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Mason & Mason Capital Reserve Analysts, Inc.

Condition Assessment and

Reserve Fund Plan Update 2012

for

RANDOM HILLS

Fairfax, Virginia

Prepared for: The Board of Directors

& Service First Management & Consulting, Inc.

MASON & MASONCAPITAL RESERVE ANALYSTS, INC

Condition Assessmentand

MEMBER Of

communityAS5OCtATLONS INSTiTUTE

Reserve Fund Plan Update2012for

RANDOM HILLSFairfax, Virginia

Prepared for:The Board of Directors

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Service First Management & Consulting, Inc.

July 16, 2012 Ms. Nancy Wagner, Community Manager Service First Management & Consulting, Inc. 12084 Cadet Court Manassas, Virginia 20109 RE: CONDITION ASSESSMENT AND RESERVE FUND PLAN UPDATE 2012 Random Hills Fairfax, Virginia Project No. 7279 Dear Ms. Wagner: Mason & Mason Capital Reserve Analysts, Inc. has completed the report for Random Hills. As outlined in our proposal, the report is being submitted to you and the Board of Directors for review and comment. A review of the Summary of Key Issues iii, and Sections 1 and 2 will provide you with our findings and financial analyses. We will be happy to meet with the Board to help them fully understand the issues. If no changes are necessary, please consider this version the final report. If changes are requested, Mason & Mason will make the revisions and re-issue the report. We encourage the Board to complete this process expeditiously and will support the effort. We genuinely appreciate the opportunity to continue to work with you and the Association. Sincerely, Mason & Mason Capital Reserve Analysts, Inc. James G. Mason, R. S. N. K. Mason, R. S. Principal Principal


P. O. Box 1 Fort Valley, Virginia 22652 800-776-6980 [email protected] Fax 800-776-6408

____“WY,,i _ MASON & MASON &3inun ity

CAPITAL RESERVE ANALYSTS, INC. ASS DC I AT I ON S N ST ITU

P. 0. Box 1 Fort Valley, Virginia 22652 800-776-6980 adminmasonreserves.com Fax 800-776-6408

July 16, 2012

Ms. Nancy Wagner, Community ManagerService First Management & Consulting, Inc.12084 Cadet CourtManassas, Virginia 20109

RE: CONDITION ASSESSMENT AND RESERVE FUND PLAN UPDATE 2012Random HillsFairfax, VirginiaProject No. 7279

Dear Ms. Wagner:

Mason & Mason Capital Reserve Analysts, Inc. has completed the report for Random Hills.

As outlined in our proposal, the report is being submitted to you and the Board of Directors forreview and comment. A review of the Summary of Key Issues iii, and Sections 1 and 2 willprovide you with our findings and financial analyses. We will be happy to meet with the Board tohelp them fully understand the issues. If no changes are necessary, please consider this versionthe final report. If changes are requested, Mason & Mason will make the revisions and re-issuethe report. We encourage the Board to complete this process expeditiously and will support theeffort.

We genuinely appreciate the opportunity to continue to work with you and the Association.

Sincerely,


James G. Mason, R. S. N. K. Mason, R. S.Principal Principal

H 00015

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i

TABLE OF CONTENTS TABLE OF CONTENTS ................................................................................................................ i

FOREWORD .................................................................................................................................. ii

SUMMARY OF KEY ISSUES .................................................................................................... iii

VISUAL EVALUATION METHODOLOGY ............................................................................... iv

1. INTRODUCTION ..................................................................................................................... 1

2. FINANCIAL ANALYSIS ......................................................................................................... 3

3. METHODS OF FUNDING ...................................................................................................... 5

4. RESERVE PROGRAMMING ................................................................................................. 7

5. UPDATING THE RESERVE FUND PLAN .......................................................................... 9

6. PREVENTIVE MAINTENANCE ............................................................................................ 9

7. ASPHALT PAVEMENT REPORT ...................................................................................... 10

RESERVE FUND PLAN COMPONENT DATA AND ASSET REPLACEMENT SCHEDULE TABLE 1

CALENDAR OF EXPENDITURES TABLE 2

CURRENT FUNDING ANALYSIS, CASH FLOW METHOD TABLE 3

ALTERNATIVE FUNDING ANALYSIS, CASH FLOW METHOD TABLE 3.1

FUNDING ANALYSIS, COMPONENT METHOD TABLE 4

RESERVE FUND PLAN TABLES BY ENTITY

1. Random Hills Community Association, Inc. (RHCA)

2. Random Hills Storm Water Management Shared Assets (RHSWMSA)

3. Random Hills Common Area Shared Assets (RHCASA)

PHOTOGRAPHS #1 - #21

TABLE OF CONTENTS

TABLE OF CONTENTS.

FOREWORD ii

SUMMARY OF KEY ISSUES iii

VISUAL EVALUATION METHODOLOGY iv

1. INTRODUCTION I

2. FINANCIAL ANALYSIS 3

3. METHODS OF FUNDING 5

4. RESERVE PROGRAMMING 7

5. UPDATING THE RESERVE FUND PLAN 9

6. PREVENTIVE MAINTENANCE 9

7. ASPHALT PAVEMENT REPORT 10

RESERVE FUND PLAN

COMPONENT DATA AND ASSET REPLACEMENT SCHEDULE TABLE I

CALENDAR OF EXPENDITURES TABLE 2

CURRENT FUNDING ANALYSIS, CASH FLOW METHOD TABLE 3

ALTERNATIVE FUNDING ANALYSIS, CASH FLOW METHOD TABLE 3.1

FUNDING ANALYSIS, COMPONENT METHOD TABLE 4

RESERVE FUND PLAN TABLES BY ENTITY

1. Random Hills Community Association, Inc. (RHCA)2. Random Hills Storm Water Management Shared Assets (RHSWMSA)3. Random Hills Common Area Shared Assets (RHCASA)

PHOTOGRAPHS #1 -#21

Random Hills Update 2012 Page ii

FOREWORD

PLEASE READ THIS FIRST

This report contains information the Board requires to fulfill its fiduciary responsibilities with respect to the financial health of the Association. Even if you are already familiar with the concepts of capital reserve planning, it requires some study. The information in this report is vital to your Association’s financial health. Unless you understand it, your Association may not follow it. This may lead to underfunding and financial stress at some time in the future.

Our years of experience providing reserve analysis to both first-time and multi-update return clients have compelled us to develop a logical funding approach, which is based on generational equity and fairness to common-interest property owners that helps ensure realistic reserve funding levels.

Our approach is neither standard, nor is it necessarily easy to understand without first becoming familiar with some basic concepts. Section 3 explains these concepts in more detail. We want you to understand them because a well-informed Association makes the best decisions for its common-property owners.

Kanclom Mills upuate ui page ii

FOREWORD

PLEASE READ THIS FIRST

This report contains information the Board requires to fulfill itsfiduciary responsibilities with respect to the financial health of theAssociation. Even if you are already familiar with the concepts ofcapital reserve planning, it requires some study. The information inthis report is vital to your Association’s financial health. Unless youunderstand it, your Association may not follow it. This may lead tounderfunding and financial stress at some time in the future.

Our years of experience providing reserve analysis to both first-timeand multi-update return clients have compelled us to develop alogical funding approach, which is based on generational equity andfairness to common-interest property owners that helps ensurerealistic reserve funding levels.

Our approach is neither standard, nor is it necessarily easy tounderstand without first becoming familiar with some basicconcepts. Section 3 explains these concepts in more detail. Wewant you to understand them because a well-informed Associationmakes the best decisions for its common-property owners.

Random Hills Update 2012 Page iii

SUMMARY OF KEY ISSUES

Different readers will look for different things from this report. Perhaps the homeowner will just be looking for the high points. A prospective buyer may be looking at the general financial condition of the Association’s reserves. A Board member should probe deeper in order to understand the financial tools that will be helpful in fulfilling their fiduciary responsibilities to the Association. The Summary of Key Issues presents a recapitulation of the most important findings of Random Hills’ Reserve Fund Plan Update. Each is discussed in greater detail in the body of the report. We encourage the reader to “go deeper” into the report, and we have written it in a way that’s understandable to a first-time reader.

Analyzing the RHCA reserves reveals that: • The reserve fund is approximately 68% funded through 2011. This is a

significant improvement from past years. Our goal is to become fully funded by the end of the 20-year period (2031).

In order to achieve this goal the RHCA should: • Increase the annual contribution in 2013 from $118,055 to $144,994, and

plan on annual increases of 3.0% to reflect inflation thereafter.

• This represents an increase from $36.57 to $44.91 (a net increase of $8.34)

per home, per month (based on 269 homes).

Analyzing the RHSWMSA reserves reveals that: • The reserve fund is approximately 74% funded through 2011. This is a


In order to achieve this goal the RHSWMSA should: • Increase the annual contribution in 2013 from $18,396 to $26,863, and plan

on annual increases of 3.0% to reflect inflation thereafter.

Analyzing the RHCASA reserves reveals that: • The reserve fund is approximately 53% funded through 2011. This is a


In order to achieve this goal the RHCASA should: • Decrease the annual contribution in 2013 from $8,694 to $7,181, and plan

on annual increases of 3.0% to reflect inflation thereafter.

Supporting data are contained in the body of this report, and we encourage the reader to take the time to understand it.

Kanaom Mills upaate ui i-’age iii

SUMMARY OF KEY ISSUES

Different readers will look for different things from this report. Perhaps thehomeowner will just be looking for the high points. A prospective buyer may be lookingat the general financial condition of the Association’s reserves. A Board membershould probe deeper in order to understand the financial tools that will be helpful infulfilling their fiduciary responsibilities to the Association. The Summary of Key Issuespresents a recapitulation of the most important findings of Random Hills’ ReserveFund Plan Update. Each is discussed in greater detail in the body of the report. Weencourage the reader to “go deeper” into the report, and we have written it in a waythat’s understandable to a first-time reader.

Analyzing the RHCA reserves reveals that:

• The reserve fund is approximately 68% funded through 2011. This is asignificant improvement from past years. Our goal is to become fully fundedby the end of the 20-year period (2031).

In order to achieve this goal the RHCA should:

• Increase the annual contribution in 2013 from $118,055 to $144,994, andplan on annual increases of 3.0% to reflect inflation thereafter.

• This represents an increase from $36.57 to $44.91 (a net increase of $8.34)per home, per month (based on 269 homes).

Analyzing the RHSWMSA reserves reveals that:


In order to achieve this goal the RHSWMSA should:

• Increase the annual contribution in 2013 from $18,396 to $26,863, and planon annual increases of 3.0% to reflect inflation thereafter.

Analyzing the RHCASA reserves reveals that:


In order to achieve this goal the RHCASA should:

• Decrease the annual contribution in 2013 from $8,694 to $7,181, and planon annual increases of 3.0% to reflect inflation thereafter.

Supporting data are contained in the body of this report, and we encourage the readerto take the time to understand it.

Random Hills Update 2012 Page iv

VISUAL EVALUATION METHODOLOGY

The first step in the process is collection of specific data on each of your community’s commonly-held components. This information includes quantity and condition of each included component. We collect most of this data during the on-site field survey. When this information is not available in the field, we may obtain it by discussion with those knowledgeable through management or service activities.

The field survey or condition assessment is visual and non-invasive. We don’t perform destructive testing to uncover hidden conditions; perform operational testing of mechanical, electrical, plumbing, fire and life safety protection; or perform code compliance analysis.

We make no warranty that every defect has been identified. Our scope of work doesn’t include an evaluation of moisture penetration, mold, indoor air quality, or other environmental issues. While we may identify safety hazards observed during the course of the field survey, this report shouldn’t be considered a safety evaluation of components.

Replacement costs are sometimes based on published references, such as R. S. Means. However, our opinions of replacement costs usually include removal and disposal and are usually based on experience with similar projects including information provided by local contractors and reported client experience. Actual construction costs can vary significantly due to seasonal considerations, material availability, labor, economy of scale, and other factors beyond our control.

Projected useful service lives are based on statistical data and our opinion of their current visual condition. No guarantee of component service life expectancies are expressed or implied and none should be inferred by this report. Your actual experience in replacing components may differ significantly from the projections in the report, because of conditions beyond our control or that were not visually apparent at the time of the survey.

Kanaom Mills upaate ui i-’age iv

VISUAL EVALUATION METHODOLOGY

The first step in the process is collection of specific data on each of your community’scommonly-held components. This information includes quantity and condition of eachincluded component. We collect most of this data during the on-site field survey. Whenthis information is not available in the field, we may obtain it by discussion with thoseknowledgeable through management or service activities.

The field survey or condition assessment is visual and non-invasive. We don’t performdestructive testing to uncover hidden conditions; perform operational testing ofmechanical, electrical, plumbing, fire and life safety protection; or perform codecompliance analysis.We make no warranty that every defect has been identified. Our scope of work doesn’tinclude an evaluation of moisture penetration, mold, indoor air quality, or otherenvironmental issues. While we may identity safety hazards observed during thecourse of the field survey, this report shouldn’t be considered a safety evaluation ofcomponents.

Replacement costs are sometimes based on published references, such as R. S.Means. However, our opinions of replacement costs usually include removal anddisposal and are usually based on experience with similar projects includinginformation provided by local contractors and reported client experience. Actualconstruction costs can vary significantly due to seasonal considerations, materialavailability, labor, economy of scale, and other factors beyond our control.

Projected useful service lives are based on statistical data and our opinion of theircurrent visual condition. No guarantee of component service life expectancies areexpressed or implied and none should be inferred by this report. Your actualexperience in replacing components may differ significantly from the projections in thereport, because of conditions beyond our control or that were not visually apparent atthe time of the survey.

Random Hills Update 2012 Page 1

1. INTRODUCTION

1.1 Background: Random Hills is a townhome community located on Random Hills Road in Fairfax, Virginia. It is comprised of 269 homes with garages, in four sections identified as Land Bays A-1(73 Homes, Winchester North), A-2(71 Homes, Equity North), A-3(46 Homes, Equity South), and A-4(79 Homes, Winchester South). The community was constructed between 1995 and 2000. There are fifteen private streets within the community, the names of which are identified in Section 7 of the report. The street layout includes concrete curbs and gutters, concrete sidewalks, private driveway aprons, and eighteen off street parking bays providing 94 spaces. Recreational amenities include a pool complex, a tennis court, asphalt footpaths, and three tot lots. The governing body for the community is Random Hills Community Association, Inc., (RHCA). The community shares certain other assets with adjoining communities, which include the storm water management ponds, Random Hills Storm Water Management Shared Assets (RHSWMSA), and the main entrance monuments and road medians, Random Hills Common Area Shared Assets (RHCASA).

We are providing the Condition Assessment and Reserve Fund Plan Update based on Proposal Acceptance Agreement No. 7279 dated April 27, 2012. Our services are subject to all terms and conditions specified therein.

Mason & Mason did not review the declarations, covenants, or other organization documents pertaining to the establishment and governance of the Homeowners Association. Ultimately, the establishment, management, and expenditure of reserves are within the discretion of the Association and its Board of Directors pursuant to their organizational documents and subject to the laws of the applicable jurisdiction. We are not otherwise financially associated with the Management Company or the Association, and we therefore do not have any conflicts of interest that would bias this report. Information provided by Management is deemed reliable. This report is not intended to be an audit or a forensic investigation. This report is not a mandate, but is intended to be a guide for future planning.

Mason & Mason provided a Level I Condition Assessment and Reserve Fund Plan for Random Hills in 2001 with an update in 2007. This report is a second Level II update of the previous reports and includes a new condition assessment. All common components were visually observed. Measurements and quantities were generally accepted from the previous report except where changes have occurred. The update report is a stand-alone document and reference to the previous report should not be necessary.

James G. Mason, R. S., and N. K. Mason, R. S. conducted the field evaluation for this Level II report on July 11 and 14, 2012. The weather was clear and the temperature was approximately 85 degrees F. Precipitation had occurred the day prior to the site visit. The pavements, walkways, and grounds were generally dry and clean of debris.

Kanaom Mills upaate ui i-’age 1

1. INTRODUCTION

1.1 Background: Random Hills is a townhome community located on Random HillsRoad in Fairfax, Virginia. It is comprised of 269 homes with garages, in four sectionsidentified as Land Bays A-1(73 Homes, Winchester North), A-2(71 Homes, EquityNorth), A-3(46 Homes, Equity South), and A-4(79 Homes, Winchester South). Thecommunity was constructed between 1995 and 2000. There are fifteen privatestreets within the community, the names of which are identified in Section 7 of thereport. The street layout includes concrete curbs and gutters, concrete sidewalks,private driveway aprons, and eighteen off street parking bays providing 94 spaces.Recreational amenities include a pool complex, a tennis court, asphalt footpaths, andthree tot lots. The governing body for the community is Random Hills CommunityAssociation, Inc., (RHCA). The community shares certain other assets with adjoiningcommunities, which include the storm water management ponds, Random Hills StormWater Management Shared Assets (RHSWMSA), and the main entrance monumentsand road medians, Random Hills Common Area Shared Assets (RHCASA).

We are providing the Condition Assessment and Reserve Fund Plan Update based onProposal Acceptance Agreement No. 7279 dated April 27, 201 2. Our services aresubject to all terms and conditions specified therein.

Mason & Mason did not review the declarations, covenants, or other organizationdocuments pertaining to the establishment and governance of the HomeownersAssociation. Ultimately, the establishment, management, and expenditure of reservesare within the discretion of the Association and its Board of Directors pursuant totheir organizational documents and subject to the laws of the applicable jurisdiction.We are not otherwise financially associated with the Management Company or theAssociation, and we therefore do not have any conflicts of interest that would bias thisreport. Information provided by Management is deemed reliable. This report is notintended to be an audit or a forensic investigation. This report is not a mandate, but isintended to be a guide for future planning.

Mason & Mason provided a Level I Condition Assessment and Reserve Fund Plan forRandom Hills in 2001 with an update in 2007. This report is a second Level II updateof the previous reports and includes a new condition assessment. All commoncomponents were visually observed. Measurements and quantities were generallyaccepted from the previous report except where changes have occurred. The updatereport is a stand-alone document and reference to the previous report should not benecessary.

James G. Mason, R. S., and N. K. Mason, R. S. conducted the field evaluation for thisLevel II report on July 11 and 14, 201 2. The weather was clear and the temperaturewas approximately 85 degrees F. Precipitation had occurred the day prior to the sitevisit. The pavements, walkways, and grounds were generally dry and clean of debris.


1.2 Principal Findings: The common assets appear to be in continuing fair to good improved condition. Aggressive preventative maintenance to maximize service life and maintain appearance are now apparent. Most notable is the completed repair cycle for the asphalt pavement. Generally, all cracks are currently sealed and seal coating has been applied. We noted the full-depth repairs at Laurel Lake Square and two other intersections with damage were not repaired. These areas are only in the beginning stages of failure, but will eventually require repair. Based on the aging patterns currently observed throughout all streets, we have extended the pavement service life from 18 to 20 years. The repair of the damaged brick retaining walls at the pool and the embedded post pockets of the concrete and modular block retaining walls have now been accomplished. The tennis court color coat, which was in very poor condition in 2007, now appears like new. The troublesome ground based landscape lighting at the arched entrance features has now been replaced with feature mounted lighting fixtures, which appear to be a much better solution. At the request of the Board, we have evaluated and quantified the mailbox clusters serving the community, and have added them as a common component.

The RHSWMSA should proceed with a pond evaluation and master plan development to include a bathymetric study of both ponds to determine the rate of sedimentation since construction and determine if dredging will be necessary and, if necessary, when. This information is now very important as sediment removal and disposal has become extremely expensive due to environmental regulations.

In order to maintain the physical attributes that preserve property values and provide a safe environment for occupants and guests, a series of capital expenditures should be anticipated for all three entities. Consequently, we have scheduled near-, mid-, and late-term restoration and replacement projects based on observed aging patterns and anticipated needs from our experience with similar properties. Generally, our approach is to group appropriately related component replacement items into projects. This creates a more realistic model and allows a grouping time line that is more convenient to schedule and logical to accomplish. Please see the Table 1 Discussion, Column 18, and the Asphalt Pavement Report in Section 7, for specific information.

1.2 Principal Findings: The common assets appear to be in continuing fair to goodimproved condition. Aggressive preventative maintenance to maximize service life andmaintain appearance are now apparent. Most notable is the completed repair cycle forthe asphalt pavement. Generally, all cracks are currently sealed and seal coating hasbeen applied. We noted the full-depth repairs at Laurel Lake Square and two otherintersections with damage were not repaired. These areas are only in the beginningstages of failure, but will eventually require repair. Based on the aging patternscurrently observed throughout all streets, we have extended the pavement service lifefrom l8to2Oyears.

The repair of the damaged brick retaining walls at the pool and the embedded postpockets of the concrete and modular block retaining walls have now beenaccomplished. The tennis court color coat, which was in very poor condition in 2007,now appears like new.

The troublesome ground based landscape lighting at the arched entrance features hasnow been replaced with feature mounted lighting fixtures, which appear to be a muchbetter solution.

At the request of the Board, we have evaluated and quantified the mailbox clustersserving the community, and have added them as a common component.

The RHSWMSA should proceed with a pond evaluation and master plan developmentto include a bathymetric study of both ponds to determine the rate of sedimentationsince construction and determine if dredging will be necessary and, if necessary,when. This information is now very important as sediment removal and disposal hasbecome extremely expensive due to environmental regulations.

In order to maintain the physical attributes that preserve property values and provide asafe environment for occupants and guests, a series of capital expenditures should beanticipated for all three entities. Consequently, we have scheduled near-, mid-, and late-term restoration and replacement projects based on observed aging patterns andanticipated needs from our experience with similar properties.

Generally, our approach is to group appropriately related component replacementitems into projects. This creates a more realistic model and allows a grouping time linethat is more convenient to schedule and logical to accomplish. Please see the Table 1Discussion, Column 1 8, and the Asphalt Pavement Report in Section 7, for specificinformation.


2. FINANCIAL ANALYSIS

We are currently in unprecedented financial times. Previous standardized methods for determining or projecting inflation and interest income are not currently reliable. Recent inflation experience has surpassed government CPI and construction cost sources. This appears to result from a combination of factors, particularly wage rates and demand for services. We track the inflation rate among our clients based on their reported costs for typical services. A 3.5% annual rate reflects their general experience over the past decade. However, currently we are seeing somewhat lower rates and we are using 3%. Interest income has dropped substantially, and many smaller Associations are reduced to savings accounts or certificates of deposit, which are yielding only 1% to 2%.

Unlike reserves, interest income is taxable, so this further reduces the net gain. The combination of ever higher costs and lower interest income is driving reserve funding requirements substantially higher. It is impossible to forecast whether anticipated lower demand will help reduce or stabilize costs in the future. You can only delay repairs for so long.

During these times, it is prudent to keep a close watch on the economy and be ready to respond by updating the reserve fund plan as economic changes dictate.

Since asphalt pavement is particularly sensitive to oil costs and is generally the single most expensive component in many communities who own their streets, reserve fund plan pavement costs should be adjusted periodically to reflect market conditions. Gasoline prices do not necessarily reflect asphalt prices. Refinery practices combined with government plans for massive infrastructure projects will most likely result in continued shortages and subsequent higher costs for both asphalt and concrete products.

RHCA

2.1 Calculation Basics: The Association is on a calendar fiscal year. Management reported that the un-audited reserve fund balance, including cash and securities, as of December 31, 2011, was $765,826. We have used a 2.00% annual interest income factor and a 3.0% inflation factor in calculations. The total expenditures for the twenty-year period for both the Cash Flow Method and Component Method are projected to be $1,830,308.

2.2 Current Funding Analysis, Cash Flow Method (Table 3): The 2012 annual contribution to reserves has been set at $118,055 with a presumed 3% annual increase. At this level, the total for all annual contributions for the twenty-year period would be $3,172,182, and the total interest income is projected to be $685,705. This funding results in unrealistically low balances throughout the twenty-year period and never achieves the fully-funded goal.

2.3 Alternative Funding Analysis, Cash Flow Method, Hybrid Approach (Table 3.1): This plan provides the annual contributions necessary to maintain balances more consistent with the fully funded goal by increasing the annual contribution to $144,994 in 2013 and providing an annual escalation factor of 3.00%, matching inflation thereafter. This plan allows for a gradual increase over time after the initial increase, and addresses generational equity issues. The total for all annual contributions for the twenty-year period would be $3,759,839, and the total interest

Kanaom Mills upaate ui i-’age

2. FINANCIAL ANALYSIS

We are currently in unprecedented financial times. Previous standardized methods fordetermining or projecting inflation and interest income are not currently reliable.Recent inflation experience has surpassed government CPI and construction costsources. This appears to result from a combination of factors, particularly wage ratesand demand for services. We track the inflation rate among our clients based on theirreported costs for typical services. A 3.5% annual rate reflects their generalexperience over the past decade. However, currently we are seeing somewhat lowerrates and we are using 3%. Interest income has dropped substantially, and manysmaller Associations are reduced to savings accounts or certificates of deposit, whichare yielding only 1% to 2%.

Unlike reserves, interest income is taxable, so this further reduces the net gain. Thecombination of ever higher costs and lower interest income is driving reserve fundingrequirements substantially higher. It is impossible to forecast whether anticipatedlower demand will help reduce or stabilize costs in the future. You can only delayrepairs for so long.

During these times, it is prudent to keep a close watch on the economy and be readyto respond by updating the reserve fund plan as economic changes dictate.

Since asphalt pavement is particularly sensitive to oil costs and is generally the singlemost expensive component in many communities who own their streets, reserve fundplan pavement costs should be adjusted periodically to reflect market conditions.Gasoline prices do not necessarily reflect asphalt prices. Refinery practices combinedwith government plans for massive infrastructure projects will most likely result incontinued shortages and subsequent higher costs for both asphalt and concreteproducts.

RHCA

2.1 Calculation Basics: The Association is on a calendar fiscal year. Managementreported that the un-audited reserve fund balance, including cash and securities, as ofDecember 31, 201 1, was $765,826. We have used a 2.00% annual interest incomefactor and a 3.0% inflation factor in calculations. The total expenditures for the twenty-year period for both the Cash Flow Method and Component Method are projected tobe $1,830,308.

2.2 Current Funding Analysis, Cash Flow Method (Table 3): The 2012 annualcontribution to reserves has been set at $118,055 with a presumed 3% annualincrease. At this level, the total for all annual contributions for the twenty-year periodwould be $3,172,182, and the total interest income is projected to be $685,705.This funding results in unrealistically low balances throughout the twenty-yearperiod and never achieves the fully-funded goal.

2.3 Alternative Funding Analysis, Cash Flow Method, Hybrid Approach (Table 3.1):This plan provides the annual contributions necessary to maintain balances moreconsistent with the fully funded goal by increasing the annual contribution to$144,994 in 2013 and providing an annual escalation factor of 3.00%, matchinginflation thereafter. This plan allows for a gradual increase over time after theinitial increase, and addresses generational equity issues. The total for all annualcontributions for the twenty-year period would be $3,759,839, and the total interest


income is projected to be $800,894. The fully funded balance in 2031 is $3,496,251.

2.4 Funding Analysis, Component Method (Table 4): This method of funding would require variable annual contributions, averaging $184,762 over the twenty-year period. The total for all annual contributions would be $3,695,234, and the total interest income is projected to be $865,499. The fully funded balance in 2031 is $3,496,251. The Component Method model considers the current reserve fund balance in computing individual component contributions for current cycles. The Component Method model distributes the current reserve fund balance proportionally to all components prior to calculating the individual component contributions for each component cycle.

RHSWMSA

2.5 Calculation Basics: The RHSWMSA is on a calendar fiscal year. Management reported that the un-audited reserve fund balance, including cash and securities, as of December 31, 2011, was $132,524. We have used a 2.00% annual interest income factor and a 3.0% inflation factor in calculations. The total expenditures for the twenty-year period for both the Cash Flow Method and Component Method are projected to be $552,727.

2.6 Current Funding Analysis, Cash Flow Method (Table 3): The 2012 annual contribution to reserves has been set at $18,396 with a presumed 3% annual increase. At this level, the total for all annual contributions for the twenty-year period would be $494,307, and the total interest income is projected to be $87,429. This funding results in unrealistically low balances throughout the twenty-year period and never achieves the fully-funded goal.

2.7 Alternative Funding Analysis, Cash Flow Method, Hybrid Approach (Table 3.1): This plan provides the annual contributions necessary to maintain balances more consistent with the fully funded goal by increasing the annual contribution to $26,863 in 2013 and providing an annual escalation factor of 3.00%, matching inflation thereafter. This plan allows for a gradual increase over time after the initial increase, and addresses generational equity issues. The total for all annual contributions for the twenty-year period would be $693,1000, and the total interest income is projected to be $126,395. The fully funded balance in 2031 is $399,292.

2.8 Funding Analysis, Component Method (Table 4): This method of funding would require variable annual contributions, averaging $33,936 over the twenty-year period. The total for all annual contributions would be $678,715, and the total interest income is projected to be $140,780. The fully funded balance in 2031 is $399,292. The Component Method model considers the current reserve fund balance in computing individual component contributions for current cycles. The Component Method model distributes the current reserve fund balance proportionally to all components prior to calculating the individual component contributions for each component cycle.

- ---- lills

income is projected to be $800,894. The fully funded balance in 2031 is$3,496,251.

2.4 Funding Analysis, Component Method (Table 4): This method of funding wouldrequire variable annual contributions, averaging $184,762 over the twenty-yearperiod. The total for all annual contributions would be $3,695,234, and the totalinterest income is projected to be $865,499. The fully funded balance in 2031 is$3,496,251. The Component Method model considers the current reserve fundbalance in computing individual component contributions for current cycles. TheComponent Method model distributes the current reserve fund balance proportionallyto all components prior to calculating the individual component contributions for eachcomponent cycle.

RHSWMSA

2.5 Calculation Basics: The RHSWMSA is on a calendar fiscal year. Managementreported that the un-audited reserve fund balance, including cash and securities, as ofDecember 31, 201 1, was $132,524. We have used a 2.00% annual interest incomefactor and a 3.0% inflation factor in calculations. The total expenditures for the twenty-year period for both the Cash Flow Method and Component Method are projected tobe $552,727.

2.6 Current Funding Analysis, Cash Flow Method (Table 3): The 2012 annualcontribution to reserves has been set at $18,396 with a presumed 3% annualincrease. At this level, the total for all annual contributions for the twenty-year periodwould be $494,307, and the total interest income is projected to be $87,429. Thisfunding results in unrealistically low balances throughout the twenty-year periodand never achieves the fully-funded goal.

