So now, what's next for CPR?
Now that the Gift Pointe and Clubhouse construction projects have finished, what's next some owners have asked us?
I reprint below one of Prez John Chase's most recent replies this week (bold/italics added by me):
"
On January 4, 2010, the next renovation cycle at Cypress Pointe Resort will officially be underway. Some of the major items to be done to
every unit are:
- The addition of doors to the currently open toilet/bath areas of the master bedrooms. On the "A" (2 bedroom side), that is an extension of the walls near the jacuzzi tub and a new double door creating a completely enclosed bathroom area. On the "B" (lockoff) side, it is an extension of the angled wall and a new single door creating a separate room, and privacy, for the toilet.
- All new floor tile throughout the unit. This is not an issue often mentioned by owners, but it dates back to the late 90's when we were informed (and shown) by the management of the time that a good number of units had cracked and damaged tile. We have stretched doing those costly repairs as long as possible at this point.
- New built-in cabinetry for the bath and kitchen areas. The original cabinets were "builders grade" and have also been repaired and patched to the breaking point. The new design is a custom cabinet, real wood, with modern features such as auto closing drawers and polymer finish for durability.
- Granite counter tops and back splash. Again, replacing the original laminate that has served us extremely well. There are units that have damage from over 15 years of use and all units will benefit from the more current look and much easier maintenance that a stone surface offers. In the bath areas (except for the 2nd bath), the wall tile gets replaced with granite.
- Plumbing fixtures. The originals are no longer made and had a now very dated gold colored finish that did not wear well at all. The new items include a lifetime manufacturer guarantee, so, if they stay in business we are covered.
- "A" side 2nd bedroom and master bath changes. In the biggest design change after the bath doors the 2nd bedroom (the smallest room) gets a complete makeover. In addition to the already discussed and completed change to a window from a blank door the room gets a custom designed built-in closet/dresser to maximize available space, a change to a queen size bed from the twin/trundle setup, new wall mount 27" LCD TV, new carpet, chair, lighting and bedside shelving. The master bath gets new mirrors, art work and other accessories.
These changes will be done 32 units at a time in 5-6 rounds of work.
As each unit gets those changes the furniture layout will also be redone in preparation for the second phase of unit work that is currently planned to begin in 2012. That work will include:
- New electronics for the unit to include LCD tv's. (a bonus by-product of the delay in making this change is the expected continuing drop in pricing for these TV's)
- Replacement furnishings throughout (except 2nd bedroom already completed by that time)
- Potential color scheme changes and new soft goods throughout including carpet, drapes, bedding, etc.
- new lighting, art work and ceiling fans
- HVAC replacements (may occur as required prior to the main renovation cycle)
That work, adapted from the original 2 models and from expected owner input over the next couple years, will most likely be done in 3 rounds of 64 units over an 18 month period similar to the way the 2004/5 renovation work was done as the time required for each unit is far less than the current work will require. By 2013 the units will be 100% new from top to bottom and the 2016 changes will be under discussion. That round will bring us back to things like appliances that will be due again. Almost certainly the sliding doors - very costly. There are always things to plan for. The plan to delay the majority of the furnishing and soft good changes to 2012 has allowed us to stay within the reserves on hand while still accomplishing an unprecedented unit upgrade.
In the intervening years we'll have the next scheduled building exterior painting due, things like boilers to replace, roofs to keep clean, and much more.
The philosophy behind all of this type of ongoing improvement is that a resort never stays static. Things are always wearing out and if there isn't continuous replacement underway the resort at least is slowly deteriorating. By hopefully staying on top of a natural process we won't face any future surprises requiring large expenditures, which can mean a special assessment. Avoiding that and keeping the resort in top shape remains one of the top priories of this Board and management along with stable fees and good collection rates. It can be a real juggling act. "
WOW, John really said a mouthful (several mouthfuls, actually). It seems I'll have plenty to continue posting about here as each round progresses!
Best regards,
Stu Schwartz 
