Reviving Our Community, One Improvement at a Time.
Experience Riverview Condominiums
Reviving Our Community, One Improvement at a Time.
Experience Riverview Condominiums
Where We Were
Where We're Going
Where We're At
The Riverview Condominiums Association has encountered significant challenges over the years, primarily due to insufficient monthly assessments that did not adequately fund routine maintenance and essential repairs. As a result, the condition of the roofs deteriorated, leading to leaks during rainfall. Building code compliance issues were
The Riverview Condominiums Association has encountered significant challenges over the years, primarily due to insufficient monthly assessments that did not adequately fund routine maintenance and essential repairs. As a result, the condition of the roofs deteriorated, leading to leaks during rainfall. Building code compliance issues were identified with the roofs, including the installation of three roof layers, inadequate drainage, ponding water, poor attic ventilation, and damage caused by rot and black mold in the roof decking. Tragically, one of the roofs collapsed in 2021, underscoring the urgency of the situation.
First-floor units are currently experiencing sewage backups during heavy rainfall because the roof drains are connected to the sewage lines. While this setup met code requirements in 1973 when the buildings were constructed, it is no longer compliant with current standards. Unfortunately, a comprehensive investigation to determine the underlying cause in order to implement appropriate solutions was not prioritized.
In addition, the Executive Board decided to allocate Association funds for the installation of soffits to cover damaged and rotting wood, bypassing the required community vote. Additionally, the patching of the already compromised retaining wall was performed without professional guidance, leading to further issues with the wall, which is now cracked and leaning.
Furthermore, the Association has faced challenges in complying with fire safety codes in the buildings and units for several years despite the Fire Department’s efforts to provide assistance, in addition to issues such as mismanaged financial records, delinquent tax filings, along with other ongoing concerns, of which hindered progress towards compliance.
Where We're At
Where We're Going
Where We're At
The Executive Board and the Members of Riverview Condominiums are highly committed to addressing former years of deferred maintenance.
Since 2022, the Association has implemented significant enhancements to the property. Notable improvements include the installation of new back flow valves in December 2022 to meet Town requirements, as wel
The Executive Board and the Members of Riverview Condominiums are highly committed to addressing former years of deferred maintenance.
Since 2022, the Association has implemented significant enhancements to the property. Notable improvements include the installation of new back flow valves in December 2022 to meet Town requirements, as well as the complete replacement of roofs and decks on all three buildings in October 2023, which include a 20-year labor and materials warranty. These upgrades bring the roofs into compliance with building codes, effectively resolving a specific Town violation that has since been cleared.
Additionally, the Association corrected the protruding corridor walls in December 2023 to address another Town violation, and in March 2024, it achieved 100% compliance with fire safety codes across all buildings and units by installing new emergency lighting and addressing fire safety violations, as confirmed by the Fire Department.
In 2023, the Association obtained a $675,000 capital expenditure loan to finance these repairs and some upcoming maintenance projects, which are being repaid through the Special Assessment.
Where We're Going
Where We're Going
Where We're Going
As of July 2024, following a positive community vote, the Association is collaborating with civil engineers and commercial structural engineers to create detailed drawings that outline the repair process to address pending violations issued by the Town of Lincoln and meet insurance requirements for hazard repairs as follows:
One major issu
As of July 2024, following a positive community vote, the Association is collaborating with civil engineers and commercial structural engineers to create detailed drawings that outline the repair process to address pending violations issued by the Town of Lincoln and meet insurance requirements for hazard repairs as follows:
One major issue involves rerouting the roof drains, which are currently connected to the sewage lines and are causing sewage backups in the first-floor units during heavy rainfall.
Executing this work will involve excavating the parking lot for access to the storm drains, and to optimize costs, this will coincide with the planned renovation of the parking lot.
Once the parking lot is replaced, new markings and signage will be added. Each parking space will be clearly labeled with the corresponding Unit number and marked 'RESERVED'. This enhancement aims to facilitate adherence to the Condominium Docs and provide a clear indication that parking in another Unit's designated space is prohibited.
Additionally, the Association is currently addressing another pressing issue: the damaged retaining wall, which is cracked and leaning and requires repair to prevent the risk of collapse.
Current status and progress updates regarding pending hazards and violations are referenced here.