Resident Communication Program

To the residents of Valhalla of Brandon Pointe

Your Association has contracted Dueall Construction to carry out exterior stucco restoration, window work and a full exterior repaint across the community. Work begins   and is scheduled to finish  . It will move building by building, not all at once.

What will happen at your building. A crew takes one building from start to finish. On a building with stucco repair that is about three weeks: one day of preparation, roughly two weeks of stucco repair, three days of painting and a day to close out and clear the punch list. On a building that only needs paint it is about one week. You will get a separate notice seven days before your building starts, naming your dates.

Hours. Crews are on site Monday to Friday. No active work will take place on a building before 8:00 am. There is no Saturday work planned; if a Saturday is ever needed, the Association will approve it first and you will get a separate notice.

Before your building starts, please:

• Clear the lanai, screen porch, front porch and walkway of furniture, plants, grills and personal belongings.
• Remove screens from windows and sliding doors on the elevations being worked. Dueall cannot be responsible for screens left in place.
• Take pictures, mirrors and shelving down from interior walls on those elevations. Demolition vibration can bring them off the wall.
• Give us a phone number and your preferred way of being contacted. How quickly we can reach you affects how quickly your building is finished.

Access and parking. The safest way in and out of your home during the work is the front door, because our crews can see and monitor that side. On some days you will be asked to park elsewhere; you will always be told in advance. Some staging areas will take parking spaces out of use for a period, and those are covered in a separate notice for each area.

Interior damage. We remove stucco, lath and the barrier behind it back to the sheathing. Where the framing behind it is not sound, drywall damage inside can happen and we cannot always see it coming. If it happens to you, email or call the project team and we will schedule an interior crew for drywall, texture and touch-up paint. Please tell us rather than waiting.

Sanitary facilities.   — to be completed once the Association confirms the arrangement.

Thank you for your patience. A project of this size in a community that stays occupied only works if we communicate well in both directions.

NOTICE TO RESIDENTS — Building  

Mobilization, scaffolding and construction start · Issued  

Dueall Construction will begin work on your building on  . Scaffolding goes up first, followed by removal of stucco beginning on or about  . We expect to be finished at your building on  .

The work at your building includes:   square feet of stucco repair,   decorative band,   windows removed and re-installed, soffit and fascia repair where needed, and a full exterior repaint including shutters, trim, gutters and downspouts.

Please remove, before  :

• All furniture, plants, grills and personal items from the lanai, screen porch, front porch and walkway.
• Window and slider screens on the elevations being worked. We will tell you as we move around the building.
• Pictures, mirrors and anything hanging on interior walls that back onto the work. Saw cutting and chiselling carry vibration through the wall and Dueall cannot be responsible for items left hanging.

The order of work around your building is  . We work one elevation at a time and move around the building. If the order changes you will get a new notice, not a phone call.

Parking. The spaces at   will be unavailable from  . As we move around the building other spaces will come out of use and go back in. Expect masonry dust and some falling debris anywhere near an active elevation; please do not leave a vehicle where it is exposed.

Noise and dust. Removal is the loudest part of the job. Saws, hammers and chisels, and it goes on for several days at a time. We use water and vacuum suppression, but a townhome close to an active wall will be dusty.

Drywall. We do not know the condition of the framing behind your stucco until it is open. Where it is rotten, drywall damage inside can happen. Please email the project team if it does, so we can put it on the interior repair schedule.

Access to your front door will stay open throughout. Please use it rather than the lanai.

NOTICE TO RESIDENTS —   staging area

Starting  , Dueall Construction will set up a work and material staging area at  . It serves buildings   and will be in place until approximately  .

What goes in: temporary fencing, a dumpster, scaffold and material storage, and in the main area a site office. The area is fenced and gated and is secured at the end of each working day.

Parking.   spaces will be out of use for the period above.  

Deliveries come in during working hours. Please do not let children play near the fenced area or the dumpster, and please do not use the dumpster for household waste — it is weighed and billed to the project.

The grounds are magneted and walked clean at the end of each day. If you find debris or a nail outside the fence, tell us and we will deal with it that day.

NOTICE TO RESIDENT — Unit  

On   we will need   at your home. This notice is 48 hours ahead so you can plan around it.

