FREQUENTLY ASKED QUESTIONS:
Q: HOW MANY CONDO UNITS ARE AFFECTED?
A: Just two out of twenty buildings. Only buildings "L" (8 units) and "M" (12 units) experienced earth movement which caused the buildings to slide about 10" to the east. There is NO evidence that any of the other buildings or units have experienced similar earth movement. Over the past 30 years there may have been some minor settling in other buildings as evidenced by small cracks in stucco or drywall but this is considered normal for properties built on a hillside.
Q: WHAT IS BEING DONE?
A: Following the advice of Geotechnical Testing Service engineers a large earthen berm was constructed at the base of the slide area in 2013. Four units of building "L" were demolished as were two sections of the Knights Inn hotel at the base of the slide. Since then, geotechnical monitoring of the affected area has been conducted about every six months to determine if the slide area is now stabilized. Once the hillside is judged to be stable, the HOA will then determine the feasibility of repairing buildings "L" and "M" which were condemned by the city.
Q: WHY IS IT TAKING SO LONG FOR THE REPAIRS BE MADE?
A: Until the test results show that the slide area is stable, nothing can be done but monitor the slide area. If there is still a possibility of unstable soils, the city may require the buildings to be demolished if deemed unsafe. It may take years before approvals are granted to proceed with repairs. The other issue is determining how to fund the repairs without overly burdening the members of the HOA.
Q: WHO IS RESPONSIBLE TO PAY FOR DAMAGES?
A: Costs associated with the construction of the berm were shared by the owners of the Hotel, Dairy Queen land, and the Gardens South HOA. There is a Cost Sharing Agreement in place among the three affected property owners (Gardens South Condos, Dairy Queen land owners, owners of Knights Inn). Going forward, any repairs (or demolition) of the Gardens South properties will be the sole responsibility of members of the HOA.
Q: IS A POSSIBILITY OF A SPECIAL ASSESSMENT? A; There is always the possibility of a special assessment or increased dues in any condo HOA but the Board is working to build sufficient savings to meet future needs and keep monthly dues as low as possible.
Q: WHY ARE THE HOA FEES SO HIGH?
A: Currently $280/mo. About $80/mo is placed in a savings account to be used for making improvements and repairs to Gardens South, including the damaged buildings. The monthly fees also includes high speed fiber optic internet service to every unit (a $75/mo value) which is not normally included in HOA dues. About $50/mo is included for property and liability insurance. The balance of the fees pay for typical condo expenses (landscaping, utilities, pool, street maintenance, management, pest control, etc.).
For additional information about Gardens South Condominiums see the www.GardensSouthHOA.com
