Landscaping and drainage project $45, STRUCTURE No structural repairs anticipated during duration of study 3.4 ROOFING Resurface flat roof and replace all metal vents, all metal flashing, and chimney caps $166,724 Replace 2X4 skylights $5,912 Replace 4X4 skylights $6,898 Resurface pitched roof on carports $45, EXTERIOR Clean, re-caulk, and re-paint all exteriors of buildng and carport Spot siding and trim replacement prior to repainting Resurface vinyl decks Adjusted balance of residing project $75,902

30 TABLE 3.20: ANNUAL CAPITAL EXPENSES PROFESSIONAL RESERVE STUDY FOR SAMMAMISH LANDING CONDOMINIUMS Action Required ELECTRICAL SYSTEMS Miscellaneous electrical system expenditures $6, PLUMBING SYSTEMS Miscellaneous plumbing system expenditures $12, HVAC SYSTEMS No common HVAC systems 3.9 ELEVATORS No elevators on property 3.10 FIRE DETECTION & SUPPRESSION Upgrade fire alarm control panel and system components $4, COMMON INTERIOR FINISHES Recarpet hallways and stairwells $39,365 Repaint hallways and stairwells $23,122 Lobby Upgrade project $4, SWIMMING POOL AREA Re-plaster swimming pool and hot tub $25,570 Re-tile swimming pool and hot tub $5,048 Refinish metal pool fence $3,737 Replace west half of pool deck $18,358 While concrete pool deck is removed, investigate possible leak, and repair as necessary $1,093 ANNUAL EXPENSES BY YEAR $134,454 $0 $0 $120,664 $0 $230,452 $4,776 $45,475 $0 $5,219

31 TABLE 3.20: ANNUAL CAPITAL EXPENSES PROFESSIONAL RESERVE STUDY FOR SAMMAMISH LANDING CONDOMINIUMS Action Required SITE Replace north fence and garbage enclosure Replace south fence $11,826 Build west fence Irrigation system allotment $6,720 Typical asphalt patching and other asphalt repairs Seal coat asphalt and restripe asphalt and curbing Concrete sidewalk and curbing alltotment $17,667 $8,805 $10,208 $2,688 $3,116 Replace fuel storage locker bank Dock repair allotment $5,703 $6,232 $6,810 Replace mailboxes Landscaping and drainage project 3.3 STRUCTURE No structural repairs anticipated during duration of study 3.4 ROOFING Resurface flat roof and replace all metal vents, all metal flashing, and chimney caps Replace 2X4 skylights Replace 4X4 skylights Resurface pitched roof on carports 3.5 EXTERIOR Clean, re-caulk, and re-paint all exteriors of buildng and carport Spot siding and trim replacement prior to repainting $92,719 $3,360 Resurface vinyl decks Adjusted balance of residing project

32 TABLE 3.20: ANNUAL CAPITAL EXPENSES PROFESSIONAL RESERVE STUDY FOR SAMMAMISH LANDING CONDOMINIUMS Action Required ELECTRICAL SYSTEMS Miscellaneous electrical system expenditures $7,056 $8, PLUMBING SYSTEMS Miscellaneous plumbing system expenditures $14,111 $16, HVAC SYSTEMS No common HVAC systems 3.9 ELEVATORS No elevators on property 3.10 FIRE DETECTION & SUPPRESSION Upgrade fire alarm control panel and system components 3.11 COMMON INTERIOR FINISHES Recarpet hallways and stairwells Repaint hallways and stairwells $63,170 $29,290 $37,104 Lobby Upgrade project 3.12 SWIMMING POOL AREA Re-plaster swimming pool and hot tub Re-tile swimming pool and hot tub Refinish metal pool fence Replace west half of pool deck While concrete pool deck is removed, investigate possible leak, and repair as necessary ANNUAL EXPENSES BY YEAR $147,285 $29,290 $5,703 $0 $0 $61,761 $0 $0 $6,810 $100,274

