Community Wall Information
With over 10 miles of common area walls and majority of them being 30+ years old, the Board is consistently discussing and working on a plan to maintain these walls. A large part of the walls is ensuring the Reserve Fund is properly funded for not only this expense but also the other aging assets of the community.
In 2017, a three-year wall project began that addressed the most severe and in need of attention walls at that time. In 2020, a Board appointed Wall Task Force was created to assess the walls, review options and work with professional vendors to come up with a plan for the walls going forward. The Task Force and Finance Committee also assisted in developing a strategic plan and allocation for the Reserve Study so that the walls are continually maintained throughout the upcoming years.
With this, the Board recently awarded Empire Works, general contractor, to start a new wall project which is slated to begin in mid-March 2021. The first part of this approved project is to rebuild several of the severe walls that are of a high risk for falling structurally, as well as the areas that are in high need of cosmetic repair and attention. The project will then move on by painting and repairing the stucco to the middle section of the community. This is South of Mesquite and north of Warner, along both the loop and bordering main streets. The Board and Wall Task Force will continue with a near future phases of painting and re-stuccoing all common walls both South of Warner and North of Mesquite. The goal is to continually be on a cycle to maintain this large asset and keep The Islands the premier community that it is.
In addition, the Wall Task Force not only reviewed and presented options to repair the current wall conditions, but also focused on investigating the reason the walls continually need attention. Thus, you will see several turf conversion projects happening around the community. This is taking the walls that border grass and pulling the grass away with several feet of granite and a curbing border. You will see this happening on Highland West by McQueen, Mesquite and Warner.
The Board, Wall Task Force and Management Team thank you for your patience on the condition of the walls and look forward to the fresh repairs and coating of paint to enhance the community.
WALL CARE FOR RESIDENTS
Block Walls can last years if properly taken care of. However, there are many forces at work that if ignored will cause damage to block walls. One of the biggest threats is water and moisture damage.
Block walls act like a sponge and soak up water that touches it. As the water evaporates, minerals are left behind that will deteriorate a block wall over time. Rain water is not harmful, but the hard water from irrigation and sprinklers is harmful. Repeated sprinklers hitting the wall day after day will cause damage.
The first step to determining whether there is a problem is to inspect the wall. Look at the backside of the wall and if there are water or moisture stains or wet spots, there may be damage occurring to the wall.
Unfortunately, preventative maintenance is the best answer. Prevention is a lot less expensive than repairs. Keeping water away from the wall will go a long way in protecting the wall from damage.
Here are some simple suggestions that can be used to help maintain dry walls:
● Repair leaks immediately. Even a trickle of water can contribute to
● Locate or adjust sprinklers far enough away from the wall that they won’t spray water on it when they’re running.
● Do not run irrigation lines close to the wall.
● Don’t plant shrubs and flowers too close to the wall. Keep them far enough away that water from a hose or watering can won’t splash on the wall.
● Do not over water.
● Create a border along the wall using material such as gravel.
● Make sure not to change the drainage pattern that was designed into the lot.
These few ideas are offered as a guide only and not intended as professional advice. If you believe there may be damage to your walls, please seek the advice of a professional.
FAQ’S ON WALL GUIDELINES
Do I need to fill out an Architectural form for changes made to my wall?
Yes, any plans for a new wall, additions to the existing wall or plans to raise the height of the wall must have architectural approval. Also keep in mind that side and rear walls may not exceed six and one-half (61/2) feet in height from ground level, as measured from the lowest side of the wall. A fence within fifteen (15) feet of the front property line cannot exceed three (3) feet in height.
Do I need permission from my neighbor to make changes to a party wall?
Yes, If changing a wall between lots (Party Wall), the owners of both lots must sign the ARC form to indicate their approval on the submittal as this wall is shared and both owners are responsible for maintenance of the wall.
I want to add a decorative or garden wall to my landscape, what is the process?
Decorative or garden walls may not exceed three (3) feet in height. Decorative or garden walls must be submitted for approval prior to installation and be finished to match the home in color and texture. Other materials not on the home will be considered on a case-by-case basis. When submitting, be sure to include enough detail and/or samples for the ARC to properly review the submittal.
How do I properly maintain my wall to the association’s standards?
Walls shall be kept in good condition and repair and adequately painted. Walls on your property are required to be the same color of the body of your house. Walls refer to all types of walls on your property including shared walls, Party Walls, neighboring, decorative, retaining and garden walls. Walls refer to all exterior walls to include front, rear and lakeside. If another color or design is requested, the ARC must approve this prior to completion.