SILVER VALLEY CONDOMINIUM ASSOCIATION
Professionally Managed by Associated Property Management, LLC
5090 Park Avenue West, Seville, Ohio 44273
Phone: 330-722-3000 Fax: 330-722-3396

September 19, 2025
Dear Neighbors,
SVCA Roof Replacement
After a lengthy research and competitive bidding process, the Board of Directors of the Silver Valley Condo Association has accepted bids to replace the shingle roofing of all 111 units within the Association.

The decision to do so has been prompted by several factors that affect us all:
⚫ The increasing need to perform costly repairs on the existing roofs.
⚫ The age of the roofs. Our oldest roof is now 20 years old.
⚫ A visual inspection by Feazel, Campo, and Eagle roofing companies earlier this year. Their inspectors walked the roofs, inspecting and evaluating general shingle condition and assessing their remaining service life. They also catalogued specific problems likely to cause water leaks in the near future, leading to expensive structural and interior damage.

Which Roof Elements are to be replaced in the scope of work?
⚫ Shingles (architectural grade, multi-layered, with superior wind resistance and durability)
⚫ Drip edge
⚫ New flashing, as needed
⚫ Underlayment materials
⚫ Self-adhering membrane around all roof protrusions (e.g. chimney enclosures), and sheeting areas directly bordering gutters where ice dams normally form

Note: Skylight costs are not included in the roofing assessment.
⚫ The cost of new skylights for units that have them is the financial responsibility of each unit owner.
⚫ Unit owners with skylights will receive a separate charge from the builder for the skylights. There will be updates as each phase of work is planned so owners will have a rough idea of when their work will be done so they can plan for this additional cost.
⚫ While the Board cautions against doing so, owners may choose to opt out of having new skylights installed by signing a waiver stating their preference to keep their existing skylights. By signing the waiver, a unit owner also agrees to accept any and all future repair/replacement costs related to skylight leaks or other mechanical failure that occur during the service life of their new roof.
⚫ The opt-out waiver will also specify that unit owners who sell their units are legally responsible to disclose this op-out choice to prospective buyers.
Note: Gutter replacement is not included in the project’s scope of work.
Note: Prior to shingle replacement, damaged roof structure will be repaired/replaced as needed, subject to visual inspection after the old shingles are removed.

What is the Total Estimated Cost of This Project?
Total estimated cost-- excluding unanticipated expenses related to replacement of damaged roof structural elements, such as sheeting--are currently estimated to be $1.3 million. Additionally, there may be adjustments to market prices for materials beyond our control, which may affect final costs.

How Will This Be Paid For?
Since members have voted annually to reject full funding of the reserve fund, each unit owner will be assessed their allotted expense for the project, based on their percentage of ownership defined in our governing documents. Special assessment amounts will be divided into three equal payment amounts due in March, July & November during each year of the 5 year special assessment.

When Will Roof Replacement Start?
The replacement of all roofs is tentatively scheduled to begin in late Summer 2026, as weather permits.

Summary
Rather than wait for water leaks to cause costly damage, the Board has decided to proceed with this project. Waiting until we are forced to pay for the inconvenience and high cost of water damage to roof sheeting or interior drywall was not deemed an acceptable risk option.

The Board is aware of the scope and significant cost of this major capital project, and of its financial impact on unit owners. We, like you, are also unit owners and will bear our own share of the financial burden this imposes on our community. In light of this sobering responsibility, a great deal of time and effort has been expended to research and devise a plan to keep our units safe and dry.

Thank you for your understanding and support,
Board of Directors
The Silver Valley Condominium Association

Eric Dreher - President

Kirk Harrison - Vice President

Ray Shroyer - Treasurer

Sherry Cline - Secretary

Laurel Stimler - At Large

Effective immediately,  Rumpke Waste Removal is our trash removal company. 

NOTE New Procedure for Larger Item Pickup and Charges

Rumpke has different procedures for bulk item removal. Please use the instructions below if you need to dispose of items such as chairs, tables, couches, mattresses, carpet, etc. Pricing for removal of these items varies depending on size. 

