full reserve study for the cottages at winding creek...

Full Reserve StudyFor

The Cottages at Winding CreekCondominium Association

St. Augustine, Florida

Prepared for FY 2017

Report Date: November 29, 2016Revision I

November 29, 2016

Mr. Steven SheremetaAssociation ManagerSovereign and Jacobs461 A1A Beach Blvd.St. Augustine, Florida 32080

Re: Reserve Study Report for The Cottages at Winding Creek Condominium Association

Dear Mr. Sheremeta:

Community Advisors is pleased to provide this Revised Reserve Study report for the above referencedAssociation. We have completed the adjustments you requested and have updated your funding plan. Werecommend updating your study every 2-3 years to keep your information current with changing replacementcost, interest and inflation rates.

It has been a pleasure serving you and please let me know if you have any questions or concerns.

Respectively submitted,

Charles R. Sheppard RS PRA CCIProfessional Reserve Analyst

10459 Hunters Creek CourtJacksonville, Fl. 32256(904) 303-3275www.communityadvisors.com

TABLE OF CONTENTSThe Cottages at Winding Creek Condominium Association

PART I EXECUTIVE SUMMARY

Cash Flow Method Summary 1-1

PART II FINANCIAL PLAN

Cash Flow Funding Plan 2-1Annual Asset Expenditure Charts 2-2Cash Flow 2-3

PART III EXPENDITURES

Asset Current Cost by Category 3-1Annual Expenditure Detail 3-2

PART IV COMPONENT INVENTORY & INFORMATION

Component Detail Index 4-1Component Inventory 4-6Component Detail 4-11

PART V METHODOLOGY & ASSUMPTIONS

Methodology 5-1Definitions 5-3General Assumptions 5-5

PART VI TERMS OF SERVICE

Terms of Service 6-1

PART VII - COMPANY PROFILE

Company Information 7-1Credentials 7-2

Report NavigationYour report has been prepared by a Reserve Analyst certified by both CAI and APRA and includes information about yourcomponents, financial status and provides a plan for future capital replacement cost. In order to easily understand thisreport we recommend you focus on the following sections.

⦁ Table of Contents will guide you to each section

⦁ The Executive Summary provides a snap-shot of your information that includes inflation and interestrates, annual increases to assessment, reserve fund beginning balance and required contributions. Alsoin the body of the page is a property description and other important information.

⦁ Project Assumptions contains information specific to your property.

⦁ Funding Plan is your financial plan for the future and includes replacement cost, necessarycontributions, interest earned, expenditures, year ending reserve balance, fully funded reserves andpercent funded.

⦁ Annual Asset Expenditure Charts provide a graphic illustration of expenditures and assessments. Wetry and make the assessments moderate and fairly level over time with some increases.

⦁ Funding Modes vs Fully Funded chart is a graphic illustration of how your funding plan compares to afully funded level.

⦁ Cash Flow is a 30 year statement that provides both income and expense information to quickly findwhen expenditures occur and the resulting financial status of your reserves.

⦁ Asset Current Cost by Category chart indicates where the replacement cost occur by category such aspainting, paving and roofing.

⦁ Annual Expenditure Detail provides a year to year list of your projected expenditures. This is a goodsection to review each year when preparing your budgets.

⦁ Component Inventory contains a list of your components, remaining useful life and quantities wedetermined from our site visit and other means of measurement.

⦁ Component Detail Index allows quick access to the detail we have included for each componentsseparated into categories.

⦁ Component Detail provides a listing of each component, quantities or allowances and photographs ofmajor ones.

⦁ Methodology - Terms of Service – Company Profile are our Disclosure sections with information aboutour assumptions, methods of work, what we agree to do and our credentials.

The Cottages at Winding Creek Condominium Association Project Assumptions

Assumptions

⦁ This report has based on information furnished by Management and tax records. We conducted our ownsite visit and condition assessment.

⦁ Tax records indicate all buildings were completed in 2007. Upon review of this report we will revise thecompletion dates furnished by the Association.

⦁ Pond fountain sizes are unknown.

⦁ No wells were discovered.

Components not included in this analysis

⦁ Utility lines to buildings

⦁ Water, sewer risers in buildings

⦁ Water sewer lines to units

⦁ Electrical and communication cables or panels

⦁ Drainage pipe or structures

⦁ Pond dredging

⦁ Building frame or foundation

⦁ Lanai screen or enclosures

⦁ Building trim

⦁ Pool shell

Components Funded by Operational Budget

⦁ Irrigation pipe and devices

⦁ Interior painting

⦁ Misc. Signage

⦁ Keycards for pool access

The Cottages at Winding Creek Condominium AssociationSt. Augustine, Florida

Cash Flow Method Summary

Community Advisors, LLCPAGE 1-1

Report Date November 28, 2016

Version Revision IBudget Year Beginning January 01, 2017Budget Year Ending December 31, 2017

Total Units 184

Report Parameters

Inflation 3.00%Annual Assessment Increase 3.50%Interest Rate on Reserve Deposit 0.50%

2017 Beginning Balance $397,816

The Cottages at Winding Creek Condominium Association is located in St. Augustine, Florida and has asits major components, fencing, gates, streets, pool, and cabana. Components observed appear in fair togood condition with exceptions noted in this report.

The funding goal for the Association is adequate funding using the Cash Flow Funding Method todetermine required contributions. Some components may be repaired to extend their remaining useful lifeand which results in changes to the current funding plan. The recommended funding plan is located onpage 2-1 which provides adequate funding assuming proper maintenance and annual updates to thisstudy. Regular updates include changes in component condition, interest rates and reserve fund balances.

Cash Flow Funding Method is based on the remaining useful life and replacement cost of majorcomponents and does consider inflation, contribution increases and interest on invested funds.

Current Assessment Funding Model Summary of Calculations

Required Annual Contribution $140,000.00$760.87 per unit annually

Average Net Annual Interest Earned $2,407.33Total Annual Allocation to Reserves $142,407.33

$773.95 per unit annually

The Cottages at Winding Creek Condominium Association Cash Flow Funding Plan


Beginning Balance: $397,816Projected

Current Annual Annual Annual EndingYear Cost Contribution Interest Expenditures Reserves

2017 1,893,741 140,000 2,407 56,350 483,8732018 1,950,553 144,900 2,864 55,980 575,6572019 2,009,070 149,971 3,607 4,244 724,9922020 2,069,342 155,221 4,322 15,845 868,6892021 2,131,422 160,653 5,105 8,441 1,026,0062022 2,195,365 166,276 5,369 118,489 1,079,1612023 2,261,226 172,096 5,873 76,598 1,180,5322024 2,329,062 178,119 6,459 66,844 1,298,2672025 2,398,934 184,353 7,002 82,150 1,407,4722026 2,470,902 190,806 7,614 75,481 1,530,4112027 2,545,029 197,484 1,333 1,461,369 267,8582028 2,621,380 204,396 2,334 5,537 469,0502029 2,700,021 211,550 1,561 368,468 313,6932030 2,781,022 218,954 2,335 65,658 469,3232031 2,864,453 226,617 2,936 108,801 590,0762032 2,950,386 234,549 3,661 92,465 735,8202033 3,038,898 242,758 4,457 87,216 895,8192034 3,130,065 251,255 5,286 89,832 1,062,5272035 3,223,967 260,048 6,489 24,685 1,304,3802036 3,320,686 269,150 7,802 13,151 1,568,1812037 3,420,306 278,570 6,595 527,780 1,325,5672038 3,522,916 288,320 7,751 63,641 1,557,9982039 3,628,603 298,412 8,667 122,918 1,742,1592040 3,737,461 308,856 9,615 127,987 1,932,6432041 3,849,585 319,666 10,674 117,597 2,145,3852042 3,965,072 330,854 11,760 124,266 2,363,7342043 4,084,025 342,434 13,488 8,626 2,711,0292044 4,206,545 354,419 15,283 8,885 3,071,8462045 4,332,742 366,824 17,027 33,175 3,422,5232046 4,462,724 379,663 18,567 88,866 3,731,886

The Cottages at Winding Creek Condominium Association Annual Asset Expenditure Charts


The Cottages at Winding Creek Condominium Association Cash Flow


2017 2018 2019 2020 2021 2022 2023 2024 2025 2026Beginning BalanceAnnual AssessmentInterest EarnedExpendituresEnding Balance

397,816140,000

2,40756,350

483,873

483,873144,900

2,86455,980

575,657

575,657149,971

3,6074,244

724,992

724,992155,221

4,32215,845

868,689

868,689160,653

5,1058,441

1,026,006

1,026,006166,276

5,369118,489

1,079,161

1,079,161172,096

5,87376,598

1,180,532

1,180,532178,119

6,45966,844

1,298,267

1,298,267184,353

7,00282,150

1,407,472

1,407,472190,806

7,61475,481

1,530,411

DescriptionMisc. Site ComponentsAluminium Flag PoleAluminium Mail BoxesMessage Board Allowance 1,194Pond Fountain Allowance 11,474 13,301Security Camera System Allowance 2,388Site Signage AllowanceMisc. Site Components Total: 11,474 3,582 13,301

