b'Mostoftheparticipatingcommunitiesencountered gency or the cost. Usually, issues affecting elevators, termiteongoing situations that initially were addressed with minimal infestation, and plumbing or electrical systems are attended toworkbecausetheydidnotfullyunderstandhowlongthe immediately. When possible, associations are inclined to post-problemexistedandtheextentofdeterioration.Inmany pone remediating problems in common areas or those relatedcases,theunderlyingcauseoftheproblemwasknown. to original construction.However the community delayed correcting the actual cause Survey respondents indicated that it would be prudent forbecauseassociationdecision-makerswantedtoattempta association leaders, including homeowners and board mem-minor repair to control the damage or they needed time to bers, to learn more about:develop a financial plan for the repairs. Either action deferred lHow to plan and execute reserve studiesthe maintenance and turned costly for the community. lHow to evaluate and hire qualified engineers, architects,Major repairs often were initiated when liability and life and contractorsand safety of the residents became concerning and intoler- lHow to implement comprehensive inspection andable. Negligence on the part of the board to allow ongoing maintenance programsissues, cleanups, and restorations to be done can also lead toadditional unknown and hidden costs. Ongoing Communication Is EssentialMore than one-third (36%) of respondents experienced Survey respondents found that homeowners and residentsplumbing or electrical system issues in the most recent three- were more receptive and supportive of major infrastructureyearperiodthatwerenotidentifiedintheirmostrecent repairs when they were given the opportunity to learnin ad-reservestudy.Thirtypercentrelayedotherinitially vanceabout the scope and costs of the project from experts,unidentified problems with components like roofs and roof like the engineers and contractors who had specific knowl-sheathings, building envelope and structure, and recreational edge of the damage and how to fix it. They were more willingfacilities. to authorize assessment increases and to agreeing that a largerBIGGEST CONCERNS portion of the associations budget should go to reserves.More than three-quarters (80%) of those surveyed felt it Homeowners, and even renters, also appreciated regularwas critical that their association have adequate reserves in the updates on a projects progress and alerts about upcoming butevent of a major infrastructure failure or construction need. necessary disruptions, such as when to expect water or elec-Nearly half (40%) of those surveyed considered deteriorating tricity to be turned off for short periods, when an elevator orinfrastructure as a top-ranked concern. More than two-thirds other building access would be temporarily unavailable, or(70%)ofsurveyrespondentsindicatedthatmaintaining where to park and for how long during a paving project.property values was of primary importance. REMEDIES AND LESSONS LEARNEDAnd while about half of respondents felt their associations After encountering and facing aging infrastructure issues,had adequate reserve funds on hand, just as many respondents morethan40%ofreportingcommunitiesincreasedtheirconsideredtheircommunitiesreservefundsinadequateto regularassessments.Theyalsodesignatedmoremoneytoaddress any major unplanned component repair or replace- their reserve funds and proceeded with the required work,ment.Otherchallengesthatcommunitiesfacedwhen evenifthatworkhadtobecompletedinplannedstages.addressing major infrastructure renovations included:Aboutone-thirdofrespondingassociationshiredareservelConvincing homeowners to accept and contribute specialist.to costs Bringing in an engineer, architect, or other constructionlRecruiting volunteers for the association board expertalsowasbeneficialtomakingsatisfactoryrepairs,lPrevalent owner/resident apathy ac-cordingto40%oftherespondingcommunities.Morethan three-quarters (77%) of survey respondents hired inde-The task force observed that association homeowners and pendent construction experts to assess and/or repair damageboards often are focused on keeping regular assessments low frompoororiginalconstruction.Atleastone-third(34%)andonlyinvestinginvisible,immediateoutcomes.While reportedhiringanexpertconsultanttoremediatedamagehomeowners will tolerate a modest special assessment in an caused by termites or other pests.emergency,evidenceinthisstudysuggestedthatitsoften Respondentsalsostressedthatthoroughlyvettingcon-hard to convince them to contribute to long-term mainte- tractor candidates is a critical and vital step in a successfulnance,i.e.,higherregularassessments.Substantialspecial project outcome. They also recommend inviting multiple bidsassessments are particularly unwelcome. for the work. Factors to look for when considering a contrac-AWARENESS AND EDUCATION tor include: Infrastructure damage was discovered often during repairs lWhat is the workforce composition. Are all of theor regular inspections, and water intrusion was the most fre- workers company employees; are some subcontractors?quent indicator of serious underlying damage. Associations lIs there an on-site manager or supervisor who willtend to schedule major repairs based on the level of emer- communicate changes?14 - Suncoast Review Spring 2023 www.SuncoastCAI.com'