Dues Hikes, Mismanagement, and Angry Homeowners!

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A good proactive maintenance program can help solve dues increases, overspending, and a HOA board inquisition! The flyer shown below is one of the countless examples of putting off maintenance to save money in the short-term, but the long-term effects are quite devastating.

Remember the time you bought that $5 pair of sandals, instead of the $10 pair? One month later that $5 pair broke and now you need a new pair! Then it happens again, and again, and again. What would have happened if you had just spent that extra $5 to start? Would you have saved in the long haul?

In the same community where the above flyers were posted, we can see here:

There is paint chipping and possible wood damage. Instead of maintaining the overhangs, the community is now forced to pay for a complete replacement! Costing way more than a simple paint job. There are countless examples where you can put off maintenance to save some money in the short-term, but it is crucial to know when to step in and perform maintenance and repairs. Your objective should always be to employ preventive maintenance to maintain safety, protect your assets, and avoid having to spend money needlessly on costly repairs.

Below are some specific things that you can do to avoid wasting money.

Perform roofing maintenance: Don’t replace a roof before you absolutely have to! How do you get the longest possible life out of your roof? Maintain it correctly. Every year, replace worn out asphalt, shingles, or broken tiles, caulk all roof penetrations, and clean all gutters and downspouts. If your board is in a skimpy mood you can forgive them for not performing a full maintenance every year. However, don’t ever forget to clean your rain gutters each fall.

Roof shingles: skip the extra warranties: Don’t be fooled with extra-long roofing shingle or tile warranties either, as roofing companies also go out of business often and you could be left holding a worthless warranty. Most roof shingles come with a 25-year warranty but you can pay double that to get a 40-year warranty. In most climates, you are unlikely to get more than 20 years’ life on any asphalt or fiberglass shingle. Concrete or clay roofing products do last considerably longer than 25 years. The key is to use a reputable manufacturer who stands behind their warranty. Many roofing manufacturers go out of business and their warranty becomes worthless.

Repaint the right way: Repainting is one of the most common maintenance tasks at any community. Beware of common mistakes such as scraping off loose paint then failing to coat exposed wood with oil-based primer before repainting. Also, never paint when the temperature is below 50F or the manufacturer’s recommendations. Ensure that your primer and finish paint are compatible; check with the paint manufacturer. Most importantly, read the directions on the paint can and follow them meticulously. Finally, it is important to purchase paint from a reputable, well-known manufacturer who warrantees their products.

Use a painting maintenance program: One of the most common money wasters is painting entire buildings. Wood, metal and stucco all age differently. Also, a building’s orientation on the site will result in differential deterioration of paint. Thus, on the southwest sides of some buildings you may need to repaint but the paint is perfectly good on the west, east, and north sides of the buildings. So why repaint the entire building? Wood also deteriorates differentially. So wood that is wet more often on the north side will deteriorate the paint faster than on the southern side of the building. So how do you avoid repainting the entire building? Simple! Engage a painting maintenance program so you are only repainting those building components that need repainting – instead of the entire building.

Bathroom fixture savings: Repairing or reconditioning bathroom and kitchen fixtures is much less expensive than replacing them. Leaky faucets are the most common bathroom and kitchen problem. A new faucet can cost up to $200 but why not just replace the leaky cartridge at a cost of $.59 or go ahead and splurge for a whole new valve for $10 to $15. Refurbishing also can be better for kitchens. Why pay $20,000 to $30,000 for a kitchen remodel when you can refinish cabinets and replace countertops and sinks for less than that amount?

Use high-quality windows: When replacing windows, it pays to use a high-quality window with a good warranty. If you use a lesser-known window because it comes with a long warranty, don’t be fooled because window companies go out of business often. Thus, use a window (and window company) that has a long history.

Relax- over-cleaning can cause premature aging: Over-scrubbing sinks, tubs, and floors with abrasive cleaners will wear off the finish. Instead use a bathroom-fixture coating. This provides a protective coating for both fiberglass and ceramics that lasts six to eight weeks. Water spots can be easily removed with a soft cloth. Don’t over-clean carpets, either. Steam cleaning more than twice a year damages carpet. Consider using a throw rug if a particular area gets dirty all the time.