2.7 Alternative Funding Analysis, Cash Flow Method, Hybrid Approach (Table 3.1):This plan provides the annual contributions necessary to maintain balances moreconsistent with the fully funded goal by increasing the annual contribution to$26,863 in 2013 and providing an annual escalation factor of 3.00%, matchinginflation thereafter. This plan allows for a gradual increase over time after theinitial increase, and addresses generational equity issues. The total for all annualcontributions for the twenty-year period would be $693,1 000, and the total interestincome is projected to be $1 26,395. The fully funded balance in 2031 is $399,292.

2.8 Funding Analysis, Component Method (Table 4): This method of funding wouldrequire variable annual contributions, averaging $33,936 over the twenty-year period.The total for all annual contributions would be $678,715, and the total interestincome is projected to be $140,780. The fully funded balance in 2031 is $399,292.The Component Method model considers the current reserve fund balance incomputing individual component contributions for current cycles. The ComponentMethod model distributes the current reserve fund balance proportionally to allcomponents prior to calculating the individual component contributions for eachcomponent cycle.


RHCASA 2.9 Calculation Basics: The RHCASA is on a calendar fiscal year. Management reported that the un-audited reserve fund balance, including cash and securities, as of December 31, 2011, was $37,241. We have used a 2.00% annual interest income factor and a 3.0% inflation factor in calculations. The total expenditures for the twenty-year period for both the Cash Flow Method and Component Method are projected to be $70,101.

2.10 Current Funding Analysis, Cash Flow Method (Table 3): The 2012 annual contribution to reserves has been set at $8,694 with a presumed 3% annual increase. At this level, the total for all annual contributions for the twenty-year period would be $233,611, and the total interest income is projected to be $51,769. This funding results in a higher than fully funded balance and can be reduced.

2.11 Alternative Funding Analysis, Cash Flow Method, Hybrid Approach (Table 3.1): This plan provides the annual contributions necessary to maintain balances more consistent with the fully funded goal by decreasing the annual contribution to $7,181 in 2013 and providing an annual escalation factor of 3.00%, matching inflation thereafter. This plan allows for a gradual increase over time after the initial decrease, and addresses generational equity issues. The total for all annual contributions for the twenty-year period would be $189,064, and the total interest income is projected to be $43,037. The fully funded balance in 2031 is $199,241.

2.12 Funding Analysis, Component Method (Table 4): This method of funding would require variable annual contributions, averaging $9,308 over the twenty-year period. The total for all annual contributions would be $186,168, and the total interest income is projected to be $45,933. The fully funded balance in 2031 is $199,241. The Component Method model considers the current reserve fund balance in computing individual component contributions for current cycles. The Component Method model distributes the current reserve fund balance proportionally to all components prior to calculating the individual component contributions for each component cycle.

3. METHODS OF FUNDING

Once the data are compiled, our proprietary software produces two distinct funding methods. These are the Component Method and Cash Flow Method. Each of these methods is used in analyzing your Association’s reserve status and each plays a role in the Board’s decision on how to fund reserves. While we provide the guidance, the choice of funding method is ultimately the prerogative of the Board. Considering the vulnerability of the Association’s assets, its risk tolerance, and its ability to fund contributions, the Board should decide how the Association will fund its reserves and at what level.

3.1 Component Method: As reserve analysts, we recognize the value of Component Method calculations as they address both future replacement costs and the time remaining to fund them. This is the foundation of the savings concept. You will see the term “fully funded.” This simply means you are on schedule, in any given year, to accrue sufficient funds by the component’s replacement date. It does not mean you must have 100% of the funds ahead of time. Simplified Example: A component

RHCASA

2.9 Calculation Basics: The RHCASA is on a calendar fiscal year. Managementreported that the un-audited reserve fund balance, including cash and securities, as ofDecember 31, 201 1, was $37,241. We have used a 2.00% annual interest incomefactor and a 3.0% inflation factor in calculations. The total expenditures for the twenty-year period for both the Cash Flow Method and Component Method are projected tobe $70,101.

2.10 Current Funding Analysis, Cash Flow Method (Table 3): The 2012 annualcontribution to reserves has been set at $8,694 with a presumed 3% annualincrease. At this level, the total for all annual contributions for the twenty-year periodwould be $233,611, and the total interest income is projected to be $51,769. Thisfunding results in a higher than fully funded balance and can be reduced.

2.11 Alternative Funding Analysis, Cash Flow Method, Hybrid Approach (Table3.1): This plan provides the annual contributions necessary to maintain balances moreconsistent with the fully funded goal by decreasing the annual contribution to$7,181 in 2013 and providing an annual escalation factor of 3.00%, matchinginflation thereafter. This plan allows for a gradual increase over time after theinitial decrease, and addresses generational equity issues. The total for all annualcontributions for the twenty-year period would be $189,064, and the total interestincome is projected to be $43,037. The fully funded balance in 2031 is $1 99,241.

2.12 Funding Analysis, Component Method (Table 4): This method of funding wouldrequire variable annual contributions, averaging $9,308 over the twenty-year period.The total for all annual contributions would be $186,168, and the total interestincome is projected to be $45,933. The fully funded balance in 2031 is $1 99,241.The Component Method model considers the current reserve fund balance incomputing individual component contributions for current cycles. The ComponentMethod model distributes the current reserve fund balance proportionally to allcomponents prior to calculating the individual component contributions for eachcomponent cycle.

3. METHODS OF FUNDING

Once the data are compiled, our proprietary software produces two distinct fundingmethods. These are the Component Method and Cash Flow Method. Each of thesemethods is used in analyzing your Association’s reserve status and each plays a role inthe Board’s decision on how to fund reserves. While we provide the guidance, thechoice of funding method is ultimately the prerogative of the Board. Considering thevulnerability of the Association’s assets, its risk tolerance, and its ability to fundcontributions, the Board should decide how the Association will fund its reserves andat what level.

3.1 Component Method: As reserve analysts, we recognize the value of ComponentMethod calculations as they address both future replacement costs and the timeremaining to fund them. This is the foundation of the savings concept. You will seethe term “fully funded.” This simply means you are on schedule, in any given year, toaccrue sufficient funds by the component’s replacement date. It does not mean youmust have 100% of the funds ahead of time. Simplified Example: A component


projected to cost $1,000 at the end of its 10-year life cycle would require a $100 annual contribution in each of the 10 years. As long as you follow this contribution plan, the component is “fully funded.”

Prior to determining the actual required annual contribution, a complex calculation apportions the existing reserve fund to each component. Each component’s remaining unfunded balance forms the basis for the required contribution going forward.

Funds set aside for replacement of individual components are not normally used for the replacement of other components, even though the funds reside in the same bank account. In rare cases where a reserve fund is actually overfunded, $0 will be displayed on the Component Method tables, indicating that the component is fully funded for that cycle.

While the time basis for the report is a 20-year period, the Component Method allows for inclusion of long-life components that may require replacement after the specified period. This allows for funding of long-life components contemporaneously, which is fundamentally fair if they are serving the current owners. This is in contrast to saying “if it doesn’t require replacement within our 20-year period, we’re going to ignore it.”

Due to replacement cycle time and cost differentials, the Component Method typically results in annual contribution fluctuations, which often makes it difficult for a Board to implement. However, its guidance is essential and invaluable for understanding funding liabilities and making informed recommendations.

Table 4 shows these calculations, as well as projects interest income, expenses with inflation, and yearly balances, which will be “fully funded.”

3.2 Cash Flow Method: The Cash Flow Method is easier to implement. It is a simple 20-year spread sheet that includes the starting balance, current contribution, interest income, inflation rate, projected expenses, and resulting yearly balances. The Cash Flow Method pools the contributions allocated to each of the Association’s common components into a single “account.”

Table 3 shows these calculations. This table reflects the information you provided on your reserve fund balance and current contribution. It also shows projected yearly positive or negative balances. The Cash Flow Method doesn’t include replacement funding for anything beyond the 20-year period, thus leaving a potential shortfall in funding and failing to address generational equity if not specifically set to do so. It doesn’t provide any real guidance beyond the basic information. There are several variations on cash flow goals such as Threshold Funding (just enough to stay positive) and Percentage Funding (a predetermined level based on some arbitrary percentage), but these schemes don’t address the reality of fully funding, and typically are just a way of passing the obligation on to the next generation.

3.3 Hybrid Approach: Please note that this is not a method, rather a way (approach) for us to utilize the Cash Flow Method, while insuring the appropriate funding levels are achieved long-term. Our Hybrid Approach uses the projected fully funded balance at the end of the 20-year period from Table 4 as a funding goal. We then set up Cash Flow funding plans. Table 3 is your “where we are now” Cash Flow spreadsheet modeling your reserve balance and current contribution. Table 3.1 (and possibly others) provides alternative(s) to this that meet the fully funded goal from Table 4.

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projected to cost $1 ,000 at the end of its 1 0-year life cycle would require a $100annual contribution in each of the 10 years. As long as you follow this contributionplan, the component is “fully funded.”

Prior to determining the actual required annual contribution, a complex calculationapportions the existing reserve fund to each component. Each component’s remainingunfunded balance forms the basis for the required contribution going forward.

Funds set aside for replacement of individual components are not normally used forthe replacement of other components, even though the funds reside in the same bankaccount. In rare cases where a reserve fund is actually overfunded, $0 will bedisplayed on the Component Method tables, indicating that the component is fullyfunded for that cycle.

While the time basis for the report is a 20-year period, the Component Method allowsfor inclusion of long-life components that may require replacement after the specifiedperiod. This allows for funding of long-life components contemporaneously, which isfundamentally fair if they are serving the current owners. This is in contrast tosaying “if it doesn’t require replacement within our 20-year period, we’re going toignore it.”

Due to replacement cycle time and cost differentials, the Component Method typicallyresults in annual contribution fluctuations, which often makes it difficult for a Board toimplement. However, its guidance is essential and invaluable for understandingfunding liabilities and making informed recommendations.

Table 4 shows these calculations, as well as projects interest income, expenses withinflation, and yearly balances, which will be “fully funded.”

3.2 Cash Flow Method: The Cash Flow Method is easier to implement. It is a simple20-year spread sheet that includes the starting balance, current contribution, interestincome, inflation rate, projected expenses, and resulting yearly balances. The CashFlow Method pools the contributions allocated to each of the Association’s commoncomponents into a single “account.”

Table 3 shows these calculations. This table reflects the information you provided onyour reserve fund balance and current contribution. It also shows projected yearlypositive or negative balances. The Cash Flow Method doesn’t include replacementfunding for anything beyond the 20-year period, thus leaving a potential shortfall infunding and failing to address generational equity if not specifically set to do so. Itdoesn’t provide any real guidance beyond the basic information. There are severalvariations on cash flow goals such as Threshold Funding (just enough to stay positive)and Percentage Funding (a predetermined level based on some arbitrary percentage),but these schemes don’t address the reality of fully funding, and typically are just a wayof passing the obligation on to the next generation.

3.3 Hybrid Approach: Please note that this is not a method, rather a way(approach) for us to utilize the Cash Flow Method, while insuring the appropriatefunding levels are achieved long-term. Our Hybrid Approach uses the projected fullyfunded balance at the end of the 20-year period from Table 4 as a funding goal. Wethen set up Cash Flow funding plans. Table 3 is your “where we are now” Cash Flowspreadsheet modeling your reserve balance and current contribution. Table 3.1 (andpossibly others) provides alternative(s) to this that meet the fully funded goal fromTable 4.


We usually establish a new Cash Flow contribution that requires only small annual inflationary increases to reach the fully funded goal at the end of the 20-year period. This has the added effect of establishing a funding plan that addresses inflation. The contribution in the first year, adjusted for inflation, is equal to the contribution in the last year, based on inflated dollars (future value of money). This approach will also allow underfunded Associations the time to catch up, mitigating undue hardships. It balances the risk of temporary underfunding with the benefit of consistent predictable increasing contributions. The combination of the Component and Cash Flow Methods (Hybrid Approach) provides the advantages of both methods.

4. RESERVE PROGRAMMING

The Mason & Mason proprietary software used to produce the financial tables (Tables 1 through 4) has been under continual refinement for over a decade. It is unique in the industry as it provides comprehensive modeling through Microsoft Access and Excel that addresses the many challenges of reserve funding, allows analysts and clients to run “what if” scenarios, provides an easy to understand matrix of views and functions, and is easily provided to clients through e-mail.

4.1 Interest Income on Reserve Funds: Most Associations invest at least part of their reserve funds. Small Associations may simply use a savings account or certificates of deposit, while large Associations may have multiple investments with short-, medium-, and long-term instruments. One issue that is difficult to quantify is the percentage of funds invested. Some Associations invest a fairly substantial portion, while others hold back due to current cash outflow obligations. Some Associations do not reinvest the investment proceeds in their reserves; rather they divert the cash into their operations fund. We do not agree with this approach as it has the effect of requiring additional reserve contributions to make up for the difference. There is also the issue of changing rates over the 20-year period. In the recent past we have seen large swings in relatively short time periods. While reserve funds are not usually taxable by the IRS, the investment income generated by the reserve fund is taxable in most situations. Even with all these potential pitfalls, investment income still represents a substantial source of additional funds and for this reason should not be ignored. There is no way to make “one size fits all” with any accuracy for the individual Association. Our approach to this dilemma is to use lower approximations that compensate for less than 100% of funds invested. We feel this is still better than not recognizing it, and periodic updates allow for adjustments based on experience. The rate can be set at any level, including zero, for Associations desiring to not recognize interest. The rate should reflect, as accurately as possible, the actual composite rate of return on all securities and other instruments of investment including allowances for taxes.

The interest income displayed on Table 3 and Table 4 is the summation of the beginning reserve fund interest accrual and the interest earned on the contributions minus the interest lost by withdrawing the capital expenditures. This method of calculation, while not exact, approximates the averages of the three principal components of a reserve fund for each twelve-month period.

We usually establish a new Cash Flow contribution that requires only small annualinflationary increases to reach the fully funded goal at the end of the 20-yearperiod. This has the added effect of establishing a funding plan that addressesinflation. The contribution in the first year, adjusted for inflation, is equal to thecontribution in the last year, based on inflated dollars (future value of money). Thisapproach will also allow underfunded Associations the time to catch up, mitigatingundue hardships. It balances the risk of temporary underfunding with the benefit ofconsistent predictable increasing contributions. The combination of theComponent and Cash Flow Methods (Hybrid Approach) provides the advantages ofboth methods.

4. RESERVE PROGRAMMING

The Mason & Mason proprietary software used to produce the financial tables (Tables1 through 4) has been under continual refinement for over a decade. It is unique in theindustry as it provides comprehensive modeling through Microsoft Access and Excelthat addresses the many challenges of reserve funding, allows analysts and clients torun “what if” scenarios, provides an easy to understand matrix of views and functions,and is easily provided to clients through e-mail.4.1 Interest Income on Reserve Funds: Most Associations invest at least part of theirreserve funds. Small Associations may simply use a savings account or certificates ofdeposit, while large Associations may have multiple investments with short-, medium-,and long-term instruments. One issue that is difficult to quantify is the percentage offunds invested. Some Associations invest a fairly substantial portion, while others holdback due to current cash outflow obligations. Some Associations do not reinvest theinvestment proceeds in their reserves; rather they divert the cash into theiroperations fund. We do not agree with this approach as it has the effect of requiringadditional reserve contributions to make up for the difference. There is also the issueof changing rates over the 20-year period. In the recent past we have seen largeswings in relatively short time periods. While reserve funds are not usually taxable bythe IRS, the investment income generated by the reserve fund is taxable in mostsituations. Even with all these potential pitfalls, investment income still represents asubstantial source of additional funds and for this reason should not be ignored. Thereis no way to make “one size fits all” with any accuracy for the individual Association. Ourapproach to this dilemma is to use lower approximations that compensate for lessthan 100% of funds invested. We feel this is still better than not recognizing it, andperiodic updates allow for adjustments based on experience. The rate can be set atany level, including zero, for Associations desiring to not recognize interest. The rateshould reflect, as accurately as possible, the actual composite rate of return on allsecurities and other instruments of investment including allowances for taxes.

The interest income displayed on Table 3 and Table 4 is the summation of thebeginning reserve fund interest accrual and the interest earned on the contributionsminus the interest lost by withdrawing the capital expenditures. This method ofcalculation, while not exact, approximates the averages of the three principalcomponents of a reserve fund for each twelve-month period.


4.2 Future Replacement Costs (Inflation): Inflation is a fact of life. In order to replicate future financial conditions as accurately as possible, inflation on replacement costs should be recognized. The financial tables have been programmed to calculate inflation based upon a pre-determined rate. This rate can be set at any level, including zero. A plan that doesn’t include inflation is a 1-year plan, and any data beyond that first year won’t reflect reality.

4.3 Simultaneous Funding: This is a method of calculating funding for multiple replacement cycles of a single component over a period of time from the same starting date. Simple Example: Funding for a re-roofing project, while, at the same time, funding for a second, subsequent re-roofing project. This method serves a special purpose if multiple-phase projects are all near-term, but will result in higher annual contribution requirements and leads to generational equity issues otherwise. We use this type of programming only in special circumstances.

4.4 Sequential Funding: This is a method of calculating funding for multiple replacement cycles of a single component over a period of time where each funding cycle begins when the previous cycle ends. Simple Example: Funding for the second re-roofing project begins after the completion of the initial re-roofing project. This method of funding appears to be fundamentally equitable. We use this type of programming except in special circumstances.

4.5 Normal Replacement: Components are scheduled for complete replacement at the end of their useful service lives. Simple Example: An entrance sign is generally replaced all at once.

4.6 Cyclic Replacement: Components are replaced in stages over a period of time. Simple Example: Deficient sidewalk panels are typically replaced individually as a small percentage, rather than the complete system.

4.7 Minor Components: A minimum component value is usually established for inclusion in the reserve fund. Components of insignificant value in relation to the scale of the Association shouldn’t be included and should be deferred to the operations budget. A small Association might exclude components with aggregate values less than $1,000, while a large Association might exclude components with aggregate values of less than $10,000. Including many small components tends to over complicate the plan and doesn’t provide any relative value or utility.

4.8 Long Life Components: Almost all Associations have some components with long or very long useful service lives typically ranging between thirty and sixty years. Traditionally, this type of component has been ignored completely. Simple Example: Single replacement components such as entrance monuments should be programmed for full replacement at their statistical service life. This allows for all common property owners to pay their fair share during the time the component serves them. This also has the added effect of reducing the funding burden significantly as it is carried over many years.

4.9 Projected Useful Service Life: Useful service lives of components are established using construction industry standards and our local experience as a guideline. Useful service lives can vary greatly due to initial quality and installation, inappropriate materials, maintenance practices or lack thereof, environment, parts attrition, and obsolescence. By visual observation, the projected useful service life may be shortened or extended due to the present condition. The projected useful service life is not a

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4.2 Future Replacement Costs (Inflation): Inflation is a fact of life. In order toreplicate future financial conditions as accurately as possible, inflation on replacementcosts should be recognized. The financial tables have been programmed to calculateinflation based upon a pre-determined rate. This rate can be set at any level, includingzero. A plan that doesn’t include inflation is a 1-year plan, and any data beyond thatfirst year won’t reflect reality.

4.3 Simultaneous Funding: This is a method of calculating funding for multiplereplacement cycles of a single component over a period of time from the samestarting date. Simple Example: Funding for a re-roofing project, while, at the same time,funding for a second, subsequent re-roofing project. This method serves a specialpurpose if multiple-phase projects are all near-term, but will result in higher annualcontribution requirements and leads to generational equity issues otherwise. We usethis type of programming only in special circumstances.

4.4 Sequential Funding: This is a method of calculating funding for multiplereplacement cycles of a single component over a period of time where each fundingcycle begins when the previous cycle ends. Simple Example: Funding for the second reroofing

project begins after the completion of the initial re-roofing project. This methodof funding appears to be fundamentally equitable. We use this type of programmingexcept in special circumstances.

4.5 Normal Replacement: Components are scheduled for complete replacement atthe end of their useful service lives. Simple Example: An entrance sign is generallyreplaced all at once.

4.6 Cyclic Replacement: Components are replaced in stages over a period of time.Simple Example: Deficient sidewalk panels are typically replaced individually as a smallpercentage, rather than the complete system.

4.7 Minor Components: A minimum component value is usually established forinclusion in the reserve fund. Components of insignificant value in relation to the scaleof the Association shouldn’t be included and should be deferred to the operationsbudget. A small Association might exclude components with aggregate values lessthan $1 000, while a large Association might exclude components with aggregatevalues of less than $10,000. Including many small components tends to overcomplicate the plan and doesn’t provide any relative value or utility.

4.8 Long Life Components: Almost all Associations have some components with longor very long useful service lives typically ranging between thirty and sixty years.Traditionally, this type of component has been ignored completely. Simple Example:Single replacement components such as entrance monuments should be programmedfor full replacement at their statistical service life. This allows for all common propertyowners to pay their fair share during the time the component serves them. This alsohas the added effect of reducing the funding burden significantly as it is carried overmany years.

4.9 Projected Useful Service Life: Useful service lives of components are establishedusing construction industry standards and our local experience as a guideline. Usefulservice lives can vary greatly due to initial quality and installation, inappropriatematerials, maintenance practices or lack thereof, environment, parts attrition, andobsolescence. By visual observation, the projected useful service life may be shortenedor extended due to the present condition. The projected useful service life is not a


mandate, but a guideline, for anticipating when a component will require replacement and how many years remain to fund it. 4.10 Generational Equity: As the term applies to reserves, it is the state of fairness between and over the generations relating to responsibility for assets you are utilizing during your time of ownership. It is neither reasonable, nor good business to defer current liabilities to future owners. This practice is not only unfair, it can also have a very negative impact on future property values.

5. UPDATING THE RESERVE FUND PLAN

A reserve fund plan should be periodically updated to remain a viable planning tool. Changing financial conditions and widely varying aging patterns of components dictate that revisions should be undertaken periodically from one to five years, depending upon the complexity of the common assets and the age of the community. Weather, which is unpredictable, plays a large part in the aging process.

Full Updates (Level II) include a site visit to observe current conditions. These updates include adjustments to the component inventory, replacement schedules, annual contributions, balances, replacement costs, inflation rates, and interest income.

We encourage Associations that are undergoing multiple simultaneous or sequential costly restoration projects (usually high rise buildings) to perform Level III Administrative Updates. Administrative updates do not include a condition assessment. They are accomplished by comparing original projections with actual experience during the interim period as reported by Management. These updates can be performed annually and include adjustments to the replacement schedules, contributions, balances, replacement costs, inflation rates, and interest income. The Level III Administrative Update can be a cost-effective way of keeping current between Level II Full Update cycles. Full Updates (Level II) and Administrative Updates (Level III) help to ensure the integrity of the reserve fund plan.

6. PREVENTIVE MAINTENANCE

The following preventive maintenance practices are suggested to assist the Association in the development of a routine maintenance program. The recommendations are not to be considered the only maintenance required, but should be included in an overall program. The development of a maintenance checklist and an annual condition survey will help extend the useful service lives of the Association’s assets.

This section includes best maintenance practices or life-extension maintenance for many, but not necessarily all, components in the report. Items for which no maintenance is necessary, appropriate or beyond the purview of this report are not included in this section. We typically include them for townhomes and garden condominiums while mid- and high-rise buildings are generally too complex.

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mandate, but a guideline, for anticipating when a component will require replacementand how many years remain to fund it.

4.10 Generational Equity: As the term applies to reserves, it is the state of fairnessbetween and over the generations relating to responsibility for assets you are utilizingduring your time of ownership. It is neither reasonable, nor good business to defercurrent liabilities to future owners. This practice is not only unfair, it can also have avery negative impact on future property values.

5. UPDATING THE RESERVE FUND PLAN

A reserve fund plan should be periodically updated to remain a viable planning tool.Changing financial conditions and widely varying aging patterns of components dictatethat revisions should be undertaken periodically from one to five years, depending uponthe complexity of the common assets and the age of the community. Weather, which isunpredictable, plays a large part in the aging process.

Full Updates (Level II) include a site visit to observe current conditions. These updatesinclude adjustments to the component inventory, replacement schedules, annualcontributions, balances, replacement costs, inflation rates, and interest income.

We encourage Associations that are undergoing multiple simultaneous or sequentialcostly restoration projects (usually high rise buildings) to perform Level IllAdministrative Updates. Administrative updates do not include a conditionassessment. They are accomplished by comparing original projections with actualexperience during the interim period as reported by Management. These updates canbe performed annually and include adjustments to the replacement schedules,contributions, balances, replacement costs, inflation rates, and interest income. TheLevel Ill Administrative Update can be a cost-effective way of keeping current betweenLevel II Full Update cycles. Full Updates (Level II) and Administrative Updates (Level Ill)help to ensure the integrity of the reserve fund plan.

6. PREVENTIVE MAINTENANCE

The following preventive maintenance practices are suggested to assist theAssociation in the development of a routine maintenance program. Therecommendations are not to be considered the only maintenance required, but shouldbe included in an overall program. The development of a maintenance checklist and anannual condition survey will help extend the useful service lives of the Association’sassets.

This section includes best maintenance practices or life-extension maintenance formany, but not necessarily all, components in the report. Items for which nomaintenance is necessary, appropriate or beyond the purview of this report are notincluded in this section. We typically include them for townhomes and gardencondominiums while mid- and high-rise buildings are generally too complex.


6.1 Asphalt Pavement: Pavement maintenance is the routine work performed to keep a pavement, subjected to normal traffic and the ordinary forces of nature, as close as possible to its as-constructed condition. Asphalt overlays may be used to correct both surface deficiencies and structural deficiencies. Surface deficiencies in asphalt pavement usually are corrected by thin resurfacing, but structural deficiencies require overlays designed on factors such as pavement properties and traffic loading. Any needed full-depth repairs and crack filling should be accomplished prior to overlaying. The edgemill and overlay process includes milling the edges of the pavement at the concrete gutter and feathering the depth of cut toward the center of the drive lane. Milling around meter heads and utility features is sometimes required. The typical useful life for an asphalt overlay is twenty years. 6.2 Asphalt Seal Coating: The purpose is to seal and add new life to a roadway surface. It protects the existing pavement but does not add significant structural strength. A surface treatment can range from a single, light application of emulsified asphalt as a “fog” seal, to a multiple-surface course made up of alternate applications of asphalt and fine aggregate. Seal coating of all asphalt pavements should be performed at approximately five-year intervals. The material used should be impervious to petroleum products and should be applied after crack filling, oil-spot cleaning, and full-depth repairs have been accomplished. Seal coating is a cost-effective way of extending the life of asphaltic concrete pavement. Seal coating is generally not scheduled for up to five years after an asphalt restoration project. 6.3 Asphalt Full-Depth Repairs: In areas where significant alligator cracking, potholes, or deflection of the pavement surface develops, the existing asphalt surface should be removed to the stone base course and the pavement section replaced with new asphalt. Generally, this type of failure is directly associated with the strength of the base course. When the pavement is first constructed, the stone base consists of a specific grain size distribution that provides strength and rigidity to the pavement section. Over time, the stone base course can become contaminated with fine-grained soil particles from the supporting soils beneath the base course. The most positive repair to such an area is to remove the contaminated base course and replace it with new base stone to the design depth. It is appropriate to perform these types of repairs immediately prior to asphalt restoration projects. Generally, this type of repair should not be required for approximately five years after an asphalt restoration project. 6.4 Asphalt Crack Filling: Cracks that develop throughout the life of the asphalt should be thoroughly cleaned of plant growth and debris (lanced) and then filled with a rubberized asphalt crack sealant. If the crack surfaces are not properly prepared, the sealant will not adhere. Crack filling should be accomplished every two years to prevent infiltration of water through the asphalt into the sub-grade, causing damage to the road base. It is appropriate to perform these types of repairs immediately prior to edgemill and overlay. Generally, this type of repair should not be required for approximately five years after an edgemill and overlay project. 6.5 Asphalt Footpaths: Transverse and longitudinal cracks should be cleaned of debris and plant growth (lanced) and filled with a rubberized asphaltic compound to prevent water infiltration. Cracks and deflection of the asphalt pavement can develop in the areas where tree roots cross the path. Tree roots should be removed and damaged areas repaired. An additional maintenance issue with footpaths is vegetation control. In areas where vegetation encroaches on the paths, both underfoot and

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6.1 Asphalt Pavement: Pavement maintenance is the routine work performed to keepa pavement, subjected to normal traffic and the ordinary forces of nature, as close aspossible to its as-constructed condition. Asphalt overlays may be used to correct bothsurface deficiencies and structural deficiencies. Surface deficiencies in asphaltpavement usually are corrected by thin resurfacing, but structural deficiencies requireoverlays designed on factors such as pavement properties and traffic loading. Anyneeded full-depth repairs and crack filling should be accomplished prior to overlaying.The edgemill and overlay process includes milling the edges of the pavement at theconcrete gutter and feathering the depth of cut toward the center of the drive lane.Milling around meter heads and utility features is sometimes required. The typicaluseful life for an asphalt overlay is twenty years.

6.2 Asphalt Seal Coating: The purpose is to seal and add new life to a roadwaysurface. It protects the existing pavement but does not add significant structuralstrength. A surface treatment can range from a single, light application of emulsifiedasphalt as a “fog” seal, to a multiple-surface course made up of alternate applicationsof asphalt and fine aggregate. Seal coating of all asphalt pavements should beperformed at approximately five-year intervals. The material used should be imperviousto petroleum products and should be applied after crack filling, oil-spot cleaning, andfull-depth repairs have been accomplished. Seal coating is a cost-effective way ofextending the life of asphaltic concrete pavement. Seal coating is generally notscheduled for up to five years after an asphalt restoration project.

6.3 Asphalt Full-Depth Repairs: In areas where significant alligator cracking,potholes, or deflection of the pavement surface develops, the existing asphalt surfaceshould be removed to the stone base course and the pavement section replaced withnew asphalt. Generally, this type of failure is directly associated with the strength ofthe base course. When the pavement is first constructed, the stone base consists of aspecific grain size distribution that provides strength and rigidity to the pavementsection. Over time, the stone base course can become contaminated with fine-grainedsoil particles from the supporting soils beneath the base course. The most positiverepair to such an area is to remove the contaminated base course and replace it withnew base stone to the design depth. It is appropriate to perform these types of repairsimmediately prior to asphalt restoration projects. Generally, this type of repair shouldnot be required for approximately five years after an asphalt restoration project.

6.4 Asphalt Crack Filling: Cracks that develop throughout the life of the asphalt shouldbe thoroughly cleaned of plant growth and debris (lanced) and then filled with arubberized asphalt crack sealant. If the crack surfaces are not properly prepared, thesealant will not adhere. Crack filling should be accomplished every two years to preventinfiltration of water through the asphalt into the sub-grade, causing damage to theroad base. It is appropriate to perform these types of repairs immediately prior toedgemill and overlay. Generally, this type of repair should not be required forapproximately five years after an edgemill and overlay project.

