Backlog of rainwater leaks cleared

This group of work-orders have been completed with 75% of the costs covered by Rip Tide Construction Company (Hollywood Florida).

In March, the board of directors took over leak resolution from CMA to bring closure to a group of rainwater leaks, many of which were 100 - 150 days old.

Resolving these work-orders was compounded by a roofing subcontractor who was reluctant to uphold his warranty and by contractors who were not fully up to the task. As a result, warranty claims languished, repairs were made that didn't resolve leaks, and there were proposals on the table between $3,000 - $7,000 per unit to "try again".

Finding the leaks was difficult and took weeks. Ultimately, all were found after 13 site inspections (with board members present) during (or just after) rainstorms where we traced back the water pathways as they were active,

The board sought to resolve the warranty issue by requestingn $20,000 cash from the roofing contractor (Rip Tide). Mike Huggins (Rip Tide president) responded immediately and flew into Dallas to negotiate a settlement and complete warranty work. Rip Tide provided work valued at 75% of the total costs ($22,000). The HOA covered the remaining 25% which represented non-roof related repairs (Chimneys and damage by contractors).

In summary:

5010 Westgrove
Problem: Rainwater leak second floor hallway
Age: 150 days old.
Assessment: Evaluated by Rip Tide/GreenLeaf (leak identified as not roofing/flashing), Classic Construction (leak identified as chimney), and Reconstruction Experts (leak identified as chimney flashing).

$5,000 spent on unnecessary chimney repairs and leaking continued afterward. HOA covered 100% of cost and the  board took over leak resolution work supervision.

The leak turned out to be a chimney pipe storm collar that needed to be sealed. The contractor (Reconstruction Experts) was called back to resolve the leak as warranty work.

5106 Westgrove
Problem: Rainwater leak in living room ceiling
Age: 180 day old work order.
Assessment: Evaluated by Rip Tide/GreenLeaf (leak identified as not roofing/flashing), and Classic Construction (leak identified as siding flashing).

Classic Construction proposed extensive siding, flashing, roof repair (~$4,000).  Work was cancelled as the resident reports no sign of active water leaks and moisture meter test did not detect moisture after heavy rain.  The water damage on the ceiling appears to be from a leak that has been previously resolved.

5020 Westgrove
Problem: Significant rainwater leak at master bedroom window
Age: 150 days old.
Assessment: Evaluated by Rip Tide/GreeLeaf (leak identified as window installation, not roofing/flashing), Classic Construction (leak identified as roof apex), Hoag inspector hired by Riptide/GreenLeaf (leak identified as unknown, not roofing/flashing), and Reconstruction Experts (leak identified as flashing/roofing).

The entire east roof removed to reveal flashing and roofing installation problems. A new roof installed ($7,500). Riptide covered 92% of cost.

5108 Westgrove
Problem: Rainwater leak by curved wall
Age: 130 days old.
Assessment: Evaluated by Rip Tide/GreenLeaf (leak identified as brick, not roofing/flashing),  Classic Construction (leak identified as siding, flashing).

The siding and roof were removed near the curved wall and reconstructed ($1,700). Lakes of Bent Tree covered 100% of cost.

5028 Westgrove
Problem: Water leak in garage,
Age: 43 days old.
Assessment: Evaluated by Rip Tide/GreenLeaf (leak identified as flashing in need of caulk),  Board (leak identified as broken plywood decking) 

A  4' x 4' section of decking over garage had failed and was replaced ($1,900). Riptide covered 100% of cost.

5016 Westgrove
Problem: Water leak in wall.
Age: 10 days old
Assessment: Reconstruction Experts (flat roof TPO installed incorrectly, open on 3 sides).

Siding modified to cover exposed TPO ($3,900). Rip Tide covered 100% of cost.