Walls Fences & GatesAccess Control Panel 3,014Aluminium Fence 4 Ft. - PoolAluminium Fence 4 Ft. - Site PerimeterAluminium Fence 5 Ft. - EntryAluminium Vehicle Gates 10 Ft.- ExitAluminium Vehicle Gates 12 Ft.- EntryGate Operators 16,230Monument Sign Refurbishment 3,478Vinyl Privacy FenceWalls Fences & Gates Total: 22,722

Street ResurfacingBayberry CircleMagnolia Crossing PointPine Hollow DriveWinding Creek DriveStreet Resurfacing Total:



2017 2018 2019 2020 2021 2022 2023 2024 2025 2026DescriptionSite LightingDecorative Light PolesSite Lighting Total:

Site ConcreteConcrete Curb Allowance 2,319Concrete Sidewalk Allowance 3,478Site Concrete Total: 5,796

Landscape & IrrigationIrrigation Allowance 1,688 1,957Landscaping Allowance 2,251 2,610Landscape & Irrigation Total: 3,939 4,567

RoofingAsphalt Shingles - Building 1Asphalt Shingles - Building 2Asphalt Shingles - Building 3Asphalt Shingles - Building 4Asphalt Shingles - Building 5Asphalt Shingles - Building 6Asphalt Shingles - Building 7Asphalt Shingles - Building 8Asphalt Shingles - Building 9Asphalt Shingles - Building'10Asphalt Shingles - Building'11Asphalt Shingles - Building'12Asphalt Shingles - Building'13Asphalt Shingles - Building'14Asphalt Shingles - Building'15Asphalt Shingles - Building'16Asphalt Shingles - Building'17Asphalt Shingles - Building'18Asphalt Shingles - Building'19Asphalt Shingles - Building'20



2017 2018 2019 2020 2021 2022 2023 2024 2025 2026DescriptionRoofing continued...Asphalt Shingles - Building'21Asphalt Shingles - Building'22Asphalt Shingles - Building'23Asphalt Shingles - Mail PavilionsAsphalt Shingles - Pool CabanaRoofing Total:

Gutters & DownspoutsBuilding 1Building 2Building 3Building 4Building 5Building 6Building 7Building 8Building 9Building'10Building'11Building'12Building'13Building'14Building'15Building'16Building'17Building'18Building'19Building'20Building'21Building'22Building'23Mail PavilionsPool CabanaGutters & Downspouts Total:



2017 2018 2019 2020 2021 2022 2023 2024 2025 2026DescriptionExterior PaintingBuilding 1 11,674Building 2 11,674Building 3 10,372 13,139Building 4 11,674Building 5 12,024Building 6 12,024Building 7 12,024Building 8 12,024Building 9 12,024Building'10 12,385Building'11 12,385Building'12 12,385Building'13 12,385Building'14 12,385Building'15 10,070 12,756Building'16 10,070 12,756Building'17 10,070 12,756Building'18 10,070 12,756Building'19 10,070 12,756Building'20 10,372 13,139Building'21 10,372 13,139Building'22 10,372 13,139Building'23 10,372 13,139Mail Pavilions 2,388Pool Cabana Stucco & Wood 5,731Exterior Painting Total: 50,350 51,860 35,022 68,240 61,924 63,782 65,695

Balcony RailingsBuilding 1Building 2Building 3Building 4Building 5



2017 2018 2019 2020 2021 2022 2023 2024 2025 2026DescriptionBalcony Railings continued...Building 6Building 7Building 8Building 9Building'10Building'11Building'12Building'13Building'14Building'15Building'16Building'17Building'18Building'19Building'20Building'21Building'22Building'23Balcony Railings Total:

Swimming PoolAccess Control System Allowance 2,000Concrete Pavers - Pool DeckPool Furniture Allowance 2,000 2,060 2,122 2,185 2,251 2,319 2,388 2,460 2,534 2,610Pool Pumps & Equipment Allowance 2,000 2,060 2,122 2,185 2,251 2,319 2,388 2,460 2,534 2,610Pool Resurfacing & Tile 38,952Wood PergolaSwimming Pool Total: 6,000 4,120 4,244 4,371 4,502 43,589 4,776 4,919 5,067 5,219

Pool CabanaFloor & Wall TilePlastic Laminate Toilet PartitionsPlumbing FixturesWater Coolers 2,087Pool Cabana Total: 2,087



2017 2018 2019 2020 2021 2022 2023 2024 2025 2026DescriptionLife SafetyFire Alarm PanelLife Safety Total:

EquipmentGolf Cart 9,274Equipment Total: 9,274

Year Total: 56,350 55,980 4,244 15,845 8,441 118,489 76,598 66,844 82,150 75,481




1,530,411197,484

1,3331,461,369

267,858

267,858204,396

2,3345,537

469,050

469,050211,550

1,561368,468313,693

313,693218,954

2,33565,658

469,323

469,323226,617

2,936108,801590,076

590,076234,549

3,66192,465

735,820

735,820242,758

4,45787,216

895,819

895,819251,255

5,28689,832

1,062,527

1,062,527260,048

6,48924,685

1,304,380

1,304,380269,150

7,80213,151

1,568,181

DescriptionMisc. Site ComponentsAluminium Flag PoleAluminium Mail BoxesMessage Board AllowancePond Fountain Allowance 15,420 17,876Security Camera System Allowance 3,025Site Signage Allowance 5,445Misc. Site Components Total: 15,420 8,471 17,876

Walls Fences & GatesAccess Control PanelAluminium Fence 4 Ft. - PoolAluminium Fence 4 Ft. - Site PerimeterAluminium Fence 5 Ft. - EntryAluminium Vehicle Gates 10 Ft.- Exit 6,720Aluminium Vehicle Gates 12 Ft.- Entry 8,063Gate OperatorsMonument Sign RefurbishmentVinyl Privacy FenceWalls Fences & Gates Total: 14,783

Street ResurfacingBayberry Circle 258,135Magnolia Crossing Point 48,654Pine Hollow Drive 46,912Winding Creek Drive 9,064Street Resurfacing Total: 362,765



2027 2028 2029 2030 2031 2032 2033 2034 2035 2036DescriptionSite LightingDecorative Light Poles 53,219Site Lighting Total: 53,219



RoofingAsphalt Shingles - Building 1 58,528Asphalt Shingles - Building 2 58,528Asphalt Shingles - Building 3 58,528Asphalt Shingles - Building 4 58,528Asphalt Shingles - Building 5 58,528Asphalt Shingles - Building 6 58,528Asphalt Shingles - Building 7 58,528Asphalt Shingles - Building 8 58,528Asphalt Shingles - Building 9 58,528Asphalt Shingles - Building'10 58,528Asphalt Shingles - Building'11 58,528Asphalt Shingles - Building'12 58,528Asphalt Shingles - Building'13 58,528Asphalt Shingles - Building'14 58,528Asphalt Shingles - Building'15 58,528Asphalt Shingles - Building'16 58,528Asphalt Shingles - Building'17 58,528Asphalt Shingles - Building'18 58,528Asphalt Shingles - Building'19 58,528Asphalt Shingles - Building'20 58,528



2027 2028 2029 2030 2031 2032 2033 2034 2035 2036DescriptionRoofing continued...Asphalt Shingles - Building'21 58,528Asphalt Shingles - Building'22 58,528Asphalt Shingles - Building'23 58,528Asphalt Shingles - Mail Pavilions 3,494Asphalt Shingles - Pool Cabana 7,862Roofing Total: 1,357,490

Gutters & DownspoutsBuilding 1Building 2Building 3Building 4Building 5Building 6Building 7Building 8Building 9Building'10Building'11Building'12Building'13Building'14Building'15Building'16Building'17Building'18Building'19Building'20Building'21Building'22Building'23Mail PavilionsPool CabanaGutters & Downspouts Total:



2027 2028 2029 2030 2031 2032 2033 2034 2035 2036DescriptionExterior PaintingBuilding 1 14,788Building 2 14,788Building 3 16,644Building 4 14,788Building 5 15,232Building 6 15,232Building 7 15,232Building 8 15,232Building 9 15,232Building'10 15,689Building'11 15,689Building'12 15,689Building'13 15,689Building'14 15,689Building'15 16,159Building'16 16,159Building'17 16,159Building'18 16,159Building'19 16,159Building'20 16,644Building'21 16,644Building'22 16,644Building'23 16,644Mail Pavilions 3,025Pool Cabana Stucco & Wood 7,260Exterior Painting Total: 44,364 86,444 78,444 80,797 83,221

Balcony RailingsBuilding 1Building 2Building 3Building 4Building 5



2027 2028 2029 2030 2031 2032 2033 2034 2035 2036DescriptionBalcony Railings continued...Building 6Building 7Building 8Building 9Building'10Building'11Building'12Building'13Building'14Building'15Building'16Building'17Building'18Building'19Building'20Building'21Building'22Building'23Balcony Railings Total:

Swimming PoolAccess Control System Allowance 2,688Concrete Pavers - Pool DeckPool Furniture Allowance 2,688 2,768 2,852 2,937 3,025 3,116 3,209 3,306 3,405 3,507Pool Pumps & Equipment Allowance 2,688 2,768 2,852 2,937 3,025 3,116 3,209 3,306 3,405 3,507Pool Resurfacing & TileWood Pergola 2,541Swimming Pool Total: 8,063 5,537 5,703 5,874 8,592 6,232 6,419 6,611 6,810 7,014

Pool CabanaFloor & Wall Tile 6,580Plastic Laminate Toilet Partitions 2,419Plumbing Fixtures 6,451Water CoolersPool Cabana Total: 15,450



2027 2028 2029 2030 2031 2032 2033 2034 2035 2036DescriptionLife SafetyFire Alarm Panel 12,364Life Safety Total: 12,364

EquipmentGolf CartEquipment Total:

Year Total: 1,461,369 5,537 368,468 65,658 108,801 92,465 87,216 89,832 24,685 13,151




1,568,181278,570

6,595527,780

1,325,567

1,325,567288,320

7,75163,641

1,557,998

1,557,998298,412

8,667122,918

1,742,159

1,742,159308,856

9,615127,987

1,932,643

1,932,643319,666

10,674117,597

2,145,385

2,145,385330,854

11,760124,266

2,363,734

2,363,734342,43413,488

8,6262,711,029

2,711,029354,41915,2838,885

3,071,846

3,071,846366,824

17,02733,175

3,422,523

3,422,523379,66318,56788,866

3,731,886

DescriptionMisc. Site ComponentsAluminium Flag Pole 4,696Aluminium Mail Boxes 19,271Message Board Allowance 1,916Pond Fountain Allowance 20,723 24,023Security Camera System Allowance 3,832Site Signage AllowanceMisc. Site Components Total: 23,967 5,748 20,723 24,023

Walls Fences & GatesAccess Control Panel 4,696Aluminium Fence 4 Ft. - Pool 18,079Aluminium Fence 4 Ft. - Site Perimeter 87,344Aluminium Fence 5 Ft. - Entry 13,510Aluminium Vehicle Gates 10 Ft.- ExitAluminium Vehicle Gates 12 Ft.- EntryGate Operators 25,286Monument Sign Refurbishment 5,418Vinyl Privacy Fence 9,103Walls Fences & Gates Total: 163,435

Street ResurfacingBayberry CircleMagnolia Crossing PointPine Hollow DriveWinding Creek DriveStreet Resurfacing Total:



2037 2038 2039 2040 2041 2042 2043 2044 2045 2046DescriptionSite LightingDecorative Light PolesSite Lighting Total:



RoofingAsphalt Shingles - Building 1Asphalt Shingles - Building 2Asphalt Shingles - Building 3Asphalt Shingles - Building 4Asphalt Shingles - Building 5Asphalt Shingles - Building 6Asphalt Shingles - Building 7Asphalt Shingles - Building 8Asphalt Shingles - Building 9Asphalt Shingles - Building'10Asphalt Shingles - Building'11Asphalt Shingles - Building'12Asphalt Shingles - Building'13Asphalt Shingles - Building'14Asphalt Shingles - Building'15Asphalt Shingles - Building'16Asphalt Shingles - Building'17Asphalt Shingles - Building'18Asphalt Shingles - Building'19Asphalt Shingles - Building'20



2037 2038 2039 2040 2041 2042 2043 2044 2045 2046DescriptionRoofing continued...Asphalt Shingles - Building'21Asphalt Shingles - Building'22Asphalt Shingles - Building'23Asphalt Shingles - Mail PavilionsAsphalt Shingles - Pool CabanaRoofing Total:

Gutters & DownspoutsBuilding 1 5,656Building 2 5,656Building 3 5,656Building 4 5,656Building 5 5,656Building 6 5,656Building 7 5,656Building 8 5,656Building 9 5,656Building'10 5,656Building'11 5,656Building'12 5,656Building'13 5,656Building'14 5,656Building'15 5,656Building'16 5,656Building'17 5,656Building'18 5,656Building'19 5,656Building'20 5,656Building'21 5,656Building'22 5,656Building'23 5,656Mail Pavilions 2,211Pool Cabana 1,161Gutters & Downspouts Total: 133,451



2037 2038 2039 2040 2041 2042 2043 2044 2045 2046DescriptionExterior PaintingBuilding 1 18,733 23,731Building 2 18,733 23,731Building 3 21,084Building 4 18,733 23,731Building 5 19,295Building 6 19,295Building 7 19,295Building 8 19,295Building 9 19,295Building'10 19,874Building'11 19,874Building'12 19,874Building'13 19,874Building'14 19,874Building'15 20,470Building'16 20,470Building'17 20,470Building'18 20,470Building'19 20,470Building'20 21,084Building'21 21,084Building'22 21,084Building'23 21,084Mail Pavilions 3,832Pool Cabana Stucco & Wood 9,197Exterior Painting Total: 56,199 109,505 99,370 102,351 105,422 71,192

Balcony RailingsBuilding 1 2,167Building 2 2,167Building 3 2,167Building 4 2,167Building 5 2,167



2037 2038 2039 2040 2041 2042 2043 2044 2045 2046DescriptionBalcony Railings continued...Building 6 2,167Building 7 2,167Building 8 2,167Building 9 2,167Building'10 2,167Building'11 2,167Building'12 2,167Building'13 2,167Building'14 2,167Building'15 2,167Building'16 2,167Building'17 2,167Building'18 2,167Building'19 2,167Building'20 2,167Building'21 2,167Building'22 2,167Building'23 2,167Balcony Railings Total: 49,849

Swimming PoolAccess Control System Allowance 3,612Concrete Pavers - Pool Deck 67,856Pool Furniture Allowance 3,612 3,721 3,832 3,947 4,066 4,188 4,313 4,443 4,576 4,713Pool Pumps & Equipment Allowance 3,612 3,721 3,832 3,947 4,066 4,188 4,313 4,443 4,576 4,713Pool Resurfacing & Tile 60,685Wood PergolaSwimming Pool Total: 139,378 7,441 7,664 7,894 8,131 8,375 8,626 8,885 9,152 9,426

Pool CabanaFloor & Wall TilePlastic Laminate Toilet PartitionsPlumbing FixturesWater Coolers 3,251Pool Cabana Total: 3,251



2037 2038 2039 2040 2041 2042 2043 2044 2045 2046DescriptionLife SafetyFire Alarm PanelLife Safety Total:

EquipmentGolf Cart 14,449Equipment Total: 14,449

Year Total: 527,780 63,641 122,918 127,987 117,597 124,266 8,626 8,885 33,175 88,866

The Cottages at Winding Creek Condominium Association Asset Current Cost by Category


The Cottages at Winding Creek Condominium Association Annual Expenditure Detail


Description Expenditures

Replacement Year 2017Exterior Painting

Building'15 10,070Building'16 10,070Building'17 10,070Building'18 10,070Building'19 10,070

Exterior Painting - Total: 50,350

Swimming PoolAccess Control System Allowance 2,000Pool Furniture Allowance 2,000Pool Pumps & Equipment Allowance 2,000

Swimming Pool - Total: 6,000

Total for 2017 $56,350


Building 3 10,372Building'20 10,372Building'21 10,372Building'22 10,372Building'23 10,372


Swimming PoolPool Furniture Allowance 2,060Pool Pumps & Equipment Allowance 2,060

Total for 2018 $55,980

Replacement Year 2019Swimming Pool

Pool Furniture Allowance 2,122Pool Pumps & Equipment Allowance 2,122


Total for 2019 $4,244




Replacement Year 2020Misc. Site Components

Pond Fountain Allowance 11,474Swimming Pool



Total for 2020 $15,845

Replacement Year 2021Landscape & Irrigation

Irrigation Allowance 1,688Landscaping Allowance 2,251

Landscape & Irrigation - Total: 3,939



Total for 2021 $8,441

Replacement Year 2022Walls Fences & Gates

Access Control Panel 3,014Gate Operators 16,230Monument Sign Refurbishment 3,478

Walls Fences & Gates - Total: 22,722

Site ConcreteConcrete Curb Allowance 2,319Concrete Sidewalk Allowance 3,478

Site Concrete - Total: 5,796

Exterior PaintingBuilding 1 11,674Building 2 11,674Building 4 11,674





Replacement Year 2022 continued...Swimming Pool

Pool Furniture Allowance 2,319Pool Pumps & Equipment Allowance 2,319Pool Resurfacing & Tile 38,952


Pool CabanaWater Coolers 2,087

EquipmentGolf Cart 9,274

Total for 2022 $118,489


Message Board Allowance 1,194Security Camera System Allowance 2,388

Misc. Site Components - Total: 3,582

Exterior PaintingBuilding 5 12,024Building 6 12,024Building 7 12,024Building 8 12,024Building 9 12,024Mail Pavilions 2,388Pool Cabana Stucco & Wood 5,731




