HomeMy WebLinkAbout2015-11-19 Board of Health Agenda Packet l
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North Andover Health Department
Community Development Division
September 15,2011
Mark Johnson
Property Management Office
AIMCO -DBA: ROYAj, CREST ESTATES
50 Royal Crest Drive
North Andover,MA 01845
Re: Building 25 Rqy l Crest Estates,North Andover,MA 01845
This correspondence is i'n regards to chronic water conditions noted at Building 25,Royal Crest
Estates,North Andover,MA.
On August 11,2011 this office sent you the attached email regarding Building 25 apartment unit
02 and chronic water complaints, The report submitted by the tenant,Ms. O'Connor prepared for
Advanced Mold Detection Services and this unit is attached. At that time,no chronic condition
could be specifically identified by the Health Department.The tenant was in the process of
moving out.
The second report,froi 'unit 41,was sent to the Health Department by a different tenant of
building 25.This tenant'submitted air quality results that had been also privately commissioned
by her,utilizing the,sarne professional company as Ms, O'Connor. In this case the tenant in unit
41 did not request an inspection, but simply wanted the information to be on file at the Health
Department for future tenant's view. I believe your company also had air quality testing in this
apartment.This unit is now vacant as well.
Last week an Order Letter was sent out regarding a Health Inspection conducted on September 1,
2011 at Building 25 unit#4.Tit this unit the chronic dampness has created the visual and sensory
conditions necessary for an Order to Correct.
This is the third-unit in Building 25 to have complained about mold and chronic dampness,
within such a short period of time. This is cause of great concern to the Health Department,
Three units not directly contiguous,but located on the same lower level implicate the structure
rather than a single condition in the building,such as a plumbing leak.
, t
1600 Osgood Street,Borth Andover,Mossachusells 01845
Phone 978.688,9540 Pox 978.688.8476 Web vnmiomofnorthandover.com
These complaints and conditions-are now noted in the Health Department files and this
correspondence to AIMCO representatives is to ensure that AIMCO management personnel are
aware and have been apprised of the complaints.
The state sanitary code clearly states that no rental unit shall be rented with known sanitary code
violations.For this reason,.it-,s the Health Department's request to conduct similar investigations
into units#1 and#2, as has been Ordered for unit 44. This office expects a response to this
request within the same time period of the OL for unit A. Please also confirm whether this
building was one-of the many buildings that ground water conditions have attempted to be
addressed with improved drainage.
It may be prudent for AIMCO to consider voluntarily closure of these units as they become
available until the chronic dampness conditions and risk to the tenants can be fully addressed.
Please feel free to call the Health Department at 978-688-9540 with any questions you may have.
Sincerely,
Su an Sa er,RE - SIRS
'f P blic ,Health Director
Cc: _
1) AIMCO—4582 S. Ulster Street,Deliver, CO 80327-2662
2) AIMCO—DBA:Royal Crest Estates, 50 Royal Crest Drive,North Andover, MA 01845
3)v-fen8rnts—Building 25 Royal Crest Drive
=4) Melanie 1ii-ench—rJI11dUO/noyal Crest!;{states, Plilladelphia
5) Deatia Sirsko—Ali 11CO/Royal Crest Est(ites,Nortli Andover
6) File Y
1600 Osgood Street,Norlh Andover,Alassachuseits 01845
Phone 978.688.9540 fax 978.688.8476 Pleb evvttv.toNvnofnorlhandover.com
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PUBLIC HEALTH DEPARTMENT
Community Development Division
MEMORANDUM
Date: June 1, 2007
To: Curt Bellavance, Community Development Dir.
From: Susan Sawyer,Public Health Dir.
Re: Royal Crest Estates drainage project
Curt,
This memo is to inform you of an ongoing project at Royal Crest Estates and its current status.
On Wednesday,May 30th, the Health and Conservation Departments requested that excavation
and perimeter drain work stop at Building#41 of Royal Crest Estates. They did so voluntarily.
The following is the explanation as to the request.
The Health Department is the enforcer of the Human Habitation Code. Royal Crest Estates is
comprised of 49 rental buildings. Most, if not all of these buildings, have three floors of rental
apartments. The first floor is split approximately half below ground level. Unfortunately, this
property prior to development in the 70's was known by locals for the peat moss that was
harvested here, now categorized as wetland resource areas.
