Let's Raise (and Replace) the Roof!
Among the responsibilities of Independence Townhomes I Association on behalf of its homeowners is to replace the roofing system on a regular schedule, at or near the end of its design lifespan. As most units in Townhomes I were constructed between 2005 and 2007, the roofs are now at an age where they need to be replaced. To ensure this project is undertaken with fiscal responsibility in mind, it has been divided into two phases: phase 1, consisting of 15 buildings and 63 units on the south side of the community, and phase 2, comprising all remaining buildings. Phase 2 will be scheduled for 2023.
In an open meeting on Thursday, April 28, 2022, the Board of Directors for Independence Townhomes I selected Stratus Roofing, LLC as its partner for this phase of the project. Stratus will be managing all elements of the roofing replacement, from demo and removal to installation and inspection. The Board and Management team will take an active role in monitoring and supervising Stratus' work as they proceed from building to building.
Stratus will be installing the GAF Timberline HDZ roofing system, a product selected to complement the design of our buildings and maximize lifespan with a strong manufacturer's warranty.
Buildings Included in Phase 1
Weather permitting, this project will take approximately 4-6 weeks to complete from start to completion. Each building will take 2-3 days, and Stratus' team will be working on more than one building at a time for efficiency.
Building 1: 14523-14551 Pleach Street
Building 2: 14469-14519 Pleach Street
Building 3: 14437-14465 Pleach Street
Building 4: 14405-14433 Pleach Street
Building 11: 14465-14437 Vashons Way
Building 12: 14433-14405 Vashons Way
Duplex 1: 6650 and 6656 Pasturelands Place
Duplex 2: 6638 and 6644 Pasturelands Place
Duplex 3: 6626 and 6632 Pasturelands Place
Duplex 4: 6614 and 6620 Pasturelands Place
Duplex 5: 6554 and 6608 Pasturelands Place
Duplex 6: 6542 and 6548 Pasturelands Place
Duplex 7: 6530 and 6536 Pasturelands Place
Duplex 8: 6518 and 6524 Pasturelands Place
Duplex 9: 6506 and 6512 Pasturelands Place
What We Need From You
A project of this size and complexity cannot be successful without your support.
Here's what we need from you to make sure we get things right the first time.
Roofing is noisy.
If you live in a unit that will be part of this project, please understand that the process of removing and replacing your roof will be noisy. You will experience rattling and vibration inside your home, and there will be dust and debris generated when the old material is pulled away and disposed of. If you work from home, have infants or young children, or pets irritated by noise, you may wish to consider spending part of your day outside your home.
While non-service animals are not permitted inside Residents Club buildings, kids are welcome with their parents/guardians. We also have free wi-fi and print/fax capability for working from home.
Stratus' team will be at work Mon-Fri, 8:30 a.m. to 5 p.m., weather permitting.
Prepare the interior and exterior of your home.
If you have valuable framed artwork on the walls, especially on the second floor, please consider taking them down and safely storing them temporarily. The same is true of any delicate items perched on a stand or pedestal.
Access will be required all around the outside of your home. Please ensure that you take down flags and flag poles, garden decorations, windchimes, exterior decorations on the walls, and anything else that could be damaged by high reaches, ropes and ladders, and other moving equipment.
Solar panels and satellite dishes must be removed.
If your unit has solar panels or satellite dishes on the roof, you MUST remove them either on your own or with a professional contractor. The Association will NOT remove your solar array or satellite dishes, and you will not be compensated for this work. Approval for any solar array in a townhome unit is conditional that it be removed when the Association must carry out its obligation to the building's roof.
If you have a solar array or satellite dish on your unit, you will be separately contacted and provided a timetable by which these items must be removed. Failure to do will jeopardize the project's timetable.
Parking and traffic will be impacted.
Give yourself extra time to navigate the roads around the community where buildings are being re-roofed. There will be heavy equipment, dumpsters, work crews, and vehicles, other obstacles passing across and down roadways and alleys.
You may not be able to park in your usual street parking spaces, and when your garage is being re-roofed, we strongly encourage you not to park in your driveway to avoid debris accidentally impacting your car.
This project will take about 4-6 weeks to finish.
On behalf of the Board and Stratus Roofing, we sincerely appreciate your patience and understanding while this work is carried out safely and effectively. Your roofing system is one of the most critical elements of your building's envelope, protecting your home from rain and wind and keeping it insulated from air temperature. It pays to take it slow and steady and get the job done right.
Tree work will be taking place as well.
In an unrelated project, the Board has approved the removal of all the live oak trees on Vashons Way, and the structural trimming of all trees on Pasturelands Place in front of Buildings 13, 14, and 15.
How to turn a stack of shingles into a brand new roof
The Board selected Stratus Roofing, LLC as partner for this project based on a thorough and intensive review of multiple bidders.
Stratus Roofing needs to have permits from Orange County Building Department before they can start work on the roofs. This step usually takes about three weeks to complete.
PREPARATION & REMOVAL
Stratus' team will mobilize in the community and move from building to building, removing the gutters, fascia, and existing roof shingles to expose the plywood sheets beneath. At this stage, Stratus will evaluate the wood components for any evidence of rot or damage so that they may be repaired or replaced.