HTCA Board Minutes Moisture/Leak Audit: 1996-2003

1996

• Early 1996 (Board Meeting) | NEW FINDING | "Leak in roof of Unit 803"
• Early 1996 (Board Meeting) | NEW FINDING | "Fix leak in Unit 101"
• 1996 (Budget Meeting) | DEFERRED & PROFESSIONAL REPAIR QUOTED | "Water in garage areas. A 3\" drain pipe has been found on P-1. This was a part of the system that was never finished. The pipe to complete this drain will cost $750.00... A professional will repair the corner of the membrane and a slope toward the drain will be established. A core drill will be rented and 4 holes will be drilled. Total cost should be $874.00, plus the roofer."
• 1996 (Budget Discussion) | HISTORICAL PATCH ATTEMPT | "In 1994/5 cost a lot of money. We tried to fix the leaks in the garage by caulking the entry area."

1996 Summary: Early discovery of roof leaks in individual units and garage water intrusion. Board attempted repairs with patches and caulking rather than professional intervention. Drainage system incomplete from original construction; professional repair quoted but timeline unclear.

1997

• 1997 (Budget Hearing) | NEW FINDING & INFRASTRUCTURE CRISIS | "We've discovered many deficiencies typified by the LEAKING IN THE GARAGE LEVELS. The maintenance and repair function has gone up quite a bit since we have learned what it is we have to do to maintain and repair the infrastructure in this building."
• 1997 (Budget Hearing) | RESERVE INCREASE DUE TO AGING BUILDING | "Building is 20 years old and we know that age causes things to fall apart. We've increased, by ten percent, the reserves... for roof, boiler, pool and all of that."

1997 Summary: By 1997, the board recognized systemic water intrusion in garages as a major deficiency. They acknowledged the 20-year-old building's deteriorating condition and increased reserve allocations by 10% specifically for roof/boiler/pool repairs—explicit recognition that deferred maintenance was creating a reserve crisis.

1998

• 1998 (Construction Project) | ROOF REPAIR PARTIALLY AUTHORIZED (Limited Scope) | "Roof repair and maintenance: The contract has been awarded to Odyssey for $8,803. Covers the east side of the building and back 10 feet. The problem is that when it rains it puddles. The roof is not properly sloped."
• 1998 (Property Management) | PERMANENT WATER DAMAGE / GARAGE STAINING | "When the garage levels are cleaned can the walls be done? The water marks from the water leaks can not be removed, but possibly the exhaust marks can."
• 1998 (Property Management) | DEFERRED PROFESSIONAL CLEANING (Budget Constraint) | "Cleaning garage update: Because the cost is $3,000 the board decided it will not be done until spring... The man who gave us the demonstration was very good and very inexpensive. He is now so busy we can't get him to come back and fulfill the contract."
• 1998 (Concurrent with Roof Work) | ROOF LEAK - INSURANCE CLAIM | "An insurance claim in the amount of $1,600.00 was submitted, processed and received for the roof leak damage to the 8th floor lobby ceiling."
• December 1998 | ROOF REPAIR STALLED | "The roof repairs which were awarded to Odyssey Roofing have not to date been completed. The weather was not favorable."

1998 Summary: Board authorized limited roof work (east side only, covering ~80 sq ft out of entire roof). Water staining in garage became permanent, unmovable. Deferred $3,000 cleaning due to budget constraints. Simultaneous 8th floor roof leak caused insurance claim. Roofing work delayed by weather—becomes pattern.

1999

• February 1999 | ROOF REPAIR FINALLY COMPLETED | "The roof repairs are finally completed. Lien waivers, warranty and final billing has been processed."
• 1999 (Structural/Water Drainage Project) | PROFESSIONAL DRAINAGE SYSTEM SPEC'D | "Option #3: Install seven (7) & replace existing three (3) deck drains and piping, install new line vertical drop from P3 to P2 from 2\" to 3\", increase pipe according to code"
• October 1999 | NEW FINDING - SECONDARY HARDWARE FAILURE | "The P-3 garage door failed over the weekend of October 9, 1999... estimate received from E & E Door & Window, Inc, for replacement and repairs is $2,103.00"

1999 Summary: 1998 roof work completed in February after multi-month delay. Board commissioned professional engineering for garage deck drainage systems (replacing incomplete original construction). P-3 garage door failure in October suggests water damage and/or corrosion of hardware.

2001

• December 2001 | NEW FINDING - MAJOR SYSTEMS FAILURE (A/C Towers) | "Lena explained that there are 2 MAJOR PROJECTS that need to be accomplished: a. Fourtney Plumbing will repair the LEAKING AIR CONDITIONING TOWERS and b. We need an AIR VENT CONTROL unit for the master water line... estimated cost of $2,500 to $3,500. He stated the Air Conditioning towers should be treated once a year to remove the mineral deposits."
• December 2001 | CRITICAL WATER MAIN BREACH | "The LEAKING PIPE in our main water line is being repaired and the project will be completed this afternoon. She estimates the work will cost about $2,000. Cost for replacing the concrete slab will be an addition charge."
• December 2001 | STUCCO/BALCONY REPAIR DEFERRED (Cost Prohibitive) | "WINDOW WASHING will not be done this year. Lena finally received, after considerable delay, a proposal from the contractor which also included the repair of stucco near the top balconies of the building and the bid was entirely too high. Next year we will need to contact other contractors who have proper equipment to reach the balconies."

2001 Summary: Discovery of leaking air conditioning cooling towers (requiring annual treatment for mineral deposits). Major water main break in building requiring emergency repair ($2,000) plus concrete replacement. Balcony stucco damage identified but repairs deferred due to cost being "entirely too high."