33 TABLE 3.20: ANNUAL CAPITAL EXPENSES PROFESSIONAL RESERVE STUDY FOR SAMMAMISH LANDING CONDOMINIUMS Action Required SITE Replace north fence and garbage enclosure $9,247 Replace south fence Build west fence Irrigation system allotment Typical asphalt patching and other asphalt repairs Seal coat asphalt and restripe asphalt and curbing Concrete sidewalk and curbing alltotment Replace fuel storage locker bank Dock repair allotment Replace mailboxes $10,874 $9,031 $12,136 $23,743 $11,834 $13,718 $15,903 $3,612 $4,188 $4,855 $6,281 $7,441 $8,131 $8,885 $9,709 $9,422 Landscaping and drainage project 3.3 STRUCTURE No structural repairs anticipated during duration of study 3.4 ROOFING Resurface flat roof and replace all metal vents, all metal flashing, and chimney caps Replace 2X4 skylights $9,211 Replace 4X4 skylights $10,746 Resurface pitched roof on carports 3.5 EXTERIOR Clean, re-caulk, and re-paint all exteriors of buildng and carport Spot siding and trim replacement prior to repainting Resurface vinyl decks $124,607 $167,462 $4,515 $6,068 $62,491 Adjusted balance of residing project

34 TABLE 3.20: ANNUAL CAPITAL EXPENSES PROFESSIONAL RESERVE STUDY FOR SAMMAMISH LANDING CONDOMINIUMS Action Required ELECTRICAL SYSTEMS Miscellaneous electrical system expenditures $9,482 $10,992 $12, PLUMBING SYSTEMS Miscellaneous plumbing system expenditures $18,964 $21,985 $25, HVAC SYSTEMS No common HVAC systems 3.9 ELEVATORS No elevators on property 3.10 FIRE DETECTION & SUPPRESSION Upgrade fire alarm control panel and system components $9, COMMON INTERIOR FINISHES Recarpet hallways and stairwells Repaint hallways and stairwells $47,002 Lobby Upgrade project 3.12 SWIMMING POOL AREA Re-plaster swimming pool and hot tub Re-tile swimming pool and hot tub Refinish metal pool fence $53,538 $10,570 $7,825 Replace west half of pool deck $38,437 While concrete pool deck is removed, investigate possible leak, and repair as necessary ANNUAL EXPENSES BY YEAR $273,741 $7,441 $0 $0 $8,131 $90,330 $0 $55,888 $110,370 $0 $274,460

35 4.0 FINANCIAL ANALYSIS The financial analysis in this Reserve Study is a proprietary system that was developed by Jeff Samdal & Associates. We have provided the funding method that we believe will most adequately fund the reserves of this Association. 4.1 CURRENT FINANCIAL INFORMATION AND CURRENT FUNDING PLAN The Association s Reserve Fund balance was approximately $153,439 as of December 31, (Balance from 2010 year end financial report.) According to our calculations detailed in this report, the Reserve Fund balance required for Full Funding of this property at this time is $269,659. Therefore, the property is 56.9% funded. This current level of funding represents a fair financial position for the Association. The Association is currently contributing $24,000 per year to the Reserve Fund. This is an average contribution of $57.14 per unit per month. Additionally, starting in 2011, the Association will transfer an additional $52,000 from the operating budget to the Reserve Fund annually for 10 years. From this $52,000, $15,553 will be necessary to service the debt. This effectively reduces the transfer from Operating Fund to the Reserve Fund to be $36,447. This level of funding will eventually achieve Full Funding in the year At this time, the board should adopt the Full Funding Plan listed in Table RECOMMENDED RESERVE FUNDING PLAN Full Funding is the ideal position for any property and represents a strong financial position. We recommend that all properties be Fully Funded, as Full Funding allows Associations to maintain their properties adequately and minimizes their risk of unplanned special assessments. Ideally, the Association should be Fully Funded immediately; however, we recognize that financial realities can sometimes make this difficult. Therefore, we have provided three different plans to get the Association Fully Funded within three different time frames: Immediately, Within Five Years, and Within Three Years. It is to the Association s benefit to be Fully Funded as soon as possible. Our funding recommendations are as follows: This property is currently 56.9% funded. Option One: Immediate Full Funding If the Association desires to be Fully Funded immediately, then based on the anticipated expenditures the Association will need to immediately contribute a total of $241,122 to the Reserve Fund. This translates to an average of $6,889 per unit. Following this initial contribution, the funding plan necessary to maintain a Fully Funded Capital Reserve Fund for the duration of this study will be a total property contribution of $31,484 per year in the initial year, which translates to $74.96 per unit per month. This annual contribution will need to be increased 3% each subsequent year to maintain Full Funding. For a detailed look at the annual funding contribution necessary per year, see Table 4.4 Reserve Fund Balance Sheet (Section 4.4). OR Option One Average Immediate Contribution Per Unit: $6,889 Avg. Contribution Thereafter Per Unit Per Month: 2012 $74.96 (with 3% annual increase thereafter) PAGE 35 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

