Bay House Condominiums   
Council of Co-Owners

REBUILD Updates

REBUILD UPDATE #13
                                           
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Bay House Rebuild Update #13

August 15, 2018, 2018

Bay House Rebuild Update #13

Project Update Notice for Building 2200 and 2300

 

The return date for both of these buildings has been extended until  September 21, 2018.  Owners have been contacted by representatives of  Roadrunner, our General Contractor. 

 

Status of Interior Renovation

Each owner will be contacted by our General Contractor to schedule interior renovations, select and price any upgrades and prepare, determine amount of insurance reimbursement available and submit paperwork for approval from the Project Manager and the Board.  

 

Please visit the Bay House Web page “bayhousecondos.com” for detailed project updates.

 

  

Thank you

 

Noel Byrne, President                                                                                                     Bay House Council of Co-owners

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REBUILD UPDATE #12

June 7, 2018

 

Project Update Notice to vacate by Friday June 22, 2018

 Building 2100 and 2200

 

Work will commence to replace roofs and exterior painting on these buildings.  Owners are asked to vacate units from 8:00am to 6:00pm or while work is underway for the owner’s safety.  If habitable, owners may spend the night in their units.  Owners will be informed when they may resume normal activities and use of their units.  We estimate the return date to be July 27, 2018

 

                                           Status of interior renovation

Each owner will be contacted by our General Contractor to schedule interior renovations, select and price any upgrades and prepare, determine amount of insurance reimbursement available and submit paperwork for approval from Project Manager and the Board.  

 

  

Thank you,

 

Noel Byrne, President                                                                                                           Bay House Council of Co-owners


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REBUILD UPDATE #11

Bay House Rebuild Update #11

May 17, 2018

Project Update Notice to vacate by Monday May 28, 2018

 Unit 2001, 2002, 2003, 2004, 2305 &2306

Work will commence to demo the interior of these units on Monday May 28, 2018 with an expected return date of October 31, 2018

Status of Interior Renovation

Each owner will be contacted by our General Contractor to schedule interior renovations, select and price any upgrades and prepare, determine amount of insurance reimbursement available and submit paperwork for approval from Project Manager and the Board.  

 

 

May 17, 2018

Project Update Notice to vacate by Monday May 28, 2018

Buildings 2000 and 2300

Work will commence to replace roofs and exterior painting on these buildings.  Owners are asked to vacate units from 8:00am to 6:00pm or while work is underway for the owner’s safety.  If habitable, owners may spend the night in their units.  Owners will be informed when they may resume normal activities and use of their units.  We estimate the return date to be July 1, 2018

  

Thank you

Noel Byrne, President                                                                                        



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REBUILD UPDATE #10


Bay House Rebuild #10

May 10, 2018

 

Hello Bay House neighbors,

In this update, I’ll be sharing a brief summary of the progress made since our last update, announce the approval of an alteration & improvement change, discuss another modification request and remind everyone again of the process in place regarding your unit’s interior restoration and repairs. 

 Restoration Progress Summary:

1.      Building 2700:  Demo of damage completed; framing underway and near completion; decking completed. 

2.      Building 2600: Framing and siding completed; required code work underway; demo of sub floors completed.  Dry in and interior repairs to begin when roof is installed.

3.      Building 2500: Demo of damage and sub floor completed.  Framing and decking completed.  Begin roof replacement and interior repairs very soon.

4.      Building 2400: Demo of damage completed and framing underway.  When completed, will focus on roof replacement.

5.      Building 1500:  New roof is installed and building is being completely painted and trimmed with new paint colors selected by owners.  Painting should be completed in a few days so all are encouraged to go by and see the new look of Bay House.  There will be pictures available on the website.  Pictures of progress are posted to the website on a weekly basis. 

6.      Building 1600: Roof is installed and painting to begin soon.

7.      Buildings 1700, 1800 & 1900:  Structural repair to begin on units 1807 & 1808 soon.  Removal of existing roof and replacement with new metal roof is beginning.  Notice to vacate has been sent.

