This contains information on our incline shingle re-roofing project. Bookmark this page as the Board will continue to provide updates.
Sign up on our HOA email list to keep informed on the latest about our roof project. Click here to sign up |
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.
VideosTenting/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.
Submit it using our online form and we'll respond to you once we obtain the answer.
"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)
File | Uploaded |
---|