1.  RESE

2.  RESE

3.  RESE

4.  CON

Prope

A

F

F

Ir

L

P

P

S

S

S

S

Comm

C

F

ERVE STU

ERVE STU

ERVE EXP

NDITION A

erty Site Ele

Asphalt Pave

ences, Chain

ences, Wood

rrigation Sys

Light Poles an

ortable Thea

layground E

ignage, Entr

ignage, Info

ite Furniture

port Courts

Color

Fence

Light

Surfac

mon Buildin

Ceilings, Aco

loor Coverin

UDY EXECU

UDY REPOR

PENDITUR

ASSESSMEN

ments .........

ment System

n Link ........

d .................

stem ............

nd Fixtures

ater .............

Equipment...

rance Monum

ormational ...

e .................

...................

Coat ..........

es ................

Poles and F

ce ...............

ng Elements

oustical Tiles

ngs, Carpet .

TABLE O

UTIVE SUM

RT ..............

RES and FUN

NT...............

....................

ms, Repaving

....................

....................

....................

....................

....................

....................

ments ..........

....................

....................

....................

....................

....................

ixtures ........

....................

....................

s and Grid, H

....................

OF CONTE

MMARY ....

....................

NDING PL

....................

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g ..................

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....................

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....................

....................

....................

....................

Hallways .....

....................

ENTS

....................

....................

LAN .............

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..............1.1

..............2.1

..............3.1

..............4.1

..............4.1

..............4.1

..............4.5

..............4.6

..............4.8

..............4.9

..............4.10

..............4.10

..............4.1

..............4.12

..............4.13

..............4.14

..............4.17

..............4.17

..............4.17

..............4.18

..............4.18

..............4.20

..............4.2

0 

0 

1 

2 

3 

4 

7 

7 

7 

8 

8 

0 

1 

F

H

K

O

R

R

S

W

W

Pool

C

F

F

M

P

S

Reser

5.  MET

6.  DEFI

7.  PRO

8.  CRE

loor Coverin

HVAC Equip

Kitchen ........

Office Equipm

Rest Rooms .

Roof Assemb

ecurity Syst

Walls, Stucco

Windows and

Elements ...

Concrete Dec

ences, Steel

urniture ......

Mechanical E

ool Finishes

tructure and

rve Study Up

THODOLO

INITIONS .

OFESSIONA

EDENTIALS

ngs, Vinyl T

pment, Split

...................

ment ...........

...................

blies, Metal .

tem .............

o .................

d Doors .......

...................

cks ..............

..................

...................

Equipment ..

s, Plaster .....

d Deck .........

pdate ..........

GY .............

....................

AL SERVIC

S ..................

Tile ...............

Systems ......

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CE CONDIT

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TIONS ........

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..............4.2

..............4.22

..............4.23

..............4.23

..............4.24

..............4.25

..............4.26

..............4.26

..............4.28

..............4.29

..............4.30

..............4.32

..............4.33

..............4.34

..............4.34

..............4.36

..............4.36

..............5.1

..............6.1

..............7.1

..............8.1

1 

2 

3 

3 

4 

5 

6 

6 

8 

9 

0 

2 

3 

4 

4 

6 

6 

Client: VLocationReferenc Property responsibfrom 1984Communi Reserve C Inspectio Funding excessive Plan recog Cash Flooffsets fuOur appli

Sources sources, i Cash Staoccur by 2identified Recomme2017. Wethe Assocof inflatioContributof $1,535contributi CertificatAssociatioFull Reser

Villages of We: San Antonie: 161959

Basics: Ville for the com4 to 2010 anity Center con

Components

n Date: Janu

Goal: The Futhreshold du

gnizes this thr

w Method: Wuture variablecation of this

curren 1.2% 1.3%

for Local Co.e., R.S. Mean

atus of Reser2038 based uReserve Exp

ended Resere recommend

ciation shouldon through 20ions of $17,7

5,060. This iions per home

tion: This Fon of Professrve Study.”

1. RESER

estcreek Ownio, Texas

llages of Wemmon elemennd contains fentaining playg

Identified: 3

uary 26, 2017.

unding Goal uring one or reshold fundi

We use the Ca Reserve Expmethod also

nt and future annual rate ofuture Inflati

osts of Replns, Incorporat

rve Fund: $4upon continuapenditures.

rve Fundingd the Associatd budget gradu047, the limit 709 representsinitial adjustmeowner.

Full Reserve Sional Reserve

RVE STUDY

ers' Associati

estcreek Ownnts shared byences, monumground equipm

39 Reserve Co

.

of this Resermore years o

ing year in 20

ash Flow Mependitures wconsiders: local costs of

of return on inion Rate for e

acement: Outed.

463,899 as ofation of the m

: The Assotion budget aual annual incof this study's a one percement of $17,

Study exceede Analysts (A

Y EXECUT

ion, Inc. (Vill

ners' Associay 3,411 singlements and twment, sports c

omponents.

rve Study is tof significant047 due to rep

thod to compwith existing a

f replacementnvested reservestimating Fut

ur proprietary

f January 1, 2most recent ann

ciation budga Reserve Concreases in res's Cash Flow

ent (1.2%) adj709 is equiv

ds the CommAPRA) standa

TIVE SUMM

lages of West

ation, Inc. ise family homewo amenity cecourts and po

to maintain rt expenditureplacement of t

pute the Reserand future st

t ves ture Replacem

y database,

2017. A potnnual reserve

geted $88,291ntribution ofserve funding

Analysis. Thjustment in th

valent to an in

munity Associards fulfilling

MARY

tcreek)

s a planned es. The deveenters, the Sp

ool facilities.

reserves abovs. Our recomthe Sports Pa

rve Funding Ptable levels o

ment Costs

historical co

tential deficitcontribution

1 for Reserve$106,000 in 2

g that in part che initial adjuhe 2017 totalncrease of $5

iations Institug the requirem

735 

unit developelopment wasports Park an

ve an adequatmmended Fu

ark pool struct

Plan. This mof reserve fun

osts and publ

t in reserves of $88,291 an

e Contributio2018. Afterwconsider the eustment in Rel Operating B5.19 in the a

ute (CAI) anments of a “L

Reserve AdviN. Water Street, S

Milwaukee, W

pment s built nd the

te, not unding ture.

method nding.

lished

might nd the

ons in wards, effects eserve

Budget annual

nd the Level I

isors, Inc.Suite 175 WI 53202 

RespectfuRESERV

Alan M. EVisual Ins 1PRA (Profemore about 2 RS (Reserepresenting

Year Con2018201920202021202220232024202520262027

ully submittedE ADVISOR

Ebert, PRA1, Rspection and R

fessional ReserveAPRA at http://

erve Specialist) g America's mor

Reserve ntributions ($)

106,000107,400108,800110,200111,600113,100114,600116,100117,600119,100

Recomm

d on FebruaryRS, INC.

RS2, DirectorReport by: Ti

e Analyst) is thewww.apra-usa.cis the reserve

e than 300,000 c

Reserve Balances ($)

490,110531,979624,077724,406769,391760,542805,009692,195742,178732,619

Page 1.2 - E

Villagemended Reser

y 23, 2017 by

r of Quality Aimothy J. Mat

e professional decom. provider profes

condominium, co

YearRe

Contrib2028 1202029 1222030 1232031 1252032 1272033 122034 1302035 1322036 1332037 135

Executive Sum

es of Westcrerve Funding T

Assurance tthiesen, RS

esignation of the

ssional designatooperative and h

eserve butions ($)

RBa

0,600 72,200 73,800 75,400 57,000 68,700 70,400 72,100 63,800 65,500 7

mmary

eek Table and Gr

e Association of

tion of the Comhomeowners ass

Reserve alances ($) Yea769,341 203774,097 203733,724 204594,839 204610,146 204701,915 204765,336 204632,011 204665,402 204735,455 204

raph

f Professional Re

mmunity Associsociations.

arReserve

Contribution38 137,30039 139,10040 140,90041 142,70042 144,60043 146,50044 148,40045 150,30046 152,30047 154,300

eserve Analysts.

iations Institute

e ns ($)

ReserBalances

0 663,90 737,30 881,10 946,70 897,40 820,00 857,00 750,60 788,70 139,2

Learn

(CAI)

rve s ($)81012470098628003337

A

have con

and subm

noninvas

W

spreadsh

At the directi

nducted a Fu

mit our findi

sive inspectio

We present

eets:

Identrespo

Reseusefunext

Reseyear-

Condphotodescrsolutiboard

Methfinan

Definwith

ProfeServi

Cred

2.

ion of the B

ll Reserve St

Villages o

ngs in this r

on, January

our finding

tification ofonsibility forrve Expend

ul lives, rema30 years rve Fundin

-end Reservedition Assesographic docribes our recions and prod members hodology - Lncial informanitions - Connational stanessional Serice Conditiondentials and

Page

. RESERVE

Board that re

tudy of

of Westcree

San A

report. The

26, 2017.

s and recom

f Property -r repair or reditures - Idenaining usefu

g Plan - Pree Balances fossment - Descumentation ommendatio

ocedures for

Lists the natiation relied untains definindards rvice Conditns

d Resources

e 2.1 - Report

E STUDY R

ecognizes th

ek Owners'

Antonio, Tex

effective da

mmendation

Segregates placement ntifies reserv

ul lives and fu

esents the recor the next 3scribes the reof the condi

ons for repaireplacement

ional standarupon for the itions of term

tions - Desc

REPORT

he need for

Association

xas

ate of this stu

ns in the fo

all property

ve componenfuture reserve

commended 30 years eserve compition of varioirs or replacets for the ben

rds, methodsFinancial A

ms used in th

cribes Assum

proper reser

n, Inc.

udy is the d

llowing rep

into several

nts and relate expenditur

Reserve Co

ponents, inclous propertyement, and innefit of curre

s and procedAnalysis of thhe Reserve S

mptions and P

rve planning

date of our v

port sections

l areas of

ted quantitieres during th

ontributions a

ludes y elements, ncludes detaent and futur

dures used, he Reserve SStudy, consis

Professional

g, we

isual,

s and

es, he

and

ailed re

Study stent

l

V

responsib

was buil

Sports Pa

facilities

replacem

O

Declarati

responsib

boards a

Homeow

Villages of

ble for the c

lt from 1984

ark and the C

. We identi

ment during th

Our investiga

ion. Our an

bility for rep

and the ma

wners fund c

IDE

Westcreek

common elem

4 to 2010 a

Community

ify 39 major

he next 30 y

ation include

nalysis begi

pair and repl

anagement t

certain repla

Page

ENTIFICAT

Owners' A

ments share

and contains

Center cont

r reserve co

years.

es Reserve C

ins by segre

lacement. O

team under

acements and

e 2.2 - Report

TION OF PR

Association,

d by 3,411

s fences, mo

aining playg

mponents th

Components

egating the

Our process

stand wheth

d assists in

ROPERTY

Inc. is a

single famil

onuments an

ground equip

hat are likely

or property

property ele

of identifica

her reserves

preparation

Y

planned u

ly homes. T

nd two ame

pment, sport

y to require

elements as

ements into

ation helps a

s, the oper

n of the ann

unit develop

The develop

enity centers

ts courts and

capital repa

s set forth in

several are

assure that f

rating budg

nual budget.

pment

pment

s, the

d pool

air or

n your

eas of

future

et or

We

derive th

Associati

W

policy co

The Rese

identified

CAI as p

L

replacem

fund infr

necessita

determin

Lived Pro

T

Compone

hese segregat

ion and throu

Reser Long Oper Prope Prope

We advise th

oncerning the

erve Study id

d as part of

roperty elem

Villa Limit Predi Repla

Long-Lived P

ment may oc

frequent rep

ate increases

ne the merits

operty Elem

Flagp Foun Pool Struc Bask

The operating

ents. Operat

ted classes o

ugh convers

rve Compong-Lived Propating Budgeerty Maintaierty Maintai

e Board con

e manner of

dentifies Res

f your reque

ments with:

ges of Westcted useful lifictable remaiacement cos

Property Elem

cur beyond

airs. Fund

to Reserve

s of adjustin

ments as exclu

pole, Commundations, Com

Structures, Cctural Frameetball Court

g budget pro

ting Budget

Page

of property

sations with M

nents perty Elemenet Funded Reined by Homined by Othe

nduct an annu

f funding, i.e

serve Compo

st for propo

creek responfe expectancining useful t above a mi

ments may n

the 30-year

ing untimel

Contribution

ng the Reserv

uded from re

unity Centermmon BuildCommunity s, CommonSurface, To

ovides mone

Funded Rep

e 2.3 - Report

from our rev

Managemen

nts epairs and R

meowners ers

ual review o

., from reser

onents as set

osed services

nsibility cies

life expectainimum thre

not have pre

r scope of th

ly or unexp

ns. Periodic

ve Funding

eserve fundi

r (2008) dings

Center (200Buildings

ot Lot (2016)

ey for the re

pairs and Rep

view of the

nt. These cla

Replacements

of these class

rves or the o

t forth in you

s. Reserve

ancies eshold

edictable Rem

he study. T

pected repla

c updates of

Plan. We i

ing at this tim

08)

)

epair and rep

placements r

information

asses of prop

s

ses of prope

perating bud

ur Declaratio

Component

maining Use

The operatin

acements fro

f this Reserv

identify the

me.

placement o

relate to:

n provided b

perty include

erty to confir

dget.

on or which

ts are define

eful Lives or

ng budget sh

om reserves

e Study will

following L

f certain Re

by the

e:

rm its

were

ed by

r their

hould

s will

l help

Long-

eserve

C

replace a

Homeow

Gene Expe

limite Asph Bask Conc Door

repla Elect Furni Irriga Kitch Land Light Offic Over Paint Paint Partit Pipes

Build Pipes Site F Tenn Walls Walls Other

Certain items

at their cost

wners, relates

Fencefinishpurpo

Hom

eral Maintenenditures lessed effect on

halt Pavemenetball Goals

crete Sidewars, Pool Houcement of altrical Systemiture, Commation Systemhen and Breadscape t Poles and Fce Equipmenflow Parkingt Finishes, Int Finishes, Ttion Wall, Cs, Interior Budings s, SubsurfaceFurniture, In

nis Courts, Sts, Masonry, s, Wood Eler Repairs no

s have been

t. Property

s to:

es at Lot Linhes to the exoses of aesthes and Lots

Page

ance to the Cs than $10,00the recomm

nt Systems, C

alks, Commoses (we assull the doors a

m, Commonmunity Centem, Controllerak Room Ap

Fixtures, Wont, Interim g, Gravel nterior, Comouch Up ommunity Cuilding, Dom

e Utilities, Cnterim tandards andCommon Bu

ements, Stainormally fund

designated a

y Maintained

nes (At the rexterior facinghetic continu

e 2.4 - Report

Common Ele00 (These re

mended ReserCrack Repai

on Areas ume replacemas a single ev

er rs ppliances, Int

ood

mmunity Cent

Center mestic Water

Common Are

d Wind Screuildings n Applicationed through t

as the respo

d by Homeo

equest of Mag sides of theuity througho

ements elatively minrve Contribuir, Patching a

ment as needvent)

terim

ter

r, Sanitary W

eas

ens

ns, Commonthe Operatin

onsibility of

owners, inc

anagement, e fences alonout the comm

nor expenditutions.) and Striping

ded in lieu of

Waste and Ve

n Buildings ng Budget

the homeow

cluding item

we include fng the arteriamunity.)

tures have a

g

f an aggrega

ent, Commo

wners to repa

ms billed bac

funds for paal streets for

ate

on

air or

ck to

int r the

C

Property

Certain items

Maintained

Light Mailb Pipes Sidew Stree

s have been

by Others re

t Poles and Fbox Stationss, Subsurfacewalks, Parallet Systems (B

Page

designated

elates to:

Fixtures at Ss (United Stae Utilities (Slel to StreetsBexar Count

e 2.5 - Report

as the respo

treets (CPS ates Postal SSan Antonio s (Bexar Couty)

onsibility of

Energy) ervice) Water Syste

unty)

f others to r

em)

repair or repplace.