Please keep in mind that major structural damage must be completed first before any roofing or painting can be done.  Once roofing is completed and the units are secured from the elements, the process of repairing and restoring the interior units can commence.  As you can see, we have lots of work going on and much progress is being made! 

Thank you for your quick response to the Alteration & Improvement ballot with the request to replace the existing small slider door into the downstairs bedroom with windstorm certified and approved windows on END UNITS with this particular configuration.  The request was approved and recorded by the Board with the required 67.0% approval vote by the ownership (80 votes for and 1 against). 

REQUEST FOR ALTERATION & IMPROVEMENT CHANGE

The Board of Directors has approved another request for an exterior modification which will require a 67.0% ownership approval vote.  Many years ago, the extension of second story decks/balconies from the end of the second floor storage closets to the end of the building wall was approved.  Many owners chose this option but a structural standard was not established at the time.  As a result, some of the extended decks/balconies have failed and will need to be replaced.  You will be asked to vote on a standard which will require all new or replacement second floor deck/balcony extensions meet the new standard as provided by our contractor, Roadrunner, reviewed and approved by the Board.   This is an important safety issue for those on the decks/balconies and those sitting below it, as well as an appearance issue.  As the original approval cannot be found in our files, we will also be asking the ownership to approve this modification be available for ALL deck/balconies in all of our buildings.  Roadrunner will be providing a proposal so that each owner can decide if they wish to purchase the extension at the owner’s expense.  This ballot will be sent out the beginning of next week and we hope to receive the required 67.0% approval within a two week period.  The Board approved the proposal with a unanimous vote.

The following information is repeated from an earlier update and focuses on the procedures in place regarding your unit’s interior restoration and repair process.

Your personal webpage will have all the details of your restoration plan.  Upgrade options will be on the page and you will be informed how to make your selections.  Everything starts with establishing your webpage. If you have any questions about this please contact Stephanie Brown at sbrown@roadrunnerrestoration.com or call her at (281) 358-0999.

Your personal webpage will have all the details of your unit’s restoration plan.  A selection of upgrade options will be offered at the owner’s expense and will be available to view on your personal webpage. You will be informed how to make those selections.  This webpage will be your personal communication tool where you will be informed of the progress being made on your condo including any upgraded selections you may desire, as well as finalizing the budget for your unit’s restoration.   It is very important to follow this procedure to insure everything is documented and within the scope of work provided by our insurance settlement.  

Once your webpage has been established, you may request a meeting with a representative of Roadrunner to discuss your individual restoration plan.  That meeting can be held at your unit or over the phone, if you prefer.  The scope of work approved for your home will be reviewed with a Roadrunner representative at this meeting and you will be able to request whatever upgrades you wish at that time.  Once you and Roadrunner have agreed on your plan, it will be submitted to our project manager, The Mathis Group, for approval.   If Roadrunner is going to do the work and it is within the scope approved by our insurance settlement, there is nothing more for you to do.  However, if you have selected upgrades you wish Roadrunner to install or build, you will need to include your check payment for the expense of the upgrades.  The costs of those upgraded selections will be priced out while you are developing your plan and will also be indicated on your webpage. 

You will also be able to request an allowance for any work you wish to be done by another contractor hired by you.  Once you and our  general contractor have a plan in place, Roadrunner will prepare what  will be referred to as a CHANGE ORDER which will provide the written detail needed for approval of your restoration plan.

If you choose to have your own contractor do all or part of your work, the change order procedure will require that your builder/contractor must provide documentation that they are on the approved contractor list for the City of Rockport.  You/your hired contractor will also be held responsible for providing any permits or inspections required.  When meeting with the representative of Roadrunner, you will need to provide a written detailed plan/contract with costs to submit for approval by both Roadrunner and The Mathis Group who will evaluate your plan/contract to determine the amount of insurance reimbursement available.  Total cost will be prepaid first by the owner and then following a passed inspection once work is completed, payment to the owner by insurance proceeds. 