6.5 Asphalt Footpaths: Transverse and longitudinal cracks should be cleaned ofdebris and plant growth (lanced) and filled with a rubberized asphaltic compound toprevent water infiltration. Cracks and deflection of the asphalt pavement can develop inthe areas where tree roots cross the path. Tree roots should be removed anddamaged areas repaired. An additional maintenance issue with footpaths is vegetationcontrol. In areas where vegetation encroaches on the paths, both underfoot and


overhead, visibility is reduced and personal injury can occur from low-growing branches. Vegetation control should be accomplished on a regular basis under the maintenance budget for safety considerations and to extend the useful service life of the pavement. 6.6 Concrete Sidewalks: When sidewalks are cracked or scaled or sections have settled, the resulting differential or “tripping hazard” can present a liability problem for the Association if personal injury should occur as a result. Tripping hazards should be repaired expeditiously to promote safety and prevent liability problems for the community. Generally, where practical and appropriate, concrete element repairs and replacements are scheduled in the same years to promote cost efficiencies. Replacements are usually scheduled in cycles because the necessity of full replacement at one time is unlikely. Typically, damaged or differentially settled sections can be removed by saw cutting or jack hammer and re-cast. Concrete milling of the differential surfaces is sometimes an appropriate, cost-effective alternative to re-casting. Skim coating is not an effective repair for scaled or settled concrete surfaces and, over time, will usually worsen the problem. 6.7 Concrete Curbs and Gutters: Vehicle impacts, differential settlement, construction damage, and cracking and spalling of the concrete will eventually result in the need for replacement of some curb sections. A typical damaged or settled section, usually 10 feet in length, will be removed by saw cutting or jack hammer and re-cast. Replacements are scheduled in cycles because the necessity of full replacement at one time is unlikely. 6.8 Concrete Pool Deck: Cast-in-place concrete, slab-on-grade pool deck sections, which have large cracks, should be removed and replaced periodically to prevent water infiltration behind the pool structure. Minor cracks can be routed and sealed to extend the service life of the deck. In some instances, a breathable cementitious coating can be applied to improve the surface appearance and extend the surface life. 6.9 Concrete Steps: Concrete steps should be replaced when cracking, deterioration, or settlement occurs. Cracks, which occur at the intersection of treads and risers, should be filled with an appropriate sealant to prevent water infiltration. 6.10 Wrought Iron and Metal Components: Metal components should be periodically straightened, loose connections repaired, cleaned of rust, primed, and painted to maintain appearance and extend the useful service life. Vegetation should be trimmed back from the components to prevent damage from branches or root systems. Bases should be periodically cleaned and sealed to prevent moisture infiltration, which will cause damage to the adjacent structures in freeze/thaw cycles. Welding new bases to replace deteriorated bases is a viable alternative to replacing handrailings or other wrought iron components. 6.11 Wood Components: Bare wood components, both non-treated and pressure-treated, generally will achieve a greater useful service life and improved appearance if preventative maintenance is performed. Periodic pressure washing and sealing with wood preservative is recommended on all wood components. Rough edges and splinters should be sanded prior to sealing. Damaged or deteriorated wood components should be replaced as necessary. Generally, securing or repairing wood components with screws will provide a better fastening method than nails.

om MiII.. ce .

overhead, visibility is reduced and personal injury can occur from low-growingbranches. Vegetation control should be accomplished on a regular basis under themaintenance budget for safety considerations and to extend the useful service life ofthe pavement.

6.6 Concrete Sidewalks: When sidewalks are cracked or scaled or sections havesettled, the resulting differential or “tripping hazard” can present a liability problem forthe Association if personal injury should occur as a result. Tripping hazards should berepaired expeditiously to promote safety and prevent liability problems for thecommunity. Generally, where practical and appropriate, concrete element repairs andreplacements are scheduled in the same years to promote cost efficiencies.Replacements are usually scheduled in cycles because the necessity of fullreplacement at one time is unlikely. Typically, damaged or differentially settled sectionscan be removed by saw cutting or jack hammer and re-cast. Concrete milling of thedifferential surfaces is sometimes an appropriate, cost-effective alternative to recasting.

Skim coating is not an effective repair for scaled or settled concrete surfacesand, over time, will usually worsen the problem.

6.7 Concrete Curbs and Gutters: Vehicle impacts, differential settlement,construction damage, and cracking and spalling of the concrete will eventually result inthe need for replacement of some curb sections. A typical damaged or settled section,usually 10 feet in length, will be removed by saw cutting or jack hammer and re-cast.Replacements are scheduled in cycles because the necessity of full replacement atone time is unlikely.

6.8 Concrete Pool Deck: Cast-in-place concrete, slab-on-grade pool deck sections,which have large cracks, should be removed and replaced periodically to prevent waterinfiltration behind the pool structure. Minor cracks can be routed and sealed to extendthe service life of the deck. In some instances, a breathable cementitious coating canbe applied to improve the surface appearance and extend the surface life.

6.9 Concrete Steps: Concrete steps should be replaced when cracking, deterioration,or settlement occurs. Cracks, which occur at the intersection of treads and risers,should be filled with an appropriate sealant to prevent water infiltration.

6.10 Wrought Iron and Metal Components: Metal components should be periodicallystraightened, loose connections repaired, cleaned of rust, primed, and painted tomaintain appearance and extend the useful service life. Vegetation should be trimmedback from the components to prevent damage from branches or root systems. Basesshould be periodically cleaned and sealed to prevent moisture infiltration, which willcause damage to the adjacent structures in freeze/thaw cycles. Welding new basesto replace deteriorated bases is a viable alternative to replacing handrailings or otherwrought iron components.

6.11 Wood Components: Bare wood components, both non-treated and pressuretreated,generally will achieve a greater useful service life and improved appearance if

preventative maintenance is performed. Periodic pressure washing and sealing withwood preservative is recommended on all wood components. Rough edges andsplinters should be sanded prior to sealing. Damaged or deteriorated woodcomponents should be replaced as necessary. Generally, securing or repairing woodcomponents with screws will provide a better fastening method than nails.


6.12 Light Poles: Outdoor lighting has a limited service life because of the accelerated aging process due to weather extremes. Remediation of the pole fixtures is a viable alternative to full replacement and would include painting the poles along with lamp housing replacement, including ballasts and capacitors. Any poles observed to be out of plumb should be straightened. Periodic cleaning of peeling paint and rust, priming, and re-painting of poles and fixtures will help extend the useful service life. Building-mounted lighting should be replaced as necessary. 6.13 Street Signage: Metal perforated-post and pressure-treated wood post street signs generally require very little maintenance over their useful service life. Signage tends to fade due to environmental exposure. Cleaning of peeled paint, periodic cleaning of rust (metal posts) and repainting of wood and metal posts will maintain appearance. Little can be done with the signs except to replace them periodically. The wood components of entrance signs should be periodically cleaned of loose paint and repainted to maintain appearance. Out-of-plumb posts should be straightened and secured. 6.14 Tot Lot Equipment and Outdoor Furniture: Bare wood components, both non-treated and pressure-treated, generally will achieve a greater useful service life and improved appearance if preventative maintenance is performed. Periodic pressure washing and sealing with wood preservative is recommended on all wood components. Rough edges and splinters should be sanded prior to sealing. Damaged or deteriorated wood components should be replaced as necessary. Generally, securing or repairing wood components with screws will provide a better fastening method than nails. Tot lot equipment should be inspected frequently for loose components, rough edges, splinters, and safety hazards. Painted metal components should periodically be cleaned of peeling paint, primed, and re-painted. Tot lot borders should be leveled periodically, and protruding border anchors should be made flush with the timber surface. 6.15 Tennis Court Surface Overlay: Court surface overlays are usually required when settlement of the sub-base causes cracks to appear at the surface. Direct overlays usually allow any cracks to migrate (reflective cracking) to the new surface. A technique to eliminate this problem is to separate the old surface from the new surface with a layer of fine marble dust. This allows the two surfaces to move independently and results in a more stable top surface. Net post footing displacement caused by over-tensioning of the net cable also results in court surface damage. However, the footings can be replaced without overlaying the court. In this region, tennis courts usually give about fifteen years of service before this procedure is necessary. Some courts fail much sooner and some last much longer. It is prudent to plan for overlay now because of the large expense involved if required. Good maintenance practices, including frequent sweeping, periodic color coating of the surface and proper tensioning of the net cable can extend the service life of tennis courts.

6.12 Light Poles: Outdoor lighting has a limited service life because of theaccelerated aging process due to weather extremes. Remediation of the pole fixturesis a viable alternative to full replacement and would include painting the poles alongwith lamp housing replacement, including ballasts and capacitors. Any poles observedto be out of plumb should be straightened. Periodic cleaning of peeling paint and rust,priming, and re-painting of poles and fixtures will help extend the useful service life.Building-mounted lighting should be replaced as necessary.

6.13 Street Signage: Metal perforated-post and pressure-treated wood post streetsigns generally require very little maintenance over their useful service life. Signagetends to fade due to environmental exposure. Cleaning of peeled paint, periodiccleaning of rust (metal posts) and repainting of wood and metal posts will maintainappearance. Little can be done with the signs except to replace them periodically. Thewood components of entrance signs should be periodically cleaned of loose paint andrepainted to maintain appearance. Out-of-plumb posts should be straightened andsecured.

6.14 Tot Lot Equipment and Outdoor Furniture: Bare wood components, both non-treated and pressure-treated, generally will achieve a greater useful service life andimproved appearance if preventative maintenance is performed. Periodic pressurewashing and sealing with wood preservative is recommended on all wood components.Rough edges and splinters should be sanded prior to sealing. Damaged ordeteriorated wood components should be replaced as necessary. Generally, securingor repairing wood components with screws will provide a better fastening method thannails. Tot lot equipment should be inspected frequently for loose components, roughedges, splinters, and safety hazards. Painted metal components should periodically becleaned of peeling paint, primed, and re-painted. Tot lot borders should be leveledperiodically, and protruding border anchors should be made flush with the timbersurface.

6.1 5 Tennis Court Surface Overlay: Court surface overlays are usually required whensettlement of the sub-base causes cracks to appear at the surface. Direct overlaysusually allow any cracks to migrate (reflective cracking) to the new surface. Atechnique to eliminate this problem is to separate the old surface from the newsurface with a layer of fine marble dust. This allows the two surfaces to moveindependently and results in a more stable top surface. Net post footing displacementcaused by over-tensioning of the net cable also results in court surface damage.However, the footings can be replaced without overlaying the court. In this region,tennis courts usually give about fifteen years of service before this procedure isnecessary. Some courts fail much sooner and some last much longer. It is prudent toplan for overlay now because of the large expense involved if required. Goodmaintenance practices, including frequent sweeping, periodic color coating of thesurface and proper tensioning of the net cable can extend the service life of tenniscourts.


6.16 Tennis Court Color Coat: Color coating extends the life of the surface if cracking and other surface problems are not present. An average five-year life for color coating is scheduled, except within a year or two of scheduled surface overlay. Any cracking around net post footings should be sealed to prevent moisture infiltration. 6.17 Chain Link Fencing: Very little maintenance is necessary for chain link fencing and gates. Periodic removal of encroaching vegetation should be performed to prevent damage to components. Damaged components should be repaired or replaced. Rusted fence components may be painted to improve appearance. 6.18 Composite Shingle Roofs: Roofs and attic spaces should be inspected annually for damage and leaks. During the attic inspection, check to make sure that mechanical ventilation systems, such as bathroom exhaust fans and dryer ducts, are routed through the roof and not discharging into the attic space. Loose or missing shingles should be replaced on a regular basis. Signs of deflected roof sheathing or discoloration of the sheathing are indicative of moisture problems and should be investigated. It is important to ensure that proper ventilation is occurring at the soffit vents and that insulation is not obstructing the airflow. If attic ventilation appears to be inadequate, the installation of ridge vents and/or through-the-roof mechanical vents is usually a cost-effective way of extending the useful service life of the sheathing. Roof penetrations, such as plumbing vents, are a major source of leaks. During the inspection, these areas should be checked carefully for signs of leakage or rotten sheathing. Gutters and downspouts should be inspected annually. Loose, damaged, or leaking sections should be secured, repaired, or replaced. All gutters should be kept clean of leaf material and debris. Clogged downspouts should be cleared. In areas where gutters collect fallen leaves, gutters should have screens installed. Downspouts should be directed away from buildings. Erosion can be minimized by the use of properly located splash blocks or plastic flexible tubing. In all cases, water should be directed away from building foundations. Splash blocks must be properly placed, and flexible plastic extensions require diligent maintenance. 6.19 Painted Wood Trim Components: The service life of painted wood components depends greatly on the type of wood used, the initial installation method, level of exposure to the elements, and preventative maintenance practices during its service life. Kiln dried trim pieces should be primed on all surfaces prior to installation. Re-painting projects should be performed every four years or as needed. Loose and flaking paint should be thoroughly removed and deteriorated trim pieces replaced with primed trim pieces prior to repainting projects. 6.20 Painted Metal Doors: Painted metal doors should be periodically cleaned of rust and peeling paint, primed, and re-painted. Damaged or deteriorated hardware should be replaced to prevent damage to the door. 6.21 Pool Structure: The swimming pools are in-ground, cast-in-place concrete structures. Most outdoor pools of this type, in this area, require a major renovation between twenty and forty years of age. It is prudent to plan for structural renovation now because of the large expense involved if required. Core samples should be taken periodically, as the pool ages, to determine the condition of the gunnite and concrete.

6.16 Tennis Court Color Coat: Color coating extends the life of the surface if crackingand other surface problems are not present. An average five-year life for color coatingis scheduled, except within a year or two of scheduled surface overlay. Any crackingaround net post footings should be sealed to prevent moisture infiltration.

6.17 Chain Link Fencing: Very little maintenance is necessary for chain link fencingand gates. Periodic removal of encroaching vegetation should be performed to preventdamage to components. Damaged components should be repaired or replaced.Rusted fence components may be painted to improve appearance.

6.18 Composite Shingle Roofs: Roofs and attic spaces should be inspected annuallyfor damage and leaks. During the attic inspection, check to make sure that mechanicalventilation systems, such as bathroom exhaust fans and dryer ducts, are routedthrough the roof and not discharging into the attic space. Loose or missing shinglesshould be replaced on a regular basis. Signs of deflected roof sheathing ordiscoloration of the sheathing are indicative of moisture problems and should beinvestigated. It is important to ensure that proper ventilation is occurring at the soffitvents and that insulation is not obstructing the airflow. If attic ventilation appears to beinadequate, the installation of ridge vents and/or through-the-roof mechanical vents isusually a cost-effective way of extending the useful service life of the sheathing. Roofpenetrations, such as plumbing vents, are a major source of leaks. During theinspection, these areas should be checked carefully for signs of leakage or rottensheathing. Gutters and downspouts should be inspected annually. Loose, damaged, orleaking sections should be secured, repaired, or replaced. All gutters should be keptclean of leaf material and debris. Clogged downspouts should be cleared. In areaswhere gutters collect fallen leaves, gutters should have screens installed. Downspoutsshould be directed away from buildings. Erosion can be minimized by the use ofproperly located splash blocks or plastic flexible tubing. In all cases, water should bedirected away from building foundations. Splash blocks must be properly placed, andflexible plastic extensions require diligent maintenance.

6.1 9 Painted Wood Trim Components: The service life of painted wood componentsdepends greatly on the type of wood used, the initial installation method, level ofexposure to the elements, and preventative maintenance practices during its servicelife. Kiln dried trim pieces should be primed on all surfaces prior to installation. Repainting

projects should be performed every four years or as needed. Loose and flakingpaint should be thoroughly removed and deteriorated trim pieces replaced with primedtrim pieces prior to repainting projects.

6.20 Painted Metal Doors: Painted metal doors should be periodically cleaned of rustand peeling paint, primed, and re-painted. Damaged or deteriorated hardware shouldbe replaced to prevent damage to the door.

6.21 Pool Structure: The swimming pools are in-ground, cast-in-place concretestructures. Most outdoor pools of this type, in this area, require a major renovationbetween twenty and forty years of age. It is prudent to plan for structural renovationnow because of the large expense involved if required. Core samples should be takenperiodically, as the pool ages, to determine the condition of the gunnite and concrete.


Water infiltration will weaken the concrete and early detection can prevent higher repair costs. 6.22 Pool White Coat: Pool white coating seals the pool surface and helps prevent water infiltration into the structure of the pool. White coat generally has a service life of 7 to 10 years. Prior to white coating, the old surface must be cleaned and sandblasted or acidized to prepare the surface to accept the new white coat. Surfaces adjacent to all fittings, lap lane tiles, waterline tiles, and lights must be prepared by chipping the surface so that the new plaster feathers in around the edges. Any damaged tiles or coping or loose or hollow plaster in the pool shell should be removed and repaired prior to white coating. Sometimes a bond coat will be applied to increase adhesion. White coating should be done on a dry day when temperatures will remain above freezing. The pool should be refilled immediately, the filter system started, and the surface brushed frequently for several days to prevent residue buildup, which creates a rough surface. Eggshell cracking is part of the curing process of white coat and is not indicative of problems. Pool covers help extend the life of the white coat by preventing seasonal damage and discoloration, which may require acid treatments to maintain appearance. 6.23 Pool Coping: The coping around the pool perimeter is standard commercial bullnose cast stone, bedded and grouted to the pool structure. In order to extend the useful life of the pool structure and adjacent pool deck, it is important to keep the coping sections watertight. This will prevent water from infiltrating beneath the pool structure and causing damage during freeze/thaw cycles. Sealant should be applied between the pool coping and the pool deck. Any loose, cracked, or “hollow” copings should be re-bedded or replaced annually as part of the long-term preventative maintenance required for pools.

Kanaom Mills upaateui i-’age iLl

Water infiltration will weaken the concrete and early detection can prevent higherrepair costs.

6.22 Pool White Coat: Pool white coating seals the pool surface and helps preventwater infiltration into the structure of the pool. White coat generally has a service lifeof 7 to 10 years. Prior to white coating, the old surface must be cleaned andsandblasted or acidized to prepare the surface to accept the new white coat. Surfacesadjacent to all fittings, lap lane tiles, waterline tiles, and lights must be prepared bychipping the surface so that the new plaster feathers in around the edges. Anydamaged tiles or coping or loose or hollow plaster in the pool shell should be removedand repaired prior to white coating. Sometimes a bond coat will be applied to increaseadhesion. White coating should be done on a dry day when temperatures will remainabove freezing. The pool should be refilled immediately, the filter system started, andthe surface brushed frequently for several days to prevent residue buildup, whichcreates a rough surface. Eggshell cracking is part of the curing process of white coatand is not indicative of problems. Pool covers help extend the life of the white coat bypreventing seasonal damage and discoloration, which may require acid treatments tomaintain appearance.

6.23 Pool Coping: The coping around the pool perimeter is standard commercialbullnose cast stone, bedded and grouted to the pool structure. In order to extend theuseful life of the pool structure and adjacent pool deck, it is important to keep thecoping sections watertight. This will prevent water from infiltrating beneath the poolstructure and causing damage during freeze/thaw cycles. Sealant should be appliedbetween the pool coping and the pool deck. Any loose, cracked, or “hollow” copingsshould be re-bedded or replaced annually as part of the long-term preventativemaintenance required for pools.


7. ASPHALT PAVEMENT REPORT

All quantities approximate *Beginning deflection not yet repaired

Street Name

Total SY Asphalt Pavement

SY Full-Depth Repairs

Linear Footage Open Cracks

Parking Spaces

Parking Bays

Grey Finch Drive 762 0 0 0 0 Appleby Way 1,307 0 0 16 2 Avondale Drive 2,167 0 0 8 2 1997 Land Bay A3

4,236 0 0 24 4

Kentmere Square 2,121 0 0 3 1 Rothbury Square 2,638 0 0 12 2 1998 Land Bay A4 4,759 0 0 15 3 Grey Finch Drive 924 0 0 0 0 Laurel Lake Square 3,179 44* 0 28 5 Shaughnessy Court 405 0 0 0 0 Stonehenge Way 382 44* 0 0 0 Bannockburn Court 366 44* 0 0 0 Cornwall Court 357 0 0 0 0 Glostonbury Way 362 0 0 0 0 1999 Land Bay A2 5,975 212 0 28 5 Sherwood Forest Way 1,427 0 0 12 2 Heatherstone Court 1,278 0 0 0 0 Kentshire Way 965 0 0 9 2 Werthers Court 1,185 0 0 6 2 2000 Land Bay A1 4,855 0 0 27 6 TOTALS 19,825 132 1,120 94 18

7. ASPHALT PAVEMENT REPORT

Total SY SY Full- LinearAsphalt Depth Footage Parking Parking

Street Name Pavement Repairs Open Spaces BaysCracks

Grey Finch Drive 762 0 0 0 0Appleby Way 1,307 0 0 16 2Avondale Drive 2,167 0 0 8 21997 Land BayA3 4,236 0 0 24 4

Kentmere Square 2,121 0 0 3 1RothburySquare 2,638 0 0 12 2l998LandBayA4 4,759 0 0 15 3

Grey Finch Drive 924 0 0 0 0Laurel Lake Square 3,1 79 44* 0 28 5Shaughnessy Court 405 0 0 0 0Stonehenge Way 382 44* 0 0 0Bannockburn Court 366 44* 0 0 0Cornwall Court 357 0 0 0 0Glostonbury Way 362 0 0 0 01999 Land BayA2 5,975 212 0 28 5

Sherwood ForestWay 1,427 0 0 12 2Heatherstone Court 1,278 0 0 0 0Kentshire Way 965 0 0 9 2Werthers Court 1,185 0 0 6 22000 Land Bay Al 4,855 0 0 27 6

TOTALS 19,825 132 1,120 94 18

All quantities approximate *Beginning deflection not yet repaired

COMPONENT DATA AND ASSET REPLACEMENT SCHEDULE

TABLE 1 EXPLANATION This table lists the common assets included in the reserve fund plan and provides details of the replacement schedules. A narrative discussion is provided adjacent to each component. Photo references and maintenance protocol reference numbers are also provided. An explanation of each column in the table follows: Column 1

Component No. is consistent throughout all tables.

Column 2

Component is a brief description of the component.

Column 3

Quantity of the component studied, which may be an exact number, a rough estimate, or simply a (1) if the expenditure forecast is a lump sum allowance for replacement of an unquantified component.

Column 4 Unit of Measurement used to quantify the component: SY = Square Yards

SF = Square Feet LF = Linear Feet EA = Each LS = Lump Sum PR = Pair

Column 5

CY = Cubic Yards Unit Cost used to calculate the required expenditure. This unit cost includes removal of existing components and installation of new components, including materials, labor, and overhead and profit for the contractor.

Column 6 Column 7

Total Asset Base is the total value of common assets included in the study in current dollars. In addition to capital assets, this figure includes one cycle of maintenance liability. Typical Service Life (Yrs) or Cycle is the typical life expectancy of similar components in average conditions or the length of years between replacement cycles, and does not necessarily reflect the conditions observed during the field evaluation. This number is furnished for reference and is not necessarily computed in the system.

Column 8

1st Cycle Year is the scheduled year of the first projected replacement or repair.

Column 9 Column 10 Column 11 Column 12 Columns 13 Through 16

Percentage of Replacement is the percentage of component value to be replaced in the first replacement cycle. Cost for 1st Cycle is the future cost (with inflation) of the replacement. It is the product of Column 6 times Column 9 in future dollars. 2nd Cycle Year is the scheduled year of the second projected replacement or repair. If a second cycle is not listed, it is because the first cycle is beyond the end of the study. Percentage of Replacement is the percentage of component value to be replaced in the second replacement cycle. This can vary from the percentage of the first cycle for various reasons, such as the increased age of a component may require a larger amount of repair. Cycles, Percentage, and Cost repeat as itemized above. Although not shown on the tables, the cycles continue throughout the study period and beyond.

Column 18 Discussion is the description and observed condition of the component and the methodology employed in the decision-making process. Includes the photo reference, (Photo #1, #2, etc.) and Maintenance Protocol reference numbers (7.1, 7.2 etc.) if applicable.

COMPONENT DATA AND ASSET REPLACEMENT SCHEDULETABLE I EXPLANATION

This table lists the common assets included in the reserve fund plan and provides details of the replacement schedules. Anarrative discussion is provided adjacent to each component. Photo references and maintenance protocol referencenumbers are also provided. An explanation of each column in the table follows:

Column I Component No. is consistent throughout all tables.

Column 2 Component is a brief description of the component.

Column 3 Quantity of the component studied, which may be an exact number, a rough estimate, orsimply a [1] if the expenditure forecast is a lump sum allowance for replacement of anunquantified component.

Column 4 Unit of Measurement used to quantify the component: SY = Square YardsSF = Square FeetLF = Linear FeetEA = EachLS = Lump SumPR = PairCY = Cubic Yards

Column 5 Unit Cost used to calculate the required expenditure. This unit cost includes removal ofexisting components and installation of new components, including materials, labor, andoverhead and profit for the contractor.

Column 6 Total Asset Base is the total value of common assets included in the study in current dollars.In addition to capital assets, this figure includes one cycle of maintenance liability.

Column 7 Typical Service Life (Yrs) or Cycle is the typical life expectancy of similar components inaverage conditions or the length of years between replacement cycles, and does notnecessarily reflect the conditions observed during the field evaluation. This number isfurnished for reference and is not necessarily computed in the system.

Column 8 l Cycle Year is the scheduled year of the first projected replacement or repair.

Column 9 Percentage of Replacement is the percentage of component value to be replaced in the firstreplacement cycle.

Column 10 Cost for Vt Cycle is the future cost [with inflation] of the replacement. It is the product ofColumn 6 times Column 9 in future dollars.

Column 11 2nd Cycle Year is the scheduled year of the second projected replacement or repair. If asecond cycle is not listed, it is because the first cycle is beyond the end of the study.

Column 12 Percentage of Replacement is the percentage of component value to be replaced in thesecond replacement cycle. This can vary from the percentage of the first cycle for variousreasons, such as the increased age of a component may require a larger amount of repair.

Columns 13 Cycles, Percentage, and Cost repeat as itemized above. Although not shown on the tables,Through 16 the cycles continue throughout the study period and beyond.

Column 18 Discussion is the description and observed condition of the component and the methodologyemployed in the decision-making process. Includes the photo reference, (Photo #1, #2, etc.)and Maintenance Protocol reference numbers (7.1, 7.2 etc.) if applicable.

Reserve Fund Plan for RANDOM HILLS COMMUNITY

ASSOCIATION, INC.Fairfax, Virginia

COMPONENT DATA ANDASSET REPLACEMENT SCHEDULE

TABLE 12012 Through 2031

Compon

ent N

o.

Compon

ent

Quantit

y

Unit

of M

easu

rem

ent

Unit

Cost

Total A

sset

Base

Typic

al Ser

vice

or Cyc

le L

ife in

Yrs

1st C

ycle

Yea

r

Perce

ntage

of R

epla

cem

ent

Cost F

or 1

st C

ycle

2nd Cyc

le Y

ear

Perce

ntage

of R

epla

cem

ent

Cost F

or 2

nd Cyc

le

3rd C

ycle

Yea

r

Perce

ntage

of R

epla

cem

ent

Cost F

or 3

rd C

ycle

DISCUSSION

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 18

1.1Asphalt Restoration

Project, A-34,236 SY $11.50 $48,714 20 2017 100% $56,473 2032 100% $87,983

The asphalt pavement throughout this section of the community appears to be in continuing good condition. Because of current condition, we have extended the

service life by two years. The thickness of the pavement could not be visually determined. The pavement dates from 1997. The cost is based on edgemilling and a

1-1/2" overlay. A full useful service life is dependent on preventative maintenance being performed as suggested in the Preventive Maintenance section of the

report and scheduled in Items 1.5 and 1.6 below. See the Asphalt Pavement Report, Section 7, for additional details.


Project, A-44,759 SY $11.50 $54,729 20 2018 100% $65,349 2038 100% $118,027






Project, A-25,975 SY $11.50 $68,713 20 2019 100% $84,508 2039 100% $152,630






Project, A-14,855 SY $11.50 $55,833 20 2020 100% $70,727 2040 100% $127,741





1.5 Asphalt Seal Coat 19,825 SY $1.20 $23,790 5 2021 100% $31,041 2026 100% $35,985 2031 100% $41,716

The pavements appear to have received seal coating as scheduled. In order to help extend the useful service life of the pavement and improve curb appeal, we

have scheduled additional seal coating projects every appropriate five years thereafter, except in the years of the phased pavement restoration projects. Seal

coating projects include striping.

1.6

Asphalt Full-Depth

Repair & Crack

Filling Allowance

1 LS $15,000.00 $15,000 5 2017 25% $4,347 2026 50% $11,344 2031 75% $19,727

Beginning deflected pavement indicative of sub-base damage, was observed in Section A2. All random longitudinal and transverse cracking have now been

properly filled. Additional deflected pavement requiring full-depth repairs and cracks should be anticipated as the pavement ages. This repair budget is intended

to cover the streets and sectional repairs for the asphalt footpaths. These repairs will be essential in order to achieve the projected remaining useful service life

of the pavements. Full-depth repairs are scheduled approximately every five years thereafter, except in the years of the phased pavement restoration projects.

1.7 Asphalt Footpath 3,759 SY $28.00 $105,252 12 2015 24% $27,603 2018 40% $50,271 2030 40% $71,674

Asphalt footpaths generally 6' in width provide access between sections of the community and provide access to Fairfax County footpaths, which are not

included in this quantity. Asphalt footpaths are also constructed along the south side of Random Hills Road and Grey Finch Drive. The footpaths range from poor

to good condition. We observed areas of deflection, subsidence, and root damage, some of which have been repaired and some cracks have been filled. The

footpath around the North Pond appears to be new, but was constructed without benefit of tree root removal. Consequently, it is has cracked at every root

location. A partial footpath restoration project is scheduled to address the poorer condition footpaths adjacent to the South Pond as well as the path between A1

and A2. Special attention should be paid to the footpaths that abut concrete steps where the differential is causing significant tripping hazards.

2.1 Concrete Sidewalks 40,339 SF $9.50 $383,221 5 2012 2% $7,664 2017 3% $13,328 2022 3% $15,450

Concrete sidewalks throughout the community are generally 4' or 5' wide with accessible ramps of exposed aggregate concrete. The thickness of the concrete

could not be visually determined. They are in generally good condition. We observed some new sections and approximately 38 sections with settlement tripping

hazards, some of which are significant. Any tripping hazards should be replaced as soon as practicable to prevent personal injury. Over time, surface scaling

should be anticipated as well as additional settlement and cracking. Replacement of some of the more severely scaled sections should be addressed with each

replacement cycle as they will tend to deteriorate more quickly over time. Cyclic repairs are scheduled as full replacement of all sidewalks at one time is not

appropriate or anticipated. Concrete repairs are scheduled to coincide with other concrete components to promote cost efficiencies.

