THE SUMMIT AT AUTUMN HILLS CAMAS, WA 98607

RESERVE STUDY PROPOSAL THE SUMMIT AT AUTUMN HILLS CAMAS, WA 98607 2016

RESERVE STUDY PROPOSAL February 14, 2016 The Summit at Autumn Hills Camas, WA 98607 Dear Mr. Wormser, Thank you for the opportunity to quote the reserve study for the Summit at Autumn Hills Association. I have included some general information about reserve studies, our company and sample pages of our reserve study format for the board. Studies are typically completed on a 20-30 year outlook and provide a condition overview and cost basis for the community s assets. The package includes both a digital and paperback copy of the report. In order to perform the reserve study I will need to have you supply or permit my review of the following items: 1. The articles of indenture/declarations 2. Budgets for the current year and a last 1-2 years 3. Access to the property for several hours for pictures and property inspection 4. Review of equipment manuals and maintenance logs if available 5. Information regarding any planned improvements that the association would be responsible to maintain and the dates of past item replacements. I look forward to working with you and the community. Please feel free to contact me with any questions. Sincerely, Kristopher M. Kern Reserve Analyst General Manager, Asset Guardians

ABOUT ASSET GUARDIANS Our Company ASSET GUARDIANS is a St. Louis, MO based reserve study company serving throughout Missouri and the Midwest. We develop reserve studies to accurately document, anticipate, and manage long term financial expenses for the community owned property of homeowner and condominium associations. With more than 20 years of experience with property and construction management in residential, town home, and condominium associations, we offer and deliver a thorough assessment of your community s condition. Our services provide a complete, detailed financial analysis of your property and amenity assets. We start with a community inspection, review maintenance and repair history, and prepare a condition report with financial conclusions that help forecast your community s reserve needs. Our solution, constructed from proven study methodology, will help verify your community s improvement needs and advise you on issues that can impact the budget and cause a loss of financial resources. Using proven software tools that calculate your short and long-term funding requirements, we are equipped to deliver both physical and financial reporting for your community. With our commitment to excellence and service, we provide solutions you need today and in the future. AVAILABLE SERVICES Full Reserve Studies with site visit and funding report Data update and annual review reports Mini-10 Reserve Study Reports for bank lending FHA Certification Services Construction Administration Services Property Condition Assessments Insurance Appraisals Lender Compliance Reports Presentation to Board Members PDF Copies for Associations Presentations to annual membership meetings Presentations to special meetings Critical issue and special studies

RESERVE STUDY QUOTATION REQUEST FORM DATE CONTACT INFORMATION Name Title Management Company (if applicable) Address City/State Zip Phone Fax Email PROPERTY INFORMATION Property Name Year(s) Built Property Address City/State Zip Total # of Units Total # of Buildings Total Annual Budget $ Total # of Stories Year Built Is the Facility Access Controlled? Y N PERTINENT EXISTING DATA Plans Available Yes No Previous Reserve Study Yes No Available Study Date TYPE OF COMMUNITY Condos HOA SPECIAL NEEDS STUDY LEVEL REQUESTED Cooperative Apartments Reserve Study with on-site observation Special Needs (specific problem areas, i.e. failed retaining wall, swimming pool cracks, and road or bridge problems) SEE NOTE ABOVE. COMMON SITE FEATURES (community responsibility) Roads/Parking Monument Irrigation Garages Pool Tennis Court Clubhouse Fences Drainage Ponds Playground Retaining Wall Carports Other: COMMON EXTERIOR BUILDING FEATURES (community responsibility) Decks/Balconies Windows/Doors Elevators HVAC Units Indoor Parking Exterior Walls Concrete Roads Concrete Walks Hallways/Mtg Space Playground Other: Roofs: Flat Sloped

