Alley Maintenance Report
Prepared By Steve Sirkin. Revised 4/26/12
Since I moved to this community I have been aware of our Homeowners Association’s responsibility for the upkeep and maintenance of the alley I behind my house on SE John Ashley Drive. It is not a public road. Recently I independently began contacting professional contractors to gain insight on its condition and the costs that would be required to maintain it in the near future and over the years. What follows is a summary of that process. However it failed to take into consideration the section of road at 151st and Elm that is also the responsibility of the Association so it would be reasonable to estimate at least an additional 10% cost for any of the items to cover that stretch as well.
There has been a small annual assessment for this purpose, of approximately $25 a year, charged to those residents whose homes abut on these alleys in addition to the regular Owners Association dues.
What follows reflects information gained specifically on the section of alley between SE John Ashley Drive and SE Oregon Trail Drive:
An informal inspection of the alley shows cracks of various sizes developing, generally along middle sections.
As contacts were made to find contractors who had the skill and equipment to work on such a project it became clear it was not simple matter. It was discovered that great number of firms would not work on residential projects or ones that involved homeowners associations. After numerous calls, three companies were contacted that were willing to come out and review the situation. Of those only two indicated they would be able to do this type of work.
Based on their insights we now know that the alley could last another 15 to 20 years, without maintenance, before being replaced. However there are a variety of maintenance options that could extend the life of the alley to as much as 40 to 50 years. The alley was constructed around 1994 and was not built with a control joint running down the middle something that would have avoided some of the cracking we are experiencing. It was also observed that the regular trash truck traffic is likely speeding the deterioration process.
Option 1: Powerwash the surface and fill the cracks with sekaflex. This has an estimated cost $3,760. How much it would extend the life of the alley is uncertain. In addition the process would require several days of closure of the alley.
This option was offered by both of the contractors however one indicated that there should be a regular, twice a year, application of sealant. This would be about half the cost of Option 1 for each application.
Option 2: Open up the cracks to about 4 feet wide and fill in the openings with rebar and epoxy to a depth of about 18” of concrete. This would cost around $30,000 and extend the life of the alley to between 40 and 50 years.
Option 3: This was an estimate of what it would cost to replace the entire alley. It would be approximately $40,000. We need such a figure to project what we would have to generate over the long term to pay for such a job.
The second contractor indicated he would recommend we just “let it stay” as it is presently. That would mean we would accept there would be a widening crack over the years and, eventually, an uneven surface. The previous contractor estimated that the crack would double in size in about three years at the present rate.
Based on this information and the fact that our reserves for this purpose are around $9,000, we need to establish an assessment that will provide the full cost of replacement in approximately 15 years. Without taking into consideration inflation and including at least another 10% to cover the replacement of the segment at 151st and Elm, that would require an annual assessment for this purpose of at least $117.33 for each of those homeowners.
Prepared By Steve Sirkin. Revised 4/26/12
Since I moved to this community I have been aware of our Homeowners Association’s responsibility for the upkeep and maintenance of the alley I behind my house on SE John Ashley Drive. It is not a public road. Recently I independently began contacting professional contractors to gain insight on its condition and the costs that would be required to maintain it in the near future and over the years. What follows is a summary of that process. However it failed to take into consideration the section of road at 151st and Elm that is also the responsibility of the Association so it would be reasonable to estimate at least an additional 10% cost for any of the items to cover that stretch as well.
There has been a small annual assessment for this purpose, of approximately $25 a year, charged to those residents whose homes abut on these alleys in addition to the regular Owners Association dues.
What follows reflects information gained specifically on the section of alley between SE John Ashley Drive and SE Oregon Trail Drive:
An informal inspection of the alley shows cracks of various sizes developing, generally along middle sections.
As contacts were made to find contractors who had the skill and equipment to work on such a project it became clear it was not simple matter. It was discovered that great number of firms would not work on residential projects or ones that involved homeowners associations. After numerous calls, three companies were contacted that were willing to come out and review the situation. Of those only two indicated they would be able to do this type of work.
Based on their insights we now know that the alley could last another 15 to 20 years, without maintenance, before being replaced. However there are a variety of maintenance options that could extend the life of the alley to as much as 40 to 50 years. The alley was constructed around 1994 and was not built with a control joint running down the middle something that would have avoided some of the cracking we are experiencing. It was also observed that the regular trash truck traffic is likely speeding the deterioration process.
Option 1: Powerwash the surface and fill the cracks with sekaflex. This has an estimated cost $3,760. How much it would extend the life of the alley is uncertain. In addition the process would require several days of closure of the alley.
This option was offered by both of the contractors however one indicated that there should be a regular, twice a year, application of sealant. This would be about half the cost of Option 1 for each application.
Option 2: Open up the cracks to about 4 feet wide and fill in the openings with rebar and epoxy to a depth of about 18” of concrete. This would cost around $30,000 and extend the life of the alley to between 40 and 50 years.
Option 3: This was an estimate of what it would cost to replace the entire alley. It would be approximately $40,000. We need such a figure to project what we would have to generate over the long term to pay for such a job.
The second contractor indicated he would recommend we just “let it stay” as it is presently. That would mean we would accept there would be a widening crack over the years and, eventually, an uneven surface. The previous contractor estimated that the crack would double in size in about three years at the present rate.
Based on this information and the fact that our reserves for this purpose are around $9,000, we need to establish an assessment that will provide the full cost of replacement in approximately 15 years. Without taking into consideration inflation and including at least another 10% to cover the replacement of the segment at 151st and Elm, that would require an annual assessment for this purpose of at least $117.33 for each of those homeowners.