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SAMPLE COUNTRY CLUB
EXISTING CONDITIONS REPORT & REPLACEMENT RESERVE STUDY
INTRODUCTION
In the spring, The Board of Directors of Sample Country Club retained the services
of McMahon Group, Inc. to prepare these reports on the existing conditions at the
club and to prepare a schedule for future replacement. They are an initial step for
completing various planning and maintenance activities for the purpose of
presenting appropriate appearances and protecting club assets.
In March, McMahon Group representative Glen Selligman, AIA - Director of Club

Architecture (club facilities consultant) visited the club with:
• Mike Vogt, CGCS, CGIA, McMahon Group, Inc. (golf and turf care center
consultant);
• Fred Rolfes, principal of Rolfes Engineering, Inc. (mechanical and plumbing
engineers);
• Gregory Manov, HCS Engineering, Inc. (consulting electrical engineering);
• Tim Gudgel, Gudgel Construction Engineers (structural engineering);
• Ron Kruse principal of KLR Associates, Inc. (kitchen design consultants);
• James Dodson, Jr., RS principal of Miller Dodson Associates, Inc. (capital
reserve consultants).
The project team toured and photographed the facilities and made observations on
their condition. Meetings were held with key personnel including, the General
Manager, the chief of maintenance, the chef, and the interim Golf Course
Superintendent.
The following report is based on conditions that were readily observable and
reported on during our visit. No investigative demolition was completed, nor were
existing equipment, fixtures or furniture moved. Therefore, McMahon Group cannot
guarantee that all hidden conditions are known or that more intensive investigation
will not identify additional projects or costs.
The scope of this report specifically excludes:

• any discussion of any type of hazardous materials, including but not limited to
asbestos;
• the swimming pool, pool deck area, pool equipment, pool safety and pool
design;
• extensive structural review or analysis, hidden structural issues, geological
and geotechnical issues and any known or unknown foundation problems.
Introduction
Existing Conditions Report
Sample Country Club
INTRODUCTION (CONTINUED)
Other site features that are not covered by this report include, but are not limited to:
• flood plain issues such as setbacks, or special flood design requirements or
the existing buildings likelihood of flooding or flood protection
• utilities, rights-of-way, setbacks, suitability for any particular purpose of the
existing utilities to or from the club, utilities that run through the site
All information contained herein is based on those visual observations, and plans
and reports which were made available to McMahon Group by club representatives.
The ultimate final design firms and contractors that will design and implement any
actual construction will be responsible to verify all data and conditions as is
necessary to complete their work in a successful manner.
This report is divided into the following sections:
Executive Summary – A summary of the existing situation and proposed solutions.
Replacement Reserve Report – A report that indicates anticipated future cash

reserves required to replace existing club components as they wear out. The club’s
primary buildings and grounds, golf course and equipment were studied.
Architectural Study – A study of the architectural condition, functionality and

arrangement of the clubhouse and the racquet, fitness & swim facilities.
HVAC, Electrical, Structural, and Plumbing Evaluation – A report of the existing

heating, cooling, air distribution, piping, kitchen, plumbing, fire protection and alarm,
and electrical systems. Report includes recommendations and probable costs.
Kitchen Designer’s Letter & Food Service Equipment Survey – A letter

indicating the adequacy of the kitchen and equipment.
Visual Irrigation Inspection & Golf Course Existing Conditions Reports –

Reports indicating the condition of the irrigation system and the golf course.
Respectfully submitted,
McMAHON GROUP, INC.
Frank Vain, President Glen Selligman, AIA, Director of Club Architecture
Prepared under the responsible control of William P. McMahon, AIA California

Architect C22439.
2
EXECUTIVE SUMMARY
EXISTING CONDITIONS REPORT

FOR
SAMPLE COUNTRY CLUB
At the request of the club’s Board of Directors, McMahon Group, Inc. has analyzed
the existing club facilities including the clubhouse, the racquet, fitness and swim
building, the golf course, and the golf irrigation system. The purpose of the Existing
Conditions Report and Replacement Reserve Study is to identify the existing
conditions of the physical facilities of the club and the funding reserves that the club
should develop to provide for the proper care of the facilities. These are two
separate exercises that are complementary.
McMahon Group personnel and a team of engineers visited the club to visually
review the existing conditions of the buildings, golf course and irrigation system.
The team made use of various documents provided by the club, including plans and
reports completed by other architects, engineers and technicians.
Concurrently, Jim Dodson, a specialist in reserves replacements, visited the club to

visually inspect the property. He was able to capture the insights of the other
specialists; the Replacement Reserve Report is built on a strong foundation of
understanding of the physical environment at the club and proper club quality levels.
EXISTING SITUATION
Sample Country Club was constructed about twelve years ago by a developer. The
club was turned over to the members in 2007 without any long-term debt or capital
reserve fund. The physical facilities include a Robert Trent Jones, Jr., golf course
and full country club amenities including a social clubhouse, and a swim, tennis and
fitness complex.
No major renovations have been undertaken at the club since it was built. The
drawings provided by the club for reference, while not true “As-Built” drawings
prepared during and after construction, are generally reflective of the layout and
design of the facilities. However, there are areas where details in the drawings do
not match the existing conditions.
Executive Summary
Sample Country Club
REPORT FINDINGS
Replacement Reserve Report

This report describes the annual reserve contribution required to properly fund a
capital replacement reserve. The narrative reviews the physical condition of the
property. The report inventories the physical components of the club, judges the
remaining life of each component, and anticipates the cost of replacement in today’s
dollars. The Replacement Reserve Report does not contemplate additions or
renovations to the existing club. Its only focus is the replacement of the existing
elements as may be required in the future.
This information is then incorporated into a master schedule which identifies the
annual projected contribution required to fully fund a reserve for the replacement of
the components. The minimum recommended annual deposit for Sample Country
Club is $565,191.
Architectural Study
This report describes the architectural and functional aspects of the club buildings.
Although the architecture of the club makes a good initial impression, the building is
functionally challenged in several key aspects. These include:
• Kitchens and Food Service;
• Proper segregation of dining and social areas;
• Proper sizing of various Social and Back of the House areas.
Likewise, there are a few building issues that need to be addressed either as a part
of a larger planning process or individually. These include:
• Improving the attic insulation;
• Improving the building’s trellises;
• Fixing the building’s planters.
HVAC, Electrical, Structural, and Plumbing Evaluation

This report is divided into four sections:
• HVAC – Rolfes Engineering;
• Plumbing – Rolfes Engineering;
• Electrical – HCS Engineering;
• Structural – Gudgel Construction Engineers.
HVAC & Plumbing - McMahon Group suggests maintaining the existing systems and
following Rolfes Engineering’s recommendations. The existing chiller has a
moderate capacity for expansion. Several areas require repairs and upgrades,
including Building and Mechanical Code compliance issues that should be
addressed as soon as possible.
2
Executive Summary
Sample Country Club
REPORT FINDINGS (CONTINUED)
Electrical - McMahon Group advises maintaining the existing systems and following
HCS Engineering’s recommendations. The existing electrical service has a
moderate capacity for expansion. The low lighting level in the kitchen is a health
and safety issue and should be addressed immediately.
Structural – The report indicates the structural condition of the buildings is generally
acceptable. Several of the recommendations can take place as a part of the on-
going operation of the club. There is a significant concern about the structural
capacity of the existing trellis over the service area. It is recommended that
the main structural beams be shored immediately. Replacement of the main
beams may be required or the trellis system should be removed.
The integrated exterior planters on the north side of the clubhouse do not appear to
be draining correctly. This can lead in serious structural damage over a short period
of time. The architectural drawings call for drains in the planters but they don’t seem
to be functioning or they were not installed. Further investigation to correct this
condition should be completed as soon as possible.
Kitchen Designer’s Letter & Food Service Equipment Survey

The existing kitchen equipment seems generally well maintained and adequate for a
limited-service style clubhouse. Simultaneous offering of private functions and à la
carte service is not recommended because service to à la carte diners will bog down
as the banquet is being prepared and served. If the club moves to a full-service
model, it would be well advised to anticipate upgrading and expanding the existing
kitchens to support additional service demands.
3
Executive Summary
Sample Country Club
REPORT FINDINGS (CONTINUED)
Visual Irrigation Inspection & Golf Course Existing Conditions Reports

The greens at Sample Country Club showed a 40% - 80% Poa annua population to
creeping bentgrass varieties. Water infiltration and gas exchange seemed to be
inhibited by excess thatch accumulation. Reportedly, Poa annua is the desired turf
species on the greens surface due to the difficulty in managing and maintaining
creeping bentgrass varieties.
Other turfgrass areas at Sample Country Club were in good condition and appeared
to be classified as very good to excellent in most cases.
Water features may present a problem in the immediate future due to erosion on
pond banks, especially on #3 greenside.
The irrigation system is in excellent condition and the recent computer control
upgrade should be serviceable for many years.
Drainage additions are ongoing projects and should be considered as part of the
maintenance protocol for the foreseeable future. Adequate drainage equates to
superior playing conditions and improved agronomic manageability.
4
REPLACEMENT RESERVE REPORT FY 2008
SAMPLE COUNTRY CLUB
REPLACEMENT RESERVE REPORT FY 2008
SAMPLE COUNTRY CLUB
Private Club Consultant:
McMahon Group, Inc.

Mr. Glen Selligman
SAMPLE REPORT 670 Mason Ridge Center Drive, Suite 220

St. Louis, MO 63141
Note: This report is based on an actual study conducted in 2008. Please note,
however, that the name, location, and other identifying features of this report (314) 744-5040
have been intentionally altered to protect the confidentiality of the client.
Consultant:
MILLER ~ DODSON ASSOCIATES

929 West Street, Suite 310
Annapolis, MD 21401
Tel: 410.268.0479
Fax: 410.268.8483
www.mdareserves.com
Intentionally Left Blank
Section A
Replacement Reserve Analysis
Executive Summary - A1
REPLACEMENT RESERVE REPORT Reserve Status & Funding Plan - A1
General Information - A2
Cash Flow Method - A4
SAMPLE COUNTRY CLUB Component Method - A6
Current Association Funding - A8
Reserve Analysis Comments - A9
Sacramento, California
Section B
Replacement Reserve Inventory

General information - B1
Comments - B2
Schedule of Projected Replacements
and Exclusions - B3
Section C
Projected Annual Replacements
Projected Annual Replacements

General Information - C1
Reserve Analysis and Inventory Policies,
Procedures, and Administration - C2
Calendar of
Projected Annual Replacements - C2
Scope. Sample Country Club is a private club that is located in
Sacramento, California. The club facilities were constructed in the 1995 to
1996 timeframe. This report covers capital replacement projections for the
following elements of the property:
• Main clubhouse, dining facilities, kitchen and locker rooms

