| Component | Due | Estimated cost |
|---|
| Courtyard elastomeric re-coat (~2,000 GSF) | 2026 | $7,430–$10,600 |
| Exterior surfaces re-coat & sealant (~47,000 GSF) | 2028 | $318,000–$414,000 |
| Balconies elastomeric re-coat (3,400 GSF) | 2028 | $52,000–$62,600 |
| CA door access controls – replace (Keri FOB) | 2028 | $11,600–$17,000 |
| Hallway heating system – replace (heat pump) | 2029 | $12,800–$26,600 |
2028 is the biggest near-term expense year
The exterior re-coat alone is estimated at $318K–$414K. Total 2028 expenses are projected at $478,177. Begin contractor outreach in 2026–2027.
| Component | Timeline | Estimated cost |
|---|
| Elevator modernization (2 traction elevators) | 2053 | $965K–$1.16M |
| Roof TPO replace (~10,000 GSF) | 2052 | $228K–$313K |
| Exterior re-coat 2nd cycle | 2040 | $318K+ |
| Metal/glass rail replace (~1,500 LF) | 2065 | $148K–$180K |
| Windows & sliders replace (16) | 2065 | $18K–$32K |
| Garage doors replace (2) | 2042 | $30K–$40K |
2052–2053: the biggest expense years
Roof + elevator modernization overlap, with projected expenses exceeding $4M. Under the full funding plan, the reserve balance will be approx. $4.5M at that point — sufficient to cover both.
Plumbing system — phase 2 evaluation needed
Kent Engineering found corrosion on copper and iron-cast pipes (Jan 2024). Gas boilers must convert to electric per Seattle code. Plumbing replacement could be a major unfunded future expense. Phase 2 evaluation is recommended immediately.
Boiler conversion cost uncertainty
The domestic boiler (14 years remaining, est. $13,800–$18,000) must convert to electric. Electrical upgrades may add significant unestimated costs to the current reserve projection.
Building envelope — annual inspection recommended
Annual inspection by a qualified engineer or architect is recommended. Scope: roof, decks, siding, windows, doors, sealants, and flashings. Resident surveys should also be conducted annually regarding water intrusion or structural concerns.
Several components with remaining useful life of 0
14 components have RUL = 0 in 2025. While budgeted, work should be scheduled and contractor bids obtained promptly to avoid further deterioration and cost escalation.