Total for 2023 $76,598


Building'10 12,385




Replacement Year 2024 continued...Building'11 12,385Building'12 12,385Building'13 12,385Building'14 12,385




Total for 2024 $66,844


Pond Fountain Allowance 13,301Exterior Painting





Total for 2025 $82,150




Exterior PaintingBuilding 3 13,139




Replacement Year 2026 continued...Building'20 13,139Building'21 13,139Building'22 13,139Building'23 13,139




Total for 2026 $75,481

Replacement Year 2027Walls Fences & Gates

Aluminium Vehicle Gates 10 Ft.- Exit 6,720Aluminium Vehicle Gates 12 Ft.- Entry 8,063


Site LightingDecorative Light Poles 53,219

RoofingAsphalt Shingles - Building 1 58,528Asphalt Shingles - Building 2 58,528Asphalt Shingles - Building 3 58,528Asphalt Shingles - Building 4 58,528Asphalt Shingles - Building 5 58,528Asphalt Shingles - Building 6 58,528Asphalt Shingles - Building 7 58,528Asphalt Shingles - Building 8 58,528Asphalt Shingles - Building 9 58,528Asphalt Shingles - Building'10 58,528Asphalt Shingles - Building'11 58,528Asphalt Shingles - Building'12 58,528Asphalt Shingles - Building'13 58,528Asphalt Shingles - Building'14 58,528Asphalt Shingles - Building'15 58,528Asphalt Shingles - Building'16 58,528




Replacement Year 2027 continued...Asphalt Shingles - Building'17 58,528Asphalt Shingles - Building'18 58,528Asphalt Shingles - Building'19 58,528Asphalt Shingles - Building'20 58,528Asphalt Shingles - Building'21 58,528Asphalt Shingles - Building'22 58,528Asphalt Shingles - Building'23 58,528Asphalt Shingles - Mail Pavilions 3,494Asphalt Shingles - Pool Cabana 7,862

Roofing - Total: 1,357,490

Swimming PoolAccess Control System Allowance 2,688Pool Furniture Allowance 2,688Pool Pumps & Equipment Allowance 2,688


Pool CabanaFloor & Wall Tile 6,580Plastic Laminate Toilet Partitions 2,419Plumbing Fixtures 6,451

Pool Cabana - Total: 15,450

Life SafetyFire Alarm Panel 12,364

Total for 2027 $1,461,369




Total for 2028 $5,537

Replacement Year 2029Street Resurfacing

Bayberry Circle 258,135




Replacement Year 2029 continued...Magnolia Crossing Point 48,654Pine Hollow Drive 46,912Winding Creek Drive 9,064

Street Resurfacing - Total: 362,765



Total for 2029 $368,468



Building 1 14,788Building 2 14,788Building 4 14,788




Total for 2030 $65,658


Security Camera System Allowance 3,025Site Signage Allowance 5,445


Landscape & IrrigationIrrigation Allowance 2,269Landscaping Allowance 3,025





Replacement Year 2031 continued...Exterior Painting

Building 5 15,232Building 6 15,232Building 7 15,232Building 8 15,232Building 9 15,232Mail Pavilions 3,025Pool Cabana Stucco & Wood 7,260


Swimming PoolPool Furniture Allowance 3,025Pool Pumps & Equipment Allowance 3,025Wood Pergola 2,541


Total for 2031 $108,801

Replacement Year 2032Site Concrete

Concrete Curb Allowance 3,116Concrete Sidewalk Allowance 4,674


Exterior PaintingBuilding'10 15,689Building'11 15,689Building'12 15,689Building'13 15,689Building'14 15,689




Total for 2032 $92,465









Total for 2033 $87,216


Building 3 16,644Building'20 16,644Building'21 16,644Building'22 16,644Building'23 16,644




Total for 2034 $89,832





Total for 2035 $24,685









Total for 2036 $13,151


Aluminium Flag Pole 4,696Aluminium Mail Boxes 19,271


Walls Fences & GatesAccess Control Panel 4,696Aluminium Fence 4 Ft. - Pool 18,079Aluminium Fence 4 Ft. - Site Perimeter 87,344Aluminium Fence 5 Ft. - Entry 13,510Gate Operators 25,286Monument Sign Refurbishment 5,418Vinyl Privacy Fence 9,103


Gutters & DownspoutsBuilding 1 5,656Building 2 5,656Building 3 5,656Building 4 5,656Building 5 5,656Building 6 5,656Building 7 5,656Building 8 5,656Building 9 5,656




Replacement Year 2037 continued...Building'10 5,656Building'11 5,656Building'12 5,656Building'13 5,656Building'14 5,656Building'15 5,656Building'16 5,656Building'17 5,656Building'18 5,656Building'19 5,656Building'20 5,656Building'21 5,656Building'22 5,656Building'23 5,656Mail Pavilions 2,211Pool Cabana 1,161

Gutters & Downspouts - Total: 133,451

Balcony RailingsBuilding 1 2,167Building 2 2,167Building 3 2,167Building 4 2,167Building 5 2,167Building 6 2,167Building 7 2,167Building 8 2,167Building 9 2,167Building'10 2,167Building'11 2,167Building'12 2,167Building'13 2,167Building'14 2,167Building'15 2,167Building'16 2,167Building'17 2,167Building'18 2,167




Replacement Year 2037 continued...Building'19 2,167Building'20 2,167Building'21 2,167Building'22 2,167Building'23 2,167

Balcony Railings - Total: 49,849

Swimming PoolAccess Control System Allowance 3,612Concrete Pavers - Pool Deck 67,856Pool Furniture Allowance 3,612Pool Pumps & Equipment Allowance 3,612Pool Resurfacing & Tile 60,685


Pool CabanaWater Coolers 3,251

EquipmentGolf Cart 14,449

Total for 2037 $527,780


Building 1 18,733Building 2 18,733Building 4 18,733




Total for 2038 $63,641


Message Board Allowance 1,916




Replacement Year 2039 continued...Security Camera System Allowance 3,832


Exterior PaintingBuilding 5 19,295Building 6 19,295Building 7 19,295Building 8 19,295Building 9 19,295Mail Pavilions 3,832Pool Cabana Stucco & Wood 9,197




Total for 2039 $122,918







Total for 2040 $127,987


Irrigation Allowance 3,049




Replacement Year 2041 continued...Landscaping Allowance 4,066


Exterior PaintingBuilding'15 20,470Building'16 20,470Building'17 20,470Building'18 20,470Building'19 20,470




Total for 2041 $117,597

Replacement Year 2042Site Concrete

Concrete Curb Allowance 4,188Concrete Sidewalk Allowance 6,281


Exterior PaintingBuilding 3 21,084Building'20 21,084Building'21 21,084Building'22 21,084Building'23 21,084



Total for 2042 $124,266


Pool Furniture Allowance 4,313




Replacement Year 2043 continued...Pool Pumps & Equipment Allowance 4,313

Total for 2043 $8,626




Total for 2044 $8,885





Total for 2045 $33,175




Exterior PaintingBuilding 1 23,731Building 2 23,731Building 4 23,731




Total for 2046 $88,866

The Cottages at Winding Creek Condominium Association Component Detail Index


Asset IDDescription Replacement Page

Misc. Site Components1006 Aluminium Flag Pole 2037 4-111005 Aluminium Mail Boxes 2037 4-111004 Message Board Allowance 2023 4-121002 Pond Fountain Allowance 2020 4-121001 Security Camera System Allowance 2023 4-131003 Site Signage Allowance 2031 4-13

Walls Fences & Gates1064 Access Control Panel 2022 4-151056 Aluminium Fence 4 Ft. - Pool 2037 4-151058 Aluminium Fence 4 Ft. - Site Perimeter 2037 4-161062 Aluminium Fence 5 Ft. - Entry 2037 4-161059 Aluminium Vehicle Gates 10 Ft.- Exit 2027 4-171061 Aluminium Vehicle Gates 12 Ft.- Entry 2027 4-171060 Gate Operators 2022 4-181063 Monument Sign Refurbishment 2022 4-181057 Vinyl Privacy Fence 2037 4-19

Street Resurfacing1067 Bayberry Circle 2029 4-201068 Magnolia Crossing Point 2029 4-201066 Pine Hollow Drive 2029 4-201065 Winding Creek Drive 2029 4-20

Site Lighting1132 Decorative Light Poles 2027 4-22

Site Concrete1070 Concrete Curb Allowance 2022 4-231069 Concrete Sidewalk Allowance 2022 4-23

Landscape & Irrigation1134 Irrigation Allowance 2021 4-251133 Landscaping Allowance 2021 4-25

