Understanding Contracted Labor at Wafco Mills: Why Prompt Action Matters

Dear Wafco Mills Residents and Owners,

At Wafco Mills, our Volunteer Board of Directors works tirelessly to maintain and enhance our community. A key part of this effort involves hiring contracted labor for essential exterior maintenance, such as the upcoming brick repair work on Fulton starting May 1, 2025. To help our community better understand this process and the critical role residents play, we’re sharing insight into how contracted labor works and why your prompt action on board communications is essential.

The Nature of Contracted Labor

Contracted labor, such as the professionals from Grandeur USA hired for brick repairs, delivers high-quality work that enhances the value and appearance of Wafco Mills. We are deeply grateful to Grandeur for their exceptional craftsmanship and for allowing Wafco Mills to pay for this project via affordable monthly payments, making this critical maintenance feasible for our community. Here’s what this means for Wafco Mills:

• Short-Notice Start Dates: Grandeur USA typically notifies the board only one or two days before work begins (e.g., the Fulton project starting May 1, 2025). This requires rapid communication and immediate action from owners and residents.

• Safety and Access Requirements: Exterior work like brick repair and pressure washing requires clear access to parking pads, porches, and stoops. Vehicles, furniture, grills, or other items left in these areas can create safety hazards, damage property, or prevent work from proceeding.

• Weather and Time Sensitivity: Outdoor work is weather-dependent, and contractors must maximize favorable conditions. Delays caused by obstructions can push work into less ideal conditions, increasing costs or extending timelines.

• Contractual Obligations: The board signs contracts that commit to providing contractors with the necessary conditions to perform their work. Failure to meet these conditions can result in delays, additional expenses, or penalties for the community, jeopardizing our partnership with Grandeur.

The Board’s Role in Communication

The Wafco Mills Board is responsible for coordinating with Grandeur USA and promptly relaying their requirements to owners. When Grandeur notifies us of a start date, we communicate immediately via WafcoMills.com and direct emails to owners only. Owners are 100% responsible for sharing all necessary information with their tenants, as required by the Wafco Mills Rules and Regulations (June 2021, Page 4, Section 3.2 - Owner’s Duty to Inform Tenants). The board does not provide volunteer tenant management services, and the HOA community will not absorb the cost of managing owners’ tenants. Our communications include:

• Specific instructions (e.g., remove vehicles from parking pads and clear porches by 8 AM on May 1, 2025).

• References to governing documents, like the Wafco Mills Rules and Regulations (June 2021) and Declaration of Condominium, which outline owner and tenant responsibilities.

• Consequences of non-compliance, such as towing at the owner’s expense, potential damage to property left on porches, or fines for failing to inform tenants.

Challenges with Resident Inaction and Owner Non-Compliance

Despite our efforts and gratitude to Grandeur for their flexibility, we’ve encountered delays in recent projects due to residents’ inaction and owners’ non-compliance. These issues strain our ability to honor our agreement with Grandeur and maintain a smooth project timeline. Examples include:

• Vehicles Left on Parking Pads: Some residents have not moved vehicles by the communicated deadlines, requiring contractors to pause work or reschedule, which increases costs and delays completion. We aim to avoid towing, but vehicles left in work areas will be towed at the owner’s expense.

• Items on Porches and Stoops: Personal items left in work areas have obstructed access, risking damage to residents’ property and forcing contractors to wait or skip sections, further delaying progress.

• Owners Failing to Inform Tenants: Some owners have not relayed board communications to their tenants, violating the Declaration of Condominium (Page 7, Section 5.3 - Owner Responsibilities). This has led to tenant non-compliance, additional fines, and strained community relations. The board does not manage tenants on behalf of owners, and these costs will not be absorbed by the HOA.

These issues not only disrupt contractor schedules but also impact the entire community by prolonging construction, increasing expenses, and delaying the benefits of Grandeur’s high-quality work.

Why Your Action Matters: When residents and owners act promptly—clearing parking pads, removing porch items, and ensuring tenants are informed—Grandeur can complete their exceptional work on time and within budget. Your cooperation honors our partnership with Grandeur, prevents towing or property damage, and ensures a better Wafco Mills for everyone.

How You Can Help

To support Grandeur’s high-quality work and prevent delays, towing, property damage, or fines, we ask for your cooperation in the following ways:

• Read and Act on Communications: Check your email and all residents can see info at WafcoMills.com. For the Fulton project, ensure all vehicles and personal items are removed by 8 AM on May 1, 2025, and remain cleared for the project duration to avoid towing or damage to items on porches.

• Owners, Inform Your Tenants: You are 100% responsible for sharing all board communications with your tenants promptly. Failure to do so may result in fines of up to $100 per violation for tenant management failures (Declaration of Condominium, Page 7, Section 5.3). The board does not provide tenant management services.

• Spread the Word: Talk to your neighbors about upcoming work to help ensure community-wide compliance.

• Sign Up for Owner Resources: If you are the owner: Log into your owner account on WafcoMills.com to stay updated

Consequences of Non-Compliance

To maintain fairness, protect the community, and uphold our agreement with Grandeur, the board enforces rules as outlined in our governing documents:

• Vehicles left on parking pads will be towed at the owner’s expense (Rules, Page 5, Section 4.1; NC General Statutes § 20-219.2).

• Items left on porches may be damaged during work, and owners will bear responsibility for any resulting costs.

• Owners who fail to clear porches or inform tenants may face fines of up to $100 per infraction (Rules, Page 5, Section 5.2) or $150 for tenant management violations (Declaration, Page 7, Section 5.3).

• Persistent non-compliance may lead to further action under the NC Condominium Act § 47C-3-102.

Let’s Work Together

We are immensely grateful to Grandeur USA for their high-quality work and flexible payment terms, which make this project possible. Exterior maintenance can be inconvenient, but it is vital to preserving the beauty and value of Wafco Mills. By acting promptly on board communications, you help ensure Grandeur’s work is completed efficiently, saving time and resources for our community while avoiding towing, property damage, or fines.

If you have questions or need assistance, please contact us at WeLoweWafcoMills@gmail.com or visit WafcoMills.com for more information.

Thank you for your cooperation and commitment to making Wafco Mills a great place to live!

Sincerely,
Wafco Mills Condominium Association, Inc.
Volunteer Board of Directors