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May, 2016
On Friday, May 13, we suffered a 2 alarm fire on property at L’Abri. While the complete loss of one unit and closure of the office building 200 is significant, no loss of life or serious injury was sustained.
The residents were provided with temporary accommodations by the Red Cross and were relocated on Monday. We have consulted with Lifestyles mentors and staff and taken recommended actions. The building has been secured by fencing, sheathing and tarps. We have retained services of Jansen International, a contracted public adjuster to negotiate the insurance (replacement) settlement.
The onsite staff was a strong presence to assist residents and investigators as well as in coordinating contractors to secure the property and prepare to relocate affected residents quickly.
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The Fire Department investigators were not able to determine the cause.
June, 2016
Soggy debris and furniture was removed and disposed from the burned office building 200. Abatement of damaged sheetrock was completed on seven of the eight units.
The onsite staff continue detailing remodeled units for leasing and have repainted the laundry facility, painted a replaced wrought iron fence, relocated exterior lighting and replaced several failed AC condenser units.
We are pleased to note after replacing the dilapidated mailboxes, we are not seeing them pried open or vandalized.
The City of Arlington Planning & Development has given verbal approval of the revised architectural plans for building 212 at last. Once the permit is finalized the contractor will begin structural repairs and reconstruction of the downstairs units.
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July, 2016
Back on May 8, a resident driver accidentally ran his vehicle into building 202-5. There was damage to the patio supports, the door and window and exterior brick on that unit. The resident in that unit had to be relocated to an available unit nearby. The unit was evaluated structurally, requiring bracing to the unit and patio above. ACM cleanup was scheduled along with tear out of damaged wall materials. The lengthy permit process was accomplished and full repairs were begun. The unit was then fully renovated and prepared for occupancy, However, it was determined to be a better location for the leasing office.
Negotiations are ongoing with the driver’s insurance but a settlement should be made soon.
August 27, 2016
Lease exposure was high in July ending due to the previous owner/management’s “filling” a substantial number of units with residents who were not properly screened. The resulting turnover was high as anticipated, but the units were renovated, prepped for occupancy and re-leased quickly during July and August.
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April -Leased 4 (3 renovated, 1 renewal) 0 new renovations
May -Leased 11 (7 renovated, 3 renewals, 1 make-ready) 8 renovated total
June -Leased 10 (6 renovated, 4 renewals) 8 total renovated
July – Leased 4
August – Leased 13 through Sept 1
Efforts to renovate building 212 have been somewhat overwhelming to say the least; with consultation with 3 engineers, two architects, and additional negotiations by our contractor with the city staff.
We did obtain the permits at last for the structural repairs and restoration of building 212. Contractors have begun to re-engage repairs and upgrades this past week; replacing the degraded central support wall and reworking the plumbing and electrical services in unit 2. After mechanical inspections we expect to have sheetrock installed within the week and then to replace interior fixtures, doors and trim. The four upstairs units have just been remodeled and will be detailed and prepped for occupancy by September 1. It may take several weeks to complete renovations to the four downstairs units in the building.
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Permits were applied for on building 200 fire reconstruction and repairs this week. Insurance funding is starting to come in but the amounts will depend on the final costs of renovation and required code upgrades. Pending city approval, the contractor plans to begin construction on about Sept 6 or 7.
To date we have renovated 57 units with 12 remaining in the two buildings. Once they are restored and occupied the property will approach stabilization in revenue and in tenant base. We are looking forward to L’Abri Apartments becoming a profitable venture at last.
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September 2016
Experienced a delay on mechanical inspection of 212-2 due to ductwork fabrication.
Installed sheetrock, windows & exterior door following mechanical inspection.
Renovated upstairs units on building 212
Leased 6 renovated units in September
October 2016
Began leasing upstairs units in 212.
Located or installed water cutoff valves on all buildings.
Began reconstruction of Building 200.
Tear out and reframing.
Remove exterior siding.
Install exterior sheathing and Tyvek wrap.
Installed electrical in units 200-4 & 7
City hold on exterior sheathing and electric wiring.
Installed wood trim, doors and cabinets in 212-2.
Renovated 4 vacant units on property.
November 2016
Renovated 212-1 & 6.
Cabinets, fixtures & tilework installed in unit 212-5.
Installed new electrical in units 200-2 & 5.
Installed Plumbing and insulation upgrades.
Passed City inspection on MEP and exterior siding
Leased 7 renovated units including 212-1 & 5
December 2016
Installed Sheetrock, T&B, Texture in building 200
Installed Decking and TPO roof
Paint exterior of building 200
Leased 4 renovated units.
Leasing Metrics 4Q 2016
September - Leased 6 renovated units
October – Leased 3 renovated + 2 renewals
November - Leased 7 renovated + 3 renewals
December - Leased 4 renovated + 5 renewals
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