Roofing1031 Asphalt Shingles - Building 1 2027 4-26




Roofing Continued...1037 Asphalt Shingles - Building 2 2027 4-261032 Asphalt Shingles - Building 3 2027 4-261036 Asphalt Shingles - Building 4 2027 4-261034 Asphalt Shingles - Building 5 2027 4-271035 Asphalt Shingles - Building 6 2027 4-271033 Asphalt Shingles - Building 7 2027 4-271040 Asphalt Shingles - Building 8 2027 4-271038 Asphalt Shingles - Building 9 2027 4-281039 Asphalt Shingles - Building'10 2027 4-281042 Asphalt Shingles - Building'11 2027 4-281041 Asphalt Shingles - Building'12 2027 4-281043 Asphalt Shingles - Building'13 2027 4-291045 Asphalt Shingles - Building'14 2027 4-291046 Asphalt Shingles - Building'15 2027 4-291047 Asphalt Shingles - Building'16 2027 4-291048 Asphalt Shingles - Building'17 2027 4-301044 Asphalt Shingles - Building'18 2027 4-301049 Asphalt Shingles - Building'19 2027 4-301050 Asphalt Shingles - Building'20 2027 4-301051 Asphalt Shingles - Building'21 2027 4-311052 Asphalt Shingles - Building'22 2027 4-311053 Asphalt Shingles - Building'23 2027 4-311055 Asphalt Shingles - Mail Pavilions 2027 4-311054 Asphalt Shingles - Pool Cabana 2027 4-32

Gutters & Downspouts1120 Building 1 2037 4-331129 Building 2 2037 4-331128 Building 3 2037 4-331122 Building 4 2037 4-331124 Building 5 2037 4-341123 Building 6 2037 4-341121 Building 7 2037 4-341127 Building 8 2037 4-341126 Building 9 2037 4-351106 Building'10 2037 4-351125 Building'11 2037 4-35




Gutters & Downspouts Continued...1107 Building'12 2037 4-351110 Building'13 2037 4-361111 Building'14 2037 4-361112 Building'15 2037 4-361113 Building'16 2037 4-361108 Building'17 2037 4-371109 Building'18 2037 4-371114 Building'19 2037 4-371115 Building'20 2037 4-371116 Building'21 2037 4-381117 Building'22 2037 4-381118 Building'23 2037 4-381130 Mail Pavilions 2037 4-381119 Pool Cabana 2037 4-39

Exterior Painting1073 Building 1 2022 4-401075 Building 2 2022 4-401076 Building 3 2018 4-401077 Building 4 2022 4-401078 Building 5 2023 4-411079 Building 6 2023 4-411080 Building 7 2023 4-411081 Building 8 2023 4-411074 Building 9 2023 4-421072 Building'10 2024 4-421082 Building'11 2024 4-421085 Building'12 2024 4-421086 Building'13 2024 4-431087 Building'14 2024 4-431088 Building'15 2017 4-431089 Building'16 2017 4-431090 Building'17 2017 4-441091 Building'18 2017 4-441092 Building'19 2017 4-441071 Building'20 2018 4-441083 Building'21 2018 4-45




Exterior Painting Continued...1084 Building'22 2018 4-451094 Building'23 2018 4-451095 Mail Pavilions 2023 4-451093 Pool Cabana Stucco & Wood 2023 4-46

Balcony Railings1030 Building 1 2037 4-471008 Building 2 2037 4-471022 Building 3 2037 4-481024 Building 4 2037 4-481025 Building 5 2037 4-491026 Building 6 2037 4-491027 Building 7 2037 4-501028 Building 8 2037 4-501029 Building 9 2037 4-511023 Building'10 2037 4-511009 Building'11 2037 4-521010 Building'12 2037 4-521011 Building'13 2037 4-531012 Building'14 2037 4-531014 Building'15 2037 4-541015 Building'16 2037 4-541016 Building'17 2037 4-551017 Building'18 2037 4-551018 Building'19 2037 4-551019 Building'20 2037 4-551020 Building'21 2037 4-561021 Building'22 2037 4-561013 Building'23 2037 4-56

Swimming Pool1097 Access Control System Allowance 2017 4-571100 Concrete Pavers - Pool Deck 2037 4-571099 Pool Furniture Allowance 2017 4-581101 Pool Pumps & Equipment Allowance 2017 4-581096 Pool Resurfacing & Tile 2022 4-581098 Wood Pergola 2031 4-59




Pool Cabana1105 Floor & Wall Tile 2027 4-601104 Plastic Laminate Toilet Partitions 2027 4-601103 Plumbing Fixtures 2027 4-611102 Water Coolers 2022 4-61

Life SafetyFire Alarm Panel 2027 4-63

Equipment1131 Golf Cart 2022 4-64

Total Funded Assets 134Total Unfunded Assets 0Total Assets 134

The Cottages at Winding Creek Condominium Association Component Inventory


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Misc. Site ComponentsAluminium Flag Pole 2007 2037 30 0 20 1 Each 2,600.00 2,600Aluminium Mail Boxes 2007 2037 30 0 20 194 Boxes 55.00 10,670Message Board Allowance 2007 2023 16 0 6 1 Each 1,000.00 1,000Pond Fountain Allowance 2007 2020 5 8 3 3 Each 3,500.00 10,500Security Camera System Allowance 2015 2023 8 0 6 1 Lump Sum 2,000.00 2,000Site Signage Allowance 2007 2031 24 0 14 4 Each 900.00 3,600 Misc. Site Components - Total $30,370

Walls Fences & GatesAccess Control Panel 2007 2022 15 0 5 1 Each 2,600.00 2,600Aluminium Fence 4 Ft. - Pool 2007 2037 30 0 20 385 Linear Feet 26.00 10,010Aluminium Fence 4 Ft. - Site Perimeter 2007 2037 30 0 20 1,860 Linear Feet 26.00 48,360Aluminium Fence 5 Ft. - Entry 2007 2037 30 0 20 220 Linear Feet 34.00 7,480Aluminium Vehicle Gates 10 Ft.- Exit 2007 2027 20 0 10 2 Each 2,500.00 5,000Aluminium Vehicle Gates 12 Ft.- Entry 2007 2027 20 0 10 2 Each 3,000.00 6,000Gate Operators 2007 2022 15 0 5 4 Each 3,500.00 14,000Monument Sign Refurbishment 2007 2022 15 0 5 2 Each 1,500.00 3,000Vinyl Privacy Fence 2007 2037 30 0 20 180 Linear Feet 28.00 5,040 Walls Fences & Gates - Total $101,490

Street ResurfacingBayberry Circle 2007 2029 20 2 12 13,927 Square Yards 13.00 181,051Magnolia Crossing Point 2007 2029 20 2 12 2,625 Square Yards 13.00 34,125Pine Hollow Drive 2007 2029 20 2 12 2,531 Square Yards 13.00 32,903Winding Creek Drive 2007 2029 20 2 12 489 Square Yards 13.00 6,357 Street Resurfacing - Total $254,436

Site LightingDecorative Light Poles 2007 2027 20 0 10 22 Each 1,800.00 39,600 Site Lighting - Total $39,600

Site ConcreteConcrete Curb Allowance 2007 2022 10 5 5 1 Lump Sum 2,000.00 2,000Concrete Sidewalk Allowance 2007 2022 10 5 5 1 Lump Sum 3,000.00 3,000 Site Concrete - Total $5,000

Landscape & IrrigationIrrigation Allowance 2016 2021 5 0 4 1 Lump Sum 1,500.00 1,500Landscaping Allowance 2016 2021 5 0 4 1 Lump Sum 2,000.00 2,000 Landscape & Irrigation - Total $3,500

RoofingAsphalt Shingles - Building 1 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building 2 2007 2027 20 0 10 134 Squares 325.00 43,550



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DescriptionRoofing continued...Asphalt Shingles - Building 3 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building 4 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building 5 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building 6 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building 7 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building 8 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building 9 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building'10 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building'11 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building'12 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building'13 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building'14 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building'15 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building'16 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building'17 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building'18 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building'19 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building'20 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building'21 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building'22 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Building'23 2007 2027 20 0 10 134 Squares 325.00 43,550Asphalt Shingles - Mail Pavilions 2007 2027 20 0 10 8 Squares 325.00 2,600Asphalt Shingles - Pool Cabana 2007 2027 20 0 10 18 Squares 325.00 5,850 Roofing - Total $1,010,100

Gutters & DownspoutsBuilding 1 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building 2 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building 3 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building 4 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building 5 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building 6 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building 7 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building 8 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building 9 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building'10 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building'11 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building'12 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building'13 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building'14 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building'15 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building'16 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building'17 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building'18 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building'19 2007 2037 30 0 20 614 Linear Feet 5.10 3,131



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DescriptionGutters & Downspouts continued...Building'20 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building'21 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building'22 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Building'23 2007 2037 30 0 20 614 Linear Feet 5.10 3,131Mail Pavilions 2007 2037 30 0 20 240 Linear Feet 5.10 1,224Pool Cabana 2007 2037 30 0 20 126 Linear Feet 5.10 643 Gutters & Downspouts - Total $73,889