Among the many Housing Code complaints that would be expected of an apartment complex of
this size,which range from plumbing issues to broken appliances, there have been a high
incidence of mold complaints. Each complaint has been responded to individually and addressed
cooperatively with the onsite management and corrective action was taken on a building-by-
building basis. However, in 2004, having researched the true extensiveness of chronic wetness
problems,Michele Grant and I met with the site manager,Mark Johnson.We presented to him
some of the following data. Health Department records show complaints regarding mold and
chronic dampness issues for lower level apartments since 1990. Over those 17 years, Health Staff
have documented chronic dampness complaints in Building's#3, #4, #11, #12, #15, #20,#25,
#36, #38, #39, #45,#46, and#47. Numerous other undocumented complaints were, and continue
to be, handled by Health Staff on a regular basis.
The manager conveyed to us that the parent company, AIMCO Capital,who purchased the
property from Flatley Co., was ready to address the problem by assessing the onsite drainage and
1600 Osgood Street, North Andover, Massachusetts 01845
Phone 978.688.9540 Fax 978.688.8476 Web www,townofnorthandover.com
proposing permanent solutions for all affected buildings. It was evidently clear that the water
problems were well known by management. Their knowledge of the situation and subsequent
inaction results in violation of 105 CMR 410.010 and 410.500, having rented any unit that was
not, "watertight and free from chronic dampness". Mr. Johnson committed to the correction of
the site problems of"10 buildings in a 2 year timeframe" and in turn, each subsequent manager
has agreed as well. Mr. Johnson is no longer employed as the manager at Royal Crest.
This past winter,Michele Grant set up a mini Technical Review Committee meeting to discuss
the chronic wetness issue. In attendance were three representatives from Royal Crest or AIMCO
and staff from Health, Conservation, Building and Fire. The purpose was to present a united
front as to what was expected during the process. The meeting was successful. The management
was to engage an engineer to investigate the drainage problems and propose a plan of action,
submit plans for review to be certain they will work, submit plans to Fire regarding locations of
propane tanks and flag the wetlands on site. Then once approvals are received, they will be able
to begin work on the site. The following provides a brief summary of documented activities that
have occurred to date.
March 5,2007—Lenard Engineering,via Robert Duff, contacts Gene Willis, by letter, regarding
plan of assessing existing conditions(see attached)
March 6,2007-Michele Grant was contacted by the engineer on the project,Robert Duffy
regarding the game plan. He stated he would start by conducting deep holes to determine ground
water and would pull a permit with the Health office for this soil testing.
Undated email from John Murray, AIMCO lays out possible solutions(see attached)Murray
indicates he may not agree with first proposal of French drains
May 29,2007—Application for Building permit submitted for Bldgs. 41, 42, 43. Conservation
and Health begin review of Form U and Building application. No plan was submitted to review,
application was rejected by Health. Applicant called.
May 30,2007—site visit finds work already started without receiving Building Permit. Wetlands
found being altered. Voluntary work stop requested by Health and Conservation. John Murray
agrees to stop work and set up a meeting to address concerns of Town Departments. Date TBD
May 31,2007—Health confirms work stopped at Building 41. Concerns of safety of open trench
relayed to onsite management.
Many conversations have been held with Mr. Murray from AIMCO,Patti Purdue, the current
manager, and applicant who signed the building permit,Mr. Duff,the engineer and others. It is
clear that while some town departments may not have concern over this project there are those
who do and have spent countless hours working with AIMCO(previously Flatley Co.,)in an
effort to provide safe housing conditions, free from chronic dampness, to the residents of Royal
Crest.
The purpose of this drainage project is to correct a situation that has been a major contributor to
sanitary code health violations for over a decade. In fact, it is documented that in 1990 the MA
State Department of Public Health was called to this site for mold issue investigation and
resulted in expensive air testing. Other solutions, such as regrading next to buildings or installing
French drains have resulted with minimal success and appear to be money not well spent.
