Drainage

We have good progress on the 19732 drainage project!

As of writing, the inspection has been completed and they have a scope of work that we have authorized them to move forward with, all within our target budget. The inspection work revealed our pump was overwhelmed with debris, and it was replaced @$950. The total for the inspection, which included significant jetting of our lines and trenching out the drainage exit points comes to $4025.84 (with tax), as per the below invoice.

In the below Bodine Findings document, item A calls out significant root problems, see the next section below regarding tree removal.

Item B calls out a lack of a check valve in our footing drains. Our rainwater drains flow into the wetlands, which works great 99% of the time. However in the event of prolonged rains which overfill the wetlands, our missing check valve means the wetlands would flood back into our drainage system! Not ideal. We have approved the bid for adding a check valve to this drainage system $800 + tax.

Item C calls our our faulty well configuration. They recommend setting up a dual pump configuration, with alarms and separate power lines per pump, as well as a new outlet pipe to pump into our retention pond. We have approved this bid $4290 + tax.

As a note, in the bid it mentions that the total of B and C is $6040+ tax. While the actual total of the two adds up to $5090, I tend to mentally pad all quotes slightly, so I will work with the total of 6k mentioned for budget planning.

As such, we have committed ~10k of our 15k drain budget, leaving ~5k of wiggle room for the next item below!

Bodine Video Explanation

Tree Removal

First off, I am a proud tree hugger. Please bear in mind that we do not take the decision to remove trees lightly! However Bodine has called out that we are extremely lucky that the roots from the 2 trees closest to the 19732 stairwells have not yet destroyed our building drains, and that they are actively strangling those pipes. Furthermore the roots have become mature enough to become a potential threat to the building foundation.

We love trees… we do NOT want to deal with rebuilding a foundation or more drains! As such, we will be voting on tree removal services in our next meeting. We are currently pursuing quotes, in the hopes that it falls within our $5k of spare drainage budget.

Both trees slated for removal have been marked with orange paint.

Gutters

We need to keep our gutters clear to avoid water intrusion into the buildings, and with the quantity of evergreen trees right next to us, we need to clean our gutters 3x a year moving forward to be proactive in protecting our buildings!

As of now, our ’24 budget for gutters was $2.5k, with actuals of $400, meaning we have $2.1k available to spend from ’24. We budgeted $2.5k for ’25 as well, giving us a current total of $4.6k for gutters through ’25.

We gathered 3 bids found below.

Highpoint Gutters: $1567.76 per cleaning; they discounted the price by $157.50 for doing this on Auto cleaning 3x year. Does not include moss treatment

Clean 425: $2144.53 per cleaning; they discounted the price by $264.00 for doing this on Auto cleaning 3x year . This one does include Moss treatment

Chinook: $2,762.50 Per Cleaning This is a one time only includes Moss spray killer/deterrent

For ’25, we have opted to move forward with Highpoint Gutters @$1567.76*3 for a ’25 spend of $4.7k. This does not include moss cleaning, something we will want to budget for in ’26, but as we have a brand new roof on 19730, 1 year of no moss cleaning should be fine. As for all of our other roofs… well lets just say its a bit too late in their lifespan for moss cleaning to help them at all!

Our first gutter cleaning will be on Thursday, January 2nd.

Expect a line item for gutters in our ’26 budget to be more along the lines of 6k to support 3x yearly cleaning + moss treatment.

Tree Clearance Trimming

This was budgeted / scheduled some time ago, but as a reminder, we have Washington Tree Experts coming out on the 20th of December to do clearance trimming around our buildings, please exercise caution around this activity.

Board Meeting Date Shift

FYI, while we normally hold our monthly meetings on the first Monday of the month @6, Kerri was unavailable for our January meeting at that time frame, so we have opted to move our budget ratification meeting to Wednesday January 8th @6pm. Meeting codes have been emailed out already, and will be taped to doors several times as is my custom.