T

R

R

F

informati

data file

3.

The tables fol

Reserve Exp

Line Total Quan Reser Estim Life a

u re

Unit 2017 Total Sched

inflat

Reserve Fun

Reser Total Estim Antic Antic Predi

inancial stat

ion containe

containing th

Page 3.1

. RESERVE

llowing this

penditures

item numbel quantities ntities replacrve compone

mated first yeanalysis shoseful life emaining usecost of replalocal cost o

l future costsdule of estimtion

nding Plan

rves at the bl recommend

mated interescipated expecipated resericted reserve

tements prep

ed in this se

he tables of

1 - Reserve Ex

E EXPEND

introduction

ers

ced per phaseent inventoryear of event wing

eful life acement f replacemens of replacemmated future

eginning of ded reserve cst earned fromnditures by y

rves at year ees based on c

pared by you

ection. For

Reserve Exp

xpenditures an

DITURES an

n present:

e (in a singley (i.e., replace

nt ment anticipa

costs for ea

each year contributionm invested ryear end current fundi

ur associatio

your conve

penditures a

nd Funding P

nd FUNDIN

e year)

ement, appli

ated during tch reserve c

ns reserves

ing level

on, by you or

enience, we

and Reserve

Plan

NG PLAN

cation, etc.)

the next 30 yomponent in

r others mig

have provid

Funding Pl

years ncluding

ght rely in pa

ded an elect

lan.

art on

tronic

T

Expendit

The following

tures and rel

Page 3.2

g chart illus

lative fundin

Future

2 - Reserve Ex

trates the re

ng during the

VillageExpenditure

xpenditures an

lative impor

e next 30 yea

es of Westcres Relative C

nd Funding P

rtance of the

ars.

reek Cost Illustrat

Plan

e categories

tion

noted in Reeserve

Reserve Advisors, Inc. Years 2017 to 2032

RESERVE EXPENDITURESExplanatory Notes:

Villages of Westcreek 1) 1.3% is the estimated future Inflation Rate for estimating Future Replacement Costs.

Owners' Association, Inc. 2) FY2017 is Fiscal Year beginning January 1, 2017 and ending December 31, 2017.San Antonio, Texas

Estimated Life Analysis, Costs, $Line Total Per Phase 1st Year of Years Unit Per Phase Total 30-Year Total RUL = 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15Item Quantity Quantity Units Reserve Component Inventory Event Useful Remaining (2017) (2017) (2017) (Inflated) FY2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032

---------------------------- ------------- ------------------- ------------------------------------------------------------------------------------------------- ---------------- ------------ ----------------- ---------------- ------------------------------------- -------------------- ----------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- --------------

Property Site Elements

4.040 2,830 2,830 Square Yards Asphalt Pavement System, Mill and Overlay, Community Center 2029 15 to 20 12 15.50 43,865 43,865 51,219 51,219

4.041 2,580 2,580 Square Yards Asphalt Pavement System, Mill and Overlay, Sports Park 2017 15 to 20 0 15.50 39,990 39,990 130,550 28,793 44,343

4.042 4,870 4,870 Square Yards Asphalt Pavement System, Mill and Overlay, Westcreek Gardens 2025 15 to 20 8 15.50 75,485 75,485 192,076 83,702

4.220 500 500 Linear Feet Fences, Chain Link, Sports Park (Incl. Backstop) 2031 to 15 14 24.00 12,000 12,000 31,830 14,378

4.280 37,200 18,600 Linear Feet Fences, Wood, Arterial Streets, Paint Finishes, Phased 2018 4 to 6 1 to 2 3.00 55,800 111,600 1,098,369 56,525 57,260 59,523 60,296 62,679 63,493 66,002 66,860

4.420 216 43 Zones Irrigation System, Partial 2024 to 40 7 to 30+ 1,500.00 64,800 324,000 319,901 70,932 76,647

4.560 7 7 Each Light Poles and Fixtures, Community Center Parking Area 2038 to 30 21 3,000.00 21,000 21,000 27,543

4.590 1 1 Each Portable Theater 2023 6 to 10 6 18,000.00 18,000 18,000 89,558 19,450 21,291

4.660 1 1 Allowance Playground Equipment, Sports Park 2027 15 to 20 10 45,000.00 45,000 45,000 114,982 51,204

4.800 4 1 Allowance Signage, Entrance Monuments, Phased 2022 15 to 20 5 to 20 10,000.00 10,000 40,000 75,676 10,667 11,379 12,138

4.810 1 1 Allowance Signage, Informational 2027 15 to 20 10 10,000.00 10,000 10,000 25,190 11,379

4.820 3 1 Allowance Site Furniture, Community Center and Sports Park 2023 12 to 18 6 to 18 34,000.00 34,000 102,000 215,786 36,740 39,700

4.830 2,310 2,310 Square Yards Sport Courts, Color Coat 2021 4 to 6 4 5.20 12,012 12,012 75,342 12,649 13,493

4.840 800 800 Linear Feet Sport Courts, Fence 2031 to 25 14 44.00 35,200 35,200 42,177 42,177

4.850 6 6 Each Sport Courts, Light Poles and Fixtures 2031 to 35 14 2,900.00 17,400 17,400 20,849 20,849

4.860 2,310 2,310 Square Yards Sport Courts, Surface Replacement 2031 to 25 14 38.00 87,780 87,780 105,179 105,179

Common Building Elements

5.100 3,600 3,600 Square Feet Ceilings, Acoustical Tiles and Grid, Community Center 2032 to 25 15 4.50 16,200 16,200 19,663 19,663

5.200 170 170 Square Yards Floor Coverings, Carpet, Community Center 2020 8 to 12 3 60.00 10,200 10,200 37,440 10,603 12,381

5.210 250 250 Square Yards Floor Coverings, Vinyl Tile, Community Center 2020 10 to 15 3 50.00 12,500 12,500 45,882 12,994 15,172

5.450 4 4 Each HVAC Equipment, Split Systems, Community Center (2017 is Budgeted) 2017 12 to 18 0 8,010.50 32,042 32,042 118,141 32,042 38,892

5.460 1 1 Allowance Kitchen, Community Center, Renovation 2032 to 25 15 17,000.00 17,000 17,000 20,634 20,634

5.490 2 1 Allowance Office Equipment, Phased 2019 5 to 7 2 to 5 5,000.00 5,000 10,000 61,462 5,131 5,334 5,544 5,763 5,991

5.510 2 2 Each Rest Rooms, Community Center Interior, Renovation 2028 to 20 11 10,900.00 21,800 21,800 25,128 25,128

5.511 6 2 Each Rest Rooms, Pavilions and Pool Houses, Renovation, Phased 2018 to 20 1 to 13 3,900.00 7,800 23,400 46,408 7,901 8,538 9,226

5.600 150 150 Squares Roof Assemblies, Metal, Community Center 2043 to 35 26 650.00 97,500 97,500 136,411

5.601 56 56 Squares Roof Assemblies, Metal, Sports Park 2033 to 35 16 650.00 36,400 36,400 44,756

5.700 1 1 Allowance Security System 2025 to 30 8 12,000.00 12,000 12,000 45,675 13,306

5.800 1 1 Allowance Walls, Stucco, Paint Finishes, Community Center 2021 8 to 10 4 5,000.00 5,000 5,000 18,073 5,265 5,991

5.900 700 700 Square Feet Windows and Doors, Community Center 2038 to 30 21 50.00 35,000 35,000 45,906

Pool Elements

6.200 6,180 6,180 Square Feet Concrete Deck, Coatings and Repairs, Community Center 2025 8 to 12 8 4.00 24,720 24,720 94,092 27,411

6.201 5,860 5,860 Square Feet Concrete Deck, Coatings and Repairs, Sports Park 2018 8 to 12 1 4.00 23,440 23,440 81,508 23,745 27,019

6.400 1,350 1,350 Linear Feet Fences, Steel, Paint Finishes (Incl. Playground Fence) 2023 6 to 8 6 10.00 13,500 13,500 69,003 14,588 11,326

6.405 380 380 Linear Feet Fences, Steel Replacement, Community Center 2029 to 30 12 55.00 20,900 20,900 24,404 24,404

Printed on 3/14/2017 Expenditures - Section 3 - 1 of 4

Reserve Advisors, Inc.

RESERVE EXPENDITURES

Villages of WestcreekOwners' Association, Inc.

San Antonio, Texas Estimated Life Analysis, Costs, $

Line Total Per Phase 1st Year of Years Unit Per Phase Total 30-Year TotalItem Quantity Quantity Units Reserve Component Inventory Event Useful Remaining (2017) (2017) (2017) (Inflated)

---------------------------- ------------- ------------------- ------------------------------------------------------------------------------------------------- ---------------- ------------ ----------------- ---------------- ------------------------------------- --------------------

Property Site Elements

4.040 2,830 2,830 Square Yards Asphalt Pavement System, Mill and Overlay, Community Center 2029 15 to 20 12 15.50 43,865 43,865 51,219

4.041 2,580 2,580 Square Yards Asphalt Pavement System, Mill and Overlay, Sports Park 2017 15 to 20 0 15.50 39,990 39,990 130,550

4.042 4,870 4,870 Square Yards Asphalt Pavement System, Mill and Overlay, Westcreek Gardens 2025 15 to 20 8 15.50 75,485 75,485 192,076

4.220 500 500 Linear Feet Fences, Chain Link, Sports Park (Incl. Backstop) 2031 to 15 14 24.00 12,000 12,000 31,830

4.280 37,200 18,600 Linear Feet Fences, Wood, Arterial Streets, Paint Finishes, Phased 2018 4 to 6 1 to 2 3.00 55,800 111,600 1,098,369

4.420 216 43 Zones Irrigation System, Partial 2024 to 40 7 to 30+ 1,500.00 64,800 324,000 319,901

4.560 7 7 Each Light Poles and Fixtures, Community Center Parking Area 2038 to 30 21 3,000.00 21,000 21,000 27,543

4.590 1 1 Each Portable Theater 2023 6 to 10 6 18,000.00 18,000 18,000 89,558

4.660 1 1 Allowance Playground Equipment, Sports Park 2027 15 to 20 10 45,000.00 45,000 45,000 114,982

4.800 4 1 Allowance Signage, Entrance Monuments, Phased 2022 15 to 20 5 to 20 10,000.00 10,000 40,000 75,676

4.810 1 1 Allowance Signage, Informational 2027 15 to 20 10 10,000.00 10,000 10,000 25,190

4.820 3 1 Allowance Site Furniture, Community Center and Sports Park 2023 12 to 18 6 to 18 34,000.00 34,000 102,000 215,786

4.830 2,310 2,310 Square Yards Sport Courts, Color Coat 2021 4 to 6 4 5.20 12,012 12,012 75,342

4.840 800 800 Linear Feet Sport Courts, Fence 2031 to 25 14 44.00 35,200 35,200 42,177

4.850 6 6 Each Sport Courts, Light Poles and Fixtures 2031 to 35 14 2,900.00 17,400 17,400 20,849

4.860 2,310 2,310 Square Yards Sport Courts, Surface Replacement 2031 to 25 14 38.00 87,780 87,780 105,179

Common Building Elements

5.100 3,600 3,600 Square Feet Ceilings, Acoustical Tiles and Grid, Community Center 2032 to 25 15 4.50 16,200 16,200 19,663

5.200 170 170 Square Yards Floor Coverings, Carpet, Community Center 2020 8 to 12 3 60.00 10,200 10,200 37,440

5.210 250 250 Square Yards Floor Coverings, Vinyl Tile, Community Center 2020 10 to 15 3 50.00 12,500 12,500 45,882

5.450 4 4 Each HVAC Equipment, Split Systems, Community Center (2017 is Budgeted) 2017 12 to 18 0 8,010.50 32,042 32,042 118,141

5.460 1 1 Allowance Kitchen, Community Center, Renovation 2032 to 25 15 17,000.00 17,000 17,000 20,634

5.490 2 1 Allowance Office Equipment, Phased 2019 5 to 7 2 to 5 5,000.00 5,000 10,000 61,462

5.510 2 2 Each Rest Rooms, Community Center Interior, Renovation 2028 to 20 11 10,900.00 21,800 21,800 25,128

5.511 6 2 Each Rest Rooms, Pavilions and Pool Houses, Renovation, Phased 2018 to 20 1 to 13 3,900.00 7,800 23,400 46,408

5.600 150 150 Squares Roof Assemblies, Metal, Community Center 2043 to 35 26 650.00 97,500 97,500 136,411

5.601 56 56 Squares Roof Assemblies, Metal, Sports Park 2033 to 35 16 650.00 36,400 36,400 44,756

5.700 1 1 Allowance Security System 2025 to 30 8 12,000.00 12,000 12,000 45,675

5.800 1 1 Allowance Walls, Stucco, Paint Finishes, Community Center 2021 8 to 10 4 5,000.00 5,000 5,000 18,073

5.900 700 700 Square Feet Windows and Doors, Community Center 2038 to 30 21 50.00 35,000 35,000 45,906

Pool Elements

6.200 6,180 6,180 Square Feet Concrete Deck, Coatings and Repairs, Community Center 2025 8 to 12 8 4.00 24,720 24,720 94,092

6.201 5,860 5,860 Square Feet Concrete Deck, Coatings and Repairs, Sports Park 2018 8 to 12 1 4.00 23,440 23,440 81,508

6.400 1,350 1,350 Linear Feet Fences, Steel, Paint Finishes (Incl. Playground Fence) 2023 6 to 8 6 10.00 13,500 13,500 69,003

6.405 380 380 Linear Feet Fences, Steel Replacement, Community Center 2029 to 30 12 55.00 20,900 20,900 24,404

Years 2033 to 2047

16 17 18 19 20 21 22 23 24 25 26 27 28 29 302033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047

-------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- --------------

57,414

108,374

17,452

69,502 70,405 73,187 74,138 77,067 78,069 81,154 82,209

82,824 89,498

27,543

23,306 25,511

63,778

12,948 13,811 14,733

13,811

42,899 46,356 50,091

15,353 16,377 17,470

14,456

17,716

47,207

6,228 6,474 6,730 6,995 7,272

9,970 10,773

136,411

44,756

15,141 17,228

6,817

45,906

31,190 35,491

30,744

4,794 18,406 19,889

Printed on 3/14/2017 Expenditures - Section 3 - 2 of 4

Reserve Advisors, Inc. Years 2017 to 2032

RESERVE EXPENDITURESExplanatory Notes:

Villages of Westcreek 1) 1.3% is the estimated future Inflation Rate for estimating Future Replacement Costs.