Common sense and a little investigative research can be your guide in deciding when and how to spend your community funds for repairs. Call ProTec to find out more about out maintenance programs!


J. David Rauch Bio

Dave Rauch is the Founder and President of ProTec Building Services (ProTec). He ensures that work quality is consistent.  Dave maintains a consistent presence within the company.  While managing the growth of ProTec, he strives to improve everything that ProTec does, especially exceeding client expectations.  At Mr. Rauch’s previous company he designed the original HOA manual and monthly building maintenance programs specific for each HOA. In 1996 Dave opened ProTec, which now provides maintenance programs to over 600 communities and other services to 2,000 communities.

George Van Oosbree Bio

George Van Oosbree is the Senior Vice President and Director of Operations in Nevada. He has been a manager with ProTec for 17 years. He holds a California/Nevada General Contractors and painting license; as well as, certifications in Playground Safety and SWPPP. He is also a United States Green Building Counsel LEED Accredited Professional and EPA Certified Lead Renovator.  Developers rely on George’s knowledge (nearly 100 High-rise and Mid-rise Projects) and 30 years of experience to construct sustainable and maintainable projects.

Andy Henley Bio

With over 20 years’ experience in construction management and janitorial, Andy knows what it takes to repair and maintain your largest asset, your homes and common areas at your community. Not only will Andy provide unparalleled customer service for all ProTec’s work but he will ensure that all jobs and service exceed client expectations. Call Andy and request to meet at your community. He will walk your community, detailing what maintenance and repairs are needed to keep your property values increasing.

Candy Allen Bio

ProTec’s controller, Candy Allen, has over two decades of experience in accounting and brings a wealth of knowledge and experience to the executive team.  Candy also has extensive HR, office management and organizational skills derived from her years of experience in the service industry.  What truly sets Candy apart from her peers is her energy and zeal to get the job/challenge done correctly and immediately.  She’ll explain that her success comes from devoting herself to creating a team environment in which the company can accurately track and maintain their various business and accounting systems.  Teamwork, honesty and hard work are all core elements of Candy’s work ethic.

Laura Swirski Bio

As ProTec’s Human Resources Manager, Laura Swirski, brings knowledge and experience in HR and Organizational Development from a variety of industries ranging from property management, non-profit, government, public utility, and hospitality.  Laura enjoys an employee focused and hands-on approach to HR.  She believes employees are a company’s most important resource.  An organization is successful when employees are in the right job and are involved, committed, and work together toward shared goals.  Laura is conscientious, a hard worker, and desires to learn, improve, and make a difference.

Fernando Urrea Bio

Fernando Urrea began his ProTec career in 2009. After a short leave he returned to ProTec in 2014 as the San Diego Maintenance Division Manager. He holds a General Contractors License; as well as, EPA Certified Lead Renovator. Fernando worked at Standard Pacific Homes and Pacific Bay Homes in the San Diego Divisions and has over 15 years’ experience in new home construction management. While working in Military Housing for 10 years he was able get hands on experience on all trades and management skills. His new home building and maintenance knowledge are unparalleled and is what makes Fernando a great asset.

Mark Adams Bio

Fascinated by construction from an early age, Mark developed the skills and knowledge to construct and repair any building. Prior to ProTec, Mark honed his skills at Quality Built Consulting on construction defects/diagnostics nationally. Mark is a licensed California General Contractor and a certified applicator in Excellent Coatings (Waterproof Coatings), SIKA Products (Sealants), PROTECTO Wrap (Waterproof Membranes) and Superkrete (Overlay Concrete Systems). Mark has been a manager at ProTec for 15 years and is the top HOA estimator in San Diego County. He prides himself on being able to assist HOA Boards and Community Managers resolve any type of repair or construction project.

