July 1 UpdateDecks through unit 6132 have been completed.  June 27 UpdateDecks through unit 6129 have been completed. May 27 Update May 2, 2022 UpdateTentative REVISED Schedule (subject to change):
April 22, 2022 UpdateDue to the snow storm that hit the Tahoe area this week, the start of the deck replacement project has been delayed by about a week. A revised schedule will be posted once dates can be confirmed. 2022 Deck Replacement AnnouncementAs the weather gets warmer, the anticipation for Spring/Summer projects is on the horizon. With that in mind, please find linked below, the tentative schedule for the completion of our Rear Deck Replacement Project. The project will start Monday, April 25, 2022.
Owners are asked to remove all items from their deck prior to their tentative start date and will be invoiced for removal of any items that remain when construction begins. Any owners needing assistance with removal or replacement of items on their deck can make arrangements in advance with CAMCO and will be invoiced for this service. For most decks, the construction work can be completed from the exterior of the building using scaffolding. However, if you have an extremely high deck or there is uneven ground below, please understand that the contractor may need to access your deck through your unit. Owners will be notified if this is required and must make arrangements through CAMCO in advance to provide access. As part of the project, Placer County is requiring that carbon monoxide and smoke detectors be in the locations listed on the attached building code requirements sheet under Title 24 along with the affidavit. If you meet these requirements, please sign, and return the attached affidavit to Admin@camcotruckee.com. If you do not return the attached affidavit with your signature affirming that your unit meets these requirements, then your unit will be subject to an inspection for carbon monoxide and smoke detectors as per Placer County Ordinance on your scheduled deck replacement dates, and any required carbon monoxide and/or smoke detectors will be installed, and you will be invoiced for the materials and labor by CAMCO on behalf of the Indian Hills Owners Association. CAMCO must have access to your unit to perform this work so that the building permit can be signed off by the County. Individual owners will be invoiced if any additional costs are incurred due to construction delays resulting from failure to provide timely access. IMPORTANT: Owners should advise all of their guests (RENTERS, family, friends) IN ADVANCE that this work will be taking place in Indian Hills over the Spring/ Summer months and that the schedule is approximate and subject to change as the work progresses. Guests staying within 2 weeks before or after work is scheduled on your unit/building should be advised that it’s possible the work will be in progress during their stay. Owners should notify their guests as schedule changes are announced that may potentially impact their stay. An attempt will be made to notify occupants by placing a written notice at front doors 1 to 3 days before work begins. TENTATIVE Schedule:
REQUIRED Affidavit for CO2 & Smoke Detectors HERE Future updates to the construction schedule can be found on this website
The Indian Hills Owners' Association board is trying to understand the cost of an eventual deck replacement project for the front decks, stairs, landings, etc. on each of the units/building in our project.
The first step of that process is to decide on a few possible designs so that we can ask contractors to give us estimates for the project. Our architect mocked up some options in the attached document for this purpose. Currently, there is no immediate plan to replace the front decks. The board needs to understand the costs of each of the various capital projects so that we can plan appropriately. This project is not planned for the near term, however it is on a list of capital projects that will need to be undertaken in the future. If homeowners have an opinion on the various options presented by the architect, please send a note to CAMCO to be passed on to the board. This document is also available in the Documents section of the website, under "Other Association Documents". 2021 REAR DECK WORK IS FINISHED FOR THE SEASONDue to the weather, the rear deck project has wrapped up for the 2021 season. All decks through unit 6102 (except the lower deck of 6085) were completed this year. The remaining decks will be replaced during the 2022 spring/summer/fall construction season. Thank you to everyone for your cooperation in removing items from your decks, and your patience during this construction project. Hopefully homeowners are enjoying their new decks. Progress Report Week of 10/22 (Week 26):
Progress Report Week of 10/15 (Week 25):
Progress Report Week of 10/8 (Week 24):
Progress Report Week of 10/1 (Week 23):
Progress Report Week of 9/24 (Week 22):
 Progress Report Week of 9/17 (Week 21):
Progress Report Week of 9/3 (Week 19):
Progress Report Week of 8/27 (Week 18):
Progress Report Week of 8/20 (Week 17):
Progress Report Week of 8/13 (Week 16):
Progress Report Week of 8/5 (Week 15):
Progress Report Week of 7/30 (Week 14):
Progress Report Week of 7/23 (Week 13):
Progress Report Week of 7/16: After time off for the 4th of July holiday, work resumed on 7/12/2021.
