Community Insider Fall 2018 - Page 38

TO MILL AND FILL, OR NOT TO MILL AND FILL - THAT IS THE QUESTION By: Liz Williams, Vice President Business Development at AMS Paving Inc. machine looks like a dinosaur makes it all the more interesting!)! Milling is widely used for pavement recycling today. The asphalt is removed and ground up to be used as an aggregate in new pavement, thereby reducing the impact on the environment. In many cases some of the excess grindings are used as a base material for the new road surface. It is fascinating to see the process and incredible to see how quickly something you’ve looked at and driven on for years can become brand new. Once the replacement is completed, a commitment to a proper maintenance program will guarantee the maximum life out of the new surface. Asphalt has a life span of 25 years, give-or-take. The give-or-take depends on the maintenance that it has received over the years. Look closely at the asphalt surface you may be considering repairs to. If it can’t take any more and has nothing left to give; if the patches, overlays, crack seals and layers upon layers of seal coat just aren’t holding the surface together anymore, it is time to take it up a notch and consider an asphalt replacement process called, “Milling.” Milling involves a specialized piece of equipment called an asphalt milling machine. This unique vehicle is used to grind the asphalt, move it up a conveyer belt and then load it directly into a truck. The truck then transports the paving material to an asphalt plant to be recycled. The milling process can either completely remove the paving surface take just a little off the top.” The process of milling only the top surface layer is generally done in preparation for applying an asphalt overlay, which is generally 1 ½” thick. In the industry it’s called a “mill and fill.” While a mill and fill can appear attractive for a while, it is important to remember that an overlay is still considered a temporary fix. Asphalt cracks originate from the foundation under the asphalt layers, so covering them up with a band aid doesn’t address the foundational failure; it just buys a little time. When a replacement project gets started, make it a point to observe the work in person-it is quite a sight! Milling is a significant operation involving the milling machine, trucks, rollers, skip-loaders-all the big toys (and the fact that the milling When contracting for these types of projects be certain to use paving contractors that are accustomed to working with HOA’s. They will better know how to meet the expectations of the Association. It can be challenging working in someone else’s home territory, but a contractor with HOA experience can ensure the process goes smoothly. Liz Williams, Vice President Business Development at AMS Paving Inc.; proudly serving San Diego and all of Southern California since 1981. 20 | SAN DIEGO COMMUNITY INSIDER FALL 2018 1 “Reserve Specialist® (RS®) Designation NATIONAL RESERVE STUDY STANDARDS” Community Associations Institute March 2018 https://www.caionline. org/LearningCenter/credentials/Documents/ RS%20Designation%20National%20 Reserve%20Study%20Standards.pdf Pound Foolish HOA B started to tire over the years. The buildings began to take on a worn and weathered appearance after not having been repainted in a couple of decades. Spots of recent touch-up were obvious as the color was much brighter than other areas. In an effort to keep dues from increasing, the Reserve contribution established by the developer was cut down bit by bit. Reserve Studies conducted occasionally by Pound Foolish HOA were scoffed at as being “unrealistic” and “out of touch with reality.” Owners struggled to sell their units for asking price, often having to concede thousands of dollars to finalize the sale. Nordlund, Robert “10 Ways to Improve Property Values” Association Reserves April 2017 improve-property- values/ 2 To better understand Reserve Studies and how they can either set the right course from day one or chart a new course to calmer waters, it’s important to grasp why Reserve Studies are prepared. Most professionals in the industry as well as volunteers understand the general idea behind Reserve Studies. Managers & board members are often well- aware of the concept of Reserve Studies helping them to plan for “big expenses” and “future costs.” Take this concept a step farther and know that by planning for big, future expenses, Reserve Studies help associations split the cost of deterioration of all the major, predictable common area components (think roofing, painting, and asphalt among others) across all owners only for the years of their ownership. Unlike typical operating expenses such as a water bill, reserve expenses, like replacement of a roof, 38 | SAN DIEGO COMMUNITY INSIDER FALL 2018 Providing Practical Approaches in: CC&R Interpretation, Drafting and Enforcement While many decisions by a host of board members over multiple decades resulted in stark differences in these two once-comparable communities, one common tool is available to each that has the potential to set the association on the right path to a successful financial future no matter their current situation. That tool is a Reserve Study. Reserve Studies are often misunderstood and under-utilized by community associations. The most common use of a Reserve Study is, of course, as a budget-planning tool. Communities have a Reserve Study prepared in advance of budget season (ideally), review the results (hopefully), and establish adequate funding (many do, contrary to popular belief!) in the upcoming budget. A FULL SERVICE LAW FIRM Opinion Letters Contract Drafting and Negotiation Civil Litigation Matthew Swain, CAI- credentialed Reserve Specialist (RS #134) is President of Association Reserves – San Diego, LLC. He has been preparing Reserve Studies for communities throughout San Diego County for over a decade. Assessment Recovery San Diego County, Orange County, Coachella Valley – For inquiries or call 866-342-3529. Pacific Backflow Company, Inc. ph: (760) 639-4000  fax: (760) 639-4005 occur with much less frequency. Since Reserves are for big projects that don’t occur every year, a Reserve Study helps communities identify the annual rate of deterioration to Reserve components so that associations can “realize” this bill by allocating the appropriate amount in a Reserve account. When adequate Reserves are established, the future simply takes care of itself! Serving San Diego County South Riverside County South Orange County Backflow Testing Repairs Installations Replacements Theft Deterrents Pressure Regulators Cross Connection Surveys Industry standards have been carefully & diligently crafted by consensus among industry practitioners & were first codified by CAI in 1998 1 . These standards are the guardrails by which our industry operates & can readily be reviewed in detail by visiting CAI’s website. Boards that value the information contained within the Reserve Study often use it in tandem with a sound preventative maintenance plan. This prudent fiscal discipl R6VBW7&V6rvB2gFVFV"V&W.( 2&vW7Bf676WB( 2FRfVR`FV"R vRRBV74Ɩ2cssP66@66FVvuur44B$p3