36 Option Two: Full Funding Within Five Years There is currently a full funding deficiency of $241,122. This option makes up this deficiency over the next five years. Starting in 2012 for five years through 2016, the Association will make up their Reserve Fund deficiency by contributing $82,601 annually (which includes $51,117 in make up funds and $31,484 in capital maintenance funds that will increase annually with inflation). This translates to an average of $ per unit per month in the initial year. This is an average increase of $ per unit per month. If this plan is followed, the Association will be Fully Funded by the start of From this point on, the funding plan will be identical to funding plan listed above in the Immediate Full Funding option to maintain Full Funding. This means that the Association will reduce their Reserve Fund contribution to $36,499 in 2017, which translates to $86.90 per unit per month. This 2017 annual contribution will need to be increased 3% each subsequent year (to account for inflation) for the duration of this 30 year study to maintain Full Funding. For a detailed look at the annual funding contribution necessary per year, see Table 4.4 Reserve Fund Balance Sheet (Section 4.4). Option Two Average Contributions Per Unit Per Month: 2012 $ Increasing at 3% per year through: 2016 $ At year end, full funding will be achieved. Then: 2017 $86.90 (with 3% annual increase thereafter) OR Option Three: Full Funding Within Three Years There is currently a full funding deficiency of $241,122. This option makes up this deficiency over the next three years. Starting in 2012 for ten years through 2021, the Association will make up their Reserve Fund deficiency by contributing $114,245 annually (which includes $82,761 in make up funds and $31,484 in capital maintenance funds that will increase annually with inflation). This translates to an average of $ per unit per month in the initial year. This is an average increase of $ per unit per month. If this plan is followed, the Association will be Fully Funded by the start of From this point on, the funding plan will be identical to funding plan listed above in the Immediate Full Funding option to maintain Full Funding. This means that the Association will reduce their Reserve Fund contribution to $42,312 in 2015, which translates to $81.91 per unit per month. This 2015 annual contribution will need to be increased 3% each subsequent year for the duration of this 30 year study to maintain Full Funding. Option Three Average Contributions Per Unit Per Month: 2012 $ Increasing at 3% per year through: 2014 $ At year end, full funding will be achieved. Then: 2015 $81.91 (plus 3% annual increase thereafter) For a detailed look at the annual funding contribution necessary per year, see Table 4.4 Reserve Fund Balance Sheet (Section 4.4). Other funding options are also possible. Section 4.4 details other common funding methods as well. It is up to the Association to decide which funding option is best for them. PAGE 36 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

37 4.3 ASSUMPTIONS FOR FUTURE INTEREST RATE AND INFLATION For the purposes of this report, we have assumed that the inflation rate over the next 30 years will average 3%. This is based on historical averages over the last 25 years and our conservative best guess for the future. This percentage can vary greatly just as global economic conditions can vary, which makes it imperative that this Reserve Study be updated annually per Washington State SB 6215, which we provide complimentary over the next two years with this Reserve Study (see Appendix). For the purpose of this study, we will assume that the Association manages their money in the Reserve Fund so that the average interest rate return on its money will be equal to that of inflation. This is a conservative estimate given that since 1965, the average yield between short term treasuries and inflation has been 1.04%, which means that these relatively conservative investments have been able to outpace inflation over the long term (according to Crestmont Research, Since we have assumed that the inflation rate over the duration of this study will average 3%, we have also assumed that the Reserve Fund average interest rate will equal 3%. Again, this does not reflect current averages but rather a best guess of the future assuming you have invested effectively. A common strategy is to invest in multiple accounts. Funds that will be necessary in the shorter term must be kept in a relatively liquid account. Funds that are not allotted for near future planned expenditures can be deposited into longer term investments which frequently earn higher interest rates. Consult with a qualified financial advisor for the best solution for your Association. 4.4 ANNUAL FUND BALANCES; ANNUAL FUNDING TABLE AND FIGURES The table and figures shown in this section are intended to give the Association a clearer view of the likely future financial position that the Association will be in, provided that the reserve funding plan is followed. Table 4.4: Reserve Fund Balance Sheet. This table lists annual revenue, expenses, and year end reserve fund balances. All Section 4.4 Figures are based on this data. Figure 4.4A 1: Comparison of Funding Plans Reserve Fund Balances Through This line graph depicts the funding balances of the proposed funding options vs. the current. Note the current plan, in dotted red, falls below zero in several places. This represents insufficient funding for repairs needed in these years. Figure 4.4A 2: Comparison of Funding Plans Reserve Fund Balances Through This line graph focuses on the next ten years, comparing the proposed plans to get the Association to a Full Funding status. Figure 4.4B: Comparison of Funding Plans Association Contributions to Reserve Fund by Year PAGE 37 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

