Tynan Village Apartments

A Custom Cost-Modeling Tool Helps Remedy a Construction Dispute

About a year after the first residents moved into the Tynan Village Apartments, the complex  began showing the severe effects of water intrusion. Tynan Village provides affordable housing in a growing neighborhood of Salinas, CA, and includes several low-rise apartment buildings with a total of 140 residential units and amenities.

A forensic construction investigation uncovered deficiencies in flashing, water proofing, exterior stucco, and window and door installation throughout the complex, which had resulted in cracking exterior stucco, damage to wood framing and decking, and other issues.

To help the owner negotiate repairs with its contractor, Precision developed a custom cost-modeling tool that quantified each individual type of damage by its level of severity, and estimated the cost of its repair and the associated contingency.

This allowed the contractor and owner to avoid discussing over-repairs, such as replacing the entire building envelope, as well as underestimating the areas in need of repair. The tool efficiently and effectively pinpointed the cost of every repair that was needed, and provided a neutral starting point for their mediation.

The cost-estimating tool covered a wide range of project elements, including balconies, stucco, cement siding, framing, stairwells, interiors, and framing. Precision helped the owner and its contractor to develop a remediation and repair budget, and make realistic decisions from the outset of their negotiations and planning.

Tynan Village Apartments encompasses one-, two-, and three-bedroom units, and shared amenities including a community room and laundry facilities. The layout prioritizes walkability and connectivity by offering safe pedestrian access to nearby transit, schools, and retail services.

Tynan Village also integrated energy-saving appliances, low-flow plumbing fixtures, and efficient HVAC systems to reduce environmental impact and lower the residents’ utility costs. Precision’s cost-modeling tool took these sustainable features into account as well.