• Asphalt drive and parking, sidewalks, curb & gutter Section D
• Racquet, Fitness and Swim Building (RFS)
• Swimming pool and tennis courts Condition Assessment
• Golf course
• Golf course maintenance complex and equipment
Level of Service. This study has been performed as a Level I, Full Service
Reserve Study as defined under the National Reserve Study Standards that
have been adopted by the Community Associations Institute. As such, a
complete component inventory was established based on information
regarding commonly-owned components provided by the community
manager and upon quantities derived from field measurement and/or
quantity takeoffs from to-scale engineering drawings. The condition of all Section E
commonly-owned components was ascertained from a site visit and the
visual inspection of each component by the Analyst. The life expectancy Attachments
and the value of the components are provided based in part on these
observations. The fund status and funding plan have been derived from Appendix
analysis of this data.
Purpose. The purpose of this Replacement Reserve Study is to provide Sample Country Club
(hereinafter called the Club) with an inventory of the facilities and infrastructure components that require
periodic replacement. The Study includes a general view of the condition of these items and an effective
financial plan to fund projected periodic replacements.
• Inventory of Items Owned by the Association. Section B Replacement Reserve Inventory lists the
Projected Replacements of the commonly owned items that require periodic replacement using
funding from Replacement Reserves. The Replacement Reserve Inventory also provides information
about excluded items, which are items whose replacements are not scheduled for funding from
Replacement Reserves.
• Condition of Items Owned by the Association. Section B Replacement Reserve Inventory

includes our estimates of the normal economic life and the remaining economic life for the projected
replacements. Section C Calendar of Projected Annual Replacements provides a year-by-year listing
of the projected replacements. Section D Condition Assessment provides additional detail for items
that are unique or deserving of attention because of their condition or the manner in which they have
been treated in this Study.
• Financial Plan. The Association has a fiduciary responsibility to protect the appearance, value, and
safety of the property and it is therefore essential the Association have a financial plan that provides
funding for the projected replacements. In conformance with American Institute of Certified Public
Accountant guidelines, Section A Replacement Reserve Analysis evaluates the current funding of
Replacement Reserves as reported by the Association and recommends annual funding of
Replacement Reserves by two generally accepted accounting methods; the Cash Flow Method and
the Component Method. Section A Replacement Reserve Analysis includes graphic and tabular
presentations of these methods and current Association funding. An Executive Summary of these
calculations is provided on Page A1.
Basis. The data contained in this Replacement Reserve Study is based upon the following:
• The Request for Proposal submitted and executed by the Club.
• Our visual evaluation and measurements on March 7, 2008. Miller - Dodson Associates, Inc. and the
McMahon Group, Inc. have visually inspected the common elements of the property in order to
ascertain the remaining useful life and the replacement costs of these components.
Engineering Drawings. The site plan for the club facilities and golf course was used as the basis for
establishing the quantities of asphalt pavement, sidewalk, concrete curb and gutter, and roofing.
Architectural drawing of the clubhouse and the Racquet, Fitness and Swim Building were used to
establish quantities for floor areas and other architectural elements.
We recommend the Association assemble a library of site and building plans of the entire community.
Reproducible drawings should be stored and kept in a secure fireproof location. The Association will find
these drawings to be a valuable resource in planning and executing future projects.
Acknowledgement. Miller - Dodson Associates would like to acknowledge the assistance and input of
the general manager who provided very helpful insight into the current operations at the property.
Analyst’s Personal Credentials. Mr. James W. Dodson, Jr. holds a Bachelors Degree in Architectural
Engineering from the University of Texas and a Masters Degree in Civil Engineering from Stanford
University. He has attended the Program for Management Development at Harvard Graduate School of
Business. Mr. Dodson has been a Registered Professional Engineer in the State of Texas from 1972 to
1994, and has managed construction projects up to $100,000,000 in scope for a variety of private sector
clients and government employers. He has been certified as a Reserve Specialist by the CAI, and is a
Principal for Miller+Dodson Associates, Inc. In this capacity, he has performed and supervised over
2,500 Reserve Studies for clients of Miller+Dodson Associates, Inc. He is a member of the Association of
Professional Reserve Analysts.
Sincerely,
MILLER - DODSON ASSOCIATES
James W. Dodson, Jr. RS, APRA

Principal
Miller + Dodson Associates, Inc. Replacement Reserve Analysis - Page A1
Sample Country Club July 9, 2008
1004401SAMPLE C08
EXECUTIVE SUMMARY
The Sample Country Club Replacement Reserve Inventory identifies 418 Projected Replacements for
funding from Replacement Reserves, with an estimated one-time replacement cost of $9,506,634.
The Replacement Reserve Analysis calculates recommended funding of Replacement Reserves by the two generally
accepted methods, the Cash Flow Method and the Component Method. The Analysis also evaluates current funding
of Replacement Reserves, as reported by the club. The calculations and evaluation are summarized below:
z $565,191
CASH FLOW METHOD MINIMUM ANNUAL FUNDING OF REPLACEMENT RESERVES IN
THE STUDY YEAR, 2008.
The Cash Flow Method (CFM) calculates Minimum Annual Funding of Replacement Reserves that will fund
Projected Replacements identified in the Replacement Reserve Inventory from a common pool of Replacement
Reserves and prevent Replacement Reserves from dropping below a Minimum Recommended Balance.
CFM - Minimum Annual Funding remains the same between peaks in cumulative expenditures called Peak Years.
The first Peak Year occurs in 2028 and the CFM - Minimum Annual Funding of Replacement Reserves in
2029 declines to $561,888 , after the completion of $12,093,684 of
replacements in 2008 to 2028.
After 2028 the CFM - Minimum Annual Funding remains constant for the remainder of the Study Period.
z $1,096,112
COMPONENT METHOD RECOMMENDED ANNUAL FUNDING OF REPLACEMENT
RESERVES IN THE STUDY YEAR, 2008.
The Component Method is a time tested and very conservative funding model developed by HUD in the early 1980's.
The Component Method treats each projected replacement in the Replacement Reserve Inventory as a separate
account. Deposits are made to each individual account, where funds are held for exclusive use by that item.
Based on this funding model, the club has a Current Funding Objective of $3,836,196.
The club reports having $700,000 on deposit, which is 18.2% funded.
z $250,000
CURRENT ANNUAL FUNDING OF REPLACEMENT RESERVES
(as reported by the club).
The evaluation of Current Funding, as reported by the club, has calculated that if the club
continues to fund Replacement Reserves at the current level, there will NOT be adequate funds for Projected
Replacements in 21 years of the 30-year Study Period, and a maximum shortfall of $-7,388,871 occurs in 2036.
Pages A2 and A3 explain the Study Year, Study Period, Adjustments (interest & inflation), Beginning Balance, and Projected Replacements. Pages A4 to A9
explain in more detail the calculations associated with the Cash Flow Method, Component Method, and Current Funding.
REPLACEMENT RESERVE STATUS AND FUNDING PLAN

Current funding of Replacement Reserves is inadequate to fund Projected Replacements.
We recommend the club adopt a Replacement Reserve Funding Plan based on the Cash Flow Method or the
Component Method, to ensure that adequate funding is available throughout the 30-Year Study Period for the
$15,454,691 of Projected Replacements listed in the Sample Country Club Replacement Reserve Inventory.
The Funding Plan should be professionally evaluated every three to five years or after completion of each major
replacement project. The Board of Directors has a fiduciary responsibility to review the Funding Plan annually and
should consider annual increases in Replacement Reserve funding at least equal to the Consumer Price Index.
At the present time the club follows the practice of contributing approximately $250,000 that is collected from initiation
fees and transfer fees each year into the reserve account. This amount may vary significantly from year to year.
1004401SAMPLE C08
REPLACEMENT RESERVE ANALYSIS - GENERAL INFORMATION

The Sample Country Club Replacement Reserve Analysis calculations of recommended funding of
Replacement Reserves by the Cash Flow Method and the Component Method, and the evaluation of the Current
Funding, are based upon the same General Information; including the Study Year, Study Period, Adjustments (for
interest, inflation, and/or a constant increase in annual funding), Beginning Balance, and Projected Replacements:
STUDY YEAR
The club reports that their accounting year begins on January 1, and the Study Year, the first year evaluated
by the Replacement Reserve Analysis, begins on January 1, 2008.
STUDY PERIOD
The Replacement Reserve Analysis evaluates the funding of Replacement Reserves over a 30-year Study Period
that begins on January 1, 2008.
ADJUSTMENTS
The calculations in this Replacement Reserve Analysis do not account for interest earned on Replacement Reserves,
the effects of inflation on the costs of Projected Replacements, or a constant annual increase in Annual Funding
of Replacement Reserves. If requested, we will provide a Replacement Reserve Analysis with adjustments for
inflation, interest, and/or a constant annual increase in funding, using values provided by the club.
BEGINNING BALANCE
The club reports Replacement Reserves on Deposit totaling $700,000 at the start of the Study Year.
Graph #1. Annual Expenditures for Projected Replacements

This bar graph summarizes annual expenditures for the $15,454,691 of Projected Replacements identified in the Replacement Reserve Inventory over the
30-year Study Period. The red line shows the average annual expenditure of $515,156.
$2,500,000
$2,157,900
$2,152,965
$2,000,000
$1,500,000
$1,270,850
$967,150
$851,284
$1,000,000
$725,891
$718,690
$693,860
$654,528
$613,870
$522,077
$470,960
$461,545
$515,156
$401,212
$341,680
$322,385
$500,000
$315,207
30 YR AVERAGE
$291,195
$278,250
$240,223
$236,000
$192,132
$170,320
$117,810
$115,820
$77,720
$26,200
$23,588
$23,000
$20,378
$0
2011
2021
2031
2012
2022
2032
2008
2009
2010
2013
2014
2015
2016
2017
2018
2019
2020
2023
2024
2025
2026
2027
2028
2029
2030
2033
2034
2035
2036
2037
1004401SAMPLE C08
PROJECTED REPLACEMENTS
The Sample Country Club Replacement Reserve Inventory (Section B) identifies 418 Projected
Replacements with a one-time Replacement Cost of $9,506,634 and replacements totaling $15,454,691 over the
30-year Study Period. Projected Replacements are the replacement of commonly-owned items that:
require periodic replacement and
whose replacement is to be funded from Replacement Reserves.
The Replacement Reserve Inventory also identifies 62 Excluded Items. Expenditures for the replacement of these
items are NOT scheduled for funding from Replacement Reserves. The accuracy of the calculations made in the
Replacement Reserve Analysis is dependent on expenditures NOT being made for Excluded Items. The rationale
behind these exclusions is discussed in detail on Page B1.
Expenditures from Replacements Reserves should be made only after consultation with an accounting professional.
The Section B - Replacement Reserve Inventory, contains Tables that list each Projected Replacement (and any
Excluded Items) broken down into 35 major categories (Pages B3 to B36). Tables are also included that list each
Projected Replacement by year for each of the 30 years of the Study Period beginning on Page C1.
The accuracy of this Replacement Reserve Analysis is dependent upon expenditures from Replacement Reserves
being made only for the Projected Replacements specifically listed in the Replacement Reserve Inventory.
Graph #2. Comparison of Cumulative Replacement Reserve Funding and Expenditures

