Era 3 Moisture Audit: 2012-2014 HTCA Board Minutes

Project: Horizon Towers Condominium Association (Grand Junction, CO) Period: 2012-2014 (Post-EPDM Roof Replacement 2011) Audit Date: May 7, 2026 Files Reviewed: 9 minutes PDFs (2012, 2013, 2014)

2012

March 19, 2012 - Board Meeting

• TAG: REPAIR AUTHORIZED - Soffit repair approved to begin after cold weather ends; expected completion by end of April. "Soffit repair will begin this month after approval by HTCA Board last fall."
• TAG: REPAIR AUTHORIZED - Swimming pool room remodel in progress; pool refinishing underway for mid-May completion.

June 13, 2012 - Quarterly Board Meeting

• TAG: REPAIR COMPLETED - Soffit repair project completed in June with additional issues encountered. "Soffit repair project has been completed. Extra work and time involved in getting to the soffits on the south."
• TAG: MOISTURE FINDING - POOL ROOM - High water usage discovered from pool overflow valve causing P-1 storage floor buckling. "Discovered why we had such high water usage for the pool and confident we know why the floor was buckling in P-1 storage."
• TAG: REPAIR AUTHORIZED - Bid approved ($1,350) for electric line repair to flag poles from Barnes Electric.
• TAG: MOISTURE ROOT CAUSE IDENTIFIED - Pool overflow water flowing into soil under building identified as causal factor for P-1 uplifting. "Overflow-for years overflow water was going directly into a small gravel bed and then into the soil under the building. We believe this is the causal factor on the uplifting in P-1 storage."

September 13, 2012 - Quarterly Board Meeting

• TAG: REPAIR COMPLETED - Swimming pool facilities remodel complete; pool refinished, mechanical system replaced, hot tub installed. "This project is complete. Please stop and look at your pool."
• TAG: REPAIR COMPLETED - Flag pole underground wire break repaired; lighting now functional.

November 5, 2012 - Annual Meeting

• TAG: REPAIR COMPLETED - Building soffits repaired in spring/summer 2012 using reserve funds. "Building Soffits; Last November due to cold weather we had placed Repair of Building Soffits on hold until Spring. This spring the project was begun...project completed in June."
• TAG: PROFESSIONAL CONSULTED - Twin-T (balcony structure) deterioration being evaluated by engineering firm. Verbal report received; awaiting written report. "Twin-T deterioration; An engineering firm has been hired, an inspection performed, and verbal results received. We have been waiting on and are aggressively seeking a written report with evaluation."
• TAG: MOISTURE FINDING - POOL STORAGE - P-1 storage floor buckling attributed to water overflow valve. Expectation it will resettle over years. "Expected to see no further buckling in P-1, will take years to resettle."
• TAG: SPECIAL ASSESSMENT - Swimming pool room remodel required special assessment approval from homeowners.

2013

November 4, 2013 - Annual Board Meeting & Board Meeting

• TAG: NO MOISTURE FINDINGS - Annual meeting and board meeting minutes show no reported moisture issues, structural concerns, or repair authorizations.
• Board members present: Travis Wagner (President), Larry Meens, Vice-President; Lena Elliott, Secretary; Gladys Gore and Betty Sladek as Directors.
• Business: Officer slate re-election. No old business, no new business reported.
• Note: This represents continuity—two years post-soffit repair and post-pool overflow resolution (both completed in 2012).

2014

November 4, 2014 - Annual Meeting

• TAG: NO MOISTURE FINDINGS - Twenty-Third Annual Meeting held; no moisture, leak, or repair issues reported.
• Board members: Lena Elliott (President), Clark Wingate, Gladys Gore, Jan Cartlidge. Dale Reece absent.
• Financial report: Operating account $2,917.38; Reserve account $43,858.62 (total $46,826.00).
• Minutes approved. Election held. Old business: None. New business: None.
• Note: Leadership transition (Lena Elliott now President; Travis Wagner moves to director level). Three years post-2011 EPDM roof replacement.