2.2Concrete Curbs &

Gutters15,711 LF $36.00 $565,596 5 2017 2% $13,114 2022 2% $15,202 2027 2% $17,624

The drivelanes and parking bays are lined with standard-profile, cast-in-place, concrete curbs. The curbs appear to be in continuing good condition with some

new curbs and only minor damage observed. Consequently, we have not scheduled near-term repairs to curbs. Cyclic repairs are scheduled as full replacement

of all curbs at one time is not appropriate or anticipated. Concrete repairs are scheduled to coincide with other concrete components to promote cost

efficiencies.

1 ASPHALT COMPONENTS

2 CONCRETE COMPONENTS

www.masonreserves.com 800-776-6980 Fax 800-776-6408

Copyright © 1999 All rights reserved.

Mason & Mason

Capi t al Rese r ve Analysts, Inc.


TABLE I2012 Through 2031

DISCUSSION

Asphalt Restoration 4,236 SY $11.50 $48,714 20 2017 100% $56,473 2032 100% $87,983Project, A-3

The asphalt pavement throughout this section of the community appears to be in continuing good condition. Because of current condition, we have extended theservice life by two years. The thickness of the pavement could not be visually determined. The pavement dates from 1997. The cost is based on edgemilling and a1-112” overlay. A full useful service life is dependent on preventative maintenance being performed as suggested in the Preventive Maintenance section of thereport and scheduled in Items 1.5 and 1.6 below. See the Asphalt Pavement Report, Section 7, for additional details.

1 2 Asphalt Restoration 4,759 SY $11.50 $54,729 20 2018 100% $65,349 2038 100% $118,027Project, A-4

The asphalt pavement throughout this section of the community appears to be in continuing good condition. Because of current condition, we have extended theservice life by two years. The thickness of the pavement could not be visually determined. The pavement dates from 1998. The cost is based on edgemilling and a1-112” overlay. A full useful service life is dependent on preventative maintenance being performed as suggested in the Preventive Maintenance section of thereport and scheduled in Items 1.5 and 1.6 below. See the Asphalt Pavement Report, Section 7, for additional details.

1 3 Asphalt Restoration 5,975 SY $11.50 $68,713 20 2019 100% $84,508 2039 100% $152,630Project, A-2

The asphalt pavement throughout this section of the community appears to be in continuing good condition. Because of current condition, we have extended theservice life by two years. The thickness of the pavement could not be visually determined. The pavement dates from 1999. The cost is based on edgemilling and a1-1/2” overlay. A full useful service life is dependent on preventative maintenance being performed as suggested in the Preventive Maintenance section of thereport and scheduled in Items 1.5 and 1.6 below. See the Asphalt Pavement Report, Section 7, for additional details.

1 4 Asphalt Restoration 4,855 SY $11.50 $55,833 20 2020 100% $70,727 2040 100% $127,741Project, A-i

The asphalt pavement throughout this section of the community appears to be in continuing good condition. Because of current condition, we have extended theservice life by two years. The thickness of the pavement could not be visually determined. The pavement dates from 2000. The cost is based on edgemilling and a1-1/2” overlay. A full useful service life is dependent on preventative maintenance being performed as suggested in the Preventive Maintenance section of thereport and scheduled in Items 1.5 and 1.6 below. See the Asphalt Pavement Report, Section 7, for additional details.

1.5 Asphalt Seal Coat 19,825 SY $1.20 $23,790 5 2021 100% $31,041 2026 100% $35,985 2031 100% $41,716The pavements appear to have received seal coating as scheduled. In order to help extend the useful service life of the pavement and improve curb appeal, wehave scheduled additional seal coating projects every appropriate five years thereafter, except in the years of the phased pavement restoration projects. Sealcoating projects include striping.

Asphalt Full-Depth1.6 Repair & Crack 1 LS $15,000.00 $15,000 5 2017 25% $4,347 2026 50% $11,344 2031 75% $19,727

Filling Allowance

Beginning deflected pavement indicative of sub-base damage, was observed in Section A2. All random longitudinal and transverse cracking have now beenproperly filled. Additional deflected pavement requiring full-depth repairs and cracks should be anticipated as the pavement ages. This repair budget is intendedto cover the streets and sectional repairs for the asphalt footpaths. These repairs will be essential in order to achieve the projected remaining useful service lifeof the pavements. Full-depth repairs are scheduled approximately every five years thereafter, except in the years of the phased pavement restoration projects.

1.7 Asphalt Footpath 3,759 SY $28.00 $105,252 12 2015 24% $27,603 2018 40% $50,271 2030 40% $71,674

Asphalt footpaths generally 6 in width provide access between sections of the community and provide access to Fairfax County footpaths, which are notincluded in this quantity. Asphalt footpaths are also constructed along the south side of Random Hills Road and Grey Finch Drive. The footpaths range from poorto good condition. We observed areas of deflection, subsidence, and root damage, some of which have been repaired and some cracks have been filled. Thefootpath around the North Pond appears to be new, but was constructed without benefit of tree root removal. Consequently, it is has cracked at every rootlocation. A partial footpath restoration project is scheduled to address the poorer condition footpaths adjacent to the South Pond as well as the path between Aland A2. Special attention should be paid to the footpaths that abut concrete steps where the differential is causing significant tripping hazards.



Concrete sidewalks throughout the community are generally 4 or 5, wide with accessible ramps of exposed aggregate concrete. The thickness of the concretecould not be visually determined. They are in generally good condition. We observed some new sections and approximately 38 sections with settlement trippinghazards, some of which are significant. Any tripping hazards should be replaced as soon as practicable to prevent personal injury. Over time, surface scalingshould be anticipated as well as additional settlement and cracking. Replacement of some of the more severely scaled sections should be addressed with eachreplacement cycle as they will tend to deteriorate more quickly over time. Cyclic repairs are scheduled as full replacement of all sidewalks at one time is notappropriate or anticipated. Concrete repairs are scheduled to coincide with other concrete components to promote cost efficiencies.

Concrete Curbs &2.2 Gutters 15,711 LF $36.00 $565,596 5 2017 2% $13,114 2022 2% $15,202 2027 2% $17,624

The drivelanes and parking bays are lined with standard-profile, cast-in-place, concrete curbs. The curbs appear to be in continuing good condition with somenew curbs and only minor damage observed. Consequently, we have not scheduled near-term repairs to curbs. Cyclic repairs are scheduled as full replacementof all curbs at one time is not appropriate or anticipated. Concrete repairs are scheduled to coincide with other concrete components to promote costefficiencies.

Reserve Fund Plan forRANDOM HILLS COMMUNITY


MASON &MASONCAPITAL RESERVE ANALYSTS, INC

www.masonresenies.com 800-776-6980 Fax 800-776-6408Copyright © ‘1999 All rights reserved.





Compon

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DISCUSSION

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 18



Mason & Mason


2.3 Concrete Pool Deck 4,452 SF $12.50 $55,650 10 2022 10% $7,479 2032 10% $10,051

The pool decks are cast-in-place concrete on grade and appear to be in continuing good condition. This category includes the walkways and patio adjacent to the

pool deck. No significant cracking or settlement was observed. Cracks and settlement should be anticipated as the concrete ages. Any future cracking should be

routed and sealed to prevent water infiltration into the deck. Cyclic repairs are scheduled as full replacement of the entire deck at one time is not appropriate or

anticipated. Concrete repairs are scheduled to coincide with other concrete components to promote cost efficiencies.

2.4 Concrete Steps 1,176 LF $75.00 $88,200 5 2022 10% $11,853 2027 10% $13,741 2032 10% $15,930

Concrete steps are constructed within the community providing access at grade differentials. These appear to be very well built and in continuing good

condition. Of concern are extensive tripping hazards at most interfaces of the steps and asphalt footpaths, which should be corrected by elevating the paths.

This should be addressed under operations to prevent personal injury. Cyclic repairs are scheduled as full replacement of all steps at one time is not appropriate

or anticipated. Concrete repairs are scheduled to coincide with other concrete components to promote cost efficiencies.

2.5Concrete Driveway

Aprons20,820 SF $9.50 $197,790 5 2017 2% $4,586 2022 2% $5,316 2027 3% $9,245

Access to townhome unit garages is provided by concrete driveway aprons of varying widths. This category includes driveway aprons that are an integral part of

sidewalks. All aprons appear to be in good condition with only a minor amount of scaling and no significant damage observed. Near-term repairs have not been

scheduled due to current condition. Cyclic repairs are scheduled as full replacement of all aprons at one time is not appropriate or anticipated. Concrete repairs

are scheduled to coincide with other concrete components to promote cost efficiencies.

3.1Arched Entrance

Features16 EA $9,200.00 $147,200 35 2034 100% $282,050

Four sets of four arches are constructed at each corner of the intersection of Grey Finch Drive and Random Hills Road. They are constructed of fiber-cement faux

sandstone columns supporting painted, heavy gauge metal arches. They appear to be in good condition. Currently, vegetation is being encouraged to grow over

the arches. Although this is an attractive feature, it is now problematic in that proper re-painting is impossible without removing the vegetation. Over time, the

arches will rust and cause rust staining to the columns and sidewalks, though this has not happened yet. Though this will not present any actual damage to the

adjacent structures, the discoloration may not be desirable.

3.2Ornamental Metal

Handrailings2,740 LF $86.00 $235,640 35 2032 100% $425,592

Painted, heavy-duty, metal handrailings are constructed adjacent to concrete steps, at the pool area walls, and at the top of some retaining walls. The

handrailings appear to be in continuing good condition. It appears that a re-painting project has been accomplished and only minimal rust and peeling paint were

observed. With proper, professional diligent maintenance," proper surface preparation", priming, painting, sealing bases, and repairing deteriorated areas by

welding replacement parts, handrailings should provide a long service life.

3.3Boardwalk Decking

& Structure2,250 SF $30.00 $67,500 25 2012 36% $24,300 2028 64% $69,323 2034 36% $46,561

A pressure-treated wood boardwalk is constructed adjacent to the South Pond approximately a foot above water level. It is supported with concrete piers at the

land side and pressure-treated wood posts at the water side. We understand that the Board intends to replace the decking with composite decking, which will

extend the service life of the deck, but not the wood posts and structure. The replacement cost of the structure assumes that the decking, which has a longer

service life, will be re-used.

3.4Light Poles &

Fixtures97 EA $2,500.00 $242,500 35 2033 100% $451,121

Pre-finished metal light poles, generally 15' high, with globe fixtures provide illumination for the streets and common areas. They appear to be in continuing good

condition. The finish is becoming faded and re-painting in the future may improve appearance. The fixtures were not observed illuminated. No problems were

reported with lighting.

3.5Street Signage

Allowance212 EA $145.00 $30,740 20 2016 50% $17,299 2021 50% $20,054 2025 50% $22,571

Standard metal signs mounted on pressure-treated wood posts, tubular metal posts, or perforated metal posts are located throughout the community. We

observed some faded signage and some out of plumb, rusted posts. We have budgeted an allowance throughout the study period to address

repairs/replacements as necessary.

3.6 Outdoor Furniture 1 LS $41,000.00 $41,000 10 2013 35% $14,781 2020 40% $20,775 2023 25% $14,188

Outdoor furniture consists of teak benches, teak trash receptacles, and powder-coated metal benches. Metal components appear to be in continuing good

condition. The wood benches are in poor condition having experienced animal damage. It appears that they have been extensively gnawed and are very rough

and unsightly. These should be sanded smooth and sealed. The furniture adjacent to the pond is in better condition having had a wood preservative or paint

applied. The metal benches at the entrance monuments have been given a long useful service life. Periodic maintenance as outlined in the Preventive

Maintenance section of the report will improve appearance and extend the useful service life.

3.7 Landscape Lighting 16 EA $450.00 $7,200 10 2018 100% $8,597 2028 100% $11,554 2038 100% $15,527 The problematic sub-grade lighting at each column of the entrance features has been replaced with a column-mounted light fixture. They appear to be in like-new

condition and are a good solution for the entrance feature lighting. The count and cost have been adjusted.

3 SITE FEATURES

oc.

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DISCUSSION18

2.3 Concrete Pool Deck 4,452 SF $12.50 $55,650 10 2022 10% $7,479 2032 10% $10,051

The pool decks are cast-in-place concrete on grade and appear to be in continuing good condition. This category includes the walkways and patio adjacent to thepool deck. No significant cracking or settlement was observed. Cracks and settlement should be anticipated as the concrete ages. Any future cracking should berouted and sealed to prevent water infiltration into the deck. Cyclic repairs are scheduled as full replacement of the entire deck at one time is not appropriate oranticipated. Concrete repairs are scheduled to coincide with other concrete components to promote cost efficiencies.

2.4 Concrete Steps 1,176 LF $75.00 $88,200 5 2022 10% $11,853 2027 10% $13,741 2032 10% $15,930

Concrete steps are constructed within the community providing access at grade differentials. These appear to be very well built and in continuing goodcondition. Of concern are extensive tripping hazards at most interfaces of the steps and asphalt footpaths, which should be corrected by elevating the paths.This should be addressed under operations to prevent personal injury. Cyclic repairs are scheduled as full replacement of all steps at one time is not appropriateor anticipated. Concrete repairs are scheduled to coincide with other concrete components to promote cost efficiencies.

2.5 Concrete Driveway 20,820 SF $9.50 $197,790 5 2017 2% $4,586 2022 2% $5,316 2027 3% $9,245Aprons

Access to townhome unit garages is provided by concrete driveway aprons of varying widths. This category includes driveway aprons that are an integral part ofsidewalks. All aprons appear to be in good condition with only a minor amount of scaling and no significant damage observed. Near-term repairs have not beenscheduled due to current condition. Cyclic repairs are scheduled as full replacement of all aprons at one time is not appropriate or anticipated. Concrete repairsare scheduled to coincide with other concrete components to promote cost efficiencies.

3 SITE FEATURES

Arched Entrance3.1 Features 16 EA $9,200.00 $147,200 35 2034 100% $282,050

Four sets of four arches are constructed at each corner of the intersection of Grey Finch Drive and Random Hills Road. They are constructed of fiber-cement fauxsandstone columns supporting painted, heavy gauge metal arches. They appear to be in good condition. Currently, vegetation is being encouraged to grow overthe arches. Although this is an attractive feature, it is now problematic in that proper re-painting is impossible without removing the vegetation. Over time, thearches will rust and cause rust staining to the columns and sidewalks, though this has not happened yet. Though this will not present any actual damage to theadjacent structures, the discoloration may not be desirable.

Ornamental Metal3.2 Handrailings 2,740 LF $86.00 $235,640 35 2032 100% $425,592

Painted, heavy-duty, metal handrailings are constructed adjacent to concrete steps, at the pool area walls, and at the top of some retaining walls. Thehandrailings appear to be in continuing good condition. It appears that a re-painting project has been accomplished and only minimal rust and peeling paint wereobserved. With proper, professional diligent maintenance,” proper surface preparation’, priming, painting, sealing bases, and repairing deteriorated areas bywelding replacement parts, handrailings should provide a long service life.

Boardwalk Decking 2,250 SF $30.00 $67,500 25 2012 36% $24,300 2028 64% $69,323 2034 36% $46,561& Structure

A pressure-treated wood boardwalk is constructed adjacent to the South Pond approximately a foot above water level. It is supported with concrete piers at theland side and pressure-treated wood posts at the water side. We understand that the Board intends to replace the decking with composite decking, which willextend the service life of the deck, but not the wood posts and structure. The replacement cost of the structure assumes that the decking, which has a longerservice life, will be re-used.

Light Poles & 97 EA $2,500.00 $242,500 35 2033 100% $451,121Fixtures

Pre-finished metal light poles, generally 15’ high, with globe fixtures provide illumination for the streets and common areas. They appear to be in continuing goodcondition. The finish is becoming faded and re-painting in the future may improve appearance. The fixtures were not observed illuminated. No problems werereported with lighting.

Street Signage 212 EA $145.00 $30,740 20 2016 50% $17,299 2021 50% $20,054 2025 50% $22,571Allowance

Standard metal signs mounted on pressure-treated wood posts, tubular metal posts, or perforated metal posts are located throughout the community. Weobserved some faded signage and some out of plumb, rusted posts. We have budgeted an allowance throughout the study period to addressrepairs/replacements as necessary.

3.6 Outdoor Furniture 1 LS $41,000.00 $41,000 10 2013 35% $14,781 2020 40% $20,775 2023 25% $14,188

Outdoor furniture consists of teak benches, teak trash receptacles, and powder-coated metal benches. Metal components appear to be in continuing goodcondition. The wood benches are in poor condition having experienced animal damage. It appears that they have been extensively gnawed and are very roughand unsightly. These should be sanded smooth and sealed. The furniture adjacent to the pond is in better condition having had a wood preservative or paintapplied. The metal benches at the entrance monuments have been given a long useful service life. Periodic maintenance as outlined in the PreventiveMaintenance section of the report will improve appearance and extend the useful service life.

3.7 Landscape Lighting 16 EA $450.00 $7,200 10 2018 100% $8,597 2028 100% $11,554 2038 100% $15,527 The problematic sub-grade lighting at each column of the entrance features has been replaced with a column-mounted light fixture. They appear to be in like-newcondition and are a good solution for the entrance feature lighting. The count and cost have been adjusted.





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1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 18



Mason & Mason


3.8 Tot Lots 1 LS $65,000.00 $65,000 15 2017 20% $15,071 2025 100% $95,455 2040 100% $148,715

Three tot lots are located within the community. Each tot lot is equipped with an original perimeter split rail fence and pressure-treated wood border. The only

other original equipment includes one wood post swing set and several wood benches. All play modules have been replaced with coated metal post modules

with plastic play equipment and vinyl coated metal steps and platforms. Additionally, there is a new plastic sand box with no sand in it. All appear to be in good

condition. We have extended the service life of the play modules. The near-term allowance is for the replacement of the remaining wood components, which

currently are in serviceable condition. Preventive maintenance, as outlined in the Maintenance Protocols section of the report, will improve appearance and

extend the useful service lives of tot lot components. Frequent, periodic safety checks of all components should be conducted to prevent personal injury.

Replacement costs are based on replacement with U.S. Consumer Product Safety Commission (CPSC)-compliant play modules. Management indicated that

equipment will be replaced with like equipment.

3.9Tennis Court

Restoration Project1 EA $25,000.00 $25,000 30 2031 100% $43,838 2060 100% $103,306

The tennis court base appears to be in continuing good condition. No deflection or settlement cracking was observed. Cracks at the base of the net post footings

have been repaired. Since net tension is the most common cause of court damage, homeowners should be advised that tension on the nets should be released

when not in use, and nets should not be over-tensioned when in use. The full useful service life of the tennis courts is dependent on preventative maintenance

being performed as outlined in the Preventive Maintenance section of the report.

3.10Tennis Court Color

Coat1 EA $5,500.00 $5,500 5 2017 100% $6,376 2021 100% $7,176 2026 100% $8,319

The tennis court color coat appears to be in good condition, with no surface deterioration and damage observed. Tennis court color coat seals the surface of the

tennis courts and helps prevent water infiltration into the court structure. Color coat generally has a five-year service life.

3.11Tennis Court

Fencing360 LF $22.00 $7,920 30 2031 100% $13,888 2061 100% $33,709

Ten-foot-high, vinyl-coated chain link fencing is installed around the perimeter of the tennis court. It appears to be in generally good, serviceable condition with

only some deflected mesh observed. It is scheduled for replacement coinciding with the court restoration project.

3.12

Modular Block,

Concrete, & Brick

Retaining Wall

Repair Allowance

1 LS $50,000.00 $50,000 5 2017 50% $28,982 2022 50% $33,598 2027 50% $38,949

Modular block retaining walls are constructed at several grade differentials throughout the community. They appear to be well-built and appear to be in

continuing good condition. One wall adjacent to Sherwood Forest Way was settled and mentioned in the previous report. It doesn't appear to have experienced

further movement and should not be problematic. Modular block walls may only require partial replacement. We have budgeted an allowance for repairs and

partial re-building of walls throughout the study period. Some walls are provided with metal handrailings. Bases should be diligently sealed to prevent water

infiltration into the wall that may cause damage to the concrete blocks during freeze/thaw cycles. This allowance will also provide funding for the

repair/replacement of the failed pool brick retaining walls and repairs to the concrete retaining walls.

3.13Concrete Retaining

Walls2,071 SF $60.00 $124,260 75 2073 100% $754,053

Cast-in-place concrete retaining walls are constructed at some grade differentials throughout the community. They appear to be in generally good condition with

a few areas of delaminated concrete observed. These should be repaired to stop further damage and maintain the integrity of the walls. Funding for repairs is

provided in Component 3.12 above.

3.14Sound Attenuation

Wall9,800 SF $86.00 $842,800 75 2073 100% 5,114,406

A pre-cast, concrete panel, sound attenuation wall is constructed at the north property line adjacent to Highway 50. It ranges in height from approximately 7' to

approximately 15' high and consists of 47, 20'-long panels. It appears to be very well-built, in continuing good condition, and should provide a long useful service

life.

3.15

Annual Landscape

Irrigation System

Allowance

1 LS $5,500.00 $5,500 1 2012 100% $5,500 2013 100% $5,665 2014 100% $5,835

Many common areas throughout the community are provided with below-grade automatic sprinklers. Since these systems are not usually replaced in their

entirety, we have budgeted an allowance throughout the study period to address replacements of sprinkler heads, controls, and piping. Budget figures used in

the study were initially provided by Management.

3.16

Storm Water

Drainage System

Allowance

1 LS $14,000.00 $14,000 7 2017 100% $16,230 2024 100% $19,961 2031 100% $24,549

Storm water drainage is provided by concrete yard drains, curb drop inlets, and underground structures. All observable components appear to be in continuing

good condition. Though storm water drainage systems are a long life component and catastrophic failure is not anticipated, it is prudent to plan for localized

repairs and repairs to ancillary damage as the system ages. This category may also be used to address localized erosion issues. This category is for the RHCA

systems and is separate from the RHSWMSA components. We observed no areas of significant erosion.

3.17Mailbox Module

Allowance1 LS $40,000.00 $40,000 20 2020 100% $50,671 2040 100% $91,517

24 mailbox pedestal modules in 14 stations (284 total boxes) are installed at locations throughout the community. They range in size of 12 boxes or 16 boxes,

with drop slots and parcel boxes. They are either metal or cast aluminum, and appear to be original and in fair condition. Though they appear to be serviceable,

we understand that the Board is considering replacement. These components were previously considered USPS property, but will now be considered common

and have been included in the plan. New modules now available are much more attractive and generally range in price from $1,600 to $2,500 each including

removal and installation.

Foc.

4cQ0°

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DISCUSSION



1 2 C



18

3.8 Tot Lots 1 LS $65,000.00 $65,000 15 2017 20% $15,071 2025 100% $95,455 2040 100% $148,715

Three tot lots are located within the community. Each tot lot is equipped with an original perimeter split rail fence and pressure-treated wood border. The onlyother original equipment includes one wood post swing set and several wood benches. All play modules have been replaced with coated metal post moduleswith plastic play equipment and vinyl coated metal steps and platforms. Additionally, there is a new plastic sand box with no sand in it. All appear to be in goodcondition. We have extended the service life of the play modules. The near-term allowance is for the replacement of the remaining wood components, whichcurrently are in serviceable condition. Preventive maintenance, as outlined in the Maintenance Protocols section of the report, will improve appearance andextend the useful service lives of tot lot components. Frequent, periodic safety checks of all components should be conducted to prevent personal injury.Replacement costs are based on replacement with U.S. Consumer Product Safety Commission (CPSC)-compliant play modules. Management indicated thatequipment will be replaced with like equipment.

Tennis Court 1 EA $25,000.00 $25,000 30 2031 100% $43,838 2060 100% $103,306Restoration Project

The tennis court base appears to be in continuing good condition. No deflection or settlement cracking was observed. Cracks at the base of the net post footingshave been repaired. Since net tension is the most common cause of court damage, homeowners should be advised that tension on the nets should be releasedwhen not in use, and nets should not be over-tensioned when in use. The full useful service life of the tennis courts is dependent on preventative maintenancebeing performed as outlined in the Preventive Maintenance section of the report.

3.10 Tennis Court Color 1 EA $5,500.00 $5,500 5 2017 100% $6,376 2021 100% $7,176 2026 100% $8,319CoatThe tennis court color coat appears to be in good condition, with no surface deterioration and damage observed. Tennis court color coat seals the surface of thetennis courts and helps prevent water infiltration into the court structure. Color coat generally has a five-year service life.

3.11 Tennis Court 360 LF $22.00 $7,920 30 2031 100% $13,888 2061 100% $33,709FencingTen-foot-high, vinyl-coated chain link fencing is installed around the perimeter of the tennis court. It appears to be in generally good, serviceable condition withonly some deflected mesh observed. It is scheduled for replacement coinciding with the court restoration project.

Modular Block,

3.12 Concrete, & Brick 1 LS $50,000.00 $50,000 5 2017 50% $28,982 2022 50% $33,598 2027 50% $38,949Retaining WallRepair Allowance

Modular block retaining walls are constructed at several grade differentials throughout the community. They appear to be well-built and appear to be incontinuing good condition. One wall adjacent to Sherwood Forest Way was settled and mentioned in the previous report. It doesnt appear to have experiencedfurther movement and should not be problematic. Modular block walls may only require partial replacement. We have budgeted an allowance for repairs andpartial re-building of walls throughout the study period. Some walls are provided with metal handrailings. Bases should be diligently sealed to prevent waterinfiltration into the wall that may cause damage to the concrete blocks during freeze/thaw cycles. This allowance will also provide funding for therepair/replacement of the failed pool brick retaining walls and repairs to the concrete retaining walls.

3.13 Concrete Retaining 2,071 SF $60.00 $124,260 75 2073 100% $754,053Walls

Cast-in-place concrete retaining walls are constructed at some grade differentials throughout the community. They appear to be in generally good condition witha few areas of delaminated concrete observed. These should be repaired to stop further damage and maintain the integrity of the walls. Funding for repairs isprovided in Component 3.12 above.

3.14 Sound Attenuation 9,800 SF $86.00 $842,800 75 2073 100% 5,114,406Wall

A pre-cast, concrete panel, sound attenuation wall is constructed at the north property line adjacent to Highway 50. It ranges in height from approximately 7 toapproximately 15, high and consists of 47, 20-long panels. It appears to be very well-built, in continuing good condition, and should provide a long useful servicelife.

Annual Landscape3.15 Irrigation System 1 LS $5,500.00 $5,500 1 2012 100% $5,500 2013 100% $5,665 2014 100% $5,835

Allowance

Many common areas throughout the community are provided with below-grade automatic sprinklers. Since these systems are not usually replaced in theirentirety, we have budgeted an allowance throughout the study period to address replacements of sprinkler heads, controls, and piping. Budget figures used inthe study were initially provided by Management.

Storm Water3.16 Drainage System 1 LS $14,000.00 $14,000 7 2017 100% $16,230 2024 100% $19,961 2031 100% $24,549

Allowance

Storm water drainage is provided by concrete yard drains, curb drop inlets, and underground structures. All observable components appear to be in continuinggood condition. Though storm water drainage systems are a long life component and catastrophic failure is not anticipated, it is prudent to plan for localizedrepairs and repairs to ancillary damage as the system ages. This category may also be used to address localized erosion issues. This category is for the RHCAsystems and is separate from the RHSWMSA components. We observed no areas of significant erosion.

3.17 Mailbox Module 1 LS $40,000.00 $40,000 20 2020 100% $50,671 2040 100% $91,517Allowance

24 mailbox pedestal modules in 14 stations (284 total boxes) are installed at locations throughout the community. They range in size of 12 boxes or 16 boxes,with drop slots and parcel boxes. They are either metal or cast aluminum, and appear to be original and in fair condition. Though they appear to be serviceable,we understand that the Board is considering replacement. These components were previously considered USPS property, but will now be considered commonand have been included in the plan. New modules now available are much more attractive and generally range in price from $1,600 to $2,500 each includingremoval and installation.





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Mason & Mason


4.1 Re-Roofing Project 2,000 SF $4.30 $8,600 25 2025 100% $12,629 2050 100% $26,443

The 8/12 pitched roof has architectural-grade composite shingles. Ventilation is achieved through perforated soffit vents, ridge vents, and gable vents and

appears to be adequate. The roof appears to be in continuing good condition with no deteriorated shingles or deflected sheathing observed. Pre-finished

aluminum gutters and downspouts are installed at all proper roof terminations. Two gutter leaks were observed, which should be corrected under operations.

Downspouts appear to be properly terminated to splash blocks directed away from building foundations. Re-roofing projects include removal and replacement of

shingles, deteriorated sheathing, felt underlayment, flashings, and gutters and downspouts.

4.2 Windows 108 SF $35.00 $3,780 35 2034 100% $7,243 The windows of the bathhouse are double-hung, aluminum-frame, and appear to be in continuing good condition. No window flashing leaks were reported or

observed.

4.3Wood Trim

Allowance1 LS $20,000.00 $20,000 5 2017 20% $4,637 2021 30% $7,829 2027 30% $9,348

Painted wood trim occurs at soffits, rake boards, and entrances. It appears to be in continuing good condition. No areas of deteriorated wood and peeling paint

were observed. Partial replacements are scheduled at five-year intervals to coincide with repainting projects.

4.4 Gable Siding 520 SF $4.20 $2,184 35 2034 100% $4,185 Pre-finished vinyl or aluminum siding provides the cladding at the gables. It appears to be in continuing good condition.

4.5 Door Allowance 8 EA $750.00 $6,000 5 2018 25% $1,791 2023 25% $2,076 2028 25% $2,407

This category includes all exterior, painted metal, louver doors of the bathhouse. The doors appear to be in continuing good condition. Some beginning rust was

observed. Doors are generally replaced as individual units become damaged or deteriorated. Doors in a wet or chlorine environment generally have a shorter

than average useful service life. We have budgeted an allowance to address replacement of doors as necessary throughout the study period. Rust removal and

repainting will improve appearance and increase the useful service life.

4.6 Plumbing Fixtures 1 LS $15,000.00 $15,000 25 2023 100% $20,764 2048 100% $43,474 This category consists of sinks, commodes, urinals, showers, and partitions of the shower rooms. Also included in this category is an ornamental metal, double

drinking fountain located at the patio level of the pool deck. All components appear to be in continuing good condition.

