Fall is Here at The Vine
Welcome to October! The cool weather seems to have finally arrived, making it a great time to be out and about in the neighborhood. Thank you to everyone who participated in our Annual Association Meeting this past September—your engagement is what keeps our community strong.
As we settle into the autumn season, the Board is actively moving forward with our next major milestones. We are currently securing and reviewing contractor bids from Reconstruction Experts for the Phase 3 exterior defect repairs, which will include the community-wide parapet rebuilding, roof-level siding replacement, and essential site drainage corrections.
Alongside these infrastructure projects, we are also laying the groundwork for the 2027 budget to ensure our Reserve Study goals stay firmly on track. Thank you for your continued partnership as we work to keep The Vine structurally sound and beautiful!
2027 Budget & Assessment Adoption
Following the Annual Meeting on September 21, 2026, the Board of Directors held a Special Board Meeting and officially adopted the 2027 Budget. The new monthly assessment is established at $595 per unit, effective January 1, 2027. The budget development was driven by the following objective goals:
- Minimize Increases: The 3.5% (+$20/month) adjustment represents the lowest rate increase in 7 years, achieved through rigorous cost validation and vendor negotiations.
- Fund Reserves: Fully funds $104,000 in reserve transfers (a $54,000 scheduled contribution plus a $50,000 repayment) to protect lending eligibility and align with the Reserve Study.
- Correct Maintenance Deficits: Reallocates insurance premium savings directly into Repairs & Maintenance to care for our aging property without relying on special assessments.
- Plan for Cost Increases: Proactively absorbs projected 5% utility and service inflation, accommodates trash collection hikes, and applies a 10% buffer for insurance rate fluctuations.
View detailed breakdowns and budget comparisons on the Financial Transparency page.
Defect Resolution Roadmap
The Association is committed to resolving construction defects and ensuring the long-term structural integrity of our community. Below is the historical progress and the current status of the project. Click here to view the latest detailed updates on Phase 3.
Lawsuit & Settlement
The initial construction defect lawsuit was filed in 2019. In April 2020, the Association successfully reached a $1 million settlement agreement. After litigation and engineering costs, approximately $508,430 was secured as a net recovery to assist in funding necessary community repairs.
Phase 1: Structural Repairs
Addressed prioritized structural issues, including garage headers and lintels. Work involved flashing, mortar net, and lintel replacements in 30 units, with structural reinforcements in 8 others.
Phase 2: Window & Balcony Repairs
Repaired high-priority windows and fully replaced all 63 Juliet balcony doors to address water intrusion pathways.
Phase 3A: Investigation & Intrusive Testing
The Association undertook a comprehensive, multi-step investigation to definitively locate the sources of water intrusion. This exhaustive process included Visual Inspections, Aerial IR Drone Surveys, and Targeted Intrusive Testing oversighted by our forensic engineer.
Phase 3B: Engineering Design & Planning
With the physical investigation complete, our forensic engineer CTETS finalized the construction documents to mitigate water intrusion bypassing roof defenses. Temporary parapet waterproofing was installed for priority units during this design phase.
Phase 3C: Feedback Integration & Project Update
CTETS has finalized the community-wide repair plans, covering parapet waterproofing, bulkhead jamb/head flashings, and siding replacement. The Board is evaluating the proposal from Reconstruction Experts (RE) in conjunction with extensive community feedback from the Phase 3 Owner Survey, the recent Town Hall, the September 14th Board Meeting, the September 21st Annual Meeting, and various questions submitted through the dedicated email address. The Board received a formal project update on September 14th and continues its review before taking action on a special assessment.
Phase 3D: Cost Validation & Contract Execution
In parallel with the ongoing project review, the Board is actively conducting further due diligence. This includes independent cost validation of the proposal and gathering additional market data. Contract review and negotiations are ongoing to ensure the community receives the best possible value before final execution.
Please note: Before construction begins on your building, any owner-added components attached to the siding or parapets must be temporarily removed and reinstalled at the owner's expense. Please submit your questions here so the Board and our partners can prepare comprehensive answers.