For this reason, drainage on the Royal Crest Estates site is most certainly a Health Department
issue and any excavation around or near this site will impact wetlands and the Conservation
Department. Engineered plans and additional tasks proposed must show that this will succeed in
1600 Osgood Street, North Andover, Massachusetts 01845
Phone 978.688.9540 Fax 978.688.8476 Web www.townofnorthandover.com
alleviating the chronic wetness prior to allowing work to begin. AIMCO will be meeting with
any interested Departments as soon as possible. I have copied additional departments on this
memo in an attempt to bring any one into the mix that may have been left out of the loop, Any of
you may contact us if you are interested. I feel it is so important that each department should
support the others when approached by an applicant such as this and speak only for their
departments. If in the future there is a situation that is unclear as to who needs to approve the
application, I would request that we each confer with the other even though we may be across
town or across the hall. In this way, applicants and colleagues will be treated respectfully and
surprises will be kept to a minimum.
Thank you for your attention. If there are any questions regarding this memo, please contact me,
CC: Gerald Brown, Inspector of Buildings
Alison McKay, Conservation Administrator
Pamela Merrill, Conservation Associate
Michele Grant,Health Inspector
Andrew Melnikas, Fire Safety Officer
Tim Willet, Superintendent of Sewer and Water
Gene Willis, Town Engineer
Lincoln Daley, Town Planner
1600 Osgood Street, North Andover, Massachusetts 01845
Phone 978.688.9540 Fax 978.688.8476 Web www.townofnofhandover.com
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PUBLIC WEALTH DEPARTMENT
Community Development Division
Date: July 11, 2007
To Owner of Record: Property Location:
AIMCO Royal Crest Estates
CO/Deloitte PTS-Dept 208 Royal Crest Drive, Bldgs 1-49
6363 N. State Highway 161, Suite800 North Andover,MA 08145
Irving, TX 75038-2262
Cc:
OP Management, LLC
Attn. John Murray,Dir. of Construction
639 Granite Ave., Suite 312
Braintree, MA 02184
RE: Drainaae Project-Royal Crest Estates
The North Andover Health Department has become aware of a comprehensive drainage
project that is beginning at the Royal Crest Estate Apartments located in North Andover,MA.
The success of this project is essential to the remediation of the long-standing chronic wetness
problems within the rental buildings at the site. For this reason the Health Department became
involved in the project.
On Wednesday June 6, 2007 a meeting was held at the Health Office. In attendance was
John Murray,Director of Construction for AIMCO, accompanied by the professional engineer,
Robert Duff, and the site contractor, Ken Nadols1d, hired for this project. Representatives from
the Health,Planning and Conservation Departments were also present. Please note that this
correspondence only address Sanitary Code issues as identified by the Health Department.
The Health Department is very supportive of AIMCO and OP Property Management, LLC in
their effort to address the chronic water infiltration problems within the rental apartment
buildings. It is understood that the engineer has identified that the long-term water problems
relate directly to a poorly maintained 30 year-old drainage system. A comprehensive plan to
repair this neglected drainage system,which has affected the rental buildings, was presented at
the meeting and assurances were made. The agreement was to voluntarily address the Health
Department concerns in an official document and submit it to the Health Department prior to
continuing on with the project. The primary concern was that the method that AIMCO used to
identify the wet buildings was not comprehensive and did not include many buildings noted by
the Health Office complaint files.
Re: Royal Crest Estates—Drainage Project July 11,2007
Your letter of June 22, 2007 was received, as well as the Narrative document sent by
Lenard Engineering on your behalf. These documents address some, but not all, (see attached
correspondence) of the points that were agreed upon at the meeting of June 60'. Additional
requests for an agreement to voluntarily follow through with tasks verbally agreed upon went
unanswered. This correspondence is a follow up to those letters.
The attached Order Letter will further itemize the issues not addressed by your letter of
intent and will serve as a legal framework so that the Board of Health will be ensured that the
proposals are followed through.
It will also describe in detail the reasoning and the action that is required by this office in
the common goal of identifying all of the affected properties and to permanently remediate the
sanitary code violations. The MA Department of Public Health has been copied on this
documentation. If you have any questions regarding the State Sanitary Code or the enforcement
by the local Board of Health, feel free to contact the Community Sanitation Program at 508 792-
7880.
Th you, A7
Susan Sawyer, REHS/RS
Public Health Director
Cc: Community Sanitation Program
Paul Halfmann,Asst. Director
1600 Osgood Street,North Andover,Massachusetts 01845
Phone 978.688.9540 Fax 978.688.8476 Web www.townofnorthandover.com
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PUBLIC HEALTH DEPARTMENT
Community Development Division
NORTH ANDOVER BOARD OF HEALTH
ORDER LETTER
Issued under the provisions of the State Sanitary Code, Chapter II,Minimum Standards of Fitness for
Human Habitation,105 CMR 410.000.