Owners' Association, Inc. 2) FY2017 is Fiscal Year beginning January 1, 2017 and ending December 31, 2017.San Antonio, Texas

Estimated Life Analysis, Costs, $Line Total Per Phase 1st Year of Years Unit Per Phase Total 30-Year Total RUL = 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15Item Quantity Quantity Units Reserve Component Inventory Event Useful Remaining (2017) (2017) (2017) (Inflated) FY2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032

---------------------------- ------------- ------------------- ------------------------------------------------------------------------------------------------- ---------------- ------------ ----------------- ---------------- ------------------------------------- -------------------- ----------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- --------------

6.406 970 970 Linear Feet Fences, Steel Replacement, Sports Park (Incl. Playground Fence) 2035 to 30 18 55.00 53,350 53,350 67,314

6.500 1 1 Allowance Furniture 2025 to 12 8 15,000.00 15,000 15,000 36,054 16,633

6.600 2 1 Allowance Mechanical Equipment, Phased 2019 to 15 2 to 8 9,000.00 9,000 18,000 54,245 9,236 9,980 10,784

6.800 4,440 4,440 Square Feet Pool Finishes, Plaster, Community Center 2025 8 to 12 8 7.50 33,300 33,300 126,750 36,925

6.801 4,040 4,040 Square Feet Pool Finishes, Plaster, Sports Park 2018 8 to 12 1 7.50 30,300 30,300 105,361 30,694 34,926

6.900 4,040 4,040 Square Feet Structure and Deck, Total Replacement, Sports Park 2047 to 65 30 100.00 404,000 404,000 595,202------------------------------------------------------------------------------------------------- ----------------------------- ----------------- ---------------- ------------------------------------- -------------------- ----------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- --------------

Anticipated Expenditures, By Year $4,535,739 60,835 118,865 71,627 23,597 17,914 75,524 131,074 79,470 237,844 76,172 137,455 92,836 126,649 173,166 272,209 118,880

Printed on 3/14/2017 Expenditures - Section 3 - 3 of 4

Reserve Advisors, Inc.

RESERVE EXPENDITURES

Villages of WestcreekOwners' Association, Inc.

San Antonio, Texas Estimated Life Analysis, Costs, $

Line Total Per Phase 1st Year of Years Unit Per Phase Total 30-Year TotalItem Quantity Quantity Units Reserve Component Inventory Event Useful Remaining (2017) (2017) (2017) (Inflated)

---------------------------- ------------- ------------------- ------------------------------------------------------------------------------------------------- ---------------- ------------ ----------------- ---------------- ------------------------------------- --------------------

6.406 970 970 Linear Feet Fences, Steel Replacement, Sports Park (Incl. Playground Fence) 2035 to 30 18 55.00 53,350 53,350 67,314

6.500 1 1 Allowance Furniture 2025 to 12 8 15,000.00 15,000 15,000 36,054

6.600 2 1 Allowance Mechanical Equipment, Phased 2019 to 15 2 to 8 9,000.00 9,000 18,000 54,245

6.800 4,440 4,440 Square Feet Pool Finishes, Plaster, Community Center 2025 8 to 12 8 7.50 33,300 33,300 126,750

6.801 4,040 4,040 Square Feet Pool Finishes, Plaster, Sports Park 2018 8 to 12 1 7.50 30,300 30,300 105,361

6.900 4,040 4,040 Square Feet Structure and Deck, Total Replacement, Sports Park 2047 to 65 30 100.00 404,000 404,000 595,202------------------------------------------------------------------------------------------------- ----------------------------- ----------------- ---------------- ------------------------------------- --------------------

Anticipated Expenditures, By Year $4,535,739

Years 2033 to 2047

16 17 18 19 20 21 22 23 24 25 26 27 28 29 302033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047

-------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- --------------

67,314

19,421

11,653 12,592

42,016 47,809

39,741

595,202-------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- -------------- --------------

44,756 75,730 273,759 108,147 73,802 217,121 74,138 6,730 87,956 204,960 234,067 121,461 266,316 123,348 809,331

Printed on 3/14/2017 Expenditures - Section 3 - 4 of 4

Reserve Advisors, Inc. Page 1 of 1

RESERVE FUNDING PLAN

CASH FLOW ANALYSISVillages of Westcreek

Owners' Association, Inc. Individual Reserve Budgets & Cash Flows for the Next 30 YearsSan Antonio, Texas FY2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032

Reserves at Beginning of Year (Note 1) 463,899 497,087 490,110 531,979 624,077 724,406 769,391 760,542 805,009 692,195 742,178 732,619 769,341 774,097 733,724 594,839Total Recommended Reserve Contributions (Note 2) 88,291 106,000 107,400 108,800 110,200 111,600 113,100 114,600 116,100 117,600 119,100 120,600 122,200 123,800 125,400 127,000

Plus Estimated Interest Earned, During Year (Note 3) 5,732 5,888 6,096 6,895 8,043 8,909 9,125 9,337 8,930 8,555 8,796 8,958 9,205 8,993 7,924 7,187Less Anticipated Expenditures, By Year (60,835) (118,865) (71,627) (23,597) (17,914) (75,524) (131,074) (79,470) (237,844) (76,172) (137,455) (92,836) (126,649) (173,166) (272,209) (118,880)

----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- -----------------Anticipated Reserves at Year End $497,087 $490,110 $531,979 $624,077 $724,406 $769,391 $760,542 $805,009 $692,195 $742,178 $732,619 $769,341 $774,097 $733,724 $594,839 $610,146

Predicted Reserves based on 2017 funding level of: $88,291 497,087 472,295 494,727 565,746 643,334 663,898 628,825 645,245 502,538 520,760 477,550 478,708 445,864 365,830 185,198 156,648

(continued) Individual Reserve Budgets & Cash Flows for the Next 30 Years, Continued2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047

Reserves at Beginning of Year 610,146 701,915 765,336 632,011 665,402 735,455 663,981 737,301 881,124 946,770 897,409 820,086 857,028 750,600 788,733Total Recommended Reserve Contributions 128,700 130,400 132,100 133,800 135,500 137,300 139,100 140,900 142,700 144,600 146,500 148,400 150,300 152,300 154,300

Plus Estimated Interest Earned, During Year 7,825 8,751 8,334 7,738 8,355 8,347 8,358 9,653 10,902 10,999 10,244 10,003 9,588 9,181 5,535Less Anticipated Expenditures, By Year (44,756) (75,730) (273,759) (108,147) (73,802) (217,121) (74,138) (6,730) (87,956) (204,960) (234,067) (121,461) (266,316) (123,348) (809,331)

----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- -----------------Anticipated Reserves at Year End $701,915 $765,336 $632,011 $665,402 $735,455 $663,981 $737,301 $881,124 $946,770 $897,409 $820,086 $857,028 $750,600 $788,733 $139,237

(NOTES 4&5)Predicted Reserves based on 2017 funding level of: $88,291 202,324 217,388 33,416 13,842 28,584 (100,676) (87,646)

Explanatory Notes:1) Year 2017 starting reserves are as of January 1, 2017; FY2017 starts January 1, 2017 and ends December 31, 2017.2) Reserve Contributions for 2017 are budgeted; 2018 is the first year of recommended contributions.3) 1.2% is the estimated annual rate of return on invested reserves.4) Accumulated year 2047 ending reserves consider the age, size, overall condition and complexity of the property.5) Threshold Funding Year (reserve balance at critical point).

Printed on 3/14/2017 Funding Plan - Section 3

T

Enhanced

the Reser

solutions

and futur

and proc

However

design en

A

of streets

T

area of p

minor cra

parking a

Managem

performin

The Cond

d Solutions a

rve Compon

s and proced

re board me

cedures for r

r, the Report

ngineering s

Asphalt Pave

s and parking

2,830 2,580 4,870

The ages and

pavement is

acks at the C

area at the S

ment inform

ng patching

4.

dition Ass

and Procedu

nents, docum

dures for nec

mbers. We

repair or rep

t in whole or

ervice.

ement Syste

g areas comp

square yardsquare yardsquare yard

d conditions

original to

Community

Sports Park.

ms us the A

in 2017 at a

Page 4.1 - C

. CONDITI

sessment

ures for selec

ment specific

essary capit

advise the

placement w

r part is not

Propert

ems, Repav

prising aspha

ds at the Comds at the Spords at Westcre

of the pave

the develop

Center. We

We note re

Association

a cost of $28

Condition Asse

ION ASSES

of this

ct significan

c problems a

al repairs an

Board use t

when solicit

t and should

ty Site Elem

ing – The A

alt pavemen

mmunity Cenrts Park eek Gardens

ement system

pment in wh

e note cracks

epaired and u

will repair

,793.

essment

SSMENT

Full R

nt componen

and conditio

nd replaceme

this informat

ting bids or

d not be used

ments

Association m

nt systems:

nter

ms vary. M

hich it is loc

s, settlement

unrepaired c

the pavem

Reserve S

nts. These na

ons, and may

ents for the b

tion to help

proposals f

d as a design

maintains the

Management

cated. We n

t and ravelin

cracks at We

ment at the

Study inc

arratives des

y include det

benefit of cu

define the s

from contrac

n specificatio

e following

informs us

note isolated

ng throughou

estcreek Gar

Sports Par

cludes

scribe

tailed

urrent

scope

ctors.

on or

areas

each

d and

ut the

rdens.

rk by

Paveme

Street sys

Unrepaired cr

nt system ove

stem at Westclongitudinal

racks at Sport

rview at Com

reek Gardensl crack at cent

Page 4.2 - C

ts Park

mmunity Cente

s with unrepaiterline

Condition Asse

Signif

er

ired Unrep

essment

ficant paveme

Isolated

paired cracks W

ent deteriorati

d and minor c

and previous Westcreek Gard

ion at Sports P

cracks

pavement repdens

Park

pairs at

T

following

members

C

contracto

individua

asphalt.

settlemen

and a sin

vehicle tr

T

overlay i

removed

The useful li

g repaving

s.

Components

or creates a b

ally compac

Compactio

nt. Drivewa

ngle course o

raffic and er

The manner

is a method

or milled u

ife of pavem

solutions an

of asphalt p

base course o

ted to ninety

on assures

ay and acces

of asphalt pa

rosion. The f

of repaving

d of repavin

until sound p

Page 4.3 - C

ment in San

nd procedur

pavement in

of aggregate

y-five perce

a stable ba

s drive pave

avement. As

following di

is either a

ng where cr

pavement is

Condition Asse

Antonio is

es for the b

nclude native

e or crushed

ent (95%) dr

se for the

ement is typi

s such, the p

iagram depic

mill and ov

racked, worn

found. A n

essment

from 15- to

benefit of th

e soil, aggre

stone and na

ry density pr

asphalt that

ically constr

pavement is

cts these com

verlay or tot

n and failed

new layer of

o 20-years.

he present a

egate and a

ative soil. T

rior to the a

t reduces th

ructed with a

subject to g

mponents:

tal replacem

d pavement

f asphalt is

We includ

and future b

asphalt. Firs

The base cou

application o

he possibili

a compacted

greater wear

ment. A mil

is mechani

overlaid ato

de the

board

st the

urse is

of the

ty of

d base

from

ll and

ically

op the

remainin

asphalt d

or more

exhibits n

that exhib

times in

apparent

overlay m

A

overlay.

before th

permits t

allows th

drainage.

overlaym

one inch

adequate

pavemen

proposed

T

recomme

larger are

or pulve

ng base cour

down to the

new lifts of

normal dete

bits severe d

the past or

visual cond

method of re

A variety of r

The contra

he overlayme

the overlay t

he contracto

. The contra

ment. We re

h or more th

slope for

nt that requir

d services.

Total replace

end the cont

eas such as

rize the exi

rse of pavem

base course

f asphalt. W

rioration and

deterioration

where the

ition and con

epaving at Vi

repairs are n

actor should

ent. Proper

o match the

or to make

actor should

ecommend a

han two inc

proper drai

re area patch

ement requir

tractor use a

entire parkin

isting pavem

Page 4.4 - C

ment. Tota

of aggregat

We recomme

d wear. We

n, inadequate

configuratio

nfiguration o

illages of W

necessary to

d use a com

rly milled pa

elevation of

adjustment

d clean the m

an overlayme

ches). Var

nage. The

hing, crack

res the remo

a rectangular

ng areas or d

ment to rem

Condition Asse

al replaceme

te and native

end mill and

e recommen

e drainage, p

on makes ov

of the aspha

Westcreek.

deteriorated

mbination of

avement rem

f adjacent ar

s to the slo

milled pavem

ent thicknes

iable thickn

contractor

repair and m

oval of all e

r saw cut to

driveways, w

move it. Th

essment

ent includes

e soil follow

d overlayme

nd total repla

pavement tha

verlayment

alt pavement,

d pavement p

area patchin

moves part o

reas not subj

ope of the

ment to ensur

ss that avera

nesses are o

should ide

milling to he

existing asph

remove the

we recomme

he contracto

the remova

wed by the ap

ent on aspha

acement of a

at has been

not possible

, we recomm

prior to the

ng, crack re

of the existin

ect to repav

pavement t

re proper bo

ages 1½ inch

often necess

ntify and q

elp the Asso

halt. For a

e deteriorated

end the cont

or should th

al of all exi

pplication o

alt pavement

asphalt pave

overlaid mu

e. Based o

mend the mil

application

epair and m

ng pavemen

ing. Milling

to ensure p

onding of the

hes (not less

sary to crea

quantify area

ociation com

area patching

d pavement.

tractor grind

hen augment

isting

f two

t that

ement

ultiple

n the

ll and

of an

milling

nt and

g also

proper

e new

s than

te an

as of

mpare

g, we

. For

, mill

t and

compact

should in

T

pavemen

amounts

and detri

areas of

and over

percent (

recomme

with area

the Asso

area patc

informati

partial re

repaving

F

link fenc

condition

the existing

nstall the new

The time of

nt. The usefu

and concent

imental effec

deteriorated

rlayment of t

(20%) by 20

end the Asso

a patching o

ociation plan

ching of up

ion on Line

eplacement

.

