When is work expected on the remaining hot water risers?
That has been a very common question recently. Typically we would provide a resident with a calendar showing the year and month we expect work to start on bathrooms and kitchens throughout each tier in the building. That schedule though is influenced by multiple variables that have been moving targets over the past several months; variables such as projects underway, projects anticipated for next year, the Reserve Study and upcoming budget.
After completing the bulk of the budgeting process for the 2015/2016 fiscal year, as well as the updated PTCA Reserve Study, Management revised the anticipated schedule for hot water riser replacements for the next 9 years. In short, we are not anticipating any replacements in 2015, due to the expected drain and riser loop replacement project in the lobby ceiling. Due to the complex nature of this project, as well as the amount of time it will take, we are planning to reserve as much of our focus as possible to completing it without interrupting regular day to day activities.
If the need arises, we may have to complete one or two risers next year. Fortunately, the association is financially healthy enough to be able to handle that and other business if necessary. It is truly the complexity and scope of the lobby ceiling project – and possible inconveniences it may present to residents, which has led us to push further planned replacements until the following year.
Therefore, for the time being we anticipate starting back up in 2016 and continuing through 2023, we are planning to get back to aiming for 3 riser replacements each year.
The updated calendar is available via pdf by e-mailing the office, or stop by the office to pick up a hard copy.