Date: July 11,2007
To Owner of Record: Property Location:
AIMCO Royal Crest Estates
CO/Deloitte PTS-Dept 208 Royal Crest Drive,Bldgs 1-49
6363 N. State Highway 161, Suite800 North Andover,MA 08145
Irving,TX 75038-2262
CC:
OP Management,LLC
Attn. John Murphy,Din Of Construction
639 Granite Ave.,Suite 312
Braintree,MA 02184
Re: Royal Crest Drainage Project
The North Andover Health Department has found that material conditions documented over the past 17
years have not been corrected and continue to cause conditions of chronic wetness in multiple rental units and
common areas within the Royal Crest Estates complex.
Inspections and review of site conditions revealed violations of certain regulations of the State Sanitary
Code,Chapter II,as listed on the attached Violation Form. You are hereby ORDERED to correct these violations.
Failure to comply within the specifications may result in further action by the North Andover Board of Health.
You have the right to request a hearing before the Board of Health if you feel this order should be modified
or withdrawn. A request for said hearing must be made in writing and received by the Health Department within
seven(7)days from the receipt of this order.
At said hearing you will be given an opportunity to be heard and to present witnesses and documentary
evidence as to why this order should be modified or withdrawn. All affected parties will be informed of the date,
time and place of the hearing and of their right to inspect and copy all records concerning the matter to be heard.
You may be represented by an attorney. You have the right to inspect and obtain copies of all relevant records
concerning the matter to be heard.
4C
u n Sawyer,REHS/RS
Public Health Director
Re: Royal Crest Estates—Drainage Project July 11,2007 Page 2 of 4 9
ORDER FETTER
BACKGROUND
The Health Department is the enforcer of the Human Habitation Code. Royal Crest Estates is
comprised of 49 rental buildings.Most, if not all of these buildings, have three floors of rental
apartments. The first floor is split approximately half below ground level.
Among the many types of Housing Code complaints that would be expected of an apartment
complex of this size,which range from plumbing issues to broken appliances,there has been a
high incidence of mold complaints. Each complaint has been responded to individually and
addressed cooperatively with the onsite management and corrective action was taken on a
building-by-building basis. However, in 2004,having researched the true extensiveness of
chronic wetness problems, Michele Grant and I met with the site manager, Mark Johnson. We
presented to him some of the following data. Health Department records show complaints
regarding mold and chronic dampness issues for lower level apartments since 1990. Over those
17 years, Health Staff have documented chronic dampness complaints in Building's#3, #4, #11,
#12 #15 #20 #25 #36 #38 #39 #45 #46 and#47 Numerous other undocumented complaints'
were, and continue to be, handled by Health Staff on a regular basis.
The manager,in 2004, conveyed to us that the parent company, AIMCO Capital, who purchased
the property from Flatley Co.,was ready to address the problem by assessing the onsite drainage
and proposing permanent solutions for all affected buildings. It was evidently clear that the water
problems were well known by management. Their knowledge of the situation and subsequent
inaction results in violation of 105 CMR 410.010 and 410.500,having rented any unit that was
not, "watertight and free from chronic,dampness". Mr. Johnson committed to the correction of
the site problems of"10 buildings in a 2 year timeframe" and in turn, each subsequent manager
has agreed as well. Mr. Johnson is no longer employed as the manager at Royal Crest.
This past winter, Michele Grant set up a Technical Review Committee meeting to discuss the
chronic wetness issues. In attendance were three representatives from Royal Crest or AIMCO
and staff from Health, Conservation,Building and Fire. The purpose was to present a united
front as to what was expected during the process. The meeting was successful. The management
was to engage an engineer to investigate the drainage problems and propose a plan of action,
submit plans for review to be certain they will work, submit plans to Fire regarding locations of
propane tanks and flag the wetlands on site. Then once approvals are received,they will be able
to begin work on the site.
Health Department staff has spent countless hours working with AIMCO (previously Flatley
Co.,)in an effort to provide safe housing conditions, free from chronic dampness,to the residents
of Royal Crest. The purpose of this drainage project is to correct a situation that has been a major
contributor to sanitary code health violations for over a decade. In fact, it is documented that in
1990 the MA State Department of Public Health was called to this site for mold issue
investigation and resulted in expensive air testing. Other solutions, such as regrading next to
buildings or installing French drains have resulted with minimal success and appear to be money
not well spent.