Fences, Chai

ces including

n at an age o

g aggregate

w asphalt in

replacemen

ful life is dep

tration of au

cts of inclem

d pavement

the pavemen

29. In consi

ociation plan

f up to twen

n for milling

p to twenty

e Items 4.04

to the adja

in Link – T

g the baseba

f one year.

Page 4.5 - C

and native

at least two

nt is depend

pendent in p

uto solvents t

ment weathe

periodically

nt at the Co

ideration of

n for milling

nty percent (

g and overla

percent (20

40 through 4

cent concre

he Associati

all backstops

Condition Asse

soil to creat

lifts.

dent on the

part on the m

that penetrat

er. Villages

y. We recom

mmunity Ce

the schedule

and overlay

(20%) by 20

ayment of th

0%) by 202

4.042 of Res

te curbs as

ion maintain

s at the Spor

essment

ate a stable b

e useful life

maintenance

te the pavem

of Westcree

mmend the

enter with ar

ed near term

yment of the

025 and agai

he pavement

5 and again

eserve Expen

necessary

ns approxim

rts Park. Th

base. Final

e, age and

applied to t

ment, the exp

ek should re

Association

area patching

m repairs to t

e pavement a

in by 2045.

t at Westcre

n by 2045.

nditures. O

in conjunct

mately 500 lin

he fences ar

lly the contr

condition o

the pavemen

posure to sun

epair any iso

plan for m

g of up to tw

the pavemen

at the Sports

We recomm

eek Gardens

We depict

Our costs in

tion with as

near feet of

re in good to

ractor

of the

nt, the

nlight

olated

milling

wenty

nt, we

s Park

mend

with

t this

clude

sphalt

chain

o fair

C

recomme

Associati

Line Item

F

which fac

are respo

Associati

uniformit

Chain link fe

Chain link fe

end the Asso

ion install vi

m 4.220 of R

Fences, Woo

ce arterial st

onsible for re

ion will fun

ty throughou

ences at Sports

nces in heav

ociation anti

inyl coated f

Reserve Expe

od – The com

treets throug

eplacement a

nd for paint

ut the comm

Page 4.6 - C

s Park

vily trafficke

cipate replac

fence at the

enditures.

mmunity inc

ghout the com

and major re

finishes and

munity. The p

Condition Asse

ed locations

cement by 2

time of repl

cludes 37,20

mmunity. M

epairs of the

d minor rep

paint finishe

essment

Bas

have useful

2031 and aga

lacement. W

00 linear fee

Management

fences. Man

airs to the f

es are in fair

seball backsto

l lives of up

ain by 2046.

We depict thi

t of solid bo

informs us t

nagement al

fences for th

condition at

op

to 15 years

. We sugge

is informatio

oard wood fe

that Homeow

lso informs u

he appearan

t varied ages

. We

st the

on on

fences

wners

us the

nce of

s.

Fence lea

Fence da

Fenc(Ho

an (Homeowne

amage at bottoresponsi

ce board deflecomeowners are

ers are respon

om boards (Hible for repair

ction and misse responsible f

Page 4.7 - C

nsible for repa

omeowners arr)

sing top rail for repair)

Condition Asse

air) Fenc

re Fence b

Signific

essment

ce damage at respo

board deflectio

cant fence boarespo

top boards (Honsible for rep

on (Homeownfor repair)

ard deflectiononsible for rep

Homeowners apair)

ners are respon

n (Homeownerpair)

are

nsible

rs are

Fence d

A

the fenc

replacem

fences an

by 2019

However

sufficient

Ir

lawn and

good con

include th

damage (Hom

At the reques

cing every

ments due to t

nd the finish

and every f

r, we consid

t to budget t

rrigation Sy

d landscaped

ndition. Ma

he following

Elect Impa Netw Pop-u Valve

eowners are rrepair)

st of the Asso

four- to s

the non-unif

hes, we recom

four years th

der the amo

the necessary

ystem - An

d areas throu

anagement d

g component

tronic controact rotors work of supplup heads es

Page 4.8 - C

responsible for

ociation, we

six-years.

form nature o

mmend pain

hereafter. T

ounts alloca

y Reserves.

irrigation s

ughout the c

does not rep

ts:

ols (timer)

ly pipes

Condition Asse

r Tempor

include fun

Homeowne

of wood det

nt finishes an

The times an

ated on Line

ystem comp

community.

port any de

essment

rary fencing (

nds for paint

ers should

terioration. B

nd repairs be

nd costs of th

e Item 4.28

prised of 21

The system

eficiencies.

(Homeowners repair)

finishes and

anticipate

Based on the

eginning in 2

these expend

80 of Reser

6 zones wat

m is origina

Irrigation s

are responsib

d minor repa

periodic p

e condition o

2018, conclu

ditures may

rve Expendi

ters the com

al and report

systems typi

ble for

airs to

partial

of the

uding

vary.

itures

mmon

ted in

ically

W

water flo

due to th

T

pipes wil

anticipate

compone

Associati

addition,

approxim

We reco

condition

(80%) of

4.420 of

L

poles to i

condition

Water pressu

ow valves. T

e nature of t

The system a

ll dislodge a

e interim a

ents as norm

ion should

we recomm

mately twent

ommend this

ns throughou

f the irrigatio

Reserve Exp

Light Poles

illuminate th

n and have u

ure activates

The exact am

the undergro

as a whole h

as tree roots

nd partial r

mal maintena

fund these

mend Villag

ty percent (2

s ongoing,

ut the syste

on system du

penditures.

and Fixture

he parking a

useful lives o

Page 4.9 - C

s the lawn s

mounts and l

ound constru

has a useful

grow and so

replacement

ance to max

ongoing se

es of Westc

20%) of the

phased app

em. We inc

uring the ne

es - The As

rea at the Co

of up to 30 y

Condition Asse

spray pop-u

ocations of s

ction and the

life of up to

oil condition

s of the sy

ximize the u

easonal repa

creek budget

e system by

roach to re

clude replac

ext 30 years.

sociation us

ommunity C

ears.

essment

up heads. C

system comp

e non-invasi

o 40 years.

ns change. V

ystem netwo

useful life of

airs through

t for replace

2024 and e

eplacement d

cement of ap

. We note th

ses seven me

Center. Thes

Controllers o

mponents wer

ive nature of

The system

Villages of W

ork supply

f the irrigati

h the operat

ement of up

every seven

due to the

approximatel

his informat

etal light fix

se elements

operate the

re not ascert

f the inspecti

m network su

Westcreek sh

pipes and

ion system.

ting budget

p to 43 zone

years there

varied ages

ly eighty pe

tion on Line

xtures atop m

are original

main

ained

ion.

upply

hould

other

The

t. In

es, or

eafter.

s and

ercent

Item

metal

good

B

by 2038.

P

theater is

6- to 10-y

years the

P

Sports Pa

T

Based on age

We note th

Portable Th

s in good con

years. We r

ereafter. We

Playground

ark. The pla

Swin Plays Surfa

The playgrou

Ligh

e and condit

his informatio

eater - Vill

ndition at an

recommend t

depict this i

Equipment

ayground equ

ng sets sets ace, mulch an

und equipmen

Page 4.10 - C

t pole and fixt

tion, the Ass

on on Line I

lages of We

n age of less

the Associat

information

t - The As

uipment incl

nd rubber

nt is in good

Condition Ass

tures at Commparking

sociation sho

Item 4.560 o

estcreek mai

than one ye

tion budget f

on Line Item

ssociation m

ludes the fol

d condition a

sessment

munity Center

ould anticip

of Reserve E

intains a por

ear. These e

for replacem

m 4.590 of R

maintains pl

llowing elem

at an approxi

r

ate the need

Expenditures

rtable theate

elements hav

ment by 2023

Reserve Exp

layground e

ments:

imate age of

d for replace

s.

er. The por

ve a useful l

3 and every s

enditures.

equipment a

f six years.

ement

rtable

ife of

seven

at the

S

annual in

loose con

about th

recomme

environm

recomme

this infor

S

entrance

T

good ove

the prope

P

afety is the

nspection of

nnections an

he specific

end the use

ment. Playg

end replacem

rmation on L

ignage, Ent

monument s

Light Lette Maso

The signage

erall conditi

erty to owne

Playset

major purpo

f the playgr

nd fasteners

requirement

of a special

ground equip

ment of the p

Line Item 4.6

trance Mon

signs throug

t fixtures ers onry

is original t

on. Commu

rs and poten

Page 4.11 - C

ose for main

ound equipm

or damaged

ts of playg

list for the d

pment of th

playground e

660 of Reser

numents - T

hout the com

to the constr

unity signag

ntial buyers.

Condition Ass

ntaining play

ment to iden

d elements.

ground equi

design or rep

his type has

equipment b

rve Expendit

The Associat

mmunity tha

ruction of e

ge contribute

sessment

yground equ

ntify and re

We sugges

ipment at P

placement o

s a useful li

by 2027 and

itures.

tion maintain

at include the

each section

es to the ov

Swing set

uipment. W

epair as norm

st the Associ

PlaygroundS

of the playgr

ife of 15- to

d again by 20

ns the prope

e following e

of the com

erall aesthet

We recommen

mal mainten

iation learn

Safety.org.

round equip

o 20-years.

044. We in

erty identific

elements:

mmunity and

tic appearan

nd an

nance

more

We

pment

We

clude

cation

is in

nce of

T

performe

Associati

by 2022

replacem

4.800 of

through t

S

commun

Entran

The function

ed every 15-

ion plan to r

and every

ment of the re

Reserve Ex

the operating

ignage, Inf

ity. These s

nce monument

nal useful lif

to 20-years

renovate up

five years

emaining co

xpenditures.

g budget.

formational

igns are in g

Page 4.12 - C

t

fe of these

s. Due to th

to twenty-fi

thereafter.

omponents li

The Assoc

l - The A

good conditio

Condition Ass

signs is ind

e varied age

ve percent (

Renovatio

isted above.

ciation shoul

Association m

on at varied

sessment

Monument s

definite with

es of the mo

(25%) of the

on should in

We note th

ld fund inter

maintains t

ages.

signage in good

h the benefi

numents, we

e entrance m

nclude maso

his informat

rim repairs a

the signage

d condition

fit of renova

e recommen

monument sig

onry repairs

tion on Line

and replacem

throughout

ations

nd the

gnage

s and

Item

ments

t the

In

T

recomme

informati

S

picnic tab

at the com

informs u

nformational s

The functiona

end the Asso

ion on Line

ite Furnitu

bles, benche

mmon areas

us of recent r

Picnic table

signage at Spo

al useful life

ociation plan

Item 4.810 o

ure – The A

es, trash rece

. The site fu

replacement

and trash rece

Page 4.13 - C

orts Park

e of the sign

n to replace

of Reserve E

Association m

eptacles, gril

urniture is in

ts to a portio

eptacle

Condition Ass

Info

ns is from 1

the signs by

Expenditures

maintains se

lls, bleachers

n good to fai

on of these el

sessment

rmational sign

5- to 20-yea

y 2027 and a

s.

everal piece

s, exercise s

ir condition

lements.

Picnic ta

nage at comm

ars. Based

again by 204

es of site fu

stations and

at varied ag

ables in good

munity perimet

on condition

42. We note

urniture inclu

sports equip

ges. Manage

condition

ter

n, we

e this

uding

pment

ement

T

use and c

a phased

(33%) of

Line Item

S

comprisin

color coa

respectiv

narrative

Exer

These elemen

conditions, w

manner. W

f the site fur

m 4.820 of R

port Cour

ng two tenni

at, fences, l

ve quantities

.

rcise stations

nts have a us

we recomme

We recommen

rniture every

Reserve Expe

ts - Villag

is courts and

light poles

s, conditions

Page 4.14 - C

seful life of

end the Asso

nd the Asso

y six years

enditures.

ges of Wes

d one basketb

and fixtures

s and times

Condition Ass

12- to 18-ye

ociation antic

ciation budg

beginning b

stcreek main

ball court. T

s, and the p

of replacem

sessment

ears. Due to

cipate replac

get for repla

by 2023. W

ntains 2,31

The compon

playing surf

ments in th

Bleachers

o varied use

cement of th

acement of u

We depict thi

0 square y

nents of the c

faces. We

e following

eful lives, rat

he site furnitu

up to fifty pe

is informatio

yards of as

courts includ

comment on

g sections of

tes of

ure in

ercent

on on

sphalt

de the

n the

f this

Bask

Isolated crac

ketball court

k at basketba

Page 4.15 - C

ll court

Condition Ass

S

sessment

Slippage crack

Tennis court

ks at west end

ts

of tennis cour

rts

CCrack at tennis

Recently repl

Light p

s court playin

laced chain lin

pole and fixtur

Page 4.16 - C

g surface

nk fence

re

Condition Ass

sessment

Crack at te

Recently r

Recently

ennis court pla

repaired chain

y replaced ligh

aying surface

n link fence

ht fixture

on

A

P

re

d

re

ex

R

co

y

o

an

W

to

fi

th

re

in

Color

ne year. O

Association a

rior to the a

epair all cr

eterioration

epairs and a

xcept when

Reserve Expe

Fence

ourts. The c

ear and the t

f this type

nticipate rep

We depict thi

Light

o illuminate

ixtures are in

his type have

eplacement

nformation o

r Coat - The

Our inspect

apply a new

application o

racks with

of the aspha

apply a new

replacemen

enditures.