The line graph shows Replacement Reserves - Cumulative Receipts over the 30-year Study Period by the Cash Flow Method (red circles), Component
Method (purple diamonds), and the Current Funding Plan as reported by the club (blue triangles). The bar graph shows the Cumulative
Expenditures necessary to fund the Project Replacements listed in the Replacement Reserve Inventory (Section B) and summarized in Graph #1.
$25,000,000
Cash Flow Method - Cumulative Receipts Projected Replacements - Cumulative
Expenditures
Component Method - Cumulative Receipts
Current Funding - Cumulative Receipts
$20,664,888
$20,000,000
$17,626,006
$15,454,691
$15,000,000
$10,000,000
$8,200,000
$5,000,000
$0
2011
2021
2031
2012
2022
2032
2008
2009
2010
2013
2014
2015
2016
2017
2018
2019
2020
2023
2024
2025
2026
2027
2028
2029
2030
2033
2034
2035
2036
2037
1004401SAMPLE C08
CASH FLOW METHOD
z $565,191
CASH FLOW METHOD MINIMUM ANNUAL FUNDING OF REPLACEMENT RESERVES IN
THE STUDY YEAR, 2008.
General. The Cash Flow Method is founded on the concept that the Replacement Reserve Account is solvent if
cumulative receipts always exceed cumulative expenses. The Cash Flow Method calculates a MINIMUM annual
deposit to Replacement Reserves that will:
z Fund all Projected Replacements listed in the Replacement Reserve Inventory (see Section B)
z Prevent Replacement Reserves from dropping below the Minimum Recommended Balance (see Page A-5)
z Allow a constant annual funding level between peaks in cumulative expenditures
Graph #3. Cash Flow Method - Cumulative Receipts and Expenditures Graph
$20,000,000
Cash Flow Method - Cumulative Receipts Cash Flow Method - Year End Balance Cumulative Expenditures
$17,626,006
$15,454,691
$15,000,000
First Peak Year
$10,000,000
$5,000,000
$2,171,315
$0
2011
2021
2031
2012
2022
2032
2008
2018
2028
2009
2010
2013
2014
2015
2016
2017
2019
2020
2023
2024
2025
2026
2027
2029
2030
2033
2034
2035
2036
2037
1004401SAMPLE C08
CASH FLOW METHOD (cont'd)

z Replacement Reserves - Minimum Recommended Balance. The Minimum Recommended Balance is $475,332,
which is 5.0 percent of the one-time replacement cost of the Projected Replacements listed in the Replacement
Reserve Inventory. Unless otherwise noted in the Comments on Page A-9, the Minimum Recommended
Balance has been established by the Analyst based upon an evaluation of the types of items included in the
Replacement Reserve Inventory.
z Peak Years. The Cash Flow Method calculates a constant annual funding of Replacement Reserves between
peaks in cumulative expenditures called Peak Years. In Peak Years, Replacement Reserves on Deposit decline
to the Replacement Reserves - Minimum Recommended Balance discussed in the paragraph above.
First Peak Year. The First Peak Year occurs in 2028, after the completion of $12,093,684 of replacements
in 2008 to 2028. The Cash Flow Method - Minimum Annual Funding of Replacement Reserves declines from
$565,191 in 2028 to $561,888 in 2029.
Subsequent Peak Years. There are no subsequent Peak Years and after the first Peak Year in 2028, the Cash
Flow Method - Minimum Annual Funding remains constant for the remainder of the Study Period.
z Study Period. The Cash Flow Method calculates the recommended contributions to Replacement Reserves over
the 30-year Study Period. These calculations are based upon a 40-year projection of expenditures for Projected
Replacements to avoid the Replacement Reserve balance dropping to the Minimum Recommended Balance in the
final year of the Study Period.
z Failure to Fund. The Cash Flow Method calculates a MINIMUM annual funding of Replacement Reserves.
Failure to fund Replacement Reserves at the minimum level calculated by the Cash Flow Method will result in
Replacement Reserves not being available for the Projected Replacements listed in the Replacement Reserve
Inventory and/or Replacement Reserves dropping below the Minimum Recommended Balance.
z Adjustment to the Cash Flow Method for interest and inflation. The calculations in this Replacement Reserve
Analysis do not account for interest earned on Replacement Reserves, the effects of inflation of the cost of
Projected Replacements, or a constant annual increase in Annual Funding of Replacement Reserves.
z Comparison of Cash Flow Funding and Average Annual Expenditure. The Average Annual Expenditure for
Projected Replacements listed in the Reserve Inventory over the 30-year Study Period is $515,156 (see Graph #1).
The Cash Flow Method - Minimum Annual Funding of Replacement Reserves in the Study Year is $565,191.
This is 109.7 percent of the Average Annual Expenditure, indicating that the club is building Replacement
Reserves in advance of the first Peak Year in 2028.
Table #1. Cash Flow Method Data - Years 1 through 30

Year 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
Starting balance $700,000
Annual deposit $565,191 $565,191 $565,191 $565,191 $565,191 $565,191 $565,191 $565,191 $565,191 $565,191
Expenditures $278,250 $20,378 $654,528 $341,680 $26,200 $470,960 $170,320 $315,207 $461,545 $613,870
Year end balance $986,941 $1,531,754 $1,442,417 $1,665,929 $2,204,920 $2,299,151 $2,694,022 $2,944,006 $3,047,653 $2,998,974
Minimum rec. funding lvl. $475,332 $475,332 $475,332 $475,332 $475,332 $475,332 $475,332 $475,332 $475,332 $475,332
Cumulative expenditures $278,250 $298,628 $953,156 $1,294,836 $1,321,036 $1,791,996 $1,962,316 $2,277,523 $2,739,068 $3,352,938
Cumulative receipts $1,265,191 $1,830,382 $2,395,574 $2,960,765 $3,525,956 $4,091,147 $4,656,339 $5,221,530 $5,786,721 $6,351,912
Year 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
Annual deposit $565,191 $565,191 $565,191 $565,191 $565,191 $565,191 $565,191 $565,191 $565,191 $565,191
Expenditures $2,157,900 $23,588 $851,284 $322,385 $23,000 $2,152,965 $725,891 $401,212 $693,860 $117,810
Year end balance $1,406,265 $1,947,868 $1,661,775 $1,904,581 $2,446,773 $858,999 $698,299 $862,278 $733,609 $1,180,990
Cumulative expenditures $5,510,838 $5,534,426 $6,385,711 $6,708,096 $6,731,096 $8,884,061 $9,609,952 $10,011,164 $10,705,024 $10,822,834
Year 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037
Annual deposit $565,191 $561,888 $561,888 $561,888 $561,888 $561,888 $561,888 $561,888 $561,888 $561,888
Expenditures $1,270,850 $240,223 $192,132 $718,690 $236,000 $967,150 $77,720 $522,077 $291,195 $115,820
Year end balance $475,332 $796,997 $1,166,752 $1,009,950 $1,335,838 $930,576 $1,414,744 $1,454,554 $1,725,247 $2,171,315
First Peak Year
1004401SAMPLE C08
COMPONENT METHOD
z $1,096,112
COMPONENT METHOD RECOMMENDED ANNUAL FUNDING OF REPLACEMENT
RESERVES IN THE STUDY YEAR, 2008.
General. The Component Method is a time tested and very conservative mathematical model developed by HUD
in the early 1980s. Each of the 418 Projected Replacements listed in the Replacement Reserve Inventory is treated
as a separate account. The Beginning Balance is allocated to each of these individual accounts, as is all
subsequent funding of Replacement Reserves. These funds are "locked" in these individual accounts and are not
available to fund other Projected Replacements. The calculation of the Recommended Annual Funding of
Replacement Reserves is a multi-step process outlined in more detail on Page A7.
Graph #4. Component Method - Cumulative Receipts and Expenditures Graph

$25,000,000
Component Method - Cumulative Receipts Component Method - Year End Balance Projected Replacements - Cumulative Expenditures
$20,664,888
$20,000,000
$15,454,691
$15,000,000
$10,000,000
$5,210,197
$5,000,000
$0
2011
2021
2031
2012
2022
2032
2008
2018
2028
2009
2010
2013
2014
2015
2016
2017
2019
2020
2023
2024
2025
2026
2027
2029
2030
2033
2034
2035
2036
2037
1004401SAMPLE C08
COMPONENT METHOD (cont'd)
z Current Funding Objective. A Current Funding Objective is calculated for each of the Projected Replacements
listed in the Replacement Reserve Inventory. Replacement Cost is divided by the Normal Economic Life to
determine the nominal annual contribution. The Remaining Economic Life is then subtracted from the
Normal Economic Life to calculate the number of years that the nominal annual contribution should have
been made. The two values are then multiplied to determine the Current Funding Objective. This is repeated for
each of the 418 Projected Replacements. The total, $3,836,196, is the Current Funding Objective.
For an example, consider a very simple Replacement Reserve Inventory with one Projected Replacement, a fence
with a $1,000 Replacement Cost, a Normal Economic Life of 10 years, and a Remaining Economic Life of 2 years.
A contribution to Replacement Reserves of $100 ($1,000 + 10 years) should have been made in each of the
previous 8 years (10 years - 2 years). The result is a Current Funding Objective of $800 (8 years x $100 per year).
z Funding Percentage. The Funding Percentage is calculated by dividing the Beginning Balance ($700,000)
by the Current Funding Objective ($3,836,196). At Sample Country Club the Funding Percentage is 18.2%
z Allocation of the Beginning Balance. The Beginning Balance is divided among the 418 Projected Replacements
in the Replacement Reserve Inventory. The Current Funding Objective for each Projected Replacement is
multiplied by the Funding Percentage and these funds are then "locked" into the account of each item.
If we relate this calculation back to our fence example, it means that the club has not accumulated $800
in Reserves (the Funding Objective), but rather at 18.2 percent funded, there is $146 in the account for the fence.
z Annual Funding. The Recommended Annual Funding of Replacement Reserves is then calculated for each
Projected Replacement. The funds allocated to the account of the Projected Replacement are subtracted from the
Replacement Cost. The result is then divided by the number of years until replacement, and the result is
the annual funding for each of the Projected Replacements. The sum of these is $1,096,112, the Component Method
Recommended Annual Funding of Replacement Reserves in the Study Year (2008).
In our fence example, the $146 in the account is subtracted from the $1,000 Total Replacement Cost and divided
by the 2 years that remain before replacement, resulting in an annual deposit of $427. Next year, the deposit
remains $427, but in the third year, the fence is replaced and the annual funding adjusts to $100.
z Adjustment to the Component Method for interest and inflation. The calculations in the Replacement Reserve
Analysis do not account for interest earned on Replacement Reserves, the effects of inflation of the cost of
Projected Replacements, or a constant annual increase in Annual Funding of Replacement Reserves.
Table #2. Component Method Data - Years 1 through 30

