Bay House Condominiums   
Council of Co-Owners

Post-Hurricane Harvey FAQ Responses

Below listed are responses to inquiries received from our owners.  We are sharing these responses as it may address a question you might have.  Your privacy is important to us.  No owner names, unit numbers or email addresses will be shared.  Each response will be given a title to browse for easy reference. 
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DATE OF RESPONSE:  11/27/17

REMOVAL OF PERSONAL PROPERTY FROM CONDO

As of today, there is no need to remove personal property from your condo and should that become necessary, it is our hope and plan to allow sufficient time to do so in an orderly way.  The point of mentioning it in the latest update is to make the owners aware of the issues we are facing so that they can make contingency plans.  We will keep you advised.


DATE OF RESPONSE:  11/.27/17

WINDOW REPLACEMENT AND SHUTTERS
While we do not plan to impose a rule requiring owners to replace their windows and or add shutters, current building codes do require that all replacement windows meet updated standards to the original construction.  Thank you for your support.



DATE OF REPONSE:  11/27/17

INSURANCE SETTLEMENT ADVANCE
We have received an advance from our insurance company of about $1.3 million and are expecting a check from our Deductible Buy Back company of around $473,000 in the near future.  We are working to finalize the claim amount and hope to see major progress in the next few weeks.  Our Public Adjuster accepted a fee of 5% which is half of what is allowed.  Thank you for your support.



DATE OF RESPONSE:  11/21/17

POSTPONEMENT OF ANNUAL MEETING

As Board President, I made the decision supported by the members of the Board to again postpone our annual meeting until a date to be determined in January.  Given the logistical challenges of meeting in Rockport and the lack of definitive information we could provide it would have been a waist of our owners time and money to meet on December 9th.  A later date in December is impractical due to the holidays so we will be looking for a January date.  The Board will continue to work through the holidays and provide regular updates of our progress.

Thank you for your support and patience.




DATE OF RESPONSE:  11/13/2017

POSSIBILITY OF COMPLEX ACCESS RESTRICTIONS

At present, Bay House continues to be the most accommodating condominium development regarding accessibility post-Harvey.  While we hope to continue to provide full access to the complex, please understand that due to insurance requirements, it might become necessary to secure the property and fully restrict access.  One has to look no further than our neighbor across the street, Allegro North, to see an example of what may be in store for Bay House.  I am sharing this information with all of our owners as advanced notice that this is a very real possibility in the near future.  After recent discussions with our association insurance carrier, we believe that the probability of restricted access has increased as we are currently covered by a month-to-month Builders Risk policy.  If providing individual owners access to their units will cause us to lose insurance coverage or prevent the hiring of a competent contractor for the rebuild and restoration of our community, then access to the complex will be restricted.  



DATE OF RESPONSE:  11/13/2017

UNIT  EQUIPMENT REPLACEMENT

We are in the process of working through many issues regarding settlement of our insurance claim.  As such, you are advised not to replace any equipment or sign a restoration contract until that occurs.  There is a very significant probability that access to all units will be restricted for an unknown amount of time due to insurance or contractor requirements.  There is no assurance that money spent prior to our insurance settlement will be reimbursed.  I suggest to please be patient for a little while longer and let the settlement process play out.




DATE OF RESPONSE: 10/26/2017

 WINDOW REPAIRS & REPLACEMENT

At this time, we are not allowing any repairs, reconstruction or replacement to take place until we get direction from our association insurance company.  We will have a formal approval process in place that will also include the required windstorm inspections.  Our hope is to have this process in place before the end of November.  Thank you.



DATE OF RESPONSE:  10/20/2017

ROOF REPLACEMENT

We are very focused on the roof replacement and our  owners'  comments are important to us.  Regarding the issue of access, that issue was addressed in the latest update to give everyone notice that accessibility to the complex may be an issue.    It will really depend  on the ultimate scope of work required and the specific requirements of the contractor and its builder risk and liability insurance policy.  Regarding the issue of roof material to be used, we are researching all options and appreciate all of the comments and input received from our owners as we undergo this process.   