es - Approx

chain link fe

tennis court

have a use

placement of

is informatio

Poles and F

the courts.

n good cond

e a useful lif

by 2031, co

on Line Item

Page 4.17 - C

court color

tion notes i

color coat e

f the color c

hot emulsi

alt playing s

color coat

nt occurs. W

ximately 800

ences at the

fence was a

eful life of

f the fence by

on on Line It

Fixtures - T

The metal p

dition at an a

fe of up to 3

oncurrent w

m 4.850 of Re

Condition Ass

coat surface

isolated and

every four-

coat, the Ass

ion. This

urface. We

application

We include

0 linear feet

basketball c

also partially

up to 25 y

y 2031, conc

tem 4.840 of

he Associati

oles and are

age of less th

35 years. W

with asphalt

eserve Expen

sessment

es in good o

d minor cra

to six-years

sociation sho

deters wa

advise the A

by 2021 and

this informa

t of metal ch

court are goo

y replaced at

years. We

current with

f Reserve Ex

ion maintain

e original and

han one year

We recommen

surface rep

nditures.

overall cond

acks. We

s to maximiz

ould require

ater infiltrat

Association

d every five

ation on Lin

hain link fe

od condition

t this time. C

recommend

h asphalt surf

xpenditures.

ns six light p

d in good co

r. Light pole

nd the Asso

placement.

ition at an a

recommend

ze the useful

the contract

tion and fu

to perform

e years there

ne Item 4.83

ences enclos

n at an age o

Chain link fe

the Associ

face replacem

.

poles and fix

ondition whil

es and fixtur

ciation antic

We include

age of

d the

l life.

tor to

urther

crack

eafter

30 of

se the

of one

fences

iation

ment.

xtures

le the

res of

cipate

e this

W

co

to

by

re

th

T

expenditu

Surfa

We note isola

ourts have u

o maintain a

y 2031. W

ecommend r

he operating

The times a

ures detailed

Communi

ace - The co

ated cracks

useful lives o

safe playing

e note this i

replacement

budget on a

and costs o

d in Reserve

ty Center exte

Page 4.18 - C

urt playing

and slippage

of up to 25 y

g surface, we

information

of the bask

an as needed

of these rep

Expenditur

Common B

erior

Condition Ass

surfaces are

e cracks at t

years. In con

e recommen

on Line Ite

ketball goals

basis.

placements

res are suffic

Building Ele

sessment

e original an

the west end

nsideration o

nd the Assoc

em 4.860 of

, tennis stan

may vary.

cient to budg

ements

Comm

nd in good o

d of the tenn

of the observ

ciation antici

Reserve Ex

ndard and w

However

get appropria

munity Center

overall cond

nis courts.

ved condition

ipate replace

xpenditures.

wind screens

r, the estim

ate reserves.

exterior

dition.

Sport

n and

ement

We

from

mated

Communi

Sports P

Commun

ty Center exte

Park pool hou

nity Center foy

Page 4.19 - C

erior

use

yer

Condition Ass

sessment

Commu

Spo

Communit

unity Center p

orts Park pav

ty Center recr

pool house

vilion

reation room

C

Commun

approxim

condition

T

soiled til

useful lif

renovatio

Commun

Ceilings, Ac

nity Center u

mately 3,600

n.

This ceiling f

les due to le

fe. The Ass

on of the int

nity Center off

coustical Ti

use a suspen

0 square fee

finish assem

eaks from pl

sociation sho

teriors to hel

Page 4.20 - C

fice

les and Gr

nded metal

et of ceiling

Acoustical ce

mbly has a us

umbing pipe

ould coordin

lp achieve a

Condition Ass

rid, Hallway

grid and an

g finish. T

eiling tile and

seful life of

es and at air

nate the rep

consistent a

sessment

Community

ys - The in

acoustical t

The ceiling t

lighting

up to 25 ye

r supply gril

placement of

appearance.

y Center conf

nterior finish

tile assembl

tile is origi

ears. Howev

lls may resu

f this assemb

We recomm

ference room

hed areas o

ly that comp

inal and in

ver, damaged

ult in a short

bly with a m

mend Villag

of the

prises

good

d and

tened

major

ges of

Westcree

informati

replacem

F

Commun

area due

and in go

years. B

carpet by

Reserve E

and sched

F

Commun

condition

ek plan for

ion on Line

ments of the t

Floor Cover

nity Center f

to standard

ood conditio

Based on ag

y 2020 and e

Expenditure

dule periodi

Floor Cover

nity Center

n.

the aggreg

Item 5.100

tiles through

rings, Carp

floor coverin

roll lengths,

on. We sugg

ge and cond

every 12 yea

es. Villages

c cleanings t

rings, Viny

floor cover

Par

Page 4.21 - C

gate replacem

of Reserve E

h the operatin

pet - Carp

ngs. Contra

, patterns an

gest the Ass

dition, we ad

rs thereafter

s of Westcree

through the

yl Tile - V

rings. The

tial replaceme

Condition Ass

ment of the

Expenditure

ng budget.

pet compris

actor measu

nd installatio

ociation bud

dvise the As

r. We includ

ek should co

operating bu

Vinyl compr

e vinyl floo

ent of vinyl flo

sessment

e assembly

es. The Ass

ses 170 squ

urements wil

on waste. Th

dget to repla

ssociation a

de this inform

ontinue to fu

udget to max

rises 250 sq

or coverings

oor coverings

by 2032.

sociation sho

uare yards

ll vary from

he loop pile

ace the carpe

anticipate rep

mation on L

und vacuumi

ximize the li

quare yards

s are origin

We depict

ould fund in

of the int

m the actual

carpet is ori

et every 8- t

placement o

ine Item 5.2

ing, spot rem

fe of the car

s of the int

nal and in

t this

nterim

terior

floor

iginal

to 12-

of the

200 of

moval

rpet.

terior

good

V

covering

floor cov

12 years

Item 5.21

H

condition

condensi

air handl

$32,042.

C

T

budgeted

equipmen

Reserve E

Villages of W

s in these tr

verings, we r

thereafter in

10 of Reserv

HVAC Equ

ning (HVAC

ing units wit

ling units.

.

Community Ce

The useful lif

d replaceme

nt by 2032

Expenditure

Westcreek sh

raffic pattern

recommend

n conjunctio

ve Expenditu

uipment, Sp

C) equipme

h cooling ca

Managemen

enter condens

fe of residen

ent, we reco

and again b

es.

Page 4.22 - C

hould anticip

n common a

the Associat

on with carp

ures.

plit System

ent includes

apacities that

nt informs u

sing units

ntial size uni

ommend th

by 2047. W

Condition Ass

ate a useful

areas. Base

tion budget

et replaceme

ms - The c

s four spli

t range from

us these unit

its is from 1

he Associati

We include t

sessment

life of 10- t

ed on the ag

for their rep

ent. We dep

clubhouse h

it systems

m three- to fiv

ts will be re

Communit

2- to 18-yea

ion anticipa

this informa

o 15-years f

ge and condi

placement by

pict this info

heating, ven

comprised

ve-tons each

eplaced in 2

ty Center cond

ars. Followi

ate the repl

ation on Lin

for the vinyl

ition of the

y 2020 and e

ormation on

ntilating and

of four re

h and four int

2017 at a co

densing unit

ing the near

lacement of

ne Item 5.45

floor

vinyl

every

n Line

d air

emote

terior

ost of

r term

f this

50 of

K

Center. C

T

Managem

Associati

T

kitchen a

recomme

informati

O

Center. M

sufficient

for these

replacem

Kitchen - Th

Components

Cabin Appl Plum

These compo

ment inform

ion fund for

The useful lif

are an astute

end the Ass

ion on Line

Office Equip

Managemen

t for daily o

amenities.

ment of the

he Associati

s of the kitch

nets and couiances

mbing fixture

onents exclu

s us the Ass

interim app

fe of kitchen

e practice to

sociation bu

Item 5.460 o

pment - M

nt report that

office operat

Normal use

computer e

Page 4.23 - C

ion maintain

hen include:

untertops

es

uding the app

sociation rec

liance replac

Commun

n component

maintain a

udget for re

of Reserve E

Management

the office eq

tions. We u

e and change

equipment a

Condition Ass

ns a galley

pliances are

cently replac

cements usin

nity Center kit

ts varies up

positive ove

enovation of

Expenditures

staff utilize

quipment is

use an averag

es in hardwa

a periodic a

sessment

kitchen loc

e original an

ced the appl

ng funds from

tchen

to 25 years.

erall appeara

f the kitche

s.

es office eq

in good con

ge functiona

are and softw

and ongoing

cated within

nd in good o

liances. We

m the operat

. Periodic re

ance of the A

en by 2032

quipment at

ndition at var

al useful life

ware techno

g activity.

n the Comm

overall cond

e recommen

ting budget.

enovations o

Association.

. We note

the Comm

ried ages and

e of 5- to 7-

ologies rende

We includ

munity

dition.

nd the

of the

. We

e this

munity

d it is

years

er the

de an

allowanc

beginnin

R

Commun

of the res

Commun

ce for replace

g by 2019. W

Rest Rooms

nity Center a

st rooms incl

Tile f Plum Meta

nity Center resp

Pavili

ement of up

We note this

- The Asso

and six addi

lude:

floor coverinmbing fixtureal partitions a

st room plumbpartitions

ion rest room

Page 4.24 - C

to fifty perc

s information

ociation mai

tional rest ro

ngs (Commues and railings

bing fixtures a

Condition Ass

cent (50%) o

n on Line Ite

intains two

ooms at the

unity Center

and Co

sessment

of the office

em 5.490 of

common are

pool houses

only)

ommunity Cenpl

Poo

equipment

f Reserve Exp

ea rest room

s and pavilio

nter rest roomlumbing fixtu

ol house rest r

every three

xpenditures.

ms located i

on. Compo

m countertops ures

room

years

in the

onents

and

T

rest room

maintain

budget fo

remainin

at the poo

on Line I

R

comprise

metal roo

vertically

The roof

roof asse

Standin

1We quant

These compo

m componen

a positive

for a renovat

ng rest rooms

ol houses an

Items 5.510

Roof Assemb

e the Commu

ofing compri

y and are cri

f assemblies

emblies at the

g seam metal

tify the roof are

onents are or

nts varies up

overall app

tion by at th

s, we recom

nd pavilions

and 5.511 of

blies, Metal

unity Center

ise the Sport

mped togeth

at the Comm

e Sports Par

roof assemblyCenter

ea in squares w

Page 4.25 - C

riginal and i

p to 20 yea

pearance of

he Commun

mmend the A

in 2018 and

f Reserve Ex

l - Approxim

r roof assem

ts Park roof

her to seal th

munity Cent

rk are in goo

y at Communi

where one squa

Condition Ass

in good to f

ars. Periodi

the Associa

nity Center b

ssociation b

every six ye

xpenditures

mately 150 s

mblies. App

assemblies.

he joint and k

er are origin

d condition

ity Stan

are is equal to 1

sessment

fair overall c

ic renovatio

ation. We

by 2028. D

budget for a r

ears thereaft

.

squares1 of

proximately

Each pane

keep weathe

nal and are is

at unknown

nding seam me

100 square fee

condition. T

ons are an a

recommend

Due to the va

renovation t

ter. We note

standing sea

56 squares o

l has two sea

er elements f

s in good co

ages.

etal roof assem

t of surface are

The useful li

astute practi

d the Associ

aried ages o

to two rest r

e this inform

am metal ro

of standing

ams that stan

from penetra

ondition whil

mbly at Sports

ea.

ife of

ice to

iation

of the

ooms

mation

oofing

seam

nd up

ating.

le the

s Park

S

and cond

Sports Pa

Items 5.6

baked en

S

within th

operation

interrupti

system.

10 years

The Asso

normal m

W

Commun

and in go

a solid b

galvanize

water-vap

product s

supplier,

compone

tanding seam

dition, we re

ark by 2033

600 and 5.60

namel sheet m

ecurity Sys

he common

nal conditio

ions will inc

The Associa

thereafter.

ociation sho

maintenance

Walls, Stucc

nity Center.

ood overall c

base such as

ed fasteners

por permeab

sheathing. T

manufactur

ents of a stuc

m metal roo

ecommend V

and at the C

01 of Reserv

metal.

stem – Villa

facilities an

on at an ap

crease in fre

ation should

We include

ould anticipa

to achieve a

co - Stucco

The stucco

condition. S

masonry or

to frame c

ble building

The actual c

er or local b

cco wall syst

Page 4.26 - C

f assemblies

Villages at W

Community

ve Expendit

ages of Wes

nd outside g

pproximate a

equency. W

anticipate re

e this inform

ate interim re

a uniform use

o comprises

is in good o

Stucco is Por

r concrete, o

construction.

g paper are

construction

building code

tem on frame

Condition Ass

s have a use

Westcreek fu

Center by 2

tures. We re

stcreek utiliz

grounds. T

age of two

We anticipate

eplacement o

mation on Lin

eplacements

eful life for t

s a portion

overall cond

rtland cemen

or is applied

. In frame

necessary

may vary a

es; however,

e constructio

sessment

eful life of u

und for roof

2043. We n

ecommend r

zes a securit

The security

o years. A

e a useful li

of the securi

ne Item 5.70

s of a limite

the entire sy

of the bui

dition. The s

nt plaster tha

d to galvaniz

construction

to separate

and must fol

, the followi

on:

up to 35 year

assembly re

note this info

replacement

ty system fo

system is r

As the syste

ife of up to

ity system by

00 of Reserv

d quantity o

ystem.

ilding exter

stucco paint

at is applied

zed metal la

n, two laye

the stucco

llow the spe

ing graphic d

rs. Based on

eplacement a

ormation on

t with prefin

or added sec

reported in

em ages, se

10 years fo

y 2025 and e

ve Expendit

of componen

rior walls a

finish is ori

either direc

ath attached

rs of a Gra

from the w

cifications o

details the ty

n age

at the

Line

nished

curity

good

ervice

or the

every

tures.

nts as

at the

iginal

ctly to

d with

ade D

wood

of the

ypical

A

inherent

life of th

achieve

applicatio

infiltratio

useful lif

requirem

C

maximiz

peeled or

Along with p

composition

hese finish ap

a longer u

on to maint

on and spall

fe of the sys

ments for a su

Correct and

es the useful

r blistered p

proper instal

n of stucco w

pplications i

seful life.

