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2026-1
Following the installation of the new generator and the significant costs associated with that project, we had to slow down several planned improvement projects to stay within budget. But two unexpected emergencies required immediate attention. In May we had a serious gray water drainage issue and because the building was occupied, we were at risk of a shutdown as wastewater continued to accumulate, making immediate repairs essential. Also in June we addressed a high-voltage electrical issue at the transformer that posed a safety risk and required urgent corrective action. Both projects are described below.
Emergencies
A shitty affair, :-(
What initially appeared to be a simple blockage behind the main building turned into a major drainage restoration project. After excavation, we discovered that 25 years of accumulated grease, sludge, sanitary products, and debris had severely blocked the drainage system, including four full kitchen grease traps and four full inspection registers. We also uncovered a previously unknown septic tank that was completely filled with sludge.
The project has required a crew of three workers over ten days. The septic tank was emptied by two vacuum truck loads, while the pipes, grease traps, and inspection registers had to be manually excavated and cleaned using vacuum equipment,wheelbarrows, high-pressure washing of the conecting pipes, and hand removal of debris.
The work has been especially difficult because the drainage system remained in operation throughout the project, and the excavation had to be carried out around electrical conduits, water lines, network cables, and propane piping.
This was an unexpected, dirty, labor-intensive job that was essential to prevent major service disruptions.
Electrical emergency on our 7000 Volt transformer
We experienced a failure at our transformer where corrosion had damaged the main high-voltage connection, an emergency repair was carried out early morning . The work involved replacing a section of the 7,000-volt supply line along with the associated high-voltage connectors and hardware.
Other jobs
Winter Storms – January 4 and February 23
During the winter storms and flooding events additional maintenance work was carried out throughout the property to manage the heavy rainfall and its effects. This included replacing the sump pump located near at Apartment 105, improve automattion of the pump near Apartment 103, and making several emergency visits during the storms to manage water overload and keep drainage systems operating. After the storms, general cleanup of common areas and roofs was completed. Additional drainage pit were also dug at the entrance, and gravel was installed in low-lying areas where water tended to accumulate to improve drainage and help prevent future pooling.
The east side entrance,
was permanently closed to improve security and reduce storm water intrusion. The old bamboo wall deteriorated and was replace by a three-block-high wall to help prevent street drainage from entering the property, to keep costs down while maintaining privacy and security, a fence was installed on top of the block wall along with privacy screening.
Extra Garden Cleanup
Additional landscaping and garden maintenance were carried out throughout the property. The work included pruning the street-side bushes, trimming overgrown vegetation, and removing excess growth across the property to improve the overall appearance.
General Maintenance
Condominium Expenses
(January – June 2026)
Condominium Expenses
(January – June 2026)
Septic System Repairs – $1,780
A major restoration of the gray water and septic drainage system required three workers over 10 days. The project included two vacuum truck loads to empty the septic system, extensive manual cleaning of blocked pipes and inspection registers, and excavation work. Total costs included $1,100 in labor, $340 for septic vacuum trucks, $20 in materials, $70 in specialized tools, and $250 for project supervision.
Electrical Transformer Repair – $860
Salt spray had damaged components of the electrical transformer and the high-voltage cable between the transformer and the fuse. The repair included replacing two transformer components and the deteriorated cable. An emergency early-morning intervention was also required to safely isolate the 7,000-volt line before utility technicians arrived.
Storm Drainage Improvements – $458
Storm drainage was upgraded by modifying plumbing for a new drainage pump in front of Apartment 105 and automating the pump behind the building near Apartment 103. Additional work included installing gravel at the entrance gate, cleaning roof drains, and draining the swimming pool during heavy storms. Costs included $100 in materials and $358 in labor and related work.
Second Gate Closure – $404
The second entrance gate was permanently closed to improve security and simplify access control. This project included $160 in materials and $244 in labor.
Hot Water System Repairs – $287
Repairs were carried out on an underground hot water pipe, along with improvements to the central hot water system. The project included $120 in repair labor, $42 in materials, and $125 in installation labor.
Extra Gardening Work – $252
Additional landscaping included trimming the front bougainvillea and clearing overgrown vegetation along the side street. This work is performed approximately every six months. Costs included $190 in labor and $62 for garden waste removal.
General Maintenance – $835
General maintenance included servicing two propane water heaters (thermocouples and pilot lights), maintenance of the wastewater pump, septic bacteria treatment, replacement of a septic float switches, emergency repair of the main water line, miscellaneous electrical repairs, maintenance of the entrance gate, and extra pressure washing of the common areas.
Grand Total: $4,876.00
Grand Total: $4,876.00
What is on our minds for the next semester.
To power wash and paint the east side of the building as the construction next door is finally ending.
We cross our fingers that the pool filter and our propane water heaters hold untill next year 2027.
Eric & Carmen
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