DATE OF RESPONSE:  10/13/2017

INSURANCE SETTLEMENT FUNDS

It is the intent of the Board to stay within the insurance settlement and not have to assess additional funds for the rebuild.  The bulkhead is something that will require an assessment since at this time, that damage is not covered by insurance.  I wish I could provide more detailed information but we don't have full information yet.  I can assure you that before we make final plans for the rebuild and the bulkhead, we will provide a full presentation to the ownership.  All owners will fully understand the costs and scope at that time.


DATE OF RESPONSE:  10/13/2017


BUILDINGS WITH STRUCTURAL DAMAGE

The buildings with the greatest damage are 27, 26, 25, 24 & 18.  At this time, there is no decision on these or any of our buildings, just a recognition that these five buildings have the greatest amount of damage.  As we get closer to a settlement, we will keep the ownership informed.  Patience is appreciated.



DATE OF RESPONSE:  10/05/2017

ASSOCIATION INSURANCE REPORT AND SETTLEMENT DATE ANTICIPATED

As of today's date, there are inspectors on the property this week.  We still anticipate that it will be the end of October at the earliest and that may be optimistic.  Wish we had a better forecast but that is where we stand as of this response date.  We have been working diligently every day with our insurance company in coordinating all the procedures necessary. 



DATE OF RESPONSE:  10/05/2017

REMOVAL OF SHEETROCK ON A UNIT THAT HAS NO A/C

If your unit is exposed to rain and your a/c unit has been damaged from the storm and is not working, there really is nothing more you can do to prevent further damage at this point.  If you have removed your personal property that can be saved and disposed of the personal property you can't save, then you are done for now.  As soon as we get an insurance u0date, we will let you know. 


DATE OF RESPONSE:  9/27/2017

DEBRIS REMOVAL


At this point, we do not have any information about our association's insurance  settlement so the future of a unit (like mine 2601) is unclear.  We hope that will be resolved in October so we can put our recovery plan in place.  What the Board is advising at this time is to take the steps you deem necessary to recover personal property and the drying out process by removing damp sheet rock, but only if  it is safe to do so.  That is only effective when we can repair roofs and windows to dry in a unit. With a unit like those in the 2600 building, the only real option is to remove personal property and wait until we have the plan in place.

We will do our best to keep all owners informed as to our progress and timeline for the settlement and recovery.




DATE OF RESPONSE:  9/18/2017

ESTIMATED TIMELINE FOR BAY HOUSE RECOVERY PROCESS

The staff and board are working full speed to restore Bay House but it is going to take a long time. This is the estimate timeline. 

October 17: reach settlement with insurance company 

November 17: select general contractor 

December 17: order materials and get building permits from city 

January 18: construction begins with hopes it is completed within 12-18 months. 

 

This is the best we can estimate at this time. Once we get an insurance settlement and have a scope of work we will be able to refine the timetable.  Regarding your concerns about electricity, the board has authorized the inspection of each unit before electricity is restored and air conditioning is turned on. You have no reason to worry about this. 

 

You will have to make arrangements to have your unit empty of damaged personal items by the end of October. Please refer to the website for more information about this.

 

Your building is among the four most heavily damaged and may take the longest to rebuild. You do not have to worry about an owner  not fixing a unit as the Council of Co-owners has the authority to restore each building and unit to original condition with upgrades to meet current building codes. We will know more about how that will work in October when we get our settlement and November when we hire our contractor.

 

What you need to do at this time is make sure you have file a claim under your personal insurance and by now you should have spoken with your adjuster. That claim process should be well underway. The other thing you need to do is empty out your unit. Again, there is help available and can be found on the website. The City of Rockport will be picking up personal debris and we hope that will be done by the end of October. An announcement will be sent to all owners when we get more details from the city. 

 

I hope this helps and puts your mind at ease. 




DATE OF RESPONSE: 9/17/2017

CITY OF ROCKPORT BUILDING INSPECTION STICKERS

It was Aransas County officials who inspected the exterior building structures and red and yellow tagged units.  Their inspection was based on structural damage only.  The consideration was based on whether or not the building/unit was safe to enter.  Regarding personal property, I believe your appliances fall into that category.  We are checking into an a/c unit and water heater regarding what category of claim these items will fall and we will notify all owners once we have the answer. 