38 PROFESSIONAL RESERVE STUDY FOR SAMMAMISH LANDING CONDOMINIUMS TABLE 4.4: RESERVE FUND BALANCE SHEET CURRENT FUNDING PLAN Beginning Reserve Balance 153,439 82, , , , ,865 58, , , , ,428 Annual Regular Reserve Fund Contribution 24,000 24,000 24,000 24,000 24,000 24,000 24,000 24,000 24,000 24,000 24,000 Average Monthly Contribution to the Reserve Fund per Unit Annual Capital Expenses 134, , ,452 4,776 45,475-5, ,285 Planned Transfers from Operating Fund to Reserve Fund 36,447 36,447 36,447 36,447 36,447 36,447 36,447 36,447 36,447 36,447 Annual Total Property Contribution to The Reserve Fund 60,447 60,447 60,447 60,447 60,447 60,447 60,447 60,447 60,447 60,447 24,000 Interest Income 3,493 3,394 5,310 5,472 5,640 4,166 2,576 3,713 4,955 6,839 6,024 Ending Reserve Balance 82, , , , ,865 58, , , , , ,167 FULL FUNDING Beginning Reserve Balance 153,439 45, , , , , , , , , ,221 Regular Reserve Funding 24,000 31,484 32,429 33,402 34,404 35,436 36,499 37,594 38,722 39,883 41,080 Average Monthly Contribution to the Reserve Fund per Unit Annual Capital Expenses 134, , ,452 4,776 45,475-5, ,285 Planned Special Assessments 241,122 Annual Total Property Contribution to The Reserve Fund 24, ,606 32,429 33,402 34,404 35,436 36,499 37,594 38,722 39,883 41,080 Interest Income 2,946 5,467 10,207 9,690 9,188 7,055 4,817 5,319 5,941 7,220 6,364 Full Funding - Ending Reserve Balance 45, , , , , , , , , , ,380

39 PROFESSIONAL RESERVE STUDY FOR SAMMAMISH LANDING CONDOMINIUMS TABLE 4.4: RESERVE FUND BALANCE SHEET FULL FUNDING WITHIN 5 YEARS Beginning Reserve Balance 153,439 45, , , , , , , , , ,221 Regular Reserve Funding 24,000 31,484 32,429 33,402 34,404 35,436 36,499 37,594 38,722 39,883 41,080 Annual Make up Funds 51,117 51,117 51,117 51,117 51,117 Annual Total Property Contribution to The Reserve Fund 24,000 82,601 83,545 84,518 85,520 86,552 36,499 37,594 38,722 39,883 41,080 Average Monthly Contribution to the Reserve Fund per Unit Annual Capital Expenses 134, , ,452 4,776 45,475-5, ,285 Interest Income 2,946 2,617 5,188 6,054 6,976 6,310 4,817 5,319 5,941 7,220 6,364 Ending Reserve Balance 45, , , , , , , , , , ,380 FULL FUNDING WITHIN 3 YEARS Beginning Reserve Balance 153,439 45, , , , , , , , , ,221 Regular Reserve Funding 24,000 31,484 32,429 33,402 34,404 35,436 36,499 37,594 38,722 39,883 41,080 Annual Make up Funds 82,761 82,761 82,761 Annual Total Property Contribution to The Reserve Fund 24, , , ,163 34,404 35,436 36,499 37,594 38,722 39,883 41,080 Average Monthly Contribution to the Reserve Fund per Unit Annual Capital Expenses 134, , ,452 4,776 45,475-5, ,285 Interest Income 2,946 3,092 6,626 8,485 9,188 7,055 4,817 5,319 5,941 7,220 6,364 Ending Reserve Balance 45, , , , , , , , , , ,380 Yellow Highlighted Cells Represent Make-Up Funds

