RSJ Roof Project

This contains information on our incline shingle re-roofing project. Bookmark this page as the Board will continue to provide updates.

Last updated 25 May 2023

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Tenting/Fumigation Videos and Resources

Tenting/fumigation will occur in stages, sometime BEFORE re-roofing begins for each building. Homeowners & residents will be notified 30 days in advance by Accurate Termite and Pest Control via paper notice on when their building will be tented along with instructions and assistance.

Videos

Accurate Termite created a short 11-minute video for RSJ residents on how to fill out their forms, how to leave the housekey with Accurate Termite, and what to do before your building is tented for termites.

Watch their 11-minute video on the tenting/fumigation process
Watch a replay of our December 9 fumigation/tenting townhall meeting which includes: a RSJ homeowner sharing her recent tenting experience with Accurate Termite; Accurate Termite speaking about the fumigation method, what to expect, and how to prepare; and a Q&A session.

Watch the 52-minute video of our townhall meeting

Tenting/Fumigation FAQs

Read our Frequently Asked Questions about Tenting and Fumigation - updated 4 April 2023

Hotel Discount
The Board obtained a discount at a nearby hotel Sonesta Suites (view map location) as an option for residents during their tenting & fumigation which will take 3 days and 2 nights. The hotel is pet-friendly and all rooms feature a fully equipped kitchen, free high-speed Internet, and access to free guest laundry facilities.

DO NOT make your hotel reservations until you receive your formal 30-day notice from Accurate Termite on your confirmed tenting dates.

View details on hotel, discount room rates, and reservations (pdf)

Questions for Accurate Termite?
Visit Accurate Termite's RSJ fumigation website at www.hoafumigation.info/ranchosanjoaquin.
Then scroll down to the Comments section at the bottom and post your question there.

Or email Accurate Termite at [email protected]. Or call Accurate Termite at 949-837-6483, ext 215 and ask for Giselle Cornejo.

Latest Project Updates

Ensuring "Air & Water Tight" Roofs During Re-Roofing
To protect residents during re-roofing, our Fontaine roofing vendor ensures that a roof-in-progress will be “air & water tight” over the weekend.

To achieve this, Fontaine requires a minimum number of consecutive days to: 1) tear off the old roof, 2) repair/replace any damaged wood, 3) install the full sheathing (plywood), then 4) topping it off with the water-proof underlayment material. (After step 4, the shingles, metal fascia, roof cricket – among other details – are installed.)

This means Fontaine cannot re-roof in “chunks” of 2 or 3 days. In most cases, they need 5 consecutive days (Monday-Friday) to complete at least steps 1-4 before the weekend. This is why in most cases, Fontaine cannot begin mid-week – even if it's raining for only part of the week.

How Retractable Awnings Will Be Handled
Over the years, some homeowners have installed retractable awnings over their balcony or patio. If you have an installed awning, read how awnings will be handled during our roof project

How Satellite Dishes On Roofs Will Be Handled
Over the years, some homeowners have installed satellite dishes on our roofs. But our HOA Architectural Guidelines state that satellite dishes are not permitted on the roof. Instead, they must be free-standing in the home's exclusive-use area (i.e., inside the balcony or patio area) and not attached anywhere to the building including the chimney. Read how satellite dishes on our roofs will be handled during our roof project

How Existing Skylights Will Be Handled Updated 21 February 2023
Over the years, some homeowners have installed skylights on the roof over their home. If you have a skylight, read how existing (and new) skylights will be handled by Fontaine roofing.

Shingle Roof Color Selected
The Board thanks the homeowners for participating in our recent roof color survey in which the homeowners preferred the shingle color Autumn Blend over Shadow Gray by a 2-to-1 margin (59.2% to 30.3%) with another 10.5% preferring either color. As a result, the Board voted to select Autumn Blend for our new shingle roof color.

Early December "Pilot Project"
COMPLETED: Though our roof project doesn't begin until January, RCM and Fontaine selected one of our 84 buildings to re-roof in early December as a pilot project. The purpose is for RCM and Fontaine to determine the types of hidden issues to expect for our remaining 83 buildings when the old roofs are peeled back, and to define the best and least costly solutions.

Accurate Termite and Pest Control Selected for Termite Fumigation
After considering four competitive bids for termite tenting & fumigation, which will be part of our roof project, the board conducted in-person interviews with the top candidates. The Board selected Accurate Termite and Pest Control at our July 26th board meeting.

