Window Sill Repairs and Motivated Unit Owners

Here are a couple of photos taken last year. These show the window sill repairs using limestone. These repairs have been suspended by the current board. Seems that mortaring and patching brick is the method again in favor. Good work for our contractors. This type of repair will continue indefinitely, and means constant spending of funds. Kind of like a "slow death".

Why are such replacements required? Well, I put a post here last year about "spalling brick". Brick is porous and is not a good selection for window sills. Snow and ice accumulates atop the sill in the winter, freezes and thaws. The water enters the porous brick and expands upon freezing. This causes a chipping of the brick. The mortar requires frequent and continuous repair. All wonderful for contractors, but a source of continuing expense to the association.

Water can enter the walls through the loose and cracked mortar or brick and this, as we know, results in damage to the interior wall and can result in mold. All additional expense to the association. So the solution? Rather than replace the brick with brick, or repair the mortar, replace the sill for a cost about the same of the cost of one year of repairs. Limestone has the advantage of requiring caulking about once each 10 years, or longer. The limestone sill has a life of 50 or more years.

But those eager to sell will be long gone, so this type of repair is a "waste of funds" to them.

Our former AD did not find support among the new board members for this. The current board has not discussed this in view of the association members during the meetings. So, if you are one of the lucky ones, and your sills were updated, you can "count your blessings". The rest of us will have to do with the 35 year old brick.

This is, of course entirely at the discretion of board members. Last year, our CD voted against all driveway repairs. Lakecliffe was left to decay. If you have problems with selling your unit, I suggest you write the board. From my experience, emails sent to our CD are ignored, and never make it to the board at large. So, using that method is about as useful and effective as putting your note on toilet paper and flushing it.  However, the choice is yours. Do you want results, or do you want reasons and excuses?

This shows the brick on a typical window:

Here is an enlarged image:

And, here is the photo of a new limestone sill. Our CD complained about the white color during an association meeting. The former AD pointed out, during an association meeting, that limestone ages and darkens as time passes. There are many, many buildings in the area with limestone, of which Indiana limestone is architecturally popular.

Motivated Unit Owners
Returning to those unit owners who are "eager to sell", here is a little arithmetic to consider.

Who is it that is really motivated here at BLMH? Well, those who "want things" are the most motivated. They are sure to vote and to press the board. Who are these motivated unit owners? One group is those who have already hired a real estate broker and are selling their unit. If you want a rough count, just walk the complex and count the lock boxes. Then, there is another, similar group. Those are the unit owners who want to sell, but for a variety of reasons, can't or won't. They are here simply because the real estate market, in general, is such a difficult one. They are biding their time and certainly have no wish or desire to put money into the coffers of BLMH, and build reserves for "future" repairs and maintenance. How many unit owners are represented in this group? Who knows? These two groups, combined, have no interest in BLMH beyond immediate needs. Do landscaping and make it pretty. Just as with selling a home, slap some paint on the rotting wood, hide the defects and make it look pretty so it will sell. Certainly, raising of fees is counter productive to this group.

As an example, a former board member once related a story to me. Here at BLMH several unit owners who were selling their units petitioned the board to return their percentage of fees, which were retained in the reserves! It was "unfair" for the association to have the fees of owner who were leaving! Sounds familiar, doesn't it?

Another group or groups are those who want garage sales, or want to park a truck, camper, boat or trailer. It can cost $100 or more each month to store a boat or camper or truck off the property. That is a powerful motivation. If a unit owner could store their things here, that would represent a large savings to them. Quite a motivation! Garage sales can be a source of income. Another powerful motivation.

Using a little arithmetic, the actual "majority of us", which is to say, the majority of those voting, is about 26% of the units. That's because about 50% of us don't bother to vote. So 26% is a "majority" of the 50% who vote. Or, to put it another way, 26% of the unit owners are "the majority of us" and are supposedly pressing for all kinds of "change" here at BLMH. Using a little more arithmetic, it is entirely possible that 35% of our voters "the majority of us" have lock boxes and are attempting to exit. I have walked the association and I know the number of such boxes and of foreclosures. That information is available to those who ask. It is also possible that an equal number, or a group equal in size to those who are actually selling, are sitting in the wings and waiting for their opportunity. That accounts for 70% of the voting block. Then, if we take into consideration the truck and trailer people, the "garage sales" group, and those looking for specific changes such as benches, more landscaping, etc. We can easily reach 100% of the 26% of unit owners necessary to control the votes and the association.

So, who is really running the show here at BLMH, and who is really represented by our Board of Managers? And who is getting the attention of the board, which is taking us into this new direction of "change"?

