Julie at lot 29 was kind enough to send questions about construction issues. The responses from the construction team are below:
Q: I think in the last owners' conference call there was reference to new window company and new roofing company. Why is there a new window company?
A: Because we have found a new company that has the screens built in and because we believe they will be more responsive to our delivery and service needs.
Q: Is there anything wrong with the windows already installed on some of the villas?
A: No, they are a high quality insulated window with the exception of not being made to support a built in screen as well as some handle issues that have needed replacing. Again, the old vendor has not been very quick with the replacement parts.
Q: What if their villa is only in the framing stages - no roof or windows or drywall installed yet, but probably ordered?
A: If already ordered, the former window supplier will be used, if not ordered the new supplier. But all of Phase 2 and beyond (including all condos) will have the new windows.
Q: If there is a new roofing company, will ALL of the villas and condos get the benefit of the improvements to materials and installation methods?
A: The roofing material is still the same excellent product, we are just improving the company doing the installation, delivery and service. Everything is under warranty at this point and so all will be properly repaired.
Q: What about the coral stone upgrade that has currently been installed? We hear there is a tremendous problem with mold. The solution has been to spread bleach crystals periodically (weekly or every other week?) as a treatment to kill the mold by people who are already living there.
A: The mold problem with the Niwalla Yellow is being addressed and we are looking at an epoxy based grout sealant to fill the decking which will eliminate or minimize aggressive cleaning methods For now floors are being cleaned with bleach and depending on the weather they can stay clean between 1 1/2 - 2 months (according to RM) this all will be avoided once the sealant is applied.
Q: If the environmentalists get wind of this bleach treatment could this be a major problem? Will bleach run off into the coral rich coastline killing the coral?
A: Very unlikely from hundreds of meters away and natural cleaning of run off.
Q: Is there a chance that owners can replace their pool/patio material from coral stone?
A: If they want to do this instead of using the sealant, they can do it at a cost of the new material.
Q: Does RFB expect the HOA to be financially responsible for any of the 70% of the protected areas or only our directly adjacent common areas? I'm not sure how this works.
A: Each of the individual HOA’s will belong to a Master HOA and this issue has not been decided on yet.
Q: Is the HOA financially responsible for any potential future litigation for claims of title by outside parties against our common areas whether they be "rights of possession" or "titled" land?
A: No. (My understanding is that this is what the title insurance is for.)
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6 comments:
Good post. However, Mick, on your last point: I don't believe title insurance will be given for ROP land. I think one has to have clear title to obtain title insurance.... Thanks.
Sorry, folks. I decided to combine the two comments I posted and wanted to clarify a couple of things.
According to an earlier post, Scott Harris said they will not start building on ROP land until it is titled, however, when we bought they had a title insurance company willing to insure ROP properties. I posted the letter on our website Hopefully this will be a moot point.
http://www.sfresidence.com/panamatitle.pdf
As a side note, I had an e-mail conversation with JJ at Pardini about getting our ROP property titled, and he said they are working on it for the whole development which should be settled shortly.
A more recent conversation with Scott Harris confirmed that Pardini is supposed to handle the title issues. However, if it is not done soon, I get the feeling RF is going to ask another set of attorneys to handle it.
I was told in my recent home selection process that screens were included now. I am assuming I am getting the new windows.
Did I understand right about the upgrade to coral stone. To switch back to the standard tile will cost whatever the new tile costs? So one has to pay the base price plus the upgrade price to get what was originally free (if nothing was installed yet)? If the fix works, one would think Red Frog would switch for free (the price of the upgrade already being paid). They could use the coral stone somewhere else as it is already paid for.
I'm not sure I understand the question, so perhaps you could direct it to Scott Harris and let the blog know what he says. I didn't mean to confuse the issue. I was just passing along what he told me in an e-mail.
My understanding is that the new sealant will be used on the coral stone so as to solve the problem with mold where others were using bleach.
Your last point parallels the discussion about the upgrades to appliances. There is no credit for the appliances you DON'T take, only a charge for the new ones you DO take.
I think we will stick with what is recommended, though we have not had our pool/patio selections conference call yet.
Hello, Getting ROP land titled is not within the control of private attorneys or Red Frog or owners. It is a government action and a government decision. Best regards.
This discussion actually belongs to another topic.
http://redfrogblog.blogspot.com/2007/08/good-news-update-on-rights-of.html
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