Year 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
Annual deposit $1,096,112 $906,289 $899,960 $793,790 $757,457 $756,575 $731,118 $722,157 $708,956 $698,254
Expenditures $278,250 $20,378 $654,528 $341,680 $26,200 $470,960 $170,320 $315,207 $461,545 $613,870
Year end balance $1,517,862 $2,403,773 $2,649,205 $3,101,316 $3,832,573 $4,118,188 $4,678,986 $5,085,936 $5,333,347 $5,417,731
Cumulative Expenditures $278,250 $298,628 $953,156 $1,294,836 $1,321,036 $1,791,996 $1,962,316 $2,277,523 $2,739,068 $3,352,938
Cumulative Receipts $1,796,112 $2,702,401 $3,602,362 $4,396,152 $5,153,609 $5,910,184 $6,641,302 $7,363,459 $8,072,415 $8,770,669
Year 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
Annual deposit $696,496 $645,458 $645,454 $629,170 $624,416 $624,416 $590,014 $589,555 $587,036 $580,897
Expenditures $2,157,900 $23,588 $851,284 $322,385 $23,000 $2,152,965 $725,891 $401,212 $693,860 $117,810
Year end balance $3,956,327 $4,578,197 $4,372,367 $4,679,152 $5,280,567 $3,752,018 $3,616,141 $3,804,484 $3,697,660 $4,160,748
Cumulative Expenditures $5,510,838 $5,534,426 $6,385,711 $6,708,096 $6,731,096 $8,884,061 $9,609,952 $10,011,164 $10,705,024 $10,822,834
Year 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037
Annual deposit $580,897 $566,621 $566,369 $566,266 $566,922 $566,922 $566,922 $566,922 $566,732 $566,732
Expenditures $1,270,850 $240,223 $192,132 $718,690 $236,000 $967,150 $77,720 $522,077 $291,195 $115,820
Year end balance $3,470,795 $3,797,193 $4,171,430 $4,019,006 $4,349,929 $3,949,701 $4,438,903 $4,483,748 $4,759,285 $5,210,197
1004401SAMPLE C08
CURRENT FUNDING
z $250,000
CURRENT ANNUAL FUNDING OF REPLACEMENT RESERVES
(as reported by the club).
General. Our evaluation of the Current club Funding assumes that the club will continue to fund
Replacement Reserves at the current level of $250,000 per year in each of the 30 years of the Study Period.
Our evaluation is based upon this Replacement Reserve Funding Level, a $700,000 Beginning Balance, the
Projected Annual Replacement Expenditures shown in Graph #1 and listed in the Replacement Reserve Inventory,
and any interest, inflation rate, or constant annual increase in annual contribution adjustments discussed below.
z Evaluation. Our calculations have determined that Current Annual Funding of Replacement Reserves, as reported
by the club, is inadequate to fund Projected Replacement beginning in 2017.
The Current Annual Funding of Replacement Reserves results in insufficient funds to make Projected Replacements
in 21 years of the 30-year Study Period, and a maximum shortfall of $-7,388,871 occurs in 2036.
z Adjustment to the Current club Funding for interest and inflation. The Calculations in the Replacement
Reserve Analysis do not account for interest earned on Replacement Reserves, the effects of inflation of the
cost of Projected Replacements, or a constant annual increase in Annual Funding of Replacement Reserves.
z Comparison of Current club Funding and Average Annual Expenditure. The average annual expenditure for
Projected Replacements listed in the Reserve Inventory over the 30-year Study Period is $515,156 (see Graph #1).
Current club annual funding of Replacement Reserves is $250,000, or approximately 49 percent of
the Average Annual Expenditure.
Graph #5. Current club Funding - Cumulative Receipts and Expenditures Graph
$20,000,000
Current Funding - Cumulative Receipts Current Funding - Year End Balance Projected Replacements - Cumulative
Expenditures
$15,454,691
$15,000,000
$10,000,000
$8,200,000
$5,000,000
$0
($5,000,000)
($7,254,691)
($10,000,000)
2011
2021
2031
2012
2022
2032
2008
2018
2028
2009
2010
2013
2014
2015
2016
2017
2019
2020
2023
2024
2025
2026
2027
2029
2030
2033
2034
2035
2036
2037
1004401SAMPLE C08
CURRENT FUNDING (cont'd)
Table #3. Current Funding Data - Years 1 through 30

Year 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
Annual deposit $250,000 $250,000 $250,000 $250,000 $250,000 $250,000 $250,000 $250,000 $250,000 $250,000
Expenditures $278,250 $20,378 $654,528 $341,680 $26,200 $470,960 $170,320 $315,207 $461,545 $613,870
Year end balance $671,750 $901,372 $496,844 $405,164 $628,964 $408,004 $487,684 $422,477 $210,932 ($152,938)
Cumulative Expenditures $278,250 $298,628 $953,156 $1,294,836 $1,321,036 $1,791,996 $1,962,316 $2,277,523 $2,739,068 $3,352,938
Cumulative Receipts $950,000 $1,200,000 $1,450,000 $1,700,000 $1,950,000 $2,200,000 $2,450,000 $2,700,000 $2,950,000 $3,200,000
Year 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
Annual deposit $250,000 $250,000 $250,000 $250,000 $250,000 $250,000 $250,000 $250,000 $250,000 $250,000
Expenditures $2,157,900 $23,588 $851,284 $322,385 $23,000 $2,152,965 $725,891 $401,212 $693,860 $117,810
Year end balance ($2,060,838) ($1,834,426) ($2,435,711) ($2,508,096) ($2,281,096) ($4,184,061) ($4,659,952) ($4,811,164) ($5,255,024) ($5,122,834)
Year 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037
Annual deposit $250,000 $250,000 $250,000 $250,000 $250,000 $250,000 $250,000 $250,000 $250,000 $250,000
Expenditures $1,270,850 $240,223 $192,132 $718,690 $236,000 $967,150 $77,720 $522,077 $291,195 $115,820
Year end balance ($6,143,684) ($6,133,907) ($6,076,039) ($6,544,729) ($6,530,729) ($7,247,879) ($7,075,599) ($7,347,676) ($7,388,871) ($7,254,691)
COMMENTS ON THE REPLACEMENT RESERVE ANALYSIS

z This Replacement Reserve Study has been developed in compliance with the Community Associations Institute,
National Reserve Study Standards, for a Level One Study - Full Service.
z Sample Country Club - the type of property is a private country club.
z Our calculations assume that Replacement Reserves are not subject to tax.
Miller + Dodson Associates, Inc. Replacement Reserve Inventory - Page B1
1004401SAMPLE C08
REPLACEMENT RESERVE INVENTORY

GENERAL INFORMATION
Sample Country Club - Replacement Reserve Inventory identifies 480 items. Two types of items are
identified, Projected Replacements and Excluded Items:
z PROJECTED REPLACEMENTS. 418 of the items are Projected Replacements and the periodic
replacements of these items are scheduled for funding from Replacement Reserves. The Projected Replacements
have an estimated one-time replacement cost of $9,506,634. Replacements totaling $15,454,691 are scheduled
in the Replacement Reserve Inventory over the 30-year Study Period.
Projected Replacements are the replacement of commonly owned physical assets that require periodic
replacement and whose replacement is to be funded from Replacement Reserves.
z EXCLUDED ITEMS. 62 of the items are Excluded Items, and expenditures for these items are NOT
scheduled for funding from Replacement Reserves. The accuracy of the calculations made in the Replacement
Reserve Analysis is dependent on expenditures NOT being made for Excluded Items. The Excluded Items
are listed in the Replacement Reserve Inventory to identify specific items and categories of items that
are not to be funded from Replacement Reserves. There are multiple categories of items that are typically
excluded from funding by Replacement Reserves, including but not limited to:
Tax Code. The United States Tax Code grants very favorable tax status to Replacement Reserves, conditioned
on expenditures being made within certain guidelines. These guidelines typically exclude maintenance
activities, partial replacements, repairs, capital improvements, and one-time only replacements.
Value. Items with a replacement cost of less that $1,000 are typically excluded from funding from
Replacement Reserves. This exclusion is made to accurately reflect how Replacement Reserves are
administered. If the club has selected an alternative level, it will be noted in the Replacement Reserve
Inventory - General Comments on Page B2.
Long-lived Items. Items that when properly maintained, can be assumed to have a life equal to the property
as a whole, are typically excluded from the Replacement Reserve Inventory.
Unit improvements. Items located on property owned by a single unit and where the items serve a single
unit are generally assumed to be the responsibility of that unit, not the club.
Other non-common improvements. Items owned by the local government, public and private utility companies,
the United States Postal Service, Master Associations, state and local highway authorities, etc., may be
installed on property that is owned by the club. These types of items are generally not the
responsibility of the club and are excluded from the Replacement Reserve Inventory.
The rationale for the exclusion of an item from funding by Replacement Reserves is discussed in more detail in
the 'Comments' section of it's page of the Replacement Reserve Inventory.
z CATEGORIES. The 480 items included in the Sample Country Club Replacement Reserve Inventory
are divided into 35 major categories. Each category is printed on a separate page, Pages B3 to B36.
z LEVEL OF SERVICE. This Replacement Reserve Inventory has been developed in compliance with the standards
established for a Level One Study - Full Service, as defined by the National Reserve Study
Standards, established in 1998 by Community Associations Institute, which states:
A Level I - Full Service Reserve Study includes the computation of complete component inventory
information regarding commonly owned components provided by the property manager, quantities
derived from field measurements and/or quantity takeoffs from to-scale engineering drawings that
may be made available. The condition of all components is ascertained from a visual inspection
of each component by the analyst. The life expectancy and the value of the components are
provided based on these observations and the funding status and funding plan are then derived
from analysis of this data.
1004401SAMPLE C08
REPLACEMENT RESERVE INVENTORY - GENERAL INFORMATION (cont'd)
z INVENTORY DATA. Each of the 418 Projected Replacements listed in the Replacement Reserve Inventory
includes the following data:
Item Number. The Item Number is assigned sequentially and is intended for identification purposes only.
Item Description. We have named each item included in the Inventory. Where the name of the item
and the category are not sufficient to specifically identify the item, we have included additional
information in the Comments section at the bottom of the page.
Units. We have used standard abbreviations to identify the number of units including SF-square feet, FT-feet,
SY-square yard, LS-lump sum, EA-each, and PR-pair. Nonstandard abbreviations are noted in the
Comments section on the page on which the abbreviation is used.
Number of Units. The methods used to develop the quantities are discussed in "Level of Service" above.
Unit Replacement Cost. We use two sources to develop the unit cost data shown in the Inventory; industry
standard estimating manuals published by R. S. Means Company, Inc., and data that we have developed
based upon our experience with similar replacement projects. We frequently use our best professional
judgment to modify these values to reflect conditions at the site that we believe will affect the unit costs.
Actual Replacement Costs may vary substantially from our estimates because of unforeseen demolition
costs, engineering and architectural fees, timing of the replacement, etc.
Normal Economic Life (Yrs). The number of years that a new and properly installed item should be
expected to remain in service.
Economic Life Remaining (Yrs). The estimated number of years before an item will need to be
replaced. In "normal" conditions, this could be calculated by subtracting the age of the item from the
Normal Economic Life of the item, but only rarely do physical assets age "normally". Some items
may have longer or shorter lives depending on many factors such as environment, initial quality of the
item, maintenance, etc.
Total Replacement Cost. This is calculated by multiplying the Unit Replacement Cost by the Number of Units.
Each of the 62 Excluded Items includes the Item Description, Units, and Number of Units. Many of the
Excluded Items are listed as a 'Lump Sum' with a quantity of 1. For the Excluded Items, this indicates that
all of the items identified by the 'Item Description' are excluded from funding by Replacement Reserves.
z REVIEW OF EXPENDITURES. All expenditures from Replacement Reserves should be made only after
consultation with an accounting professional.
z PARTIAL FUNDING. Items may have been included in the Replacement Reserve Inventory at less than
100 percent of their full quantity and/or replacement cost. This is done on items that will never be replaced
in their entirety, but which may require periodic replacements over an extended period of time. The assumptions
that provide the basis for any partial funding are noted on in the Comments section.
1004401SAMPLE C08
CONCRETE COMPONENTS
UNIT NORMAL REMAINING
ITEM ITEM NUMBER REPLACEMENT ECONOMIC ECONOMIC REPLACEMENT
# DESCRIPTION UNIT OF UNITS COST ($) LIFE (YRS) LIFE (YRS) COST ($)
1 Concrete curb (3%) ft 147 $30.00 60 3 2 $4,397

