Vote NO on the pending bylaws amendment ...
Water Retrofit
Why is our water system leaking in our streets?
The water system at Viewpointe is failing do to aging PVC water supply pipes approximately five feet under our streets. Also, the builder installed the pipes on top of rocks rather than placing gravel (as a buffer) around them, causing the aging PVC to crack; inspection of the pipes has confirmed small to medium cracks. To compound the issue is fact that heavy trucks are pounding down the soil onto the pipes against the rocks, adding additional stress to the pipes. While it is true that the pipes have aged, perhaps the city of Tucson might be to blame for how the pipes were installed. Additionally, each time the water is turned off for repairs, air is introduced into the pipes and when the water is turned back on the pressure is higher for the air rather than the water and this creates an accelerated leaking event. This is why there have been increasing more leaks. It is reasonable to assume that the leaks will increase over time.
**At the 2024 Annual Election the board wants to spend ~$200,000 for an engineering report, which means a special assessment of ~$1,626.00 for every homeowner/member.
How much water is being lost?
There are three main water meters that feed Viepointe II & III. Viewpointe pays Tucson Water Department every month for water used. Each home has a water meter to measure water usage and each homeowner pays for that usage. The difference between the meters determines the amount of water that is being wasted. According to the Association, that figure has been approximately 73%. For the month of October 2023, it has been reported by the Board, it has costs the Association approximately $4,000 for that month ... wasted HOA monies. Repairs year-to-date have been reported to be approximately $32,000, not including the two new leaks, one in Viepwointe II and one in Viewpointe III. In addition, these leaks and others have been let to leak for days, if not a week at a time. The excuse each time has been lack of parts and/or availability of the repair companies to make the repairs. Perhaps better planning for spare parts and backup companies would be prudent.
How do we fix it and how much will it cost?
The Board has reported that is will cost three million or more to replace the water supply pipes in Viewpointe II & Viewpointe III. Two of the Board members publicized our water problems in the Local News; probably not a good thing to do. Their position now has been to lobby the Local State and National Government for a Grant to pay for the entire project. This could take more than a year or maybe many years and there is no guarantee that the monies would come. In the meantime, every month leading into the next foreseeable year or years could cost $85,000+ for each year we wait. If the money does not come, we would be that much more in debt with nothing in return. That is why we should have an "Active Plan B" in place. At the November 2023 meeting, the Board unanimously voted to raise the dues five percent to build up the reserves. Raising the dues each year is a drop in the bucket and will not solve the problem.
What would an "Active Plan B" look like?
Rather than take the risk of waiting for a wishful grant, why not put a back up plan into action. Perhaps we could map out the problem areas and do a street-at-a-time. This would spread out the expense and help to mitigate the water losses. If a grant does happen ... a low percentage event ... we could try to get that money back. When asked about this at the November 2023 meeting the Board said, it would not work. Dan Deppen believes we should take action and not wait for a government agency to bail us out; if it's to be, it's up to me, approach.
Dan Deppen's comments ...
The Board has been some what secretive about the whole water supply issue. At a meeting last year 2022 that was held at the Viewpointe III pool, Dan asked to be on the water committee and was told that he would be involved. He received an email from the President, that "the Board was not going to form a committee and thank you very much for offering"?! Then the issue was in the Local News in the third quarter of 2023. More information was learned in the News Segment about the water situation than the Board had disclosed to the members ... at least this is what Dan Deppen recalls. Dan has requested to see more of the documents on the issue at the November 2023 meeting. The Board's move to increase dues by five percent is a drop in the bucket and still does not address the problem. Mr. Deppen has been asking for documentation regarding the claims, that the board is and/or has applied for a grant, but the board has stone walled him; any member has the right to books and records and information, but the board thinks they are immune form such inquires. Case in point: Augusta Britt vs. Viewpointe for books and records. She had to sue for books and records and when she ran out of money to pay her attorney, the board had her sign an NDA (nondisclosure agreement) so she could not talk about it, to anyone. The board spent thousands of dollars (wasted HOA money) to keep books and records secret. Larry Bodine (then board president) and attorney Michael Shupe did this. And later, Bodine bragged about settling the case.