common area remodeling

Started by GeorgiaL • 4 replies • 1676 views

💬 Join us to post & get advice from 50,000 HOA & Condo leaders.

⚡ Takes 30 seconds

Already a member? Log in

GeorgiaL (Illinois)
Posts: 14

Posted:

Here I go again, hope someone has input. The board decided it was time to redo the decorating on all 12 floors at a cost of 400,000. A loan was taken out to fund this, so that there would be no special assessments. The problem is, for the amount of $, the board is paying, why they never consulted with an interior decorator, is beyond me. Also, the members of the association were not allowed to help chose the scheme. The outcome, ugly. We have had an uproar at all the meetings since. The President alone picked the trim color, pumpkin shade, because no one else on the board was available to decide. The colors are ugly and dark and many owners have complained to no avail. He insists that the decision was made and thats it. Well, we feel that is wrong. Its our money too. On top of that, the contracted companys' work is sub-standard. The wallpaper doesnt butt together, peeling already, diff dye lots, to name a few. The work has been slowed down because too many owners have complained to the contractor, one went as far as telling them to stop work altogether. Our halls- 3 so far, are in torn down condition and horrible to look at because of lack of progress. We also come to find out the wallpaper crew is being trained on the job to put up wallpaper for this project. It is horrible. This is a 260+ unit building. what can we do? We have addressed the board, verbally and in letters. Some want to start a petition. Please advise.

RogerB (Colorado)
Posts: 5,067

Posted:

Georgia, I would look into the contract to make sure it states something to the effect that all work will be done in a satisfacory manner, i.e., industry standards. While it may be too late you could ask to view the minutes which approved the contract and who is responsible for overseeing the contractors work (not supervise but monitor). Looks to me like the contractor needs guidance from someone. Don't you have a managing agent who is responsible for coordinating with the contractor?

GeorgiaL (Illinois)
Posts: 14

Posted:

Thank you for your response Roger. We will not find the discussion on choice of color because it was decided outside of the board meeting so it will not be in the minutes. The remaining board members at the last meeting, which was held because of this issue, stated they did not have a say and did not chose the colors, the board president did on his own along with the property manager.

AdrianC (California)
Posts: 36

Posted:

Hi there,

I sympathise with you, being in the process of choosing a new? update of our color scheme.

Now is probably the best opportunity you will have for organising an architectural, as well as all sorts of other committees, to sort this out and see it is done the right way in future.

My suggestions would be:- The Architectural committee

Consists of 3-7 members, ratified by board and minuted
Serves 2- 3 years with lap over for continuity
Cannot decide by itself.
It Researches,Advises and reccomends
Checks out contracts and contractors with the relevant National Trade/Industry Association and licensing authority, chamber of commerce, Local City planners office
Reccomends suitable person (who knows this particular trade or proffession)to monitor all phases of work, this person to walk through with Architectural committee and board before signing off on work done
Monitors small "Handyman" and Maintenance jobs on an Ad Hoc basis to ensure proper workmanship and compliance

Build a relationship with a local contractor referral network (thendresult.com)(adesignerseye,net) or similar for feedback on contractors and on work done.

The AC also needs rules and guidelines within wich they operate. These should be added as an addendum to yourCCR's.

The Irrigation Association
National tile & ceramic Association
National roofers association etc, etc,

Sounds like a lot of work, but so is $400 000.
once you get a few sample contracts to readyou will find it much easier. Also submit the short listed bidders contracts to your attorney for review. This can save you endless trouble and hassle.

Regards, AdrianC

AdrianC (California)
Posts: 36

Posted:

Hi there once again,

Your financial committee should have input on such a large expenditure as well. They should be able to research and reccomend on loans versus reserve funding, progress payments and retention money to ensure completion of the project.

AdrianC

🎯 You've read this entire discussion

Join the conversation with 50,000 HOA & Condo Leaders:

✓ Ask follow-up questions
✓ Share your experience
✓ Get expert advice
✓ Access 350,000 discussions

Create Free Account →

⚡ Takes 30 seconds

Already a member? Log in here