PAINTING PROGRAM

Overview

Since 1987, The Beverly Oaks Homeowners' Association has assisted owners with exterior painting and siding repairs to their homes.

Owners own and are responsible for maintaining their exterior walls in accordance with the communities architectural standards as contained is their deed covenants and restrictions.

The Association is contractually obligated to perform periodic painting and exterior siding repairs every eight years according to the maintenance obligations established in the same document (see Article X: Exterior Maintenance). In short, the Association paints and repairs your home every eight years and the you are responsible to keep the home in reasonable repair between cycles including the repair of any damaging conditions.


Currently, 11-15 homes are painted each year and this service is included in the cost of the regular monthly assessments* The work is performed to the rotation schedule filed with the Dallas County and that also appears at the bottom of this page.


Services Description

A detailed description of the paint project service is available here:


2009 Initiative: Color Change

The owners voted in 2009 to implement a new color scheme - 72% of the owners participated in the vote. The color scheme was changed in 1989 and again in 2009. The color change is being phased-in between 2009 - 2016 (see schedule at the bottom of this page). See voting results here:


Compare new and old colors comparisons are here:


When repainting, owners are required to use the color scheme that is currently in place on their home and not convert to an updated color. The paint specifications for the old and new paints can be downloaded here. Touch-up paint is available on request.


2010 Initiative: Change from a 5 year cycle to an 8 year cycle

The owners voted in 2010 (68%:32%) to extend the paint cycle from five years to eight years. At the time, 50 homes were behind in the paint cycle and the community had diverted the paint reserves to cover increasing expenses in other areas rather than raise the assessment rates. The eight years was necessary to get the program back on track.


2010 Initiative: Expansion of Services

The owners voted in 2010 (97%:3%) to extend the siding repair service to include the rear of the homes starting in 2011. Previously repairs were limited to the front of the buildings. Any mid-cycle repairs such as painting garage doors are done on a fee basis to the owner with the exception of warranty repairs.


2012 Initiative: Adding an Oil Primer

The owners voted in 2012 (80%:20%) to add have an oil based primary applied on any section of side that is sun damaged and bleeding wax from the interior of the fiberboard to the surface. This burning of the fiberboard is casing premature staining, fading and deterioration of the siding. This affect can be seen in both old and new paint schemes and fading and streaking. The effect is most noticeable on the FoxBlack accent color.


2012-13 Initiative: Making the Paint Schedule Mandatory

The owners voted in 2012 (98%:2%) to amend the C&R document to include the paint schedule. Management of the paint rotation had been erratic (see schedule) with homes were painted out of sequence in 1993, 1994, and 1999-2008. This resulted in some homes being painted more often than others. From 1987 - 2007 the painting was not equally provided to all owners:


Homes
Times Painted
Group 1
1
Group 2
2
Group 3
3
Group 4
3
Group 5
4
Group 6
4
Group 7
4
Group 8
1

To avoid a reoccurrence, the owners voted to publish the schedule and rotation order in the Covenant and Restrictions document and file this amendment with Dallas County. This will provide a legally binding rotation order for the future. The amended C&R document was filed on February 5, 2013. Every owner has a legal and enforceable right to be receive paint services according to the published rotation. The board does not have the option to skip years or change the rotation order.

2013 Policy: $660 Cap on Siding Repairs Enacted

On June 10, 2013, the Board approved a policy to formally cap siding and trim repairs at $660 starting in 2013 and using a similar cap in future years. This replaces the informal and arbitrary practice of caping at 100 feet per home establish in the 90s.

$660 equates to 165 feet of siding.

A cost escalation will be allowed from year to year based on the escalation of the painting costs. For example, if the average cost to paint a home increases or decreases by 5% in 2014, the siding cap would also be raised or lowered by 5%. In 2011 and 2012, the first two years of the front and rear repair program, the average cost of siding repairs were $600 and $690.

Why is a Cap needed? Most owners have maintained their homes over the years and need only $150 - $400 in wood repairs. A few homeowners have allowed their homes to deteriorate and in some cases have needed repairs in excess of $1,000 - $2,000. Few homes feel in the middle.