The cost for bulk pickup items are as follows:

• Small items: $15
• Medium items: $25
• Large items: $35

Bulk Item Categories: We group bulk items into the following categories:

• Small Items: Lamps, end tables, kitchen chairs, etc…
• Medium Items: Coffee tables, recliners, headboards etc…
• Large Items: Couches, kitchen tables, mattresses etc..

Important: For mattresses and other fabric-covered items, please wrap them in plastic prior to pickup. To ensure timely service, we recommend placing items at the pickup location the night before (when possible) of your scheduled pickup.

How to Request a Bulk Pickup:

You can submit a request in the following ways:

Option 1 (preferred method):

Email our customer service team at This email address is being protected from spambots. You need JavaScript enabled to view it. and CC your sales representative: This email address is being protected from spambots. You need JavaScript enabled to view it.

Option 2:

Call our Customer Service line at 855-659-8833 (Extension: 8769). You will get a call center rep on the line to get your request. Our reps are available 8am-5pm M-F.

When Requesting Service, Please Include:

• Your Property address and name.
• Tell us that you need a bulk pick up; list the items and the quantity of each item that need to be picked up.
• Tell us the date when the items should be ready for pick up.
• Provide the exact address or location where the items will be placed.
• Provide your contact details (name and phone number) or that of someone who will be onsite in case our driver needs assistance.
• If you still have questions or need any further assistance, feel free to contact me at 330-241-7108 or email This email address is being protected from spambots. You need JavaScript enabled to view it..

Spring cleanup of yard debris begins soon, hopefully in the next two weeks, weather permitting.

Street drain repairs on Ridge Side Court, Lake Terrace, and Silver Valley will begin soon and are expected to take four to five weeks. Repair areas will be marked. Please drive carefully.

Stoop repairs have already begun, and will include stairwell overhauls on Ridge Side Court, Lake Terrace, and Silver Valley Blvd. Old masonry will be demolished and replaced, with work expected to last until June. Demolition may be noisy, for which we apologize. Sadly, it cannot be avoided.

The 2024 Reseve Fund Study is now complete for the Silver Vally Condominium Association.

Reserve Fund Studies (RFS) are conducted periodically by an approved, professional third party to evaluate the overall condition of the community buildings and infrastructure. Our current RFS, like its predecessor several years ago, was conducted by Reserve Advisors, a company specializing in the preparation of these studies.

The RFS inventory, evaluation, and recommendations are then used as a general guidline by the board to make both short and long term plans for the maintenance, repair, or replacement of our buildings, infrastructure, and assets. The study helps identify issues, direct board actions, and estimate costs and the funding required to properly maintain our community.

Download your copy here.

Requests for Change Requirements and Approval Process

Here's an explanation of how Request for Change forms are processesed.

• All changes to the common area or unit exterior require a Request for Change.
• Please fill out the Request for Change completely, and sign it. Requests for Change that are not signed by the unit owner will not be considered. NOTE: The Board is less likely to approve any request that is short on specific details, and may return it to the unit owner for clarification.
• Any Requests for Change that involve structural changes, repairs, or additions (e.g. decks, doors, and windows) require detailed drawings/explanations. Where needed, the project must also be submitted to the city for permits and inspections.
• Please submit all Requests for Change to the management company at least one month before the project is to begin (two months is better); if an expedited vote is needed for special circumstances, please specify the reasons—in detail—to the property manager when making your request. Do so in writing.
• The property manager gathers all Requests for Change as they are received, and then adds them to the agenda for the next scheduled meeting.
• The Board meets monthly (except in May and December).
• The Board may elect at its discretion to review and vote on a Request for Change between meetings. The Board discourages this approach: by Ohio law, all email votes require unanimous Board approval; a motion to approve a Request for Change at a regular Board meeting can pass with a simple majority.
• There are 111 units in our Association. Your request is probably not the only one the Board is asked to review and approve at any given time. 
• Download your Request for Change