To the Members of the Lloyd Park Condominium Owners’ Association (Association):
Several units in the building have windows that have warped. The warping is preventing the window from fully closing and sealing (the window sash does hit the frame in the middle but neither of the ends completely close and seal so the window is slightly “smiling”). In some cases, it takes a great deal of force and effort to get the windows to fully close and seal and in other cases, even with a great amount of force the windows don’t fully close and seal. There are three concerns related to the warping windows: 1.) when it is cold, it is drafty (resulting in discomfort and higher heating costs); 2.) moisture intrusion problems could develop and; 3.) upon selling, the problems will easily be spotted in the home inspection.
Rather than have each owner deal with this individually, the Board has charged a Subcommittee to look further into this issue to determine if the Association might be able to get all of the warping windows fixed at the same time. The Subcommittee, consisting of Leslie Griep (#202) and Margo Klabough (#207), would like to identify all of the windows (in units and the common areas) that are warping.
Two of the Board members and the two subcommittee members have met with Thom Zollner, the real estate agent who represented the developers who originally rehabilitated the building and sold the units. We think that we may be able to get Milgard Windows, under their 10 year warranty, to fix any of their windows that have warped.
While identifying all of the windows that may need repair or replacement, the Subcommittee also plans to move forward with having one or two of the already existing windows that have warped looked at by an impartial window expert so that we will have the information needed to approach Milgard about getting the rest repaired or replaced.
By September 26, 2009, we would like to have the all of the windows in the building assessed to determine if they are warping or not. This can be done in the following ways:
1.) Contact Leslie or Margo to look at your windows to see if they are warping;
2.) Do a self-assessment of all of your windows and let Leslie or Margo know the results (we will need to know exactly which windows are OK and which need work);
3.) If you are unable to personally inspect your window, have someone else (tenant, property manager, etc.) do the assessment.
NOTE: It is important to identify the manufacturer of any window reported as warping. Milgard Windows have an “mm” on the window near the lever release that is used to open and close the window.
We believe it is your best interest to do as thorough of an assessment as possible and to participate in the Association’s efforts. We think that we will be more effective at getting Milgard to fix or replace the windows under the warranty if there are more of us acting collectively rather than going to them individually to try and get them to fix or replace the windows in single units.
Please contact Leslie at lgriep@gmail.com or Margo at mmklabough@gmail.com by September 26, 2009 to come by and look at your unit’s windows or let us know the results of your own assessment. If we do not hear from you by September 26. 2009, we will assume that your unit does not have any windows that are warping or that you do not want to participate in this Association-wide effort.
Thank you.
