January 2001

Dear Mariners Landing Homeowner,

This is an updated revision of a letter that was sent in May 2000 from the Board of Directors that may affect your home. It has recently come to our attention that the plywood roofing in Mariners Landing may be prematurely deteriorating. You may be aware of an industry wide problem that occurred about 10 years ago concerning Fire Retardant Treated (FRT) plywood that was being used in townhouse construction at the time. Heat, which is common in attic spaces, was causing premature aging of the plywood. In 1990 the Board investigated this in Mariners Landing and we were assured that our community was built using a later generation material and the problem would not occur here. 

However, recently the Board has been notified of some premature deterioration and needs to inform each homeowner of several important developments.

First, caution should be used when work is performed on your roof. You, and any contractors you hire, need to be aware that the plywood in your roof may be unsafe to walk on. Depending on the age, location and state of deterioration the roof may not support the weight of a person.

Second, the Board created a reserve fund several years ago to replace the asphalt shingles on the buildings in Mariners Landing. The original plan was to be-gin replacements in 2007 after a normal life expectancy of these types of shingles. The plywood was not anticipated as needing replacement.

Recently, we have had two different house inspectors go through many units and they are in agreement that the FRT plywood should be replaced at the time the shingles are replaced. In addition some units are in need of the plywood work this year.

The Board is recommending that the shingle replacement plan be started earlier than originally conceived. We believe it to be in the best interest of the community and the property values of our homes to start the shingle work in 2000. The reserve fund has the money to begin the shingles project now without increasing the monthly assessments. However, and this is an important point, it was not the Association's responsibility to create a reserve fund to replace the FRT ply-wood. It is the responsibility of the individual homeowner to pay for the plywood replacement.

Community members and the Board discussed this matter in depth at the Annual Meeting in May, 2000 at the Mariner's Point Clubhouse.

The preliminary plan is to replace the shingles on 3 to 4 buildings per year over the next few years. At the time the Association replaces the shingles in a building, each unit owner, in that building, will be required to replace their FRT plywood. Our preliminary estimate is $700-$850 per unit. The Association is willing to facilitate contractors and the process of replacement, but the actual cost of the plywood replacement will be between the homeowner and the roofer.

Sincerely,

Board of Directors
Mariners Landing Townhome Association