From: Tricia Wright, LCAM
Date: September 4, 2026
Good day, Mr. Roth,
I hope all is well.
The term “required construction and recertification work” should be understood in the context of the Association’s obligations to maintain the property, comply with applicable recertification requirements, and address deficiencies identified by qualified professionals.
Based on Falcon Group’s May 19, 2023 Structural Assessment, the distinction is important. Falcon concluded that the building was in fair condition, with the observed structural deficiencies characterized as minor and “Less than Substantial.” However, Falcon also specifically identified concrete and stucco deficiencies, including cracking, spalling, delamination, and exposed/corroded reinforcing steel, and recommended that these conditions be addressed promptly to prevent further deterioration and maintain the property in a safe and habitable condition.
Most importantly, Falcon identified concrete and stucco repairs as “Required Work” and stated that the building is required to comply with recertification requirements mandating correction of concrete, stucco, and masonry deficiencies. The report specifically recommends repairs to the exterior façade, balconies, roofs and deck levels, removal of detached materials, correction of corrosion, and related restoration work.
Accordingly, it would not be accurate to characterize the entire current construction project as being required solely because of recertification. Rather, the project incorporates work that is required to correct identified deficiencies and satisfy applicable building and recertification obligations, together with associated restoration and preservation work that is prudent to perform while the building is mobilized and the affected areas are accessible.
The exterior painting, for example, should be viewed in the context of the overall restoration process. Falcon’s recommendation was that the exterior envelope be painted once the concrete, stucco, and masonry deficiencies have been corrected. Therefore, painting is part of the appropriate restoration sequence, but the engineering report does not state that every component of the current construction contract is independently mandated by the recertification process.
The Board’s responsibility is to evaluate these requirements and recommendations as a whole and make decisions that are in the best interests of the Association and its owners. Where work is necessary to correct deficiencies, comply with regulatory requirements, prevent further deterioration, or protect the useful life and value of the property, postponing that work may ultimately be less financially prudent than addressing it proactively.
For this reason, the current project should be understood not simply as an expense associated with recertification, but as a long-term investment in the preservation, safety, condition, and value of the building.
Please see attached and the Association’s website for additional engineering reports.
Have a pleasant weekend.
Best Regards,
Tricia Wright, LCAM
General Manager
Mystic Pointe Tower 500 Condominium Association, Inc.
Office: 305.935.6953