4.7Pool Pumps and

Chlorinators1 LS $5,000.00 $5,000 15 2016 100% $5,628 2031 100% $8,768 2046 100% $13,660

The main pool is served by Purex WhisperFlo, Model#WFE-12, 3hp plastic pump and strainer assembly. The wading pool is served by a Challenger, Model #CH-11-

N1-3/4F, 3/4hp plastic pump and strainer. Chlorination is accomplished by two Pulsa-Feeder Dolphin chemical feeders (Model #50 and Model #10). The equipment

appears to be in continuing good condition.

4.8 Pool Filters 1 LS $3,500.00 $3,500 15 2016 100% $3,939 2031 100% $6,137 2046 100% $9,562 The main pool is filtered by one Triton II, TR-140C, permanent media filter. The wading pool is filtered by one Triton II, TR-60C, permanent media filter. The

equipment appears to be in continuing good condition.

4.9 Bathhouse Electrical 1 LS $15,000.00 $15,000 35 2034 100% $28,742

This category includes two large metal carriage entrance fixtures, recessed ceiling fixtures, ceiling-mounted fluorescent fixtures, restroom exhaust fans,

emergency/exit lighting with battery back-up, recessed exterior wall fixtures, 3.5' light bollards at the pool deck, and the electrical service panels. All lighting

appears to be in continuing good condition. A 225-amp main electrical service panel, manufactured by General Electric, is located in the pool storage room. Two

GE sub-panels are located in the pool equipment room. With proper maintenance, this equipment should provide a 35-year statistical useful service life.

4.10Pool Structural

Renovation Project1,564 SF $45.00 $70,380 30 2027 100% $109,650 2057 100% $266,149

The swimming pools are in-ground, cast-in-place concrete structures. Most outdoor pools of this type, in this area, require a major renovation between thirty and

forty years of age. It is prudent to plan for structural renovation now because of the large expense involved if required. The pool appears to be partially

constructed on a cut and fill site, which sometimes leads to settlement problems. However, no evidence of settlement was observed. Core sampling should be

conducted for analysis of the concrete and gunnite as the pools age.

4.11 Pool White Coat 1,564 SF $5.50 $8,602 7 2013 100% $8,860 2020 100% $10,897 2033 100% $16,002 The main pool white coat appears to be in generally good condition, while the wading pool white coat appears to be extremely rough. Pool white coating seals

the pool surface and helps prevent water infiltration into the structure of the pool. White coat generally has a service life of five to seven years.

4.12Pool Coping

Allowance217 LF $32.00 $6,944 3 2013 5% $358 2017 5% $402 2019 5% $427

Standard cast stone bullnose coping is installed around the perimeter of the pools. All coping appears to be in good condition with a minimal amount of cracked

mortar. The soft sealant appears to be in fair to good condition, except where it was not replaced during the last replacement project. Diligent maintenance of the

soft joint sealant will prevent water infiltration behind the pool shell, which, if not controlled, will result in freeze/thaw damage. We have scheduled an allowance

throughout the study period to address replacements of cracked, loose, or "hollow" tiles.

4.13Pool Perimeter

Equipment1 LS $5,200.00 $5,200 30 2027 100% $8,101 2057 100% $19,664

Pool perimeter equipment consists of a moveable lifeguard stand, two stainless steel ladders, and two stainless steel handrails. All components appear to be in

continuing good condition.

4.14 Pool Fencing 318 LF $57.00 $18,126 30 2027 100% $28,240 2057 100% $68,545 Six-foot, pre-finished aluminum picket fencing with painted metal gates is constructed at the perimeter of the swimming pool deck. The fencing appears to be in

continuing good condition and should provide a long useful service life.

4 POOL FACILITY

Reserve Fund Plan for COMPONENT DATA ANDRANDOM HILLS COMMUNITY ASSET REPLACEMENT SCHEDULE

ASSOCIATION, INC. TABLE IFairfax, Virginia 2012 Through 2031



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1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 18

4 POOL FACILITY

4.1 Re-Roofing Project 2,000 SF $4.30 $8,600 25 2025 100% $12,629 2050 100% $26,443

The 8112 pitched roof has architectural-grade composite shingles. Ventilation is achieved through perforated soffit vents, ridge vents, and gable vents andappears to be adequate. The roof appears to be in continuing good condition with no deteriorated shingles or deflected sheathing observed. Pre-finishedaluminum gutters and downspouts are installed at all proper roof terminations. Two gutter leaks were observed, which should be corrected under operations.Downspouts appear to be properly terminated to splash blocks directed away from building foundations. Re-roofing projects include removal and replacement ofshingles, deteriorated sheathing, felt underlayment, flashings, and gutters and downspouts.

4.2 Windows 108 SF $35.00 $3,780 35 2034 100% $7,243 The windows of the bathhouse are double-hung, aluminum-frame, and appear to be in continuing good condition. No window flashing leaks were reported orobserved.

Wood Trim 1 LS $20,000.00 $20,000 5 2017 20% $4,637 2021 30% $7,829 2027 30% $9,348AllowancePainted wood trim occurs at soff its, rake boards, and entrances. It appears to be in continuing good condition. No areas of deteriorated wood and peeling paintwere observed. Partial replacements are scheduled at five-year intervals to coincide with repainting projects.

4.4 Gable Siding 520 SF $4.20 $2,184 35 2034 100% $4,185 Pre-finished vinyl or aluminum siding provides the cladding at the gables. It appears to be in continuing good condition.

4.5 Door Allowance 8 EA $750.00 $6,000 5 2018 25% $1,791 2023 25% $2,076 2028 25% $2,407

This category includes all exterior, painted metal, louver doors of the bathhouse. The doors appear to be in continuing good condition. Some beginning rust wasobserved. Doors are generally replaced as individual units become damaged or deteriorated. Doors in a wet or chlorine environment generally have a shorterthan average useful service life. We have budgeted an allowance to address replacement of doors as necessary throughout the study period. Rust removal andrepainting will improve appearance and increase the useful service life.

4.6 Plumbing Fixtures 1 LS $15,000.00 $15,000 25 2023 100% $20,764 2048 100% $43,474 This category consists of sinks, commodes, urinals, showers, and partitions of the shower rooms. Also included in this category is an ornamental metal, doubledrinking fountain located at the patio level of the pool deck. All components appear to be in continuing good condition.

Pool Pumps and 1 LS $5,000.00 $5,000 15 2016 100% $5,628 2031 100% $8,768 2046 100% $13,660Chlorinators

The main pool is served by Purex WhisperFlo, Model#WFE-12, 3hp plastic pump and strainer assembly. The wading pool is served by a Challenger, Model #CH-11N1-3/4F, 3/4hp plastic pump and strainer. Chlorination is accomplished by two Pulsa-Feeder Dolphin chemical feeders (Model #50 and Model #10). The equipmentappears to be in continuing good condition.

4.8 Pool Filters 1 LS $3,500.00 $3,500 15 2016 100% $3,939 2031 100% $6,137 2046 100% $9,562 The main pool is filtered by one Triton II, TR-140C, permanent media filter. The wading pool is filtered by one Triton II, TR-60C, permanent media filter. Theequipment appears to be in continuing good condition.

4.9 Bathhouse Electrical 1 LS $15,000.00 $15,000 35 2034 100% $28,742

This category includes two large metal carriage entrance fixtures, recessed ceiling fixtures, ceiling-mounted fluorescent fixtures, restroom exhaust fans,emergency/exit lighting with battery back-up, recessed exterior wall fixtures, 3.5 light bollards at the pool deck, and the electrical service panels. All lightingappears to be in continuing good condition. A 225-amp main electrical service panel, manufactured by General Electric, is located in the pool storage room. TwoGE sub-panels are located in the pool equipment room. With proper maintenance, this equipment should provide a 35-year statistical useful service life.

4.10 Pool Structural 1,564 SF $45.00 $70,380 30 2027 100% $109,650 2057 100% $266,149Renovation Project

The swimming pools are in-ground, cast-in-place concrete structures. Most outdoor pools of this type, in this area, require a major renovation between thirty andforty years of age. It is prudent to plan for structural renovation now because of the large expense involved if required. The pool appears to be partiallyconstructed on a cut and fill site, which sometimes leads to settlement problems. However, no evidence of settlement was observed. Core sampling should beconducted for analysis of the concrete and gunnite as the pools age.

4.11 Pool White Coat 1,564 SF $5.50 $8,602 7 2013 100% $8,860 2020 100% $10,897 2033 100% $16,002 The main pool white coat appears to be in generally good condition, while the wading pool white coat appears to be extremely rough. Pool white coating sealsthe pool surface and helps prevent water infiltration into the structure of the pool. White coat generally has a service life of five to seven years.

4.12 Pool Coping 217 LF $32.00 $6,944 3 2013 5% $358 2017 5% $402 2019 5% $427Allowance

Standard cast stone bullnose coping is installed around the perimeter of the pools. All coping appears to be in good condition with a minimal amount of crackedmortar. The soft sealant appears to be in fair to good condition, except where it was not replaced during the last replacement project. Diligent maintenance of thesoft joint sealant will prevent water infiltration behind the pool shell, which, if not controlled, will result in freeze/thaw damage. We have scheduled an allowancethroughout the study period to address replacements of cracked, loose, or hollow” tiles.

4.13 Pool Perimeter 1 LS $5,200.00 $5,200 30 2027 100% $8,101 2057 100% $19,664EquipmentPool perimeter equipment consists of a moveable lifeguard stand, two stainless steel ladders, and two stainless steel handrails. All components appear to be incontinuing good condition.

4.14 Pool Fencing 318 LF $57.00 $18,126 30 2027 100% $28,240 2057 100% $68,545 Six-foot, pre-finished aluminum picket fencing with painted metal gates is constructed at the perimeter of the swimming pool deck. The fencing appears to be incontinuing good condition and should provide a long useful service life.





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Mason & Mason


4.15Pool Furniture

Allowance1 LS $8,000.00 $8,000 15 2016 100% $9,004 2031 100% $14,028 2046 100% $21,855

This category includes aluminum-frame and vinyl webbing lounges and chairs, trash receptacles, fiberglass and metal tables, plastic and metal small tables, and

umbrellas. Furniture generally appears to be in continuing good to serviceable condition. We observed some scuffed frames and some detached webbing. Re-

webbing and refinishing of the frames can extend the service life of the entire set of furniture.

4.16Bathhouse Water

Heater1 EA $7,500.00 $7,500 18 2016 100% $8,441 2034 100% $14,371

Domestic hot water is provided to the shower rooms by a 1997, A. O. Smith, commercial, Model DVE-80-916, 80-gallon, electric, 12kW, water heater with three

elements. The unit appears to be in continuing good condition.

4.17 Pool Covers 1,964 SF $2.75 $5,401 12 2021 100% $7,047 2033 100% $10,047 The pool covers were stored for the season in mesh bags and couldn't be observed. Replacement timing was based on information from Management. The pool

covers should extend the service life of the white coat and reduce overall maintenance costs.



DISCUSSION18

category includes aluminum-frame and vinyl webbing lounges and chairs, trash receptacles, fiberglass and metal tables, plastic and metal small tables, andumbrellas. Furniture generally appears to be in continuing good to serviceable condition. We observed some scuffed frames and some detached webbing. Re-webbing and refinishing of the frames can extend the service life of the entire set of furniture.

4.16 Bathhouse Water 1 EA $7,500.00 $7,500 18 2016 100% $8,441 2034 100% $14,371HeaterDomestic hot water is provided to the shower rooms by a 1997, A. 0. Smith, commercial, Model DVE-80-916, 80-gallon, electric, 12kW, water heater with threeelements. The unit appears to be in continuing good condition.

4.17 Pool Covers 1,964 SF $2.75 $5,401 12 2021 100% $7,047 2033 100% $10,047 The pool covers were stored for the season in mesh bags and couldn’t be observed. Replacement timing was based on information from Management. The poolcovers should extend the service life of the white coat and reduce overall maintenance costs.



4.15 Pool Furniture 1 LS $8,000.00 $8,000 15 2016 100% $9,004 2031 100% $14,028 2046 100% $21,855Allowance



CALENDAR OF EXPENDITURES TABLE 2 EXPLANATION

This table is a yearly plan of action of replacements and costs. A description of the columns in the table follows: Column 1 Column 2

Year is the year of the projected replacement and expenditure. Component No. itemizes the components and is consistent throughout the tables.

Column 3


Column 4 Column 5

Present Cost is the cost for the cycle in today’s dollars. Future Cost (Inflated) is the cost for the cycle in future dollars.

Column 6

Total Annual Expenditures gives the total expenditures by year.

Column 7

Action is an area provided for the Board to make notations as to action taken on each component.

.

CALENDAR OF EXPENDITURESTABLE 2 EXPLANATION

This table is a yearly plan of action of replacements and costs. A description of the columnsin the table follows:

Column 1 Year is the year of the projected replacement and expenditure.

Column 2 Component No. itemizes the components and is consistent throughoutthe tables.


Column 4 Present Cost is the cost for the cycle in today’s dollars.

Column 5 Future Cost (Inflated) is the cost for the cycle in future dollars.

Column 6 Total Annual Expenditures gives the total expenditures by year.

Column 7 Action is an area provided for the Board to make notations as to action takenon each component.

YEAR COMPONENT NO. COMPONENT

PRESENT COST

2012

FUTURE COST

(INFLATED)

TOTAL ANNUAL

EXPENDITURES ACTION1 2 3 4 5 6 7

2012 20122.1 Concrete Sidewalks $7,664 $7,664 TOTAL EXPENDITURES3.3 Boardwalk Decking & Structure $24,300 $24,300

3.15 Annual Landscape Irrigation System Allowance $5,500 $5,500$37,464

2013 20133.6 Outdoor Furniture $14,350 $14,781 TOTAL EXPENDITURES

3.15 Annual Landscape Irrigation System Allowance $5,500 $5,6654.11 Pool White Coat $8,602 $8,8604.12 Pool Coping Allowance $347 $358

$29,663

2014 20143.15 Annual Landscape Irrigation System Allowance $5,500 $5,835 TOTAL EXPENDITURES

$5,835

2015 20151.7 Asphalt Footpath $25,260 $27,603 TOTAL EXPENDITURES


2016 20163.5 Street Signage Allowance $15,370 $17,299 TOTAL EXPENDITURES

3.15 Annual Landscape Irrigation System Allowance $5,500 $6,1904.7 Pool Pumps and Chlorinators $5,000 $5,6284.8 Pool Filters $3,500 $3,939

4.15 Pool Furniture Allowance $8,000 $9,0044.16 Bathhouse Water Heater $7,500 $8,441

$50,502

2017 20171.1 Asphalt Restoration Project, A-3 $48,714 $56,473 TOTAL EXPENDITURES1.6 Asphalt Full-Depth Repair & Crack Filling Allowanc $3,750 $4,3472.1 Concrete Sidewalks $11,497 $13,3282.2 Concrete Curbs & Gutters $11,312 $13,1142.5 Concrete Driveway Aprons $3,956 $4,5863.8 Tot Lots $13,000 $15,071

3.10 Tennis Court Color Coat $5,500 $6,3763.12 Modular Block, Concrete, & Brick Retaining Wall R $25,000 $28,9823.15 Annual Landscape Irrigation System Allowance $5,500 $6,3763.16 Storm Water Drainage System Allowance $14,000 $16,2304.3 Wood Trim Allowance $4,000 $4,637

4.12 Pool Coping Allowance $347 $402$169,921

2018 20181.2 Asphalt Restoration Project, A-4 $54,729 $65,349 TOTAL EXPENDITURES1.7 Asphalt Footpath $42,101 $50,2713.7 Landscape Lighting $7,200 $8,597

3.15 Annual Landscape Irrigation System Allowance $5,500 $6,5674.5 Door Allowance $1,500 $1,791

$132,575

2019 20191.3 Asphalt Restoration Project, A-2 $68,713 $84,508 TOTAL EXPENDITURES

3.15 Annual Landscape Irrigation System Allowance $5,500 $6,7644.12 Pool Coping Allowance $347 $427

$91,699

Reserve Fund Plan for RANDOM HILLS COMMUNITY ASSOCIATION, INC.

Fairfax, Virginia

CALENDAR OF EXPENDITURESTABLE 2

2012 Through 2031



Mason & Mason


Reserve Fund Plan for CALENDAR OF EXPENDITURES MASON & MASONRANDOM HILLS COMMUNITY ASSOCIATION, INC. TABLE 2 CAPrfALRISERVEANALYSTS,NC

www masonreserves corn 800-776-6980 Fax 800-776-6408Fairfax, \Ii rg in i a 201 2 Through 2031 csit © 1999 All

YEAR COMPONENT NO. COMPONENTPRESENT COST

2012FUTURE COST(INFLATED)

TOTAL ANNUALEXPENDITURES ACTION

1 2 3 4 5 6 7

2012 20122.1 Concrete Sidewalks $7,664 $7,664 TOTAL EXPENDITURES3.3 Boardwalk Decking & Structure $24,300 $24,3003.15 Annual Landscape Irrigation System Allowance $5,500 $5,500

2013$37,4642013

3.6 Outdoor Furniture $14,350 $14,781 TOTAL EXPENDITURES3.15 Annual Landscape Irrigation System Allowance $5,500 $5,6654.11 Pool White Coat $8,602 $8,8604.12 Pool Coping Allowance $347 $358

2014$29,6632014

3.15 Annual Landscape Irrigation System Allowance $5,500 $5,835 TOTAL EXPENDITURES$5,835

2015 20151.7 Asphalt Footpath $25,260 $27,603 TOTAL EXPENDITURES3.15 Annual Landscape Irrigation System Allowance $5,500 $6,010

2016$33,6132016

3.5 Street Signage Allowance $15,370 $17,299 TOTAL EXPENDITURES3.15 Annual Landscape Irrigation System Allowance $5,500 $6,1904.7 Pool Pumps and Chlorinators $5,000 $5,6284.8 Pool Filters $3,500 $3,9394.15 Pool Furniture Allowance $8,000 $9,0044.16 Bathhouse Water Heater $7,500 $8,441

2017$50,5022017

1.1 Asphalt Restoration Project, A-3 $48,714 $56,473 TOTAL EXPENDITURES1.6 Asphalt Full-Depth Repair & Crack Filling Allowan $3,750 $4,3472.1 Concrete Sidewalks $11,497 $13,3282.2 Concrete Curbs & Gutters $11,312 $13,1142.5 Concrete Driveway Aprons $3,956 $4,5863.8 Tot Lots $13,000 $15,0713.10 Tennis Court Color Coat $5,500 $6,3763.12 Modular Block, Concrete, & Brick Retaining Wall F $25,000 $28,9823.15 Annual Landscape Irrigation System Allowance $5,500 $6,3763.16 Storm Water Drainage System Allowance $14,000 $16,2304.3 Wood Trim Allowance $4,000 $4,6374.12 Pool Coping Allowance $347 $402

2018$169,921

20181.2 Asphalt Restoration Project, A-4 $54,729 $65,349 TOTAL EXPENDITURES1.7 Asphalt Footpath $42,101 $50,2713.7 Landscape Lighting $7,200 $8,5973.15 Annual Landscape Irrigation System Allowance $5,500 $6,5674.5 Door Allowance $1,500 $1,791

2019$132,575

20191.3 Asphalt Restoration Project, A-2 $68,713 $84,508 TOTAL EXPENDITURES3.154.12

Annual Landscape Irrigation System AllowancePool Coping Allowance

$5,500$347

$6,764$427

$91,699


PRESENT COST

2012

FUTURE COST

(INFLATED)

TOTAL ANNUAL



Fairfax, Virginia


2012 Through 2031



Mason & Mason


2020 20201.4 Asphalt Restoration Project, A-1 $55,833 $70,727 TOTAL EXPENDITURES3.6 Outdoor Furniture $16,400 $20,775

3.15 Annual Landscape Irrigation System Allowance $5,500 $6,9673.17 Mailbox Module Allowance $40,000 $50,6714.11 Pool White Coat $8,602 $10,897

$160,037

2021 20211.5 Asphalt Seal Coat $23,790 $31,041 TOTAL EXPENDITURES3.5 Street Signage Allowance $15,370 $20,054

3.10 Tennis Court Color Coat $5,500 $7,1763.15 Annual Landscape Irrigation System Allowance $5,500 $7,1764.3 Wood Trim Allowance $6,000 $7,829

4.17 Pool Covers $5,401 $7,047$80,323

2022 20222.1 Concrete Sidewalks $11,497 $15,450 TOTAL EXPENDITURES2.2 Concrete Curbs & Gutters $11,312 $15,2022.3 Concrete Pool Deck $5,565 $7,4792.4 Concrete Steps $8,820 $11,8532.5 Concrete Driveway Aprons $3,956 $5,316

3.12 Modular Block, Concrete, & Brick Retaining Wall R $25,000 $33,5983.15 Annual Landscape Irrigation System Allowance $5,500 $7,3924.12 Pool Coping Allowance $347 $467

$96,757

2023 20233.6 Outdoor Furniture $10,250 $14,188 TOTAL EXPENDITURES

3.15 Annual Landscape Irrigation System Allowance $5,500 $7,6134.5 Door Allowance $1,500 $2,0764.6 Plumbing Fixtures $15,000 $20,764

$44,642

2024 20243.15 Annual Landscape Irrigation System Allowance $5,500 $7,842 TOTAL EXPENDITURES3.16 Storm Water Drainage System Allowance $14,000 $19,961

$27,802

2025 20253.5 Street Signage Allowance $15,370 $22,571 TOTAL EXPENDITURES3.8 Tot Lots $65,000 $95,455

3.15 Annual Landscape Irrigation System Allowance $5,500 $8,0774.1 Re-Roofing Project $8,600 $12,629

4.12 Pool Coping Allowance $347 $510$139,242

2026 20261.5 Asphalt Seal Coat $23,790 $35,985 TOTAL EXPENDITURES1.6 Asphalt Full-Depth Repair & Crack Filling Allowanc $7,500 $11,344

3.10 Tennis Court Color Coat $5,500 $8,3193.15 Annual Landscape Irrigation System Allowance $1,045 $1,581

$57,229






1 2 3 4 5 6 7

2020 20201.4 Asphalt Restoration Project, A-i $55,833 $70,727 TOTAL EXPENDITURES3.6 Outdoor Furniture $16,400 $20,7753.15 Annual Landscape Irrigation System Allowance $5,500 $6,9673.17 Mailbox Module Allowance $40,000 $50,6714.11 Pool White Coat $8,602 $10,897

2021$160,037

20211.5 Asphalt Seal Coat $23,790 $31,041 TOTAL EXPENDITURES3.5 Street Signage Allowance $15,370 $20,0543.10 Tennis Court Color Coat $5,500 $7,1763.15 Annual Landscape Irrigation System Allowance $5,500 $7,1764.3 Wood Trim Allowance $6,000 $7,8294.17 Pool Covers $5,401 $7,047

2022$80,3232022

2.1 Concrete Sidewalks $11,497 $15,450 TOTAL EXPENDITURES2.2 Concrete Curbs & Gutters $11,312 $15,2022.3 Concrete Pool Deck $5,565 $7,4792.4 Concrete Steps $8,820 $1 1,8532.5 Concrete Driveway Aprons $3,956 $5,3163.12 Modular Block, Concrete, & Brick Retaining Wall F $25,000 $33,5983.15 Annual Landscape Irrigation System Allowance $5,500 $7,3924.12 Pool Coping Allowance $347 $467

2023$96,7572023

3.6 Outdoor Furniture $10,250 $14,188 TOTAL EXPENDITURES3.15 Annual Landscape Irrigation System Allowance $5,500 $7,6134.5 Door Allowance $1,500 $2,0764.6 Plumbing Fixtures $15,000 $20,764

2024$44,6422024

3.15 Annual Landscape Irrigation System Allowance $5,500 $7,842 TOTAL EXPENDITURES3.16 Storm Water Drainage System Allowance $14,000 $19,961

2025$27,8022025

3.5 Street Signage Allowance $15,370 $22,571 TOTAL EXPENDITURES3.8 Tot Lots $65,000 $95,4553.15 Annual Landscape Irrigation System Allowance $5,500 $8,0774.1 Re-Roof ing Project $8,600 $12,6294.12 Pool Coping Allowance $347 $510

2026$139,242

20261.5 Asphalt Seal Coat $23,790 $35,985 TOTAL EXPENDITURES1.6 Asphalt Full-Depth Repair & Crack Filling Allowan $7,500 $11,3443.103.15

Tennis Court Color CoatAnnual Landscape Irrigation System Allowance

$5,500$1,045

$8,319$1,581

$57,229


PRESENT COST

2012

FUTURE COST

(INFLATED)

TOTAL ANNUAL



Fairfax, Virginia


2012 Through 2031



Mason & Mason


2027 20272.1 Concrete Sidewalks $11,497 $17,911 TOTAL EXPENDITURES2.2 Concrete Curbs & Gutters $11,312 $17,6242.4 Concrete Steps $8,820 $13,7412.5 Concrete Driveway Aprons $5,934 $9,245

3.12 Modular Block, Concrete, & Brick Retaining Wall R $25,000 $38,9493.15 Annual Landscape Irrigation System Allowance $5,500 $8,5694.3 Wood Trim Allowance $6,000 $9,348

4.10 Pool Structural Renovation Project $70,380 $109,6504.13 Pool Perimeter Equipment $5,200 $8,1014.14 Pool Fencing $18,126 $28,240

$261,377

2028 20283.3 Boardwalk Decking & Structure $43,200 $69,323 TOTAL EXPENDITURES3.7 Landscape Lighting $7,200 $11,554

3.15 Annual Landscape Irrigation System Allowance $5,500 $8,8264.5 Door Allowance $1,500 $2,407

$92,110


$9,091

2030 20301.7 Asphalt Footpath $42,101 $71,674 TOTAL EXPENDITURES3.5 Street Signage Allowance $15,370 $26,1663.6 Outdoor Furniture $16,400 $27,920

3.15 Annual Landscape Irrigation System Allowance $1,045 $1,7794.12 Pool Coping Allowance $347 $591

$128,130

2031 20311.5 Asphalt Seal Coat $23,790 $41,716 TOTAL EXPENDITURES1.6 Asphalt Full-Depth Repair & Crack Filling Allowanc $11,250 $19,7273.9 Tennis Court Restoration Project $25,000 $43,838

3.11 Tennis Court Fencing $7,920 $13,8883.15 Annual Landscape Irrigation System Allowance $5,500 $9,6443.16 Storm Water Drainage System Allowance $14,000 $24,5494.7 Pool Pumps and Chlorinators $5,000 $8,7684.8 Pool Filters $3,500 $6,137

4.15 Pool Furniture Allowance $8,000 $14,028$182,294






1 2 3 4 5 6 7

2027 20272.1 Concrete Sidewalks $11,497 $17,911 TOTAL EXPENDITURES2.2 Concrete Curbs & Gutters $11,312 $17,6242.4 Concrete Steps $8,820 $13,7412.5 Concrete Driveway Aprons $5,934 $9,2453.12 Modular Block, Concrete, & Brick Retaining Wall F $25,000 $38,9493.15 Annual Landscape Irrigation System Allowance $5,500 $8,5694.3 Wood Trim Allowance $6,000 $9,3484.10 Pool Structural Renovation Project $70,380 $109,6504.13 Pool Perimeter Equipment $5,200 $8,1014.14 Pool Fencing $18,126 $28,240

2028$261,377

20283.3 Boardwalk Decking & Structure $43,200 $69,323 TOTAL EXPENDITURES3.7 Landscape Lighting $7,200 $11,5543.15 Annual Landscape Irrigation System Allowance $5,500 $8,8264.5 Door Allowance $1,500 $2,407

2029$92,1102029


2030 20301.7 Asphalt Footpath $42,101 $71,674 TOTAL EXPENDITURES3.5 Street Signage Allowance $15,370 $26,1663.6 Outdoor Furniture $16,400 $27,9203.15 Annual Landscape Irrigation System Allowance $1,045 $1,7794.12 Pool Coping Allowance $347 $591

2031$128,130

20311.5 Asphalt Seal Coat $23,790 $41,716 TOTAL EXPENDITURES1.6 Asphalt Full-Depth Repair & Crack Filling Allowan $11,250 $19,7273.9 Tennis Court Restoration Project $25,000 $43,8383.11 Tennis Court Fencing $7,920 $13,8883.15 Annual Landscape Irrigation System Allowance $5,500 $9,6443.16 Storm Water Drainage System Allowance $14,000 $24,5494.7 Pool Pumps and Chlorinators $5,000 $8,7684.8 Pool Filters $3,500 $6,1374.15 Pool Furniture Allowance $8,000 $14,028

$182,294

CURRENT FUNDING ANALYSIS CASH FLOW METHOD TABLE 3.0 EXPLANATION

and, if applicable,

ALTERNATIVE FUNDING ANALYSIS CASH FLOW METHOD TABLE 3.1, 3.2, 3,3 (etc.) EXPLANATION

Table 3.0 shows the financial picture over the twenty-year study period, using the current annual contribution and the reserve fund balance reported at the beginning of the study year. If the results of the study indicate a need to increase the annual contribution to maintain adequate balances throughout the study period, Table 3.1, and possibly, 3.2 will be provided for consideration. Alternatives might also be provided if a community is over-funded and desires to adjust the annual contribution downward. Alternative funding may be achieved by increasing the annual contribution to a fixed yearly amount or by applying an annual escalation factor to increase contributions over time, or a combination of both methods. An inflation factor and interest income factor may be included in the calculations on this page. A description of the columns in the table follows: Column 1 Year Column 2

Total Asset Base of all common capital assets included in the reserve fund with costs adjusted for inflation.

Column 3

Beginning Reserve Fund Balance is the reserve fund balance after all activity in the prior year is completed.

Column 4

Annual Contribution, on Table 3, is the amount contributed annually to the reserve fund as reported by the Board of Directors. On the Alternative Funding Analysis tables (3.1, 3.2, etc.), the annual contribution is projected to maintain positive balances throughout the study period.

Column 5

Interest Income, which is indicated in the heading of the table, is applied to the reserve fund balance and is accrued monthly throughout each year after the yearly expenditures are deducted. The interest income percentage may be varied to reflect actual experience of the community investments.

Column 6

Capital Expenditures are annual totals of expenditures for each year of the study period adjusted by the inflation percentage listed in the heading of the table.

Column 7

Ending Reserve Fund Balance is the result of the beginning reserve fund balance plus the annual contribution, plus interest income, less capital expenditures for the year.

Column 8

Balance to Asset Base Ratio, expressed as a percentage, is the ratio between the ending reserve fund balance and the total asset base for that year. The ratio is useful to the analysts in understanding general financial condition, but there is no standard ratio as each community’s condition and complexity varies.