Fontaine selected as our roofing vendor
After considering six competitive bids and interviewing the top candidates, the Board unanimously approved to select the Fontaine Weatherproofing at our July 5th board meeting by using the asphalt shingle product from CertainTeed which is a well-respected manufacturer that's been in business for almost 120 years. Fontaine is licensed & insured and is a certified installer for CertainTeed. They have been in business for 25 years, and they specialize in multi-family apartment and condominium communities like ours – including many Irvine Co. properties.

Read background & licensing info about Fontaine
View list of recent roofing projects completed by Fontaine

Ross Construction selected as our project manager
After considering three competitive bids, the board chose Ross Construction Management (RCM) as our roof project manager. RCM successfully oversaw our 7-month street asphalt project in 2021 in which they helped our HOA finish this project on time, within budget, and with quality work.

RCM will define our roof project schedule, perform "boots on the roof" inspections of *all* our roofs during each project phase -- tearoff/wood replacement, underlayment/flashing, shingle installation, and final inspections (and random surprise inspections) -- build punch lists, and review of all progress billing and change orders to ensure the work is necessary.

Shingle survey results
116 homeowners participated in our survey on the CertainTeed shingle product, and the vast majority (73%) preferred the Presidential Shake over the Presidential TL Shake.

Questions About Our Roof Project?

Submit it using our online form and we'll respond to you once we obtain the answer.

Roof FAQ "Video Snippets"

"Why is it urgent that we replace our roofs?"

Watch a short video from an RSJ homeowner who is a senior-level general contractor at a large construction firm and has roofed over 250 buildings. He has walked on our townhome and stack buildings to view the current condition of our roofs.

Watch the homeowner video (4 minutes)

"If you would go up and look at these roofs, there would be absolutely no doubt in anybody's mind of the urgency of repairing these roofs. They look like Ruffle potato chips that somebody walked on. It is a disaster. Of over 300 buildings that I have walked and supervised and repaired, I can only remember [one roof] that was in worse condition than our buildings."
– RSJ homeowner and General Contractor

"Why not repair the leaking roofs now and later replace the roofs?"
Watch the video answer (less than 2 minutes)

"How many 'good' roofs does RSJ have, and are there any good roofs that don't need to be replaced?"
Watch the video answer (less than 1 minute)

"Why hire an independent construction management company for our roof project?" +
Watch the video answer (2 minutes)
Watch the video anwer, part 2 (less than 2 minutes)

+ Ross Construction Management's fee is based on our "base" contract cost with Fontaine. RCM's fee does NOT include contingency costs – i.e., costs due to hidden wood rot & termite damage and other “surprise” issues. Thus, RCM is NOT financially motivated to recommend unnecessary repairs in which they act as our advocate to ensure a quality roof job.

See also "Last HOA Project Without a Construction Project Manager: 2018-19 Paint Project"

"What happens if the special assessment hadn't passed and the HOA takes out a loan to start the roof project and relies on our reserve savings to pay the loan with no assessment increases? Won't that affect home sales because our reserve will sink to a very low level?"
Watch the video answer (less than 2 minutes)

"Why didn't the board obtain more competitive bids from other roof contractors -- e.g., why didn't we get 30 bids? And why don't we hire a roofer who can complete our project in 12 months?" ++
Watch the video answer (less than 2 minutes)

++ An unqualified roofer will "say" they can re-roof all our buildings in 12 months – even when every reputable roofer has told the board that it will take at least 24 months to re-roof all 84 of our buildings to ensure quality work.

A roofer who promises to do it in 12 months will likely backtrack by saying it will take longer – AFTER the contract is signed. OR, if a roofer does commit to 12 months, most likely the roofer will "staff up" with temporary, unskilled workers, resulting in a poor-quality job. Fontaine's roofing crews & staff are all direct, W2, experienced employees.

Also, to qualify for CertainTeed's “no dollar limit” warranty (which covers ALL labor, materials, disposal, tear-off costs for 30 years on the shingle and 25 years on workmanship), our HOA must hire a CertainTeed-certified roofer – which further ensures the quality of our roofer – in which Fontaine is certified. Only 2% of all roofing contractors are CertainTeed-certified which eliminates unqualified roofers from bidding on our project because they haven't met CertainTeed's certification and high standards.

"How will we ensure the workers don't walk on our new roofs and destroy them?"
Watch the video answer (less than 1 minute)

“How are special assessment payments (and any balance owed) handled during the sale of a home?”
Watch the video answer (less than 1 minute)

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