40 PROFESSIONAL RESERVE STUDY FOR SAMMAMISH LANDING CONDOMINIUMS TABLE 4.4: RESERVE FUND BALANCE SHEET CURRENT FUNDING PLAN Beginning Reserve Balance Annual Regular Reserve Fund Contribution Average Monthly Contribution to the Reserve Fund per Unit Annual Capital Expenses 145, , , , , , , , , ,652 (34,456) 24,000 24,000 24,000 24,000 24,000 24,000 24,000 24,000 24,000 24,000 24, ,290 5, , , , ,741 7,441 Planned Transfers from Operating Fund to Reserve Fund Annual Total Property Contribution to The Reserve Fund Interest Income Ending Reserve Balance 24,000 24,000 24,000 24,000 24,000 24,000 24,000 24,000 24,000 24,000 24,000 4,276 4,599 5,371 6,253 6,234 6,214 7,121 7,952 7,305 2,633 (785) 144, , , , , , , , ,652 (34,456) (18,682) FULL FUNDING Beginning Reserve Balance Regular Reserve Funding Average Monthly Contribution to the Reserve Fund per Unit Annual Capital Expenses 165, , , , , , , , , , ,807 42,312 43,581 44,889 46,236 47,623 49,051 50,523 52,039 53,600 55,208 56, ,290 5, , , , ,741 7,441 Planned Special Assessments Annual Total Property Contribution to The Reserve Fund Interest Income Full Funding - Ending Reserve Balance 42,312 43,581 44,889 46,236 47,623 49,051 50,523 52,039 53,600 55,208 56,864 5,157 6,075 7,499 9,091 9,845 10,664 12,477 14,288 14,695 11,157 8, , , , , , , , , , , ,186

41 PROFESSIONAL RESERVE STUDY FOR SAMMAMISH LANDING CONDOMINIUMS TABLE 4.4: RESERVE FUND BALANCE SHEET FULL FUNDING WITHIN 5 YEARS Beginning Reserve Balance Regular Reserve Funding 165, , , , , , , , , , ,807 42,312 43,581 44,889 46,236 47,623 49,051 50,523 52,039 53,600 55,208 56,864 Annual Make up Funds Annual Total Property Contribution to The Reserve Fund Average Monthly Contribution to the Reserve Fund per Unit Annual Capital Expenses Interest Income Ending Reserve Balance 42,312 43,581 44,889 46,236 47,623 49,051 50,523 52,039 53,600 55,208 56, ,290 5, , , , ,741 7,441 5,157 6,075 7,499 9,091 9,845 10,664 12,477 14,288 14,695 11,157 8, , , , , , , , , , , ,185 FULL FUNDING WITHIN 3 YEARS Beginning Reserve Balance Regular Reserve Funding 165, , , , , , , , , , ,807 42,312 43,581 44,889 46,236 47,623 49,051 50,523 52,039 53,600 55,208 56,864 Annual Make up Funds Annual Total Property Contribution to The Reserve Fund Average Monthly Contribution to the Reserve Fund per Unit Annual Capital Expenses Interest Income Ending Reserve Balance 42,312 43,581 44,889 46,236 47,623 49,051 50,523 52,039 53,600 55,208 56, ,290 5, , , , ,741 7,441 5,157 6,075 7,499 9,091 9,845 10,664 12,477 14,288 14,695 11,157 8, , , , , , , , , , , ,185 Yellow Highlighted Cells Represent Make-Up Funds

42 PROFESSIONAL RESERVE STUDY FOR SAMMAMISH LANDING CONDOMINIUMS TABLE 4.4: RESERVE FUND BALANCE SHEET CURRENT FUNDING PLAN Beginning Reserve Balance Annual Regular Reserve Fund Contribution Average Monthly Contribution to the Reserve Fund per Unit Annual Capital Expenses (18,682) 5,118 29,631 46,627 (19,299) 4,482 (27,749) (116,247) (95,375) 24,000 24,000 24,000 24,000 24,000 24,000 24,000 24,000 24, ,131 90,330-55, , ,460 Planned Transfers from Operating Fund to Reserve Fund Annual Total Property Contribution to The Reserve Fund Interest Income Ending Reserve Balance 24,000 24,000 24,000 24,000 24,000 24,000 24,000 24,000 24,000 (200) 514 1, (219) (344) (2,128) (3,127) (6,618) 5,118 29,631 46,627 (19,299) 4,482 (27,749) (116,247) (95,375) (352,453) FULL FUNDING Beginning Reserve Balance Regular Reserve Funding Average Monthly Contribution to the Reserve Fund per Unit Annual Capital Expenses 332, , , , , , , , ,389 58,570 60,327 62,137 64,001 65,921 67,899 69,935 72,034 74, ,131 90,330-55, , ,460 Planned Special Assessments Annual Total Property Contribution to The Reserve Fund Interest Income Full Funding - Ending Reserve Balance 58,570 60,327 62,137 64,001 65,921 67,899 69,935 72,034 74,195 10,844 12,953 15,056 15,923 16,995 18,674 18,808 19,846 18, , , , , , , , , ,641