Exterior PaintingBuilding 1 2014 2022 8 0 5 10,600 Square Feet 0.95 10,070Building 2 2014 2022 8 0 5 10,600 Square Feet 0.95 10,070Building 3 2007 2018 8 3 1 10,600 Square Feet 0.95 10,070Building 4 2014 2022 8 0 5 10,600 Square Feet 0.95 10,070Building 5 2015 2023 8 0 6 10,600 Square Feet 0.95 10,070Building 6 2015 2023 8 0 6 10,600 Square Feet 0.95 10,070Building 7 2015 2023 8 0 6 10,600 Square Feet 0.95 10,070Building 8 2015 2023 8 0 6 10,600 Square Feet 0.95 10,070Building 9 2015 2023 8 0 6 10,600 Square Feet 0.95 10,070Building'10 2016 2024 8 0 7 10,600 Square Feet 0.95 10,070Building'11 2016 2024 8 0 7 10,600 Square Feet 0.95 10,070Building'12 2016 2024 8 0 7 10,600 Square Feet 0.95 10,070Building'13 2016 2024 8 0 7 10,600 Square Feet 0.95 10,070Building'14 2016 2024 8 0 7 10,600 Square Feet 0.95 10,070Building'15 2007 2017 8 0 0 10,600 Square Feet 0.95 10,070Building'16 2007 2017 8 0 0 10,600 Square Feet 0.95 10,070Building'17 2007 2017 8 0 0 10,600 Square Feet 0.95 10,070Building'18 2007 2017 8 0 0 10,600 Square Feet 0.95 10,070Building'19 2007 2017 8 0 0 10,600 Square Feet 0.95 10,070Building'20 2007 2018 8 3 1 10,600 Square Feet 0.95 10,070Building'21 2007 2018 8 3 1 10,600 Square Feet 0.95 10,070Building'22 2007 2018 8 3 1 10,600 Square Feet 0.95 10,070Building'23 2007 2018 8 3 1 10,600 Square Feet 0.95 10,070Mail Pavilions 2015 2023 8 0 6 2 Each 1,000.00 2,000Pool Cabana Stucco & Wood 2015 2023 8 0 6 1 Lump Sum 4,800.00 4,800 Exterior Painting - Total $238,410

Balcony RailingsBuilding 1 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building 2 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building 3 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building 4 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building 5 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building 6 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building 7 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building 8 2007 2037 30 0 20 20 Linear Feet 60.00 1,200



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DescriptionBalcony Railings continued...Building 9 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building'10 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building'11 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building'12 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building'13 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building'14 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building'15 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building'16 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building'17 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building'18 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building'19 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building'20 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building'21 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building'22 2007 2037 30 0 20 20 Linear Feet 60.00 1,200Building'23 2007 2037 30 0 20 20 Linear Feet 60.00 1,200 Balcony Railings - Total $27,600

Swimming PoolAccess Control System Allowance 2007 2017 10 0 0 1 Lump Sum 2,000.00 2,000Concrete Pavers - Pool Deck 2007 2037 30 0 20 5,780 Square Feet 6.50 37,570Pool Furniture Allowance 2016 2017 1 0 0 1 Lump Sum 2,000.00 2,000Pool Pumps & Equipment Allowance 2016 2017 1 0 0 1 Lump Sum 2,000.00 2,000Pool Resurfacing & Tile 2007 2022 15 0 5 2,800 Square Feet 12.00 33,600Wood Pergola 2007 2031 24 0 14 70 Square Feet 24.00 1,680 Swimming Pool - Total $78,850

Pool CabanaFloor & Wall Tile 2007 2027 20 0 10 408 Square Feet 12.00 4,896Plastic Laminate Toilet Partitions 2007 2027 20 0 10 2 Stalls 900.00 1,800Plumbing Fixtures 2007 2027 20 0 10 6 Each 800.00 4,800Water Coolers 2007 2022 15 0 5 2 Each 900.00 1,800 Pool Cabana - Total $13,296

Life SafetyFire Alarm Panel 2007 2027 20 0 10 23 Each 400.00 9,200 Life Safety - Total $9,200

EquipmentGolf Cart 2007 2022 15 0 5 1 Each 8,000.00 8,000 Equipment - Total $8,000



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DescriptionTotal Asset Summary $1,893,741

The Cottages at Winding Creek Condominium Association Component Detail


Aluminium Flag Pole - 2037Asset ID 1006

Misc. Site ComponentsPlaced in Service June 2007

Useful Life 30Replacement Year 2037

Remaining Life 20

1 Each @ $2,600.00Asset Cost $2,600.00

Percent Replacement 100%Future Cost $4,695.89

Aluminium Mail Boxes - 2037Asset ID 1005



Remaining Life 20

194 Boxes @ $55.00Asset Cost $10,670.00




Message Board Allowance - 2023Asset ID 1004



Remaining Life 6

1 Each @ $1,000.00Asset Cost $1,000.00


Pond Fountain Allowance - 2020Asset ID 1002


Useful Life 5Adjustment 8

Replacement Year 2020Remaining Life 3

3 Each @ $3,500.00Asset Cost $10,500.00




Security Camera System Allowance - 2023

Asset ID 1001



Remaining Life 6

1 Lump Sum @ $2,000.00Asset Cost $2,000.00


Site Signage Allowance - 2031Asset ID 1003



Remaining Life 14

4 Each @ $900.00Asset Cost $3,600.00




Misc. Site Components - Total Current Cost $30,370



Access Control Panel - 2022Asset ID 1064

Walls Fences & GatesPlaced in Service June 2007


Remaining Life 5

1 Each @ $2,600.00Asset Cost $2,600.00


Aluminium Fence 4 Ft. - Pool - 2037

Asset ID 1056



Remaining Life 20

385 Linear Feet @ $26.00Asset Cost $10,010.00




Aluminium Fence 4 Ft. - Site Perimeter - 2037

Asset ID 1058



Remaining Life 20

1,860 Linear Feet @ $26.00Asset Cost $48,360.00


Aluminium Fence 5 Ft. - Entry - 2037

Asset ID 1062



Remaining Life 20





Aluminium Vehicle Gates 10 Ft.- Exit - 2027

Asset ID 1059



Remaining Life 10

2 Each @ $2,500.00Asset Cost $5,000.00


Aluminium Vehicle Gates 12 Ft.- Entry - 2027

Asset ID 1061



Remaining Life 10

2 Each @ $3,000.00Asset Cost $6,000.00




Gate Operators - 2022Asset ID 1060



Remaining Life 5

4 Each @ $3,500.00Asset Cost $14,000.00


Monument Sign Refurbishment - 2022Asset ID 1063



Remaining Life 5

2 Each @ $1,500.00Asset Cost $3,000.00




Vinyl Privacy Fence - 2037Asset ID 1057



Remaining Life 20



Walls Fences & Gates - Total Current Cost $101,490



Bayberry Circle - 2029Asset ID 1067

Street ResurfacingPlaced in Service June 2007



13,927 Square Yards @ $13.00Asset Cost $181,051.00


Magnolia Crossing Point - 2029Asset ID 1068






Pine Hollow Drive - 2029Asset ID 1066






Winding Creek Drive - 2029Asset ID 1065




489 Square Yards @ $13.00Asset Cost $6,357.00




Street Resurfacing - Total Current Cost $254,436



Decorative Light Poles - 2027Asset ID 1132

Site LightingPlaced in Service June 2007


Remaining Life 10

22 Each @ $1,800.00Asset Cost $39,600.00


Site Lighting - Total Current Cost $39,600



Concrete Curb Allowance - 2022Asset ID 1070

Site ConcretePlaced in Service June 2007





Concrete Sidewalk Allowance - 2022

Asset ID 1069

Site ConcretePlaced in Service June 2007







Site Concrete - Total Current Cost $5,000



Irrigation Allowance - 2021Asset ID 1134

Landscape & IrrigationPlaced in Service June 2016


Remaining Life 4



Landscaping Allowance - 2021Asset ID 1133

Landscape & IrrigationPlaced in Service June 2016


Remaining Life 4



Landscape & Irrigation - Total Current Cost $3,500



Asphalt Shingles - Building 1 - 2027Asset ID 1031

RoofingPlaced in Service June 2007


Remaining Life 10

134 Squares @ $325.00Asset Cost $43,550.00





Remaining Life 10






Remaining Life 10






Remaining Life 10








Remaining Life 10






Remaining Life 10






Remaining Life 10






Remaining Life 10








Remaining Life 10



Asphalt Shingles - Building'10 - 2027Asset ID 1039



Remaining Life 10






Remaining Life 10






Remaining Life 10








Remaining Life 10






Remaining Life 10






Remaining Life 10






Remaining Life 10








Remaining Life 10






Remaining Life 10






Remaining Life 10



Asphalt Shingles - Mail Pavilions - 2027

Asset ID 1055



Remaining Life 10





Asphalt Shingles - Mail Pavilions continued...

Asphalt Shingles - Pool Cabana - 2027Asset ID 1054



Remaining Life 10



Roofing - Total Current Cost $1,010,100



Building 1 - 2037Asset ID 1120

Gutters & DownspoutsPlaced in Service June 2007


Remaining Life 20






Remaining Life 20






Remaining Life 20






Remaining Life 20








Remaining Life 20






Remaining Life 20






Remaining Life 20






Remaining Life 20








Remaining Life 20



Building'10 - 2037Asset ID 1106



Remaining Life 20






Remaining Life 20






Remaining Life 20








Remaining Life 20






Remaining Life 20






Remaining Life 20






Remaining Life 20








Remaining Life 20






Remaining Life 20






Remaining Life 20



Mail Pavilions - 2037Asset ID 1130



Remaining Life 20





Mail Pavilions continued...