ABOUT RESERVE STUDIES Our Service ABOUT RESERVE STUDIES The objective of a Reserve Study is to set the minimum level of annual reserve contributions made by a community association. This generally insures that adequate funds exist for the replacement or major repaid of any component of the property as it becomes necessary. Depending on the Board of Directors wishes, a study can be either extremely exhaustive or restricted to only the major building components. In either case, each item included must be evaluated to determine the current condition, the remaining useful life and the replacement cost. This information is the synthesized into a spreadsheet format which determines the contribution needed. All costs and balances are shown both in constant dollars and adjusted for annual inflation and interest earned (rate assumptions are clearly shown). Ideally, an even level of contribution is established that maintains a positive balance in the account. In order to build a study that is the greatest value to the Association, Asset Guardians employs a Reasonable Approach when evaluating a property. This means that we attempt to predict (based on the economics and the Association s objectives) what a reasonable person will decide to have done when the corrective action becomes necessary. For example, a reasonable person does not have an entirely new fence installed when repairing and restoring the old one would have produced the same result. The benefit of this is that reserve contributions are minimized to allow for what is most likely to occur. Our studies are not based on a worst case scenario. It should be noted that our approach assumes that the Association will correct minor problems as they occur before they become major problems. The benefits of a consistent annual contribution to Reserves as determined by a Reserve Study are many: IT IS FAIR. Owners contribute only for the useful life extracted during their term of ownership. Current owners are not assessed for what previous owners did not pay. PROTECTS THE OWNER S INVESTMENT. By insuring that funds always exist to keep a community maintained and functional, each owner s investment in their unit is protected. INCREASES SALABILITY/LEND ABILITY. Savvy purchasers and lenders are closely examining association finances before making commitments. A good reserve study and adequate reserves illustrate an Association s financial health and endurance. REDUCES SPECIAL ASSESSMENTS. By utilizing a reserve study to aid in medium and long-range planning, the need for special assessments is greatly reduced. This assists personal financial planning and reduces the uncertainty and fear of ownership. IDENTIFIES PROBLEM AREAS. By highlighting items that need immediate attention or routine maintenance, useful lives are extended and costs are minimized. An ounce of prevention is worth a pound of cure. In order to provide the best reserve analysis possible, many sources are used in compiling our report. These include: Site visit and inspection of facilities Conference with on-site management and maintenance personnel Review of building blueprints

ABOUT RESERVE STUDIES Generally accepted construction, maintenance, and repair guidelines Conversations with vendors employed by the Association It is important to note that the long-term nature of this study requires that certain assumptions and predictions be made about future events. Since there can be no guarantees that these future events will actually occur as assumed, it is important that this analysis be viewed in light of the circumstances under which it is conducted. Every reasonable effort is made to insure that the conclusions of this report are based on reliable information and sound reasoning. This report should be updated annually with actual repair costs, Reserve balances, etc. Every two or four years it should be updated with a physical inspection and professional review. Regular updating will allow changes based on actual occurrences and adjustments for the cost of repairs to be incorporated into the annual reserve contributions. This will allow any savings or additional costs to be properly allocated among unit owners. SIX THINGS YOU SHOULD KNOW BEFORE YOU CONDUCT A RESERVE STUDY One of the primary business duties of Community Associations is maintaining and preserving property values of the Association s common property. To do this properly, Associations must develop funding plans for future repair or replacement of major common-area components. A Reserve Study is a budget-planning tool that identifies the current status of the Reserve fund and establishes a stable and equitable funding plan to offset the anticipated future major common-area expenditures. The Reserve Study consists of two parts: the physical analysis and the financial analysis. There are many benefits to having a Reserve Study done. First, it meets legal, fiduciary and professional requirements. It provides for the planned replacement of major items that must, at some point in time, be replaced, as major items deteriorate during use. It minimizes the need for special assessments. And lastly, a replacement fund enhances resale values. Following are things to keep in mind when planning your Reserve Study. 1. ALL RESERVE STUDIES ARE NOT EQUAL. Until just a few years ago, most Reserve Studies included a list of all the components, their replacement cost and remaining useful life in order to determine what the next year s funding should be. After many years of discussion and development by the Reserves Committee of the Community Associations Institute, it was agreed by the leading Providers from across the United States that all Reserve Studies should include not only this Physical Analysis but also a comprehensive Financial Analysis. This is now the standard. The Physical Analysis is important because it determines the existing condition of the common elements. The Financial Analysis, which includes a cash flow projection of the Reserve Fund over a 20 to 30 year period, is even more important because it focuses on the planning and budgeting of replacing these common elements based on the specific needs of the Association. A Financial Analysis enables the Association to consider long-term planning decisions, rather than focusing only on the next year s replacement items. By considering this projection, the Association is better able to make an informed decision in regards to how much money should be set aside each year into the Reserve Fund and still feel comfortable that a special assessment will not be required over the life of the projection. 2. FULL FUNDING OF A RESERVE STUDY may mean that you are over-funded. Based upon the National Reserve Study Standards of the Community Associations Institute, there are a number of different