ain aesthetic

ing from we

tem. We in

uccessful pai

complete pr

l life of the p

paint before

Page 4.27 - C

lation, prope

wall systems

is from 8- to

Color vari

cs. Periodic

eather expos

nclude the fo

int finish app

reparation o

paint finish a

application

Condition Ass

er maintenan

results in an

o 10-years.

iations at r

c repairs and

sure, mainta

ollowing com

plication for

f the surfac

and surface.

of the new p

sessment

ance and per

n indefinitely

We recogni

repairs often

d finish app

ain a good ap

mmentary as

present and

ce before ap

The contra

paint finish.

riodic finish

y long usefu

ize that the i

n warrant c

plications he

ppearance a

s a summary

d future boar

pplication of

actor should

The contra

applications

ul life. The u

initial finish

complete co

elp prevent w

and maximiz

y of the mini

d members.

f the paint f

remove all l

actor should

s, the

useful

h may

oating

water

ze the

imum

finish

loose,

d then

power w

will not a

S

include th

In

stucco p

stucco re

cost antic

W

W

approxim

wash the surf

attack Portla

ummarizing

he following

1. Name2. The c

and w3. The c

recom4. The c

elapse5. The c

stucco6. The c

of the

n considerat

aint finishes

eplacements

cipates the fo

Crackseal cpaint

Replaarea icondi

Replaeach

We depict thi

Windows an

mately 700 sq

face to remo

and cement a

g the minimu

g:

e of paint finontractor wi

warranty ontractor wi

mmended sprontractor wie between cocontractor wo prior to theontractor wi paint finish

tion of the

s, we advise

and crack r

ollowing in c

k repairs as ncracks but w product to bacement of uin need of reitions and thacement of upaint finish

is informatio

nd Doors

quare feet, a

Page 4.28 - C

ove all dirt a

are acceptabl

um requirem

ish productill involve m

ill apply the reading ratesill apply sucoats, as nece

will conduct e applicationill replace d

h

above recom

e Villages o

repairs by 20

coordination

needed (Eacwe recommenbridge.) up to two pereplacement whe desired apup to fifty peapplication.

on on Line It

- The Co

are original a

Condition Ass

and biologic

le for remov

ments of the

manufacturer

paint to cleas cessive coatssary to ensucrack repai

n of the paintdeteriorated s

mmended m

of Westcree

021 and eve

n with each p

ch paint prodnd repair of a

rcent (2%), owill be discreppearance.) ercent (50%)

tem 5.800 of

ommunity C

and are in go

sessment

cal growth.

ving stains.

proposed sc

r representat

an and dry s

ts of the painure uniform irs and replat finish sealants or c

maintenance,

ek budget fo

ery 10 years

paint finish a

duct has the lall cracks wh

of the stuccoetionary bas ) of the seala

f Reserve Ex

Center wind

ood condition

Water-solu

cope of work

tives to ensu

surfaces at th

nt finish, wiappearance

ace deteriora

caulk prior t

, useful life

or paint app

s thereafter.

application:

limited abilihich exceed

o walls (Thesed on the ac

ants in coord

xpenditures.

dows and

n.

uble cleaners

k, all bids sh

ure specifica

he manufactu

th sufficient ated or dam

to the applic

e and age o

plications, p

Our estima

ity to cover athe ability o

e exact amouctual future

dination with

.

doors com

s that

hould

ations

urer's

t time

maged

cation

of the

partial

ate of

and of the

unt of

h

mprise

Windows

T

useful lif

present t

these fac

by 2038.

and doors at

The useful lif

fe is based o

technology,

tors, we reco

We depict

Sports par

exterior of Co

fe of alumin

on the occu

type of fram

ommend the

this informa

rk pool and de

Page 4.29 - C

ommunity Cen

num frame w

urrence of w

me, availabi

e Association

ation on Line

Poo

eck

Condition Ass

nter Alumi

windows and

water infiltrat

lity of repla

n anticipate

e Item 5.800

ol Elements

sessment

inum frame du

d exterior do

tion, therma

acement par

replacement

0 of Reserve

Sports P

ual pane wind

oors is up to

al inefficienc

rts and aesth

t of these wi

Expenditur

Park pool stru

dow in good co

o 30 years.

cies compar

hetics. Base

indows and d

res.

ucture

ondition

This

red to

ed on

doors

C

C

approxim

Park. T

condition

Texture

Community C

Concrete De

mately 6,180

The decks ar

n at an age o

ed coating chi

Center pool an

cks - Concr

0 square feet

re original a

f two years.

ps at Sports P

Page 4.30 - C

nd deck

ete decks wi

t at the Com

and in good

Park pool deck

Condition Ass

ith textured

mmunity Cen

d condition

k Textu

sessment

Communit

coatings sur

nter and 5,8

while the t

ured coating c

ty Center wad

rround the p

860 square f

textured coa

chips at Sport

ding pool

ool and com

feet at the S

atings are in

ts Park pool d

mprise

Sports

n fair

eck

Texture

Isolate

T

applicatio

replacem

replacem

In

technique

significan

ed coating chi

ed crack at Co

The useful li

ons and re

ments and r

ments.

nadequate

es, soil mo

nt settlemen

ps at Sports P

ommunity Cen

fe of a conc

epairs. W

repairs to th

subsurface

ovement and

nt and crack

Page 4.31 - C

Park pool deck

nter pool deck

crete pool d

We recomme

he deck ev

preparation

d water inf

ks in the con

Condition Ass

k Textu

k Po

deck is up to

end the As

very 8- to

n, improper

filtration un

ncrete. The

sessment

ured coating c

ool deck and cComm

o 60 years o

ssociation c

12-years in

r concrete

derneath th

e pool deck

chips at Sport

coating in goomunity Center

or more with

conduct ins

n conjunctio

mixtures,

he concrete

k should als

ts Park pool d

d condition atpool

h regular co

spections, p

on with co

poor fini

deck can c

o be free o

eck

t

oating

partial

oating

shing

cause

f trip

hazards f

the follow

W

times, am

judge the

budget ap

F

surround

equipmen

good ove

Managem

budget.

Steel pi

for the safet

wing at the S

Selec Crack Mort Caulk Coati

We recomme

mounts and

e amounts sh

ppropriate re

Fences, Steel

ding the poo

nt at the Spo

erall conditi

ment inform

icket fence sur

y of residen

Sports Park i

ctive cut out k repairs as nar joint repak replacemening replacem

end subsequ

related cost

hown on Lin

eserves.

l - The Asso

ol decks. T

orts Park. T

on. We not

ms us these f

rrounding Spo

Page 4.32 - C

nts and their

in 2018 and

and replaceneeded

airs nt

ment

uent repairs

ts of these r

ne Items 6.2

ociation main

This quantit

The fences ar

te rust and f

fences will b

orts Park pool

Condition Ass

guests. We

at the Comm

ements of up

and replace

repairs and

200 and 6.20

ntains appro

ty includes

re original to

finish deteri

be painted i

l Signi

sessment

e recommen

munity Cente

p to ten perce

ements ever

replacemen

01 of Reserv

ximately 1,3

the fences

o the constru

oration at th

in 2017 usin

ificant rust at

nd the Assoc

er by 2025:

ent (10%) of

ry 10 years

nts may vary

ve Expenditu

350 linear fe

surrounding

uction of ea

he Commun

ng funds fro

Community C

ciation budge

f concrete

thereafter.

y. However

ures sufficie

eet of steel fe

g the playgr

ach facility a

nity Center f

om the oper

Center pool fe

et for

The

r, we

ent to

fences

round

and in

fence.

rating

ence

F

Periodic

and parti

grade and

Secure an

P

of the st

remove a

to maxim

paint fini

effective

steel. T

recomme

when rep

include th

F

T

furniture

allowanc

thereafter

ences of this

maintenanc

ial replacem

d key structu

nd rust free f

eriodic appl

teel before a

all soil, dirt,

mize its usefu

ish applicati

means of re

he primer f

end the Ass

placement oc

his informat

Furniture - A

Chair Loun Table Ladd

These items

has a usef

ce for replac

r. The tim

s type have

e should inc

ment of deter

ural connect

fasteners and

lications of p

application

oil, grease a

ul life. The

on. We reco

emoval. The

for steel surf

ociation refi

ccurs at the S

tion on Line

Associated fu

rs nges es

ders and life

are reported

ful life of u

cement of t

mes and cost

Page 4.33 - C

a long usefu

clude applica

riorated secti

ions are esp

d connection

paint to the s

of the paint

and other fo

contractor s

ommend the

e Associatio

faces should

finish the fen

Sports Park

Items 6.400

furniture and

safety equip

d in good co

up to 12 y

the pool fu

ts of these

Condition Ass

ul life of up t

ations of pro

ions every s

ecially pron

ns will preve

steel will he

t finish is i

oreign materi

hould also r

e use of a po

on should req

d include a

nces in 202

by 2029 and

0, 6.405 and

d fixtures aro

pment

ondition at a

ears. We r

urniture and

replacemen

sessment

to 30 years b

otective pain

six- to eight

ne to failure i

ent prematur

elp maximize

important.

ials before a

remove paint

ower wire br

quire the ap

rust inhibito

23 and every

d at the Com

6.406 of Res

ound the poo

an approxim

recommend

fixtures by

nts may vary

but are not m

nt finish to t

t-years. Stee

if not thorou

re deteriorati

e the useful

The paint c

application o

t blisters and

rush, scraper

plication of

or for added

y six years

mmunity Cen

serve Expen

ol include the

mate age of

the Associ

y 2025 and

y. Howeve

maintenance

the steel sur

el componen

ughly mainta

ion.

life. Prepar

contractor sh

of the paint f

d rust prior t

r and/or sand

a primer on

d protection

thereafter ex

nter by 2035

nditures.

e following:

two years.

iation budg

d every 12

er, we judg

e free.

rfaces

nts at

ained.

ration

hould

finish

to the

der as

n bare

n. We

xcept

. We

Pool

et an

years

e the

amounts

reserves.

and other

M

T

mechanic

equipmen

of up to

thereafter

maintena

P

square fe

horizonta

of two ye

shown on L

We recomm

r repairs to th

Mechanical E

Auto Contr Filter Interc Pump

The pool me

cal equipme

nt as a singl

fifty percen

r. We co

ance. We no

Pool Finishe

eet at the C

al surface ar

ears while th

Line Item 6

mend interim

he furniture

Equipment

matic chlorirols rs connected pips

echanical e

ent has a us

le event is un

nt (50%) of

onsider inte

ote this inform

s, Plaster -

Community C

reas. The fin

he finishes at

Page 4.34 - C

6.500 of Res

m re-strappin

as normal m

- The pool m

inators

ipe, fittings a

quipment re

seful life of

nlikely. We

f the pool m

erim replace

mation on L

The pool w

Center and

nishes at the

t the Sports P

Condition Ass

serve Expen

ng, refinishin

maintenance

mechanical e

and valves

eported in

f up to 15

e recommend

mechanical e

ement of m

Line Item 6.6

wall and floo

4,040 squar

e Community

Park are in f

sessment

nditures suff

ng, cushion

to maximize

equipment c

good condi

years. Fail

d the Assoc

equipment b

motors and

600 of Reser

or surfaces h

re feet at th

y Center are

fair condition

ficient to bu

replacement

e its useful l

comprises the

ition at var

lure of the

iation antici

by 2019 and

d minor rep

rve Expendit

have a plaste

he Sports Pa

e in good co

n at an unkn

udget approp

ts, reupholst

ife.

e following:

ried ages.

pool mecha

ipate replace

d every six

pairs as no

tures.

er finish of 4

ark based o

ondition at an

nown age.

priate

tering

Pool

anical

ement

years

ormal

4,440

n the

n age

T

replacem

conduct

Removal

partial re

budget fo

Plaster an

Isolated cop

This type of

ment. We r

related repa

l and replace

epairs of the

or the follow

Remo Partia Repla Repla Conc

nd tile pool fin

ping effloresc

pool finish

ecommend

airs every 8

ement provid

e underlying

wing at the Sp

oval and repal replacemeacement of tacement of jcrete structur

Page 4.35 - C

nish

ence

deteriorates

the Associa

8- to 12-yea

des the oppo

g concrete su

ports Park in

placement of ents of the sctiles as needeoint sealantsre repairs as

Condition Ass

s with time

ation anticip

ars to maint

ortunity to in

urfaces as ne

n 2018 and a

f the finish cuppers and ed s as neededneeded

sessment

C

Coping and

and require

pate the nee

tain the inte

nspect the po

eeded. We

at the Comm

coping as ne

Coping spall

d tile in good c

es periodic

ed to replac

egrity of th

ool structure

recommend

munity Cente

eeded

condition

maintenance

ce the finish

e pool struc

e and to allow

d the Associ

r by 2025:

e and

h and

cture.

w for

iation

W

include th

S

approxim

appears i

it difficu

We antic

pool stru

or concea

the incre

systems c

piping sy

more com

reserve b

compone

T

Line Item

A

years are

time. M

We recomme

his informat

tructure an

mately 4,040

in good cond

ult to thorou

cipate a total

ucture depend

aled water c

easing cost o

could result

ystem could

mmon as the

budgeting pu

ents at the Sp

Conc Pool Subsu

The time and

m 6.900 of R

An ongoing r

e necessary t

Many variab

end subseque

tion on Line

nd Deck -

square feet

dition. The c

ghly inspect

l useful life

ds on the co

circulation pi

of repair an

in complete

result in sett

e system age

urposes, we r

ports Park by

crete deck structure urface pipin

d cost of thi

Reserve Expe

review by th

to ensure an

bles change

Page 4.36 - C

ent replacem

Items 6.800

The concr

of horizonta

concrete floo

t the concre

of up to 65

ondition of th

iping, possib

nd maintenan

replacemen

tlement and

es and deter

recommend

y 2047:

g

s project ma

enditures su

Reserve

he Board an

n equitable f

after the s

Condition Ass

ments and re

0 and 6.801 o

rete pool st

al surface are

or and walls

ete structure

5 years for th

he concrete

ble long term

nce. Deteri

nt of the pool

cracks in th

rioration of

Villages of

ay vary. Ho

ufficient to bu

e Study Upd

d an Update

funding plan

study is co

sessment

epair and ev

of Reserve E

tructure at

ea. The stru

s have a plas

during a no

he pool stru

structure, th

m uneven set

ioration of a

l. For exam

he pool struc

the piping s

f Westcreek p

owever, we

udget approp

date

e of this Res

n since a Re

onducted tha

very 10 year

Expenditures

the Sports

ucture is orig

ster finish. T

oninvasive v

ucture. The n

he condition

ttlement of t

any one of

mple, deferral

cture. This m

system goes

plan to repla

judge the a

priate reserv

serve Study

eserve Study

at may resu

rs thereafter.

s.