Once the required procedures have been completed and approval has been granted by our professional team, your plan will be presented to the Board for final approval.  Please note that NO WORK WILL COMMENCE ON ANY UNIT until final approval has been received.  It is also very important to remember that even if you are hiring your own contractor for all or part of your work, the schedule must also be approved by Roadrunner so as not to create a conflict with other scheduled work.

In closing, you will receive the ballot for the deck/balcony extension modification the beginning of next week.  We ask that you return your votes promptly for approval on any exterior alteration and improvement change.  Our Bylaws require approval of 67.0% of total ownership so we need your vote (whether it be a Yes or No) in order to move forward with our restoration in a timely manner; with so much work being done, we anticipate other requests from owners and we all benefit and deserve a prompt answer.  Thank you.

Wishing all the moms out there a Happy Mothers Day!

Noel Byrne, President                             
Bay House Council of Co-Owners






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REBUILD UPDATE #9

Bay House Rebuild Update #9

May 9, 2018

Project Update Notice to vacate by Monday May 21, 2018

Building 1700, 1800 and 1900

Work will commence to replace roofs and exterior painting on these buildings.  Owners are asked to vacate units from 8:00am to 6:00pm or while work is underway for the owner’s safety.  If habitable, owners may spend the night in their units.  Owners will be informed when they may resume normal activities and use of their units.  We estimate the return date to be June 8, 2018

 

 

Project Update Notice to vacate by Monday May 21, 2018

Building 1800, Unit 1807 and 1808

Structural Repair on these two units will commence on Monday May 21 and owners must complete the removal of any personal property prior to this date.  Owners may not occupy their unit at any time until structural work is completed.  We estimate a return date of September 30, 2018

 

Status of interior renovation

Each owner will be contacted by our General Contractor to schedule interior renovations, select and price any upgrades and prepare, determine amount of insurance reimbursement available and submit paperwork for approval from Project Manager and the Board.     

Thank you

 

Noel Byrne, President                                                                                         

Bay House Council of Co-owners



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REBUILD UPDATE #8
                                          April 20, 2018

Dear Bay House neighbors,

In this update, I will be sharing important information regarding the restoration process as we move forward, so I ask that you take the time to read this update carefully and completely.  Roadrunner Restoration, our general contractor, is making great progress to-date.    Buildings 2400, 2500, 2600 and 2700 received the greatest amount of structural damage and work is currently underway on all four of these buildings.  In addition, Buildings 1500 and 1600 are being prepped for installation of our new Charcoal Grey standing seam metal roof.  The roofing materials will be delivered this coming week of April 23rd when roofing on these buildings will begin.  These are critical steps in our restoration process as once the structural damage is repaired and the roofs are installed on a building, work can then begin on restoring the unit interiors of the building.  At that time, it will be very important for each owner to become involved and fully understand the procedures which will be described in this update. 

The insurance settlement is a work in progress that requires we file supplemental requests to our initial claim.  The supplemental requests address any additional damage discovered once the buildings have been opened up, as well as any needed improvements to meet current codes in order to satisfy the requirements of the building permits.  This is a complicated process but we have a professional team made up by The Mathis Group, our project manager; Roadrunner Restoration, our general contractor and Jansen International, our public insurance adjuster, who collectively will help us insure we follow the rules, maximize our insurance proceeds and complete rebuilding Bay House as quickly as possible.

Please review the information outlined below to familiarize yourself with the procedures in place regarding your unit’s interior restoration to help insure that your Bay House home will be restored to the condition you desire. 

1)      YOUR  BUILDERTREND  PERSONAL  WEBPAGE

As discussed in previous updates, each owner has been assigned a personal webpage for your individual unit on the Buildertrend website.  Everything starts with establishing your webpage. If you have any questions regarding the Buildertrend webpage set up, please contact Stephanie Brown by email at sbrown@roadrunnerrestoration.com or by phone at (281) 358-0999.

Your personal webpage will have all the details of your unit’s restoration plan.  A selection of upgrade options will be offered at the owner’s expense and will be available to view on your personal webpage. You will be informed how to make those selections.  This webpage will be your personal communication tool where you will be informed of the progress being made on your condo including any upgraded selections you may desire, as well as finalizing the budget for your unit’s restoration.   It is very important to follow this procedure to insure everything is documented and within the scope of work provided by our insurance settlement.  