It is quite possible it isn't the 74% of us! It is not the majority which intends to live here and stay here and has something vested in where the association is in 10 or 20 years. Perhaps that is why all the talk and willingness on the board to reduce fees. Those selling or anticipating an exit, or those who want to reduce their monthly expenses by parking their campers and boats and trailers and trucks here, certainly are a motivated group. It is quite possible they are the ones really controlling this association. Certain members of the Board of Managers are very willing to work "for the majority" of us, whoever that is, and that alleged majority is cited and quoted by the board as those pressing for certain kinds of change. Voting "NO" for driveway repairs would certainly make sense in that context. It has an added "bonus". If this association did all the repairs that are necessary, that money would come from reserves. Suddenly, those reserves would drop, and by a large sum. That would put pressure on a fee increase. It might also make this association less desirable from a home buyer's perspective. Our CD is talking about minimum percentages of reserves. So, vote for parties, keep the fees constant, avoid large expenditures and do what you can to make units more "saleable" - lots of flowers, shrubs and mulch, and keep painting.

I think this is something to think about. When you read the meeting notes, or next come to an association meeting, I suggest you observe the members of the Board of Managers, and question where THEY are coming from, and what is their possible motivation.

To use that infamous phrase of our CD, "a majority of us" wanted "Change" here at BLMH. That "majority" was never qualified and that "change" was and remains undefined. I don't accept unspecific terms such as "better". "Better" for whom?

What is that Fabric in the Photos?

The fabric in this photo, and the post of April 5, is a "Paving Fabric Membrane". This post is in response to questions posed by unit owners. Here is further information on cracks, alligatoring and seal coating and that mysterious fabric. All photos include a yardstick to provide scale.

There are various fabric products available, and these fabrics are sometimes referred to using their trade names. Fabrics are installed to extend the life of the asphalt, or "bituminous concrete" street, as some call it. Fabrics are economical considering the additional life gained.

The fabric serves several purposes. The membrane is installed between layers of asphalt, or between pavement and asphalt or bituminous top coat, and forms a waterproof  layer. If installed atop an existing layer, it should be bonded to the existing using liquid asphalt cement. Why use such a fabric? It is because asphalt is a flexible pavement and any cracks in the underlayment,  if left untreated will travel upwards from the underlayment and through the overlay, compromising the integrity of the asphalt.

The holes in Lakecliffe were patched. However, I didn't see new fabric installed. When a pot hole or checkering (sometimes called alligator cracks) form, the old asphalt is dug out and patched. Single line cracks should also be treated and then a new asphalt overlay is installed. If untreated, the cracks from below, which are called "reflective" cracks, will migrate upwards and in as little as one year, will broach the surface of the newly installed asphalt.

The ultimate goal is to protect the sub-base. If that base begins to disintegrate, the structural integrity is lost and the street will also disintegrate. This photo shows the exposed fabric. Clicking on the photo will enlarge it, in most browsers.

The following shows "checkering" or "alligator cracks", and the hole that forms if left untreated.

Cracks

Cracks are not "checkering" or "alligatoring". Cracks form a single line, and can be of varying widths. Cracks smaller than 1/4 inch can be treated using pourable sealant. Cracks of 3/8 inch or wider usually require a different treatment. All cracks should be cleaned before sealing, and such cleaning may include removal of weakened material, soil, plants etc. A heat lance is often used.

After cleaning, hot air at 2000F is forced into the crack under very high pressure, perhaps 1000 PSIG. Then the appropriate sealant is applied. Wider cracks have more movement than smaller ones, under varying temperatures and therefore frequently require a "hot pour" crack filler, which fills the crack and is poured and distributed with a squeegee and trowel, to form a tight seal across the entire crack.

A good hot crack sealant will satisfy federal specification ASTM-D3405-78, which results in a material capable of withstanding temperature extremes from minus 20F to 140F, and under those conditions the sealer will retain its bond and will remain flexible and will not chip, crack or become sticky.

If you are interested in viewing the results of some of the techniques for repairing cracks, you drive over them every day on Briarcliffe, before you enter BLMH!

Seal Coating

Seal coating is not currently in use at BLMH. Proponents of seal coating point to studies that indicate that a structurally sound street or driveway can last indefinitely, if properly seal coated every 3 to 5 years.

Seal coating requires thorough cleaning of the pavement before application. Cleaning typically includes power washing, brooms, sealing of cracks, removal of vegetation, etc. Of course, the street or parking area must be thoroughly dry prior to sealing. Any oil spots are primed before application of the sealer. The sealer is a coal tar product, and is applied in two coats. Properly applied seal coating is resistant to weather, gasoline and oil. There are various products, but seal coating equivalent to federal specification RP355E is a good beginning.

