Hazard & Violation Status

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This Notice of Violation(s) was issued by the Town of Lincoln due to the roof drains being connected to the sewage drains, which has led to sewage backups in the first-floor Units during heavy rainfall, affecting showers, bathtubs, kitchen sinks, bathroom sinks, and toilets. While this type of connection was compliant with building codes when the buildings were constructed in 1973, it no longer meets current codes and requires correction.

On July 3, 2024, the Association voted and approved allocating a portion of the capital expenditure loan funds to enlist the services of Joe Casali Engineering for the creation of engineered drawings depicting the roof drain reroute repair process.

Additionally, a portion of the loan funds will be allocated to hire the necessary contractors to carry out and finalize the repairs. The estimates and progress for this correction are currently slated to take place across three phases which are subject to adjustments as circumstances progress:

1.  Development of engineered drawings depicting the locations and methods for rerouting the roof drains.

2.  Execution of the drawings to reroute the roof drains (e.g. plumbing work, etc…).  

3.  Restoration work by contractors to restore walls, ceilings, or any affected areas, ensuring that they are aesthetically pleasing and repaired where open access was created in support of the work.

To ensure transparency, this notice was issued to all Unit Owners on September 3, 2024 with additional information to include the project timeline outlining next steps and associated target dates.

A copy of this notice has been shared with the Town of Lincoln, and the Executive Board will continue to provide updates as progress is made to keep all parties informed, including updates on the Association's website.

Additional funding may be required for this project, and it's too early to determine the total costs required. As progress is made and quotes are received, it will become clearer whether the existing funding is sufficient to cover the expenses or if additional funding will be needed.

On August 17, 2023, the Association's insurance provider issued this survey inspection notice citing three hazards, with compliance expected within 30 days. The Association has addressed the first two hazards mentioned in the notice, while the third hazard, concerning the cracked and leaning retaining wall, is still pending resolution. The Town of Lincoln also inspected the retaining wall and confirmed it is not to code. 

On July 3, 2024, the Association voted and approved allocating a portion of the capital expenditure loan funds to enlist the services of an engineering firm for the creation of engineered drawings depicting the retaining wall repair process.

A portion of the loan funds will be allocated to engage the necessary contractors for executing and completing the repairs. As progress is made with this project, Unit Owners will be provided with updates on contractors, cost estimates, and schedules. Progress updates will also be available on the Association's website.

Additional funding may be required for this project, and it's too early to determine the total costs required. As progress is made and quotes are received, it will become clearer whether the existing funding is sufficient to cover the expenses or if additional funding will be needed.

This Notice of Violation(s) was issued by the Town of Lincoln due to broken seals on the corridor windows, leading to water condensation and damage to internal building components. As a result, the corridor windows need to be replaced.

A portion of the capital expenditure loan funds is being designated to prioritize critical repairs for the Association, specifically the roof drain reroute and retaining wall repair. Once these repairs are completed, a financial assessment will be conducted to evaluate whether sufficient funds remain or if additional funding is required to support the corridor window replacement, which will be key to resolving this violation.

The violations related to the roof and corridor walls have been resolved, as indicated in the violation notice.

On June 19, 2024, the Fire Department issued this notice confirming that all outstanding building and Unit violations related to fire safety codes have been resolved.

In terms of next steps, in accordance with fire safety requirements, the Association conducts tests on fire safety devices in the Units and buildings, assessing 25% each quarter to ensure that 100% of the Association is evaluated annually.