2)     YOUR INDIVIDUAL RESTORATION PLAN

Once your webpage has been established, you may request a meeting with a representative of Roadrunner to discuss your individual restoration plan.  That meeting can be held at your unit or over the phone, if you prefer.  The scope of work approved for your home will be reviewed with a Roadrunner representative at this meeting and you will be able to request whatever upgrades you wish at that time.  Once you and Roadrunner have agreed on your plan, it will be submitted to our project manager, The Mathis Group, for approval.   If Roadrunner is going to do the work and it is within the scope approved by our insurance settlement, there is nothing more for you to do.  However, if you have selected upgrades you wish Roadrunner to install or build, you will need to include your check payment  for the expense of the upgrades.  The costs of those upgraded selections will be priced out while you are developing your plan and will also be indicated on your webpage. 

3)     CHANGE ORDER PROCEDURE

You will also be able to request an allowance for any work you wish to be done by another contractor hired by you.  Once you and our  general contractor have a plan in place, Roadrunner will prepare what  will be referred to as a CHANGE ORDER which will provide the written detail needed for approval of your restoration plan.

If you choose to have your own contractor do all or part of your work, the change order procedure will require that your builder/contractor must provide documentation that they are on the approved contractor list for the City of Rockport.  You/your hired contractor will also be held responsible for providing any permits or inspections required.  When meeting with the representative of Roadrunner, you will need to provide a written detailed plan/contract with costs to submit for approval by both Roadrunner and The Mathis Group who will evaluate your plan/contract to determine the amount of insurance reimbursement available.  Total cost will be prepaid first by the owner and then following a passed inspection once work is completed, payment to the owner by insurance proceeds. 

Once the required procedures have been completed and approval has been granted by our professional team, your plan will be presented to the Board for final approval.  Please note that NO WORK WILL COMMENCE ON ANY UNIT until final approval has been received.  It is also very important to remember that even if you are hiring your own contractor for all or part of your work, the schedule must also be approved by Roadrunner so as not to create a conflict with other scheduled work.

4)      BALLOTS FOR ALTERATION & IMPROVEMENT EXTERIOR CHANGES

Please promptly return your ballots when we ask for your vote on an exterior change.  Our Bylaws require approval from 67% of all owners so we need your “yes” or “no” vote in order to move our restoration forward without delay.  We anticipate that with so much work being done throughout the complex, there will be multiple owner requests and we all deserve a prompt answer.  Thank you for your cooperation.

I will be sending out another update in the near future to address other important items of interest. 

Noel Byrne President                                                                                                                                     

                                                                                                           



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REBUILD UPDATE #7

April 16, 2018

Project Update Notice to vacate by Monday April 30, 2018

Building 1500 & 1600

Work will commence to replace roofs and exterior painting on these buildings.  Owners are asked to vacate units from 8:00am to 6:00pm or while work is underway for the owner’s safety.  If habitable owners may spend the night in their units.  Owners will be informed when they may resume normal activities and use of their units.

 

 

Project Update Notice to vacate by Monday May 21, 2018

Building 2700

Work will commence to replace roofs and exterior painting on these buildings.  Owners are asked to vacate units from 8:00am to 6:00pm or while work is underway for the owner’s safety.  If habitable owners may spend the night in their units.  Owners will be informed when they may resume normal activities and use of their units.

 

Status of interior renovation

Each owner will be contacted by our General Contractor to schedule interior renovations, select and price any upgrades and prepare, determine amount of insurance reimbursement available and submit paperwork for approval from Project Manager and the Board.  A more detailed explanation of this process will be in the next update.



Thank you.

 

Noel Byrne,
President                                                                                         


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REBUILD UPDATE #6 

                                       Project Update Notice

                               UNITS: 2701, 2702, 2707 & 2708
               TO VACATE NO LATER THAN APRIL 9, 2018

     WORK WILL COMMENCE TO REPAIR THE STRUCTURAL     
               DAMAGE ON THESE UNITS LISTED ABOVE.


