Harbortown Envelope Study Renovation Cost Analysis

The 2025-2026 Reserve Study. Our Full and Executive Summary is available from the HOA.

A Brief Bullet Point Understanding of the Estimated Numbers for the Envelope Estimates:

Facilities Advisors prepared an initial cost analysis of the renovation of the exterior envelope of the residential and clubhouse buildings. Harbortown did not have access to all the original building plans, so satellite technology was used to measure the exterior. The linked Excel sheet offers three summaries:

• An initial budget of costs is estimated at 5% to 7% of actual costs based on November 1, 2024. When a licensed architect or engineer offers design plans, and the City approves them, a new estimate can be ordered and used as the final project costs;

• The second page breaks down the cost of materials by residential building and the clubhouse;

• Based on the WJE EEE (deck) SB326 January 2023 Report, it defines 533 decks and landing areas (EEEs, external elevated elements) and categorizes the risk as very high, high, and medium. The board selected AVELAR, an architectural firm, to draw plans and obtain bids. The plans were for the very high and high and offered a piecemeal building approach that would have required redoing the work again upon an envelope build-out. The average cost ranged nearly $5.2 million for 113 locations, leaving 420 locations.

• Facility Advisors analyzed these costs, offered a cost to include WJE medium and other elevated areas, and estimated the price averaging just over $15 million based on the Avelar bid numbers. We presented the board with detailed information and offered that this approach would cost each unit about $14,063295. However, with the extensive deterioration, we would expect that number to increase.

• Our recommendation, based on the age of the complex and clear visual deterioration, later, with an invasive report in hand, is that the Board should consider reviewing a comprehensive building envelope renovation. They did, and we prepared a full renovation cost analysis -

• The analysis included each residential building and clubhouse, pricing all the revocation and reconstruction to renovate the envelopes. The costs include all materials, interfacing with the current roof, labor, permits, architectural and engineering, legal, and other administrative expenses. We offered a specific cladding called Certinteed as our main estimate but also showed the increases for cement and cedar cladding. Although we detailed the entire roof costs, to the right, you will view the reduced costs to keep the current roofs and interface with the new build-out.

• Those numbers were current as of October 24, 2024, and estimated a total cost of $49 million as presented to the Board. The 2025-2026 Reserve Study reflects this information. Although these numbers can change for a variety of reasons, and again, they offered a cost estimate good at that time between 5% to 7%, allowing the Board to make their decisions.

This information was prepared for Harbortown HOA, and is a work product of Facilities Advisors (C) 2024