1600 Osgood Street,North Andover,Massachusetts 01845
Phone 978.688.9540 fax 978.688.8476 Web www.townofnorthandover.com
Re: Royal Crest Estates—Drainage Project July 11, 2007 Page 3 of 4 -
A letter of intent was received on June 29, 2007. This letter was incomplete in addressing the
Health Department's concerns, as there was no firm agreement to execute the previously agreed
upon actions,there was also no proposed consequences or assurances that each building would
be evaluated in a manner acceptable to the Health Office. In an effort to ascertain whether or not
the corrections are successful you are hereby ordered the following:
VIOLATION
The owner had knowledge of chronic wetness in multiple buildings and multiple rental units as
described above.
105 CMR 410.500 "Every owner shall maintain the foundation, floors,walls, doors,windows,
ceilings,roof, staircases, porches, chimneys, and other structural element of his dwelling so that
the dwelling excludes wind,rain and snow, and is rodent-proof, watertight and free from chronic
dampness,watertight, in good repair and in every way fit for the use intended."
105 CMR 410.010 "No person... shall let to another for occupancy any dwelling unit... for the
purpose of living, sleeping, cooking,which does not comply with the requirements of 105 CMR
410".
Corrective Action Required
Eliminate conditions that create chronic dampness conditions within the premises. In addition to
the proposed plan to correct site drainage problems the owner must:
1) Engage the services of a professional company/organization that specializes in the
remediation of wet basement conditions. This company must be approved by the
Health Office and must have experience in this area and be unaffiliated with the
AIMCO Corporation or Op Management. A meeting must be held with all parties.
prior to beginning review of the buildings and an action plan will be agreed upon.
2) The contractor shall be provided access to all buildings, as they deem necessary to
comply with the above agreed upon plan of action.
3) At minimum,the consultant shall supply in writing, recommendations as to which
buildings are currently wet or have conditions that would imply chronic wetness
problems. In addition,they will identify any structural elements that have been
compromised by the chronic wetness (i.e. identification of compromised sheetrock
or rugs) and propose remediation.
4) Those buildings identified will be included in the plan for drainage repair as
described in the June 22,2007 letter.
5) A final summation of the work completed, as it relates to their recommendations,
will be submitted to all parties.
6) As a result, each building/rental unit shall receive a Certificate of Compliance
indicating that the identified source of chronic wetness or affiliated conditions have
been appropriately addressed and remediated.
AIMCO must engage in the hiring of a contractor whose expertise is in the area of
water problem identification and remediation of chronic wetness in habitable
structures.
1600 Osgood Street,North Andover,Massachusetts 01845
Phone 978.688.9540 Fax 978.688.8476 Web www.townofnorthandover.com
Re: Royal Crest Estates—Drainage Project July 11, 2007 Page 4 of 4
The contractor must be approved by the Health Department in writing. A signed
contract for service must be submitted within fourteen (14) days of receiving this
communication.
The evaluation of buildings 1-49 by the consultant must be completed within (30)
thirty days of hiring. The completion of water remediation of the buildings will
occur by December 31,2007.
The property owner has the right to request an extension of not greater than (6)
months, but said request will be delivered,in writing, at least (10) ten days prior to
the deadline.
1600 Osgood Street,North Andover,Massachusetts 01845
Phone 978.688.9540 Fax 978.688.8476 Web www.townofnorthandover.com
Jun 22 07 09. 41a LEI AUBURN MA (508) 721-7600 p. 2
Narrative
AIMCO, Apartment Investment Management Company owns Royal Crest Estates, an
apartment complex on Rte 114 in North Andover, a property consisting of 50 building
units, a roadway system and subsurface infrastructure (water, sewer and drainage). Each
building has 12 rental units with 4 garden style apartment units located 3 to 4 feet beneath
existing grade. Royal Crest appears to have a high groundwater table throughout the
entire property. This site condition combined with the certain building design (no roof
gutters, small door overhangs)has caused flooding and moisture related issues in several
buildings. ATMCO has engaged the services of Treeline Construction (the contractor) to
correct these problems with a three-part solution.