Remaining units in the 2700 Building are urged to use caution when in or around this building.  A notice to vacate the remainder of the 2700 building will be issued when repair work is scheduled.  Owners in this building should be prepared to vacate with two weeks notice in advance. 
 

PLEASE RETURN YOUR VOTE ON THE ROOF & PAINT
ASAP

(ONLY A FEW DAYS TO GO..WE ONLY HAVE ABOUT HALF OF OUR OWNERS' VOTES IN AS OF 4/3/18)
Lots of progress being made as we rebuild Bay House.

Noel Byrne
President

 
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REBUILD UPDATE #5

                                                April 3, 2018

Project Update Notice 
ALL UNITS IN THE 2400 BUILDING
TO VACATE NO LATER THAN 4/16/2018

PLEASE MAKE SURE ALL PERSONAL PROPERTY HAS BEEN REMOVED BY APRIL 16, 2018
Work will commence to repair the structural damage on this building.
PLEASE RETURN YOUR VOTE ON THE ROOF & PAINT
ASAP

(ONLY A FEW DAYS TO GO..WE ONLY HAVE ABOUT HALF OF OUR OWNERS' VOTES IN AS OF 4/3/18)
Lots of progress being made as we rebuild Bay House.

Noel Byrne
President

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REBUILD UPDATE #4
                                        March 26, 2018

Happy Monday Bay House Owners!!!

This will be a short update but additional information will be coming soon.

1)      The Board met on Saturday, March 24th and we have approved two roof/building paint/ trim paint combinations for the consideration of our owners.  The design team spent countless hours looking at examples, pricing options, getting feedback, discussing with our project management and contractor and have presented us with excellent choices.  The two combinations have unanimous approval from the board.  The next step will be for all members to approve a choice.  That process should begin today with the following steps:

a.       The south end of the 2500 building has been painted with the two options and a sample of the standing seam metal roof selected for each option.  If you have an opportunity to go by Bay House you will be able to see exactly what it looks like on the building.

b.      In another email you will receive a ballot with a rendering of the two options.  One will be labeled “A” and the other “B”.  You will simply need to respond to that email with an “A” choice or a “B” choice.  Once the tally is greater than 60 for one of the options we will have an approved choice and will immediately begin ordering material and roofing buildings.

2)      Rebuilding Schedule:  Roadrunner as General Contractor, The Mathis Group as Project Manager and the Board wish to provide as much information as possible regarding the work schedule so owners will have an idea of when to expect work will happen on their property.  It is very important to keep in mind that this is a restoration project and unlike new construction we often will not know the full scope of work on an individual building until we start the demo process.  That is why we label this a “Preliminary Schedule”.  Each owner will get at least two weeks’ notice before work commences on your building/unit.

3)      Change Orders/custom work request:   Remember that each owner will have an opportunity to meet with construction management to get a detailed explanation of the work to be done for their unit. This point is a repeat from “update #3”.  “Please remember that all change orders to the scope of work will require the written approval of the Project Manager, Roadrunner and the Board.  If you wish to hire your own contractor for any aspect of the rebuild that contractor will be required to be approved by the City of Rockport and be responsible to provide all required permits and inspections.  This is very important to get permission up front as asking for forgiveness may be costly and create unnecessary delays for our community.”

We continue to make great progress.  More to follow.

Noel Byrne, President                                                                            


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REBUILD UPDATE #3
                                          March 23, 2018                              

Welcome to spring!  Flowers are blooming, birds are returning, spring breakers are being spring breakers and the rebuilding of Bay House is underway!!!

First I wish to apologize for a lack of communication for the last two months. It was my hope that each owner has had an opportunity to establish their personal web page at Buildertrend and you were getting updates on your condo from that.  If you have questions please contact Roadrunner Restoration at (281) 358-0999 or (888) 950-1616 or you may email Rick Daniel at RickD@roadrunnerrestoration.com .  The Roadrunner team is eager to help and will be happy to set up a meeting to discuss your situation.

