The balcony project has been completed; the following is a narrative of how progress took place.
August 28, 2019
All concrete finishing, painting, has been-completed.
All new railings have been installed.
Re-installation of shutters originally removed by contractor to start tomorrow.
Screened enclosures ( units 118 &119) re-installation after shutters.
Inspection by condo association to follow.
Final inspection, punch list completion & sign off by SLC Bldg. Dept.
NOTE: NO NEW TILE, CARPETING, PAINTING OR OTHER APPLICATIONS ARE PERMITTED, INCLUDING FANS, LIGHTS ETC. TO NEW BALCONIES.
July 25, 2019
New Pic on pictures page
Progress update.
3rd, 5th, 7th floor framing complete, rebar in progress, concrete pour expected next week. Note: sliders removed 318,319,518.( Concrete deteriorated and removed inside units.)
July 1, 2019
New pic up on pictures page
Units 218, 219, 418, 419, 618 & 619 balconies have been poured.
Look ahead: removal of existing balconies 318, 319, 518, 519, 718, 719, and
pour new balconies.
June-06-2019
All units have protection installed on balcony slider, windows & glass areas
of door to MBR.
All screens removed, units 118 & 119.
All shutters removed, units 218 -718 and stored.(No shutters were installed
unit 618).
Railings removed, units 218-618 & 319,419,619.
Old balconies removed, units 218,418,618,419,619.
Look ahead: Removal of railing, balcony unit 219. Framing, pouring of new
balconies 2nd,4th,6th floors.
Next update 7-1-19
05-19-2019
STACKS 18/19 construction will begin on May 1
Scaffolding set up 5-15 & 5-16-19.
Materials delivered.
Anticipated basic schedule:
Demo to start on or about 5-21-19.
Demo 2nd, 4th, 6th floors.
Frame & pour concrete, 2nd, 4th, 6th floors.
Concrete curing time.TBD.
Demo 3rd, 5th, 7th floors.
Frame & pour concrete, 3rd, 5th, 7th floors.
Concrete finishing, painting,
railings, shutters to follow.
Estimated completion, Mid September 2019, weather permitting.
03-29-2019
STACKS 18/19 construction will begin on May 1
Unit owners MUST remove all items from balcony including wall hangings.
Screens need to be removed and placed inside unit.
The contractor will install dust walls, but some dust will penetrate.
Unit owners are advised to cover or remove items that may be effected
Depending on weather, project completion should be in 12 - 16 weeks.
10-03-2018
STACKS 18/19 construction has been postponed until next spring!
The board has not been pleased with how the construction time frame has gone. We were informed this morning that if they started the 18/19 stacks this week that they would not be complete until the end of January. The board decided to postpone the construction until either April 1 or later.
STACKS 16/17 should be complete in the next week. Shutters soon thereafter.
STACKS 14/15 should be finished by early December.
The contract states that they were to be done by December 31st
In the meantime... the other stacks will be completed and the site cleaned up for the winter high season. The board wants everyone to enjoy (or rent) their places this winter and will follow through with the construction company in finishing the project by summer, 2019.
08-04-2018
Updates on Schedule page
Special meeting scheduled with contractor August 29th to review project status.
Time TBD
07-04-2018
Updates on Schedule page
06-13-2018
Please look at the new pages for detailed info.
Meet with Oscar (foreman for the balcony project)
-Details in upcoming events or Board meetings pages!!!
06-06-2018
The board will try to make sure there is a monthly update around the 1st of each month from now on.
Please come back to the site around the 1st to see the monthly updates.
Pictures of the construction are on a subpage under the construction updates.
LATEST:
It has taken much longer than expected to finish the first columns of 12 and 13. It was originally expected to take 4 - 6 weeks to complete each stack. We are on our 10th week and hopefully they will be finished. The board is doing their best to move this along. The board, like everyone, wants this done asap. But it is out of our control.
Stacks 16 -17 have begun.
TIMING:
We do not have a current timing as we are working to see if more crews can be added or what else can be done to try to complete everything this year. It is simply unknown and we will hopefully have a better idea by next month.
FINANCIALS
Although it was definitely good news that work did not need to go into the condos themselves, the work is still extensive as the entire balconies needed to be removed.
The most recent estimate on the cost of the repairs is higher than was hoped.
The board is working on this latest cost. We are unsure of any solutions at this time.
We will try to have pics up and put up each month as the work progresses.
Thank you for your patience!
04-13-2018
Current balcony repairs:
Latest -
GOOD NEWS - so far, the balconies have needed to be completely removed, however, none have needed to go into the sliders. Will continue to update as info becomes available.
Work has begun on stacks 12 and 13.
All decks are closed off but it is loud and dirt is in the air.
The board recommends no rentals the rest of this year.
We have no information on the amount of work or time needed. Will update at least bi-weekly.
Reasons:
The re-bar in the concrete has rusted over the years. This weakens the concrete and the balconies could collapse. Each balcony will be evaluated as they break into the concrete. Some balconies may only have some rusting and may only need to be done a couple feet in. Others could be rusted all the way to the door. Those rusted to the door will require work into the interior of the condominium. Unfortunately, there is no way to predict each balcony and the engineers have to check. The repairs begin APRIL 1. Each column beginning ( stack 12 and 13 - north side) will be completed before moving to the next column.
DURING THE TIME your stack is being worked on, there will be NO access to the balconies.
Everything should be removed from balconies.
It is possible that your sliders and side doors may need to be removed.
In unoccupied units - the shutters and doors will be stored in the unit itself.
In occupied units the shutters and doors will be stored in a pod unit in the parking lot.
What happens?
The crew will remove railings and hurricane shutters. They begin to knock out the concrete. Once the point where the re-bar is strong is reached, the repairs and reconstruction commences. When finished, the railings and shutters are put back and the crew moves downward to the next balcony and then to the next column. We will give regular updates as the work begins.
Cost:
The cost for this maintenance should be covered by the scheduled assessments.