Carport Work to Start

One of the carport repair targets is in Circle 1.

A carport repair test will be conducted after the HOA Board approved a bid by Castle Rock Construction to complete Los Lagos Vistas carport repairs. Repairs will begin after Feb. 20.

The work will be completed on a time-and-materials basis because of unknowns in condition and repair complexity. Some carports may be easy to repair but some may have unknown underlying conditions that could require additional time and materials or have complicated repairs because of structural damage.

HOA VP Jim Corbett voluntarily repaired Circle 7 carport ceilings working with a paid assistant to better understand the project. He estimated each circle could be completed with costs ranging from $3,500 to $5,000 per circle.

The repairs will include scrapping off loose paint and tape, applying fiberglass mesh tape to ceiling-board joints, applying one to two coats of “hot mix” adhesive, applying knockdown texture pressure, then painting treated surfaces.

Knockdown pressure refers to a light force applied to the adhesive with a tool to “knock down” high points of the hot mix. The critical step usually occurs 15 to 30 minutes after application creating a smooth final finish.

Repair materials include about one bag of hot mix, a half-roll of fiberglass tape, and a half-gallon of paint per carport.  It took Jim about two hours for his pilot repair. The contractor work will be charged at $70 per hour.

Several homeowner comments at HOA Board meetings requested professional help to repair the carports, both to expedite repairs and to ensure quality work.

Some of the issues with carport ceiling deterioration stem from earlier repair problems. However, Jim cautions that carport-ceiling repairs will be an ongoing maintenance concern over time primarily because of weather extremes.

HOA Board members toured and graded carports on repair requirements. The complex has 56 buildings with 112 carports. Ceiling repairs were categorized on a scale of 0 to 5, with 0 meaning no repairs needed and 5 meaning extensive repairs. No carport was rated at 5, but many carports require some level of repair.

The chart below indicates the Board’s findings. The top “Grade” row indicates the estimated level of repair.  Numbers in the horizontal lines represent the number of carports in the circle that require the indicated grade of repair.

Carport Repair Plan
Grade:	0	1	2	3	4	5
Circle 1	4	1	3	4	4	0
Circle 2	4	6	5	1	0	0
Circle 3	4	8	2	2	0	0
Circle 4	1	10	2	1	2	0
Circle 5	2	4	8	1	1	0
Circle 6	2	5	9	0	0	0
Circle 7	3	7	6	0	0	0
Grade: 0=no repairs, 5=extensive repairs