Roof Replacement Zoom Town Hall – Watch the Recorded Meeting, View the Presentation
Overview of the Roof Repair & Replacement Plan
Estimated Project Timeline
Expected HVAC System Impacts (Please note: heating and cooling systems may be unavailable for a period of time while part of the roof work is being completed.)
Construction Implications for Residents
Open Q&A Session
Watch the Town Hall meeting video below
588 Roof Replacement Project
The roof replacement project is set to begin the week of November 10, dependent on weather and other factors. The project will continue through December. This project will protect and extend the life of our building for years to come.
Work will occur in three phases:
Upper Roof
South Lower Roof
North Lower Roof
HVAC Systems Disconnections
During each phase, all HVAC units on the affected section will be disconnected and reconnected by a licensed HVAC contractor. Units will be temporarily moved and stored to one side of the roof to allow for construction and will be offline for about one week. Residents will be notified in advance when their systems will be affected.
Our goal is to avoid any HVAC outages during the Thanksgiving holiday period, ensuring all systems are fully operational for the holiday weekend.
Due to age or condition, some HVAC units may not restart following disconnection. The roof contractor will take appropriate care of all units within the project scope. As part of the process, we’ve vetted and secured excellent pricing from three HVAC contractors to assist any residents whose units may need service or replacement after the work is completed. See below for HVAC pricing options.
Construction Disruption
Construction staging will occur on the north and south sides of the building. Work hours will take place from sunrise to sunset to help expedite the process, and while some activity will be noticeable, daily disruption and noise are not expected to be dramatic.
Resident Communication
To ensure smooth communication throughout the project, please make sure the office has your updated contact information. Owners are also asked to notify their tenants about the roofing project timeline and related plans.
We appreciate everyone’s patience and cooperation as we complete this important building improvement. A full phasing schedule will be shared soon.
HVAC Offline Schedule – Phase 1
As part of the roof replacement, HVAC systems on Roof Section C (lower North roof) will be temporarily offline for about one week. See below for your unit’s scheduled dates.
Units affected during the week of November 10
136, 137, 138, 139, 140, 141, 336, 337, 338, 339, 340, 341, 536, 537, 538, 539, 540, 541, 736, 737, 738, 739, 740, 741
Units affected during the week of November 17
131, 133, 134, 135, 331, 333, 334, 335, 531, 533, 534, 535, 731, 733, 734, 735, 931
Power to be turned off to Your Air Conditioning System
Before the date listed above a 588 Condo Employee may need to enter your unit to turn off the power to your AC unit prior to work beginning.
Will My Heat Work?
You should still have heat available in your unit.
HVAC Systems Replacement Pricing
As part of the roof replacement process, we’ve vetted and secured excellent pricing from three HVAC contractors to assist any residents whose units may not come back online after necessary disconnections during the project.
Vendors providing preferred pricing:
You can review each contractors pricing details below.
Benefits of Using One of the Three Contactors
HOA vetted and pre-approved contractors
Can respond quickly if a unit does not come back online
Unit pricing and size options pre-negotiated
Yearly service contracts negotiated
Please note:
Many rooftop HVAC units are original from 1998 — now over 25 years old.
Per our governing documents, HVAC units are the financial responsibility of the unit owner.
Due to age or condition, some units may not restart following disconnection.
The roof contractor will take appropriate care of all HVAC units within the project scope.
All HVAC units will be disconnected, moved and reconnected by a licensed HVAC contractor
For additional details view the 588 roof replacement town hall video here
Special Assessment Payment Options
There are three payment options both in year 1 and year 2 (see below). We encourage those who can and will, to choose payment Option 1 so that the association can quickly build the funding needed to make these repairs.
Year 1 – 2024 $1,189,708.00
Option 1 – Payment in Full
Full payment by due date of April 1st, 2024
Option 2 – 50/50 Payment Plan
Half due April 1st and balance due on or before September 1st, 2024
Option 3 – 6 Month Payment Plan
Six equal payments monthly beginning April 1st, 2024
Year 2 – 2025 $1,029,625.00
Option 1 – Payment in Full
Full payment by due date of April 1st, 2025
Option 2 – 50/50 Payment Plan
Half due April 1st and balance due on or before September 1st, 2025
Option 3 – 6 Month Payment Plan
Six equal payments monthly beginning April 1st, 2025
Cost Per Condo Owner
Cost per owner will be based on owners’ percentage of interest.
Special Assessment examples by percentage of ownership as defined by the 588 Condominium Governing Documents. Contact the 588 Condos Management Office for your exact Special Assessment costs.
Special Assessment Year 1 Example - 2024
914 square feet - .004961 ownership: $6,393
973 square feet - 0.005207 ownership: $6,710
1,073 square feet - 0.005742 ownership: $7,400
1,534 square feet - 0.008209 ownership: $10,579
2,434 square feet - 0.013025 ownership: $16,785
2,726 square feet - 0.014588 ownership: $18,800
3,843 square feet - 0.020565 ownership: $26,502
Special Assessment Year 2 Example - 2025
914 square feet - .004961 ownership: $5,108
973 square feet - 0.005207 ownership: $5,361
1,073 square feet - 0.005742 ownership: $5,912
1,534 square feet - 0.008209 ownership: $8,452
2,434 square feet - 0.013025 ownership: $13,411
2,726 square feet - 0.014588 ownership: $15,020
3,843 square feet - 0.020565 ownership: $21,174
Special Assessment Townhall Meeting Presentation Materials
Download or link to all information from the Special Assessment Townhall:
Townhall Q&A document (from in-person and online questions)
Passcode: +4Ub7a*#
The meeting begins at 1:10:30
Special Assessment Background Information
Download the updated Special Assessment document that details:
Townhall meeting info
Assessment project details
Assessment timing
Assessment costs
Payment options
Link to Special Assessment estimates and contractor details:
All project RFPs
Contractor information
All contractor bids received
Engineering reports
Questions
Should you have any questions, please contact 588 Condos General Manager.