Over the winter months, both our manager, Mel Nunn, and our board, headed by Ray Cook, have concerned themselves with maintenance tasks on our units. There have been two board meetings, and a third is scheduled for May 6th. After this upcoming meeting, I'll be able to post the approved minutes from the previous meeting, just as I did with the minutes of the first meeting after they were approved.

Meantime, the board has given me permission to post excerpts from Mel's status reports to them. These are music to my eyes and ears, and I'm sure they will be to you too. Read on for a look at how the Wildflower II's are blooming this spring!

Mel and Robert Schmidt, of Central Oregon Roofing inspected roofs of units 23, 24, 37, 38 of Phase I, units 47, 48 of Phase II and units 65 and 66 of Phase III.  After inspecting these eight units with the contractor, Mel was now capable and trained to inspect the remaining roofs himself.

Based on his partial inspection, Mr. Schmidt felt that the shake roofs in units 19 - 40 are good for one or two more years, the shake roofs in 41 - 52 are good for two or three more years and the shake roofs in Phase III (Units 53 - 66) are good for three to five years.  The flat and modified-flat roofs require maintenance, such as a primer and rubberized latex coating and caulking.  The chimneys on the units that have stone down to the flat roof areas should have some of the rock removed so that the roofing material can be attached to the chimney wood base and extend upward about 18 to 24 inches.  This will alleviate leaking around the chimneys.  All the chimney masonry should be water sealed every four to five years.  Mr. Schmidt also agreed that rain gutters are needed to protect the decks in the Phase III units.  These are the general observations of Mel and Mr. Schmidt.  Mel is now in the process of defining specifically each and every units exterior condition.  This includes the roofs. chimney, spark arrestor, decks, paint/stain condition, railings, doors, skylights, trees and yard condition.

We have had some fairly significant rain during February and March and the snow has been gradually melting. Mel has requested that rental agents inform him should a unit on their rental program experience any leaks. He has not received a single leak report since Peter Pan Industries repaired 14 roofs during the first part of February, 2000. There may be some unreported leaks; however this is a significant improvement.

Mel says that the decks of the Phase III units stay wet most of the winter from gradual melting of snow. The framework around most of the lower deck sliding doors is wet and the interior carpets are wet. Further inspection reveals dry rot on some of the decks.  Furthermore, the spacing between deck railings is not to code (this is a serious potential liability).  These are basic problems that should never have occurred.  He has two contractors coming out to give him bids to install gutters and down spouts to protect the Phase III decks.  Also he has hired a contractor to correct the rail spacing, and to stain the rails, rear trim and exposed deck beams on all Phase III units.

Mel's inspection of all Phase III reveals:

1. All units need gutters and down spouts to divert water from the rear decks.
2. All decks need cleaning and protecting.
3. All railings need staining.
4. Almost all deck exposed supports need staining.
5. All masonry need sealing.
6. Almost all spark arrestors need caulking, adjusting and painting.
7. Almost all front doors need painting/staining.
8. Almost all areas require tree pruning and some removal.

Mel discussed these problems with Peter Pan Industries and negotiated an attractive hourly rate for two painter/carpenters to work, starting immediately on the rails and painting.  he says that we need to start painting immediately while the weather is good and while we can get the labor.  We should have sufficient work and sufficient funds to keep these two painter/carpenters busy most of the summer working on all phases of Wildflower II.

Mel also purchased fence logs in LaPine; then he hired a contractor to repair our fence.  This new contractor is less expensive and does better quality work than the previous contractor, who just nailed the logs to the posts without drilling holes into the supports.   Mel reports that 15 posts and 53 railings need replacing.

Finally, Mel had an overhead door contractor and a fence contractor review our trash enclosure door problem.  Both feel that sliding doors would be a better solution, so now Mel is looking for a contractor to review this possibility and to obtain a bid on doing the sliding doors.  In the meantime, he replaced a couple of broken hinges.