CURRENT FUNDING ANALYSIS CASH FLOW METHODTABLE 3.0 EXPLANATION

and, if applicable,ALTERNATIVE FUNDING ANALYSIS CASH FLOW METHOD

TABLE 3.1, 3.2, 3,3 (etc.) EXPLANATION

Table 3.0 shows the financial picture over the twenty-year study period, using the currentannual contribution and the reserve fund balance reported at the beginning of the study year.If the results of the study indicate a need to increase the annual contribution to maintainadequate balances throughout the study period, Table 3.1, and possibly, 3.2 will be providedfor consideration. Alternatives might also be provided if a community is over-funded anddesires to adjust the annual contribution downward.

Alternative funding may be achieved by increasing the annual contribution to a fixed yearlyamount or by applying an annual escalation factor to increase contributions over time, or acombination of both methods. An inflation factor and interest income factor may be included inthe calculations on this page.

A description of the columns in the table follows:

Column 1 Year

Column 2 Total Asset Base of all common capital assets included in the reserve fund with costsadjusted for inflation.

Column 3 Beginning Reserve Fund Balance is the reserve fund balance after all activity in the prior yearis completed.

Column 4 Annual Contribution, on Table 3, is the amount contributed annually to the reserve fund asreported by the Board of Directors. On the Alternative Funding Analysis tables (3.1, 3.2, etc.),the annual contribution is projected to maintain positive balances throughout the study period.

Column 5 Interest Income, which is indicated in the heading of the table, is applied to the reserve fundbalance and is accrued monthly throughout each year after the yearly expenditures arededucted. The interest income percentage may be varied to reflect actual experience of thecommunity investments.

Column 6 Capital Expenditures are annual totals of expenditures for each year of the study periodadjusted by the inflation percentage listed in the heading of the table.

Column 7 Ending Reserve Fund Balance is the result of the beginning reserve fund balance plus theannual contribution, plus interest income, less capital expenditures for the year.

Column 8 Balance to Asset Base Ratio, expressed as a percentage, is the ratio between the endingreserve fund balance and the total asset base for that year. The ratio is useful to the analystsin understanding general financial condition, but there is no standard ratio as eachcommunity’s condition and complexity varies.

Beginning Reserve Fund Balance: Annual Contribution To Reserves: Contribution Percentage Increase: Annual Inflation Factor: Annual Interest Income Factor:

In Dollars 765,826 118,055 3.00% 3.00% 2.00%

YEARTOTAL ASSET

BASEBEGINNING RESERVE

FUND BALANCE ANNUAL CONTRIBUTION INTEREST INCOME CAPITAL EXPENDITURESENDING RESERVE FUND

BALANCE1 2 3 4 5 6 7

2012 3,823,463 765,826 118,055 17,624 37,464 864,041

2013 3,938,167 864,041 121,597 18,443 29,663 974,418

2014 4,056,312 974,418 125,245 20,970 5,835 1,114,797

2015 4,178,001 1,114,797 129,002 23,542 33,613 1,233,728

2016 4,303,341 1,233,728 132,872 25,802 50,501 1,341,901

2017 4,432,442 1,341,901 136,858 26,731 169,922 1,335,568

2018 4,565,415 1,335,568 140,964 27,053 132,575 1,371,010

2019 4,702,377 1,371,010 145,193 28,259 91,699 1,452,763

2020 4,843,449 1,452,763 149,549 29,214 160,037 1,471,488

2021 4,988,752 1,471,488 154,035 30,507 80,323 1,575,708

2022 5,138,415 1,575,708 158,656 32,483 96,757 1,670,089

2023 5,292,567 1,670,089 163,416 35,006 44,641 1,823,870

2024 5,451,344 1,823,870 168,318 38,346 27,803 2,002,731

2025 5,614,884 2,002,731 173,368 40,800 139,242 2,077,657

2026 5,783,331 2,077,657 178,569 43,261 57,229 2,242,258

2027 5,956,831 2,242,258 183,926 44,423 261,378 2,209,229

2028 6,135,536 2,209,229 189,444 45,656 92,110 2,352,218

2029 6,319,602 2,352,218 195,127 49,506 9,091 2,587,760

2030 6,509,190 2,587,760 200,981 53,031 128,130 2,713,642

2031 6,704,466 2,713,642 207,010 55,049 182,295 2,793,405

3,172,182 685,705 1,830,308STUDY PERIOD TOTALS



CURRENT FUNDING ANALYSISCASH FLOW METHOD

TABLE 3



Mason & Mason





TABLE 3

MASON & MASON_____________ CAPITAL RESERVE ANALYSTS, INCvw.masonreseres.com 800-776-6980 Fax 800-776-6408

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Beginning Reserve Fund Balance

765,826Annual Contribution To Reserves

118,055Contribution Percentage Increase

3.00%Annual Inflation Factor

3.00%Annual Interest Income Factor

2.00%In Dollars

TOTAL ASSET BEGINNING RESERVE ENDING RESERVE FUNDYEAR BASE FUND BALANCE ANNUAL CONTRIBUTION INTEREST INCOME CAPITAL EXPENDITURES BALANCE

1 2 3 4 5 6 7

2012 3,823,463 765,826 118,055 17,624 37,464 864,0412013 3,938,167 864,041 121,597 18,443 29,663 974,4182014 4,056,312 974,418 125,245 20,970 5,835 1,114,7972015 4,178,001 1,114,797 129,002 23,542 33,613 1,233,7282016 4,303,341 1,233,728 132,872 25,802 50,501 1,341,9012017 4,432,442 1,341,901 136,858 26,731 169,922 1,335,5682018 4,565,415 1,335,568 140,964 27,053 132,575 1,371,0102019 4,702,377 1,371,010 145,193 28,259 91,699 1,452,7632020 4,843,449 1,452,763 149,549 29,214 160,037 1,471,4882021 4,988,752 1,471,488 154,035 30,507 80,323 1,575,7082022 5,138,415 1,575,708 158,656 32,483 96,757 1,670,0892023 5,292,567 1,670,089 163,416 35,006 44,641 1,823,8702024 5,451,344 1,823,870 168,318 38,346 27,803 2,002,7312025 5,614,884 2,002,731 173,368 40,800 139,242 2,077,6572026 5,783,331 2,077,657 178,569 43,261 57,229 2,242,2582027 5,956,831 2,242,258 183,926 44,423 261,378 2,209,2292028 6,135,536 2,209,229 189,444 45,656 92,110 2,352,2182029 6,319,602 2,352,218 195,127 49,506 9,091 2,587,7602030 6,509,190 2,587,760 200,981 53,031 128,130 2,713,6422031 6,704,466 2,713,642 207,010 55,049 182,295 2,793,405

STUDY PERIOD TOTALS I 3,172,182 685,705 1,830,308 I


In Dollars 765,826 118,055 3.00% 3.00% 2.00%

YEARTOTAL ASSET



BALANCE1 2 3 4 5 6 7

2012 3,823,463 765,826 118,055 17,624 37,464 864,041

2013 3,938,167 864,041 144,994 18,698 29,663 998,070

2014 4,056,312 998,070 149,343 21,710 5,835 1,163,288

2015 4,178,001 1,163,288 153,824 24,792 33,613 1,308,290

2016 4,303,341 1,308,290 158,438 27,585 50,501 1,443,813

2017 4,432,442 1,443,813 163,192 29,075 169,922 1,466,157

2018 4,565,415 1,466,157 168,087 29,985 132,575 1,531,654

2019 4,702,377 1,531,654 173,130 31,806 91,699 1,644,891

2020 4,843,449 1,644,891 178,324 33,406 160,037 1,696,584

2021 4,988,752 1,696,584 183,673 35,374 80,323 1,835,308

2022 5,138,415 1,835,308 189,184 38,055 96,757 1,965,790

2023 5,292,567 1,965,790 194,859 41,317 44,641 2,157,325

2024 5,451,344 2,157,325 200,705 45,430 27,803 2,375,657

2025 5,614,884 2,375,657 206,726 48,691 139,242 2,491,832

2026 5,783,331 2,491,832 212,928 51,995 57,229 2,699,526

2027 5,956,831 2,699,526 219,316 54,038 261,378 2,711,502

2028 6,135,536 2,711,502 225,895 56,191 92,110 2,901,479

2029 6,319,602 2,901,479 232,672 61,002 9,091 3,186,062

2030 6,509,190 3,186,062 239,652 65,528 128,130 3,363,112

2031 6,704,466 3,363,112 246,842 68,592 182,295 3,496,251

3,759,839 800,894 1,830,308



ALTERNATIVE FUNDING ANALYSISCASH FLOW METHOD

HYBRID APPROACHTABLE 3.1

STUDY PERIOD TOTALS FULLY FUNDED BALANCE GOAL



Mason & Mason













2.00%In Dollars


1 2 3 4 5 6 7

2012 3,823,463 765,826 118,055 17,624 37,464 864,0412013 3,938,167 864,041 144,994 18,698 29,663 998,0702014 4,056,312 998,070 149,343 21,710 5,835 1,163,2882015 4,178,001 1,163,288 153,824 24,792 33,613 1,308,2902016 4,303,341 1,308,290 158,438 27,585 50,501 1,443,8132017 4,432,442 1,443,813 163,192 29,075 169,922 1,466,1572018 4,565,415 1,466,157 168,087 29,985 132,575 1,531,6542019 4,702,377 1,531,654 173,130 31,806 91,699 1,644,8912020 4,843,449 1,644,891 178,324 33,406 160,037 1,696,5842021 4,988,752 1,696,584 183,673 35,374 80,323 1,835,3082022 5,138,415 1,835,308 189,184 38,055 96,757 1,965,7902023 5,292,567 1,965,790 194,859 41,317 44,641 2,157,3252024 5,451,344 2,157,325 200,705 45,430 27,803 2,375,6572025 5,614,884 2,375,657 206,726 48,691 139,242 2,491,8322026 5,783,331 2,491,832 212,928 51,995 57,229 2,699,5262027 5,956,831 2,699,526 219,316 54,038 261,378 2,711,5022028 6,135,536 2,711,502 225,895 56,191 92,110 2,901,4792029 6,319,602 2,901,479 232,672 61,002 9,091 3,186,0622030 6,509,190 3,186,062 239,652 65,528 128,130 3,363,1122031 6,704,466 3,363,112 246,842 68,592 182,295 3,496,251

] FULLYFUNDEDBALANCEGOALSTUDY PERIOD TOTALS I 3,759,839 I 800,894 I 1,830,308

FUNDING ANALYSIS COMPONENT METHOD TABLE 4 EXPLANATION

Table 4 is a yearly list of annual contributions toward each component, which must be made to achieve 100% funding. The reserve fund balance is the balance at the beginning of the study year. The beginning reserve fund balance is applied, proportionately, to each component prior to calculating the yearly contribution for each component. Future costs (inflation) are factored into the replacement cycles. The annual contribution for each year is calculated in the bottom row of the study labeled Annual Component Contribution Totals. Interest and inflation are calculated at the same annual rates as the Cash Flow Method (Table 3). Column 1 Component Number is consistent throughout the tables.


Columns 3 - 22 Years lists the annual contribution amount toward each component

throughout the twenty-year study period, which is totaled at the bottom of the component table.

COMPONENT METHOD SUMMARY The component method summary computes the beginning reserve fund balance, the annual component contribution, the annual expenditures, and interest income. It then provides the ending reserve fund balance for each year of the study.

FUNDING ANALYSIS COMPONENT METHODTABLE 4 EXPLANATION

Table 4 is a yearly list of annual contributions toward each component, which must bemade to achieve 100% funding. The reserve fund balance is the balance at the beginning ofthe study year. The beginning reserve fund balance is applied, proportionately, to each componentprior to calculating the yearly contribution for each component. Future costs (inflation) are factoredinto the replacement cycles. The annual contribution for each year is calculated in the bottom rowof the study labeled Annual Component Contribution Totals. Interest and inflation are calculated atthe same annual rates as the Cash Flow Method (Table 3).

Column I Component Number is consistent throughout the tables.


Columns 3 - 22 Years lists the annual contribution amount toward each componentthroughout the twenty-year study period, which is totaled at thebottom of the component table.

COMPONENT METHOD SUMMARY

The component method summary computes the beginning reserve fund balance, theannual component contribution, the annual expenditures, and interest income. It thenprovides the ending reserve fund balance for each year of the study.

In Dollars

Component Number COMPONENT 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031

1.1 Asphalt Restoration Project, A-3 5,871 5,871 5,871 5,871 5,871 5,026 5,026 5,026 5,026 5,026 5,026 5,026 5,026 5,026 5,026 5,026 5,026 5,026 5,026 5,026




1.5 Asphalt Seal Coat 3,145 3,145 3,145 3,145 3,145 3,145 3,145 3,145 3,145 6,838 6,838 6,838 6,838 6,838 7,927 7,927 7,927 7,927 7,927 42,504

1.6 Asphalt Full-Depth Repair & Crack Filling All 728 728 728 728 728 1,150 1,150 1,150 1,150 1,150 1,150 1,150 1,150 1,150 3,748 3,748 3,748 3,748 3,748 5,794

1.7 Asphalt Footpath 4,442 4,442 4,442 16,246 16,246 16,246 5,281 5,281 5,281 5,281 5,281 5,281 5,281 5,281 5,281 5,281 5,281 5,281 7,529 7,529

2.1 Concrete Sidewalks 5,191 2,532 2,532 2,532 2,532 2,936 2,936 2,936 2,936 2,936 3,403 3,403 3,403 3,403 3,403 3,946 3,946 3,946 3,946 3,946

2.2 Concrete Curbs & Gutters 2,492 2,492 2,492 2,492 2,492 2,889 2,889 2,889 2,889 2,889 3,349 3,349 3,349 3,349 3,349 3,882 3,882 3,882 3,882 3,882

2.3 Concrete Pool Deck 675 675 675 675 675 675 675 675 675 675 907 907 907 907 907 907 907 907 907 907

2.4 Concrete Steps 1,070 1,070 1,070 1,070 1,070 1,070 1,070 1,070 1,070 1,070 2,611 2,611 2,611 2,611 2,611 3,027 3,027 3,027 3,027 3,027

2.5 Concrete Driveway Aprons 871 871 871 871 871 1,010 1,010 1,010 1,010 1,010 1,757 1,757 1,757 1,757 1,757 1,358 1,358 1,358 1,358 1,358

3.1 Arched Entrance Features 6,675 6,675 6,675 6,675 6,675 6,675 6,675 6,675 6,675 6,675 6,675 6,675 6,675 6,675 6,675 6,675 6,675 6,675 6,675 6,675

3.2 Ornamental Metal Handrailings 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580

3.3 Boardwalk Decking & Structure 13,634 3,674 3,674 3,674 3,674 3,674 3,674 3,674 3,674 3,674 3,674 3,674 3,674 3,674 3,674 3,674 7,298 7,298 7,298 7,298

3.4 Light Poles & Fixtures 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316

3.5 Street Signage Allowance 3,567 3,567 3,567 3,567 3,811 3,811 3,811 3,811 3,811 5,416 5,416 5,416 5,416 4,972 4,972 4,972 4,972 4,972 7,066 7,066

3.6 Outdoor Furniture 6,339 2,763 2,763 2,763 2,763 2,763 2,763 2,763 4,585 4,585 4,585 3,713 3,713 3,713 3,713 3,713 3,713 3,713 9,860 9,860

3.7 Landscape Lighting 1,348 1,348 1,348 1,348 1,348 1,348 1,043 1,043 1,043 1,043 1,043 1,043 1,043 1,043 1,043 1,043 1,402 1,402 1,402 1,402

3.8 Tot Lots 1,887 1,887 1,887 1,887 1,887 10,994 10,994 10,994 10,994 10,994 10,994 10,994 10,994 8,495 8,495 8,495 8,495 8,495 8,495 8,495

3.9 Tennis Court Restoration Project 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 2,627

3.10 Tennis Court Color Coat 968 968 968 968 968 1,722 1,722 1,722 1,722 1,581 1,581 1,581 1,581 1,581 1,009 1,009 1,009 1,009 1,009 1,009

3.11 Tennis Court Fencing 490 490 490 490 490 490 490 490 490 490 490 490 490 490 490 490 490 490 490 820

3.12 Modular Block, Concrete, & Brick Retaining W 3,630 3,630 3,630 3,630 3,630 6,384 6,384 6,384 6,384 6,384 7,401 7,401 7,401 7,401 7,401 8,580 8,580 8,580 8,580 8,580

3.13 Concrete Retaining Walls 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141

3.14 Sound Attenuation Wall 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872

3.15 Annual Landscape Irrigation System Allowan 7,366 5,772 5,945 6,124 6,307 6,496 6,691 6,892 7,099 7,312 7,531 7,757 7,990 1,564 8,476 8,731 8,993 1,760 9,540 9,827

3.16 Storm Water Drainage System Allowance 3,084 3,084 3,084 3,084 3,084 2,655 2,655 2,655 2,655 2,655 2,655 2,655 3,265 3,265 3,265 3,265 3,265 3,265 3,265 4,015

3.17 Mailbox Module Allowance 3,554 3,554 3,554 3,554 3,554 3,554 3,554 3,554 3,719 3,719 3,719 3,719 3,719 3,719 3,719 3,719 3,719 3,719 3,719 3,719

4.1 Re-Roofing Project 636 636 636 636 636 636 636 636 636 636 636 636 636 815 815 815 815 815 815 815

4.2 Windows 208 208 208 208 208 208 208 208 208 208 208 208 208 208 208 208 208 208 208 208

4.3 Wood Trim Allowance 881 881 881 881 881 1,878 1,878 1,878 1,878 1,465 1,465 1,465 1,465 1,465 1,465 2,059 2,059 2,059 2,059 2,059

4.4 Gable Siding 110 110 110 110 110 110 110 110 110 110 110 110 110 110 110 110 110 110 110 110

4.5 Door Allowance 281 281 281 281 281 281 395 395 395 395 395 457 457 457 457 457 530 530 530 530

4.6 Plumbing Fixtures 1,067 1,067 1,067 1,067 1,067 1,067 1,067 1,067 1,067 1,067 1,067 1,339 1,339 1,339 1,339 1,339 1,339 1,339 1,339 1,339

4.7 Pool Pumps and Chlorinators 809 809 809 809 501 501 501 501 501 501 501 501 501 501 501 501 501 501 501 780

4.8 Pool Filters 505 505 505 505 351 351 351 351 351 351 351 351 351 351 351 351 351 351 351 546

4 POOL FACILITY

Beginning Reserve Fund Balance:

765,826


Fairfax, Virginia

FUNDING ANALYSISCOMPONENT METHOD

TABLE 4

1 ASPHALT COMPONENTS


3 SITE FEATURES



Mason & Mason


Reserve Fund Plan forRANDOM HILLS COMMUNITY ASSOCIATION, INC.

Fairfax, Virginia

In Dollars


765 826


TABLE 4 _rI

I MASON &MASONCAPITAL RESERVEANALYSTS, INC.

www.masonreserves.com 800-776-6880 Fax 800-776-6408Copyright © 1999 A/I rights reserved.

ComponentNumber COMPONENT 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031

I ASPHALT COMPONENTS




1.4 Asphalt Restoration Project, A-i 5,133 5,133 5,133 5,133 5,133 5,133 5,133 5,133 5,191 5,191 5,191 5,191 5,191 5,191 5,191 5,191 5,191 5,191 5,191 5,191

1.5 Asphalt Seal Coat 3,145 3,145 3,145 3,145 3,145 3,145 3,145 3,145 3,145 6,838 6,838 6,838 6,838 6,838 7,927 7,927 7,927 7,927 7,927 42,504

1.6 Asphalt Full-Depth Repair & Crack Filling All 728 728 728 728 728 1,150 1,150 1,150 1,150 1,150 1,150 1,150 1,150 1,150 3,748 3,748 3,748 3,748 3,748 5,794

1.7 Asphalt Footpath 4,442 4,442 4,442 16,246 16,246 16,246 5,281 5,281 5,281 5,281 5,281 5,281 5,281 5,281 5,281 5,281 5,281 5,281 7,529 7,5292 CONCRETE COMPONENTS

2.1 Concrete Sidewalks 5,191 2,532 2,532 2,532 2,532 2,936 2,936 2,936 2,936 2,936 3,403 3,403 3,403 3,403 3,403 3,946 3,946 3,946 3,946 3,946

2.2 Concrete Curbs & Gutters 2,492 2,492 2,492 2,492 2,492 2,889 2,889 2,889 2,889 2,889 3,349 3,349 3,349 3,349 3,349 3,882 3,882 3,882 3,882 3,882

2.3 Concrete Pool Deck 675 675 675 675 675 675 675 675 675 675 907 907 907 907 907 907 907 907 907 907

2.4 Concrete Steps 1 ,070 1 ,070 1 ,070 1 ,070 1 ,070 1 ,070 1 ,070 1 ,070 1 ,070 1 ,070 2,61 1 2,61 1 2,61 1 2,61 1 2,61 1 3,027 3,027 3,027 3,027 3,027

2.5 Concrete DrivewayAprons 871 871 871 871 871 1,010 1,010 1,010 1,010 1,010 1,757 1,757 1,757 1,757 1,757 1,358 1,358 1,358 1,358 1,3583 SITE FEATURES


3.2 Ornamental Metal Handrailings 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580 14,580

3.3 Boardwalk Decking & Structure 13,634 3,674 3,674 3,674 3,674 3,674 3,674 3,674 3,674 3,674 3,674 3,674 3,674 3,674 3,674 3,674 7,298 7,298 7,298 7,298

3.4 Light Poles & Fixtures 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316 12,316

3.5 Street Signage Allowance 3,567 3,567 3,567 3,567 3,81 1 3,81 1 3,81 1 3,81 1 3,81 1 5,41 6 5,41 6 5,41 6 5,41 6 4,972 4,972 4,972 4,972 4,972 7,066 7,066

3.6 Outdoor Furniture 6,339 2,763 2,763 2,763 2,763 2,763 2,763 2,763 4,585 4,585 4,585 3,713 3,713 3,713 3,713 3,713 3,713 3,713 9,860 9,860

3.7 Landscape Lighting 1,348 1,348 1,348 1,348 1,348 1,348 1,043 1,043 1,043 1,043 1,043 1,043 1,043 1,043 1,043 1,043 1,402 1,402 1,402 1,402

3.8 Tot Lots 1,887 1,887 1,887 1,887 1,887 10,994 10,994 10,994 10,994 10,994 10,994 10,994 10,994 8,495 8,495 8,495 8,495 8,495 8,495 8,495

3.9 Tennis Court Restoration Project 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 1,545 2,627

3.10 Tennis Court Color Coat 968 968 968 968 968 1,722 1,722 1,722 1,722 1,581 1,581 1,581 1,581 1,581 1,009 1,009 1,009 1,009 1,009 1,009

3.11 Tennis Court Fencing 490 490 490 490 490 490 490 490 490 490 490 490 490 490 490 490 490 490 490 820

3.12 Modular Block, Concrete, & Brick Retaining 3,630 3,630 3,630 3,630 3,630 6,384 6,384 6,384 6,384 6,384 7,401 7,401 7,401 7,401 7,401 8,580 8,580 8,580 8,580 8,580

3.13 Concrete Retaining Walls 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141 5,141

3.14 Sound Attenuation Wall 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872 34,872

3.15 Annual Landscape Irrigation System Allowa 7,366 5,772 5,945 6,124 6,307 6,496 6,691 6,892 7,099 7,312 7,531 7,757 7,990 1,564 8,476 8,731 8,993 1,760 9,540 9,827

3.16 Storm Water Drainage System Allowance 3,084 3,084 3,084 3,084 3,084 2,655 2,655 2,655 2,655 2,655 2,655 2,655 3,265 3,265 3,265 3,265 3,265 3,265 3,265 4,015

3.17 Mailbox Module Allowance 3,554 3,554 3,554 3,554 3,554 3,554 3,554 3,554 3,719 3,719 3,719 3,719 3,719 3,719 3,719 3,719 3,719 3,719 3,719 3,7194 POOL FACILITY

4.1 Re-Roofing Project 636 636 636 636 636 636 636 636 636 636 636 636 636 815 815 815 815 815 815 815

4.2 Windows 208 208 208 208 208 208 208 208 208 208 208 208 208 208 208 208 208 208 208 208

4.3 Wood Trim Allowance 881 881 881 881 881 1 ,878 1 ,878 1 ,878 1 ,878 1 ,465 1 ,465 1 ,465 1 ,465 1 ,465 1 ,465 2,059 2,059 2,059 2,059 2,059

4.4 Gable Siding 110 110 110 110 110 110 110 110 110 110 110 110 110 110 110 110 110 110 110 110

4.5 Door Allowance 281 281 281 281 281 281 395 395 395 395 395 457 457 457 457 457 530 530 530 530

4.6 Plumbing Fixtures 1,067 1,067 1,067 1,067 1,067 1,067 1,067 1,067 1,067 1,067 1,067 1,339 1,339 1,339 1,339 1,339 1,339 1,339 1,339 1,339

4.7 II’ool Pumps and Chlorinators I 809 809 809 809 501 501 501 501 501 501 501 501 501 501 501 501 501 501 501 780

4.8 Pool Filters 505 505 505 505 351 351 351 351 351 351 351 351 351 351 351 351 351 351 351 546

In Dollars



765,826


Fairfax, Virginia


TABLE 4



Mason & Mason


4.9 Bathhouse Electrical 937 937 937 937 937 937 937 937 937 937 937 937 937 937 937 937 937 937 937 937

4.10 Pool Structural Renovation Project 4,157 4,157 4,157 4,157 4,157 4,157 4,157 4,157 4,157 4,157 4,157 4,157 4,157 4,157 4,157 6,471 6,471 6,471 6,471 6,471

4.11 Pool White Coat 3,888 1,449 1,449 1,449 1,449 1,449 1,449 1,449 1,077 1,077 1,077 1,077 1,077 1,077 1,077 1,077 1,077 1,077 1,077 1,077

4.12 Pool Coping Allowance 194 97 97 97 97 209 209 151 151 151 165 165 165 112 112 112 112 112 209 209

4.13 Pool Perimeter Equipment 307 307 307 307 307 307 307 307 307 307 307 307 307 307 307 478 478 478 478 478

4.14 Pool Fencing 1,071 1,071 1,071 1,071 1,071 1,071 1,071 1,071 1,071 1,071 1,071 1,071 1,071 1,071 1,071 1,667 1,667 1,667 1,667 1,667

4.15 Pool Furniture Allowance 1,294 1,294 1,294 1,294 801 801 801 801 801 801 801 801 801 801 801 801 801 801 801 1,248

4.16 Bathhouse Water Heater 1,083 1,083 1,083 1,083 663 663 663 663 663 663 663 663 663 663 663 663 663 663 663 663

4.17 Pool Covers 585 585 585 585 585 585 585 585 585 740 740 740 740 740 740 740 740 740 740 740

181,258 160,933 161,106 173,089 172,141 186,142 174,102 173,692 175,572 180,684 185,381 185,069 185,912 176,669 186,696 192,898 197,216 189,983 208,349 248,342

2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031

765,826 927,053 1,078,789 1,257,591 1,424,337 1,576,603 1,626,675 1,702,933 1,821,192 1,875,400 2,015,584 2,146,912 2,332,691 2,539,911 2,630,530 2,815,127 2,805,571 2,969,455 3,212,355 3,359,684

181,258 160,933 161,106 173,089 172,141 186,142 174,102 173,692 175,572 180,684 185,381 185,069 185,912 176,669 186,696 192,898 197,216 189,983 208,349 248,342

37,464 29,663 5,835 33,613 50,501 169,922 132,575 91,699 160,037 80,323 96,757 44,641 27,803 139,242 57,229 261,378 92,110 9,091 128,130 182,295

909,620 1,058,323 1,234,060 1,397,067 1,545,977 1,592,823 1,668,202 1,784,926 1,836,727 1,975,761 2,104,208 2,287,340 2,490,800 2,577,338 2,759,997 2,746,647 2,910,677 3,150,347 3,292,574 3,425,731

17,433 20,466 23,531 27,270 30,626 33,852 34,731 36,266 38,673 39,823 42,704 45,351 49,110 53,192 55,130 58,924 58,778 62,007 67,110 70,520

927,053 1,078,789 1,257,591 1,424,337 1,576,603 1,626,675 1,702,933 1,821,192 1,875,400 2,015,584 2,146,912 2,332,691 2,539,911 2,630,530 2,815,127 2,805,571 2,969,455 3,212,355 3,359,684 3,496,251

PERCENT FUNDED FOR CURRENT CYCLE68% 1,830,308 3,695,234 865,499 184,762

CAPITAL EXPENDITURES

BEGINNING RESERVE FUND BALANCE

PLUS ANNUAL COMPONENT CONTRIBUTION

TOTAL EXPENDITURES

FULLY FUNDED RESERVE FUND BALANCE

SUBTOTAL

ANNUAL COMPONENT CONTRIBUTION TOTALS

PLUS INTEREST INCOME @ 2.00%


AVERAGE ANNUAL CONTRIBUTION

STUDY PERIOD TOTAL INTEREST

TOTAL CONTRIBUTIONSFULLY FUNDED

BALANCE GOAL

MASON &MASONii•i CAPITAL RESERVEANALYSTS, INC.


Reserve Fund Plan forRANDOM HILLS COMMUNITY ASSOCIATION, INC.

