Sidewalk grinding and repair to level out the uneven sidewalks throughout the community.
Current: Actively getting proposals for a community wide sidewalk grinding and repair project instead of doing the sections a little at a time.
SITUATION
Over the years the sidewalks have deteriorated into the overly patched and cracked present conditions. Small patches and grinding have left the surfaces uneven, many different finish colors and places where they are just ugly. Due to some of the large uneven surfaces there are tripping hazards. This can be a serious risk problem for our tenants and visitors.
There is no reserve fund for sidewalks – so it is left to fall into the ongoing Maintenace and Repair account. The Board will look into the options for repairs, resurfacing and replacement. We will also discuss the addition of a Reserve fund for total replacement at some future date once the new reserve fund would be filled. There is also the possibility to replace them in stages over time so as not to have to fund a giant project. Ultimately a lot will depend on how they look after this repair project.
No decisions have been made – despite what some people are saying – the Board has not voted on anything to do with the sidewalks at this time. We are gathering proposals and suggestions from various concrete companies.
PROPOSALS – PHASE I
We have had several companies come out so far to look over the project. Once we have all the quotes in hand we will post them here.
The project is set up in three Phases as on the map above. These proposals are just for the first Phase. The cracks will be chipped open and filled in with concrete filler to make them smooth. Any uneven slabs (trip hazards) will be removed and leveled; then new concrete will be poured and allowed to cure. Once all the sections are completed the sidewalks will be sprayed or rolled with 2 coats of anti-mold, anti-microbial, non-skid, concrete finish.
The finish is the color of new concrete – it fills in all the old pores and will not show rust. Therein making all the concrete the same matching finish instead of obviously patched sections everywhere. Another benefit of the finish is it will not need to have a deep pressure wash every year. Currently we are spending about $6000 per year to clean and remove rust. Rust will not stick to this finish.
Brams Construction – Quote $31,180.00
Quote divided into two parts: Concrete & Paint
JGM ENTERPRISES – Quote $9,500.00
Quote is for Concrete & Paint
GJC LLC Sidewalks – Quote $12,500.00
Quote is for sidewalk work only – no paint finish
Dan Ryan’s Power Clean – Quote $54,800.00
Quote is only for applying the finish for all three Phases.
Leo Molina Sidewalks – Quote Pending
Met 7/16/2025. No reply as yet.
SOLUTION
We are looking into the options to repair and replace the areas that are of immediate concern. We have begun the process of getting the proposals. The Board’s usual process for large projects such as this is to get 3 to 5 proposals based on the same “work to be done” so we can compare apples to apples. The Project will be added to an upcoming Board meeting’s agenda, and it will be discussed and voted on. Until that time, we will keep you posted here with the progress as we move forward.
Monday April 14th we will have the first company onsite to review options and get our first proposal. Once we have a “Scope Of Work” plan then we will gather competitor’s proposals for the Board to review.
One very bad area by unit 2105 was removed and replaced. When we asked Carlos at Triton to get us proposals for the fix to that one area; the construction company thought that Carlos told them to get it done. They did the work without a contract or deposit. To make matters weirder the construction company invoiced the wrong community for the job and they paid it in full. We ended up having to reimburse the other community for the amount paid.
We will no longer be using that construction company and Carlos is no longer our Property Manager.