SPRING 2019

The siding project is about to kick off for the 2019 construction season. The plan is for the crews to move in starting April 8 and then begin the demo work later in the week. There are six buildings in the first wave. Just like last year, the first thing that will get done is that any siding that is being removed (not all existing siding gets removed) is taken off, checked for rot and issues and then the Water Resistant Barrier (Tyvek) is applied around the entire building. This will take a couple of weeks. After that the Hardi trim is installed, followed by the painters who will paint all the trim. This is a time consuming task and will probably take the longest time. Once the painters are done the new siding is installed. Then there will be odds and ends and punch list work. As you can see on the schedule below, all buildings will be under “construction” for multiple months.

The maintenance staff is going to remove all the firewood from front porches on units that are being worked on. This will be done within a week or two prior to the work commencing (the first six buildings are already having the firewood removed). At that time any items hanging on exterior walls (front porch, deck walls) and loose items on porches and decks (mats, flower pots etc.) will be brought in to the unit (unless you have advised us to throw items out or store in a different way). The staff will also remove any hanging items on the interior walls that can be impacted by the project (hammering, drilling etc.) to prevent any items from falling down. Any furniture etc. on rear decks will be put in the center of the deck, or moved when needed for the siding crew.

We want to remind everyone that the satellite or cable service to your unit will be impacted and it is each owners responsibility to contact your satellite or cable TV provider to have the service “restored” once you are notified by Timber Creek that it is OK to do so. We know from last year that the satellite TV receivers will need to get reprogrammed and it may be the same for cable boxes. The plan is to notify owners once we received information from the site superintendent that you can contact your provider. We ask for everyone to be patient in this matter.

Please note that in many cases, the main level deck railings may need to be replaced to meet building code. This is done once the new siding has been installed. The front walks, porches and decks including any railings and spindles will NOT be painted as part of the siding project. This will all be a separate project and done once the siding project is completely finished. All owners will be notified when this painting will occur.

Many owners are opting to replace windows in co-junction with the siding project. The windows will be replaced during the time frame in which the building is being worked on. ALL window orders (deposit and agreement) will need to be received no later than APRIL 12 in order for it to be done in 2019! If you have any questions about window replacements please contact Heather.

With 22 buildings in this year’s siding replacement there will be A LOT of activity and work going on at Timber Creek starting April 8 until mid December. There will be heavy machinery moving around, materials stored in different areas including at the building where work is being done, construction dumpsters (NOT to be used for owners garbage or disposal of items!!!) around the property, multiple vehicles at buildings (construction crews) etc. The crews are authorized to work from 7.30 am to 7 pm Monday through Friday and on weekends if requested. It is important that everyone understands that special requests can not be met during this construction season. We understand that there will be owners that are inconvenienced because they either live at Timber Creek permanently or spend a large part of the year at their condo. Unfortunately there is not much that can be done about that. We will do what we can to help minimize the inconvenience but everyone’s patience and understanding is important.

We will continue to post updates as the project moves along but as always, should you have any questions regarding the siding project, please contact management.

Building Units Dates
2 7 to 10 April 8 to June 19
8 39 to 44 April 8 to August 19
33 187 to 192 April 8 to August 9
14 77 to 82 April 8 July 30
26 149 to 156 April 8 to October 17
18 99 to 106 April 8 to August 30
3 11 to 16 April 11 to July 4
6 31 to 34 April 19 to July 11
10 51 to 56 May 6 to August 13
12 65 to 72 May 24 to October 2
19 107 to 112 May 29 to September 25
25 141 to 148 May 30 to Octoer 24
21 117 to 122 June 5 to October 10
29 165 to 172 June 14 to October 17
13 73 to 78 July 1 to September 25
15 83 to 88 July 9 to October 28
34 193 to 198 July 19 to December 3
36 208 to 212 July 31 to November 29
23 129 to 134 July 31 to December 4
27 157 to 160 August 1 to October 21
28 161 to 164 August 12 to October 30
32 183 to 186 August 23 to November 19

Siding Project Update November 7, 2018

14 of the 18 originally scheduled buildings for this construction season (2018) will be completed this year. The crews have until 12/15 to finish up. The agreement is that all of the 14 buildings will have at least all trim and siding installed. The final onsite painting and some caulking will not be completed this year on all of these buildings. That work will resume in the spring of 2019 together with punch list items and final walk through. So don’t be concerned if you see trim that is off white or areas that look like it was not completed. It will all be done next year.

Our construction management company, Naylor & Breen, is currently working on the scheduling and layout of the work for 2019. There is no secret that there will be A LOT going on next year with the added four buildings from this year. We learned a lot in regards to the scheduling, demolition and installation pace, issues etc. this year and will apply that to the 2019 season. Once we have a set schedule and order of construction for 2019 we will communicate that. Just like this year; owners, guests and tenants will be inconvenienced throughout the construction season. There just is no way around that. Everyone’s patience and understanding is much appreciated.

There will be some material storage over the winter months. A part of the overflow parking will be utilized and also a part close to the maintenance yard. This is so that the materials don’t have to be transferred back and forth from Timber Creek. Hardie has approved the storage.