Fairfax, Virginia

In Dollars


765 826


TABLE 4


4.9 Bathhouse Electrical 937 937 937 937 937 937 937 937 937 937 937 937 93 937 937

4.10 Pool Structural Renovation Project 4,157 4,157 4,157 4,157 4,157 4,157 4,157 4,157 4,157 4,157 4,157 4,157 4,157 4,157 4,157 6,471 6,471 6,471 6,471 6,471

4.11 Pool White Coat 3,888 1,449 1,449 1,449 1,449 1,449 1,449 1,449 1,077 1,077 1,077 1,077 1,077 1,077 1,077 1,077 1,077 1,077 1,077 1,077

4.12 Pool Coping Allowance 194 97 97 97 97 209 209 151 151 151 165 165 165 112 112 112 112 112 209 209

4.13 Pool Perimeter Equipment 307 307 307 307 307 307 307 307 307 307 307 307 307 307 307 478 478 478 478 478

4.14 Pool Fencing 1,071 1,071 1,071 1,071 1,071 1,071 1,071 1,071 1,071 1,071 1,071 1,071 1,071 1,071 1,071 1,667 1,667 1,667 1,667 1,667

4.15 Pool Furniture Allowance 1,294 1,294 1,294 1,294 801 801 801 801 801 801 801 801 801 801 801 801 801 801 801 1,248

4.16 Bathhouse Water Heater 1,083 1,083 1,083 1,083 663 663 663 663 663 663 663 663 663 663 663 663 663 663 663 663

4.17 Pool Covers 585 585 585 585 585 585 585 585 585 740 740 740 740 740 740 740 740 740 740 740

ANNUAL COMPONENT CONTRIBUTION TOTALS 181,258 160,933 161,106 173,089 172,141 186,142 174,102 173,692 175,572 180,684 185,381 185,069 185,912 176,669 186,696 192,898 197,216 189,983 208,349 248,342

COMPONENTMETHODSUMMARY 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031

BEGINNING RESERVE FUND BALANCE 765,826 927,053 1,078,789 1,257,591 1,424,337 1,576,603 1,626,675 1,702,933 1,821,192 1,875,400 2,015,584 2,146,912 2,332,691 2,539,911 2,630,530 2,815,127 2,805,571 2,969,455 3,212,355 3,359,684

PLUSANNUALCOMPONENTCONTRIBUTION 181,258 160,933 161,106 173,089 172,141 186,142 174,102 173,692 175,572 180,684 185,381 185,069 185,912 176,669 186,696 192,898 197,216 189,983 208,349 248,342

CAPITAL EXPENDITURES 37,464 29,663 5,835 33,613 50,501 169,922 132,575 91,699 160,037 80,323 96,757 44,641 27,803 139,242 57,229 261,378 92,110 9,091 128,130 182,295

SUBTOTAL 909,620 1,058,323 1,234,060 1,397,067 1,545,977 1,592,823 1,668,202 1,784,926 1,836,727 1,975,761 2,104,208 2,287,340 2,490,800 2,577,338 2,759,997 2,746,647 2,910,677 3,150,347 3,292,574 3,425,[email protected]% 17,433 20,466 23,531 27,270 30,626 33,852 34,731 36,266 38,673 39,823 42,704 45,351 49,110 53,192 55,130 58,924 58,778 62,007 67,110 70,520

FULLY FUNDED RESERVE FUND BALANCE 927,053 1,078,789 1,257,591 1,424,337 1,576,603 1,626,675 1,702,933 1,821,192 1,875,400 2,015,584 2,146,912 2,332,691 2,539,911 2,630,530 2,815,127 2,805,571 2,969,455 3,212,355 3,359,684 3,496,251

PERCENT FUNDED FOR CURRENT CYCLE 68%I TOTAL 1,830,308I EXPENDITURES

TOTAL CONTRIBUTIONS 3,695,234I STUDY PERIOD I

865,499I TOTAL INTEREST II AVERAGE ANNUAL I

184,762I CONTRIBUTION IFULLY FUNDEDBALANCE GOAL




Column 2


Column 3




Column 5


Column 6 Column 7


Column 8





















Reserve Fund Plan for RANDOM HILLS STORM WATER MANAGEMENT SHARED ASSETS

Fairfax, Virginia



Compon

ent N

o.

Compon

ent

Quantit

y

Unit

of M

easu

rem

ent

Unit

Cost

Total A

sset

Base

Typic

al Ser

vice

or Cyc

le L

ife in

Yrs

1st C

ycle

Yea

r

Perce

ntage

of R

epla

cem

ent

Cost F

or 1

st C

ycle

2nd Cyc

le Y

ear

Perce

ntage

of R

epla

cem

ent

Cost F

or 2

nd Cyc

le

3rd C

ycle

Yea

r

Perce

ntage

of R

epla

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ent

Cost F

or 3

rd C

ycle

DISCUSSION

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 18

1.1Modular Block

Retaining Wall3,080 SF $36.00 $110,880 35 2034 100% $212,458

A 5' to 6' high keystone modular block retaining wall is constructed around approximately half of the South Pond. It appears to be in continuing good condition

with no deflection or deterioration observed.

1.2Stone Retaining

Walls210 SF $70.00 $14,700 35 2034 100% $28,167

Stone retaining walls approximately 3' high are constructed adjacent to walkways around the perimeter of the North Pond. They appear to be in continuing good

condition with no cracking or deteriorated grout observed. It appears that some tuckpointing repairs have been made recently. A set of four steps at this location

should have a handrailing installed for safety.

1.3Auto-Fill & Waterfall

Pumps1 LS $10,350.00 $10,350 5 2014 100% $10,980 2019 100% $12,729 2024 100% $14,757

The South Pond is equipped with an automatic fill system with a submersible pump installed in a nearby cased water well. The North Pond water is provided by a

pumping station using water from the South Pond. The North Pond has a waterfall equipped with a submerged circulation pump. Pond pumps generally have a

short useful service life due to clogging with debris and continuous duty. The waterfall was not operating at the time of the site visit, but was reported to be in

working condition.

1.4 Pump Station 1 EA $30,000.00 $30,000 10 2013 100% $30,900 2023 100% $41,527 2033 100% $55,809 A separate pumping station was installed at the South Pond in 2008. This unit provides pressure for the irrigation system and provides water for the North Pond.

The unit is reaching the end of its service life and it is anticipated that it will be replaced with a larger unit next year.

1.5Vegetation &

Erosion Control1 LS $6,900.00 $6,900 5 2017 100% $7,999 2022 100% $9,273 2027 100% $10,750

A vegetation and erosion control allowance is budgeted throughout the study period to address periodic removal of vegetation in the area of the ponds and

address areas of localized erosion on the earthen impoundment structures. Woody vegetation should not be permitted to grow on and around the dam area to

prevent damage to the earthen structure.

1.6 Pond Evaluation 1 LS $8,000.00 $8,000 20 2014 100% $8,487 2029 100% $13,223 2044 100% $20,601

Significant maintenance and liability costs may be associated with the ponds in the future. We recommend a full evaluation of the ponds, including current

sedimentation levels and a master plan for the future. This information will help support future cost budgeting. Any sedimentation in the pond diminishes

capacity over time and may necessitate dredging, which can be an expensive undertaking. This line item provides for such a study, and the results should be

incorporated into the reserve fund plan. The 2007 recommended evaluation was not performed. Therefore there is no baseline information available to know the

current level of sediment buildup. The sources for sediment in these ponds are algae blooms and winter snow melt sand. Neither of these have been much of an

issue in the last decade. Management established the year for the evaluation going forward. This information could be compared to the original design drawings

and specifications to establish a time line differential for projecting dredging requirements.

1.7

Annual Landscape

Irrigation System

Allowance

1 LS $1,700.00 $1,700 1 2012 100% $1,700 2013 100% $1,751 2014 100% $1,804

The pond area is provided with below-grade automatic sprinklers. Since these systems are not usually replaced in their entirety, we have budgeted an allowance

throughout the study period to address replacements of sprinkler heads, controls, and piping. Budget figures used in the study were originally provided by

Management and then increased for inflation.

1.8Pond Sediment

Removal Allowance1 LS $115,000.00 $115,000 30 2030 100% $195,780 2060 100% $475,209

In order to maintain capacity in storm water management ponds, periodic dredging projects may be necessary. We understand that a study performed on the

South pond prior to the 2001 reserve fund plan indicated that construction of an adjacent property had caused .3" to .5" of sedimentation during the construction

period. Periodic monitoring of sedimentation levels covered in 1.7 above will provide information for appropriate timing and costs of dredging projects if

required. the budget here is a "place keeper" and has no engineering basis.

2.1Concrete Pedestrian

Surfaces720 SF $25.00 $18,000 30 2030 100% $30,644 2060 100% $74,381

A 4" concrete paved surface has been constructed on the top of the outfall structures. It appears to be in generally good condition. Any shrinkage cracks that

occur should be routed and sealed to prevent moisture infiltration into the concrete. Construction joint soft sealant should be replaced at approximately 15 year

intervals.

2.2Grout & Seal Outfall

Structures1 LS $14,000.00 $14,000 15 2012 100% $14,000 2027 100% $21,812 2042 100% $33,982

When appropriate, seepage cracks and concrete joints of the outfall structures and riser should be injection grouted and sealed to control seepage and extend

the useful service life of the concrete. We have budgeted an allowance with the first cycle near-term and then throughout the study period to address these

issues.

2.3 Gate Valves 2 EA $14,000.00 $28,000 50 2045 100% $74,265 One gate valve for draining each pond is located in the lower section of the outfall structure of each dam. No obvious signs of leakage or distress were observed.

These valves should provide a long useful service life.

2.4 Dam Inspections 1 LS $3,000.00 $3,000 2 2012 100% $3,000 2014 100% $3,183 2016 100% $3,377 The dams of both ponds are constructed of earth embankments with concrete weir overflow structures and reinforced concrete pipe principal spillways. Inflow

and outflow structures should be periodically inspected for damage, leaks, or deterioration, and cleaned of debris to prevent clogging.

1 SITE FEATURES

2 DAMS & APPURTENANCES



Mason & Mason


Reserve Fund Plan forRANDOM HILLS STORM WATERMANAGEMENT SHARED ASSETS

Fairfax, Virginia





DISCUSSION

Modular Block1.1 Retaining Wall 3,080 SF $36.00 $110,880 35 2034 100% $212,458 A 5’ to 6’ high keystone modular block retaining wall is constructed around approximately half of the South Pond. It appears to be in continuing good conditionwith no deflection or deterioration observed.

Stone Retaining210 SF $70.00 $14,700 35 2034 100% $28,1671.2 Walls

Stone retaining walls approximately 3’ high are constructed adjacent to walkways around the perimeter of the North Pond. They appear to be in continuing goodcondition with no cracking or deteriorated grout observed. It appears that some tuckpointing repairs have been made recently. A set of four steps at this locationshould have a handrailing installed for safety.

1.3 Auto-Fill & Waterfall 1 LS $10,350.00 $10,350 5 2014 100% $10,980 2019 100% $12,729 2024 100% $14,757Pumps

The South Pond is equipped with an automatic fill system with a submersible pump installed in a nearby cased water well. The North Pond water is provided by apumping station using water from the South Pond. The North Pond has a waterfall equipped with a submerged circulation pump. Pond pumps generally have ashort useful service life due to clogging with debris and continuous duty. The waterfall was not operating at the time of the site visit, but was reported to be inworking condition.

1.4 Pump Station 1 EA $30,000.00 $30,000 10 2013 100% $30,900 2023 100% $41,527 2033 100% $55,809 A separate pumping station was installed at the South Pond in 2008. This unit provides pressure for the irrigation system and provides water for the North Pond.The unit is reaching the end of its service life and it is anticipated that it will be replaced with a larger unit next year.

1.5Vegetation & 1 LS $6,900.00 $6,900 5 2017 100% $7,999 2022 100% $9,273 2027 100% $10,750Erosion Control

A vegetation and erosion control allowance is budgeted throughout the study period to address periodic removal of vegetation in the area of the ponds andaddress areas of localized erosion on the earthen impoundment structures. Woody vegetation should not be permitted to grow on and around the dam area toprevent damage to the earthen structure.

1.6 Pond Evaluation 1 LS $8,000.00 $8,000 20 2014 100% $8,487 2029 100% $13,223 2044 100% $20,601

Significant maintenance and liability costs may be associated with the ponds in the future. We recommend a full evaluation of the ponds, including currentsedimentation levels and a master plan for the future. This information will help support future cost budgeting. Any sedimentation in the pond diminishescapacity over time and may necessitate dredging, which can be an expensive undertaking. This line item provides for such a study, and the results should beincorporated into the reserve fund plan. The 2007 recommended evaluation was not performed. Therefore there is no baseline information available to know thecurrent level of sediment buildup. The sources for sediment in these ponds are algae blooms and winter snow melt sand. Neither of these have been much of anissue in the last decade. Management established the year for the evaluation going forward. This information could be compared to the original design drawingsand specifications to establish a time line differential for projecting dredging requirements.


Allowance

The pond area is provided with below-grade automatic sprinklers. Since these systems are not usually replaced in their entirety, we have budgeted an allowancethroughout the study period to address replacements of sprinkler heads, controls, and piping. Budget figures used in the study were originally provided byManagement and then increased for inflation.

1.8 Pond Sediment 1 LS $115,000.00 $115,000 30 2030 100% $195,780 2060 100% $475,209Removal Allowance

In order to maintain capacity in storm water management ponds, periodic dredging projects may be necessary. We understand that a study performed on theSouth pond prior to the 2001 reserve fund plan indicated that construction of an adjacent property had caused .3” to .5” of sedimentation during the constructionperiod. Periodic monitoring of sedimentation levels covered in 1.7 above will provide information for appropriate timing and costs of dredging projects ifrequired. the budget here is a “place keeper” and has no engineering basis.


Concrete Pedestrian2.1 Surfaces 720 SF $25.00 $18,000 30 2030 100% $30,644 2060 100% $74,381A 4” concrete paved surface has been constructed on the top of the outfall structures. It appears to be in generally good condition. Any shrinkage cracks thatoccur should be routed and sealed to prevent moisture infiltration into the concrete. Construction joint soft sealant should be replaced at approximately 15 yearintervals.

Grout & Seal Outfall2.2 Structures 1 LS $14,000.00 $14,000 15 2012 100% $14,000 2027 100% $21,812 2042 100% $33,982When appropriate, seepage cracks and concrete joints of the outfall structures and riser should be injection grouted and sealed to control seepage and extendthe useful service life of the concrete. We have budgeted an allowance with the first cycle near-term and then throughout the study period to address theseissues.

2.3 Gate Valves 2 EA $14,000.00 $28,000 50 2045 100% $74,265 One gate valve for draining each pond is located in the lower section of the outfall structure of each dam. No obvious signs of leakage or distress were observed.These valves should provide a long useful service life.

2.4 Dam Inspections 1 LS $3,000.00 $3,000 2 2012 100% $3,000 2014 100% $3,183 2016 100% $3,377 The dams of both ponds are constructed of earth embankments with concrete weir overflow structures and reinforced concrete pipe principal spillways. Inflowand outflow structures should be periodically inspected for damage, leaks, or deterioration, and cleaned of debris to prevent clogging.




Column 3


Column 4 Column 5


Column 6


Column 7


.











PRESENT COST

2012

FUTURE COST

(INFLATED)

TOTAL ANNUAL


2012 20121.7 Annual Landscape Irrigation System Allowance $1,700 $1,700 TOTAL EXPENDITURES2.2 Grout & Seal Outfall Structures $14,000 $14,0002.4 Dam Inspections $3,000 $3,000

$18,700

2013 20131.4 Pump Station $30,000 $30,900 TOTAL EXPENDITURES1.7 Annual Landscape Irrigation System Allowance $1,700 $1,751

$32,651

2014 20141.3 Auto-Fill & Waterfall Pumps $10,350 $10,980 TOTAL EXPENDITURES1.6 Pond Evaluation $8,000 $8,4871.7 Annual Landscape Irrigation System Allowance $1,700 $1,8042.4 Dam Inspections $3,000 $3,183

$24,454


$1,858

2016 20161.7 Annual Landscape Irrigation System Allowance $1,700 $1,913 TOTAL EXPENDITURES2.4 Dam Inspections $3,000 $3,377

$5,290

2017 20171.5 Vegetation & Erosion Control $6,900 $7,999 TOTAL EXPENDITURES1.7 Annual Landscape Irrigation System Allowance $1,700 $1,971

$9,970


$5,612

2019 20191.3 Auto-Fill & Waterfall Pumps $10,350 $12,729 TOTAL EXPENDITURES1.7 Annual Landscape Irrigation System Allowance $1,700 $2,091

$14,820


$5,954


$6,132

2022 20221.5 Vegetation & Erosion Control $6,900 $9,273 TOTAL EXPENDITURES1.7 Annual Landscape Irrigation System Allowance $1,700 $2,2852.4 Dam Inspections $3,000 $4,032

$15,589

2023 20231.4 Pump Station $30,000 $41,527 TOTAL EXPENDITURES1.7 Annual Landscape Irrigation System Allowance $1,700 $2,3532.4 Dam Inspections $3,000 $4,153

$48,033

Reserve Fund Plan for RANDOM HILLS STORM WATER MANAGEMENT SHARED

ASSETSFairfax, Virginia


2012 Through 2031



Mason & Mason


Reserve Fund Plan for ____CALENDAR OF EXPENDITURES j”:LMASON&MASONRANDOM HILLS STORM WATER MANAGEMENT SHARED______________________ CAPITAL RESERVE ANALYSTS, NC

ASSETS TABLE 2 www.masonreserves.com 800-776-6980 Fax 800-776-6408

Fairfax, Virginia 2012 Through 2031 Copyreght© 1999 A!! rights reserved.




1 2 3 4 5 6 7

2012 20121.7 Annual Landscape Irrigation System Allowance $1,700 $1,700 TOTAL EXPENDITURES2.2 Grout & Seal Outfall Structures $14,000 $14,0002.4 Dam Inspections $3,000 $3,000

2013$18,7002013

1.4 Pump Station $30,000 $30,900 TOTAL EXPENDITURES1.7 Annual Landscape Irrigation System Allowance $1,700 $1,751

2014$32,6512014

1.3 Auto-Fill & Waterfall Pumps $10,350 $10,980 TOTAL EXPENDITURES1.6 Pond Evaluation $8,000 $8,4871.7 Annual Landscape Irrigation System Allowance $1,700 $1,8042.4 Dam Inspections $3,000 $3,183

2015$24,4542015



2017$5,2902017

1.5 Vegetation & Erosion Control $6,900 $7,999 TOTAL EXPENDITURES1.7 Annual Landscape Irrigation System Allowance $1,700 $1,971

2018$9,9702018

1.7 Annual Landscape Irrigation System Allowance $1,700 $2,030 TOTAL EXPENDITURES2.4 Dam Inspections $3,000 $3,582

2019$5,6122019

1.3 Auto-Fill & Waterfall Pumps $10,350 $12,729 TOTAL EXPENDITURES1.7 Annual Landscape Irrigation System Allowance $1,700 $2,091

2020$14,8202020


2021$5,9542021


2022$6,1322022

1.5 Vegetation & Erosion Control $6,900 $9,273 TOTAL EXPENDITURES1.7 Annual Landscape Irrigation System Allowance $1,700 $2,2852.4 Dam Inspections $3,000 $4,032

2023$15,5892023

1.4 Pump Station $30,000 $41,527 TOTAL EXPENDITURES1.72.4

Annual Landscape Irrigation System AllowanceDam Inspections

$1,700$3,000

$2,353$4,153

$48,033


PRESENT COST

2012

FUTURE COST

(INFLATED)

TOTAL ANNUAL


Reserve Fund Plan for RANDOM HILLS STORM WATER MANAGEMENT SHARED



2012 Through 2031



Mason & Mason


2024 20241.3 Auto-Fill & Waterfall Pumps $10,350 $14,757 TOTAL EXPENDITURES1.7 Annual Landscape Irrigation System Allowance $1,700 $2,4242.4 Dam Inspections $3,000 $4,277

$21,458


$6,902


$7,109

2027 20271.5 Vegetation & Erosion Control $6,900 $10,750 TOTAL EXPENDITURES1.7 Annual Landscape Irrigation System Allowance $1,700 $2,6492.2 Grout & Seal Outfall Structures $14,000 $21,8122.4 Dam Inspections $3,000 $4,674

$39,884


$7,542

2029 20291.3 Auto-Fill & Waterfall Pumps $10,350 $17,107 TOTAL EXPENDITURES1.6 Pond Evaluation $8,000 $13,2231.7 Annual Landscape Irrigation System Allowance $1,700 $2,8102.4 Dam Inspections $3,000 $4,959

$38,098

2030 20301.7 Annual Landscape Irrigation System Allowance $1,700 $2,894 TOTAL EXPENDITURES1.8 Pond Sediment Removal Allowance $115,000 $195,7802.1 Concrete Pedestrian Surfaces $18,000 $30,6442.4 Dam Inspections $3,000 $5,107

$234,425


$8,241

Reserve Fund Plan for ____CALENDAR OF EXPENDITURES j”:LMASON&MASONRANDOM HILLS STORM WATER MANAGEMENT SHARED______________________ CAPITAL RESERVE ANALYSTS, NC

ASSETS TABLE 2 www.masonreserves.com 800-776-6980 Fax 800-776-6408

Fairfax, Virginia 2012 Through 2031 Copyreght© 1999 A!! rights reserved.




1 2 3 4 5 6 7

2024 20241.3 Auto-Fill & Waterfall Pumps $10,350 $14,757 TOTAL EXPENDITURES1.7 Annual Landscape Irrigation System Allowance $1,700 $2,4242.4 Dam Inspections $3,000 $4,277

2025$21,4582025


2026$6,9022026


2027$7,1092027

1.5 Vegetation & Erosion Control $6,900 $10,750 TOTAL EXPENDITURES1.7 Annual Landscape Irrigation System Allowance $1,700 $2,6492.2 Grout & Seal Outfall Structures $14,000 $21,8122.4 Dam Inspections $3,000 $4,674

2028$39,8842028


2029$7,5422029

1.3 Auto-Fill & Waterfall Pumps $10,350 $17,107 TOTAL EXPENDITURES1.6 Pond Evaluation $8,000 $13,2231.7 Annual Landscape Irrigation System Allowance $1,700 $2,8102.4 Dam Inspections $3,000 $4,959

2030$38,0982030

1.7 Annual Landscape Irrigation System Allowance $1,700 $2,894 TOTAL EXPENDITURES1.8 Pond Sediment Removal Allowance $115,000 $195,7802.1 Concrete Pedestrian Surfaces $18,000 $30,6442.4 Dam Inspections $3,000 $5,107

2031$234,425


$8,241


and, if applicable,




Column 3


Column 4


Column 5


Column 6


Column 7


Column 8








Column 1 Year









In Dollars 132,524 18,396 3.00% 3.00% 2.00%

YEARTOTAL ASSET



BALANCE1 2 3 4 5 6 7

2012 360,530 132,524 18,396 2,873 18,700 135,093

2013 371,346 135,093 18,948 2,578 32,651 123,968

2014 382,486 123,968 19,516 2,449 24,454 121,480

2015 393,961 121,480 20,102 2,651 1,858 142,374

2016 405,780 142,374 20,705 3,042 5,290 160,831

2017 417,953 160,831 21,326 3,370 9,970 175,558

2018 430,492 175,558 21,966 3,722 5,612 195,633

2019 443,406 195,633 22,625 4,034 14,820 207,472

2020 456,709 207,472 23,304 4,377 5,954 229,199

2021 470,410 229,199 24,003 4,821 6,132 251,891

2022 484,522 251,891 24,723 5,184 15,590 266,208

2023 499,058 266,208 25,464 5,129 48,033 248,768

2024 514,030 248,768 26,228 5,074 21,458 258,612

2025 529,450 258,612 27,015 5,439 6,903 284,164

2026 545,334 284,164 27,826 5,962 7,109 310,842

2027 561,694 310,842 28,660 6,153 39,885 305,770

2028 578,545 305,770 29,520 6,412 7,542 334,160

2029 595,901 334,160 30,406 6,662 38,099 333,129

2030 613,778 333,129 31,318 4,518 234,425 134,540

2031 632,192 134,540 32,257 2,978 8,242 161,533

494,307 87,429 552,727STUDY PERIOD TOTALS


Fairfax, Virginia


TABLE 3



Mason & Mason



Fairfax, Virginia


TABLE 3




132,524

Annual Contribution To Reserves

18,396

Contribution Percentage Increase

3.00%

Annual Inflation Factor

3.00%

Annual Interest Income Factor

2.00%In Dollars


1 2 3 4 5 6 7

2012 360,530 132,524 18,396 2,873 18,700 135,093

2013 371,346 135,093 18,948 2,578 32,651 123,968

2014 382,486 123,968 19,516 2,449 24,454 121,480

2015 393,961 121,480 20,102 2,651 1,858 142,374

2016 405,780 142,374 20,705 3,042 5,290 160,831

2017 417,953 160,831 21,326 3,370 9,970 175,558

2018 430,492 175,558 21,966 3,722 5,612 195,633

2019 443,406 195,633 22,625 4,034 14,820 207,472

2020 456,709 207,472 23,304 4,377 5,954 229,199

2021 470,410 229,199 24,003 4,821 6,132 251,891

2022 484,522 251,891 24,723 5,184 15,590 266,208

2023 499,058 266,208 25,464 5,129 48,033 248,768

2024 514,030 248,768 26,228 5,074 21,458 258,612

2025 529,450 258,612 27,015 5,439 6,903 284,164

2026 545,334 284,164 27,826 5,962 7,109 310,842

2027 561,694 310,842 28,660 6,153 39,885 305,770

2028 578,545 305,770 29,520 6,412 7,542 334,160

2029 595,901 334,160 30,406 6,662 38,099 333,129

2030 613,778 333,129 31,318 4,518 234,425 134,540

2031 632,192 134,540 32,257 2,978 8,242 161,533

STUDY PERIOD TOTALS 494,307 87,429 552,727


In Dollars 132,524 18,396 3.00% 3.00% 2.00%

YEARTOTAL ASSET



BALANCE1 2 3 4 5 6 7

2012 360,530 132,524 18,396 2,873 18,700 135,093

2013 371,346 135,093 26,863 2,665 32,651 131,969

2014 382,486 131,969 27,668 2,700 24,454 137,883

2015 393,961 137,883 28,499 3,074 1,858 167,597

2016 405,780 167,597 29,353 3,645 5,290 195,306

2017 417,953 195,306 30,234 4,163 9,970 219,733

2018 430,492 219,733 31,141 4,714 5,612 249,976

2019 443,406 249,976 32,075 5,234 14,820 272,466

2020 456,709 272,466 33,038 5,795 5,954 305,344

2021 470,410 305,344 34,029 6,467 6,132 339,708

2022 484,522 339,708 35,050 7,069 15,590 366,237

2023 499,058 366,237 36,101 7,264 48,033 361,569

2024 514,030 361,569 37,184 7,470 21,458 384,765

2025 529,450 384,765 38,300 8,109 6,903 424,271

2026 545,334 424,271 39,449 8,916 7,109 465,527

2027 561,694 465,527 40,632 9,406 39,885 475,680

2028 578,545 475,680 41,851 9,975 7,542 519,964

2029 595,901 519,964 43,107 10,551 38,099 535,523

2030 613,778 535,523 44,400 8,746 234,425 354,243

2031 632,192 354,243 45,732 7,559 8,242 399,292

693,100 126,395 552,727


Fairfax, Virginia






Mason & Mason



Fairfax, Virginia



MASON & MASON_____________ CAPITAL RESERVE ANALYSTS, INC.masonreserves.com 800-776-6980 Fax 800-776-6408







2.00%In Dollars


1 2 3 4 5 6 7

2012 360,530 132,524 18,396 2,873 18,700 135,0932013 371,346 135,093 26,863 2,665 32,651 131,9692014 382,486 131,969 27,668 2,700 24,454 137,8832015 393,961 137,883 28,499 3,074 1,858 167,5972016 405,780 167,597 29,353 3,645 5,290 195,3062017 417,953 195,306 30,234 4,163 9,970 219,7332018 430,492 219,733 31,141 4,714 5,612 249,9762019 443,406 249,976 32,075 5,234 14,820 272,4662020 456,709 272,466 33,038 5,795 5,954 305,3442021 470,410 305,344 34,029 6,467 6,132 339,7082022 484,522 339,708 35,050 7,069 15,590 366,2372023 499,058 366,237 36,101 7,264 48,033 361,5692024 514,030 361,569 37,184 7,470 21,458 384,7652025 529,450 384,765 38,300 8,109 6,903 424,2712026 545,334 424,271 39,449 8,916 7,109 465,5272027 561,694 465,527 40,632 9,406 39,885 475,6802028 578,545 475,680 41,851 9,975 7,542 519,9642029 595,901 519,964 43,107 10,551 38,099 535,5232030 613,778 535,523 44,400 8,746 234,425 354,2432031 632,192 354,243 45,732 7,559 8,242 399,292

] FULLY FUNDED BALANCE GOALSTUDY PERIOD TOTALS I 693,100 I 126,395 I 552,727

In Dollars


1.1 Modular Block Retaining Wall 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424

1.2 Stone Retaining Walls 719 719 719 719 719 719 719 719 719 719 719 719 719 719 719 719 719 719 719 719

1.3 Auto-Fill & Waterfall Pumps 3,019 3,019 2,419 2,419 2,419 2,419 2,419 2,804 2,804 2,804 2,804 2,804 3,251 3,251 3,251 3,251 3,251 3,768 3,768 3,768

1.4 Pump Station 11,844 3,748 3,748 3,748 3,748 3,748 3,748 3,748 3,748 3,748 3,748 5,038 5,038 5,038 5,038 5,038 5,038 5,038 5,038 5,038

1.5 Vegetation & Erosion Control 1,520 1,520 1,520 1,520 1,520 1,762 1,762 1,762 1,762 1,762 2,043 2,043 2,043 2,043 2,043 2,368 2,368 2,368 2,368 2,368

1.6 Pond Evaluation 1,847 1,847 755 755 755 755 755 755 755 755 755 755 755 755 755 755 755 1,177 1,177 1,177


1.8 Pond Sediment Removal Allowance 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 11,554 11,554

2.1 Concrete Pedestrian Surfaces 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,808 1,808

2.2 Grout & Seal Outfall Structures 6,325 1,246 1,246 1,246 1,246 1,246 1,246 1,246 1,246 1,246 1,246 1,246 1,246 1,246 1,246 1,941 1,941 1,941 1,941 1,941

2.3 Gate Valves 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139

2.4 Dam Inspections 2,378 1,558 1,653 1,653 1,754 1,754 1,861 1,861 3,872 3,988 4,108 4,231 4,358 4,489 4,624 4,762 4,905 5,052 5,204 5,360

44,458 30,063 28,520 28,575 28,733 29,033 29,200 29,647 31,722 31,904 32,373 33,856 34,502 34,707 34,918 36,155 36,379 37,548 43,089 43,333

2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031

132,524 161,441 162,440 170,095 200,557 228,361 252,350 281,350 302,179 334,392 367,261 391,810 385,911 407,120 443,520 480,661 487,027 526,091 536,568 356,532

44,458 30,063 28,520 28,575 28,733 29,033 29,200 29,647 31,722 31,904 32,373 33,856 34,502 34,707 34,918 36,155 36,379 37,548 43,089 43,333

18,700 32,651 24,454 1,858 5,290 9,970 5,612 14,820 5,954 6,132 15,590 48,033 21,458 6,903 7,109 39,885 7,542 38,099 234,425 8,242

158,282 158,853 166,506 196,812 224,000 247,424 275,938 296,177 327,947 360,164 384,044 377,633 398,955 434,924 471,329 476,931 515,864 525,540 345,232 391,623

3,159 3,586 3,590 3,745 4,361 4,926 5,412 6,002 6,445 7,097 7,766 8,277 8,165 8,596 9,333 10,096 10,227 11,028 11,300 7,669

161,441 162,440 170,095 200,557 228,361 252,350 281,350 302,179 334,392 367,261 391,810 385,911 407,120 443,520 480,661 487,027 526,091 536,568 356,532 399,292

PERCENT FUNDED FOR CURRENT CYCLE74% 552,727 678,715 140,780 33,936

Reserve Fund Plan for RANDOM HILLS STORM WATER MANAGEMENT

SHARED ASSETSFairfax, Virginia


TOTAL EXPENDITURES



TABLE 4


SUBTOTAL



132,524




TOTAL CONTRIBUTIONS

1 SITE FEATURES




FULLY FUNDED

BALANCE GOAL



Mason & Mason


COMPONENTMETHODSUMMARY 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031

BEGINNING RESERVE FUND BALANCE 132,524 161,441 162,440 170,095 200,557 228,361 252,350 281,350 302,179 334,392 367,261 391,810 385,911 407,120 443,520 480,661 487,027 526,091 536,568 356,532



SUBTOTAL 158,282 158,853 166,506 196,812 224,000 247,424 275,938 296,177 327,947 360,164 384,044 377,633 398,955 434,924 471,329 476,931 515,864 525,540 345,232 391,[email protected]% 3,159 3,586 3,590 3,745 4,361 4,926 5,412 6,002 6,445 7,097 7,766 8,277 8,165 8,596 9,333 10,096 10,227 11,028 11,300 7,669

FULLY FUNDED RESERVE FUND BALANCE 161,441 162,440 170,095 200,557 228,361 252,350 281,350 302,179 334,392 367,261 391,810 385,911 407,120 443,520 480,661 487,027 526,091 536,568 356,532 399,292

TOTAL I I I I I552,727 I TOTALCONTRIBUTIONS 678,715 STUDYPERIOD 140,780 AVERAGEANNUAL FULLYFUNDED

PERCENT FUNDED FOR CURRENT CYCLE EXPENDITURES I ________________________________ ________________________ ___________________________________________________________________ __________________________ ___________________________________ TOTAL INTEREST CONTRIBUTION 33,936 BALANCE GOAL

Reserve Fund Plan forRANDOM HILLS STORM WATER MANAGEMENT


In Dollars


132 524

FUNDING ANALYSIS

COMPONENT METHOD

TABLE 4__ MASON &MASON

CAPITAL RESERVE ANALYSTS, INCwww.masonreserves.com 800-776-6880 Fax 800-776-6408

Copyright © 1999 A/I rights reserved.