The first step, which was completed this spring, involved water jetting of the existing
drainage system and vacuum cleaning of all catch basin sumps. It appears that the
subsurface drainage system had not been efficiently maintained over a period of several
years. This operation has-restored the stonn system to full hydraulic capacity. The North
Andover DPW was notified prior to commencement of this operation. The storm drain
system consists of RCP piping, barrel block catch basins and manhole structures that
appear to be structurally sound and fully capable of conveying the onsite storm water
with the exception of a few problem areas. One section of the drain line along Rte 114
has buckled as a result of the installation of an underground bower conduit passing
directly beneath. This storm drain line is in close proximity to building 442, has a break
in it clue to the buckling and has little if no cover over the top of it allowing water and
sediment to enter causing a blockage within that line. This disruption of the hydraulic
gradient causes the water to surcharge in the line during storm events. National Grid has
been notified and the conduit is to be replaced and lowered below the drain line. After
the conduit is replaced, the drain line will be replaced with a section of HDPE piping of
equal capacity.
The second step is to remove and replace the existing foundation drains located around
each building that is declared non-functional. This process will remove ground water
from around the perimeter of each building. The present foundation drainage system
consists of 4"corregated metal pipe. The failure of any perimeter drain system could be
caused by crushed pipes, root invasion or existing trench stone clogged with excessive
Sediment. -lie contractor would replace the old pipe with 6" SDR 35 perforated pipe
wrapped in filter fabric. The new replaced drain would be set one foot beneath the
foundation slab parallel with the building footings. All corrected foundation drains
would continue to be tied into the existing drainage system and depending on required
invert elevations;the drain may need to be rerouted around the buildings. All trench lines
will be properly back filled, foamed and seeded. The contractor would also treat the
exterior subsurface wall sections with a rubber membrane sealant. The contractor at the
direction of the Building Inspector has taken out building permits to do this work on
Building 41, 42 and 43. As built plans will be provided after the work has been
completed. AdMCO has retained the services of a botanist to evaluate any potential
wetland resource areas in the proposed work areas.
MOMlra Lenard Engineering, Inc. 1
Jun 22 07 09: 41a LEI AUBURN MA (508) 721-7600 p< 3
The third step would be to rehabilitate all/basement apartment that have a reported
moisture issue. This work may require repair to floor slabs and wall portions that come
in contact with the floor slab. Floor slabs will undergo an epoxy crack repair process and
both the floors and interior concrete walls would be coated with water sealant paint. All
interior walls would be repaired with moisture resistant/ paperless sbeet rock. Building
Permit will be requested from the Building Department for all proposed work.
Lenard Engineering, Inc.
OR Property Management, LLC.
June 22, 2007
Ms. Sue Sawyer, Director RECEIVED
Town of North Andover
Board of Health JUN 2 9 2007
1600 Osgood Street.
North Andover, MA 01845 TOWN OF NORTH ANDOVER
HEALTH DEPARTMENT
Dear Ms Sawyer,
As a follow up to our meeting of June 8, 2007, this letter will serve to outline OP Property
Management, LLC's work/improvements at Royal Crest Estates North Andover relative to the
ground water infiltration at specific buildings within the community.
Over the past year, OP Property Management, LLC has employed engineers and contractors to
study the needs of each building within the community and we have determined that some
buildings do not require any repair work while the scope of others varies by building. Several
months ago we began work on selected buildings based on these studies and recommendations.
The following details what was recommended and what has been accomplished to date:
Identified buildings: 39, 40, 41, 42, 46, 47 and 48
These buildings have experienced water infiltration during periods of heavy rain
exceeding 2 inches.
Recommended action:
Clean and jet the entire property storm drain system
Status: Completed
Findings/Results: All catch basins cleaned. The jetting revealed that there was a collapse
of the main storm drain line behind buildings 42 and 43. This blockage caused the entire
40 loop of buildings to experience an unusually high water table that resulted in the
increase of hydrostatic pressures causing the above list of buildings to flood during heavy
rains. The line has been temporarily cleared and not experienced any water infiltration in
these buildings since. In addition, it was determined that the cause of the collapse was
due to an electrical conduit under the jurisdiction of the local electric company. The
electric company is scheduled to make the necessary repairs to their line the week of
June 18, 2007. During this time OP Property Management, LLC is requesting permission
to repair the segment of pipe that has collapsed. We will work in conjunction with the
utility company's schedule.