2013 Initiative: Supplemental declaration was filed in Dallas County

As required by the amended C&R document, a supplemental declaration was filed in Dallas County on June 22, 2013 which established design requirements for the community including the specifications for paint, house numbers, exterior light fixtures, and window coverings.

2014 Review: Evaluation of the CAP and its Continued Usage

A Special Meeting of the owners was formally held on July 7, 2014 at the Irving Main Library to review the CAP adopted in 2013. The board requested the meeting to solicit owner input on whether the CAP should be put to a community vote. The consensus at the meeting was that the policy was fair, financially responsible, and should stand as is.

Steve Hillier had challenged the fairness of a cap and the board of director's right to establish it. The board countered that a cap had been informally in place since 1988 but was not applied equally from cycle to cycle and home to home, and that the purpose of the policy was to make the cap public and apply it evenly to all owners. It was noted that Mr. Hillier's house was to be painted in 2014 and that the cap was not a concern to him in 2011-12 when he was on the board and others were paying. Mr. Hillier was against any increase in dues to cover the additional expense of lifting the cap, which would have create a deficit budget.



Paint Schedule

Painting and siding repairs and any warranty work shall be conducted annually to a portion of the Properties, unless prohibited by budget shortfall or other reason. The specific trim and siding repairs to be performed on each Living Unit shall be determined by the Board of Directors.

The paint schedule is specified in Article X, section 2 of the Covenants and Restrictions where it states: The properties shall be painted in a consistent and orderly rotation. The rotation, starting in 2009 was 1901-1919 Wilshire (odd side of street), followed by 1601-1623 Brentwood (odd side of street), followed by 1900-1922 Wilshire (even side of street), followed by 1500-1526 Brentwood, then 1600-1620 Brentwood (even side of street), then 101-121 Brentwood Ct.,2001-2021 Wilshire (odd side of street), and then 100-122 Brentwood Ct. Thereafter painting shall be scheduled in this same rotation order.


Year
# Painted
Contractor
Addresses

1987
31 Homes
Group 6
101, 103, 105, 107, 109, 111 ,113, 115,117, 119, 121, 123
Group 4
1500, 1501,1502, 1504,1506, 1508, 1510, 1512, 1514, 1516, 1518, 1520, 1522, 1524, 1526
--
1900, 1902, 1904, 1906

1988 None

1989
15 Homes
Group 7
100, 102, 104, 106, 108, 110, 112, 114, 116, 118, 120, 122
--

1522, 1524, 1526

1990
15 Homes
Group 5
1600, 1602, 1604, 1606, 1608, 1610, 1612, 1614 ,1616, 1618, 1620
-- 1601, 1603, 1605, 1607

1991
27 Homes
Group 2 1609,1611, 1613, 1615, 1617, 1619, 1621, 1623
Group 3
1908, 1910, 1912, 1914, 1916, 1918, 1920, 1922
Group 8
2001, 2003, 2005, 2007, 2009, 2011, 2013, 2015, 2017, 2019, 2021

1992
10 Homes
Group 1 1901, 1903, 1905, 1907, 1909, 1911, 1913, 1915, 1917, 1919

1993
16 Homes
Group 4

1500, 1501,1502, 1504,1506, 1508, 1510, 1512, 1514, 1516, 1518, 1520
--
1900, 1902, 1904, 1906

1994
20 Homes
Group 6

101, 103, 105, 107, 109, 111 ,113, 115,117, 119, 121, 123
Group 5
1606, 1608, 1610, 1612, 1614 ,1616, 1618, 1620

1995
12 Homes
Group 7
100, 102, 104, 106, 108, 110, 112, 114, 116, 118, 120, 122

1996
None

1997
None

1998
None

1999
24 Homes
Group 6

101, 103, 105, 107, 109, 111 ,113, 115,117, 119, 121, 123
Group 3
1900 ,1902, 1904, 1906, 1908, 1910, 1912, 1914, 1916, 1918, 1920, 1922