2 Concrete curb (3%) ft 147 $30.00 60 9 2 $4,397
3 Concrete curb (3%) ft 147 $30.00 60 15 2 $4,397
4 Concrete curb (3%) ft 147 $30.00 60 21 2 $4,397
5 Concrete curb (3%) ft 147 $30.00 60 27 2 $4,397
6 Concrete curb (3%) ft 147 $30.00 60 33 2 $4,397
7 Concrete curb (3%) ft 147 $30.00 60 39 2 $4,397
8 Concrete curb (3%) ft 147 $30.00 60 45 2 $4,397
9 Concrete curb (3%) ft 147 $30.00 60 51 2 $4,397
10 Concrete curb (3%) ft 147 $30.00 60 57 2 $4,397
11 Concrete curb & gutter (3%) ft 56 $34.00 60 3 2 $1,913

CONCRETE COMPONENTS - Replacement Costs - Subtotal $63,090
CONCRETE COMPONENTS
COMMENTS
1004401SAMPLE C08
CONCRETE COMPONENTS - cont'd

21 MCB Concrete flatwork (3%) sf 520 $8.50 60 3 2 $4,420

CONCRETE COMPONENTS - cont'd - Replacement Costs - Subtotal $44,200
CONCRETE COMPONENTS - cont'd

COMMENTS
z Concrete flatwork consists of the concrete cart pick up and return area behind the main clubhoue and the path to the west
of the clubhouse. All other concrete cart paths are included with the golf course facilities.
1004401SAMPLE C08
SITE IMPROVEMENTS
31 Asphalt pavement, seal coat sf 109,420 $0.16 5 2 2 $17,507

32 Asphalt pavement, mill & overlay sf 109,420 $1.35 20 12 2 $147,717
33 Pole lights - poles ea 52 $1,500.00 30 20 2 $78,000

34 Pole lights - fixture heads ea 52 $1,200.00 15 5 2 $62,400
35 Bollard lights ea 25 $950.00 20 10 2 $23,750
36 Domestic water - lateral ls 1 $10,000.00 10 18 2 $10,000

37 Sanitary sewer - lateral ls 1 $10,000.00 10 18 2 $10,000
38 Natural gas - lateral ls 1 $10,000.00 10 23 2 $10,000
39 Stormwater - structure & pipe ls 1 $10,000.00 10 23 2 $10,000
SITE IMPROVEMENTS - Replacement Costs - Subtotal $369,374
SITE IMPROVEMENTS
COMMENTS
z We have assumed that the club will replace the asphalt pavement by the installation of a 2 inch thick overlay. The
pavement will need to be milled prior to the installation of the overlay. Milling and the cost of minor repairs (5 to 10
percent of the total area) to the base materials and bearing soils beneath the pavement are included in the cost shown
above.
z Comprehensive drawings detailing the components of the systems listed above were not available for our review. We
have included an allowance for repair of each of the underground systems based upon our experience with other similar
properties.
1004401SAMPLE C08
MAIN CLUBHOUSE BUILDING (MCB)

40 MCB Concrete roof tiles ( 1% every 5 yrs) sf 340 $12.00 5 1 2 $4,080
41 MCB Re-coat stucco sf 11,630 $3.50 10 7 2 $40,705
42 MCB - Glass panel railings - 3' lf 450 $80.00 30 20 2 $36,000
43 MCB Front entrance pavers sf 2,200 $28.00 30 15 2 $61,600
44 MCB Irrigation system controllers (3) ea 1 $9,000.00 5 2 2 $9,000
45 MCB Rolling door - Service Court ea 1 $9,500.00 20 5 2 $9,500

46 MCB Wood trellis - Service Cout sf 3,648 $35.00 30 12 2 $127,680
47 MCB Wood pergola - Gallery Entrance sf 896 $25.00 25 17 2 $22,400

48 MCB Wood pergola - Dining Rm Terrace sf 616 $25.00 25 16 2 $15,400
49 MCB Wood pergola - Private Rm Terrace sf 576 $25.00 25 16 2 $14,400
MAIN CLUBHOUSE BUILDING (MCB) - Replacement Costs - Subtotal $340,765
MAIN CLUBHOUSE BUILDING (MCB)

COMMENTS
z Irrigaton System - we have assumed that the heads and pipe will be maintained/replaced as necessary by the golf course
staff and the reserves will only be used for replacement of each of the three controllers and that the controllers will be
replaced at the rate of one every five years.
z Exclude stone veneer, thinset Terrace pavers

1004401SAMPLE C08
MAIN CLUBHOUSE BUILDING - cont'd

50 Private Lounge - windows sf 320 $45.00 42 30 2 $14,400

51 Private Lounge - carpet sf 495 $18.00 14 2 2 $8,910
52 Private Lounge - redecoration sf 495 $20.00 7 2 2 $9,900
53 Main Dining Room - windows sf 1,390 $45.00 42 30 2 $62,550

54 Main Dining Room - carpet sf 3,542 $18.00 14 2 2 $63,756
55 Main Dining Room - furniture ls 1 $50,000.00 7 2 2 $50,000
56 Main Dining Room - redecoration sf 3,542 $40.00 7 2 2 $141,680
57 Grill Dining Room - windows sf 850 $45.00 42 30 2 $38,250

58 Grill Dining Room - carpet sf 1,950 $18.00 14 2 2 $35,100
59 Grill Dining Room - furniture ls 1 $25,000.00 7 2 2 $25,000
60 Grill Dining Room - redecoration sf 1,950 $40.00 7 2 2 $78,000
61 Board Room - carpet sf 595 $18.00 14 5 2 $10,710

62 Board Room - furniture ls 1 $10,000.00 7 5 2 $10,000
63 Board Room - redecoration sf 595 $40.00 7 5 2 $23,800
64 Board Room - movable wall lf 24 $500.00 30 20 2 $12,000
65 Terrace - BBQ grill ea 1 $3,200.00 15 3 2 $3,200

66 Terrace - furniture ls 1 $6,000.00 10 5 2 $6,000
MAIN CLUBHOUSE BUILDING - cont'd - Replacement Costs - Subtotal $593,256

COMMENTS
z Main Dining Room includes entrance gallary and cocktail lounge

1004401SAMPLE C08

67 Men's Lounge - windows sf 540 $45.00 42 32 2 $24,300

68 Men's Lounge - carpet sf 1,050 $5.00 7 2 2 $5,250
69 Men's Lounge - furniture ls 1 $20,000.00 7 2 2 $20,000
70 Men's Lounge - redecoration sf 1,050 $25.00 7 2 2 $26,250
71 Men's Locker Room - lockers ea 308 $250.00 30 17 2 $77,000

72 Men's Locker Room - carpet sf 1,820 $5.00 7 2 2 $9,100
73 Men's Locker Room - redecoration sf 2,865 $25.00 7 2 2 $71,625
74 Men's Locker Room - plumbing fixtures ls 1 $10,500.00 30 17 2 $10,500
75 Men's Locker Room - steam room ls 1 $15,000.00 16 3 2 $15,000
76 Men's Locker Room - steam generator ls 1 $10,000.00 8 3 2 $10,000
77 Men's Locker Room - tilework sf 3,550 $10.00 30 17 2 $35,500
78 Women's Lounge - windows sf 290 $45.00 42 32 2 $13,050

79 Women's Lounge - carpet sf 470 $5.00 7 3 2 $2,350
80 Women's Lounge - furniture ls 1 $18,000.00 7 3 2 $18,000
81 Women's Lounge - redecoration sf 470 $25.00 7 3 2 $11,750
82 Women's Locker Room - lockers ea 104 $250.00 30 18 2 $26,000

83 Women's Locker Room - carpet sf 760 $5.00 7 3 2 $3,800
84 Women's Locker Room - redecoration sf 1,600 $25.00 7 3 2 $40,000
85 Women's Locker Room - plumbing fixtures ls 1 $5,500.00 30 18 2 $5,500
86 Women's Locker Room - sauna ls 1 $4,000.00 15 13 2 $4,000
87 Women's Locker Room - tilework sf 2,500 $10.00 30 18 2 $25,000

COMMENTS
z 7/9/08 - Increased unit cost of half lockers from $200 each to $250 each.
1004401SAMPLE C08

88 Pro Shop - windows sf 552 $45.00 42 38 2 $24,840

89 Pro Shop - carpet sf 1,305 $5.00 10 8 2 $6,525
90 Pro Shop - F,F&E ls 1 $5,000.00 2 none 2 $5,000
91 Pro Shop - redecoration sf 1,225 $30.00 15 8 2 $36,750
92 Hall/Library - windows sf 460 $45.00 42 37 2 $20,700

93 Hall/Library - refinish wood floors sf 1,200 $2.00 10 7 2 $2,400
94 Hall/Library - replace wood floors sf 1,200 $10.00 30 27 2 $12,000
95 Hall/Library - furniture ls 1 $10,000.00 15 7 2 $10,000
96 Hall/Library - redecoration sf 1,200 $15.00 15 7 2 $18,000
97 Hall - Men's rest room ls 1 $20,000.00 20 7 2 $20,000

98 Hall - Women's rest room ls 1 $20,000.00 20 7 2 $20,000
99 Admin - windows sf 200 $45.00 42 37 2 $9,000

100 Admin - carpet sf 1,375 $5.00 15 7 2 $6,875
101 Admin - furniture/equipment ls 1 $5,000.00 2 none 2 $5,000
102 Admin - redecoration sf 1,375 $20.00 15 7 2 $27,500
103 East Gallery - windows sf 810 $45.00 42 31 2 $36,450

104 East Gallery - carpet sf 1,650 $10.00 7 3 2 $16,500
105 East Gallery - redecoration ls 1,650 $20.00 7 3 2 $33,000

COMMENTS
z 7/9/08 - Reduced admin furniture and equipment expenditures from $15,000 per year to $5,000 every other year.
1004401SAMPLE C08
FOOD SERVICE EQUIPMENT - MAIN LEVEL

106 Dry Storage Shelving ea 1 $1,200.00 20 12 2 $1,200

107 Walk-in Cooler/Freezer 8'x15' ea 1 $16,800.00 20 12 2 $16,800
108 Walk-in Cooler Freezer Shelving ea 1 $2,400.00 20 12 2 $2,400
109 Prep Table w/Sink ea 1 $4,200.00 20 12 2 $4,200
110 Disposal ea 1 $2,800.00 20 12 2 $2,800
111 Worktable ea 1 $1,600.00 20 12 2 $1,600
112 Food Processor ea 1 $300.00 20 12 2 $300
113 Cook-N-Hold Alto shaam ea 1 $8,500.00 20 7 2 $8,500
114 Cleveland 3 Pan Steamcraft ea 1 $5,500.00 20 7 2 $5,500
115 Bakers Pride Two Deck Pizza Oven ea 1 $1,600.00 20 12 2 $1,600
116 Exhaust Hood 25' ea 1 $35,000.00 20 12 2 $35,000
117 Two Deck Vulcan Convection Oven ea 1 $12,500.00 20 7 2 $12,500
118 5' Range w 6 Burners/Griddle/2 Ovens ea 1 $8,500.00 20 7 2 $8,500
119 6 Burner Range w/Salamander Broiler ea 1 $8,500.00 20 12 2 $8,500
120 4' Range w/Griddle Oven ea 1 $5,800.00 20 12 2 $5,800
121 4' Char Broiler w/o Oven ea 1 $4,800.00 20 7 2 $4,800
122 2 Fryers w/Dump Station ea 1 $8,500.00 20 7 2 $8,500
123 Single Cell Traulsen Refrigerator ea 1 $3,800.00 20 7 2 $3,800
124 Chef's Line ea 1 $80,000.00 20 12 2 $80,000
125 Stainless Steel Soiled Dish Table ea 1 $8,400.00 20 12 2 $8,400
126 Dishwasher ea 1 $1,600.00 20 12 2 $1,600
127 Stainless Steel Clean Dishtable ea 1 $2,100.00 20 12 2 $2,100
128 Pot Sink - 2 Compartment ea 1 $3,600.00 20 12 2 $3,600
FOOD SERVICE EQUIPMENT - MAIN LEVEL - Replacement Costs - Subtotal $228,000
FOOD SERVICE EQUIPMENT - MAIN LEVEL