Recommended Action:
Re-point building fagade bricks at entranceway porticos
Status: OP Property Management, LLC has completed Buildings 47, 48, 46, 42, 43, 41.
Findings/Results: We will identify and repair any remaining buildings on the property that
are in need of pointing as we execute our annual Preventive
Maintenance program.
Boston Regional Operating Center, 639 Granite Street, Suite 312, Braintree, MA 02184
Telephone (781) 849-1471 Facsimile (781) 849-7652
Recommended Action: Foundation waterproofing and French drain cleaning
Status: French Drains at Buildings 41, 46, 48 and 47 have been cleaned and repaired.
Foundation waterproofing is underway on affected buildings and will be coordinated through the
proper agencies.
Findings/Results: Our contractor has met with Pam Merrill from the Conservation Department
and is awaiting permission to perform this work around buildings 40 and 43.
Recommended Action: Concrete slab crack repair
Status: Each apartment that has been identified has had this repair work completed.
Findings/Results: The repair to the slab cracks is an epoxy product that seals the crack and
bonds the slab together making that joint stronger than any other portion of the slab. This repair
does not allow hydrostatic pressure to force water in to the apartment unit
In addition, OP Property Management, LLC provides each resident with information pertaining to
lifestyle habits that they should follow to mitigate any moisture or ventilation problems within their
apartment home. This is an ongoing process for the management at Royal Crest Estates. We
are exploring other options that may reduce moisture within the apartments including a positive
air exchange system. However no final decisions have been made. Issues that we are aware of
internal to the buildings that we are in the process of addressing are related in part to the lifestyle
of our residents. We have also approved the replacement of all windows and sliders at the
community. This upgrade, when completed,will eliminate the current sweating and wicking of
moisture through the aluminum window frames and have a very positive impact on the resident's
lifestyle.
To recap our plan, OP Property Management, LLC is committed to the above listed repairs on an
as needed basis for each building as identified by our the contractor and engineer;
OP Property Management, LLC is committed to making the necessary repairs to ensure that our
residents are provided with a quality living environment. We will continue to work toward a
solution to ensure that we achieve this goal and will collaborate with all appropriate parties
including the Town of North Andover to ensure that we achieve this goal
As we move forward we will prepare a schedule of work and seek the necessary approvals from
the Town agencies to ensure that we proceed within the guidelines of the town. I would
anticipate that we will receive local cooperation as we move forward so that we can complete the
work necessary to remedy these issues.
If there are any other specific issues relating to apartment homes at Royal Crest Estates that we
are unaware of please bring them to our attention and we will review and remedy as needed.
Thank you for you assistance and support in resolving the issues at Royal Crest Estates North
Andover and we look forward to a mutually respectful relationship as we move forward.
Plea ntact if you have any questions or concerns.
Re ,
John Murray
OP Property Management, LC
Director of Construction
508-243-8292
Boston Regional Operating Center, 639 Granite Street, Suite 312, Braintree, MA 02184
Telephone (781) 849-1471 Facsimile (781) 849-7652
elleChiaie, Pamela
From: Sawyer, Susan
Sent: Friday, August 12, 2011 10:59 AM
To: 'Johnson, Mark(042393-Royal Crest Estates (Nashua))'
Cc: Grant, Michele; French, Melanie (Philadelphia); 'Susko, Deana(Boston)'; DelleChiaie, Pamela
Subject: Royal Crest issues
To: Mark Johnson
This email is a follow up the meetings and inspections at Royal Crest this past week with the Health Department.As
there are numerous units being addressed with a variety of problems, please let me know if I neglect to include any
items that may be of importance and I will add it to the notes.
Thank you,
Susan
To recap open issues:
Pest reports received from F&W on 8/8/11
OL updates:
Bldg 41,#3—the work order showed completion in the apartment, however the tenants have not been back there yet.
Tenant was called and left a message on Friday,August 12, 2011 in the morning,stating the Health Dept. needed to do
an inspection to confirm the corrective action.
Bldg 41,common areas and exterior areas were observed.All entry holes were filled that were possible to do so using
various methods; covering,foam and steel wool. Entire building to be visited and baited with weekly monitoring.
Bldg 37, #4—was observed mid-construction. Removal of sheetrock was done throughout in all areas up to approx.4
feet. Ceilings as needed. Proper cleaning and sanitizing process was used on beams behind the sheetrock.Anticipated to
be complete and ready for final inspection on 8/19/11.Tenant being relocated.
