The waterproofing of the surface of 2938 was part of the Renovation Project in 2011. It was a key part of the overall project to keep the building foundations from corroding.
Over time, the current coating has begun to fail. The surface was patched under the initial 2 year warranty but the results have not been satisfactory. Cracks and surface breakage are continuing to appear and worsen.
The extent and nature of the problem requires adequate investment. The Board has sought professional advice from consulting engineers (Martin/Martin) and surface experts (Summit Sealants and BASF). They have advised us that investing in a full replacement of the surface the entire first floor deck now will be more cost effective over the long term. The new surface will also be more flexible and better adapted for predictable weather-related expansion and contraction in the concrete. The project implementation will be monitored by Martin/Martin and BASF.
As a Board, we believe we have identified the least costly and most durable solution to a chronic structural problem on our property.
The project will involve:
- grinding off the current surface
- testing the bare concrete (The results will determine the best coating to use)
- concrete repairs, sealing cracks and replacing joints seals.
- installing new traffic covering (BASF primer, base and top surface coatings)
Impact on 2938 Residents
The project will begin on October 3rd and last until November 22nd (weather permitting) and will primarily impact residents who access their units by the first floor deck (Units 1-5, 9, 10, 13-18, 23, 24). There may also be times when residents on other levels may need to take detours to their units.
PLEASE REMOVE ALL PERSONAL ITEMS FROM THE FIRST FLOOR DECK BEFORE OCTOBER 3RD. This includes but is not limited to all chairs, tables, door mats, pots, etc.
The removal of the current covering for the entire deck will be done over the course of 6 days starting about 10/5. Residents should expect noise from the grinding processes and other machinery during the surface removal (Oct 5-12) and concrete repairs (Oct 13-24).
Installation of the new covering will take place in two phases: Phase 1 (Nov 7-11) and Phase 2 (Nov 14-17). Plywood walkways will be provided a times during the installation of the new coating to allow residents to get in and out of their units.
Summit Sealants will be posting specific details on the doors of those that will be directly affected.
Meanwhile, we appreciate your patience with any inconvenience the project may cause and support for protecting the value of our Kalmia Court property.
If you have questions, please contact our property manager Jacki Rivera, email@example.com or attend our next Board meeting – September 26th, 5:30pm at building 2954 unit #43.