ABOUT RESERVE STUDIES Funding Goals which are recommended to be utilized as the basis for your Association s future Reserve Fund planning. Baseline Funding is when the cash flow projection reaches $0 at some time over the projection period. Component Full Funding is based on keeping every individual component within the study 100% funded. In most instances, this will result in a significant amount of funds, which are never used during the cash flow projection period. Threshold Funding is when the amount in the Fund during the cash flow projection period is based upon keeping a minimum balance within the fund. This is generally more than Baseline Funding and less than Full Funding. Statutory Funding is based upon the establishment of the amount to be funded as dictated by the local State requirements. At Asset Guardians, we work with the client to establish the funding goals ahead of time then concentrate on strategies to achieve that objective. 3. THE REPLACEMENT COSTS INCLUDED WITHIN A RESERVE STUDY should not always be based upon a replacement with the exact same component. In many instances, the original component being replaced either is no longer available or has become outdated since it was first installed. By making recommendations for alternatives to the initial installation, the Association may be able to install a replacement with a significantly longer life such as a new type of roofing system or something which is much more energy efficient such as a new HVAC system. In both cases, this will result in either a reduction in the recommended contributions to the Reserve Fund or a reduction in the client s energy costs. At Asset Guardians, all Reserve Studies are prepared under the direction of experienced professionals who are experts not only in estimated life valuations and cost estimating, but also in design. Asset Guardians also provides alternative recommendations and the required design services when the replacements become necessary. 4. THE RESERVE STUDY CAN BE USED FOR MUCH MORE than just estimating the Association s contributions to the Reserve Fund. The Reserve Study cash flow analysis can also be used as a tool for determining how the Association s Reserve Funds can be invested. They give the Association the ability to plan for the actual replacements, thereby making it easier to negotiate more effectively with contractors. The cash flow analysis will show how much money will be in the Reserve Fund and over what period of time. By reviewing this information with the Association s investment adviser, an investment plan can be established to maximize the return on these funds based upon when they will be needed. In addition, by reviewing the anticipated replacements in the coming year on a regular basis, the Association can plan to have the required work performed before the actual conditions deteriorate to the point that remedial work will be required as part of the replacement, which can cause a significant increase in the actual cost of doing the work. A common example of this occurs with pavement seal coating and overlays. If the application of the seal coating is not performed on the recommended schedule, even if the pavement looks good, it can result in additional deterioration of the pavement which must be corrected prior to the application of the overlay. This can simultaneously reduce the anticipated time period before the overlay is needed and also increase the cost of the work when it is done. At Asset Guardians, our expertise in both the analysis of existing conditions and the ability to answer technical questions specifically related to the conditions at your site can help prevent this from occurring. 5. THE RESERVE STUDY WILL NOT BE THE ONLY FUNDING the Association will need for the upkeep of the common elements. The Reserve Study is only for the major repair or replacement of the common and limited common elements that are the Association s responsibility. In all cases, the cost of ongoing maintenance should also be budgeted for separately, as this is not included within the Reserve Study. If the proper maintenance is not performed, it can result in a significant loss of useful life for the Reserve components. This will result in their replacement occurring sooner than anticipated when adequate

ABOUT RESERVE STUDIES funds have not yet been accumulated. At Asset Guardians, we can also provide the Association with a recommended maintenance schedule and budget to help prevent this situation from occurring. 6. THE RESERVE STUDY IS A BUDGETING TOOL and the actual cost of performing the replacement work when it occurs will generally vary from the costs included within the Study. In preparing the Reserve Study, the replacement costs used are based upon both estimating standards as well as the actual cost of similar projects that have been performed. The replacement costs are typically based upon current dollars and are not based upon the preparation of specifications and bidding of the work to actual contractors. It is intended to be used as a budget-planning tool. In order to keep the replacement costs as well as the anticipated useful lives current, the Reserve Study should be updated (including a site visit) on a regular basis. At Asset Guardians, our expertise in the preparation of Reserve Studies and the implications of the different funding plans allows us to make recommendation on how often the Study should be updated and what may happen if it is not. All Studies include a comprehensive section outlining these recommendations.

SAMPLE PAGES FROM A RESERVE STUDY The following pages contain sample data and graphics from real Reserve Studies we have prepared.

