Q: When was the trim last painted?
A: 6 years ago: 2002.
Q: When was the stucco last painted?
A: The stucco has never been painted.
Q: What is the useful life of stucco?
A: This is hard to pinpoint because it depends on many factors (quality of materials used, quality of craftsmanship, environmental conditions, etc.). The reserve study consultant has advised us based on his years of experience, comparisons with other properties, etc. that we should start a maintenance programs soon to preserve the quality of our stucco.
Q: Why are we painting now?
A: The board is advised yearly by a consultant as to the useful life of items in our property (e.g., pool chairs, railings, lights, roof tiles, etc.). The typical span for painting our trim is 3-5 years. At 6 years we have exceeded that range. The last reserve study informed us that at 25 years of age we should address the stucco soon to avoid a large repair expense down the road. The paint committee investigated different methods (fog coating, etc) and decided that painting was the best and most economical solution. Read the recent article from the San Diego Union on the dangers of deferred maintenance.
Q: Why will they be painting under the eves the same color as the stucco?
A: This solution is purely economical. To paint just the trim like we have in the past would cost about $130K. If they paint the stucco color under the eves, they do not have to mask, thus less labor means less cost to the association. This cost reduction carries over to future painting as well. In 3-5 years when we need to re-paint the trim again it will cost us $80K (today’s dollars) instead of $130K.
Q: What about the repairs to the wood trim i.e. patio caps etc.? Who is responsible to pay for these types of repairs.
A: Although the units are attached much like a condo community, Mariposa of Mission Pacific is a PUD (Planned Unit Development). The CC&R’s state that the structure is the responsibility of each individual owner, therefore prior to painting, the buildings will be inspected to identify dry rot condition or wood that needs to be repaired/replaced. The individual owner will be notified and allowed a specific amount of time to have the work performed. They will have a choice of using a contractor of their choice, or using PrimeCo to do the necessary work.
Q: If wood repairs are needed and the owner does not make the repairs, will the painters just paint over the dry rot wood?
A: No. If wood repairs are noted and the owner does not make the repairs within the allotted time, then the association will make the repairs and bill the cost of the repairs back to the individual owner(s).
Q: What about the garage doors? Will I have to have my metal garage door painted?
A: No. The metal garage doors will not be painted and will remain dark brown.
Q: Will the Special Assessment if passed, pay for the painting program?
A: No. The Special Assessment of $200 per unit, is not to pay for the painting program. It is only being requested to help improve the overall reserve funding as outlined in the recent update. The last reserve study update shows our association is projected to be only 67% funded as of the end of the 2008 fiscal year. The cost for the painting program was already factored in, as well as any other reserve expenses incurred this year.
Q: If the Special Assessment does not pass, will the painting program be canceled?
A: No. The money for the painting project has accrued in the Reserve Funding. The program will be paid from the painting reserve fund.
Still have question or heard a rumor not covered here. Please send a note to the property manager so we can add it to the list.
