2023 Annual Project Manager Report
Reserve Number Updates
I have been continually establishing stronger relationships with contractors, as well as, collecting numerous proposals to update the expenses on the major items that are required for GRCA to maintain and upgrade. With those findings, I worked with LCM Property Management and members of the Board to update the replacement costs associated with those items to reflect a more current budget for us to use when saving and scheduling for those repairs/replacements/etc. This is an ongoing project to assist with maintaining an updated budget for expenses.
Boiler Maintenance Program
The semi-annual maintenance program that coincides with the maintenance staff’s regular care of the boiler systems has assisted us in keeping the older boilers running smoothly to lengthen their life expectancy.
New Boilers
GRCA purchased 3 new boilers for building 9 at 1250 Golden Circle. The last 2 boilers and plumbing have been installed. Some minor pieces to the system are in the process of being completed for a full replacement for that building. The parts from this building’s old boilers will be repurposed to rebuild the boilers in building 10 at 1200 Golden Circle as they previously share the same models of boilers. This is in hopes to gain more lifespan for those boilers and push the new boiler purchase for that building out for a longer time period.
Building Foundations/Crawl Space Reports
With the structural engineering reports, we have been working hard over the past few months to get the high priority and medium priority lists repaired throughout the GRCA community. As we stated last year, nothing was found in the buildings that was to be cause of any alarm. The items were to stabilize any issues, add blocking, brackets, and joist sistering to maintain all areas from possible movement. We are ahead of schedule for fixing these repairs and currently have the low priority items remaining that we are budgeting into the first part of 2024. This will put us in a great spot for possibly eliminating future issues anytime soon and give us a stronger basis to analyze the buildings structurally going forward.
Parking Lots
July and early August we patched more pot holes in the parking lots and created a safer platform for everyone to drive and walk. We added a crack sealant to most of the cracking that was ell established in the parking lots to assist with keeping the heavy rains and snow melt from getting deep under the asphalt creating more pot holes, weak areas, heavy cracking. The hope was to assist with prolonging many areas where the parking lots are not in bad shape and save some of the future repair funds for replacements. With the costs associated with tearing out and repaving the entire complex, we believed that this was the best alternative until we get the budget established.
Gym Remodel & New Equipment
Late 2022 until Mid 2023, I did some remodeling to the exercise facility. I took a dividing wall out to open up a large area that was barely used previously, repainted the main room, added more rubber floor mats, mirrors, newer equipment I found from closing gyms and Marketplaces to replace the old, weathered benches and machines that were duck taped to keep the vinyl together, added a lot of new types of machines and equipment to broaden everyone’s types of workout routines. I was able to get a hold of some very expensive equipment at a very reduced cost or that I got for free to donate to the community. I spent a lot of hours searching, gathering, and saving money to create a more joyous atmosphere. This has now became a huge staple for the community connections and greatly assists the property values of everyone owning a condominium here at GRCA.
Saved over $21,743.75 on remodeling and equipment costs.
Sidewalks
We have been very diligent on keeping up with the sidewalks to eliminate any trip hazards throughout the complex. With that we completely poured new sections, leveled some areas were possible, manually ground down a lot of sections all dependent on locations and costs at the time. We have few areas still remaining to replace once we can get cement costs down and some savings in place.
Saved thousands on not replacing numerous sections
Exterior Stucco Repairs
I have been viewing over the past couple of years,, we have had some stucco issues with pockets pulling off the walls. We just finished up those building issues in late August of 2023.
Exterior Railings
We have been painting the exterior entrance railings at the low rise buildings due to rust and damage to eliminate any safety hazards from deterioration. This will be an ongoing item, on an as per needed basis and they are being viewed on a regular basis as part of my walk through evaluations.
Fire Safety Systems
We had a fire safety company come out to give us a full inspection report and make any repairs if needed to the high rise building’s fire safety systems. This report will be good for at least a 5-year period to completely satisfy all regulations. Also, we have a semi-annual inspection of all fire extinguishers to make sure all are current and working properly. Within the last week of September we will be having our annual heat sensor checks for the low-rise buildings per the City of Golden Fire Department.
Tree Services
GRCA had problems with a couple of insects destroying our trees last year. Emarald Ash Borer and Beetles were causing a lot of trees to start dying. We started the maintenance plan for soil injections to be done to save the trees as much as possible. We treated over 80 trees within the community, but had some that were beyond saving. My plan is to have add additional trees planted to replace those that were lost.
Savings of $7,615 from other providers