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References, Errors, Omissions, Comments:

1. The above is, in part, from materials requested and provided to the board in 2009.

Unresolved Street Problems Erupt

Last year, our former AD continued his efforts to move this association in a certain direction. That included driveway repairs, new roofs and Lakecliffe repairs. He was stopped and removed from the board. Others, most notably our CD, have a better idea. Others on the board seem to think that repairs and what not, occur "automatically" here at BLMH. They don't. The only thing "automatic" is the collection of fees. The board decides exactly how every dollar is spent here at BLMH. Did you see "Lakecliffe Repairs" as a line item on the budget this year? It wasn't. The board will again deliberate and will probably, as discussed briefly during the most recent association meeting, have the original contractor survey this street and make recommendations, possibly including "warranty repairs". Good luck!

So "How did the new direction for Lakecliffe turn out"?

As requested, last year I provided information to our previous AD regarding issues with this street and possible corrective measures. Why last year? Because the red lights were flashing and the alarm bells were chiming. That's why! Cores were taken. Some of the issues were debated among the board during association meetings, it turned into finger pointing and repairs were never implemented. I guess protecting those out of compliance, parties, more tulips, lots of mulch and so on were much more important. Recommended repairs, and the widening and sealing of cracks, to save this street, were not done. Ah well, we have more important things to do and to spend our fees on, here at BLMH.

This year, people look at the street and say "How could this happen?" Why wasn't this corrected, how was the street allowed to get into this condition, "what do we get for our fees" etc., etc., etc.  I view it as the "Katrina Effect". Unit owners are comfortable and when the street began crumbling beneath us, still seemed to be okay. So everyone puts their attention on other, "more important" things.  However, water does enter the widening cracks, and does damage the sub-base. The few cracks begin to spread and checkering takes place, as heavy trucks and cars drive over the weakened street. The condition worsens and the damage spreads to larger areas. Holes begin to pop-up as the "mortally wounded" sub-base and "bituminous concrete" shift, crack and splinter. Ever larger areas of the street begin to pop out and holes, once a few, now begin to form throughout. You can see this in the following photos. Last year and the year before, the issues were only visible to the discerning eye. But no longer!

Eventually these problems become obvious to all, but by then it is simply too late. Ah well, it's like watching a slow motion train wreck again, and again and again.

My concern about Lakecliffe, then and now? Protecting the sub-base of this street and halting its expensive destruction. As the cracks form, water enters, the cracks widen and the sub-base erodes, accelerating the destruction. As predicted, at some point, the street will simply disintegrate. How are we doing? Well, here are some of the consequences to Lakecliffe due to the lack of action. It isn't simply a warranty issue. Some of this may have begun as a warranty issue, but if damage is not speedily corrected, this is what happens:

Note: the object in the photo is a yardstick. Clicking on the photos will enlarge them (1).

But, we can all feel great because our fees didn't go up this year. Whoopee! 

The question is, what is more important to the unit owners? Reducing fees or proper maintenance and repairs?  Lakecliffe is one of the "billboards" that advertises our association to potential buyers. Our "official" website shows beautiful streets lined with trees in fall colors. But enter the community and the above is what greets you. Walk the site and view the trash at the shore of the northerly lake, etc. Somehow, the reality that greets the home buyer hasn't made it to our communications department. Buyers in this discriminating market aren't going to buy our color brochures. They'll walk the site, kick the tires and put the propaganda in the circular file.  Ah well!

I suppose, the new board members will simply blame the former board members. Blame is certainly easier than taking appropriate action or taking responsibility. Certain unit owners will attend the association meetings and spread the party line, and certain board members will sit there, expressionless and smug, while the tar and feathering goes on. 

We don't anticipate, we react. We don't manage, we administer. We don't lead, we rule. We don't plan, we party. We don't prepare, we complain!  We don't enforce the rules, we promote chaos. We don't spend money pro-actively, we spend money on damage control. Welcome to the new and improved BLMH! Question to the board of managers: Do you REALLY think this is what current and prospective unit owners want here at BLMH?  Feel free to publish a multi-colored response in the font of your choice in the next issue of the newsletter. 

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References, Errors, Omissions, Comments:

(1) Added note elaborating on the presence of a yardstick in the photos, per a question posed by a unit owner. 