Park comp

ginal and vis

This finish m

visual inspec

need to repl

of the embe

the structure

these compo

l of a deterio

mode of failu

undetected.

ace the follo

amount show

ves.

in two- to t

y is a snapsh

ult in signif

. We

prises

sually

makes

ction.

lace a

edded

e, and

onent

orated

ure is

. For

owing

wn on

three-

hot in

ficant

overfund

Reserve F

P

Update.

fiduciary

appropria

ding or un

Funding Pla

Defer Chan Chan Addi The p Unus Tech

eriodic upd

Budgeting

y responsibi

ately.

nderfunding

an include, bu

rred or accelnges in the innges in the lotions and depresence or asually mild onological ad

dates incorpo

for an Upda

ility to mai

Page 4.37 - C

the reser

ut are not lim

lerated capitnterest rates ocal construceletions to thabsence of mor extreme wdvancements

orate these

ate demonst

intain the c

Condition Ass

rve account

mited to:

tal projects bon reserve inction inflatio

he Reserve Cmaintenance weather conds

variable ch

trates the Bo

commonly o

sessment

t. Variab

based on Boanvestmentson rate

Component Inprograms

ditions

hanges since

oard's object

owned prop

bles that m

ard discretio

nventory

e the last R

tive to conti

perty and t

may affect

on

Reserve Stud

inue fulfillin

to fund res

t the

dy or

ng its

serves

R

replace Re

for future

protecting

V

following

W

otherwise

if the Ass

reserves a

the amou

Assessmen

"fair shar

assessmen

T

Communi

fulfilling

have a “

1 Identified

Reserves for re

eserve Comp

e repair or re

g the value of

Villages of W

g:

1. Increa2. Loans3. Level

reserv4. Speci

We do not a

e. Although l

sociation wer

also accumula

unt of gradua

nts with relat

re" of the we

nts preserve th

This Reserve

ity Associatio

the requirem

“predictable

d in the APRA

eplacement a

onents that w

eplacement of

f the property’

Westcreek can

ases in the ops using borrowl monthly reseves to fund thial assessment

advocate spec

loans provide

re to accumu

ate in this pro

al reserve col

tively minor a

eathering and

he property a

Study is in c

ons Institute (

ents of a “Fu

remaining U

“Standards - T

Page 5.

5. MET

are the amoun

wear out befor

f the Reserve

’s infrastructu

n fund capita

perating budgewed capital foerve assessme

he expected mts

cial assessm

a gradual me

ulate reserves

ocess of savin

llections. W

annual adjust

d aging of th

and enhance th

compliance w

(CAI) and th

ull Reserve St

Useful Life.”

Terms and Defi

.1 - Methodolo

THODOLO

nts of money

re the entire fa

e Component

ure and marke

al repairs and

et during yearor major replaents annually

major future ex

ents or loan

ethod of fund

s ahead of th

ng or reservin

We advocate th

tments. The

e commonly

he resale valu

with and excee

e Association

tudy.” These

” Estimatin

initions” and th

ogy

OGY

required for

facility or proj

ts is also one

etability.

d replacemen

rs when the sacement proje

y adjusted upwxpenditures

ns unless ne

ding a replace

he actual repl

ng for future r

he third meth

method ensu

owned prop

ue of the hom

eds the Natio

n of Professio

e standards re

ng Remainin

he CAI "Terms

future expend

ject wears out

e of the mos

nts in any c

hortages occuects ward for inflat

ar term circ

ement, the co

lacement. In

replacements,

thod of Level

ures that Hom

perty each ye

mes.

onal standard

onal Reserve

equire a Rese

ng Useful Li

s and Definitio

ditures to rep

t. Reserving

st reliable wa

ombination o

ur

tion to increa

cumstances d

osts are higher

nterest earnin

, thereby defr

l Monthly Re

meowners pay

ear. Level re

ds1 set forth b

Analysts (A

erve Compon

ives and Re

ons".

pair or

funds

ays of

of the

ase

dictate

r than

ngs on

raying

eserve

y their

eserve

by the

APRA)

nent to

eserve

Expenditu

excluded

T

L

C

C

LfuIssl

Tre

TfuC

Tfudian

In

money m

significan

2 See Cred

ures beyond

from this ana

2017 u

2017 B

Antici

Less A

Projec

The Cash Flow

Local2 costs of

Current and fu

Costs of demo

Local economiuture inflationsolated or reglightly greater

The past and cemaining usef

The Funding Puture operatin

Components.

The anticipateduture return oid not considend/or dividen

nterest rates o

market rates.

nt differences

entials for add

30 years is o

alysis. We co

unaudited Cas

Budgeted Res

ipated Interes

Anticipated R

cted 2017 Yea

w Method to c

f material, equ

uture costs of r

lition as part

ic conditions n for construcional marketsr rates of infla

urrent mainteful lives

Plan excludes ng budgets wi

d effects of apr yield on inver the costs, if

nd income).

on reserves ar

Overall, no m

in these savi

ition informati

Page 5.

often indeterm

nsidered the f

Informatio

sh Status of th

serve Contrib

t on Reserve

Reserve Expen

ar-End Reserv

compute, proj

uipment and l

replacement f

of the cost of

and a historicction costs in s of greater coation for both

enance practic

necessary opill provide for

ppreciation ofvestment of yof any, of Fede

re steady or

material near

ings rates, sh

ion on our use

.2 - Methodolo

minate. Lon

following fac

on Furnished

he Reserve Fu

ution

Fund

nditures

ve Balance

ject and illust

labor

for the Reserv

f replacement

cal perspectivSan Antonio,onstruction (dh construction

ces of Village

perating budger the ongoing

f the reservesour cash equieral and State

increasing in

term change

orter term inv

of published so

ogy

ng-Lived Prop

ctors in our an

d by the Asso

und

trate the 30-ye

ve Componen

t

ve to arrive at, Texas at an adevelopment)n materials an

es of Westcre

et expenditurnormal main

s over time in ivalent assets e Taxes on inc

n concert with

es in savings

vestments are

ources of cost

perty Elemen

nalysis:

ociation

(

$

ear Reserve F

nts

t our estimate annual inflati activity may

nd labor.

ek and their e

res. It is our untenance of Re

n accord with at an annual

come derived

h the certifica

rates are ant

e the choice

data.

nts are neces

463,899

88,291

5,732

(60,835)

$497,087

Funding Plan

of long term ion rate of 1.3y experience

effects on

understandingeserve

an anticipatedrate of 1.2%

d from interes

ates of depos

ticipated. W

of many inve

ssarily

m 3%.

g that

d (We t

it and

Without

estors.

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determine

table sum

investmen

U

external m

Interest Ra Average or Las

1-Year Trea

10-Year Trea

30-Year Trea

Consumer P

Savings Ratfound in http://www.b

Est. Near Te

Estimated N

Although past in

mmend cons

e an appropria

mmarizes rates

nt alternatives

Updates to this

market conditi

ate and Inflation st Actual = (A)

asury Bill

asury Note

asury Bond

Price Index (annualiz

tes Results RANGE

bankrate.com

erm Local Inflation

Near Term Yield Ra

ndicators are not predic

sultation with

ate investmen

s of inflation

s.

s Reserve Stu

ions.

Data2015:1 (A

0.25%

1.90%

2.55%

zed rate) 0.00%

E as

n Rate for Future C

te for Reserve Sav

ctive of future inflation in

Page 5.

h a professi

nt strategy to m

and key rate

udy will conti

A) 2015:2 (A) 2

0.27%

2.50%

3.20%

0.00%

0.02 to 1.11%M0.1 to 1.25% 1-

2015

Capital Expenditure

vings . . . . . . . . . . .

n "building" constructio

.3 - Methodolo

ional investm

maximize a sa

s for governm

inue to monit

2015:3 (A) 2015:4

0.30% 0.65

2.70% 2.25

3.40% 3.00

0.00% 0.00

Money Market Saving-Year Certificate of D

1.2%

1.3%

5

es . . . . . . .

. . . . . . . . .

on, minimal inflation ex

ogy

ment adviser

afe return on

ment securitie

tor historical

4 (A) 2016:1 (A)

5% 0.60%

5% 1.80%

0% 2.65%

0% 0.10%

gsDeposit

xists for past year Sept. 2

before inve

reserve savin

es, generally

facts and tren

2016:2 (A) 201

0.55% 0

1.80% 1

2.60% 2

0.00% 1

0.15 to 1.35%for 20.15 to 1.50%for 3

2016

2015 to Sept. 2016 of a

esting reserv

ngs. The follo

considered a

nds concernin

16:3 (A) 2016:4

0.60% 0.65

1.85% 1.85

2.60% 2.90

1.15% 1.15

2-Year Certificate of 3-Year Certificate of

11/11/

6

approximately 1.7%.

ves to

owing

as safe

ng the

4 (E)

5%

5%

0%

5%

DepositDeposit

/2016

DefinitionsAmerica's Reserve An

Cash Flowdesignedagainst t

Componenof the co

Current Cunit cosduplicatmanufacovertimeapplicab

Fully FunRepair o

Funding Gminimal

Future Cocost of material

Long-Livecapital r30 years

Percent Fprojecte

Remainingits age, c

Reserve Cexpectanthreshol

Reserve C

Reserve CReserve

Reserve E

Reserve F

Reserve Frecomm

Reserve SFunding

Useful Lifits prese

s are derived 305,000 condonalysts, setting

w Method - Ad to offset the vthe anticipated

nt Method - Aontributions fo

Cost of Replacst to replace orting the productured equipme, bonuses for ble.

ded Balance -or Replacemen

Goal (Threshol threshold rese

ost of Replacereplacement asls, labor and eq

ed Property Crepair or replacs.

unded - The red) Reserve Ba

g Useful Life condition and m

Component - ncies; 3) predild.

Component Inv

Contribution - Expenditures

Expenditure - F

und Status - T

Funding Plan mended Reserve

tudy - A budgg Plan to offset

fe - The anticipent application

from the stanominium and h

g the standards

A method of cvariable annua

d schedule of re

A method of der individual co

cement - That ar repair a Rese

uctive utility ofment, contracto

labor or prem

- The Reserve nt cost similar t

old) - The staterve balances.

ement - Reservs defined abovquipment.

Component - Pcement during

ratio, at a partilance to the Fu

- The estimatemaintenance.

Property elemictable Remain

ventory - Line

An amount ofto repair or rep

Future Cost of

The accumulate

- The portione Contributions

get planning tot the anticipated

pated total timeor installation

Page

6. D

ndards set forthomeowners aof care for res

calculating Real expenditureseserve expense

eveloping a Reomponents.

amount requireerve Componef the existing ors' overhead, iums for mater

balance that isto Total Accrue

ted purpose of

ve Expenditureve, with consid

Property compthe next 30 ye

cular point of ully Funded Ba

ed remaining fu

ments with: 1ning Useful L

e Items in Rese

f money set asiplace Reserve C

Replacement o

ed amount of r

n of the Reservs and projected

ol that identifid future major

e in years that .

e 6.1 - Definiti

DEFINITIO

th by the Comassociations anserve study pra

eserve Contribu from the reser

es until the desi

eserve Funding

ed today deriveent using the mproperty at cuprofit and fe

rial and equipm

s in direct proped Depreciation

f this Reserve

e derived fromderation given

onent of Villagears with an u

time (typicallyalance, express

unctional or us

) Villages of Life expectanc

erve Expenditu

ide or Reserve Components.

of a Reserve C

reserves in doll

ve Study idend annual expen

ies the current common area

a Reserve Com

ions

ONS

mmunity Assond cooperativesactitioners

utions where rve fund. Diffeired funding go

g Plan with the

ed from the qumost current teurrent local m

fees, but withoment. We incl

portion to the frn.

Study is to d

m the inflated cto the effects

ages of Westcreunpredictable re

y the beginningsed as a percent

seful time in ye

f Westcreek recies; and 4) a

ures that identi

Assessment co

Component.

lars at a given p

ntifying the Canditures, interes

status of the rexpenditures.

mponent is exp

ociations Instits, and the Ass

contributions ferent Reserve Foal is achieved

total contribut

uantity of a Resechnology and

market prices fout provisionslude removal a

fraction of life

determine the a

current cost ofof inflation o

eek responsibiemaining Usef

g of the Fiscaltage.

ears of a Reser

esponsibility; replacement c

fy a Reserve C

ontributed to a

point in time, i

ash Flow Analst earned and r

eserve fund an

pected to serve

tute (CAI) repsociation of Pr

to the reserveFunding Plans

d.

tion is based o

serve Componed construction for materials, s for buildingand disposal co

"used up" of th

adequate, not e

f replacement on local market

ility not likely ful Life beyond

l Year), of the

rve Component

2) limited Uscost above a

Component.

Reserve Fund

i.e., at year end

lysis and contareserve balance

nd a stable and

e its intended fu

presenting ofessional

e fund are are tested

on the sum

ent and its materials, labor and

g permits, osts where

he current

excessive,

or current t rates for

to require d the next

actual (or

t based on

seful Life minimum

for future

d.

aining the es.

d equitable

function in

Oaccordancconclusio

O

noninvasi(stairs or time” at tissuance existence present onguaranteeor a guara

W

indemnifyliabilities,engagemesupplied breport by reimburseofficer, emagents forperformed

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Report repwe will cRevised Rwithhold or docume

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inspectionand budgnecessarythe event

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herein. AReport in appraisal.containedreport, in consent. engagemewritten co

Our Services ce with our ns.

