Cityplace Townhouse POA Roof Replacement Notice
As many of you know, the POA has procured a contractor to replace the roofs within the community. A building permit application has been submitted and construction is expected to start shortly after issuance. Replacing the roofs is a significant project that is essential to the community. With that, we would like the cooperation of all residents and owners to accommodate the needs for this type of project to be completed as smoothly as possible.
The contractor is expected to work between 8:00AM and 5:30PM Mondays-Saturdays. The contractor will likely be doing full buildings at a time and may begin the subsequent stage of construction while the previous stage is still in-progress on the same building . The buildings are numbered as below.
- Building 1: 606-638 Fern St
- Building 2: 640-674 Fern St
- Building 3: 678-698 Fern St
- Building 4: 659-695 Hibiscus St
- Pool Building
Contact Information
Please contact the property manager, Dana, at dbrancato30@comcast.net, or the Vice-President of the board and lead for the roof construction, Claudio, at costaii.claudio@gmail.com.
Construction Updates
Construction updates will be posted regularly under “community updates” on the community’s website: http://www.cityplacetownhousepoa.com/
Pre-construction
We advise all residents to be prepared for the noise, vibrations, and minor inconveniences that will arise during the work. Residents should check for the stability of pictures and other wall-hung items. The contractor is not responsible to damages that are not a result of negligence, and standard vibrations from construction work are not a result of negligence. There will also be times where construction vehicles may temporarily block garages or driveways. The contractor will accommodate individuals as reasonably so, but it is important to be aware of the stage of construction as outlined below and as updated through the neighborhood’s website to minimize any inconveniences.
Stages of construction
Below are major stages/milestones of the proposed work. It is likely that the contractor begins the next stage on a completed portion of each building as they move from one side to the other. There will be deliveries of materials between and during stages. Small areas of the driveways or common areas may be used for short-term storage of these materials. Storage will never be in front of and on the same side of garage entrances unless owner permission is given. The far end corners opposite of the garages in the South and middle driveways may be used.
Tear-off
This is where the existing roof is removed. There will be a dump truck that will be used to collect and transport waste from the property daily. This is typically the messiest part of the project and the part that requires the most cooperation from residents. Workers will be throwing old roof material into dump trucks in the driveway and there will be some that land on the driveway close to the truck. There will also be times where the truck blocks each garage door as it is moving with the work on the roof. There will be workers on the ground on both sides of the building being worked on and residents must proceed with caution and cooperate with workers so the project can be completed safely and efficiently.
I will be posting updates on http://cityplacetownhousepoa.com/ regarding location and schedule as much as is reasonable. We strongly suggest residents park outside of (or be prepared to park outside of) the development during this period as there will be debris present, including nails. The site will be cleaned throughout the day but it cannot be 100% clean 100% of the time.
Tear-off is expected to last 2 to 4 days per building but may last longer due to weather or unforeseen conditions.
Re-nail
Once the existing roof is removed, the wood deck (sheathing) will be inspected and any structurally defective pieces will be replaced. This will also be done for the fascia, which is the wood board around the perimeter that holds the gutters and drip edges.
We added upgrades to the existing truss-wall connection (roof straps). These will be installed by cutting and removing a sliver of the deck so access can be made to the connections.
The existing or replaced deck will be re-nailed as required to current code specifications. This is typically a required inspection point by the City. New flashing, drip edges, and gutters will be installed, and any vents in the roof will be replaced or reinstalled.
This is expected to last 3 to 5 days per building but may last longer due to weather or unforeseen conditions.
Tin Tag
Tin tag is a standard Florida Building Code layer over the nailed and inspected deck. Prior to tin tag installation, a “plywood wrap” secondary Water resistance will be installed (possible insurance discount.). This stage is waterproof for up to several months.
This installation marks the end of the prior stage and is included in that stage’s time estimate.
Peel and Stick
A self-adhere granulated cap sheet will be installed over the felt in the previous construction stage. The product we are using is an upgrade over building code minimum and is acceptable for use on flat/low-slope roofs with no further protection. This may be in place for several days awaiting tile installation and is waterproof. This can also be an insurance discount as a secondary water resistance. This stage does not typically cause much noise or debris.
This is expected to last 1 to 3 days per building but may last longer due to weather or unforeseen conditions.
Tile Install
Tiles will be installed using an ICP Tile Foam product. The truck that delivers the tile is large and can obstruct the driveway during delivery.
This is expected to last 5 to 7 days per building but may last longer due to weather or unforeseen conditions.