Agreed to hold final letters owed to the Health Department to 8/19/11 after follow up visit to check for pest and
bedbug activity..
Also,we received a distress complaint needing immediate attention on 8/10/11 Tenant moving to Bldg 35,#9 from Bldg
49,#2. Tenant distressed about mold that is on her mattress, which has been discovered in the move. Mark Johnson
personally handled the problem within 1 hour of the Health Dept receiving the complaint. On 8/11/11, 1 personally went
to unit being vacated.The stench was intense. It was not only mold; but was mixed with other foul odors urine, dirt etc.
Walls had food stains. Entire unit obviously not been cleaned in months. Rugs filthy and dust level very high on heaters
and window sills.This unit will need serious attention prior to renting. Observed the mold on the mattress in addition to
the numerous old urine and other wet stains on the mattress.
Also informed you of another inspection that was conducted on Thursday morning.This inspection did not require an
inspection report or Order Letter, but the claims were mold related. No chronic water found. Mark was notified via
email,so is aware they may have a hidden problem in the apartment.This was in Bldg 25.
1
Royal Crest North Andover, Ma.
1. Identify Drainage issue#47
A. Sight Lines in and around building/ Interaction with service personnel
B. Identify interior of building issues of water seepage
C. Rodd suspect perimeter drain lines from outlet of drain line from manhole
across courtyard.
D. Identify obstructed or broken lines.
Ill. Prep for remedial action
A. Notify utilities via locate company (dig safe)
B. Mark courtyard area for repair and replace (if necessary) of drain from
building perimeter drain.
C. cord off work area
III. Repair
A. Dig around building to repair damaged and obstructed perimeter drain
1. Reapply waterproofing material. HLM 5000 to foundation.
B. Install cleanout access chambers at each front corner of building.
C. Properly drain downspouts into separate drain line to feed into manhole
(old drywell in rear of building).
D. Repair storm drain line leading from building into manhole at far end of
courtyard (approx 2001f)
IV. Cleanup
A. Regrade area to best ability under weather conditions.
B. Remove excess material and dispose of properly.
Conclusion: Result should be that hydraulic pressure is relieved from building to water is
to drain as originally intended thus relieving water from seeping into units and not
allowing further mold issues.
Royal Crest
A B C D
1
2 Building Unit and apt#complaint chronic water complaint foundation water proofed
3 1 U11-4/11 Yes Yes 2013
4 2 Yes 2013
U6-2/05, 1/07,4/13
5 3 U-7/11, 8/08,4/13 Yes _
6 4 U3-9/13 Yes
7 5
U1- 10/9, 10/11
U2- 10/11,7/08
8 6 U3 -4/7, 8/04 Yes
9 7 U4- 10/15 Yes
10 8 Yes 2012
11 9 U4-8/13 Yes
12 10 Yes 2012
13 11 U4- 12/06, 9/09 Yes Yes 2012
14 12
15 13 U2 7/11 Yes
16 14 _
17 15 U4 2/08 Yes
18 16
19 17
20 18 _
21 19 U1- 10/11 Yes
22 20 YES 2012
23 21 Yes 2012
24 22 Yes 2012
25 23
261 24 U2 7/12 U4-7/13 Yes
U1-8/11, U2-8/11
27 25 U4-2/05, 9/11 Yes Yes 2012
28 26
29 27 U1- 12/11 U3 - 12/11 Yes
30 28
31 29 Yes 2012
32 30 _
33 31 Yes 2012
341 32
35 33 U11-7/04 Yes
36 34
37 35
38 36
U4-8/11, 9/11 U1-9/11
39 37 U5-9/13 Yes
40 38 U4-3/13 U1- 10/14 Yes Yes 2012
41 39 U2-6/12 U8- 10/11 Yes
Royal Crest
A B C 7 D
42 40
43 41 U4-7/13, 7/14 Yes 2007 prop
44 42 U3- 12/13 Yes 2007
45 43 U2 -3/10 U9 -4/11 Yes 2007
46 44 U1- 12/07 Yes
47 45
48 46 U4- 11/10 U3- 11/14 Yes 2007
49 47 2007 prop
50 48 2007 or 2012
51 _ 49 U11- 1/09, U2 -8/11 Yes
52 50