Second I have been very busy with my real job which is normal for the first quarter of the year.  That is behind me so I should have a little more time to devote to Bay House.

So now let me provide some updates.

1)      Roof and building color selection:  A committee of the Board has been working closely with our Project Manager, Roadrunner and our Insurance to find an affordable and attractive roof and building paint combination.  That has taken longer than expected but considering we will live with this choice for a very long time extra diligence is appropriate.   The good news is that work is complete and you will be asked to vote for one of the two choices the Board has approved over the next two weeks.  A picture will accompany the ballot and samples will be on site at Bay House starting Monday March 26. Once we have a majority in favor of a selection we will begin the roofing process on the buildings ready for that work.

2)      Bulkhead project:  The bulkhead project has been delayed until we have determined if the Corps of Engineers will need to provide permits or guidance. In addition, we have determined that additional engineering and oversite is needed which will raise the cost of the project to approximately $1,650,000.  This will require an increase to the assessment from $5,000.00 to $7,000.00.  However, you will not be billed until we have completed this next step and have confidence in our budget.  More information to come on this in the next update.

3)      Rebuilding Schedule:  Roadrunner has put a preliminary building schedule on the Buildertrend website which should provide you with an idea of how the work is expected to proceed.  This schedule is reviewed every week and subject to adjustment due to many factors.  Please always keep in mind that this is a “Preliminary Schedule” and will likely change as our rebuilding proceeds.

4)      Change Orders/custom work request:  Please remember that all change orders to the scope of work will require the written approval of the Project Manager, Roadrunner and the Board.  If you wish to hire your own contractor for any aspect of the rebuild that contractor will be required to be approved by the City of Rockport and be responsible to provide all required permits and inspections.  This is very important to get permission up front as asking for forgiveness may be costly and create unnecessary delays for our community.

We have come a long way but still have lots to do before Bay House is back where we want it.  I thank you all for your support through this challenging time.

Noel Byrne, President


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REBUILD UPDATE #1 & #2

February 7, 2018

Greetings fellow Bay House owners! 

We have turned the page on our recovery and our updates going forward will be titled “Rebuild”!  As discussed at our Annual Meeting, we have assembled our recovery and rebuild team with work already underway to bring back our community better than ever.  In today’s update, I will discuss the process moving forward during this reconstruction period. 

Before providing details, please allow me to express an editorial comment.  It has been brought to my attention that some owners are disappointed in the pace of our recovery.  Other similar projects seem to have already started to rebuild and appear to be days or weeks ahead of Bay House.  Some owners have grown impatient and have expressed an interest to go ahead with the work on their respective units so that they can get their own place back to normal despite the needs of the overall community.  To those owners, let me say I understand and certainly share your frustration.  No one would like to see this reconstruction and recovery period behind us more than the Board of Directors who has spent countless hours guiding us through this process.  However, this is not a race with other condominiums.  Each community has their own different levels of damage, ownership structures, insurance providers and resources.  Most communities have totally closed off their complex to all owners.  A few, like Bay House, have tried to maximize access for the owners to continue to enjoy limited use of their condos.  We have also continued to keep owners informed that we are in a construction zone and that access may have to be further restricted due to insurance, construction or liability issues.  The promise the Board has made is to diligently seek solutions that protect our community and provide long term benefit and value to all owners.  The issues we face demand thoughtful, deliberate and comprehensive solutions that will preserve the value of our community for many years to come.  Our decisions have nothing to do with racing other condominium projects to the finish line. 

It was wonderful to visit with so many of our neighbors and owners at the Annual Meeting with a record attendance of over 150 people.  For those who were unable to attend and as a recap for all of us who were there, let me briefly summarize the major items discussed at the meeting in this update:

1)     The Aransas County Appraisal District and the Board of Directors have agreed to adjust the tax appraisal for the 2018 tax year.  This applies to taxes for the calendar year 2018 (January 1-December 31, 2018). The Appraisal office has agreed to reduce the “Improved/Building” valuations of Buildings 1500, 1600, 1700, 2000, 2100, 2200 and 2300 by 50%.  Buildings 1800, 1900, 2400, 2500, 2600 and 2700 have had the “Improved/Building” valuations reduced by 75%.  The “Land” valuation for all units will remain the same as in 2017.  This reduction in value will appear in the notices that will be sent out by the appraisal district in the near future.  Please note that this change does not limit an owner’s right to appeal their individual tax bill.