At the annual meeting it was brought up by an owner that the Tyvek (water resistant barrier) may have been exposed or sitting too long before covered with siding and that it could void the warranty. The Tyvek rep has been on site and reviewed all the buildings in phase 1 and a full warranty has been issued. There were only two very minor issues that were corrected and had no impact on the warranty.

It is important that ALL owners are aware that under no circumstance can you nail or screw ANYTHING on to the Hardie siding or trim. Anything that you may have had hanging on the exterior walls of your main level or lower level deck area can not be put back. The only place where you may hang items such as thermometer, key box, welcome sign etc. is on the pine siding on the front porch or on the pine siding of the chimney chase. All satellite dishes will be relocated to the chimney chase throughout the siding project and if you are getting new satellite service the installer of the satellite dish need to be informed that they can only install the dish itself on the chimney chase and the cable/wiring can only be attached to the chimney chase. If there is a need to attach cable/wiring in any other areas, management need to be notified. For those buildings that have or are being completed this year the cable/wiring will be attached by Naylor & Breen.

Should you have any questions regarding the siding project please contact our property manager.

Siding Project Update August 30, 2018

The project is going on 18 weeks since we started and currently there are 14 buildings being worked on in one way or another. Three of the buildings are approaching completion within the the next few weeks and the other 11 continue to make progress. As stated in the previous update, the project is behind the original schedule and at this point our construction management, Naylor & Breen, have notified the Board of Directors that the scheduled 18 buildings in this first year, will not be completed as planned. The goal is to have 15 completed buildings and add the three other buildings on to next years schedule. We have been promised by Naylor & Breen that there will not be any buildings left without having trim and siding installed. What that means is that there will not be any buildings with the “paper” (water resistant barrier) showing over the winter. Window replacements are ongoing and the goal is to have all scheduled windows for this year installed prior to winter. You will see that some units have new deck railings and that is because the existing deck railings were not up to code and once the unit was being worked on the railing had to be brought to code. We have received the new arched trim that goes on the upper level arched bathroom windows. It took a while to find a material that would be able to work for those windows. So if you see white trim over the window it will be painted the same color as all the other trim. The painters are busy field painting trim and the existing wood windows as well as all the exterior doors. Some of the foundations have also been painted. There is a lot of coordination that goes in to this project and many pieces that need to fall in to place. Anyone who has been here during a work week has seen all the different activity. It does not always look like there is a lot of progress but the project is moving along and it is exciting to see buildings go from the old tired appearance to the new and improved look with the new siding and trim. As always, everyone’s cooperation and patience is very much appreciated. Happy Labor Day!

Siding Project Update July 20, 2018

The project is moving along and there is a lot going on here Monday through Friday. Currently there is active work on eight buildings, between demo, trim, painters, siding and other odds and ends. The project is a little bit behind the original schedule and our construction management company, Naylor & Breen, are working to rectify this. With a project of this size and when you set the schedule in advance there is always a chance that you can fall behind for various reasons. The progress of each of the contractors is monitored daily by the onsite superintendent. We are nearing completion of one building and it will be exciting to see it all done with everything in place. A second building is not far off from completion either.

It is interesting to see the progress and what is found on the different buildings. Some buildings have barely any issues with rot etc. and other buildings have a unit or two with rot. We have seen one building with significant rot and that will be addressed. Most often rot is found underneath old green house windows or below main level deck areas where flashing may be missing along the ledger board or sometimes around the patio door. One of the questions that has been asked is when there is clear or opaque plastic around or over an area of the building, what does that mean? This means it is an area that has been identified as having a problem and need further investigation so the Weather Resistant Barrier (WRB) is not applied in that particular area until the problem has been fixed. We are also finding that many older windows and also front and exterior boiler room doors have insufficient amount of insulation around them so we are correcting this as it is encountered.

All units will receive new dryer vent louvers on the exterior. They are much more solid than the previous ones and also have a screen at the bottom to prevent any small animal access. As the project moves along the dryer vents louvers get installed. All units will also receive new vent covers where there are bathroom vents venting out either on to the front porch or along a wall. All attic space vent covers are also being replaced.

26 owners jumped on the opportunity to replace the old green house windows with a new Andersen 6 panel this year and contracted that work to be done. Some owners also decided to escalate the replacement of other windows in their unit while their unit is receiving new siding. It would be fantastic to see all windows replaced in the community but of course that is a huge expense to the association so we continue to do a certain number of windows each year.

We appreciate the patience and understanding from owners, guests and renters while the project is ongoing.

Siding Project Update June 15, 2018

Almost two months in to the siding project here at Timber Creek the community is bustling with all the work that is getting done. We currently have nine buildings that are in one phase or the other of the siding project and the 10th building is about to get started next week. The project is ongoing with all the different parts and pieces that is necessary – everything from checking the existing siding to removal of siding that is identified as being removed, to adding the Water Resistant Barriers followed by all new window and door trim, corner boards, mud sills, weather barriers etc. Following that the painters come in to apply paint to all the running trim on the building, painting the existing wood windows to match the new style vinyl clad windows, painting the doors and then caulking of where the siding joins any trim.