COMMENTS
1004401SAMPLE C08
FOOD SERVICE EQUIPMENT - MAIN LEVEL - cont'd

129 Ice Machine/Bin ea 1 $4,200.00 20 7 2 $4,200

130 Beverage Stand 12'-6" ea 1 $6,250.00 20 12 2 $6,250
131 Draft Beer Box ea 1 $4,500.00 20 12 2 $4,500
132 Stainless Steel Utility Stand 10' ea 1 $6,500.00 20 12 2 $6,500
133 Server Stand 8'-6" ea 1 $4,500.00 20 12 2 $4,500
134 Server Stand 7' ea 1 $3,600.00 20 12 2 $3,600
135 Grill Bar Equipment ea 1 $30,800.00 20 12 2 $30,800

136 Bar Equipment ea 1 $28,000.00 20 12 2 $28,000
137 Liquor Storage Shelving ea 1 $900.00 20 12 2 $900

138 Liquor Storage Refrigerator, 1cell ea 1 $3,600.00 20 12 2 $3,600
139 Liquor Storage Ice Machine/Bin ea 1 $3,400.00 20 12 2 $3,400
140 Liquor Storage Server Pick-up ea 1 $2,800.00 20 12 2 $2,800
FOOD SERVICE EQUIPMENT - MAIN LEVEL - cont'd - Replacement Costs - Subtotal $99,050
FOOD SERVICE EQUIPMENT - MAIN LEVEL - cont'd

COMMENTS
1004401SAMPLE C08
FOOD SERVICE EQUIPMENT - LOWER LEVEL

141 Dry Storage Room Shelving ea 1 $3,000.00 20 12 2 $3,000

142 Liquor Storage Shelving ea 1 $1,800.00 20 12 2 $1,800
143 Beer/Wine Cooler 7'x10' ea 1 $9,100.00 20 12 2 $9,100
144 Beer/Wine Cooler Shelving ea 1 $1,200.00 20 12 2 $1,200
145 Walk-in Freezer 8'x15' ea 1 $8,400.00 20 12 2 $8,400
146 Walk-in Freezer Shelving ea 1 $1,200.00 20 12 2 $1,200
147 Walk-in Cooler ea 1 $15,680.00 20 12 2 $15,680
148 Walk-in Cooler Shelving ea 1 $1,800.00 20 12 2 $1,800
FOOD SERVICE EQUIPMENT - LOWER LEVEL - Replacement Costs - Subtotal $42,180
FOOD SERVICE EQUIPMENT - LOWER LEVEL

COMMENTS
1004401SAMPLE C08
HVAC EQUIPMENT
149 Chiller - Carrier - 140 ton ea 1 $90,000.00 20 8 2 $90,000

150 Cooling Tower - BAC - 140 ton ea 1 $24,000.00 20 8 2 $24,000
151 Ajax Hot Water Boiler ea 1 $10,000.00 20 10 2 $10,000
152 Condenser Water Pump, CTP-1 ea 1 $12,000.00 30 18 2 $12,000

153 Condenser Water Pump, CTP-1A ea 1 $12,000.00 30 18 2 $12,000
154 Chilled Water Pump, CHP-1 ea 1 $12,000.00 30 18 2 $12,000

155 Chilled Water Pump, CHP-1A ea 1 $12,000.00 30 18 2 $12,000
156 HVAC Hot Water Pump, HWP-1 ea 1 $3,000.00 10 none 2 $3,000

157 HVAC Hot Water Pump, HWP-1A ea 1 $3,000.00 10 none 2 $3,000
158 Inline Exhaust Fan, EF-1 ea 1 $1,000.00 15 4 2 $1,000

162 Roof-Mount Exhaust Fan, EF-5 ea 1 $1,800.00 15 6 2 $1,800

163 Roof-Mount Exhaust Fan, EF-6 ea 1 $1,800.00 15 6 2 $1,800
164 Cart Barn Inline Exhaust Fan, EF-7 ea 1 $1,800.00 15 6 2 $1,800
165 Kitchen Hood Exhaust Fan, EF-8 ea 1 $6,000.00 10 3 2 $6,000
166 Dishwasher Hood Exhaust Fan, DF-9 ea 1 $1,000.00 15 4 2 $1,000
HVAC EQUIPMENT - Replacement Costs - Subtotal $194,400
HVAC EQUIPMENT
COMMENTS
1004401SAMPLE C08
HVAC EQUIPMENT - cont'd

167 Magic Aire Fan Coil 1, FC-1 ea 1 $3,250.00 25 13 2 $3,250

177 Magic Aire Fan Coil 10A, FC-10A ea 1 $3,250.00 25 13 2 $3,250
HVAC EQUIPMENT - cont'd - Replacement Costs - Subtotal $68,250

COMMENTS
1004401SAMPLE C08

PROJECTED REPLACEMENTS AND EXCLUDED ITEMS
188 Kitchen Make Up Air, EC-1 ea 1 $3,500.00 15 5 2 $3,500

Kitchen Roof-Mounted Duct Furnace, DF-1 ea 1 3 EXCLUDED
189 Non-Water Wash Grease Extractor ea 1 $2,500.00 15 7 2 $2,500
190 Lochinvar Hot Water Heater, No. 1 ea 1 $8,000.00 30 15 2 $8,000

191 Lochinvar Hot Water Heater, No. 2 ea 1 $8,000.00 30 15 2 $8,000
192 Hot Water Circ. Pump Motor No. 1 ea 1 $750.00 10 5 2 $750

193 Hot Water Circ. Pump Motor No. 2 ea 1 $750.00 10 1 2 $750
194 Hot Water Booster Pump Motor, No. 1 ea 1 $750.00 10 7 2 $750

195 Hot Water Booster Pump Motor, No. 2 ea 1 $750.00 10 5 2 $750
196 State Electric Hot Water Heater ea 1 $1,200.00 15 4 2 $1,200
HVAC EQUIPMENT - cont'd - Replacement Costs - Subtotal $26,200

COMMENTS
1004401SAMPLE C08
MISCELLANEOUS SYSTEMS
197 Dual-Lite Emergency Lighting System ea 1 $4,000.00 15 none 2 $4,000

198 Grafik Eye Light Dimming System ea 1 $25,000.00 20 6 2 $25,000
199 Point of Sale System Hardware ls 1 $15,000.00 7 6 2 $15,000
200 Telephone system ls 1 $14,000.00 15 3 2 $14,000
201 Simplex Fire Alarm System Panel ea 1 $8,000.00 15 2 2 $8,000

202 Simplex Fire Alarm Annunciator ea 1 $3,200.00 15 2 2 $3,200
203 Kitchen Ansul Fire Suppression System ea 1 $6,000.00 30 18 2 $6,000

204 Snack Bar Fire Suppression System ea 1 $3,000.00 30 18 2 $3,000
205 Security System ls 1 $2,000.00 5 1 2 $2,000
206 Glof bag storage bins ls 1 $45,000.00 25 13 2 $45,000
MISCELLANEOUS SYSTEMS - Replacement Costs - Subtotal $125,200
MISCELLANEOUS SYSTEMS
COMMENTS
1004401SAMPLE C08
SWIMMING POOL
207 Swimming pool, structure sf 2,700 $65.00 45 39 2 $175,500

208 Swimming pool, whitecoat/tile sf 2,700 $13.00 10 9 2 $35,100
209 Wading pool, structure sf 80 $65.00 45 38 2 $5,200

210 Wading pool, whitecoat/tile sf 80 $13.00 10 8 2 $1,040
211 Spa, structure sf 110 $65.00 45 38 2 $7,150

212 Spa, whitecoat/tile sf 110 $13.00 10 8 2 $1,430
213 Concrete deck pavers sf 6,715 $11.00 30 18 2 $73,865
214 Perimeter fence - glass panel - 5' ft 150 $110.00 30 18 2 $16,500
215 Pool furniture ls 1 $40,000.00 10 none 2 $40,000
216 Pool wood pergola structures sf 1,800 $25.00 25 15 2 $45,000
SWIMMING POOL - Replacement Costs - Subtotal $400,785
SWIMMING POOL
COMMENTS
z We have assumed that the project to replace the pool deck will include the replacement of the plumbing and electrical
systems installed beneath the pavement.
z Exclude stone piers and planter walls as a long life items.

1004401SAMPLE C08
SWIMMING POOL - cont'd

217 Swimming Pool RayPak Heater ea 1 $3,000.00 15 2 2 $3,000

218 Swimming Pool Circ Pump Motor ea 1 $750.00 5 5 2 $750
219 Swimming Pool Pentair Triton TR140C filter ea 2 $3,900.00 15 15 2 $7,800
220 Wading Pool Lochinvar Heater ea 1 $1,200.00 15 1 2 $1,200

221 Wading Pool Circ Pump Motor ea 1 $750.00 5 5 2 $750
222 Wading Pool Pentair Triton TR100C filter ea 1 $3,900.00 15 15 2 $3,900
223 Spa RayPak RP2100 water heater ea 1 $1,200.00 15 1 2 $1,200

224 Spa Circ Pump Motor ea 1 $750.00 5 5 2 $750
225 Spa Pentair Triton TR140C sand filter ea 1 $2,800.00 15 15 2 $2,800
226 Spa Jet Pump Motor ea 1 $750.00 5 5 2 $750
SWIMMING POOL - cont'd - Replacement Costs - Subtotal $22,900
SWIMMING POOL - cont'd

COMMENTS
1004401SAMPLE C08
TENNIS COURTS (2)

227 Tennis court, color coat ea 2 $4,000.00 5 4 2 $8,000

228 Tennis court, post & footings pr 2 $2,600.00 20 9 2 $5,200
229 Tennis court, fence ft 680 $24.00 20 9 2 $16,320

230 Tennis court, wind screen sf 5,440 $0.70 10 1 2 $3,808
231 Court light, poles ea 10 $1,500.00 30 20 2 $15,000

232 Court light, single head ea 5 $700.00 15 5 2 $3,500
233 Court light, double head ea 5 $1,200.00 15 5 2 $6,000
234 Drinking fountain ea 1 $650.00 10 none 2 $650
TENNIS COURTS (2) - Replacement Costs - Subtotal $58,478
TENNIS COURTS (2)

COMMENTS
z Tennis court concrete base has been excluded as a long life item and nets have been excluded as an operational expense
.
1004401SAMPLE C08
RACQUET, FITNESS, SWIM BUILDING (RFS)

235 RFS Concrete roof tiles ( 1% every 5 yrs) sf 70 $12.00 5 1 2 $840

236 RFS Skylights (4'x4') ea 4 $27.50 25 11 2 $110
237 RFS Re-coat stucco sf 2,140 $3.50 10 7 2 $7,490

238 RFS Windows/Storefront sf 1,060 $45.00 35 23 2 $47,700
239 RFS Suspended acoustical ceiling sf 1,340 $5.00 20 10 2 $6,700