43 PROFESSIONAL RESERVE STUDY FOR SAMMAMISH LANDING CONDOMINIUMS TABLE 4.4: RESERVE FUND BALANCE SHEET FULL FUNDING WITHIN 5 YEARS Beginning Reserve Balance Regular Reserve Funding 332, , , , , , , , ,389 58,570 60,327 62,137 64,001 65,921 67,899 69,935 72,034 74,195 Annual Make up Funds Annual Total Property Contribution to The Reserve Fund Average Monthly Contribution to the Reserve Fund per Unit Annual Capital Expenses Interest Income Ending Reserve Balance 58,570 60,327 62,137 64,001 65,921 67,899 69,935 72,034 74, ,131 90,330-55, , ,460 10,844 12,953 15,056 15,923 16,995 18,674 18,808 19,846 18, , , , , , , , , ,641 FULL FUNDING WITHIN 3 YEARS Beginning Reserve Balance Regular Reserve Funding 332, , , , , , , , ,389 58,570 60,327 62,137 64,001 65,921 67,899 69,935 72,034 74,195 Annual Make up Funds Annual Total Property Contribution to The Reserve Fund Average Monthly Contribution to the Reserve Fund per Unit Annual Capital Expenses Interest Income Ending Reserve Balance 58,570 60,327 62,137 64,001 65,921 67,899 69,935 72,034 74, ,131 90,330-55, , ,460 10,844 12,953 15,056 15,923 16,995 18,674 18,808 19,846 18, , , , , , , , , ,641 Yellow Highlighted Cells Represent Make-Up Funds

44 Figure 4.4A 1 Comparison of Funding Plans Reserve Fund Balances Through , , ,000 SEE FIGURE 4.4A 2 Reserve Balance 200, (200,000) (400,000) (600,000) Year FULL FUNDING FULL FUNDING WITHIN 5 YEARS CURRENT FUNDING PLAN FULL FUNDING WITHIN 3 YEARS Table 4.4A 2 Comparison of Funding Plans Reserve Fund Balances Through , , , ,000 Reserve Balance 200, , ,000 50, Year FULL FUNDING FULL FUNDING WITHIN 3 YEARS FULL FUNDING WITHIN 5 YEARS CURRENT FUNDING PLAN PAGE 44 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

45 Table 4.4B Comparison of Funding Plans Association Contributions to Reserve Fund by Year 140,000 Contribution Amount 120, ,000 80,000 60,000 NOTE: Immediate "Full Funding" Option assumes an intial catch up contribution of $241,122, reflected in year ,000 20, Year CURRENT FUNDING PLAN FULL FUNDING FULL FUNDING WITHIN 5 YEARS FULL FUNDING WITHIN 3 YEARS 4.5 OTHER COMMON FUNDING METHODS The following methods are methods that are sometimes implemented. We believe that many of these funding methods that keep the reserve fund at less than Fully Funded represent a weaker position for the Association. As the Fully Funded percentage decreases, the likelihood of unplanned special assessments increases. Cash Flow Method A method of calculating Reserve contributions where contributions to the Reserve fund are designed to offset the variable annual expenditures from the Reserve fund. Different Reserve Funding Plans are tested against the anticipated schedule of Reserve expenses until the desired Funding Goal is achieved. Component Method A method of calculating Reserve contributions where the total reserve contribution is based on the sum of contributions for individual components. Baseline Funding Establishing a Reserve funding goal of keeping the Reserve cash balance above zero. Full Funding Setting a Reserve funding goal of attaining and maintaining the Reserve Fund at or near 100% funded. Recommended by Jeff Samdal & Associates Statutory Funding Establishing a Reserve funding goal of setting aside the specific minimum amount of Reserves required by local statutes. Threshold Funding Establishing a Reserve funding goal of keeping the Reserve Balance above a specified dollar or Percent Funded amount. Depending on the threshold this may be more or less conservative than Fully Funded. PAGE 45 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