If your windows are being removed and re-set. The work runs consecutively and we would rather you know the whole span up front:

• Interior unit, one exterior face wall — two days of framing and window work, then the drywall crew starts on the second day. One day for drywall and texture, one for paint. Three days in total from your side.
• Corner or two-face unit — three days of framing and window work, with the drywall crew starting on the third day. Four days in total from your side.

We will need access to the inside of your home on those days, and the room will not be usable while the opening is out. Please clear the area in front of the window, take down blinds and treatments, and move anything you would not want dust on. We put down floor and furniture protection before anything comes out.

Working above your screen porch or lanai. Where the repair area sits above a porch roof we reach it with ladder jacks. The ladders stand on the ground or on the slab beside your porch and the work platform spans above the roof, so nothing is built on the roof itself and no posts or shoring go inside your lanai. Crews still step onto the roof for access, so we photograph it before we start and again when we finish. It is an existing roof of unknown age and we cannot guarantee it stays watertight afterwards, but the record means anything that does change is easy to see.

Water. We may use the hose bib at your building for stucco curing and wash-down. It is left as we found it.

Parking.  

NOTICE TO RESIDENTS — Building  

Dueall Construction will begin applying the new stucco system to your building on  .

The system goes on in three coats. The scratch coat is applied first and then kept damp for about two days while it cures. The brown coat follows on   and is cured the same way. The finish coat, matched to the texture of the existing wall, goes on last. Expect to see crews wetting the wall on days when no other work appears to be happening — that is the curing, and it is what stops the repair cracking later.

Please have all vehicles clear of the driveway, garage apron and the street-side spaces in front of your building by 7:45 am on the application days listed above. Stucco mixing and pumping equipment needs the space, and material carries.

Painting does not follow immediately. New stucco has to cure and be tested before primer, and your building will be checked and signed off by the Association's engineer before any coating goes on it.

Once the finish coat is cured, the scaffold comes down and you will get the painting notice.

NOTICE TO RESIDENTS — Building  

Painting at your building starts on   and takes about three working days: pressure washing and preparation, primer, then two finish coats.

Before the first day, please:

• Move vehicles clear of the building and out from under any elevation being sprayed. Paint carries further than people expect.
• Clear the lanai, porch and walkway again if anything has come back out.
• Keep windows and sliders closed on the days your elevation is being washed or sprayed.
• Bring pets in. Crews work off scaffold and ladders around the whole building.

Foliage that touches or blocks a wall has to be trimmed back before we can paint it. That is the Association's responsibility and Greenacre has the list for your building.

Shutters, light fixtures, house numbers, gutters and downspouts that were taken off go back on the unit they came from once the finish coats are dry.

Colours are the Association's approved scheme. If something does not look right to you when it is done, tell the superintendent while the crew is still at your building — that is what the punch list at the end is for.

NOTICE TO RESIDENTS — Building   is complete

The work at your building finished on  . It has been walked with the Association's engineer, the punch list has been raised and closed, and the scaffold and equipment are gone.

What was done:   square feet of stucco repaired,   windows removed and re-installed, soffit and fascia repair where needed, and the full exterior repainted.

Punch list items picked up at your building:  

Warranty. The work carries a labour warranty against peeling, blistering and chipping resulting from defective workmanship: five years on stucco, two years on wood and two years on metal. The paint manufacturer carries its own material warranty. Both run from the date above.

If you find something in the next few weeks that we missed, contact the project team. Your building is off the active list but we are still on the property, and it is far easier to fix now than at the end of the job.

Thank you for your patience while we were at your building.

NOTICE TO RESIDENTS — Building  

The Association has approved Saturday working at your building on  . Crews will be on site from   to  , carrying out  .

This is a one-off. The normal schedule is Monday to Friday and no Saturday work is planned anywhere in this project. It is being requested here because  , and working the Saturday keeps your building on its finish date rather than pushing it and the building behind it.

The same requests apply as on a working day: vehicles clear where marked, lanai and porch clear, and windows closed on the elevation being worked.

If a Saturday is difficult for your household, tell the superintendent before   and we will look at the sequence again.

Valhalla of Brandon Pointe · Painting and Stucco Restoration
Pre-construction meeting —   at  . Held before mobilization, with the Board, Greenacre Properties, Beryl Project Engineering and any resident who wishes to attend. This packet is what gets handed out at that meeting and left with the Association afterwards.