Our inspectionive. We willladder permathe moment of the reporor impact of n or within t

e of the actualantee of remai

We assume, wy and hold us, including reent, because by you or oth

you or thirdement shall employee, affir errors and od in this enga

Report - Resepresents a vaconsider any Report if chana Revised Reents develope

Your Obligatin and tour. Ygetary informy to complete

we have to in

Use of Our RAny use or re

whole or par You may sh

d herein. The whole or in This report

ent and cannonsent of Res

P

7. PRO

- Reserve Aprofessional

n and analy inspect slop

anently attachof our observt. Reserve any hazardou

the property. l costs of replining useful l

without indepes harmless ageasonable attof any false,ers under youd parties undextend to anyiliate, or agenmissions, if agement.

erve Advisorsalid opinion o

additional innges are requ

eport if paymeed by us durin

ions - You agYou will prov

mation, the goour Study. Y

nitiate litigatio

Report and Yeliance for anrt is not and chow our reporClient and otpart, in any dcontains int

not be reprodserve Advisor

Page 7.1 - Prof

OFESSIONA

Advisors, Inc.practice sta

ysis of the sed roofs from

hed to the struvation. CondAdvisors doeus materials, Our opinio

lacement, a wives.

endent verificgainst and froorneys' fees, , misleading ur direction, oder your conty controlling nt. Liability any, in this wo

s, Inc. will cof our findingnformation muested within ent for serviceng the course

gree to providvide to us to thoverning docYou agree to pon to collect o

Your Name ny other purpcannot be usedrt in its entirether third partdocument pretellectual propduced or distrs, Inc.

fessional Servi

AL SERVIC

. will performandards. Ou

subject propem the grounducture) is avaditions can ces not investstructural, latns of estimat

warranty of th

cation, the accm any and alto which weor incomple

or which maytrol or direct

person of Rof Reserve Aork is limited

omplete the ss and recomm

made availablsix months o

es is not rendof the engage

de us access the best of yo

cuments, and pay our actuaon any unpaid

- Use of thiose, by you od as a design ety to those thties viewing tepared and/oroperty developtributed to th

ice Conditions

CE CONDIT

m its serviceur compensa

erty is limited. We will inailable. The rchange betwetigate, nor atent or hiddented costs ande common el

curacy of all ll losses, claie may becomete informatioy result from ation. Your oReserve AdviAdvisors, Inc.d to the amoun

services in acmendations anle to us in tof receiving t

dered in a timement remain

to the subjectour ability and

other informal attorneys’ fd balance for

is Report is lor third partispecification

hird parties wthis report shr distributed tped by Reserhose who con

s

TIONS

es as an indeation is not

ed to visual nspect flat rooreport is baseeen the time assume any rn defects whid remaining ulements or oth

data provideims, actions, me subject inon which weany improper obligation forisors, Inc., in. and its empnt of its comp

ccordance wind is deemedthe interest othe Report.

mely manner. ns our propert

t property durd if reasonablmation that wfees and any oour services.

limited to onies, is invalidn, design engiwho need to rehould not referto third partierve Advisors,nduct reserv

pendent contcontingent u

observationofs where safd upon a “snof inspectionresponsibilitych may or mauseful lives aher property e

d to us. Youdamages, exp

n connection e have relied r use or relianr indemnificancluding any ployees, affilipensation for

ith the Propod complete. Hof promptly iWe retain theAll files, wor

ty.

ring our on-sly available, hwe request aother costs in

nly the purpod. Our Reserineering servieview the infrence our names without ou, Inc. specifi

ve studies wit

tractor in upon our

s and is fe access apshot in

n and the y for any ay not be are not a elements,

u agree to penses or with this upon as

nce on the ation and

director, iates, and the work

sal. The However, issuing a e right to rk papers

ite visual historical

and deem ncurred in

ose stated rve Study ices or an formation me or our ur written fic to this thout the

W

confidentilegal or adexecuted b

P

authorizatreceipt ofreport datper monthCircuit Co

CT

gathered opinions,

W

coal, or ot Su

environmthis studybe presenthere are nWe are no

W

report. Oconstructiresponsibrequiremenot readily

O

warranty

We reserve thiality of all cdministrative by both partie

Payment Tertion and priof the Report. te. Any outstah. Any litigourt in the Sta

CONDITIONTo the best o

from reliableor estimates i

We did not mather subsurfac

ubstances suental mold or

y. Unless othent on or in thno hazardousot qualified to

We have madeOur inspectionion; howeverle for, the struents, such as fy apparent du

Our opinions oof performan

P

he right to inconversationsprocess or pr

es.

rms, Due Dr to shipmen Subsequent anding balancation necessaate of Wiscon

NS OF OUR Sf our knowle

e sources, weidentified as f

ake any soil ace mineral an

uch as asbestr other potenterwise stated e property, w materials on

o detect such s

e a visual insn and analysis, we did not uctural integrfire, building uring the insp

of the remaince of the prod

Page 7.2 - Prof

nclude our cs, documents roceedings. T

Dates and Int of the repo

changes to thce after 30 daary to collectnsin.

SERVICE Aedge, all datae make no gufurnished by

analysis or gend use rights o

tos, urea-formtially hazardo

in this reportwas not consi or in the prosubstances, q

spection of ths was made bdo any invas

rity of the proand safety, e

ection.

ning useful livducts, materia

fessional Servi

client's name provided to

These conditi

Interest Chaort. The finahe report can

ays of the invot an unpaid b

ASSUMPTIOa set forth inuarantee nor others that we

eological studor conditions

maldehyde fous materials ct, the existencdered. Our o

operty. We asuantify the im

he property anby employees sive testing.

operty includinearthquake, an

ves of the proals and workm

ice Conditions

in our clienus, and the c

ions can only

arges - Theal payment ofn be made foroice date is subalance shall

ONS n this report assume liabie used in form

dy with this reinvestigated.

oam insulatiocould, if presce of hazardoopinions are ssume no respmpact, or deve

nd noted visibgenerally fam Accordinglyng its conformnd occupancy

operty elemenmanship.

s

nt lists, but wcontents of obe modified

e retainer paf the fee is dr up to six mubject to an in

be venued i

are true andility for the amulating this

eport; nor we

on, other cheent, adversely

ous substancepredicated o

ponsibility foelop the reme

ble physical miliar with rey, we do not mity to specify, or any phys

nts do not rep

we will mainour reports, sby written do

ayment is ddue immediat

months from tnterest chargein Milwaukee

d accurate. Aaccuracy of aanalysis.

ere any water,

emicals, toxicy affect the ve, that may orn the assumpr any such co

edial cost.

defects, if aneal estate andopine on, no

fic governmesical defects t

present a gua

ntain the subject to ocuments

due upon tely upon the initial e of 1.5% e County

Although any data,

, oil, gas,

c wastes, alidity of r may not ption that onditions.

ny, in our d building or are we ntal code that were

arantee or

HF

appraisalsservices. organizatibuilding o

Tfiduciarieplan know

RengineerinInstitute's of our privast experkeys to de

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through amembers,assurancetechnical engineerswith build

OT VR

building tcenter to routinely complex s

Widentifies brick, stonsystems.

OR

Our speciposed by employedtechnolog

HISTORY ANFounded in 1s, developer tu

Clients inions, apartmeowners in 48

The architectus, boards, and

wn as a ReservReserve Advisng dedicated (CAI) Reser

incipals is a rience with a etermining ac

No Conflict ofved conflict o

TOTAL STAFeveral staff m

a Team Revie, each of whoe review of ea

report phase, Director of ding compone

OUR GOAL To help our cli

VAST EXPERReserve Advistypes. We'vethe 2,600,000inspect build

systems with We're familiar

optimal repane, concrete,

OLD TO NEWReserve Advisialists are no

buildings thd into our anagies while mai

ND DEPTH 1991, Reserveurnover transnclude comment building ostates, Canadural engineed property mave Study. sors employsto Reserve St

rve CommittePast Presidenvariety of bu

curate remainf Interest - Af interest beca

FF INVOLVmembers partiew, exclusiveom has servedach assignmees of the asQuality Assu

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ients fulfill th

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W sors experiencstrangers to o

hat date to thalysis. We recintaining a bu

Page 8

8. CR

OF SERVICe Advisors, Iition studies, munity assoowners, relig

da and throughring consultianagers mana

the largesttudy servicesee that develont of the Assuilding types ning useful lifAs consulting ause we do no

VEMENT icipate in eace to Reserve d hundreds o

ent, includingssignment. Eurance and otot have a need

heir fiduciary

ITH A VARIducted reserv

housands of bt 98-story Truarious types chillers, boile

ypes of buildcement solut, wood produ

ce includes oolder buildinghe 1800's. Wcommend appuilding's chara

8.1 - Credentia

REDENTIAL

CE nc. is the leaexpert witne

ociations, resious and eduhout the worlding firm was

age their prop

staff of Rese. Our princip

oped national ociation of Pand ages, onfe estimates ospecialists, o

ot conduct or

ch assignmenAdvisors, anf clients. We: the inspectiach Team R

ther participatd to utilize su

responsibiliti

IETY OF BUve studies forbuildings, froump Internatiof mechanic

ers, elevators,ding exteriorstions for suchucts, stained g

rnate and vings. We're accu

We recognize propriate replacter and app

als

LS

ading providess services, asort propertiucational instid. s formed to taerty like a bu

erve Specialals are found standards fo

Professional R-site examina

of building coour independr manage capi

nt. The responnd by utilizine conduct Teaion; buildingReview requitory peers. D

ubcontractors.

ies to maintai

UILDINGS r a multitudem as small aonal Hotel an

cal systems su, and life safes as well. Oh building exglass and alum

ntage buildingustomed to adand conside

lacement propeal.

er of reserve and other engiies, hotels, itutions, and

ake a leadershusiness with a

lists with bacders of Commor reserve studReserve Analation and histomponents. ent opinion eital projects.

nsible advisorng the experieam Reviews, component c

ires the attenDue to our ex.

in property in

e of differentas a 3,500-sqnd Tower in uch as simpl

ety and securiOur well versxterior surfacminum siding

gs as well as ddressing theer the methodograms that ap

studies, insuineering consclubs, non-office/comm

hip role in hea long range m

chelor’s degremunity Associa

dy providers.lysts (APRA)torical analys

eliminates an

r involves theence of otheran internal q

costing; lifingndance of se

xtensive exper

n good conditi

t communitiequare foot dayChicago. Wle electric heity systems. sed staff regces such as ag, and window

modern struce unique challds of construpply cost effe

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ularly adobe, w wall

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CURRENTheodore dedicated organizatithe Uniteand qualiconsultinghis direcassociatiovintage ar PRIOR RBefore foengineer Appraisalanalyses ocasinos. He has seproject mstudies led Mr. Salgaauthored Studies aapplicatio EXPERTMr. SalgadepositionCondominCharlestonsuccessfu EDUCAT PROFESAmericanAssociatioAssociatioCommuniConcordiaMilwaukeProfession

Ted continAssociatiolicenses.

NT CLIENT J. Salgado to serving c

ions, educatiod States. Heity assuranceg services forction, the fions, apartmenrchitecturally

RELEVANT ounding Reser

registered inl Associates, of hospitals,

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d to negotiate

ado has authoReserves, an

and maintainons manuals a

T WITNESS ado has testifns in pretrinium Associan, South Cally assisted th

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SSIONAL AFn Association on of Construon of Professiity Associatioa Seminary, See School of Enal Engineer,

nually maintaon of Constru

SERVICESis a co-fou

community asonal facilitiese is responsib of all reser

r a nationwideirm conductnt complexes,

ornate buildi

EXPERIENrve Advisors

n the State othe world's lsteel mills an

throughout omplex valuaed settlements

ored articles oeducational

ning appropriand taught tec

fied successfual discovery

ation in Waucarolina and the parties in a

waukee School

FFILIATIONof Cost Engin

uction Inspectional Reserve

ons Institute - St. Louis - MeEngineering -Wisconsin (1

ains his profeuction Inspect

Page 8

QUALTHEODOR

Prin

under of Resssociations, cs, and publicble for the prve studies, pe portfolio ofts reserve s, churches, hings.

NCE s, Inc. with Joof Wisconsinlargest full snd various oth

the United Sation, and feds on property

on the topic ovideotape pr

iate reserveshniques relati

ully before thy proceedingconda, Illinoisthe North S

arriving at out

l of Engineeri

NS/DESIGNAneers - Past Ptors - Certifiee Analysts - PMember and

ember, Nation- Member, Co1982) and No

ssional skills tors, and cont

8.2 - Credentia

LIFICATIORE J. SALcipal Owne

serve Advisocity and counc and private roduction, mproperty inspef more than 6study servicehotels, resorts

ohn P. Poehln, served clieervice valuather large man

States and in deral and stattax disputes b

of reserve studroduced by Rs. Mr. Salging to valuati

he Butler Cougs relating ts, Rivers Poinhore Club At of court settl

ing - B.S. Ar

ATIONS President, Wisd Constructio

Past Presidentd Volunteer Lnal Steering Corporation Boorth Carolina

through Ametinuing educat

als

ONS GADO

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ors, Inc., whntry clubs, re

entities thromanagement, r

ection servic6,000 clients.es for coms, office towe

lmann in 199ents for ovetion firm. Mnufacturing a

foreign coute tax planninbetween mun

dies and facilReserve Advigado has alsion studies.

unty Board oto reserve snt Row PropeAssociations lements.

rchitectural E

sconsin Sectioon Inspector t & Profession

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mmunity ers and

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hlmann is a nance, accounc. He also regerve Study rep

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Page 8

JOHN P. PP

co-founder onting, marketgularly particports.

corporate leases, confes. He frequenbenefits of f

building com

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me Buyer, MiWhy Have a ok published g informed de

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POEHLMANPrincipal

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mponents and o

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stitute's ReseSpecialist (Rrous articles inimizing BoProfessionalfor the purpo

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of Science Mess Administr

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including rade show exhroughout theng and budgother assets.

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on the topic oard Liabilityl Reserve Stuose of sharingut their commu

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business xhibiting, e country eting for

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y, Sound Assudy. He is ag a wide backunities.

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ield Communwhich includlocated in Mcarports, aluAssociation.

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Wisconsin-Ma

ILIATIONS/DEngineering Liialist (RS) - CoReserve Analys

Page 8

ALAN M. EBDirector of

eer, is Directoriew and qualityiew analysis to

undreds of Resstrating his breaystems.

ed in Brownsvaintains three pe equipment, an

nique condomis utilize decora

multi-level woo

on Located in ts, an Olympic also maintains t

Association Thme and single

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o assure report

serve Study assadth of experie

ville, Texas, thiools and pool hnd nine irrigati

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Naperville, Illsized pool and

three storm wa

his extensive Afamily homes.e lakes, a pool,hingle roofs are

ocated in Londdition to extensficant concrete

upscale high rive interior hal-grade garage

n Geological Endations, retainineer and tested a

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ociations Instituociation of Pro

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in Houston, Te0-story buildints and guests.

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on for Reserve

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Page 8

TIMOTHY JRespo

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luxury condomvated pool deck

ank Lloyd Wrigfor over sixty

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Wisconsin. He uties included database of pho

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Mr. Matthiesen ion and related

over the Galler

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5-story high ri

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community in Nlifestyle.

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edicated to serventities througy’s current forecasting caprt preparation

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Page 8

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