Fremont County, Idaho Archives - Page 5 of 5

We don’t see a ton of stucco in this area, but have seen it installed in years past. It is also becoming a popular accent material. Also, it is a durable material that rarely needs refinished.

Stucco has, however, had it’s share of troubled times. In the 60’s and 70’s, a stucco system called the Exterior Insulation and Finish System, or EIFS, was introduced. EIFS can be a durable system, which as the name indicates, also offers an additional insualtion layer. Basically a foam board is installed followed by a netting, then stucco. In the late 80’s, lawsuits began to surface due to water intrusion. While little to no siding systems are impereable to moisture, the problem with EIFS then was that it did not allow moisture to escape which created mold and other problems.

Today, EIFS systems and manufacturers have drainage systems which can be installed to prevent problems if moisture becomes present. In addition, most manufactuers require that installers are trained and certified. Repair persons should also be certified by the manufacurer.

In addition to EIFS, traditional stucco is still installed today. Unlike EIFS which is a single layer of stucco (actually synthetic stucco) over the netting and foam board, traditional stucco is a 3 layer system consisting of aggregate, a binder, and water, much like concrete.

With all of the new construction we are seeing today, it is important that if installing stucco, and particularly EIFS, that it is done so by a certified installer. In addition, the certificate should be retained for future buyers as well as future repair or warranty work. It would also be a great idea to have your roofing, siding and decking contractors to have a preliminary meeting with the stucco installer. Any items that meet or cover stucco MUST be property flashed so that water is directed away from, or to proper areas so that the drainage systems mentioned above work properly. If the contractor is not local, you or your general contractor should also review potential problem areas for ice damming. Pay special attention to North facing roof valleys and discuss roof ventilation systems which help prevent ice damming, which is often a result of heat loss.

Homeowners association (HOA) violations have been a Hot Topic lately. Whether it’s the HOA acting outside of their authority based on interpretation of the development bylaws or restrictions, or imposing unreasonable fines for violations.

In 2014, Idaho legislators reported numerous complaints of homeowners associations providing unreasonable notice or demands or even fines for non-compliance of the HOA guidelines. There were circumstances in which subcontractors were hired to remedy issues or violations, and even though the HOA contracted with the subcontractor, bills were sent directly to the property owners.

To combat these scenarios and to protect homeowners, the legislatures set requirements in place to require procedures for homeowners associations to follow when working with violations.

During my continuing education course on the topic I was able to obtain information from the Senate Bill, provided by the course instructor at the Idaho real estate school.

That bill number 1310 from the Senate states:

(2) No fine may be imposed for a violation of the covenants and restrictions pursuant to the rules or regulations of the homeowner’s association unless the authority to impose a fine is clearly set forth in the covenants and restrictions and:

(a) A majority vote by the board shall be required prior to imposing any fine on a member for a violation of any covenants and restrictions pursuant to the rules and regulations of the homeowner’s association.

(b) Written notice by personal service or certified mail of the meeting during which such vote is to be taken shall be made to the member at least thirty (30) days prior to the meeting.

(c) In the event the member begins resolving the violation prior to the meeting, no fine shall be imposed so long as the member continues to address the violation in good faith until fully resolved.

(d) No portion of any fine may be used to increase the remuneration of any board member or agent of the board.

This bill is relatively straightforward, my interpretation is simple. You cannot impose a fine as an HOA unless authority to do so is set forth in the Covenants. Then, a majority vote by the HOA board is required prior to imposing any fine. A written notice of the above vote must be delivered with 30 days notice to the homeowner. In the event that homeowner even begin resolving the violation, notifying can be imposed as long as the homeowner continues to address the problem until it is resolved.

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