Pool Cabana - 2037Asset ID 1119



Remaining Life 20

126 Linear Feet @ $5.10Asset Cost $642.60


Gutters & Downspouts - Total Current Cost $73,889




Exterior PaintingPlaced in Service August 2014


Remaining Life 5

10,600 Square Feet @ $0.95Asset Cost $10,070.00



Exterior PaintingPlaced in Service September 2014


Remaining Life 5




Exterior PaintingPlaced in Service June 2007






Exterior PaintingPlaced in Service October 2014


Remaining Life 5






Exterior PaintingPlaced in Service July 2015


Remaining Life 6






Remaining Life 6






Remaining Life 6




Exterior PaintingPlaced in Service September 2015


Remaining Life 6






Exterior PaintingPlaced in Service October 2015


Remaining Life 6




Exterior PaintingPlaced in Service April 2016


Remaining Life 7




Exterior PaintingPlaced in Service May 2016


Remaining Life 7




Exterior PaintingPlaced in Service May 2016


Remaining Life 7








Remaining Life 7






Remaining Life 7






Remaining Life 0






Remaining Life 0








Remaining Life 0






Remaining Life 0






Remaining Life 0





























Mail Pavilions - 2023Asset ID 1095



Remaining Life 6

2 Each @ $1,000.00Asset Cost $2,000.00




Mail Pavilions continued...

Pool Cabana Stucco & Wood - 2023

Asset ID 1093



Remaining Life 6



Exterior Painting - Total Current Cost $238,410




Balcony RailingsPlaced in Service June 2007


Remaining Life 20






Remaining Life 20








Remaining Life 20






Remaining Life 20








Remaining Life 20






Remaining Life 20






Remaining Life 20






Remaining Life 20








Remaining Life 20






Remaining Life 20






Remaining Life 20



Balcony Railings - Total Current Cost $27,600



Access Control System Allowance - 2017

Asset ID 1097

Swimming PoolPlaced in Service June 2007


Remaining Life 0



Concrete Pavers - Pool Deck - 2037

Asset ID 1100



Remaining Life 20





Pool Furniture Allowance - 2017Asset ID 1099



Remaining Life 0



Pool Pumps & Equipment Allowance - 2017

Asset ID 1101



Remaining Life 0



Pool Resurfacing & Tile - 2022Asset ID 1096



Remaining Life 5





Pool Resurfacing & Tile continued...

Wood Pergola - 2031Asset ID 1098



Remaining Life 14

70 Square Feet @ $24.00Asset Cost $1,680.00


Swimming Pool - Total Current Cost $78,850



Floor & Wall Tile - 2027Asset ID 1105

Pool CabanaPlaced in Service June 2007


Remaining Life 10

408 Square Feet @ $12.00Asset Cost $4,896.00


Plastic Laminate Toilet Partitions - 2027Asset ID 1104



Remaining Life 10

2 Stalls @ $900.00Asset Cost $1,800.00




Plumbing Fixtures - 2027Asset ID 1103



Remaining Life 10

6 Each @ $800.00Asset Cost $4,800.00


Water Coolers - 2022Asset ID 1102



Remaining Life 5

2 Each @ $900.00Asset Cost $1,800.00




Pool Cabana - Total Current Cost $13,296



Fire Alarm Panel - 2027Asset ID

Life SafetyPlaced in Service June 2007


Remaining Life 10

23 Each @ $400.00Asset Cost $9,200.00


Life Safety - Total Current Cost $9,200



Golf Cart - 2022Asset ID 1131

EquipmentPlaced in Service June 2007


Remaining Life 5

1 Each @ $8,000.00Asset Cost $8,000.00


Equipment - Total Current Cost $8,000


MethodologyContent of Reserve Study

A Reserve Study is a two part process that includes a physical analysis and a financial analysis which produces acustom made plan for funding future capital replacement. Having a good plan allows you to understand what iscurrently reserved for, what is not and how the current plan will perform for future years. Ability to adjustcontributions early may prevent special assessments or loans to pay for component replacement.

Types of Reserve Studies

Full Reserve Study Level I This include a site visitReserve Study Update Level II This includes a site visitReserve Study Update Level III No site visit, financial review only

Physical Analysis

During the physical analysis, a site visit is conducted to evaluate major components such as streets, roofs, pools,etc. and build an inventory of components, determine the condition of each and make a projection as to theirremaining useful life. No destructive testing is conducted.

Component Selection

Community Associations Institute (CAI) has established standards for reserve studies and selection ofcomponents.

1. Component must be a commonly owned asset

2. Component must have a limited life

3. That Limited life must be predictable

4. Replacement cost must be above a minimum threshold cost

Some components do not meet that test but can be included with the proper analysis and full understanding ofthe client. In these cases allowance are generally used.

Useful life and remaining useful life sources

A. Site inspection by experienced inspector

B. Our database of information

C. Historical information furnished by the client

D. Local Consultants and Vendors

E. National publications such as Marshall & Swift, RS Means and others

Replacement cost Established by

1. Our database & local cost from contractors and suppliers

2. Historical cost information furnished by the client

3. National publication such as Marshall & Swift, RS Means and others


Financial Analysis

The financial analysis assesses the community’s reserve balance, current contributions and interest income todetermine their current reserve fund status. This provides a clear picture of their current financial capability topay for future capital needs.

Adequate Funding

Having a lot of cash in reserves is always a good thing but it may not be enough to meet future replacement cost.The only way to know is by completing your reserve study. If using Cash Flow Funding we set the level offunding for adequate funding. While 100% or Full Funding is best you may only fund to an adequate level and beok.

⦁ 70% to 100% Funding is considered Strong⦁ 30% to 70% Funding is considered Adequate⦁ 0% to 30% Funding is considered Weak

Contributions

We recommend following a custom funding plan we develop for you that includes:

⦁ Adequate cash balance⦁ Even contributions so all owners pay their fair share over time⦁ Minimum contributions necessary with acceptable increases

Funding Goals

We use several type of funding goals including Full Funding, Threshold Funding, Baseline and StatutoryFunding. Here is how the Funding Goals work:

Full Funding - As we mentions full is always the best if you can do it! Plans with Full Funding do not usuallyexperience deferred maintenance or special assessments.

Threshold Funding – Balances are kept above a minimum “Threshold” level to adequate fund reserves. The goalhere is to work towards full funding over time.

Baseline Funding - Reserves are maintained at a set level above zero.

Statutory Funding – Balance set based on local statutes

Funding Methods

The Cash Flow Method develops a reserve-funding plan where contributions to the reserve fund are designed tooffset the variable annual expenditures from the reserve fund.

The Component Method develops a reserve-funding plan where the total contribution is based upon the sum ofcontributions for individual components. When interest and inflation are not included the results are consideredthe “Straight Line Method”.


Reserve Terms Dictionary

Accumulated Reserve Balance: The anticipated reserve balance on the first day of the fiscal year forwhich the report has been prepared.

Net Monthly Allocation: The sum of the monthly assessment and interest contribution figures.

Annual Assessment increase: The percentage rate at which the association will increase its assessmentto reserves at the end of each year until the year in which the asset is replaced. For example, in order toaccumulate $10,000 in 10 years, you set aside $1,000 per year. As an alternative, you could set aside$795 the first year and increase that amount by 5% each year until year of replacement. In either case youarrive at the same amount. The idea is that you start setting aside a lower amount and increase thatnumber each year in accordance with the planned percentage. Ideally this should be equal to the rate ofinflation. It can, however, be used to aid those associations who have not set aside appropriate reserves inthe past by making the initial year's allocation less formidable.

Investment Yield: The average interest rate anticipated by the association based upon their currentinvestment practices.

Budget year beginning/ending (fiscal): the budgetary year for which the report is prepared. Forassociations with fiscal years ending December 31, the monthly assessment figures indicated are for the12 month period beginning 1/1/0X and ending 12/31/0X.

Monthly Assessment: The assessment for reserves required by the association each month.

Interest Contribution: The interest that should be earned on the reserves, net of taxes, based upon theirbeginning reserve balance and monthly assessments for one year. This figure is averaged for budgetingpurposes.

Threshold Funding Model: This analysis calculates the minimum reserve assessments, with therestriction that the reserve balance is not allowed to go below $0 or other predetermined threshold,during the period of time examined. All funds for planned reserve expenditures will be available on thefirst day of each fiscal year. The Threshold Funding Model allows the client to choose the level ofconservative funding it desires by choosing the threshold dollar amount.

Current Assessment Funding Model: This analysis is based on the current annual assessment,parameters, and reserve fund balance. Because It is calculated using the current annual assessment, it willgive an accurate projection of how well the association is funded for the next 30 years of planned reserveexpenditures.