Lee Sterling Bio

While attending Arizona State University pursuing a degree in engineering, Lee Sterling enlisted in the United States Army prior to Desert Storm. After completing his service he began working in the property service industry. Duly licensed as a Building (B1) and Roofing (C39) contractor, Lee rose through the ranks of the industry becoming the Division Manager and acting Chief Engineer for properties in San Diego, Irvine and Brea. His commitment to quality and superior service has earned him recommendations from his peers, clients and customers.

Cesar Ibarra Bio

Cesar Ibarra is ProTec’s Janitorial Manager and has been with the company for 8 years. He ensures that the janitorial work quality is consistent and manages the planning of large level custodial projects. He prides himself in his knowledge of janitorial services and has over 10 years of experience in the Commercial Cleaning Industry. He and his team devote themselves to our clients and provide customized janitorial services that are specifically tailored for each community or project.

Paul Mayeski Bio

Paul oversees ProTec’s Maintenance Manuals and Inspections Division. Before joining the ProTec team in 2000, Paul spent 4 years converting his Industrial Arts education into becoming a trained cabinetmaker, followed by 13 years building custom homes and then 7 years administering building maintenance programs and overseeing maintenance manual implementations for one of San Diego’s largest community management companies.  Because of his combined experience in the building and community management industries, he is uniquely suited to ensure that our clients’ projects are successful.

Chris McHenry Bio

Chris has over 25 years of construction experience in the residential and commercial industries. He has done everything hands on from operate heavy equipment, ro build and remodel custom homes, and commercial tenant improvements. He started working in his family’s business building custom homes during the summers in high school. He moved on as a Project Manager for an apartment maintenance construction company in Rancho Santa Margarita. He proceeded to get his contractor’s license and owned his own company for 7 years. Chris also holds the positions of superintendent on a high rise construction project and Project Manager with an industrial/commercial company.

Sal Mendoza Bio

Salvador Mendoza is our Los Angeles regional manager for ProTec Building Services. Since starting with the Company in 2008 he has devoted himself to the challenging world of maintenance for mid and high rise buildings. Salvador’s past experiences of running his family owned construction business, along with his real estate and mortgage banking experience, provide him with a unique perspective within our industry. He has a created the company’s first Planned Maintenance Contract (PMC), which allows for a custom annual maintenance calendar of the building components for each individual building, enabling clients to plan ahead and have an annual maintenance budget

Mirzet Velic Bio

As ProTec’s Vista Maintenance Division Manager, Mirzet brings immense experience in the HOA industry and knowledge of maintenance, repair and construction methodology. Mirzet joined ProTec in 2006 as an Account Manager.  Prior to ProTec he honed his experience at All American Construction as a Maintenance Technician.  With over 15 years of experience in contract management, construction, electrical, and property management Mirzet can solve any technical problem. However, Mirzet’s true tour de force is his Customer Centric service model; he takes care of clients’ needs before they even know they have a need. 

Timothy (Ty) Haisch Bio

Ty is ProTec’s Construction Division Manager for the North County San Diego region, working out of the Vista office.  Ty joined ProTec in 2010 as a Project Supervisor.  He has moved up in the management ranks due to his excellent work record, supervisory skills, hard-work and dedication to getting jobs done in a timely manner that have made him a “go-to” manager at ProTec.  Prior to joining ProTec, Ty was a manager at TDT Construction.  Yes, Ty has many years of experience, but it is mostly his excitement with solving complex problems, that cause Ty to stand out among his peers.  Ty loves challenges and will happily solve our clients most vexing or technical problem(s).

John T. (JT) Anderson Bio

John learned the value of hard work at his family business at the early age of 5, where he started out as a janitor.  He went on to learn additional trades and skills, where he eventually left the business world to attend college at The University of Hawaii and the University of Utah.  He received his degree in Political Science and Business.  After moving to San Diego in 2004 he founded Elite Services, which provided building services to Commercial and HOA clients.  In 2016, John saw an opportunity to join the ProTec team where he has put his many talents to work, expanding ProTec’s list of 172 services and engaging new clients.