I SITE FEATURES

1.1 Modular Block Retaining Wall 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424 5,424

1.2 Stone Retaining Walls 719 719 719 719 719 719 719 719 719 719 719 719 719 719 719 719 719 719 719 719

1.3 Auto-Fill & Waterfall Pumps 3,019 3,019 2,419 2,419 2,419 2,419 2,419 2,804 2,804 2,804 2,804 2,804 3,251 3,251 3,251 3,251 3,251 3,768 3,768 3,768

1.4 Pump Station 11,844 3,748 3,748 3,748 3,748 3,748 3,748 3,748 3,748 3,748 3,748 5,038 5,038 5,038 5,038 5,038 5,038 5,038 5,038 5,038

1.5 Vegetation & Erosion Control 1,520 1,520 1,520 1,520 1,520 1,762 1,762 1,762 1,762 1,762 2,043 2,043 2,043 2,043 2,043 2,368 2,368 2,368 2,368 2,368

1.6 Pond Evaluation 1,847 1,847 755 755 755 755 755 755 755 755 755 755 755 755 755 755 755 1,177 1,177 1,177


1.8 Pond Sediment Removal Allowance 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 6,968 11,554 11,5542 DAMS & APPURTENANCES

2.1 Concrete Pedestrian Surfaces 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,091 1,808 1,808

2.2 Grout&Seal Outfall Structures 6,325 1,246 1,246 1,246 1,246 1,246 1,246 1,246 1,246 1,246 1,246 1,246 1,246 1,246 1,246 1,941 1,941 1,941 1,941 1,941

2.3 Gate Valves 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139 1,139

2.4 Dam Inspections 2,378 1,558 1,653 1,653 1,754 1,754 1,861 1,861 3,872 3,988 4,108 4,231 4,358 4,489 4,624 4,762 4,905 5,052 5,204 5,360

ANNUALCOMPONENTCONTRIBUTIONTOTALS 44,458 30,063 28,520 28,575 28,733 29,033 29,200 29,647 31,722 31,904 32,373 33,856 34,502 34,707 34,918 36,155 36,379 37,548 43,089 43,333




Column 2


Column 3




Column 5


Column 6 Column 7


Column 8





















Reserve Fund Plan for RANDOM HILLS COMMON AREA SHARED




Compon

ent N

o.

Compon

ent

Quantit

y

Unit

of M

easu

rem

ent

Unit

Cost

Total A

sset

Base

Typic

al Ser

vice

or Cyc

le L

ife in

Yrs

1st C

ycle

Yea

r

Perce

ntage

of R

epla

cem

ent

Cost F

or 1

st C

ycle

2nd Cyc

le Y

ear

Perce

ntage

of R

epla

cem

ent

Cost F

or 2

nd Cyc

le

3rd C

ycle

Yea

r

Perce

ntage

of R

epla

cem

ent

Cost F

or 3

rd C

ycle

DISCUSSION

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 18

1.1 Entrance Monument 1 EA $32,000.00 $32,000 40 2038 100% $69,011

A precast, fiber-cement faux sandstone monument with attached lettering is constructed at the entrance to the development at the intersection of Random Hills

Road and Ridge Top Road. It appears to be in continuing good condition and should provide a long useful service life. Flexible sealant used between panels will

require periodic replacement under the operations budget.

1.2Arched Entrance

Features8 EA $9,200.00 $73,600 35 2034 100% $141,025

Two sets of four arches are constructed at each side of the entrance monument. They are constructed of precast fiber-cement faux sandstone, columns

supporting painted, heavy gauge metal arches. They appear to be in generally good condition.


Concrete sidewalks are constructed at the entrance monument with sections separated by 12" concrete pavers. We observed continuing extensive settlement of

both the concrete pavers and the cast-in-place sections resulting in tripping hazards, which should be addressed as soon as possible to prevent personal injury.

As sidewalks age, cracking, settlement, and scaling should be anticipated.

1.4 Landscape Lighting 8 EA $450.00 $3,600 10 2018 100% $4,299 2028 100% $5,777 2033 100% $6,697 The problematic sub-grade lighting at each column of the entrance features has been replaced with a column-mounted light fixture. They appear to be in like-new

condition and are a good solution for the entrance feature lighting. The count and cost have been adjusted.

1.5

Annual Landscape

Irrigation System

Allowance

1 LS $1,500.00 $1,500 1 2012 100% $1,500 2013 100% $1,545 2014 100% $1,591

The three landscaped median areas on Random Hills Road are provided with below-grade automatic sprinklers. Since these systems are generally never replaced

in their entirety, we have budgeted an allowance throughout the study period to address replacements of sprinkler heads, controls, and piping. Budget figures

used in the study were originally provided by Management and increased for inflation.

1.6 Monument Lighting 2 EA $1,200.00 $2,400 15 2023 100% $3,322 2038 100% $5,176 The entrance monument is illuminated by two large, high-pressure sodium (HPS) landscape lighting fixtures in heavy-duty wire cages that appear to have been

newly installed and in good condition. Fixtures were not observed illuminated.

1 SITE FEATURES



Mason & Mason


Reserve Fund Plan forRANDOM HILLS COMMON AREA SHARED






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0° 4.4 0° ‘27 q0 0° ‘!fr q0 0° DISCUSSION1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 18

1 SITE FEATURES

1.1 Entrance Monument 1 EA $32,000.00 $32,000 40 2038 100% $69,011A precast, fiber-cement faux sandstone monument with attached lettering is constructed at the entrance to the development at the intersection of Random HillsRoad and Ridge Top Road. It appears to be in continuing good condition and should provide a long useful service life. Flexible sealant used between panels willrequire periodic replacement under the operations budget.

1.2 Arched Entrance 8 EA $9,200.00 $73,600 35 2034 100% $141,025FeaturesTwo sets of ¶our arches are constructed at each side of the entrance monument. They are constructed of precast fiber-cement faux sandstone, columnssupporting painted, heavy gauge metal arches. They appear to be in generally good condition.

1.3 Concrete Sidewalks 2,700 SF $12.00 $32,400 5 2012 10% $3,240 2017 10% $3,756 2022 10% $4,354Concrete sidewalks are constructed at the entrance monument with sections separated by 12” concrete payers. We observed continuing extensive settlement ofboth the concrete payers and the cast-in-place sections resulting in tripping hazards, which should be addressed as soon as possible to prevent personal injury.As sidewalks age, cracking, settlement, and scaling should be anticipated.

.1.4 Landscape Lighting 8 EA $450.00 $3,600 10 2018 100% $4,299 2028 100% $5,777 2033 100% $6,697 The problematic sub-grade lighting at each column of the entrance features has been replaced with a column-mounted light fixture. They appear to be in like-new.condition and are a good solution for the entrance feature lighting. The count and cost have been adjusted.


Allowance

The three landscaped median areas on Random Hills Road are provided with below-grade automatic sprinklers. Since these systems are generally never replacedin their entirety, we have budgeted an allowance throughout the study period to address replacements of sprinkler heads, controls, and piping. Budget figuresused in the study were originally provided by Management and increased for inflation.

1.6 Monument Lighting 2 EA $1,200.00 $2,400 15 2023 100% $3,322 2038 100% $5,176 The entrance monument is illuminated by two large, high-pressure sodium (HPS) landscape lighting fixtures in heavy-duty wire cages that appear to have beennewly installed and in good condition. Fixtures were not observed illuminated.




Column 3


Column 4 Column 5


Column 6


Column 7


.











PRESENT COST

2012

FUTURE COST

(INFLATED)

TOTAL ANNUAL


2012 20121.3 Concrete Sidewalks $3,240 $3,240 TOTAL EXPENDITURES1.5 Annual Landscape Irrigation System Allowance $1,500 $1,500

$4,740


$1,545


$1,591


$1,639


$1,688


$5,495

2018 20181.4 Landscape Lighting $3,600 $4,299 TOTAL EXPENDITURES1.5 Annual Landscape Irrigation System Allowance $1,500 $1,791

$6,090


$1,845


$1,900


$1,957


$6,370

2023 20231.5 Annual Landscape Irrigation System Allowance $1,500 $2,076 TOTAL EXPENDITURES1.6 Monument Lighting $2,400 $3,322

$5,399


$2,139


$2,203


$2,269


$7,385

2028 20281.4 Landscape Lighting $3,600 $5,777 TOTAL EXPENDITURES

Reserve Fund Plan for RANDOM HILLS COMMON AREA SHARED ASSETS

Fairfax, Virginia


2012 Through 2031



Mason & Mason


TOTAL ANNUALEXPENDITURES

6

2012TOTAL EXPENDITURES

$4,7402013

TOTAL EXPENDITURES$1,5452014




TOTAL EXPENDITURES

$5,4952018

TOTAL EXPENDITURES

$6,0902019




TOTAL EXPENDITURES

$6,3702023

TOTAL EXPENDITURES

$5,3992024




TOTAL EXPENDITURES

$7,3852028

TOTAL EXPENDITURES

Reserve Fund Plan for CALENDAR OF EXPENDITURESRANDOM HILLS COMMON AREA SHARED ASSETS TABLE 2

Fairfax, Virginia 2012 Through 2031

PRESENT COST FUTURE COSTYEAR COMPONENT NO. COMPONENT 2012 (INFLATED)

1 2 3 4 5

2012

2013

2014

2015

2016

2017

‘

MASON & MASONiii CAPITAL RESERVE ANALYSTS, NC

www.masonreserves.com 800-776-6980 Fax 800-776-6408Cspyright © 1999 A!! rights rsrvd.

ACTION7

2018

2019

2020

2021

2022

1.31.5

Concrete SidewalksAnnual Landscape Irrigation System Allowance

$3,240$1,500

$3,240$1,500

1.5 Annual Landscape Irrigation System Allowance $1,500 $1,545




1.3 Concrete Sidewalks $3,240 $3,7561.5 Annual Landscape Irrigation System Allowance $1,500 $1,739

1.4 Landscape Lighting $3,600 $4,2991.5 Annual Landscape Irrigation System Allowance $1,500 $1,791





1.5 Annual Landscape Irrigation System Allowance $1,500 $2,0761.6 Monument Lighting $2,400 $3,322





1.4 Landscape Licihtinci $3,600 $5,777

2023

2024

2025

2026

2027

2028


PRESENT COST

2012

FUTURE COST

(INFLATED)

TOTAL ANNUAL


Reserve Fund Plan for RANDOM HILLS COMMON AREA SHARED ASSETS

Fairfax, Virginia


2012 Through 2031



Mason & Mason




$2,479


$2,554


$2,630

RANDOMReserve Fund Plan for

HILLS COMMON AREA SHARED ASSETS.Fairfax, \Ii rg in i a


201 2 Through 2031

MASON & MASONCAPrfALRISERVEANALYSTS,NC

www.masonreserves.com 800-776-6980 Fax 800-776-6408csit © 1999 All

PRESENT COST FUTURE COST TOTAL ANNUALYEAR COMPONENT NO. COMPONENT 2012 (INFLATED) EXPENDITURES ACTION

1 2 3 4 5 6 7

1.5 Annual Landscape irrigation System Allowance $1,500 $2,407

2029$8,1842029



$2,5542031 2031



and, if applicable,




Column 3


Column 4


Column 5


Column 6


Column 7


Column 8








Column 1 Year









In Dollars 37,241 8,694 3.00% 3.00% 2.00%

YEARTOTAL ASSET



BALANCE1 2 3 4 5 6 7

2012 145,500 37,241 8,694 890 4,740 42,085

2013 149,865 42,085 8,955 930 1,545 50,425

2014 154,361 50,425 9,223 1,101 1,591 59,158

2015 158,992 59,158 9,500 1,280 1,639 68,299

2016 163,762 68,299 9,785 1,467 1,688 77,863

2017 168,674 77,863 10,079 1,622 5,495 84,069

2018 173,735 84,069 10,381 1,744 6,090 90,104

2019 178,947 90,104 10,693 1,915 1,845 100,866

2020 184,315 100,866 11,013 2,135 1,900 112,115

2021 189,844 112,115 11,344 2,365 1,957 123,867

2022 195,540 123,867 11,684 2,558 6,370 131,739

2023 201,406 131,739 12,035 2,732 5,398 141,108

2024 207,448 141,108 12,396 2,960 2,139 154,324

2025 213,672 154,324 12,767 3,230 2,203 168,119

2026 220,082 168,119 13,150 3,512 2,269 182,512

2027 226,684 182,512 13,545 3,751 7,385 192,424

2028 233,485 192,424 13,951 3,947 8,184 202,138

2029 240,489 202,138 14,370 4,210 2,479 218,239

2030 247,704 218,239 14,801 4,539 2,554 235,024

2031 255,135 235,024 15,245 4,881 2,630 252,520

233,611 51,769 70,101STUDY PERIOD TOTALS

Reserve Fund Plan for RANDOM HILLS COMMON AREA



TABLE 3



Mason & Mason


Reserve Fund Plan forRANDOM HILLS COMMON AREA



TABLE 3




37,241

Annual Contribution To Reserves

8,694

Contribution Percentage Increase

3.00%

Annual Inflation Factor

3.00%

Annual Interest Income Factor

2.00%In Dollars


1 2 3 4 5 6 7

2012 145,500 37,241 8,694 890 4,740 42,085

2013 149,865 42,085 8,955 930 1,545 50,425

2014 154,361 50,425 9,223 1,101 1,591 59,158

2015 158,992 59,158 9,500 1,280 1,639 68,299

2016 163,762 68,299 9,785 1,467 1,688 77,863

2017 168,674 77,863 10,079 1,622 5,495 84,069

2018 173,735 84,069 10,381 1,744 6,090 90,104

2019 178,947 90,104 10,693 1,915 1,845 100,866

2020 184,315 100,866 11,013 2,135 1,900 112,115

2021 189,844 112,115 11,344 2,365 1,957 123,867

2022 195,540 123,867 11,684 2,558 6,370 131,739

2023 201,406 131,739 12,035 2,732 5,398 141,108

2024 207,448 141,108 12,396 2,960 2,139 154,324

2025 213,672 154,324 12,767 3,230 2,203 168,119

2026 220,082 168,119 13,150 3,512 2,269 182,512

2027 226,684 182,512 13,545 3,751 7,385 192,424

2028 233,485 192,424 13,951 3,947 8,184 202,138

2029 240,489 202,138 14,370 4,210 2,479 218,239

2030 247,704 218,239 14,801 4,539 2,554 235,024

2031 255,135 235,024 15,245 4,881 2,630 252,520

STUDY PERIOD TOTALS 233,611 51,769 70,101


In Dollars 37,241 8,694 3.00% 3.00% 2.00%

YEARTOTAL ASSET



BALANCE1 2 3 4 5 6 7

2012 145,500 37,241 8,694 890 4,740 42,085

2013 149,865 42,085 7,181 911 1,545 48,632

2014 154,361 48,632 7,397 1,045 1,591 55,482

2015 158,992 55,482 7,619 1,185 1,639 62,647

2016 163,762 62,647 7,847 1,332 1,688 70,138

2017 168,674 70,138 8,083 1,444 5,495 74,169

2018 173,735 74,169 8,325 1,522 6,090 77,926

2019 178,947 77,926 8,575 1,646 1,845 86,302

2020 184,315 86,302 8,832 1,818 1,900 95,052

2021 189,844 95,052 9,097 1,996 1,957 104,188

2022 195,540 104,188 9,370 2,136 6,370 109,324

2023 201,406 109,324 9,651 2,253 5,398 115,830

2024 207,448 115,830 9,940 2,423 2,139 126,054

2025 213,672 126,054 10,239 2,632 2,203 136,722

2026 220,082 136,722 10,546 2,850 2,269 147,849

2027 226,684 147,849 10,862 3,022 7,385 154,349

2028 233,485 154,349 11,188 3,148 8,184 160,501

2029 240,489 160,501 11,524 3,338 2,479 172,884

2030 247,704 172,884 11,869 3,591 2,554 185,791

2031 255,135 185,791 12,226 3,855 2,630 199,241

189,064 43,037 70,101

Reserve Fund Plan for RANDOM HILLS COMMON AREA







Mason & Mason


Reserve Fund Plan forRANDOM HILLS COMMON AREA




MASON & MASON_____________ CAPITAL RESERVE ANALYSTS, INC.masonreserves.com 800-776-6980 Fax 800-776-6408







2.00%In Dollars


1 2 3 4 5 6 7

2012 145,500 37,241 8,694 890 4,740 42,0852013 149,865 42,085 7,181 911 1,545 48,6322014 154,361 48,632 7,397 1,045 1,591 55,4822015 158,992 55,482 7,619 1,185 1,639 62,6472016 163,762 62,647 7,847 1,332 1,688 70,1382017 168,674 70,138 8,083 1,444 5,495 74,1692018 173,735 74,169 8,325 1,522 6,090 77,9262019 178,947 77,926 8,575 1,646 1,845 86,3022020 184,315 86,302 8,832 1,818 1,900 95,0522021 189,844 95,052 9,097 1,996 1,957 104,1882022 195,540 104,188 9,370 2,136 6,370 109,3242023 201,406 109,324 9,651 2,253 5,398 115,8302024 207,448 115,830 9,940 2,423 2,139 126,0542025 213,672 126,054 10,239 2,632 2,203 136,7222026 220,082 136,722 10,546 2,850 2,269 147,8492027 226,684 147,849 10,862 3,022 7,385 154,3492028 233,485 154,349 11,188 3,148 8,184 160,5012029 240,489 160,501 11,524 3,338 2,479 172,8842030 247,704 172,884 11,869 3,591 2,554 185,7912031 255,135 185,791 12,226 3,855 2,630 199,241

] FULLY FUNDED BALANCE GOALSTUDY PERIOD TOTALS I 189,064 I 43,037 I 70,101

In Dollars


1.1 Entrance Monument 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516


1.3 Concrete Sidewalks 2,294 714 714 714 714 827 827 827 827 827 959 959 959 959 959 1,112 1,112 1,112 1,112 1,112

1.4 Landscape Lighting 674 674 674 674 674 674 521 521 521 521 521 521 521 521 521 521 1,273 1,273 1,273 1,273


1.6 Monument Lighting 270 270 270 270 270 270 270 270 270 270 270 296 296 296 296 296 296 296 296 296

10,706 8,471 8,518 8,567 8,617 8,782 8,682 8,737 8,793 8,851 9,043 9,131 9,194 9,259 9,327 9,549 10,373 10,446 10,522 10,600

2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031

37,241 44,075 51,983 60,052 68,286 76,687 81,618 85,952 94,674 103,574 112,655 117,700 123,908 133,565 143,417 153,472 158,838 164,346 175,744 187,374

10,706 8,471 8,518 8,567 8,617 8,782 8,682 8,737 8,793 8,851 9,043 9,131 9,194 9,259 9,327 9,549 10,373 10,446 10,522 10,600

4,740 1,545 1,591 1,639 1,688 5,495 6,090 1,845 1,900 1,957 6,370 5,398 2,139 2,203 2,269 7,385 8,184 2,479 2,554 2,630

43,207 51,001 58,910 66,980 75,215 79,974 84,210 92,844 101,567 110,468 115,328 121,433 130,963 140,621 150,475 155,636 161,027 172,313 183,712 195,344

868 982 1,142 1,305 1,472 1,644 1,742 1,830 2,007 2,187 2,372 2,475 2,601 2,797 2,996 3,202 3,319 3,431 3,662 3,898

44,075 51,983 60,052 68,286 76,687 81,618 85,952 94,674 103,574 112,655 117,700 123,908 133,565 143,417 153,472 158,838 164,346 175,744 187,374 199,241

PERCENT FUNDED FOR CURRENT CYCLE53% 70,101 186,168 45,933 9,308



TOTAL CONTRIBUTIONS

1 SITE FEATURES


37,241


Reserve Fund Plan for RANDOM HILLS COMMON AREA SHARED



TABLE 4

TOTAL EXPENDITURES


SUBTOTAL






FULLY FUNDED

BALANCE GOAL



Mason & Mason


Reserve Fund Plan forRANDOM HILLS COMMON AREA SHARED


MASON&MASONCAPITAL RESERVE ANALYSTS, INC.


I STUDY PERIOD I45,933I TOTAL INTEREST I

I AVERAGE ANNUAL I9,308I CONTRIBUTION I


In Dollars 37241


TABLE 4


I SITE FEATURES

1.1 Entrance Monument 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516 1,516


1.3 Concrete Sidewalks 2,294 714 714 714 714 827 827 827 827 827 959 959 959 959 959 1,112 1,112 1,112 1,112 1,112

1.4 Landscape Lighting 674 674 674 674 674 674 521 521 521 521 521 521 521 521 521 521 1,273 1,273 1,273 1,273


1.6 Monument Lighting 270 270 270 270 270 270 270 270 270 270 270 296 296 296 296 296 296 296 296 296

ANNUAL COMPONENT CONTRIBUTION TOTALS 10,706 8,471 8,518 8,567 8,617 8,782 8,682 8,737 8,793 8,851 9,043 9,131 9,194 9,259 9,327 9,549 10,373 10,446 10,522 10,600

PERCENT FUNDED FOR CURRENT CYCLE

COMPONENTMETHODSUMMARY 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031BEGINNINGRESERVEFUNDBALANCE 37,241 44,075 51,983 60,052 68,286 76,687 81,618 85,952 94,674 103,574 112,655 117,700 123,908 133,565 143,417 153,472 158,838 164,346 175,744 187,374



SUBTOTAL 43,207 51,001 58,910 66,980 75,215 79,974 84,210 92,844 101,567 110,468 115,328 121,433 130,963 140,621 150,475 155,636 161,027 172,313 183,712 195,[email protected]% 868 982 1,142 1,305 1,472 1,644 1,742 1,830 2,007 2,187 2,372 2,475 2,601 2,797 2,996 3,202 3,319 3,431 3,662 3,898

FULLY FUNDED RESERVE FUND BALANCE 44,075 51,983 60,052 68,286 76,687 81,618 85,952 94,674 103,574 112,655 117,700 123,908 133,565 143,417 153,472 158,838 164,346 175,744 187,374 199,241

TOTAL I IEXPENDITURES 70,101 TOTAL CONTRIBUTIONS 186,168FULLY FUNDEDBALANCE GOAL

PHOTOGRAPHS WITH

DESCRIPTIVE NARRATIVES


PHOTOGRAPHSWITH

DESCRIPTIVENARRATIVES

!\IASON & !\IASONGAPITAL RESERVE ANALYSTS, INC.

PHOTO #1 This is an example of proper crack filling maintenance recently performed throughout all community streets.

PHOTO #2 This is a beginning deflected area indicating sub-base issues. Crack filling will not be effective here. Eventually full-depth repairs will be required as the pavement continues to deflect. Fortunately, there are only three small areas where this problem exists.

PHOTO #3 This is an asphalt footpath that was recently overlaid and now appears to be in like-new condition.

t.

—

- -

PHOTO #1This is an example ofproper crack fillingmaintenance recentlyperformed throughout allcommunity streets.

PHOTO #2This is a beginningdeflected area indicatingsub-base issues. Crackfilling will not be effectivehere. Eventually full-depthrepairs will be required asthe pavement continuesto deflect. Fortunately,there are only three smallareas where this problemexists.

PHOTO #3This is an asphalt footpaththat was recently overlaidand now appears to be inlike-new condition]

F

-4

.,

PHOTO #4 Older asphalt footpaths have been crack filled and repaired appropriately. About 24% of the original footpaths will require overlay restoration within a few years.

PHOTO #5 Heaving from tree roots can be disruptive to the sidewalk system. The roots should be removed or the sidewalk re-routed away from the tree when this occurs.

PHOTO #6 Here tree roots have created a differentially heaved sidewalk panel resulting in a tripping hazard requiring repair.

PHOTO #6Here tree roots havecreated a differentiallyheaved sidewalk panelresulting in a trippinghazard requiring repair.

----

r..

PHOTO #4Older asphalt footpathshave been crack filled andrepaired appropriately.About 24% of the originalfootpaths will requireoverlay restoration withina few years.

PHOTO #5Heaving from tree rootscan be disruptive to thesidewalk system. Theroots should be removedor the sidewalk re-routedaway from the tree whenthis occurs.

PHOTO #7 Settlement of sidewalk panels adjacent to curbs can also result in tripping hazards. In this area the curb has been damaged from an impact and the sidewalk panel is also cracked. This area adjacent to the tennis court parking should receive repairs.

PHOTO #8 Settlement of the pedestrian pavers within the sidewalk panels has resulted in tripping hazards. This condition is pervasive at the entrance features. Simple re-bedding of the pavers will correct the problem.

PHOTO #9 A few signs have weathered to the point that they are illegible. Individual signs in this condition should be replaced from operations until the next partial cyclic replacement is scheduled.

____________ -.4:..

PHOTO #7Settlement of sidewalkpanels adjacent to curbscan also result in trippinghazards. In this area thecurb has been damagedfrom an impact and thesidewalk panel is alsocracked. This areaadjacent to the tenniscourt parking shouldreceive repairs.

PHOTO #8Settlement of thepedestrian payers withinthe sidewalk panels hasresulted in trippinghazards. This condition ispervasive at the entrancefeatures. Simple re-beddingof the payers will correctthe problem.

PHOTO #9A few signs have weatheredto the point that they areillegible. Individual signs inthis condition should bereplaced from operationsuntil the next partial cyclicreplacement is scheduled.

PHOTO #12 This differential settlement of a modular block retaining wall does not appear to have substantially changed since 2007, and continued observation should be acceptable.

PHOTO #11 The tennis courts have been color coated and repaired and now appear to be in like-new condition.

PHOTO #10 New lighting fixtures mounted directly to the entrance feature have solved the ground-mounted problems of the original fixtures.

PHOTO #10New lighting fixturesmounted directly to theentrance feature havesolved the ground-mounted problems of theoriginal fixtures.

PHOTO #11The tennis courts havebeen color coated andrepaired and now appearto be in like-new condition,

PHOTO #12This differentialsettlement of a modularblock retaining wall doesnot appear to havesubstantially changedsince 2007, andcontinued observationshould be acceptable.

:L__I .‘ [f ljj I

PHOTO #13 Both the cast in place concrete retaining walls on the south side of Land Bay 4 now have delamination damage. These two areas should be repaired under operations.

PHOTO #14 These metal 12-box units are the USPS standard issue. They generally provide a 20-year service life.

PHOTO #15 These cast aluminum 16-box units are also USPS. They generally provide a 25-year service life.

PHOTO #13Both the cast in placeconcrete retaining wallson the south side ofLand Bay 4 now havedelamination damage.These two areas shouldbe repaired underoperations.

PHOTO #14These metal 12-boxunits are the USPSstandard issue. Theygenerally provide a 20-year service life.

PHOTO #15These cast aluminum 16-box units are also USPS.They generally provide a25-year service life.

1L 2>

PHOTO #16 The boardwalk decking is reaching the end of its service life and has been scheduled for replacement this year with GeoDeck composite decking.

PHOTO #17 The decking contractor will inspect the framing system and piers for deterioration as the old deck is removed. The new deck material will most likely outlast the original framing and piers. If this happens, the deck may be re-used at the replacement of the frame.

PHOTO #18 Here typical post pocket damage is evident at the concrete wall. Locations like this should be properly repaired using non shrinking grout to prevent further damage to the concrete structure.

PHOTO #16The boardwalk decking isreaching the end of itsservice life and has beenscheduled for replacementthis year with GeoDeckcomposite decking.

PHOTO #17The decking contractorwill inspect the framingsystem and piers fordeterioration as the olddeck is removed. The newdeck material will mostlikely outlast the originalframing and piers. If thishappens, the deck may bere-used at thereplacement of the frame.

PHOTO #18Here typical post pocketdamage is evident at theconcrete wall. Locationslike this should beproperly repaired usingnon shrinking grout toprevent further damageto the concrete structure.

-.

PHOTO #21 The north earthen impoundment structure also appears to be in improved condition with no erosion issues evident.

PHOTO #20 The south earthen impoundment structure appears to be in improved condition with no erosion issues evident.

PHOTO #19 15-year grouting and sealing the concrete joints at the dam has always been scheduled in reserves. It is important to accomplish this task and it is now appropriate and is scheduled for this year.

IEEE3 g**

r I-

- 3

____ ___ ___

PHOTO #1915-year grouting andsealing the concretejoints at the dam hasalways been scheduledin reserves. It isimportant toaccomplish this taskand it is nowappropriate and isscheduled for this year.

PHOTO #20The south earthenimpoundment structureappears to be in improvedcondition with no erosionissues evident.

PHOTO #21The north earthenimpoundment structurealso appears to be inimproved condition withno erosion issues evident.

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