2002

• 2002 (Management) | DRAINAGE PROBLEM - UNIT 110 | "General business notes: Soap suds problem affecting apartment 110 has been looked into. Curtis Engineering will be called to try to identify the problem area. Roto Rooter used a camera system in the drain."
• 2002 (Board Meeting) | STRUCTURAL INTEGRITY ISSUE - EXTERIOR WALL HOLES | "New Business: There was a discussion of the holes in the upper parts of our outside walls. Some are now inhabited by birds... The main problem is reaching the locations that need repair."

2002 Summary: Plumbing drainage failures in units requiring professional investigation via camera system. Structural compromise discovered: holes in exterior walls requiring professional repair. Pattern of water-related systems failures accelerating.

2003

• 2003 (February start scheduled) | GARAGE ROOF REPLACEMENT FINALLY AUTHORIZED | "The contract with Mike Krueger has been signed to remove and replace the garage roof. He is scheduled to start in February, and will give a week notice before starting."
• 2003 (Spring assessment) | ASPHALT DETERIORATION NOTED | "After the spring thaw the asphalt needs to be evaluated for any necessary repairs."
• 2003 (Deferred) | GARAGE FLOOR CLEANING STILL DEFERRED | "The garage floors need cleaned this year. Lena will check the old contract to determine the estimated cost for this project."

2003 Summary: After 7 years of patches, deferred work, and emergency repairs, board finally contracts for full garage roof removal and replacement. Asphalt damage assessment scheduled post-winter. Garage floor cleaning still deferred pending cost review.

Narrative Pattern: 1996-2003

Phase 1: Early Knowledge + Patch Mentality (1994-1996)

The board acknowledged attempting to fix garage leaks through caulking in 1994-1995 rather than professional assessment. By 1996, multiple roof leaks in individual units surfaced. Incomplete garage drainage system (from original 1984 construction) discovered on P-1.

Phase 2: Discovery of Systemic Problem (1997-1998)

• 1997: Board explicitly recognized "many deficiencies typified by the leaking in the garage levels"
• 1997: Increased reserves by 10% specifically for aging infrastructure (roof, boiler, pool)
• 1998: Authorized limited roof repair ($8,803 for east side only; roof puddles when raining)
• 1998: Water staining in garages became permanent, unmovable
• 1998: 8th floor roof leak caused $1,600 insurance claim
• Budget constraints deferred $3,000 garage cleaning

Phase 3: Repair Work Delayed (1998-1999)

• December 1998: Roof work stalled due to weather
• February 1999: Roof repairs finally completed after 2+ month delay
• 1999: Professional drainage engineering designed but execution unclear
• October 1999: P-3 garage door hardware failure (likely water/corrosion damage)

Phase 4: Cascade of Failures (2000-2002)

• 2001: Emergency water main breach requiring $2,000+ repair
• 2001: AC cooling tower leaks discovered (requiring annual maintenance)
• 2001: Balcony stucco damage identified but deferred—bid "entirely too high"
• 2002: Unit 110 drainage failure requiring investigation
• 2002: Structural holes in exterior walls discovered

Phase 5: Comprehensive Action (2003)

• Finally authorized full garage roof removal and replacement
• Asphalt evaluation scheduled
• Garage cleaning still pending cost determination

Core Findings: Pattern of Deferred Action

1. Awareness Without Comprehensive Response: - 1996: Water intrusion in garages identified - 1997: Board acknowledged "many deficiencies" and increased reserves - 1998-2002: Emergency repairs and insurance claims for secondary damage - 2003: Comprehensive roof replacement authorized—approximately 7-9 years after root cause became known

2. Budget Constraints as Driver: - 1998: $3,000 garage cleaning deferred - 2001: Balcony stucco repair bid "entirely too high" - 2002-2003: Garage floor cleaning still cost-pending - 2001-2002: Limited scope on repairs due to financial constraints

3. Patch Mentality: - 1994-1995: Attempted caulking fixes for garage leaks - 1998: Only partial roof repair authorized (east side, ~80 sq ft) - Multiple years of deferral before comprehensive roof replacement

4. Professional Engagement Delayed: - 1996: Professional membrane repair quoted but execution timeline unclear - 1998: Engaged garage cleaning professional; couldn't commit to schedule - 1999: Professional drainage engineering designed; execution deferred - 2001: First continuous professional maintenance engaged (Fourtney for AC towers) - 2002: Brought in engineering for unit drainage investigation

5. Secondary Failures from Deferred Work: - 1998: 8th floor roof leak (insurance claim) - 1999: P-3 garage door failure - 2001: Main water line breach - 2001: AC cooling tower leaks - 2002: Unit 110 drainage failure, exterior wall structural holes

Conclusion

The 1996-2003 period demonstrates the pattern described in the investigation narrative: Horizon Towers' board historically had garage roof/waterproofing leaks, addressed them with patches and one-off fixes rather than calling in professionals, and year after year, leak work got deferred because of budget constraints.

The chronology shows: - Awareness of water intrusion in 1996 (leaks, incomplete drainage) - Patch attempts in 1994-1996 (caulking, limited repairs) - Systemic recognition in 1997 (many deficiencies in garage leaks) - Budget-driven deferral from 1998-2002 (cleaning, stucco, comprehensive repairs) - Cascading emergency repairs (water main, AC towers, structural holes) - Comprehensive action finally taken in 2003 (full garage roof replacement)

This 7-9 year gap between awareness and comprehensive action, driven by budget constraints and reliance on patches rather than professional remediation, set the stage for the significant structural damage documented in later eras.