2000
8 Homes
Marshall
Group 5
1600, 1602, 1604, 1606, 1608, 1610, 1612
1919

2001
12 Homes
Marshall
Group 7
100, 102, 104, 106, 108, 110, 112, 114, 116, 118, 120, 122

2002
12 Homes
Charter
Group 2 1601,1603,1605,1607,1609,1611,1613,
1615,1617,1619,1621,1623

2003
12 Homes
MYW
Group 3
1900 ,1902, 1904, 1906, 1908, 1910, 1912, 1914, 1916, 1918, 1920, 1922

2004
38 Homes
MYW
Group 6

101, 103, 105, 107, 109, 111 ,113, 115,117, 119, 121, 123
Group 4
1500, 1501,1502, 1504,1506, 1508, 1510, 1512, 1514, 1516, 1518, 1520, 1522, 1524, 1526
Group 5
1600, 1602, 1604, 1606, 1608, 1610, 1612, 1614 ,1616, 1618, 1620

2005
MYW
Trim painted on all homes (change of color)

2006 None

2007 None

2008
23 Homes
MYW
Group 7
100, 102, 104, 106, 108, 110, 112, 114, 116, 118, 120, 122
Group 8
2001, 2003, 2005, 2007, 2009, 2011, 2013, 2015, 2017, 2019, 2021

2009
10 Homes
Rutherford
Group 1
Color Change
1901, 1903, 1905, 1907, 1909, 1911, 1913, 1915, 1917, 1919

2010
12 Homes
Rutherford
Group 2
Color Change
1601, 1603, 1605, 1607, 1609, 1611, 1613, 1615, 1617, 1619, 1621, 1623, (1500, 1502 painted early by insurer)

2023 (garage)

2011
12 Homes
Rutherford
Group 3
Color Change
1900 ,1902, 1904, 1906, 1908, 1910, 1912, 1914, 1916, 1918, 1920, 1922,

2012
12 Homes
Elite
Group 4
Color Change
[1500], 1501,[1502], 1504,[1506], 1508, 1510, 1512, 1514, 1516, 1518, 1520, 1522, 1524, 1526

2013
11 + 1 Homes
Elite
Group 5
Color Change
1600, 1602, 1604, 1606, 1608, 1610, 1612, 1614 ,1616, 1618, 1620 (1506 make-up)

2014
12 Homes
Rutherford
Group 6
Color Change
101, 103, 105, 107, 109, 111 ,113, 115,117, 119, 121, 123

2015
12 Homes
Rutherford
Group 8
100, 102, 104, 106, 108, 110, 112, 114, 116, 118, 120, 122

2016
12 Homes
Smith Painting
Group 7
Color Change
2001, 2003, 2005, 2007, 2009, 2011, 2013, 2015, 2017, 2019, 2021

2017
10 Homes
Elite Painting
Group 1 1901, 1903, 1905, 1907, 1909, 1911, 1913, 1915, 1917, 1919

2018
12 Homes
Group 2 1601, 1603, 1605, 1607, 1609, 1611, 1613, 1615, 1617, 1619, 1621, 1623, 2023 (garage)

2019
12 Homes
Group 3
1900 ,1902, 1904, 1906, 1908, 1910, 1912, 1914, 1916, 1918, 1920, 1922

2020
15 Homes
Group 4
1500, 1501,1502, 1504,1506, 1508, 1510, 1512, 1514, 1516, 1518, 1520, 1522, 1524, 1526

2021
11 Homes
Group 5
1600, 1602, 1604, 1606, 1608, 1610, 1612, 1614 ,1616, 1618, 1620

2022
12 Homes
Group 6
101, 103, 105, 107, 109, 111 ,113, 115,117, 119, 121, 123

2023
11 Homes
Group 7
2001, 2003, 2005, 2007, 2009, 2011, 2013, 2015, 2017, 2019, 2021

2024
12 Homes
Group 8 100, 102, 104, 106, 108, 110, 112, 114, 116, 118, 120, 122



Paint Program History/Past Contracts




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Updated 04/16/16

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