Component Funding Model: This funding model’s long-term objective is to provide a plan to a fullyfunded reserve position over the longest period of time practical. This is the most conservative fundingmodel.

Fixed Accumulated Reserves: An optional figure which, if used, will override all calculations and setthe assessment at this amount.

Percentage of Replacement: In some cases, an asset may not be replaced in its entirety or the cost maybe shared with a second party. Examples are budgeting for a percentage of replacement of streets over aperiod of time, or sharing the expense to replace a common wall with a neighboring party.


Placed in Service Date: The month and year that the asset was placed in service. This may be theconstruction date, the first escrow closure date in a given phase, or the date of the last servicing orreplacement.

Future Replacement Cost: The estimated cost to repair or replace the asset at the end of its estimateduseful life based upon the current replacement cost and inflation.

Taxes on Yield: The estimated percentage of interest income which will be set aside for taxes.

Replacement Year: The year that the asset is scheduled to be replaced. The appropriate funds will beavailable by the first day of the fiscal year for which replacement is anticipated.

Estimated Remaining Life: This calculation is completed internally based upon the report's fiscal yeardate and the date the asset was placed in service.

Adjustment to Useful Life: Once the useful life is determined, it may be adjusted +/- by this separatefigure for the current cycle of replacement. This will allow for a current period adjustment withoutaffecting the estimate replacement cycles for future replacements.

Estimated Useful Life: The estimated useful life of an asset based upon industry standards, manufacturerspecification, visual inspection, location, usage, association standards and prior history. All of thesefactors are taken into consideration when tailoring the estimated useful life to the particular asset. Forexample, the carpeting in a hallway or elevator (a heavy traffic area) will not have the same life as theidentical carpeting in a seldom used meeting room or office.

Salvage Value: This term defined estimates the salvage value of the asset at the time of replacement, ifapplicable.One Time Replacement: Notation if the asset is to be replaced on a one-time basis. CurrentReplacement Cost: The estimated replacement cost effects as of the beginning of the fiscal year for whichthe report is being prepared.


General Assumptions⦁ Our site visit is a limited inspection of the commonly owned assets that we observe while onsite. We

assume that all information about these components has been furnished and upon your review of thereport you will notify us of any discrepancy you find in the inventory. We will then make necessaryadjustments to the inventory and funding plan.

⦁ Your property contains components that have different useful service life and some that have anunpredictable useful life. We provide information about both types and include them in our report eitheras information or as a component that is funded. Many times the components with unpredictable usefullife are funded with an allowance for both replacement cost and useful life.

⦁ Long life components such as storm water drainage systems, utility lines, electrical panels and variousother components are not typically included in our analysis. We assume that you will notify us if any ofthese type of components should be included due to some construction defect or damage.

⦁ We separate your component inventory into four groups:

⦁ Reserve Components that are funded

⦁ Components funded by the Operational Budget

⦁ Individual unit owner funded components

⦁ Component not included in our analysis

⦁ Landscaping and irrigation allowances are included as needed.

⦁ Building components such as foundations, slabs, wall and roof framing are not included.

⦁ Replacement of entire structures such as guardhouses are not included unless noted.

⦁ Exterior wall surfaces such as brick or wood siding replacement is not included.

⦁ Water and sewer lines in buildings are not included unless noted.

⦁ Windows and doors are not included unless noted.


Terms of ServiceThis document has been provided pursuant to an agreement containing restrictions on its use. No part of thisdocument may be copied or distributed, in any form or by any means, nor disclosed to third parties without theexpressed written permission of Community Advisors, LLC.

This reserve analysis study and the parameters under which it has been completed are based upon informationprovided to us in part by representatives of the Community Association, Management Company, CommunityDevelopment District and its contractors, assorted vendors, specialist and independent contractors, theCommunity Association’s Institute, and various construction pricing and scheduling manuals including, but notlimited to: Marshall & Swift Valuation Service, RS Means Building Construction Cost Data and from numerousvendor catalogues, actual quotations or historical costs, and our own experience in the field of propertymanagement and reserve study preparation.

If we update your current reserve study completed by others we assume all of the commonly owned componentsare included and the quantities are accurate.

No liability is assumed as the result of changing market prices or inaccurate estimates or projections of remaininguseful life of components. We are not responsible for any hidden defects or determining the condition of hiddenor underground components or systems.

Observing environmental conditions, hazardous materials or determine compliance with building codes or ADAregulations is not included in our scope of work.

Our site visit is not a safety inspection and we are not responsible for any hazards that exist.

Community Advisors, LLC will not be required to participate in any legal action conducted on a property forwhatever reason and shall also not be required to give testimony in depositions or in court. In all cases theliability of any action taken against Community Advisors, LLC and its Principals, Employees, contractors andVendors shall be limited to the consulting fee agreed upon for the production of this report.

This reserve study is a reflection of the information provided by this client and assembled for their use and not forthe purposes of performing an audit, quality or forensic analyses, or background checks of historical records.This information should not be used to estimate construction projects or relied upon for replacement cost untilcurrent vendor pricing has been obtained.

We assume all components have been maintained properly unless noted in this report and our remaining usefullife projections assume they will be maintained per normal operating standards

Replacement cost does not include any Engineering or Architectural fees unless noted in the study. Beginningfund balances are unaudited and provided by the Association or Manager.

Unless noted in the report we assume the funding goal of the Association is to reserve adequate funds for futurecapital replacements if they are pooling their reserves and fully funding reserves if they are using the ComponentMethod of funding.

It has been assumed, unless otherwise noted in this report, that all assets have been designed and constructedproperly and that each estimated useful life will approximate that of the norm per industry standards and/ormanufacturer’s specifications. In some cases, estimates may have been used on assets, which have anindeterminable but potential liability to the Association or Community Development District. The decision for


the inclusion of these as well as all assets considered is left to the client.

Use of this report is acceptance by the Client of the above Information and Conditions.

We recommend regular updates to this study to account for changes in interest and inflation rates andreplacement cost.

Community Advisors and the analyst who prepared this study have any relationship that can be considered aconflict of interest. From time to time our clients ask that we manage repair or replacement of components dueto our experience in construction management. We do so with the understanding that full disclosure has beenobtained and that we are working in the best interest of our client. We do not identify components forreplacement to obtain construction management work.


Community Advisors

Community Advisors home office is in Jacksonville, Florida providing property inspection services, capitalreserve planning and construction oversight for communities throughout the Southern and Mid-Atlantic States.

Our clients experience quick response, personal service, competitive pricing and receive a custom made plan fortheir future capital replacements. We like to sit down and discuss your concerns prior to our site analysis so wecan better understand your community or property and make sure we have included everything you expect.

Then we conduct a comprehensive site visit to make sure we know your property and include all your assets inour analysis. With our years of experience with community development and commercial construction projectswe understand both horizontal and vertical construction and utilize realistic replacement cost and useful lifeprojections in our analysis.

Once we have completed our site visit we conduct the Financial Analysis where we look at your current reservefund balance, annual contributions and your goal for maintaining adequate reserves. Then we build a custommade financial plan to make sure you have adequate funding for the future and keep contributions as reasonableand moderate as possible.

Our valued clients include:

⦁ High-rise Condominium Association

⦁ Homeowner Associations

⦁ Churches

⦁ Time Share Developments

⦁ Active Adult Communities

⦁ Private Schools

⦁ Business Parks

⦁ Resort Communities

⦁ Non Profit Organizations

⦁ Municipal Utility Plants

⦁ Marinas

⦁ Historic Buildings & Museums


Reserve Analyst & Inspectors CredentialsCharles R. Sheppard RS PRA CCI

Charlie Sheppard is the owner and President of Community Advisors which provides capital reserve analysis,consulting services, commercial inspections and project management for community associations, private clubs,churches, schools and other entities.

He has over 30 years of experience in real estate development, property operation, commercial propertyinspections and construction management. He has participated on the development team for large planned unitdevelopments and mid-rise office building parks. He has also worked for many years as commercial constructionmanager for a wide range of structures including medical facilities, office buildings, churches, restaurants,clubhouses, infrastructure installation and remodeling and repositioning of properties to match market conditions.

Areas of expertise include mechanical and electrical systems, energy management systems, life safety systems,plumbing systems, building envelope and roof components. Horizontal improvement experience include marinestructures, street and site concrete construction, utilities, site work and landscaping improvements.

Inspection projects include: High rise office and residential buildings, restaurants, industrial properties, churches,private schools, private clubs, marinas, medical facilities, warehouse and industrial properties, water treatmentfacilities and residential properties.

EducationVirginia Polytechnic Institute & State University – BS

LicenseCertified General Contractor - Florida

Certified Home Inspector - Florida

Professional Designations & Memberships

Certified Construction Inspector, (CCI)

Professional Reserve Analyst, (PRA)

Reserve Specialist, (RS)

Member – Association of Construction Inspectors

Member - Association of Professional Reserve Analyst – APRA

Business Partner - Community Associations Institute – CAI

Community InvolvementMember & Past President Southpoint Rotary Club

full reserve study for the cottages at winding creek...

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