Progress Report Week of 7/2:
Happy 4th of July to all! Progress Report Week of 6/26:
See below for the revised projected schedule through 10/8/2021. This is based on one deck/day and no work during the following holiday periods:
The calendars for a few school districts in the Sacramento and San Jose areas indicated that their fall term start before Labor Day, so only Labor Day itself is indicated as a no-construction day. Progress Report Week of 6/19:
The schedule will be revised at the end of next week. Progress Report Week of 6/12:
Progress Report Weeks of 5/24 to 6/4:
Progress Report Week of 5/17 to 5/21:
Progress Report Week of 5/10 to 5/14:
Recap of Project Status to Date:
15 of the 20 decks that were scheduled during the first 4 weeks have been completed. Materials were available during weeks 1 and 2 for only 5 of the 10 scheduled decks. Additionally, 3 of the 15 decks needed additional repairs. A revised construction schedule will be published late next week. Progress Report Week of 5/3 to 5/7:
Recap of Project Status to Date:
Work will continue this week on 6007 - 6009 (2 decks each). Project is about 6 to 7 work days behind schedule. Deck Replacement Project Status 4/29/2021
Spring has arrived and our rear deck safety upgrade project began as planned on Monday, 4/19/2021. Unfortunately, two things impacted progress during the first two weeks of the project:
For the first week of the project, there was decking material on hand for three decks rather than five. Additionally, only the railings for the 6006 to 6010 building, unique in Indian Hills, were available. The railings impacted which units could be done that week, so the contractor began with the 6006 to 6010 building rather than the 6001 to 6005 building. The work on the 6010 decks revealed some structural damage that was addressed. This additional work did take additional time. For the second week of the project, there was decking material on hand for two additional decks rather than five. Additionally, the railings for the other buildings had begun to arrive, so work returned to the originally planned sequence with 6001. As of 4/28/2021, the following five decks have been replaced:
The decking manufacturer expects to deliver a shipment (10 pallets) to Truckee by Monday, 5/3/20221. As soon as the materials have been received, work will begin again starting with 6003 and proceeding forward in the planned sequence. It is hoped that the project will not continue to experience delays due to materials. To recap project status, 10 decks should have been completed by 4/30/2021, but only 5 decks were completed, primarily due to materials availability. The project is one week behind schedule after two weeks. As was identified in the original schedule, the schedule will be revised in mid-May and a revised schedule will be published. UPDATE 5/3/2021 Delayed materials have arrived, and work has resumed. An updated schedule will be posted in the next week or so. Indian Hills 2021 Painting Schedule
Work Hours: This work may be performed Monday through Friday between 7 am and 8 pm as allowed by Placer County Ordinance. Approximate Schedule (Subject to Change): Pressure washing may occur prior to the dates below.
As indicated above, this schedule is subject to change on an ongoing basis due to weather and other factors. CAMCO will notify owners via email when any significant deviation from the schedule is known. The most current schedule available will be posted on the Indian Hills website (www.indianhills.net). Exceptions cannot be made to accommodate the schedules of owners or their guests. The contractor and CAMCO should not be asked to stop or delay the work. The board recommends that owners advise all of their guests (renters, family, friends) in advance that this work will be taking place in Indian Hills over this spring/summer and that the schedule is approximate and subject to change as the work progresses. Guests staying within 2 weeks before or after work is scheduled on your unit/building should be advised that it is possible the work will be in progress during their stay. Owners should notify other guests as schedule changes are announced that may potentially impact their stay. Work Hours: This work may be performed Monday through Friday between 7 am and 8 pm as allowed by Placer County Ordinance.
Approximate Schedule (Subject to Change): Pressure washing may occur prior to the dates below.
As indicated above, this schedule is subject to change on an ongoing basis due to weather and other factors. CAMCO will notify owners via email when any significant deviation from the schedule is known. The most current schedule available will be posted on the Indian Hills website (www.indianhills.net). Exceptions cannot be made to accommodate the schedules of owners or their guests. The contractor and CAMCO should not be asked to stop or delay the work. The board recommends that owners advise all of their guests (renters, family, friends) in advance that this work will be taking place in Indian Hills over this spring/summer and that the schedule is approximate and subject to change as the work progresses. Guests staying within 2 weeks before or after work is scheduled on your unit/building should be advised that it is possible the work will be in progress during their stay. Owners should notify other guests as schedule changes are announced that may potentially impact their stay. Indian Hills owners and guests will soon be enjoying upgraded, code-compliant rear deck railings and maintenance-free, fire-resistant decking surfaces. The Board presented renderings of a conceptual design for the rear decks at the June 7, 2020, board meeting. Construction of a prototype deck was discussed at the August 8, 2020, board meeting and was completed by Labor Day weekend at 6059 Rocky Point. The Board shared photographs of the prototype deck at the 2020 Annual Owners Meeting on August 31, 2020, and made the prototype available for owners to inspect that weekend. The design was presented again at the December 2020 board meeting and the project was approved for implementation during the 2021 and 2022 construction seasons. Bringing the deck railings into compliance with current building code will help ensure the safety of our owners and guests while they are enjoying the elevated rear decks, while also mitigating potential Association liability. Some of the more significant applicable current building code requirements include a minimum 42-inch railing height from the finished surface of the deck (the current railings are approximately 36 inches high), no opening in the railed area equal to/larger than 4 inches, and