Restoration Project 2024 – 2025

Barefoot Trace will undergo a Restoration Project beginning in August 2024, projected completion in June 2025. This project is part of a routine 8-10 year cycle for concrete repairs, rebar/spalling repairs, painting, walkway coatings, and waterproofing. Below you will find frequently asked questions and answers regarding the project. If you have questions not answered below, please contact the association manager Cassie Houck; your patience is appreciated as there is a high level of project related correspondence.

What does the 2024 – 2025 Barefoot Trace Restoration Project include?

  • Concrete and spalling/rebar repair on walkways and balconies
  • Building painting
  • Walkway and balcony floor coatings
  • Unit door painting
  • Upper deck parking repairs and resurfacing
  • Stairwell repairs as needed

What company/companies is Barefoot Trace using for the project?

  • RL James Contracting is the contractor on the project and Keystone Engineering will be managing the project. RL James may have subcontractors working under their management.

Do you have a schedule for the project?

Can the schedule or sequence of the project be changed?

  • No, this project is completely managed by RL James Contracting and Keystone Engineering. The Board of Directors, Coastal Realty, and on-site personnel do not have control over the schedule or timeline.

Are there any factors that could affect the project/timeline?

  • Weather delays are very likely and will impact the timeline.
  • Change orders for unexpected/more extensive than expected repairs, or other unknowns, can also affect the timeline.
  • Our contractor does not foresee any supply or staffing issues delaying the project.

What does the contractor’s daily schedule look like?  Will any work be done on the weekends?

  • The contractors’ general schedule will be Monday-Friday 7:30am-4:30pm, with noisy work beginning at 8:00am. If they are delayed by weather or other factors, they may schedule a makeup day on Saturdays, but will avoid that as much as possible.

How much disruption can be expected?

  • The nature of the project consists largely of concrete and spalling/rebar repairs that include jackhammering, which will create dust, debris, and variable levels of noise.
  • Painting should cause minimal disruption but may result in overspray or limited access for a short period of time.
  • The walkways and parking deck surface prep and repairs will most likely generate disturbance property wide.
  • During the east side balconies/walls phase of the project, the noise level will be affected by the proximity of the work being done.
  • Click here to view the most up to project timeline.

Will the pool be closed?

Will they be removing or replacing handrails or parking deck railing?

  • All handrails, balcony rails, and parking deck railing are expected to stay intact.

Will elevator access be affected?

  • Contractors will be using the elevators as minimally as possible to not disrupt elevator accessibility.

What can I expect the impact to be on my condo specifically?

  • Click here to view the most up to date project timeline.
  • We are estimating a 5 – 14 day window where your unit will be inaccessible due to walkway repairs and coatings. Owners will be notified roughly 14 days in advance with the schedule for walkway repairs for their floor.
    • If your unit is located on the ground floor you may be able to access your unit from the East sliding glass doors on your patio.
  • Owners will have no balcony access when their stack is being repaired, an estimated time of 3 – 8 weeks. Windows and sliding glass doors may be covered and secured from the outside.
    • A stack consists of units ending in the same two numbers, i.e. 416, 316, 216, and 116 are all part of the #16 stack.
  • Unit doors are scheduled to be painted in the early phases of the project; contractors will need access for approximately one day for this.

How many balconies need repair?  What units are included in that?

  • The Engineer Study was performed in June 2022 and does not definitively confirm whether a unit balcony does or does not need repairs. There is a possibility of spalling, and needed encroachments, not detected during the initial inspection.
  • Units with known deck spalls: 401, 405, 406, 407, 408, 409, 411, 413, 414, 415, 416, 417, 307, 309, 311, 312, 313, 314, 317, 202, 203, 206, 207, 210, 211, 212, 213, 214, 215, 216, 217 (both decks), and 201 (shown on 101 as overhead edge)
  • Units with known possible encroachments: 401, 405, 406, 407, 408, 409, 411, 413, 414, 307, 311, 313, 314, 202, 212, 213, 214, 215, and 103

My unit was flagged for possible encroachment – what is an encroachment and what does that mean for me?

  • An encroachment indicates that spalling/rebar repair is needed beyond the exterior of the unit and contractors will have to access the interior of the unit. Extensive encroachment repairs may necessitate removing flooring and include damage to drywall, ceiling, window treatments, etc.
    • Owners will be responsible for repairing any damage caused by encroachment repairs from the drywall and subflooring within.

What if my balcony does not need spalling/rebar repair?

  • If it is determined that your balcony does not have any spalling/rebar repairs needed, your balcony will still need to be painted and recoated and will be inaccessible while the contractors are performing work on that entire stack.

How will updates be communicated and how often can we expect them?

  • Owners should expect all updates to be provided via email directly from Cassie Houck through our property management software, and much of the information will be posted on the Barefoot Trace Association website.

If I have a question or concern about the project, who do I ask?

  • Owners should contact the association manager, Cassie Houck, directly with any questions or concerns. Email is strongly encouraged due to the influx of project related communication.  Owners should not approach maintenance, Sharaz Khan, or any of the contractor’s or engineer’s staff.

What will the contractor setup look like?

  • Contractors will be staging in the lower parking deck for most of the project. They will have multiple swing stages set up for painting and balcony repairs.  Swing stages are hung from the building roof and will hopefully cause minimal damage to landscaping.  A dumpster for exclusive use by the contractor will be placed on the premises.

What will the parking arrangement be?  Will my vehicle be safe?

  • RL James will be staging for most of the project on the lower level of the parking deck. This should have minimal impact on parking at that time.
  • Areas that the contractor will need to access or where no parking is recommended will be taped off. Coastal Realty and Barefoot Trace are not responsible for any damage to vehicles caused by the construction project or the contractors.
  • During the upper parking deck phase RL James will relocate to the upper parking deck and bar any vehicular or pedestrian traffic to the entire upper deck – this includes handicap parking.
  • Vehicles may need to be moved to different areas during different phases of the project. Notices will be placed on vehicles and failure to move the vehicle may result in towing at the owner’s expense.  Onsite personnel are not responsible for moving vehicles.
  • When the upper parking deck is under construction, we ask that any vehicles not currently in use be removed from the property entirely.
  • As a courtesy to your neighbors, management advises residents only use one parking spot per unit.

Are they changing the color of the building?

  • The Board of Directors did choose a new paint color for the exterior of the building.

What are owners responsible for?

  • Owners are responsible for removing everything from their balconies (including furniture, décor, welcome mats, sliding screen doors) prior to the contractors beginning their stack repairs. This includes welcome mats from the walkways into the units.
  • Management advises that owners remove any valuables or delicate items any walls or shelving, as these items may fall due to vibrations throughout the building.
  • When the new balcony coating is in place owners will need to comply with patio furniture guidelines which will be distributed; specifically no furniture that will damage the coating such as metal.
  • Owners are also responsible for ensuring access to their unit if needed for encroachment repairs or other access needs. This will be minimized as much as possible.

If I have hurricane shutters, will they be affected by the project?

  • Owners may be required to remove part or all of their existing hurricane shutters if repairs are needed around or behind the shutters. Contractors and management cannot perform this task.  Management can recommend a company if needed.

Will I be able to rent my unit?  How will Coastal Realty be managing their rental units?

  • Rentals during the project are possible when unit access is not affected. It is the owner’s responsibility to ensure that any renters or guests are notified of the project and possible impacts on their stay.
  • Management can only assist condo owners and Coastal Realty customers directly.
  • Management has already been in touch with rental owners about plans for all Coastal Realty managed vacation rentals.