Journal of weekly activities at L'Abri

August 13, 2015

Pioneer villas was purchased by Agorazo I, LLC on Thursday, August 13.

Geoff & Belinda Younglove and Delon & Lora Whetten were present to sign as KPs at 10 AM.

We arranged for the wire transfer then had lunch while waiting for the transfer to clear. Then we picked up keys and had a photo made at the sign for the property. The day Friday was spent preparing the office and walking some units with the new management staff of Allied Property Management. Over the weekend we walked the property envisioning changes to be made and counted disconnected electric meters to verify vacancies.

Monday, August 17

Checked to verify the utilities had been transferred and set up phone and internet services.

Office computers were not working so the staff worked from Laptop computers.

The new property manager hired by Allied decided not to take the position on the very day she was expected to start. Allied’s Operations Manager, Tonya and two other staff members worked on site to assist with the transition and start-up. Additional signatures were needed by the seller in order for us to assume the telephone and internet services. Notices were posted to the residents to notify them of the new management onsite.

Darla completed the testing for her CAM certification. Congratulations!

Tuesday and Wednesday Donny Burris’ tree service removed the 8 diseased Mulberry trees lining the streets to the north and south, ground the stumps away and pruned the remaining trees on property.

Work requests began to stream the office at the staff’s request and the more urgent ones were dealt with in stride. Two AC compressors needed to be replaced and several entry doors repaired. The workshop was sorted and organized as time allowed. Several more air conditioners needed to be cleaned and serviced and several cooling fans were replaced.

New candidates for the office staff were interviewed by Allied and Chrystal, a leasing assistant was hired.

Monday, August 24

Foundation repairs to building 210 were begun by Williamson Foundation Repair. The staff did an amazing job digging the 18 4 ft deep holes to press the concrete piers under the main beam. After the building was stabilized the holes were filled and several were re-sealed as needed with concrete or asphalt.

Also on Tuesday repairs were begun by United Multifamily Construction on the hardie board siding and wood trim on all 11 buildings. The scope of the project grew slightly to include a good number of soffits and some supporting rafters. This additional work did not increase the bill we received from Steve with UMCI. The staff was courteous and efficient during their four days on property.

Maintenance staff worked to assess and complete several hundred work requests on occupied units.

A new American flag was raised to replace the tattered one and can now be seen from the Matlock intersection a half-mile away. Sprinklers were purchased to save the grass and existing shrubbery from the baking sun.

Monday, August 31

The new property Manager, Dolores started work this week on the lease audit, rent roll and delinquency report. Market surveys were completed by Chrystal and two new computers were installed and networked for the onsite staff.

The much awaited landscaping for flood control began as Spectra Property Services used jackhammers to removed concrete slabs in 4 places on the south end of the property. These areas were then graded and re-formed to provide needed drainage away from the buildings 210 and 212. After forms and rebar were set, the crew poured the 3 sidewalks with expertise and attention to detail. Then a 3 layer cross-tie retaining wall was constructed with dead-man

tie-ins in place to anchor the structure. Dirt was then returned to fill behind the wall to level the soil between the buildings to prevent wash-out. The following Thursday’s heavy rains demonstrated the flood control measures were a complete success.

All the damaged and degraded sheetrock was removed from the 3 bedroom unit 212-2.

During the week, UMCI continued the process of power washing the siding, then hand-scraping the peeling paint and caulking the end-joints. Primer was applied to the scraped areas of siding to seal and prep for paint.

Tuesday, September 8

After additional caulking and primer, exterior painting began mid-week with a newly chosen two-color alternating building scheme. Residents’ excitement increased at the more visible changes made to the property. Contracts were finalized to permit staff to turn on the electric power as needed in vacant units for renovation. Work requests continue to be completed and staff constructed a steel barrier to protect curbside AC condenser units from parking traffic. An upstairs concrete balcony was discovered to be in poor structural integrity and was wholly replaced on Building 212 (again) by UMCI. This was effectively done in one day to avoid inconvenience to the residents of the upstairs units there.

A roll-off open 40’ dumpster was brought out this week and quickly filled with abandoned furniture and other rubbish from vacant units. We expect two more loads will be required to remove all debris from the units awaiting remodel. Lighting along the west parking drive was found to be inoperative in 10 places. After several attempts to reset the systems, a thorough diagnosis found they all had been hit with a substantial voltage surge. New LED lighting has been ordered to replace the ten lights at a power savings of 80%.

The Certificate of Occupancy application was approved and power was turned on in the vacant units. Wall AC units were cleaned and installed in preparation of units to be renovated the following week.

Monday September 14

This week Spectra detailed out the grading for drainage and built two planter boxes out of railroad ties. Then the interior renovation started in earnest. Damaged sheetrock, doors and countertops were removed. Electric boxes were relocated overhead for lighting fixtures and wall switches were added. Sheetrock repairs were replaced, taped and bedded, textured and prepared for paint. Interior painting began on Thursday, with two color scheme and semigloss wood trim. Appliances needing replacement were sourced and ordered as were 60 smoke alarms, 100 Light switches, 580 Duplex wall recepacles and 120 GFCI receptacles!

After the LED lighting was installed this week, several residents came by the office thanking us for our concern for their safety and security. Several teenagers nodded toward me as I made a final walk through on Friday and exclaimed Looking Good!

It was a very satisfying moment of acknowledgement.

Monday September 21

The onsite staff expertly repaired the 10-12 bricks facade on building 204 next to the cross-drive. Interior renovations continued as drywall texture and two color paint schemes were applied over the extensive drywall repairs. Ceiling fans, lighting, wall receptacles and switches were installed. Countertops were ordered and delivered on Friday. We were very pleased to install new efficient A/C wall units in the remodeled apartments.

Things are finally coming together!

Monday September 28 through October 2

Landscaping is taking on a finished look as 20 crepe myrtles were planted across the property enhancing the curbside appeal to the local community. Six assorted shrubs were planted in the raised bed to stabilize the soil along building 210.

New water heaters and dishwashers were placed in the remodeled units as needed and appliances were cleaned and re-installed. Bath counters, tile and tubs were resurfaced.

New entry doors were replaced on the first two renovated units. One unit is to be used as a leasing model and one to be occupied by our onsite manager. As a final wipe down was made late Friday the units were officially declared move-in ready!

Note of interest. Mr. John Taylor, the Code Enforcement Supervisor for the City of Arlington stopped by the leasing office to express his appreciation of the transition we have made to the onsite community and the attention we have made to resident concerns. He congratulated us on the fact that he had not received a single complaint in the seven weeks since we took over the property. Great job team L’Abri!

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