Re: #232 Leak into #132 - Insurance Update - PLEASE READ ASAP

[Joe Mack]

We’n have to talk about it. 

Hal, Paul, Diana, Tim ?

On Wed, Jun 10, 2026 at 8:11 AM Amanda Drake (Vaux Condominium) <va...@kinliving.com> wrote:

Correct, so the question is how do you guys want to handle that portion that exceeds the $25K.

--

 ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌  Conversation ID: e96c5ce2-645e-11f1-ad47-32d7d028c707 a078d299-64de-11f1-89c0-3f883c00b552 16faf8fOn Wed, June 10 at 7:40, Joe McAvoy wrote:

so we are on hook for anything above $25K?

insurance always gets me cross-eyed

On Wed, Jun 10, 2026 at 7:22 AM Amanda Drake (Vaux Condominium) <va...@kinliving.com> wrote:

Good morning Board,

Just to clarify, Sunny should be filing her own claim with her own insurance to cover the association's deductible. The amount she most likely will end up paying out of pocket for this is the $500 Kin invoice for emergency call response time and her insurance deductible of probably something around $500-$1,500.

I will be sending her an update later this afternoon as well once I return the contract to Charter to discuss her next steps with insurance and provide her the same documentation she will need to file her claim.

Does anyone have any addtional questions or objections to me executing the contract and returning it today?

--

 ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌  Conversation ID: e96c5ce2-645e-11f1-ad47-32d7d028c707 c0c0f638-64d7-11f1-bdf1-400ef327f3ee 16faf8fOn Tue, June 9 at 17:26, Amanda Drake wrote:

The Declarations Section 20.2 and the Insurance Resolution attached both state the resident is only responsible for the damages up to the amount of the deductible (to the extend not covered by the association's insurance):

Declarations Section 20.2 Responsibility of Owner. If, due to the act or neglect of an Owner, or of a member of his or her family or his or her household pet or of a guest, servant, invitee, or other authorized occupant or visitor of such Owner, damage shall be caused to the Common Elements or to a Unit owned by others, or maintenance, repairs, or replacements shall be required which would otherwise be a common expense, then such Owner shall pay for such damage and such maintenance, repairs, and replacements as may be determined by the Association, to the extent not covered by the Association's insurance.

Insurance Resolution provides:

Damage Resulting from Negligence. Regardless of whether the loss affects more than one unit, the common elements or a combination thereof, to the extent the damage is the result of the negligence of an owner, the Association deductible shall be allocated to the negligent owner. If the Association purchases insurance with aper-unit deductible the negligent owner shall be responsible for paying the “per unit” deductible associated with each damaged unit.

Additionally, please be aware that the owners of Unit #132 were given the opportunity to select their preferred vendor for the repair portion of the work to avoid any potential dispute regarding costs or vendor preference from the responsible party. The owners elected to proceed with Charter; therefore, changing vendors at this stage is not an option.

--

On Tue, June 9 at 17:08, Hal Barwood wrote:

Whoa -- this is a big bill, overwhelming to Sunny, I’m guessing. I believe that we should consider soliciting bidding for this job, since I’m also guessing Charter is coming in on the very high side.  — Hal

 

From: Amanda Drake (Vaux Condominium) <va...@kinliving.com>
Sent: Tuesday, June 9, 2026 4:57 PM
To: Hal Barwood <wor...@finitearts.com>; Joe McAvoy <jmmc...@gmail.com>; Diana Drew-Fleming <ddrewf...@icloud.com>; Tim Ackley <tim.ack...@gmail.com>; Paul Block <bloc...@gmail.com>
Subject: #232 Leak into #132 - Insurance Update - PLEASE READ ASAP

 

Hi Board,

 

We are reaching out to provide an update on the leak originating from Sunny’s unit (#232) that affected Unit #132 and to outline the next steps for repairs and insurance.

 

Charter is ready to begin the necessary repairs and has submitted the attached proposal for $27,118.29 which I intend to execute and return tomorrow June 10 by end of day. The mitigation work already completed is invoiced at $1,413.15. The total property loss to date is $28,531.44, which satisfies the association’s insurance deductible of $25,000.

 

Attached you will find:

• The Charter repair proposal (executing/returning 6/10 unless anyone objects)

• The mitigation invoice

 

As the total loss exceeds the deductible threshold, the Board now has the option to either self-insure the amount exceeding $25,000 or submit a claim under the Association’s master insurance policy. The decision may depend on a variety of factors, including the amount of the loss and the fact that this current total is subject to change, claim history, potential impacts to future premiums, and guidance from the Association’s insurance professionals.

 

Management recommends consulting with the Association’s insurance agent regarding the available options and any potential impacts associated with filing a claim versus self-insuring the amount exceeding the deductible before a final determination is made.

 

Please let me know if you have any questions or need further documentation to file the insurance claim.

 

Sincerely,

 

Amanda

 

 

 

--

• Invoice - Charter Unit 132 Mitigation Invoice 2026-06-08 - 219.pdf
• Proposal - Charter Unit 132 Repair Work - 219.pdf

 ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌ ‌  Conversation ID: e96c5ce2-645e-11f1-ad47-32d7d028c707 e96c5ce2-645e-11f1-ad47-32d7d028c707 16faf8f

[DIANA DREW-FLEMING]

I am inclined to go with whatever Tim Ackley suggests we do.  Tim, what say you?  

If everyone else can chime in quickly, perhaps Amanda can get this done today.

Diana

Sent from my iPhone

On Jun 10, 2026, at 08:13, Joe Mack <jmmc...@gmail.com> wrote:



--
Officers of The Vaux
---
You received this message because you are subscribed to the Google Groups "vauxofficers" group.
To unsubscribe from this group and stop receiving emails from it, send an email to vauxofficers...@googlegroups.com.
To view this discussion visit https://groups.google.com/d/msgid/vauxofficers/CANX6OJSvbYkGbfq1NwyJK7Kkg_VrP5Q8%3DDDubU0YV-uJ1xWU2g%40mail.gmail.com.

[Paul Block]

The origin of the leak will guide my opinion and decision.  If it was from walls in of a unit, the originating unit bears responsibility. 

-paul

--

[Tim Ackley]

I agree with Paul. But insurance is a weak area for me. I usually like to rely on experts to interpret the legaleze.

It seems that the owner was negligent in that the damage would not have occurred without the action of leaving the water line active. Unintended for sure, but it happened.

I support moving ahead with the restoration. In my experiences where insurance is involved, the restoration work always precedes the determination of who pays. Insurance processing is slow. We should anticipate carrying the cost of expenditures on the books as a receivable until either insurance proceeds or owner payment is received. Or a combination of the two.

Regarding accounting, we should first capture all costs associated with this "project" in a special account on the balance sheet. Insurance proceeds, too, if we receive any direct payments. Then we should bill back the appropriate amount to the owner. By doing so, we capture the total cost in one "bucket," we ensure that appropriate costs are recovered, and we avoid disrupting normal operating expense activity.

Tim

--

Tim Ackley

2335 NW Raleigh Street Unit 139

Portland, Oregon 97210

 

Cell: 480-694-7059

Email: tim.ack...@gmail.com

To view this discussion visit https://groups.google.com/d/msgid/vauxofficers/CAArw8pLpnpEEb5c1_f89uv1SRCKdOjZoT2wUid6qWz3TPT%2Bocw%40mail.gmail.com.