All exterior gable end vents will be replaced with a new PVC vent, all dryer vents will be replaced, the electrician is going over all exterior electrical outlets to make sure we are in compliance with code and also removing exterior face mounted lights so that the siding can be installed and then the lights will be put back.

There are many moving pieces to this puzzle and it is an ongoing dialogue between management, architect, construction management and of course between the on-site superintendent and the contractors working on site. All in the project is progressing well and mostly according to schedule. Some adjustments are being made to meet schedules and to keep everything going as planned. It is definitely a very active work site Monday through Friday. Every effort is made to make sure the property is neat and clean for the weekends and to not leave anything in the way of unit access etc. We certainly appreciate items that have been brought to our attention by attentive homeowners.

Building 7 – units 35 through 38 is the building where most has occurred in the shortest time. It is one of the smaller buildings with four units and very little issues of any sort. The contractor is currently waiting for vent covers and some other material but continues the siding process where possible. It is exciting to see the transformation because that is truly what it is – a transformation from the old look to the new look.

We try to stay ahead in the project and communicate to owners in buildings that are being worked on or that are slated to have work started to keep them informed. So far so good.

Here are some photos showing the progress. As always, if you have any questions, do not hesitate to contact us.


May 10, 2018

Three full weeks in to the siding project and things are moving along. Currently six buildings are being worked on – building 1 (unit 1-6), building 4 (unit 17-24 and building 7 (unit 35-38) have had any siding removed that was slated for removal. The weather resistant barrier applied and installation of window, door and corner trim and the mud sill is ongoing on those buildings. Soon the painters will be on site to paint all trim and caulk so that the siding installation can start. On building 5 (unit 25-30), building 9 (unit 45-50) and building 17 (unit 95-98) crews are working on siding removal and applying the weather resistant barrier. The first couple of window replacements has also been done.

The large material deliveries (siding, trim etc.) have slowed down at the moment but there are daily deliveries of other materials (flashing, fasteners, drip cap etc.). You can definitely tell that there is a big project going on at Timber Creek. We are still fine tuning some things and getting the bugs worked out. There are weekly project meetings with Naylor & Breen (construction management), Goldstone Architecture and Timber Creek management.

Just a few photos below showing some of the work. I know everyone is anxiously waiting for photos showing the siding and it will come. In the meantime things are moving along and let’s hope that the weather will cooperate so the crews get full work days in and move the project forward.


THE PROJECT HAS STARTED!

Three full weeks in to the siding project and things are moving along. Currently six buildings are being worked on – building 1 (unit 1-6), building 4 (unit 17-24 and building 7 (unit 35-38) have had any siding removed that was slated for removal. The weather resistant barrier applied and installation of window, door and corner trim and the mud sill is ongoing on those buildings. Soon the painters will be on site to paint all trim and caulk so that the siding installation can start. On building 5 (unit 25-30), building 9 (unit 45-50) and building 17 (unit 95-98) crews are working on siding removal and applying the weather resistant barrier. The first couple of window replacements has also been done.

The large material deliveries (siding, trim etc.) have slowed down at the moment but there are daily deliveries of other materials (flashing, fasteners, drip cap etc.). You can definitely tell that there is a big project going on at Timber Creek. We are still fine tuning some things and getting the bugs worked out. There are weekly project meetings with Naylor & Breen (construction management), Goldstone Architecture and Timber Creek management.

Just a few photos below showing some of the work. I know everyone is anxiously waiting for photos showing the siding and it will come. In the meantime things are moving along and let’s hope that the weather will cooperate so the crews get full work days in and move the project forward.

On April 16, 2018 the siding project got started on site. Several of the crews were here and begun taking siding off the buildings. It was not warm outside, in fact, we had received fresh snow over the weekend, but that did not stop the crews who have anxiously been waiting to get going. They were ready to start and they sure did. It has been great to see what they have accomplished so far.

Our construction management company, Naylor & Breen set up their office trailer and have been receiving lots and lots of materials. There has been tractor trailer after tractor trailer arriving with siding, trim, house wrap, nails, caulk – you name it. Material deliveries will continue for quite some time so don’t be alarmed if you see an 18 wheeler pulling in to Timber Creek. And let’s hope they swing wide and miss the ditch at the entrance...

On April 20, 2018 we had the official “kick off” for the project and had the first of many onsite project meetings. These meetings will be ongoing to discuss the project, solve any issues, answer questions and do site visits. Since it was the official kick off we took the opportunity to snap a few pictures that you can see below.

TimberCreek siding project

The official “kick” off featured Dennis Wilson (board member), Jeff Goldstone (Architect - Goldstone Architecture), John (JTG Construction, Tanner Romano (VP & Project Manager – Naylor & Breen), Jason Wisell (Super Intendant – Naylor & Breen), and Minna Case (Property Manager).

Siding Removal and Work in progress

Phone: 802-464-0259 

Southern Vermont Deerfield Valley

P.O. Box 670 • Route 100 West Dover, VT 05356

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