Inflation Update - As Applied to Gasoline

Here's an update to the price of gasoline, originally posted on September 5, 2008 at another blog:

Link to Gasoline Prices September 2008

This is based upon the gasoline receipts for one of my automobiles. As a hobby, I collect data on certain things. In finances, that includes my household's "consumption and spending habits". I use several tools; this chart was created using data entered in a spreadsheet. I update it monthly using my gasoline receipts. Why do this? If you don't, won't or can't measure something then you certainly can't control it. Or, as we used to say in the early days of mini-computing "garbage in = garbage out". Some truisms are universal, but we are at a point in our development as a culture where we have forgotten how we got to where we currently are. Too bad for our future generations.

Some background information:
Total miles driven = 79117
Total gallons used = 3480.1312

There are two lines on the graph. The red line is the actual price of gasoline from the period February 3, 2005 through March 12, 2010. The black line is a trend line, which displays the actual trend in prices and as you can see, is trending mildly upwards. I also calculated the average of prices on an annual basis and compared those averages to determine the price increase per year. These annual price increases were then compared to determine the percent price per year.

Average cost per gallon annually was:
2005 = $2.50
2006 = $2.74
2007 = $3.04
2008 = $3.24
2009 = $2.68

The interesting thing here is that the price of gasoline has been increasing at a rate of about 2.2% per year, which is in line with the very low inflation we have been experiencing. Average inflation is usually in the range of 3.0 to 4.0% per year.  The averages, however can be deceiving. Do you remember the angst in 2007 and 2008 when gasoline prices "spiked"? Peak price I paid per gallon was $4.419. Even so, the average increase in gasoline prices per year, 2005 to the present, are low, less than 3% annually! What this means to the consumer it that when economists speak of "averages" it is useful to be aware that these averages can include severe periods of higher or lower numbers. So while the average is benign, the spikes are painful. Moral: "Be Prepared". Today's low prices will be replaced with higher prices in the future. So don't spend those savings acquired by low prices. Save them for the day when prices return to the normal rate of inflation, which is possibly as near to today as those July 2008 price spikes. If they are, then we could again face rising prices in the summer of 2012, or sooner. As the "experts" say, economics forecasting is not an exact science.

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References, Errors, Omissions, Comments:

1) I added additional information regarding annual increases and an explanation of the trend line or "Linear" line on the chart.  

2) On April 13 I updated the actual miles driven and gallons purchased.

Wheaton Recycling Extravaganza - Save the Date - April 17, 2010

Press Release Thursday, March 18, 2010

Small Household Appliances Also Accepted at Recycling Extravaganza

WHEATON, Ill. – The list of things that you can drop off at the annual Recycling Extravaganza continues to grow. In addition to electronics such as televisions and computers, the Environmental Improvement Commission announced that nearly anything with a cord that does not contain hazardous materials will be accepted for recycling at its April 17 event. Just drive to the commuter parking lot at Liberty Drive and Carlton Avenue between 9 a.m. and 1 p.m. to drop off a number of items for recycling or reuse.

Examples include but are not limited to:

• Small kitchen appliances such as blenders, mixers, toasters, coffee makers, microwaves and food processors
• Hair dryers, curling irons
• Alarm clocks
• Computers and related electronic equipment (such as a mouse, power cord, modem, monitor, etc.)
• Televisions, DVD players, VCRs
• Radios, CD and tape players
• Video game systems and other electronic games
• Printers, fax machines, scanners

As in past years, the event will also accept these items for recycling or reuse:

• Books
• Scrap metal, which also will include stoves, washers and dryers
• Eye glasses
• Keys
• Hearing aids
• Worn American flags
• Cell phones
• Bicycles in working order

In addition to residential electronics, businesses may also bring their equipment to be recycled.

Items that will not be accepted include refrigerators, freezers, air conditioners and other items that contain coolants or other hazardous materials.

This event’s success is dependent on volunteers. To help, people of high school age or older can call 630-690-1237 or 630-653-8877. 

Learn about our City's Budget at Three Workshops

Press Release Thursday, March 25, 2010

Learn About City Budget at Upcoming Workshops

WHEATON, Ill. – If you would like to learn about the City of Wheaton’s proposed budget for fiscal year 2010-2011, you can attend three upcoming Budget Workshop Sessions. They will take place in the Council Chambers of City Hall, 303 W. Wesley St., at the following times:

• Saturday, April 10 at 9 a.m.
• Monday, April 12 at 7 p.m.
• Saturday, April 17 at 9 a.m.

During these workshops, City staff and the City Council will discuss and review the proposed City budget for the upcoming fiscal year. The workshops will be videotaped and shown at a later date on City of Wheaton Channel 10, and they will also be available on the City’s website.

In addition, the Wheaton City Council will hold a public hearing regarding the 2010-2011 Municipal Budget at 7 p.m. Monday, April 26 in the Council Chambers of City Hall.