sufficient structural rigidity and attachment integrity to withstand a lateral force of 50 pounds per linear foot of railing, as well as a concentrated force of 200 pounds at any single point. The Board retained both a California licensed architect and a California licensed structural engineer to ensure that the design is fully code-compliant and aesthetically appropriate for our buildings. The Board worked closely with these professionals, and the contractors who bid on the project, to optimize the design for cost-efficient construction, including building the prototype deck summer. The Board also worked closely with the architect, contractor, and Timber Tech to select the Azek deck surface material. This is a much higher quality and thicker material than Trex, meets Northstar fire department requirements for fire resistance, and will be installed in compliance with Timber Tech Azek specifications, including joist spans and attachment fasteners. The Association will receive a 50-year warranty on the Azek material, including deformation/sagging, cracking, and color. The Association will also be relieved of the need to re-stain the rear deck surfaces every two to three years at a cost of $20,000-25,000 each occasion. Indian Hills has 141 units with a total of 171 decks. Project costs are anticipated to be about $1 million including:
This is about $7,100 per unit and about $5,900 per deck. An owner suggested that the Board consider a Special Assessment to help fund this project and a survey was conducted via Survey Monkey to determine owner interest. 30 of the 57 owners who responded to the survey were in favor of a modest assessment ($2,000 to $3,000) and the Board decided to conduct a vote. Although 111 units have only a single rear deck while 30 units have two, Indian Hills CC&Rs Article 5.6 Division of Assessments states that “Regular and Special Assessments shall be divided among the Units equally”. This means that all owners, whether their units have one or two decks, must be assessed the same amount. A Special Assessment of $2,500 per unit would provide $352,500 to help offset the total cost for the rear decks. The remaining funds will come from the Association’s reserve account for capital improvements. As owners should be aware, our reserve account has been identified in our annual Reserve Study as underfunded for more than ten years. The board has been increasing our regular annual assessment annually to help build our reserve balance. The Indian Hills Board of Directors recommends that owners approve the Special Assessment for $2,500 to reduce the funding needed for the project from our existing reserves. As the weather gets warmer, the anticipation for Spring/Summer projects is on the horizon. With that in mind, please find shown below the preliminary schedule for the Rear Deck Replacement Project beginning in 2021 with a forecasted completion date in 2022. Please be advised that the project will start Monday, April 19, 2021, the same day that Northstar Ski Operations is set to close. It is anticipated that the work on each deck will take 1 to 2 working days from the beginning of demolition to completion of construction. Owners are asked to remove all items from their deck prior to their scheduled start date and will be invoiced for removal of any items that remain when construction begins. Any owners needing assistance with removal or replacement of items on their deck can make arrangements in advance with CAMCO and will be invoiced for this service. For most decks, the construction work can be completed from the exterior of the building using scaffolding. However, if you have an extremely high deck or there is uneven ground below, please understand that the contractor may need to access your deck through your unit. Owners will be notified if this is required and must make arrangements through CAMCO in advance to provide access. As part of the project, Placer County is requiring that carbon monoxide and smoke detectors be in the locations listed on the building code requirements sheet under Title 24 along with the affidavit, which is shown below, or available from this link. If you meet these requirements, please sign, and return the attached affidavit to Admin@camcotruckee.com. If you do not return the attached affidavit with your signature affirming that your unit meets these requirements, then your unit will be subject to an inspection for carbon monoxide and smoke detectors as per Placer County Ordinance on your scheduled deck replacement dates, and any required carbon monoxide and/or smoke detectors will be installed, and you will be invoiced for the materials and labor by CAMCO on behalf of the Indian Hills Owners Association. CAMCO must have access to your unit to perform this work so that the building permit can be signed off by the County. Individual owners will be invoiced if any additional costs are incurred due to construction delays resulting from failure to provide timely access. IMPORTANT: The Board recommends that owners advise all of their guests (RENTERS, family, friends) IN ADVANCE that this work will be taking place in Indian Hills over the Spring/ Summer months and that the schedule is approximate and subject to change as the work progresses. Guests staying within 2 weeks before or after work is scheduled on your unit/building should be advised that it’s possible the work will be in progress during their stay. Owners should notify their guests as schedule changes are announced that may potentially impact their stay. An attempt will be made to notify occupants by placing a written notice at front doors 1 to 3 days before work begins. Please contact the CAMCO office if you have any questions. Kind Regards, Danielle Stephens CAMCO Administrative Assistant
The 2020 Reserve Study has been finalized and posted in the Documents section of this website.
A copy is shown below: The annual owners' meeting of the Indian Hills Owners' Association was held over Labor Day Weekend on Saturday, September 5. The Power Point slides from that meeting are available in the "Board of Directors Meeting Minutes" section of the Documents section of this website. In addition, there are Power Point slides from Bryan Miller's presentation about the state of our siding and roofing.
Northstar Fire is requiring the Northstar condominium complexes, including Indian Hills, to follow the following 5 year plan to bring the properties up to State, County, and local codes regarding defensible space. CAMCO is coordinating this work with the Board and Northstar Fire to ensure we come into compliance.
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