2)     We have selected Roadrunner Restorations as our general contractor and The Mathis Group as project manager. Work has already begun removing the old tile and preparing for our new roofs.  In the next few weeks, you will be asked to vote by email on a new color for both our buildings and our standing seam metal roof.  The design team at Roadrunner is currently working on renderings which will be sent to each owner for consideration prior to voting.

3)     The construction team is in the process of examining each building and individual unit and is expected to have a full restoration plan within the next several weeks.  Once that plan is in place, a password protected web page for each owner/unit will be established and the details of the restoration plan will be discussed by unit with each and every owner.  It will be during that discussion when an owner may bring up any concerns, ask any questions, point out any damage or issues that need to be further studied, and develop a customized upgrade package, if desired.  Any upgrades handled by the general contractor will be considered a “change order” to the rebuilding contract at the owner’s expense with payment for the cost of the upgrades required at that time.  Our contractor will schedule an appointment with each owner for this purpose.

4)     Owners who desire to have their own contractor complete the interior build-out will be required to adhere to  the following procedure: All contractors must be approved by both the City of Rockport and the Construction Committee of the Board.  Each will be required to submit a complete set of plans or scope of work, a budget and all necessary permits.  A review by the general contractor will also be required to insure that there is no conflict between the plans of the general contractor and owner’s contractor.  Once approval is given, an insurance allowance will be established to be paid to the owner upon completion of the work and will require an inspection that confirms the work is complete, in compliance with code and all permit requirements met.  Owners will not be reimbursed for any work performed that does not follow this procedure. There will be no exceptions.

5)     The other major project we are undertaking will be the replacement of our bulkhead.  The project was overwhelmingly approved by more than 90% of our owners and we are projected to begin this extensive project in late March or early April 2018. Our bulkhead committee is still working on the engineering aspects to complete the final contract.  We expect this replacement bulkhead to have a lifespan of over 50 years so it is extremely important we get this right.  A special assessment of $5,000.00 per unit was approved to pay for part of the project.  As discussed at the meeting, this assessment may have to be adjusted based on the final cost for the construction.  Please be assured that if the amount is greater than the approved $5,000.00 per unit per owner, owners will be asked to reaffirm their approval by email.  Once final determination is made and affirmed, an invoice will be sent that will provide 30 day notice before payment is due.  A payment option will also be offered which will require 50% payment at 30 days, 25% at 60 days and the remaining 25% due at 90 days from the invoice date.  Details of dock replacement options will be included in our final bulkhead contract.  We expect this will include an option to rebuild the dock at a set price per square foot and an option to just reset pilings at a confirmed price.  There will be more details to follow which will be included in future rebuild updates.

6)     Finally, we have negotiated a renewal of our association insurance policy.  That’s the good news.  The bad news comes as no real surprise due to the circumstances that there will be an almost 40% increase in the premium.  The new policy will take us through the reconstruction period and will be in effect February 15, 2018 to February 14, 2019.       Due to the fact that we have been covered by a month-to-month policy since the first of November and have not yet billed owners, the invoice will reflect 15½ months of insurance coverage.  You will be receiving an invoice for this insurance payment from our office in the next week.  Our insurance advisor believes that once we rebuild and the insurance markets settle down from a devastating year, we should expect rates to look better at the next renewal.  

 

I hope you all will share my excitement as we begin the rebuilding process.  I look forward to sunsets over Canoe Lake with a cocktail in one hand and Teresa, my wife for over twenty-five years, next to me!!  I can’t wait!!  

Noel Byrne, President                                                                                                                   
Bay House Council of Co-owners


                  
                                                                                                                                                                                                                                                      
























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