NEWPORT CONDOMINIUM ASSOCIATION

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Wendy Russell
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1 NEWPORT CONDOMINIUM ASSOCIATION DATE FEBRUARY 2013 TO: FROM: RE: NEWPORT CONDOMINIUM ASSOCIATION HOMEOWNERS TODD BORLAND, COMMUNITY MANAGER NOTICE OF EMERGENCY RULE CHANGE Pursuant to Civil Code , the Board of Directors at a board meeting held on February 11, 2013 adopted the following emergency rule changes to the Newport Condominium Association rules, effective immediately. The text of the adopted rule changes is below, with specifications and details enclosed. The emergency rule changes are effective immediately, and will expire on June 11, The following Association rules are being adopted as an emergency to allow the renovation project to proceed without interruption. The Emergency Rule Change impacts Window Replacement and Skylights. The Association s Architectural Committee, Construction Committee, and Board have been spending countless hours working on the development to these renovation project. Throughout this process, membership involvement has been solicited and encouraged to participate. The Board will be sending out a proposed rule change in advance of the expiration date to allow for membership comment. 1. Window Replacement Guidelines Pages 1-4 The Association s architect & project manager for the renovation project, Summit Consulting & Architecture, has prepared the enclosed guidelines to address window replacement. In additional to the enclosed materials, the Board adopts as the Association s policy the AAMA Standard Practice For Installation Of Windows With An Exterior Flush Fin Over An Existing Window Frame. A copy of the full document is available on the Association s website for download at A copy of the guideline will be available at the renovation roll meetings, and provided with any architectural submittals for window replacement. If you would like a copy of the AAMA guideline mailed to you, please contact Todd Borland at tborland@actionlife.com or (949) , and a copy will be mailed to you at no cost. Please refer to the enclosed documents for window guidelines specific to Newport Condominium Association. An architectural application is still required to be completed, even if being completed as part of the renovation project by the Association s contractor, Orange Coast Building Services (OCBS). Owners in sided buildings are strongly encouraged to participate in the window replacement during the renovation project, as the guideline continues to prohibit the use of retrofit windows. Owners not participating will find it necessary to have siding/window trim removed and reinstalled at the owner s expense. Units with existing retrofit windows will be permitted to remain. Owner s remain responsible for any water intrusions resulting from the installation or maintenance of the window. Owner s with retrofit windows should be particularly aware of the propensity for water intrusion, given the lack of proper flashing. 2. Skylight Installation Guidelines Page 6 Establishes a written policy for which no previous policy existed. An architectural application is still required to be completed, even if being completed as part of the renovation project by the Association s contractor, OCBS. Please refer to the enclosed detail for installation guidelines. No alteration of the building structure is permitted. Owners interested in installing a skylight are strongly encourage to do so during the roof replacement phase of the renovation project, so the skylight can be best incorporated into the roof s water proofing system. Homeowner s remain responsible for any water intrusion, to include the professional repair of the building structure, and any damage to the interior of the unit, originating from the skylight. The roofing system installed on the Association s roofs is expected to exceed the life of skylight. Homeowner s installing skylights assume the responsibility to complete any additional maintenance to ensure the skylight, including transitions, are maintained to prevent water intrusion. Should maintenance of the skylight be observed, the Association reserves the right to contact the owner and demand the skylight be repaired or removed at the owner s expense to prevent damage to the common area.

The text of the adopted rule changes is below, with specifications and details enclosed. The emergency rule changes are effective immediately, and will expire on June 11, 2013.

5 3. Skylight Installation Guidelines (Continued) Page 6 During the roof replacement project, all owners with existing skylight installations will be contacted and offered the opportunity to have skylight covered over during the reroofing of the unit. Owner s that do not respond will remain responsible for the maintenance of the skylight and any water intrusions. Should the condition of the skylight at the time of the roof replacement be determined to be in need of replacement and/or repair, the owner will be responsible for completing immediate repairs or replacement. Should the owner not coordinate the repair or replacement of the skylight, the skylight will be removed by the Association s contractor and the roofing system be covered over to ensure a water tight roofing system. Professionally Managed By Action Property Management, Inc Main Street, Suite 500, Irvine, California (949) (800) (949) fax

Should the condition of the skylight at the time of the roof replacement be determined to be in need of replacement and/or repair, the owner will be responsible for completing immediate repairs or

7 Shingle 1 st step flashing piece (position leading edge of 1 st step flashing at corner of frame) 2 3/8" - 4" VELUX EDL Saddle Flashing Underlayment VELUX EDL Sill Flashing Sheathing 4" 4 ½ Basis of Design Velux VS Venting Skylight VELUX EDL Sill Flashing Underlayment Asphalt Shingle Tight Joint Between Finish Grove And Finish Material Insulation - Place Carefully Around Window VELUX EDL Head Flashing Placed Between Underlayment Headers Or Blocking As Required Per Code(s) Finish Material Basis of Design VELUX VS Venting Skylight VELUX EDL Step Flashing Underlayment ¼ VELUX EDL Step Flashing Asphalt Shingle Vapor Barrier Note 3 Sheathing Ventilation Underlayment Note 1 & 2 1) Wrap Frame in ZOZ 216 Adhesive Underlayment Provided With VELUX Flashing. 2) Underlayment To Be Folded Up Against All Sides Of Curb. 3) Vapor Barrier Should Be Used To Avoid Moisture. Insulation Tight Joint Between Finish Groove And Finish Material Vapor Barrier Note 3 Finish Material VELUX VS Venting Skylight Scale: NTS SUMMIT Consulting and Architecture 1081 Camino del Rio South Suite 225 San Diego, CA (619) PHONE (619) FAX DATE:

Flashing Placed Between Underlayment Headers Or Blocking As Required Per Code(s) Finish Material Basis of Design VELUX VS Venting Skylight VELUX EDL Step Flashing Underlayment ¼ VELUX EDL Step

FS Deck Mounted Skylight Installation Instructions 15-90

FS FS Deck Mounted Skylight Installation Instructions 5-90 VAS 456-0909 5-90 FS is designed for roof pitch 5-90 deg. Accessories Refer to instructions for accessory type in questionor contact VELUX for