Wiring Update #2

Since our last communication to the community on the wiring, some owners have expressed the same concerns. The following are answers to the most commonly asked questions.

1. Funding of the project: it was explained at the 2013 annual meeting that our reserve had a surplus after reimbursements to the owners from Super Storm Sandy. At that time, the wiring project expenses and the importance of making the conversion as soon as possible were emphasized. In essence, the costs of the wiring will be fully borne by our reserve with NO ASSESSMENT TO THE OWNERS. As stated earlier, those unit owners who have had their aluminum wiring converted to copper wiring subsequent to Super Storm Sandy, a credit of the cost for the conversion up to a maximum of $7,500 will be posted toward your common charges provided dated receipts are furnished.

2. Access to the units: As defined in our by-laws and with the knowledge and approval of The Landings’ counsel, the board has the right to access the units to facilitate the removal and replacement of the electrical wiring.

3. Contractors: bids were received from different electrical contractors. The job was awarded to the electricians that Rashad has been using during his renovations of the units over the years in addition to his submitting the least expensive bid.

If you are planning on using your own electrician, the board must be notified in advance of work beginning in order for our electrician to review the scope of the job.

It needs to be emphasized that there was little choice in taking on this undertaking due to most triple AAA insurance companies’ refusal to provide coverage because of the aluminum wiring throughout most of the buildings. They will inspect and re inspect to be sure we are in compliance. It is not up to individual owners; this is a community project for the common good. And if there is an incident that needs to involve insurance coverage, we had better be in compliance. If wiring does not comply with insurance company expectations, The Landings’ risks loss of coverage from any incident. Most importantly, we would not be able to retain companies like Chubb for insurance protection.

All owners are required to provide a key for their unit to Rashad as explained in the bylaws. We have asked for a key in the past, but this key has been placed in a locked box accessible only by the fire department in case of emergency. If you have not already done so, it should receive your immediate attention. The electricians need to have access and if necessary, a locksmith will be called in order to enter a unit. In that case, the costs will be borne by the homeowner.

For additional questions which pertain to the implementation of the project please forward to: info@westhamptonlandings.com

Thank you for your cooperation.

The Board of Managers