240 RFS Carpet sf 1,830 $4.50 10 3 2 $8,235
241 RFS Ceramic tile floors sf 3,640 $9.00 25 13 2 $32,760
242 RFS Ceramic tile walls sf 2,560 $9.00 25 13 2 $23,040
243 RFS Plumbing fixtures ls 1 $10,000.00 25 13 2 $10,000
244 RFS Wood lockers ea 27 $200.00 25 13 2 $5,400
245 RFS Redecoration expense sf 1,830 $20.00 10 3 2 $36,600
246 RFS Patio/Walk pavers sf 4,150 $28.00 30 18 2 $116,200

247 RFS Patio tables/chairs ea 15 $950.00 10 2 2 $14,250
248 RFS Patio fence lf 50 $55.00 40 40 2 $2,750
249 RFS Front entrance pavers sf 825 $28.00 30 18 2 $23,100

250 RFS Front sidewalk pavers sf 1,800 $28.00 30 18 2 $50,400
251 RFS Wood pergola structures sf 3,396 $25.00 25 18 2 $84,900
RACQUET, FITNESS, SWIM BUILDING (RFS) - Replacement Costs - Subtotal $470,475
RACQUET, FITNESS, SWIM BUILDING (RFS)

COMMENTS
z Exclude stone veneer

1004401SAMPLE C08
RFS - EXERCISE EQUIPMENT

252 Cybex Pro+ Treadmill ea 2 $7,000.00 7 2 2 $14,000

253 LifeFitness 9500 HR Treadmill ea 1 $6,000.00 7 2 2 $6,000
254 LifeFitness 9500 HR Eliptical ea 2 $4,000.00 7 2 2 $8,000
255 Stairmaster 4400 PT Free Climber ea 1 $2,500.00 7 2 2 $2,500
256 Cybex 700 Recumbant Bike ea 1 $1,800.00 7 2 2 $1,800
257 Cybex 700 Upright Bike ea 1 $1,800.00 7 2 2 $1,800
258 Sci-Fit Pro 1 Upper Body Ergometer ea 1 $2,000.00 7 2 2 $2,000
259 Cybex Dual Axis Chest Press ea 1 $2,500.00 10 5 2 $2,500

260 Cybex Dual Axis Pullldown ea 1 $2,500.00 10 5 2 $2,500
261 Cybex Leg Extension ea 1 $2,500.00 10 5 2 $2,500
262 Cybex Seated Leg Curl ea 1 $2,500.00 10 5 2 $2,500
263 Free Motion Single Cable ea 1 $1,800.00 10 5 2 $1,800
264 LifeFitness Smith Press ea 1 $2,500.00 10 5 2 $2,500

265 Cybex Flat - Adjustable Bench ea 2 $700.00 10 5 2 $1,400
266 Maxicam 3 Tiered 12 pair Dumbell Rack ea 1 $500.00 10 5 2 $500
267 Maxicam 2 Tiered 4 pair Dumbell Rack ea 1 $400.00 10 5 2 $400
268 Cybex 45 Hyperextension Bench ea 1 $500.00 10 5 2 $500
269 Cybex Adjustable Abdominal Crunch ea 1 $500.00 10 5 2 $500
270 E-Z Curl Bar ea 1 $150.00 10 5 2 $150
271 1995 GMC Safari Van ea 1 $25,000.00 15 3 2 $25,000
RFS - EXERCISE EQUIPMENT - Replacement Costs - Subtotal $78,850
RFS - EXERCISE EQUIPMENT

COMMENTS
z Low dollar value Functional Training Equipment, Dumbells anf Free Weights have been excluded as operational expenses
.
z Inventory and condition assessment provided by Paul Wright at Savvy Fitness Associates.
1004401SAMPLE C08
RFS - 19th HOLE FOOD SERVICE EQUIPMENT

272 Exhaust Hood, 6' ea 1 $6,000.00 20 12 2 $6,000

273 Fryer 30 lb. Countertop ea 1 $2,200.00 20 7 2 $2,200
274 42" Griddle Flat/24" Grooved ea 1 $3,800.00 20 7 2 $3,800
275 Stainless Steel Worktable Stand ea 1 $1,800.00 20 12 2 $1,800
276 Referigerated Sandwich Make-up, 3' ea 1 $2,600.00 20 7 2 $2,600
277 Hoshizaki I ce Machine/Bin ea 1 $3,400.00 20 7 2 $3,400
278 Stainless Steel 2 Compartment Sink ea 1 $2,800.00 20 12 2 $2,800
279 Shelving, 3 Sections ea 1 $900.00 20 12 2 $900
280 Prep Sinks ea 1 $2,800.00 20 7 2 $2,800
281 Service Counters,etc. ea 1 $6,500.00 20 7 2 $6,500
RFS - 19th HOLE FOOD SERVICE EQUIPMENT - Replacement Costs - Subtotal $32,800
RFS - 19th HOLE FOOD SERVICE EQUIPMENT

COMMENTS
z Inventory and condition assessment provided by KLR Associates, Inc..

1004401SAMPLE C08
RFS - MEP SYSTEMS

282 RFS Carrier Heat Pump No. 1 ea 1 $3,000.00 14 13 2 $3,000

285 RFS Carrier Heat Pump No. 4 ea 1 $3,000.00 14 none 2 $3,000
287 RFS Snack Bar Kitchen Make Up Air ea 1 $2,500.00 15 5 2 $2,500

288 RFS Snack Bar Hood Exhaust Ventilator ea 1 $1,500.00 10 3 2 $1,500
289 RFS - A.O. Smith Hot Water heater ea 1 $3,500.00 15 1 2 $3,500
RFS - MEP SYSTEMS - Replacement Costs - Subtotal $22,500
RFS - MEP SYSTEMS

COMMENTS
1004401SAMPLE C08
GOLF COURSE
290 Sand bunkers ls 1 $545,000.00 15 10 2 $545,000

291 Greens ls 1 $686,070.00 30 15 2 $686,070
292 Tees ls 1 $465,300.00 30 15 2 $465,300
293 Concrete golf cart paths - 3% every 6 yrs sf 7,296 $8.50 6 3 2 $62,016
294 Stone bridge at #11 ls 1 $12,500.00 25 15 2 $12,500
295 Main line drainage system ls 1 $650,000.00 35 20 2 $650,000

296 Irrigation pond at #15 - liner ls 1 $85,000.00 30 20 2 $85,000
297 Greenside pond at #2 - liner ls 1 $40,000.00 30 5 2 $40,000
298 Irrigation Heads on Golf Course ea 1 $250,000.00 20 10 2 $250,000
299 PVC Pipe and Control Wire ea 1 $650,000.00 20 10 2 $650,000
300 Toro Site Pro V 2.2 ea 1 $30,000.00 25 15 2 $30,000

301 Toro Sand Pro Field Interface ea 1 $5,000.00 25 15 2 $5,000
302 53 VT Field Controllers ea 1 $185,000.00 25 15 2 $185,000
303 Flowtonex Pump Station ea 1 $150,000.00 20 10 2 $150,000
304 T Weather ea 1 $12,000.00 20 10 2 $12,000
GOLF COURSE - Replacement Costs - Subtotal $3,827,886
GOLF COURSE
COMMENTS
z Misc. golf course amenities such as ballwashers and tee markers have been excluded as operational expenses.
1004401SAMPLE C08
GOLF COURSE EQUIPMENT

305 Jacobsen 522 A ea 1 $7,400.00 10 8 2 $7,400

306 Jacobsen 522 A ea 1 $7,400.00 10 8 2 $7,400
307 Jacobsen 522 A ea 1 $7,400.00 10 8 2 $7,400
308 Jacobsen 522 A ea 1 $7,400.00 10 8 2 $7,400
309 Jacobsen 522 A ea 1 $7,400.00 10 8 2 $7,400
310 Jacobsen 522 A ea 1 $7,400.00 10 8 2 $7,400
311 Jacobsen 522 A ea 1 $7,400.00 10 8 2 $7,400
312 Jacobsen 522 A ea 1 $7,400.00 10 8 2 $7,400
313 Jacobsen 522 A ea 1 $7,400.00 10 5 2 $7,400
314 Jacobsen 522 A ea 1 $7,400.00 10 5 2 $7,400
315 Jacobsen 422 ea 1 $7,400.00 10 5 2 $7,400
316 Jacobsen 422 ea 1 $7,400.00 10 none 2 $7,400
317 Jacobsen 422 ea 1 $7,400.00 10 none 2 $7,400
318 Jacobsen 422 ea 1 $7,400.00 10 none 2 $7,400
319 Toro Flex 21 with trailer ea 1 $7,800.00 15 15 2 $7,800
320 Lastec "Articulator" ea 1 $21,000.00 10 3 2 $21,000

321 Toro 3500 ea 1 $36,000.00 10 8 2 $36,000
322 Toro 3500 ea 1 $36,000.00 10 8 2 $36,000
323 Toro 3100 D ea 1 $34,000.00 15 10 2 $34,000
324 Toro 3100 D ea 1 $34,000.00 15 10 2 $34,000
325 Toro 4700 D ea 1 $47,000.00 15 8 2 $47,000
326 Toro 36 Commercial ea 1 $2,000.00 20 10 2 $2,000
327 Toro Z Master ea 1 $2,600.00 5 2 2 $2,600
GOLF COURSE EQUIPMENT - Replacement Costs - Subtotal $324,000
GOLF COURSE EQUIPMENT

COMMENTS
1004401SAMPLE C08
GOLF COURSE EQUIPMENT - cont'd

328 Jacobsen 3500 ea 1 $47,000.00 15 12 2 $47,000

329 Jacobsen 3500 ea 1 $47,000.00 15 12 2 $47,000
330 Jacobsen 3400 ea 1 $38,000.00 15 12 2 $38,000
331 Jacobsen LF 128 with Plug Pusher ea 1 $38,000.00 15 none 2 $38,000
332 Greensking IV ea 1 $18,000.00 15 10 2 $18,000

333 Greensking IV ea 1 $18,000.00 15 10 2 $18,000
334 Greensking IV Plus ea 1 $22,000.00 15 6 2 $22,000
337 Toro Walk-Behind Aerifier ea 1 $26,500.00 10 5 2 $26,500

338 Toro Walk-Behind Aerifier ea 1 $26,500.00 10 5 2 $26,500
339 Soil Reliever 72 / Southern Turf ea 1 $32,000.00 15 15 2 $32,000
340 Verti-Drain 7316 ea 1 $38,000.00 15 15 2 $38,000
341 Jacobsen Pull Behind Aerifier ea 1 $8,500.00 15 10 2 $8,500
342 Aerway Turf ea 1 $6,000.00 20 15 2 $6,000
343 John Deere 5300 ea 1 $28,000.00 15 12 2 $28,000

344 John Deere 1070 ea 1 $20,000.00 15 10 2 $20,000
345 John Deere 5210 W/ Backhoe ea 1 $42,000.00 15 6 2 $42,000
346 John Deere 970 ea 1 $19,000.00 15 8 2 $19,000
347 Cub Cadet ea 1 $14,000.00 15 10 2 $14,000
348 Kubota 4900 ea 1 $26,000.00 15 15 2 $26,000
GOLF COURSE EQUIPMENT - cont'd - Replacement Costs - Subtotal $558,500

