Project Overview

In brief, the project will focus on removing and replacing the building envelope - i.e., the siding and sheathing.  

The existing T-111 siding will be replaced with Hardie Plank horizontal lap siding and trim.  The underlying sheathing - currently drywall - will also be replaced with plywood and a waterproofing layer.

Additionally, there will be extensive work on the balconies.  The decks will be replaced, pickets and railings will be replaced with a composite material (think Trex), and a liquid waterproofing material will be applied to prevent water intrusion and leaks and to provide a new traffic surface.

With the replacement of the siding and sheathing, any windows and doors - including sliding doors - which do not meet current building codes will be replaced and upgraded.  The cost for windows and doors (materials only) will be paid directly by the applicable homeowners.  Any doors or windows that DO meet current building codes will be re-used unless the owner opts to have them replaced.

The project is scheduled to be completed in 3 phases, over the course of 3 years (off-season).  The first phase began in September of 2022;  completed in the spring of 2023; and included the street-sides and ocean-sides of all three buildings, including the corner units on all three floors of all three buildings.  Phase 2 will begin in September of 2023; conclude at the end of April 2024; and includes the north side of Building 2 and the north and south sides of Bulding 1.  Phase 3 will start in the Fall of 2024; conclude in the Spring of 2025; and will include the south side of Building 2 and the north and south sides of Building 3.

Each construction phase will begin approximately, October 1 and should be completed by April 30th the following year.  Startup, staging, cleanup, and demobilization may occur outside this window.  

While we will strive to provide as much information as possible regarding the construction schedule, at this time, we are not able to determine more precise dates when any specific unit will be affected.  Units may be occupied during construction, but there will be times when the balconies will be inaccessible.  Additionally, the conditions caused by construction (noise, temperature, window dressings, traffic, etc.) may not be ideal - for owners or renters.  Therefore, owners are encouraged not to rent their units during their phase of construction.