Attorney's may argue for a long time to come, but our opinion is that decks over living spaces are roofs that we just happen to walk and grill steaks on. The Association probably has strict rules that anyone caught walking on the roofs will be shot on sight (we're kidding, we hope you don't), but do you even have any rules or policies governing the use of your very expensive decks? Figure on average about $25.00 to inspect your decks, and around $5,000.00 each to replace them. It always costs less to be proactive.
In order to avoid costly repairs, an inspection of each deck should be undertaken. Drains and scuppers need to be checked, the sealant's condition assessed, observations made as to whether the resident may be hastening the demise of their deck, and so on.
Your new deck coatings that you just put on might have maintenance instructions/warranty requirements that mandate documented inspections. It costs less to caulk a drain than to remove and replace rotted plywood because water leaked underneath.
Who is going to inspect your decks? The manager? Don't even think about it. They are not qualified to do so, they are busy running your Associations business affairs. Your reserve study specialist? Doubtful, they are usually so busy that they couldn't take the time to do as detailed inspection as ours for the fee we charge . A contractor? Well sure, they'll find something that needs fixing...it's only logical they would, they need work.
The fact is, none of these options are good options. You need qualified advice, accurate information and it needs to be unbiased. For information on what to look for in doing your own inspections, click here. To see a copy of our report, click here.
DeckExpert.com performs independent, unbiased inspections for HOA's, Apartment Communities and commercial properties. Our unique 20 point inspection checklist, combined with digital photography documenting what we find, lets us provide you a comprehensive visual and written report. Our inspection list rates each separate component of the deck, the flashings, scuppers, drains, sloping etc. with easy to read ratings that are designed to let you immediately see what problems you might have and what you need to do about the problem. We also inspect the decks for items that could potentially harm the coating, unprotected chair legs for instance, would get our recommendation that chair tips need to be put on the chairs, potentially saving hundreds in repair costs if the coating was cut through. With accurate information like this, it is easier to assign responsibility for any damages that might occur, allowing the Association to justify billing an owner for damages if they didn't comply with the instructions to put chair tips on the chairs. See a copy of our report by clicking here.
Our inspections will also help you provide proof of due care and diligence in the event you have defect issues and need to prove that you maintained your decks, especially since California's SB-800 Construction Defect Law became effective a few years ago that mandates that you have to prove you have performed the recommended maintenance and any repairs-it's likely that you will have to prove that you were pro-active and did inspections. If your Association was built in the last few years, the Association should have received HOA Maintenance Manuals that the Developer is supposed to provide you with. These contain all the warranties, maintenance information and other pertinent information for the common area and restricted common area items the Association is responsible to maintain.
A recent trend on the manufacturer's end is to re-write their warranties, often limiting their damages to the cost of the materials applied to your decks. Some manufacturer's (and more are sure to follow suit) are now requiring documented written inspections on a quarterly basis, one even going so far as to require you sending them proof of the inspections via pictures or video!
How You'll Benefit From Our Services
- Prove you are in compliance with warranty requirements, SB 800 and give yourself peace of mind.
- Accurate reporting allows fine tuning of your maintenance budget and reserve allocations.
- Lower costs are derived from catching problems early rather than paying for extensive repairs and replacement later.
- One deck can cost $5,000.00 or more to replace, our average inspection costs around $1,500.00 for 100 decks. We will save your Association money!
- Documented damages may help you to seek reimbursement from owners who have caused the problem to occur.
- Written opinion to provide to your reserve study specialist - see a sample letter by clicking here.
- See a sample report by clicking here.
What Separates Us From Everyone Else
- As an estimator for several waterproofing firms, we have years of experience inspecting Associations decks.
Small, easily overlooked items such as a tiny crack, a clogged drain or, a rubber mat can cause problems, causing hundreds of dollars or more of damage from leaks and unnecessary repairs if rules were followed. Real life experience is critical. I've seen lots of decks go bad for many reasons, knowing what type of deck is in place and it's installation procedures allows us to understand what is happening; key to assessing your decks condition. - Our experience on the management side of HOA's gives us a different perspective that benefits you, our client.
We understand that small adjustments to a maintenance budget can realize thousands or tens of thousands in potential reserve savings when you have a detailed plan based on factual information to maintain your decks. Our experience in working with reserve professionals as an HOA manager and reserve studies and budgets lets us have an inside perspective on HOA's - Quick turnaround, from a signed contract to a completed report in as little as 10 days!
We know that you need your information fast; that's why we guarantee that your report will be in your hands within 28 days once all paperwork is finalized or we will reduce our fee by 50%. There was nothing worse for me when I was a manager to have to report to my Board that I hadn't received a bid or report from a vendor when that vendor told me they would have it to me on time for my next monthly meeting.
Contact us to request additional information, get a quote or to begin arranging for an inspection of your decks today!