46 5.0 LIMITATIONS This report has been prepared for the exclusive use of Sammamish Landing Homeowners Association and their property management company. We do not intend for any other party to rely on this report for any reason without our expressed written consent. If another individual or party relies on this study, they shall indemnify and hold Jeff Samdal & Associates harmless for any damages, losses, or expenses they may incur as a result of its use. The Level 1 Reserve Study is a reflection of the information provided to us. This report has been prepared for Sammamish Landing Homeowners Association's use, not for the purpose of performing an audit, quality/forensic analyses, or background checks of historical records. Our inspection report is not an exhaustive technical inspection of the property; we merely comment on the items that we believe that our clients would benefit from knowing. During a typical inspection, no invasive inspection is performed, no furnishings are moved, and no finishes are removed. This report is a snap shot in time of the condition of the property at the time of inspection. The remaining life values that we list are based on our opinion of the remaining useful life and are by no means a guarantee. Our opinions are based on what we believe one could reasonably expect and are not based on worst case scenarios. These opinions are based upon our experience with other buildings of similar age and construction type. Opinions will vary and you may encounter contractors and/or consultants with differing opinions from ours. Ratings of various building components are most often determined by comparison to other buildings of similar age and construction type. The quality of materials originally impacts our judgment of their current state. The life expectancy estimates that we prepare are based on National Association of Home Builders (NAHB) averages, Building Owners and Managers (BOMA) averages, product defined expected life averages, and our own assessment of typical life expectancy based on our experience with similar components in our area. This report will tell you a great deal about the overall condition of this property. However, this report does not constitute a warranty, an insurance policy, or a guarantee of any kind. Owning any property involves some risk and while we can give an excellent overview of the property, we cannot inspect what we cannot see. Our inspection and report do not include building code compliance or municipal regulatory compliance. Nor do they include mold investigations, hazardous materials investigations, or indoor air quality analysis. The purpose of this report is not intended to be a statement of insurability of this property as insurance companies have particular standards for insurability of certain building types and certain building materials. While we may comment that certain components have been recalled that we are aware of, we are not aware of all recalls. It is beyond the scope of this inspection to determine all systems or components that are currently or will be part of any recall in the future. You may wish to subscribe or contact the CPSC (Consumer Product Safety Commission) web site for recall information regarding any system or component. If a problem is encountered on your property, we cannot be responsible for any corrective action that you take, unless we have the opportunity to review the conditions, before repairs are made. Please ensure that you have read and understand the entire proposal to perform this Level 1 Reserve Study that was signed prior to our inspection. If you have any questions regarding this document, please contact us. We appreciate the opportunity to be of assistance and we hope that we have provided you a clear understanding of your financial situation and given you a better overall understanding of the your property. This report supersedes any opinion or discussion that occurred during the inspection and should be considered our complete opinion of the condition of this property. Please contact us if you have any questions regarding this report. We will be happy to be of assistance. Sincerely, Jeff Samdal, PE, RS, PRA PAGE 46 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

47 APPENDIX Resume of Engineer Performing Study Diamond Roofing Sarnafil 60 mil PVC Roof Resurfacing Estimate PAGE 47 OF 47 JEFF SAMDAL & ASSOCIATES, INC. P: (206) F: (425)