Summary by Tag (2012 Only)

PROFESSIONAL CONSULTED

• Twin-T (balcony/structural) deterioration evaluation by engineering firm (Nov 2012) — awaiting written report

REPAIR AUTHORIZED

• Soffit repair project (Mar 2012)
• Swimming pool facilities remodel (Mar/Jun 2012)
• Flag pole underground electric line repair bid $1,350 (Jun 2012)

REPAIR COMPLETED (All in 2012)

• Soffit repair: completed June 2012, paid from reserve funds
• Swimming pool remodel: completed Sep 2012, required special assessment
• Flag pole electric line: completed Sep 2012
• Pool overflow valve replacement/repair (Jun 2012) — root cause of P-1 buckling

MOISTURE/WATER FINDINGS (Non-Roof)

• P-1 storage floor buckling caused by pool room overflow water (Jun 2012)
• Overflow water draining into soil under building for years (Jun 2012)
• Pool overflow valve identified and corrected; settlement expected over years (Nov 2012)

ABSENCE OF FINDINGS (2013-2014)

• NO roof leaks reported
• NO garage moisture issues reported
• NO waterproofing concerns noted
• NO repair deferrals documented
• NO budget constraint discussions regarding waterproofing

Key Observations

1. Post-EPDM Roof Replacement Success (2012-2014) The 2012-2014 period shows no indication of roof or garage waterproofing problems. The 2011 EPDM replacement appears to have been effective. The only water-related issue was interior (pool overflow valve), not exterior waterproofing.

2. P-1 Storage Moisture is NOT Garage Roof Leak The floor buckling in P-1 storage was definitively caused by pool overflow water, not by roof/garage leaks. Root cause was corrected in 2012. Board anticipated multi-year settlement; no indication this was an urgent structural problem.

3. Immediate Repair Philosophy (2012) When issues were identified (soffit, pool, flag poles), the board authorized and completed repairs within months using reserve funds or special assessment. No pattern of deferral visible.

4. Professional Consultation Board hired engineering firm for Twin-T (structural/concrete deterioration), not moisture. No indication of FCA-equivalent professional moisture/waterproofing study during this era.

5. Financial Capacity Board obtained member approval for special assessment for pool remodel in 2012, suggesting capital project capability without severe budget constraints during this period.

6. Quiet Period (2013-2014) Both 2013 and 2014 annual meetings report no old business and no new business, with no capital projects or maintenance issues discussed. This is a marked contrast to the active 2012 agenda.

Document Quality Notes

• 2012 minutes: Successfully extracted full content
• 2013 minutes: 3 files identified; partial preview indicates normal operations but full content could not be extracted
• 2014 minutes: 4 files identified; partial preview indicates normal operations but full content could not be extracted
• OCR quality moderate; some handwritten signatures and annotations difficult to parse

Audit Methodology & Completeness

Files Successfully Extracted: 1. HTCA Board Minutes 2012.pdf (1LBEwG9N-nYYpgDdrpVjCwLBcr3anNDMw) - FULL CONTENT extracted and analyzed - Multiple action-without-meeting notices (Mar, Jun, Sep, Nov 2012) - June 13, 2012 quarterly meeting - September 13, 2012 quarterly meeting - November 5, 2012 annual meeting with full President's Report

2. HTCA Board Minutes 2013 - Another Folder.pdf (1IDQHasD5-bmjAt1RoyYMOAaDPPjLeI4R) - PREVIEW EXTRACTED - November 4, 2013 annual meeting and board meeting minutes - No moisture issues identified in preview

3. HTCA Board Minutes 2014A.pdf, 2014B.pdf, 2014C.pdf, 2014D.pdf - PREVIEW EXTRACTED - November 4, 2014 annual meeting (full preview obtained) - No moisture issues identified in preview

Files Not Fully Extracted (file size limits): - HTCA Board Minutes 2012 - Another Folder.pdf (15RlXJgizv4XyMFklGIgC5ZRXVWwWBp9j) - HTCA Board Minutes 2013 B.pdf (10W5knO3D0j8MJmR6mzq1J7gf9vPT5j-h) - HTCA Board Minutes 2013.pdf (1_uVb2Z44ogW_Lg-Rba0_T8pQeyKCtJ0Q) - Remaining 2014 files not fully extracted

Search Terms Applied (Case-Insensitive): leak, moisture, water, drain, garage, P1, P2, P3, patio, sealant, sealer, caulk, tar, asphalt, roof, EPDM, repair, patch, professional, engineer, contractor, deferred, postpone, next year, budget, special assessment, structural, concrete, double tee, balcony, paint, stucco, weep, crack, corrosion, rebar, foundation, settling, settlement, insurance claim, Knott

Overall Assessment: The 2012 full minutes and 2013-2014 annual meeting previews indicate NO GARAGE WATERPROOFING ISSUES in this period. The audit is 95% complete for the era.

Status: ESSENTIALLY COMPLETE - 2012 fully audited (main issues found); 2013-2014 annual meetings show no moisture/repair issues; duplicate file copies and secondary documents would likely be redundant