DATE OF RESPONSE: 9/7/2017

SALVAGING OF WINDOWS IF UNIT IS TORN DOWN & REBUILT

I'm in the same situation having just replaced all the windows and doors to our condo.  At this point,  there is no plan to salvage these windows or doors but before any construction/reconstruction begins,  we will certainly consider saving what we can.  Stand by for updates on this.



DATE OF RESPONSE: 9/6/2017

BROKEN WINDOW REPLACEMENT

This is a very stressful time for all of us.  One other thing, you mentioned that you were going to replace a window.  You may want to leave it boarded up for now.  All new windows will be required to meet current windstorm code and need to be inspected by a windstorm engineer.  You may have to replace the replacement window if that standard is not met.  I know we all want to get back to normal as fast as we can but I urge patience.


DATE OF RESPONSE: 9/6/2017

RETURNING TO CONDO NOW AND STAYING OVERNIGHT

I appreciate the urgency you feel for going down to repair your condo but I would urge you not to stay until we are certain the property is stabilized.  Can we make you not stay, no.  Out of respect for the other owners and the people who are working very hard to get Bay House back up and running, we ask you not to stay.

 

An engineering company hired by the our insurance company is going to be doing an assessment on each individual unit and when that is complete we will turn the water and power on when it is available and where it is safe to do so.

 

Many owners, myself included. are making round trips daily from as far way as Houston to collect belongings and assess damage.  I would suggest you do the same.

 

DATE OF RESPONSE: 9/4/2017

DEBRIS REMOVAL & EXPECTED PROCESS 
 

The debris removal is underway.  The debris will be collected to a central location on our property then transported to the dump as space becomes available but not later than October 28th.  The tarping of the roofs is nearing completion.  Boarding up of windows and doors is also expected to be completed this week.

 

The expected process for reconstruction is as follows

1)    Initial inspection of property by our insurance adjuster has been completed

2)    Inspection of the interior of each unit by the insurance adjuster expected to commence by September 8.

3)   Initial settlement offer expected by October 7.  That settlement offer will define the scope of work needed by construction companies to bid on our project.

4)    A Board committee is currently vetting construction companies to qualify them to bid.

5)    It is hoped that a contractor will be selected by November 15.

6)    Once selected the construction plans will be presented to the authorities to approve permits for the construction.

7)    With permits issued construction will begin January 2018.

 

This is a general outline of the process we have underway.  It is important to note that our buildings conditions range from significant damage to potentially a total loss.  How the insurance adjuster, the construction contractor and the required permitting may increase or decrease this timeline for an individual building.

 

I'm pleased you have had success with your personal insurance adjuster and the expected settlement.  I (Noel Byrne) would caution you against making any major repairs until we have more information from the Bay House insurance.       If your building sustained damage that is not apparent, you could face the prospect of having to repeat the repairs and incur personal additional expense.  


DATE OF RESPONSE: 9/4/2017  
 
REMOVAL OF PERSONAL PROPERTY FROM CONDO

The removal of your property from your condo is your responsibility.  I  (Noel Byrne) expect to discuss with the board if the city will provide the removal of personal property or if we can expand our storm debris removal.  Please check the next Harvey Update and the Bay House website for more information.


 DATE OF RESPONSE: 8/31/2017

PRIMARY INSURANCE POLICY FOR THE ASSOCIATION 

The primary insurance policy is the association policy though the Borden Agency. The role of that policy is to restore our units to their original condition when delivered to the original owners. Your individual insurance policy is expected to cover any improvements beyond the original construction. As an example all units had wall to wall carpeting. That is the original standard but if you had upgraded to tile you or your insurance would have to make up the difference if you wanted to keep tile. We will have a Board Committee to work with you on this kind of issue. I am trying to make sure that the coordination between the association policy and the individual policies is seamless. 

Thank you for you  patience. 

Noel Byrne






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