A very happy Friday to you. There are a few items that we wanted to bring to your attention before embarking on the weekend.
Please don’t forget to RSVP for the Summer event by this weekend. You can respond to this email or email the Concierge at email@example.com.
Leak Detection System
Please don’t forget to cast your ballot for the leak detection system. We hope we can get a YES vote from 69 units.
One thing that I forgot to mention in my email yesterday is about insurance discounts. It is recommended that you check with your insurance broker to see if a discount is available on your homeowner’s insurance policy.
Tiling Project & Pool Closure
Our tiling project wrapped-up today. It looks phenomenal!
The skimmer baskets on the pool deck need to be modified by our pool company. This will take place next Tuesday, September 10th, and will require the pool and spa to be closed for 24 hours.
There are a few ‘Caution’ signs placed over three skimmer baskets that are sitting slightly lower than usual until they are repaired next Tuesday.
Ping Pong Table
We are pleased to announce that there is a new amenity. A ping pong table was set up in the covered area of the lower level of the pool deck. There are paddles and ping pong balls on the bar counter for your enjoyment.
The ping pong table will be unavailable after 10:00 pm for noise reasons.
There is not much to report on the elevator project, other than it is going smoothly and that we are on schedule.
With two remodels wrapping-up next week, elevator traffic in the 01/02 stack should diminish significantly.
Please remember to schedule your deliveries for furniture and appliances one week in advance so that we can ensure the elevator is available and padded.
Fire Alarm Panel
On Monday, we will have a crew on site to troubleshoot the fire alarm panel issue on P1 & P2 of the North Tower. The original wiring from 2003 wasn’t done right in that location, and we need to fix it to finalize the project and test the system. For now, we are running two panels, the old one is still operating P1 & P2, and the new one is operating everything else. Everything will still alarm as intended if there is an issue.
I am pleased to report that it has been a productive week, and things are falling into place for upcoming projects. I am sure that you will be interested in the three projects below.
After some back and forth with the City, we have been approved to close Fifth Avenue and erect a crane on Saturday, August 10th.
With that said, the service elevators in both towers will be taken out of service on Thursday, August 1st through Friday, November 1st, for modernization. During this time, only the residential elevators will be working. The elevators will be padded the entire time to protect the finishes inside as contractors are going to be allowed to use these elevators. For more information on elevator access procedures, please refer to the attached memo that was sent last month.
This week, we received our inspection certificate and clearance to window wash.
The window washing company’s earliest availability and the dates that we will be cleaning are August 12th through August 24th.
Fire Alarm Panel
We have to replace our fire panel sooner than expected as many of the parts were discontinued for this system. The Board approved a contract, and a permit is being pulled from the City.
We are expecting to replace this panel during the month of August. It will take several weeks and will require additional testing of the annunciators in your unit and the common areas once the panel is installed. Thankfully, the field devices (the devices in your unit) are compatible with the new system. This saved us a significant amount of money on the replacement.
If I can answer any questions, please feel free to contact me at any time.
All my best,
As you know, last week, we had two seismic events that worked its way down to San Diego. We were very fortunate that the only struggle we faced was the elevators shutting themselves down for precautionary measures. On both occasions, the elevator company was out in less than an hour to have everything back up and running.
I’d also like to commend Miguel and Jazmin for all of their hard work in getting everyone up stairwells, assisting the elevator technician, and sending out communications, so everyone was aware of the current status.
While this is fresh in all of our minds, I wanted to re-send the emergency procedures pamphlet that our consultant prepared. On Page 2, you will find the emergency procedures for earthquakes. I recommend periodically reviewing this entire pamphlet.
Each November, we host an emergency procedures training and drill for the residents. The consultant is there to answer any questions that you may have.
From the last meeting, the consultant recommended that residents keep one gallon of water per day per person, and enough for two weeks in case the local water source is contaminated or in case water supply lines are broken.
Additionally, the consultant recommended purchasing a bucket similar to the one in the link below, which contains essential items that you may need during an earthquake. The bucket also serves as a toilet, which would also be critical in case we were not receiving water.
Amazon – Emergency Bucket
It seems that now would also be a good time to discuss earthquake damage and insurance. The Association does not carry earthquake insurance. There is only one condo building in San Diego that carries it, as it is cost prohibitive, and doesn’t kick in until you’ve met your deductible. The deductible for an EQ policy for a building like Park Laurel would be about $6M.
In 2015, we had a risk analysis carried out to determine what type of damage Park Laurel might incur during an earthquake. The probability reports indicated that Park Laurel might incur the following;
$18M in damages once every 10,000 years
$11M in damages once every 5,000 years
$3M in damages once every 1,000 years
$1.6M in damages once every 500 years
$700k in damages once every 250 years
$180k in damages once every 100 years
$36k in damages once every 50 years
Since the probability is so low, and the costs are so high for earthquake insurance, the community through a survey, decided not to maintain earthquake coverage. Instead, we recommend that residents purchase an earthquake policy from their broker or through the California Earthquake Authority (CEA). These policies have an option for Loss Assessment Coverage, which would cover a special assessment of up to $100,000 along with other coverage for less than $300 per year.
Hypothetically, if all residents carried loss assessment coverage, this would provide for a special assessment of $10M to repair the building.
To obtain a quote from the CEA, you can visit CEA Calculator
If you have any questions, comments, or concerns, please feel free to contact me at any time.
All my best,