Harbortown Envelope Journey Report

Presented by: Facilities Advisers to Harbortown HOA Board

1. How we got here

What was done

What are the options

2.Summary Overview of Challenges

Next Steps For Harbortown

Addressing the Challenges

After a review of three architectural engineering firms, AVELAR was selected to take the WJE Report and build architectural plans for the EEEs. The Board requested that they prepare plans for the 133 identified high decks and put them out to bid to renovate them. This was completed. The next step of quality control (QC) and awarding a contractor a bid has not occurred. 

Addressing the SB326 Outcome

Although issues were known at Harbortown, there was no expectation of the extent of damage or related costs. The State mandated SB326 law required Exterior Elevated Elements [EEEs], which are decks, stairs, and landings at Harbortown, to be professionally evaluated. This report outlines what they found.  Read the Report

Continue Piecemeal Repairs & Incorporation High & Medium Deck Renovation

Build a Comprehensive Building Envelope Renovation Project

Determining the Path Forward

Evaluating the Building Envelope

We often do not recognize significant envelope damage until it has deteriorated beyond repair. Then, we piecemeal the damage on a here and there basis once it is noticeable. Considerable repairs are taking place on this basis. However, the WJE report recognized significant damage within and beyond the State EEE evaluation requirement. At this point is a challenge to just keep up with a piecemeal approach, and as much effort is going into this process, there are considerable portions of the building that are still not being addressed. In addition to the envelope, the deck railings are well past their lifecycle and are projected to cost over $1M in the next few years. More often than not, it is impossible to piecemeal work effectively when building materials have succumbed to their lifecycle.

As the infrastructure nears the end of its lifecycle, the components are losing their effectiveness. For example, the underlayment felt behind the cladding, which acts as a barrier on the plywood over the studs, has become saturated with moisture. This saturation has caused challenges with paint adhesion and protecting the underlayment. Invasive analysis has shown that moisture damage is systemic. The wood barriers are deteriorating, and the paint is not adhering properly due to the moisture.

The report prepared by reviews several buildings, highlighting different critical points where work was done and detailing each condition.

3. Facilities Advisors Review Report

This next page offers a timeline of information and the various documents that have been completed. Some of the documents and their information have been reviewed by the Board previously, but work products are also included on the next page. These are for the Board's review before the meeting on the 22nd to familiarize the details. These are permanent documents belonging to the HOA.

★★★★★