Concrete Spalling replace guideline

Started by MaxD • 4 replies • 1612 views

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MaxD (Colorado)
Posts: 3

Posted:

Driveways in our community are starting to show signs of spalling. These limited common elements are the responsibility of the homeowners, and at some point our HOA will have to send maintenance violations to help maintain property values.

At what point would someone consider that a pad of concrete needs to be replaced or repaired when it’s spalling? Does anyone have recommendations regarding the percentage of spalling, or the depth of it to use as a guideline for HOA policy?

Thanks,
Max
Stockbridge at Meridian, CO.

MelissaP1 (Alabama)
Posts: 13,836

Posted:

I am not sure where this involve the HOA if it's maintained by the owners themselves. A spalling driveway won't prevent someone from purchasing a property. It will probably come up during the exchange as something to fix before purchasing. I usually say that driveways are those gray areas that HOA involvement should avoid involvement in. If it's not a responsibility of the HOA in the documentation then leave it alone...

Former HOA President

MaxD (Colorado)
Posts: 3

Posted:

I tend to agree, but other board members have mentioned that structural issues depress property values and the HOA has a responsibility to help maintain property values.

The community is a single family condo design - each unit is an individual home and the homes are located about 10' from each other (some share driveways too). So a neighbor's shoddy driveway may affect the property value of other homes?

Max.

BruceF1 (Connecticut)
Posts: 2,535

Posted:

Quote:

Posted By MaxD on 07/10/2011 9:24 AM
Driveways in our community are starting to show signs of spalling. These limited common elements are the responsibility of the homeowners, and at some point our HOA will have to send maintenance violations to help maintain property values.

At what point would someone consider that a pad of concrete needs to be replaced or repaired when it’s spalling? Does anyone have recommendations regarding the percentage of spalling, or the depth of it to use as a guideline for HOA policy?

Thanks,
Max
Stockbridge at Meridian, CO.

I live in a condo where the driveways are limited common elements and the driveways are the responsibility of the HOA (because they are limited common elements). That would also seem to be true because of the fact that some driveways are shared. Your statement above seems strange to me.

Can you quote the section of your CCRs(or declaration) (not your rules) that states the driveways are limited common elements and are the unit owners responsibility to maintain? Do your CCRs contain a section that defines the boundaries of the units? Do your CCRs contain a section that states whose responsibility it is to maintain limited common elements?

MaxD (Colorado)
Posts: 3

Posted:

Yep unfortunately our CCR's specifically states that limited common elements are the responsibility of the homeowner(s). I even had the hoa attorney review the documents and provide a written opinion regarding validity of it and the specifics of how it would be applied to shared driveways.

Here’s some guidelines that our property manager has provided for a policy:

Spalling is generally an esthetic issue and typically can be fixed by "shaving the surface" if its a small sidewalk pad. If the area is on a larger pad such as a driveway it will only requires replacement if it becomes more than half an inch or an inch in dept (creating a dip) this means the integrity of the has been destroyed and would warrant replacement.

.

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