The Pipe Project is temporarily placed on hold for the summer and will begin again on November 1, 2022. For the most up to date information please attend the bi-weekly Pipe Project Meeting every other Thursday at 3:30pm on Zoom. Please email Karl Gehring at KarlG@ogdenre.com for an invite to the meeting if you wish to attend. Minutes from the Pipe Project Meeting can be found on your Association Portal by clicking HERE
For almost two years, your Board of Directors and the Cast Iron Drainpipe Committee have been researching the best and most cost effective way to rehabilitate all the shared vertical & horizontal cast-iron drainpipes that run throughout Biltmore Terrace’s buildings & common areas. We have hired qualified professionals in the field of trench less plumbing and with them help of our consultants the project is now underway as of January 31, 2022. The project is estimated to continue through the end of June 2022 but as we are dealing with 40 year old pipes that cannot be seen, the schedule is always in a constant state of flux. We will use all avenues of communication to keep homeowners updated as we process through this project which will include email blasts, printed notices in the bulletin boards and on doors as well as phone call when necessary. We will always provide at least 48 hour notice to all owners with notices on each door whenever water will be shutoff.
For any questions about the project you may contact:
Community Manager: Karl Gehring
Project Specialist: Tony Smith
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CURRENT PROJECT SUMMARY
This Project has 4 Phases that each building will go through individually:
Phase I consists of cleaning out all buildup and debris within the cast iron vertical pipes that run through the building.
Phase II consist of epoxy coating all of the vertical pipes in each building. During this Phase water will be shut off to individual stacks from 8am to 5pm for a day. Residents will be notified at least 48 hours in advance by email blast through this website, as well as printed notices placed on every residents door, in the bulletin boards at the entrance to the buildings and in the elevators. There are two bathrooms at the pool by the clubhouse and the bathroom at the guardhouse will be available to residents whenever the water has been turned off. Notices left on the door will include a printed sheet for each drain in the unit. The Association encourages all residents to tape these notices over the drain areas (sinks, toilets, shower, tubs, wet bar, washing machine, dishwasher, etc) to remind themselves to not use these areas while this phase in in progress.
Phase III consists of cleaning out all buildup and debris within the cast iron horizontal pipes that run under the building.
Phase VI consist of installing the felt liner in all of the horizontal pipes running under the building. During this Phase water will be shut off from 8am to 5pm to the whole building for two or three days. Residents will be notified at least 48 hours in advance by email blast through this website, as well as printed notices placed on every residents door, in the bulletin boards at the entrance to the buildings and in the elevators. Notices left on the door will include a printed sheet for each drain in the unit. The Association encourages all residents to tape these notices over the drain areas (sinks, toilets, shower, tubs, wet bar, washing machine, dishwasher, etc) to remind themselves to not use these areas while this phase in in progress.
Phase V consists of back filling any excavation that were needed during Phase 1-4.
Whenever the water has been turned off during Phase II and Phase IV - NO LIQUIDS can be run through or down any drain line during the lining process between 8:00 AM and 5:00 PM, as it will cause damage to the newly installed pipe lining. Any unit occupant that runs water down the drain line during the lining process will be charged for this delay and resulting repairs which could be as high as $50,000. There are two bathrooms at the pool by the clubhouse and the bathroom at the guardhouse will be available to residents during these Phases.
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TRENCHLESS PLUMBING PIPE REPAIR SOLUTION
What is "Pull-in-Place pipe lining? Pull-in-Place pipe lining is an effective procedure that restores corroded or eroded drain, waste and vent piping systems without the costly expense and disruption of pipe replacement. The traditional solution of pipe replacement comes with a host of concerns and issues that must be dealt with. We have provided a simple comparison between the traditional type of repair versus the pull-in-place solution we chose for this project:
Traditional Pipe Repair
- Demolition and repair/replacement of existing walls, ceilings, floors, tiles and underground structures.
- Time and Cost to and cost to restore units to previous state.
- Significant inconvenience and disruption to everyone
- Potential safety concerns for occupants and residents
- The need to temporarily vacate condo occupants
- Extraordinarily high monetary cost
Trenchless Plumbing Pipe Process
- Significant cost savings
- Increased useful life of the existing pipe system
- Minimal disruption
- Preservation of building structures and the surrounding landscape
- Protective liner prevents future corrosion & leaching of harmful elements into the soil
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PLANNING & SCHEDULING
The Bergeman Group has been hired to oversee our project coordination, inspections, testing and field reporting on a daily basis.
The Pipeline Rehabilitation project deals with a large amount of unknowns since the pipes are over 40 years old and the community had limited plans to go off of. While the pipes are being cleaned there are many different variable that can delay the project and change the schedule so please understand that the following schedule is very much a moving target and the days will most likely change. The Association will always notify owners 48 hours in advance of any water shut offs or anything that will effect residents directly. The schedule will be updated as often as possible as things change. If you have any questions about the schedule don't hesitate to email or call Karl and Tony.
Here is the projected Pipe Rehabilitation schedule by Building:
Due to the rising temperatures, the Pipe Project will need to be stopped for the summer.
The Pipe Project will begin again November 1, 2022.
Notifications will be provided to residents and owners with an updated schedule and information well in advance of the November start date.
HOURS & DURATION
Estimated project duration is approximately 17 weeks and is scheduled to be completed in June 2022. Hours of operation are between 8am to 5pm.
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PROJECT RESTRAINTS & UNIT ACCESS
On average, the contractor should not need to gain access to any units to complete this project. There may be some units that the contractor will need to gain access to if they cannot line the pipes from the exterior but these would be the exception and not the rule.
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The Homeowners Association took out a 10 year loan for 3.3 million dollars to cover the cost of this project.
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