SAMPLE PAGES FROM A RESERVE STUDY RESERVE STUDY EXPENSE ITEM LISTING

SAMPLE PAGES FROM A RESERVE STUDY FUNDING STUDY MODIFIED CASH FLOW ANALYSIS

SAMPLE PAGES FROM A RESERVE STUDY

SAMPLE PAGES FROM A RESERVE STUDY MODIFIED RESERVE DUES SUMMARY

AGREEMENT FOR SERVICES Client: Summit at Autumn Hills Property Address: Camas, WA 98607 The Client listed above hereby requests and orders a Reserve Study on the property at the above address to be conducted by Asset Guardians in accordance with the last dated Reserve Study Quotation Request attached. The person executing this Agreement warrants that they have read this Agreement fully and carefully and understand that by their signature they are binding the Client to all the terms and conditions herein SCOPE OF INSPECTION RESERVE STUDY FEE: $ 2,250.00 (x) Complete Reserve Study with site inspection & photos Attachments: Reserve Study Quotation Request Dated 2/14/2016 Additional Services Dated 2/14/2016 The scope of the reserve study and report is a limited visual inspection (one site visit only) of the general systems and components as defined by the client. The reserve study shall be performed in compliance with generally accepted standards of practice. The scope of the study as to the features to be covered or excluded is set forth and defined in the attached Reserve Study Quotation Request. On completion and delivery of the Reserve Study specified, additional services shall be available to Client at price quoted as described per the attached Additional Services. Asset Guardians shall provide up to one (2) hour consultation at the initial interview as determined by the Reserve Study Preparer. Any other consultation beyond the initial interview will be charged at $140.00 per hour. Client agrees to all the risk for all conditions not identified to the reserve study preparer. GENERAL TERMS AND CONDITIONS 1. Client represents and warrants that the information provided to Asset Guardians including but not limited to that information contained in the attached Reserve Study Quotation Request, and the maintenance records subsequently supplied are complete and accurate, and Asset Guardians may rely upon such information and documents without further verification or corroboration. 2. Client shall make available to Asset Guardians all portions of the premises as may be required and as may from time-to-time be requested by Asset Guardians including the interior areas of buildings or unit owner residences. 3. Asset Guardians shall provide the final report to Client within thirty (30) calendar days after this agreement has fully been executed. That period may be extended by Asset Guardians for up to thirty (30) additional days, provided notice of such extension is provided to Client on or before the expiration of the initial thirty (30) days. 4. Client shall pay Asset Guardians the reserve study fee noted above; 50% down prior to start of work and the balance of 50% on client s receipt of the Final Report and invoice from Asset Guardians. The invoice total shall be due and payable within 15 days of invoice date. In the event of default on payment, Client agrees to pay Asset Guardians reasonable attorney s fees and costs of collection. 5. Where the age of a particular Reserve Item (as listed in the Reserve Study) is unknown, Client shall provide to Asset Guardians Client s best-estimated age of that item. If Client is unable to provide an estimate of a Reserve Item s age, Asset Guardians shall make its own estimate of age of the Reserve Item. 6. The estimated Unit Cost and Life Expectancy relative to Reserve Items may be based upon industry or governmental sources, other general construction related resources (e.g. Dodge estimation), actual costs or observed life expectancy, upon Asset Guardians proprietary methodology, and/or upon any combination thereof. The selection of the basis for such estimates shall be made exclusively by Asset Guardians unless otherwise specifically agreed in the Reserve Study Quotation Request. 7. The Reserve Study report including all hard and disk copies delivered to Client are for the Client s exclusive use. Client shall be permitted to provide copies to their financial advisors and consultants, and to banks for Client s exclusive use. Client shall not distribute hard or disk copies to any third parties not relating to Clients operation without prior written consent of Asset Guardians. 8. The Client shall receive one (1) final color copy of the final report and a digital PDF copy. Additional copies available upon request at prices quoted. 9. Asset Guardians shall have no liability to Client or third parties relying on Client s acts or duties resulting from Asset Guardians acts, duties, or failure to act as prescribed herein. Client agrees to indemnify and hold Asset Guardians harmless for any and all damages and expenses sustained by Asset Guardians including its reasonable attorney fees and costs as a result of Asset Guardians providing the services specified and in carrying out the provisions of this agreement. Expenses for which Asset Guardians shall be indemnified shall include its reasonable attorney fees and costs, should Asset Guardians in its sole determination require independent counsel. Indemnification from any judgment shall be provided excluding only willful misconduct by Asset Guardians. In any event, to the extent Asset Guardians is determined liable to Client for any loss sustained by Client as a result of Asset Guardians acts or failure to act, Client s recovery from Asset Guardians shall be limited strictly to an amount not to exceed the fees received by Asset Guardians as a result of Asset Guardians providing the services specified herein. 10. This quote is good for 60 days after signed date and void thereafter. In the event the Client hereunder shall be a corporation, limited liability company, partnership or individual trustee, the person executing this agreement hereby covenants and warrants that they are duly qualified and authorized to bind, and in fact do bind, the entity they represent. Client: Summit at Autumn Hills Asset Guardians Name: Name: Kristopher M. Kern Title: Title: General Manager Signature: Date: Signature: Date:

AGREEMENT FOR SERVICES Contract Date: _2/14/2016_ Summit at Autumn Hills Additional Services Full Reserve Study Updates* Yearly data only update, no site inspection $550.00 Reserve study renewal, 3-5 year increments $1850.00 *The above updates shall be available at prices quoted for 5 years from initial reserve study date. Report Copies* Full Study Copy Color $75.00 Full Study Copy Black & White $50.00 Additional PDF Copy $15.00 *Shipping and handling fees may apply