48 Jeff Samdal, P.E., Principal Professional Qualifications and Experience Areas of Expertise Mr. Samdal is the owner of Jeff Samdal & Associates, Inc. (formerly Samdal Engineering), a private business that specializes in building inspections, engineering, project management, and related services. He is a double-licensed Professional Engineer (Mechanical and Civil) in Washington State with eleven years of experience. He is also an accredited Building Inspection Engineer (BIE) and Reserve Specialist (RS). He has performed over 1,500 building inspections within the previous six years as well as numerous additional services such as building envelope design, construction management, and general consulting for property owners pertaining to building maintenance and long term budgeting. Mr. Samdal consistently earns repeat and referral business because of his attention to detail, practical approach, knowledge of the industry, and genuine appreciation for clients concerns for their real estate investments. Capabilities Mr. Samdal is experienced at performing residential, commercial, and industrial inspections in Washington State. Mr. Samdal s experience includes the following: Property Condition Assessments (PCAs) Owner s Representative Construction Management Building Envelope Design and Construction Monitoring Capital Needs Assessments and Facilities Surveys Condominium/Homeowner s Association Reserve Studies Condominium Conversion Studies Structural Failure Analysis and Investigation Warranty Claims Investigations Window Water Exclusion Testing per ASTM Standards Relevant Work History Mr. Samdal has been owner and operator of Jeff Samdal & Associates / Samdal Engineering since Before concentrating on building inspections, Mr. Samdal worked for Washington Group International s (WGI) Hydropower and Water Resources Group. While working for WGI, Mr. Samdal was involved in rebuilding and rehabilitating hydro facilities. He served as the on-site powerhouse and switchyard inspector during construction. His duties included design, drawing and specification preparation, cost estimating, scheduling, and construction management. Prior to working for WGI, Mr. Samdal worked for Duke Energy in a similar role. Education BS in Mechanical Engineering, University of Washington Licenses and Certifications Licensed Professional Engineer (PE), Mechanical Engineering, State of Washington, #40985 Licensed Professional Engineer (PE), Civil Engineering, State of Washington, #40985 Reserve Specialist (RS), Community Associations Institute (CAI), #173 Professional Reserve Analyst (PRA), Association of Professional Reserve Analysts Building Inspection Engineer (BIE), National Association of Building Inspection Engineers Structural Pest Inspector, State of Washington, #70763 Licensed Home Inspector, State of Washington, #349 Professional Affiliation American Society of Mechanical Engineers, 2002 present

49 March 7, 2011 Contractor ID: DIAMORI022DT 221 SW 41 st Street Renton, WA Seattle: Bellevue: FAX: Proposal Submitted to: Sammamish Landing 4214 West Lake Sammamish Parkway NE Redmond, WA Work to be performed at: Diamond Roofing, Inc. (DRI) hereby agrees to furnish materials and perform necessary labor to: Remove existing cap metal and set aside for re-installation. Remove all layers of existing hot tar material and haul away. Sweep entire roof clean. Install new protective mat over entire surface of roof. DRI will install custom made triangular sloped taper system in corners of all ponding areas next to existing roof drain holes. Install 18,500 square feet of new 60-mil white Sarnafil PVC roofing material over newly installed protective mat over surface of roof. Includes new PVC cones for all roof breather pipes. Includes new PVC vents to replace all existing roof vents. DRI will wrap new PVC material up and completely over roof edges prior to re-installation of cap metal. DRI will remove existing 4 x 4 dome skylights on flat roof and pitched shingle roof and haul away. DRI will replace existing 4 x 4 dome skylights with new fixed clear insulated acrylic dome skylights. New skylights will be manufactured at Tam Industries of west Seattle. (total of 7) DRI will completely waterproof exterior of wood skylight curbs on flat PVC surface of roof prior to installation of new skylights. New PVC roofing material will encapsulate complete exterior of wood skylight frames. Includes maintenance-free outside PVC corner flashings that heat weld into place. Skylights will be manufactured at Tam Industries of west Seattle. DRI will remove existing dryer vents on entire surface of roof and haul away. DRI will install new 8 diameter PVC vents to replace same. New PVC roofing material will heat weld directly to surface of newly installed PVC vents, creating a maintenance free detail. DRI will replace existing linear ridge vent sheet metal with new 24-gauge white Kynar coated steel ridge vent cover. New ridge cap will be sloped to prevent pooling water. DRI will replace existing wind driven turbine vents with new Whirlybird wind driven turbines of the same diameter. Includes new custom made PVC cones at base of all new wind driven turbines. New PVC cones will heat weld directly to surface of newly installed PVC roofing material. Upsize existing drain holes to 3 diameter. Install new 3 diameter round PVC Clad steel drop scuppers into newly upsized 3 diameter roof drain holes. New PVC roofing material will heat weld directly to surface of newly installed PVC Clad steel drop scuppers, creating a maintenance free transition. Reconnect existing downspouts. DRI will remove existing roofing material over sides and top surface of existing elevated stove pipe boxes and haul away. DRI will install new PVC roofing material on sides and top surfaces of same. Includes new custom made PVC cones for base of all stove pipes. New PVC cones will heat weld directly to surface of newly installed PVC roofing material, creating a maintenance free detail. DRI will replace existing round screened metal hoods on top of existing stove pipes with like new metal hoods. Page 1