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| Tuesday, February 07, 2012
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AndyA
(New Jersey)
Posts:13
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| 07/22/2010 8:14 AM |
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In my Condo association Master Deed windows are defined as owned by the homeowners. The wood trim surrounding one of my windows is starting to rot and the board of trustees has told me that the entire window is rotten and I need to replace it.
To me, this seems very arbitrary. How can anyone tell the window is rotten without removing the siding that covers the frame of the window? On the other hand, battling with the board is a no-win situation.
Any suggestions how to deal with this? |
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GlenL
(Ohio)
Posts:3526
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| 07/22/2010 10:02 AM |
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| So remove the siding and see whether or not the window is rotting. If it is, replace it, if not replace the siding. |
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Too bad the only people who know how to run the country are busy driving cabs and cutting hair. - George Burns |
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EllieD
(Vermont)
Posts:133
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| 07/22/2010 11:05 AM |
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AndyA
stated the question was with respect to a Condominium. If in his Condominium the definition of what is Common Area is typical, he does not own the siding – the Association does.
Also this raises the question of the trim surrounding the windows. Does the definition of “Windows owned by the owner” include the trim?
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BonnieE
(Illinois)
Posts:331
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| 07/22/2010 12:35 PM |
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Hi Andy,
There are a few factors that come into play here. Are your windows constructed of wood? If so, the window frame itself may actually be rotting, and/or the trim and window are replaced as a “whole unit”. We have patio doors with transoms (not slider style) for which the frame is made of wood – which from the outside, looks like wood trim as it is painted white like all the rest of the wood trim. We had had several of the wood frames (trim) rot. The HOs had to replace the entire assembly (door, transom, frame-trim) as they could not replace individual pieces. These doors are considered a HO responsibility.
Our buildings have aluminum siding. But we have wood trim surrounding the doors and windows which is painted white. Our other doors and windows have a different construction. The wood trim around them is separate from the doors and windows. So, while the doors and windows are a HO responsibility, the wood trim is the responsibility of the HOA. For example, the HOA has replaced rooting wood trim although the windows were fine.
Another example – when a HO replaces their windows and sliders, some or all of the wood trim needs to be removed and re-installed (depends on what brand/size of window/slider is being installed). In some cases, the trim is replaced because of its condition – this is part of the cost of replacing the slider or window.
How does your Board know the wood is rotting? Do you have a responsibility chart or policy which identifies who is responsible for what?
Bonnie
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AndyA
(New Jersey)
Posts:13
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| 07/22/2010 3:09 PM |
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I called in a maintenance request because the paint is peeling off of the window trim and trim is rotting in a couple of places. The HOA sent a maintenance man to look at it and he concluded that the entire window needs to be replaced.
In this case the exterior wood trim is owned by the HOA and the window frame is owned by the HO.
Articles I have read on the web suggest that the wood rot could be coming from the outside (due to a poor paint and caulk job) or the inside (due to water somehow seeping in beneath the trim). The only way to tell is to remove the trim and see what's going on behind it.
Problem is, my HOA has not offered to remove the trim to see what's behind it. Instead, they have directed me to purchase a new window.
I certainly do not want to get on the wrong side of the HOA board since they tend to be very heavy handed and can make your life miserable (case in point), but I don't want to waste money on a window I don't need.
I thought perhaps one idea would be to get a window replacement contractor to look at the window and provide a recommendation and then report back to the HOA.
Any other suggestions? |
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EllieD
(Vermont)
Posts:133
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| 07/23/2010 6:58 AM |
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AndyA – Seems like you need something in writing.
Perhaps a “Home Inspector” would be willing to, just inspect the area in question, and give you a report. In my yellow pages they are listed under “Home and Building Inspection Services”.
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JohnB26
(South Carolina)
Posts:487
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| 07/24/2010 10:45 AM |
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removing and replacing a piece of window trim should only take 15-20 minutes and if done properly can be replaced w/o any damage other than the need to re-caulk including new (countersunk) nail holes
much ado about nothing |
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