Your Association has contracted Dueall Construction to carry out exterior stucco restoration, window work and a full exterior repaint across the community: 87 buildings, 590 units, 28,945 square feet of stucco repair and 117 windows, over roughly 60 weeks from   to  . The work moves building by building, not all at once. A building with stucco repair is about fifteen working days from start to finish; a paint-only building is about a week. You will get a separate notice seven days before your own building starts.

Before your building starts

• Remove furniture, plants, grills and personal belongings from the rear lanai or screen porch, the front porch, the walkway and the driveway apron.
• Remove screens from windows and sliding glass doors on the elevations being worked. Dueall Construction cannot be responsible for screens left in place.
• Take pictures, mirrors, shelving and wall hangings down from interior walls that back onto the work. Saw cutting and chiselling carry vibration through the wall.
• Give us a phone number and your preferred way of being contacted. Communication and access directly affect how long the work at your home takes.

Construction access

• We may cause minor interior damage while the wall is open. If drywall damage happens, contact us and we will schedule an interior crew for drywall, texture and touch-up paint.
• Please tell us rather than waiting until the end of the job. It is far easier to fix while a crew is still on your building.

Resident access and parking

• Safety is the first concern. During the work the safest way in and out of your home is the front door — our crews can see and monitor that side.
• On some days you will be asked to park elsewhere. You will always be told in advance, in writing, and the days are named in your building notice.
• Your driveway and apron will be unavailable on the days listed in that notice, because stucco mixing and pumping equipment needs the space and material carries.
• Crews are on site Monday to Friday. No active work takes place on a building before 8:00 am. No Saturday work is planned; if a Saturday is ever needed, the Association approves it first and you get a separate notice.

1. Access and protection. Scaffold, or ladder jacks where the wall sits above a screen porch or lanai. The ladders stand on the ground or on the slab beside the porch and the work platform spans above the roof, so nothing is built on the porch roof and no shoring goes inside your lanai. Windows, doors, A/C condensers, meters, light fixtures and planting beds are protected before anything starts. Shutters, downspouts, light fixtures and gutters that come off are tagged by unit and stored for re-use.

2. Stucco removal. The loudest part of the job — saws, hammers and chisels, several days at a time. Stucco, lath, paper and the existing barrier come off back to sound sheathing. It is imperative that wall hangings are down on the affected elevations. Dueall cannot be held liable for items left hanging. We use water and vacuum dust suppression, but a home close to an active wall will be dusty.

Drywall damage may occur where sheathing or framing behind the stucco is rotten. We cannot see it coming until the wall is open. If it happens, contact the Project Manager or the Superintendent the same day and it goes onto the interior repair schedule.

3. Framing and sheathing. Once the stucco is off, damaged sheathing, framing and fascia are replaced. Anything beyond the Engineer's matrix quantity is photographed, measured and logged the same day and priced against Beryl's unit costs, not absorbed quietly. There may be times during framing when we need access inside your home.

4. Windows. The 117 windows in the Engineer's scope come out and go back with a new flashing system, one opening at a time. A window taken out in the morning is re-installed the same day — no opening is left overnight. Front elevations carry grids and rear elevations do not, so units are confirmed against the matrix before anything is ordered.

• Plantation shutters must be removed by you before the work. Blinds, curtains and other treatments are handled by our crews.
• Alarm wiring and contacts are restored when the interior crew comes through.
• A damaged frame found at removal is flagged the same day for unit-cost replacement rather than absorbed into the repair.
• Drywall, sill and paint make-good around each opening is scheduled with you after the new stucco system is on. Interior repairs typically run one to two hours per window.

5. Weather-resistant barrier. The waterproofing layer goes on over the framing and sheathing to keep water off the wood. Everything that gets covered — flashing, barrier, lath and accessories — is photographed while it is still visible.

6. Lath and three-coat stucco. Paper, lath and accessories, then the stucco system in three coats. The scratch coat is kept damp for about two days while it cures, the brown coat the same, and the finish coat is matched to the texture of the existing wall. Expect to see crews wetting a wall on days when nothing else appears to be happening — that is the curing, and it is what stops the repair cracking later. Your building is signed off by the Association's engineer before any coating goes over the repair.

