The Board of Directors needs your input on a possible door replacement project. Please read this post for background information and then complete the ten-question survey by 7:00 p.m. Monday, February 15, 2015.
Click here for the MCC HOA Door Replacement Survey
Purpose: Calling All Homeowners
With a 40+ years of service, our buildings are showing their age—mostly in drafty, leaking, and failing windows and doors. About ten years ago, homeowners were ready to replace doors, only to be trumped by an invalid vote and the more urgent need for new fireplace inserts. Next, we took on overhauling all windows at homeowners’ request. Now the demand for better doors has resurfaced.
At the request of numerous homeowners, we have looked into the costs, processes, and options a door replacement project would entail; now we need your input. We want to present the need, explain the options, provide the information we gathered, and then survey you to see where all the homeowners stand.
Please note that this is not a done deal. Rather, we’re informing ourselves of all the options so we can present them to you and get your feedback and preferences. The more of you who complete the survey, the better our decision will reflect homeowners’ needs.
The Need
Several of you have been experiencing problems with your front doors including
- Water and air leaks
- Excessive swelling and shrinking
- Difficulty opening & shutting the door; door failing to stay shut
- Failing door hardware & lack of deadbolt
- Out-dated and worn appearance (exterior and interior)
For many units, we’ve exhausted all the repairs, replacements, and remedies that can be made… with little improvement. For at least a dozen units, replacement is the only next step.
What a Replacement Would Entail
Because front doors are a key part of a building’s design, ours have a big impact on architectural consistency. If the homeowners’ wish is to replace, all doors, jambs, sills, and hardware would be identical throughout the complex. The total cost per unit would be between $1,800 and $2,600, depending on the final design homeowners choose. Replacement would include the following, and would be the same for each unit:
- Door, jamb, sill, and hardware—hinges, handles, lockset (handle and deadbolt), keys
- Exterior door and trim finish (interior finish and upgrades at owner’s expense)
- Removal/disposal of old door
- Installation of new door, jamb, sill, and hardware
The Research
At the Annual HOA meeting in September, Board member Sara Gomberg presented her research on door upgrades. In addition, she made available a PowerPoint of random door samples pictured on our existing entry, collected through Thermatru’s free mydoor app. View PowerPoint here.
Sara’s recommendations:
- Go with a solid fiberglass door (not wood or steel); it stands up best to Mammoth’s extreme climate.
- Choose a style that is compatible with our architecture. A paneled slab would update the look of our doorways.
- A glass insert would light up our dark entries. To provide the most security and safety, go with a rectangular privacy glass insert near the top of the door.
- Choose a finish that the manufacturer or installer applies before installation—ensures color consistency throughout the complex.
- Consider a keyed/keypad combination—good option for a second home, especially if it’s late & you’ve forgotten or misplaced your keys.
- Therma-Tru seems to be the most reputable and reliable manufacturer.
Options
Based on the Sara’s research, we propose the following options:
- Option One: Replace doors as needed with the current design, but with an upgrade in materials:
- solid flat composite door (with new jamb and sill) in a rough-cut cedar grain.
The current door style in our complex
- Exterior door and trim painted to match the complex color scheme.
- Interior finish of door and trim at owner’s expense; upgrades at owner’s expense.
- New handle, lockset, and deadbolt.
- Replacement would take place over 10-12 years, funded through reserves if possible (approximately $1,800). Maintains architectural consistency.
- Option Two: Replace all doors with an upgrade in quality, architectural style, and finish:
- Solid paneled composite door—with jamb, and sill—in a smooth wood grain finish with
Sample of a possible upgrade.
decorative privacy glass insert (door pictured is a sample only)
- Exterior door and trim stained in a color complementary to the complex color scheme.
- Interior finish of door and trim at owner’s expense. Upgrades at owner’s expense.
- Upgraded handle, lockset, and deadbolt; key pad option to be considered.
- Replacement would take place over 3 – 5 years (approximately $2,000 – $2,600, depending on the style all homeowners choose). Updates architectural consistency over a short period of time
- funded through special assessment , OR
- funded through increase in HOA fees with no special assessment
Next Steps
- All homeowners weigh in. Click here to complete the 10-question MCC Door Survey. Deadline: Monday, February 15, 2016 at 5:00 p.m.
- BOD to compile and share survey results. The BOD will meet Thursday, February 18th to discuss the findings of the survey; immediately after, results will be shared with all homeowners on the Website.
- BOD to act on homeowners’ wishes. The Board will plan the HOA’s action on doors, depending on the survey results.
IF THE CONSENSUS IS TO MAINTAIN CURRENT DOOR:
- Replace as needed: BOD and HSM will establish a door replacement cycle and revise both the budget and Reserve Study to accommodate costs.
- Prioritize Replacements: BOD and HSM will examine all units to identify most damaged doors. Based on observations and owner input, they will create a prioritized schedule to be shared with all homeowners.
IF THE CONSENSUS IS TO UPGRADE:
- Narrow the door choices: Homeowners will be surveyed a second time to vote between 2 or more door and hardware styles.
- HOA vote: CC&Rs require a vote on any special assessment or fee increase.
- Results of vote:
- Yes—we will proceed with door replacement much like our window project.
- No—we will replace doors as needed with the current style.
Click here to access the survey. Thank you for your input!