July Newsletter
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Wildflower II A.U.O. Manager’s Report June 2007 Phase III Back Decks: In April of 2007 we signed a contract with Little River Construction to begin replacing the log timbers on the back decks of the Phase III two- story buildings. It was brought to our attention during a sale of one of the units that the bottom portion of the timbers where dirt met wood that there was dry rot appearing. Ray Cook, a former Board Member went through the entire complex and graded each unit for replacement need. It was found that all of the phase III back decks needed some replacement of the timbers. The phase III decks are more exposed to dry rot since they are not covered like the phase II units and the lower portion decks are much closer to the ground. What we found when we started tear off can be depicted in the pictures provided to you. What we thought would take place was to replace just the horizontal timbers. When tear off began it became clear that not only the horizontal timbers were dry rotted, the large vertical timbers were rotten to the point of falling apart. You can also view an example of what was left of the vertical timbers in the pictures provided. This created a change order to the original contract. Because we were able to accept a bid that was under our original budgeted dollars, we were able to keep the overrun budgeted cost to a minimum when needing to purchase the large timbers and the extra labor involved. All the timbers used were raw, un-pressure treated. Each log was soaked in Terminex, primed, painted, and notched prior to being set in place. Heavy equipment was needed to put the logs in place and the irrigation system was needed to be shut down during construction. The project took approximately two months for completion and a steady work schedule was adhered to. The shared deck wall needed to have some board replacement and the upper shared wall cap was removed, sloped for drainage, and capped with a new pressure treated beam. We had Cascade Heating and Sheet Metal fabricate a cap to be placed on all the corner logs so that moisture would will not seep down into the raw wood and cause, once again, dry rot. The logs were also placed on the existing cement footings, earth cleared away from the footings, and tar paper/roofing material was placed between the footings and the timber. This was an extraordinary project that once completed will last for many years to come. Thank you to all the owners who allowed us to move renters to get this work done in such a timely manner. Click on Thumbnails to see larger pictures
Work in progress, back decks phase III
Dry rot at lower deck phase III when timbers were removed
What's left of the large timber on back decks at phase III
Dry rot at center wall on back deck phase III Upper Deck Siding: A contract was signed, once again, with Little River Construction to remove and replace the upper deck siding on the phase II units. Some of them have already been completed by a prior contractor in recent years on an as needed basis. We have started to experience more leaks in this area over the last year so the Board felt it was time to get these buttoned up. The contract is based on time and material and the work will begin in September. We’ll get as many done before winter and continue the project next year until all are complete. We’ll be tearing off and replacing all the cedar on three walls, the shakes on the door wall, remove years and years of caulking, clean up the skylight area, and replace old flashing with new. The floor decking will remain but some edge boards may need to be replaced. We’ll seal the floor deck while we’re up there. Phase III Steps: Some, but not all, steps on the entry of the phase III units will need to be replaced. The pavers are heaving and becoming a trip hazard. The original pavers were laid on top of the existing cement steps. The cement has now deteriorated. There is little if nothing left to bolt the frame to. On unit 63 we removed the pavers, poured new cement to match the grade of the original steps, placed sand for drainage and tapped down, and put the pavers back in place. You can see this work and the end product in the pictures that I have provided. This was a very cost effective way to get the steps back in good shape. We’ll be correcting more steps in the same manner until all are done. This work was not contracted out, but rather our own maintenance man took charge. His corrective action has saved the association a lot of budgeted dollars. Click on Thumbnails to see larger pictures
Steps during tear out
Steps Finshed Fences: It’s time to seriously think of replacing the fence row. It’s leaning every which direction, and is taking constant care. We have replaced many rails and more still need to be taken care of. Now that your siding is looking so nice, the fence no longer matches the “décor” anymore. The fence is gray and old looking…..it IS old. We’ve replaced a few of the post due to dry rot. They would be standing one day and fallen over the next without outside influence. Your ideas are always welcome. Landscape: Anyone wishing to be an active participant on the Landscape Committee, please contact Deanna Knox at elitesrvs@aol.com. It’s time to get a plan together to beautify the already pretty grounds at Wildflower II. We need to think about lowering water use, enhancing shrub beds, bring in rocks, and generally bring the grounds into a healthy natural state. Our irrigation system needs updating and what better time than now to bring a plan together.
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The Annual Meeting is scheduled for October
20, 2007. Please try to attend. 