7. Painting and finish. Pressure washing and preparation, primer, then two finish coats in the Association's approved scheme. The wall has to read at or below 13 percent moisture before the first coat goes on, so paint does not follow stucco immediately. Painting and sealants are the front line of the waterproofing system. Shutters, light fixtures, house numbers, gutters and downspouts go back on the unit they came from once the finish coats are dry.

8. Close-out. The building is walked with the Association's engineer, the punch list is raised and closed, and the scaffold and equipment leave. Only then does the building go onto a pay application. The work carries a labour warranty against peeling, blistering and chipping from defective workmanship: five years on stucco, two years on wood, two years on metal, and the paint manufacturer carries its own material warranty.

• Every step is inspected before the next one covers it. There are eight hold points on this project where work stops until the inspection is signed.
• To keep the schedule, communication and access are essential. If a date conflicts with your household, tell us as early as you can and the sequence can be adjusted.
• On the rare occasion we damage a plumbing pipe or an electrical wire, contact us immediately. We will get a licensed plumber or electrician out to make the repair as quickly as possible. We work hard to avoid it, but on an occupied community of this age it can happen.
• Foliage that touches or blocks a wall has to be cut back before we can paint it. That is the Association's responsibility and Greenacre holds the list.
• Dueall will not place portable toilets on the property. Crews use the facilities the Association makes available.
• Do not use the project dumpsters for household waste. They are weighed and billed to the project.

Please limit calls and texts to Monday through Friday, 7:30 am to 4:30 pm.

Your project team

• Project Manager —   · call or text   ·  @dueall.com
• General Superintendent —   · call or text   ·  @dueall.com
• Site Superintendent —   · call or text   ·  @dueall.com

Also on the project

• Greenacre Properties — David Griffith, property manager. Association matters, unit rosters and access.
• Beryl Project Engineering, LLC — Nathan Polanco, Engineer of record. Inspections, hold points and scope.

The question every resident asks once a window comes out is “how many days will people be inside my home?” This sheet is the answer, and it is what the 48-hour access advisory (N-4) is cut from. It is written per unit. Several units are worked at the same time by different crews, so a building's overall span is not the sum of these numbers.

Two things drive it: how many exterior face walls your unit has, and the fact that the drywall crew starts on the last day of the framing and window work rather than waiting for it to finish.

• Days 1 to 3 — framing and window work. Window removal, framing repair at each opening, and re-installation with the new flashing system. Two face walls carrying windows is a three-day event.
• Day 3 — drywall starts. The drywall crew comes in on the third day, while the last openings are being closed up, and corrects the drywall that was disrupted.
• Day 4 — texture and paint. One day for drywall and texture, then painting.

Four days in total from the resident's side.

• Days 1 and 2 — framing and window work. One face wall carrying windows is a two-day event.
• Day 2 — drywall starts. The drywall crew comes in on the second day.
• Day 3 — texture and paint.

Three days in total from the resident's side.

• Plantation shutters must be taken down by the resident before the work. Blinds, curtains and other treatments are handled by our crews.
• Clear the floor and furniture in front of the affected windows, and move anything you would not want dust on.
• Dueall puts down floor and furniture protection before a sash comes out, and interior protection is a checklist line on the window inspection form.
• The room is not usable while the opening is out. No opening is left overnight — a window taken out in the morning is re-installed the same day.
• Alarm wiring and contacts are restored when the interior crew comes through.
• Drywall, sill and paint make-good runs one to two hours per window once the new stucco system is on.

• Interior work is scheduled against the exterior sequence, not separately. The framing and window days for a unit come off that building's fifteen-working-day cycle.
• Every drywall penetration found during demolition is reported to the Project Manager the same day in the daily log, so the interior crew can be scheduled while the building is still live.
• The resident gets the N-4 access advisory at least 48 hours ahead, naming the days and the span. Where the whole four-day or three-day run is known, the advisory carries the whole run rather than one day at a time.
• Interior make-good around the openings happens after the new stucco system is on, so a wall is not finished inside and then reopened.
• 117 windows sit in the Engineer's scope across the community. Front elevations carry grids and rear elevations do not, so each unit is confirmed against the Building Quantity Matrix before anything is ordered.