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Exterior Rehab Project - Windows, Slider Door, Roof Replacement
Building A- windows, slider and roof replacement will begin September 16, 2025
Building C- April 6, 2026 – June 15, 2026
Building D: Mid-September 2026, after Blues and Brews Festival – December 15, 2026
General Contractor: Oldmixon Construction
Architect: Greg Haddon
Roof Replacement: Stone Ridge Roofing
Questions: Full Circle HOA Management 970-369-1428, ext. 1; mail@fullcirclehoa.com
Building A- Window, Slider, and Roof Updates
Key Dates & Timeline
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Building A Construction: September 16 – December 15, 2025. Units must be vacant during this period.
- By September 15, 2025:Units must be fully prepared for construction.
- A/B Hot Tub: Will be closed for most of the construction period.
- Typical Construction Hours: Monday – Friday, and some Saturdays, 7:00 AM – 5:00 PM
Parking & Staging
- Equipment will be staged along the retaining wall near Buildings A & B.
- Parking in front of Building A will remain available.
- Please keep pets and children out of staging areas for safety.
If you are intending to rent your B unit for the Bluegrass Festival (third week of June), you will want to schedule the Owner's requirements sooner rather than later to prepare the unit for renting.
Unit Construction Preparation – Owner Responsibility
- Units must not be occupied during construction.
- Provide an entry code by September 15, 2025.
Examples of a Well-Prepared Unit (from Building B):
- Furniture covered and moved away from slider doors.
- Kitchen counters cleared; cabinet contents removed.
- All window treatments removed.
- Personal items stored away.
  
- If access is by key only, install a lockbox or keyless entry.
- Maintain a 4–6 ft wide clear working area in front of all windows.
- Cover furniture, counters, with plastic sheeting (contractor will paper walkways).
- Move or cover furniture/artwork near skylights.
- Remove itemsnear windows and slider doors: furniture, artwork, blinds, curtains, lamps, valuables.
- Kitchen:Clear counters near windows; empty any cabinets near windows. Kitchen cabinet doors near window may need to be removed and replaced.
- Decks:All deck furniture must be removed to allow for the slider door replacement.
- Contractor is not responsiblefor damage to items left near construction areas (walls, floors, furniture, décor).
Optional Vendor for Window Covering Removal & Replacement:
Best Window Coverings – Montrose, CO – 970-275-1843
Post-Construction Owner Tasks
- Inspect units before guests arrive.
- Trim workwill need additional attention.
- Contractor does not move furnitureback into place.
- After contractor’s clean, a final finish clean will be needed, arranged by Owner.
- Interior window casingand jamb extension trim will require finishing, either to be painted or stained by Owner. (see notes below)
- Reinstall or replacewindow treatments.
- Touch-up paintmay be needed for any drywall patching.
Window Casing – Owner to Finish
- Window casing will be removed and re-installed, and new pine wood jamb extension trim added..
- Contractor will not fill nail holesor finish the re-installed casing and jamb extension trim.
- Owners must stain or paint the trim to their preference.
- This finish work is not includedin the project budget.
Interior Finish Example:
[✓] Stained casing and jamb extension trim
Unfinished casing and jamb extension trim (Owner to complete)
Roof Replacement Details
- Follows the same construction schedule.
- Metal roofingto replace shingles on sloped roofs.
- PVC membranefor flat roofs.
- Includes design and code upgrades.
- Skylightswill be replaced where present.
All windows in buildings A, B, C, and D will be replaced in conjunction with the roofs of buildings A, B, C, and D.
Building E roof was replaced in 2019, and the windows and slider door replacement has been deferred for Building E. Funds will be collected from Building E Owners at a later time to be determined soon. (2024-5-1 Board meeting minutes)
The Association will begin collecting for the replacement of all windows and slider doors on July 1, 2024.
Roofs The roofs are a common element and are assessed on a square-foot basis.
Total roof costs (4 buildings) are estimated at $820,180.00. The roofing will be completed using reserve funds that were assessed on a square-foot basis. ( 2024-1-25 Board meeting minutes)
Windows Building B windows have been measured to provide a material cost estimate. The total window, and slider door material product and installation cost is currently estimated at $2,203,865.00 of that 1/4 will be collected in 2024, ($550,966.25), 1/2 in 2025 ($1,101,932.50), and 1/4 in 2026 ($550,966.25). 6% per year will be added to these costs.
Exemptions for Installation If an Owner has replaced a window or patio door after 2015, and before, December 31, 2023, (with proper documentation) they can request that a specific window or door be exempted from replacement. Owners must contact the HOA and request exemptions. Please email mail@fullcirclehoa.com
The Exterior Rehabilitation Advisory Committee was formed on September 15, 2022. The purpose of the Committee is:
Phase 1: Advise the Board as to available professionals best suited to evaluate the current status of major physical components of Riverside Development.
Phase 2: Upon receipt of current condition assessment report, conduct cost vs benefit analysis in determination of scope of component replacement and / or required major maintenance projects including prioritizing thereof.
Term: overall - 18 months. Phase 1 (0 -6 months), Phase 2 ( 2 - 12 months)
The Committee Members are 4 members of the Association:
James Schlott - Chairman
Warren Icke
Alan Greene
Ariel Tavasi
Please send comments or questions to: mail@fullcirclehoa.com
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