Special Assessment Status Report - November 2025
Curtain Wall Replacement
The light at the end of the tunnel is nearing for the Curtain Wall Replacement Project. At a minimum, we are projecting that all scaffolding should be down by the end of the calendar year. There will still be some necessary interior repairs for the last stack (213-253), but that is all.
Balcony Repairs
We plan to begin balcony repairs this Monday with two prototypes:
Tower 3 - unit 311: The 2023 Special Assessment identifies this balcony as a High Priority; therefore, both the balcony deck and edge will be repaired.
Tower 2 - Unit 213: Only the edge of this balcony is being repaired.
The proposed 2026 Special Assessment includes only balcony edges for the remaining balconies that were not identified as needing repairs by the 2023 Special Assessment. While the proposed 2026 Special Assessment has not yet been approved, we are moving forward with the edge repair of a single balcony to both show owners what to expect should the Special Assessment be approved, to keep the contractor Nautilus fully mobilized, and to trouble-shoot any futures issues that may arise during the construction process. As a heads up, the noisiest portion of the job will be during the demolition phase in the beginning where the stucco edges of both balconies will be removed, along with the tile on the deck of Balcony 311. [We recommend owners of units in the close vicinity of the repairs close their doors and windows during the stucco removal portion of the work.]
Garage Roof Waterproofing Repairs
Excavations for the replacement of the waterproofing on the garage roof are projected to begin 5 January 2026. At this time, Nautilus plans to start on the south side of Tower 1. The full scope of this work will depend on whether the 2026 Special Assessment is approved on January 14. For example, we will not be replacing the deteriorated access wells into the catacombs if the Assessment does not pass.
We appreciate your continued cooperation and are pleased to show how the repair projects continue to progress.
The Bay Scene Board of Directors