COMMENTS
1004401SAMPLE C08

349 Smithco Mow-and-Go - Greens Mowers ea 1 $650.00 12 10 2 $650

357 John Deere Utility Trailer ea 1 $650.00 8 5 2 $650
358 John Deere Utility Trailer ea 1 $650.00 8 5 2 $650
359 Pronovost Trailer P516/3S ea 1 $8,500.00 12 10 2 $8,500
360 Pronovost Trailer P509 ea 1 $5,500.00 15 10 2 $5,500
361 White Landscape Trailer ea 1 $5,200.00 25 20 2 $5,200
362 Maxey Car Trailer ea 1 $4,000.00 20 20 2 $4,000
363 Toro Nozzle 41252 ea 1 $6,000.00 15 15 2 $6,000

364 Lely Model W ea 1 $4,500.00 10 5 2 $4,500
365 Lely Model L 1500 ea 1 $6,800.00 15 15 2 $6,800
366 SP 2000 ea 1 $600.00 8 5 2 $600
367 SP 2000 ea 1 $600.00 8 5 2 $600
368 SP 2000 ea 1 $600.00 8 5 2 $600
369 Gandy Fertilizer Spreader ea 1 $300.00 8 5 2 $300
370 Turfco Met-R-Matic ea 1 $6,200.00 15 10 2 $6,200
371 Turfco SP 1530 ea 1 $12,000.00 8 5 2 $12,000

COMMENTS
1004401SAMPLE C08

372 Gravely Pro - Vac 1050 ea 1 $23,000.00 15 15 2 $23,000

373 Dakota 440 Turf Tender ea 1 $38,000.00 15 15 2 $38,000
374 Toro Debris Blower 2613 ea 1 $4,000.00 15 15 2 $4,000
375 John Deere Sweeper TC 125 ea 1 $8,500.00 20 20 2 $8,500
376 Troy-Bilt Vacuum ea 1 $2,500.00 10 10 2 $2,500
377 SDI Sprayer ea 1 $23,000.00 10 5 2 $23,000

378 Smithco Spraystar 1000 ea 1 $35,000.00 10 5 2 $35,000
379 400 Gallon Trailer Sprayer ea 1 $8,900.00 12 10 2 $8,900
380 1100 Gallon Mix Tank ea 1 $10,000.00 12 10 2 $10,000
381 Ryan Mat-Away Seeders ea 1 $6,500.00 15 15 2 $6,500

382 Toro Sand Pro 3000 ea 1 $25,000.00 5 none 2 $25,000
383 Toro Sand Pro 3000 ea 1 $25,000.00 5 none 2 $25,000
384 Ryan Ren-O-Thin ea 1 $8,500.00 15 15 2 $8,500
385 Jacobsen Slit Seeder (3 Point) ea 1 $10,000.00 10 10 2 $10,000
386 Brower Walk Roller ea 1 $8,600.00 10 10 2 $8,600
387 Smithco Greens Roller ea 1 $9,000.00 10 10 2 $9,000
388 Steiner w/ Attachments ea 1 $35,000.00 10 5 2 $35,000

389 Tractor Forks ea 1 $5,000.00 20 10 2 $5,000
390 Gannon Box Blade ea 1 $4,200.00 15 15 2 $4,200
391 Storage Container ea 1 $8,000.00 15 15 2 $8,000

COMMENTS
1004401SAMPLE C08

392 Concrete Mixer ea 1 $6,500.00 10 none 2 $6,500

393 Concrete Mixer ea 1 $3,500.00 10 5 2 $3,500
394 Ditch Witch 3500 ea 1 $45,000.00 20 15 2 $45,000
395 Additional Reels for GK IV ea 1 $9,000.00 10 10 2 $9,000
396 Cushman Carry All 4800 ea 1 $4,500.00 8 5 2 $4,500

400 Club Car Turf I ea 1 $4,600.00 8 5 2 $4,600

401 Club Car Turf I ea 1 $4,600.00 8 5 2 $4,600
402 Cushman Utility Flat Bed ea 1 $5,300.00 10 none 2 $5,300
403 Toro Workman 4300 D 4x4 ea 1 $23,500.00 8 none 2 $23,500
404 Toro Workman 3200 ea 1 $23,500.00 8 none 2 $23,500
405 Jacobsen SV 2322 ea 1 $18,700.00 8 none 2 $18,700
406 Jacobsen SV 2322 ea 1 $18,700.00 8 none 2 $18,700
407 Kawasaki Mule 2520 ea 1 $4,100.00 8 none 2 $4,100
408 Kawasaki Mule 2520 ea 1 $4,100.00 8 none 2 $4,100
409 EZ - Go 4x4 Range Picker ea 1 $4,300.00 5 2 2 $4,300

COMMENTS
1004401SAMPLE C08
GOLF COURSE MAINTENANCE COMPLEX (MC)

410 MC Concrete hardstand (10% every 20 yrs) sf 2,280 $9.00 20 7 2 $20,520

411 MC Perimeter wall - stucco re-coat sf 3,360 $3.50 10 7 2 $11,760
412 MC Refueling station ls 1 $9,500.00 30 20 2 $9,500
413 MC Conc. tile roof (repair 1% every 3 yrs) sf 100 $20.00 3 2 2 $2,000
414 MC Skylights ea 4 $900.00 20 9 2 $3,600
415 MC Stucco, recoat sf 4,200 $3.50 10 7 2 $14,700
416 MC Garage doors ea 3 $1,500.00 20 10 2 $4,500
417 MC Metal frame bldg (30'x60') sf 1,800 $50.00 35 20 2 $90,000
418 MC Metal frame bldg (30'x30') sf 900 $40.00 25 22 2 $36,000
GOLF COURSE MAINTENANCE COMPLEX (MC) - Replacement Costs - Subtotal $192,580
GOLF COURSE MAINTENANCE COMPLEX (MC)

COMMENTS
1004401SAMPLE C08
VALUATION EXCLUSIONS
EXCLUDED ITEMS
Miscellaneous signage ls 1 3 EXCLUDED
Gravel surface of employee parking ls 1 3 EXCLUDED
Audio system upgarde ls 1 3 EXCLUDED
Thin set Terrace pavers ls 1 3 EXCLUDED

Wood Arbors/Trellis structures ls 1 3 EXCLUDED
Fire sprinkler system ls 1 3 EXCLUDED
Fire extinguisher cabinet ls 1 3 EXCLUDED
Smoke detectors ls 1 3 EXCLUDED

Emergency lighting, exit light, etc. ls 1 3 EXCLUDED
Interior door unit ls 1 3 EXCLUDED

Interior light fixtures ls 1 3 EXCLUDED
Electric space heaters ls 1 3 EXCLUDED
Shop equipment ls 1 3 EXCLUDED

Tennis court posts and nets ls 1 3 EXCLUDED
VALUATION EXCLUSIONS
COMMENTS
z Valuation Exclusions. For ease of administration of the Replacement Reserves and to reflect accurately how
Replacement Reserves are administered, items with a dollar value less than $1,000.00 have not been scheduled for
funding from Replacement Reserves. Examples of items excluded from funding by Replacement Reserves by this
standard are listed above.
z The list above exemplifies exclusions by the cited standard(s) and is not intended to be comprehensive.
1004401SAMPLE C08
LONG-LIFE EXCLUSIONS
EXCLUDED ITEMS
Concrete retaining walls ls 1 3 EXCLUDED

Masonry retaining walls ls 1 3 EXCLUDED
Masonry perimeter wall - Maintenance ls 1 3 EXCLUDED
Building foundation(s) ls 1 3 EXCLUDED

Concrete floor slabs (interior) ls 1 3 EXCLUDED
Wall, floor, & roof structure ls 1 3 EXCLUDED
Exterior stone veneer ls 1 3 EXCLUDED
Exterior stucco ls 1 3 EXCLUDED
Electrical wiring ls 1 3 EXCLUDED
Chandeliers ls 1 3 EXCLUDED
Millwork ls 1 3 EXCLUDED
Interior granite and marble stonework ls 1 3 EXCLUDED
Interior metal stair rails ls 1 3 EXCLUDED
Fire place stonework and flues ls 1 3 EXCLUDED
Fire sprinkler system ls 1 3 EXCLUDED
Water piping at common facilities ls 1 3 EXCLUDED
Waste piping at common facilities ls 1 3 EXCLUDED
Natural gas piping ls 1 3 EXCLUDED
Stainless steel pool fixtures ls 1 3 EXCLUDED
Concrete tennis court slab ls 1 3 EXCLUDED
LONG-LIFE EXCLUSIONS
COMMENTS
z Long Life Exclusions. Components that when properly maintained, can be assumed to have a life equal to the property as
a whole, are normally excluded from the Replacement Reserve Inventory. Examples of items excluded from funding by
Replacement Reserves by this standard are listed above.
z Exterior masonry is generally assumed to have an unlimited economic life but periodic repointing is required and we have
included this for funding in the Replacement Reserve Inventory.
1004401SAMPLE C08
LEASED EQUIPMENT EXCLUSIONS

EXCLUDED ITEMS
Golf carts ls 1 3 EXCLUDED

Golf cart chargers ea 75 3 EXCLUDED
Clothes washers ea 3 3 EXCLUDED

Clothes dryers ea 4 3 EXCLUDED
Musak system ls 1 3 EXCLUDED
LEASED EQUIPMENT EXCLUSIONS

COMMENTS
1004401SAMPLE C08
UTILITY EXCLUSIONS
EXCLUDED ITEMS
Primary electric feeds ls 1 3 EXCLUDED

Electric transformers ls 1 3 EXCLUDED
Cable TV systems and structures ls 1 3 EXCLUDED
Telephone cables and structures ls 1 3 EXCLUDED
Gas mains and meters ls 1 3 EXCLUDED

Water mains and meters ls 1 3 EXCLUDED
Sanitary sewers ls 1 3 EXCLUDED
UTILITY EXCLUSIONS
COMMENTS
z Utility Exclusions. Many improvements owned by utility companies are on property owned by the Association. We have
assumed that repair, maintenance, and replacements of these components will be done at the expense of the appropriate
utility company. Examples of items excluded from funding Replacement Reserves by this standard are listed above.
1004401SAMPLE C08
MAINTENANCE AND REPAIR EXCLUSIONS

EXCLUDED ITEMS
Cleaning of asphalt pavement ls 1 3 EXCLUDED

Crack sealing of asphalt pavement ls 1 3 EXCLUDED
Painting of curbs ls 1 3 EXCLUDED
Landscaping and site grading ls 1 3 EXCLUDED
Exterior painting ls 1 3 EXCLUDED

Interior painting ls 1 3 EXCLUDED
Janitorial service ls 1 3 EXCLUDED

Repair services ls 1 3 EXCLUDED
Partial replacements ls 1 3 EXCLUDED
Capital improvements ls 1 3 EXCLUDED
MAINTENANCE AND REPAIR EXCLUSIONS

COMMENTS
z Maintenance activities, one-time-only repairs, and capital improvements. These activities are NOT appropriately funded
from Replacement Reserves. The inclusion of such component in the Replacement Reserve Inventory could jeopardize
the special tax status of ALL Replacement Reserves, exposing the Association to significant tax liabilities. We
recommend that the Board of Directors discuss these exclusions and Revenue Ruling 75-370 with a Certified Public
Accountant.
z Examples of items excluded from funding by Replacement Reserves by this standard are listed above.
1004401SAMPLE C08
IRRIGATION SYSTEM EXCLUSIONS

EXCLUDED ITEMS
Subsurface irrigation pipe ls 1 3 EXCLUDED

Subsurface irrigation valve ls 1 3 EXCLUDED
Subsurface irrigation control wiring ls 1 3 EXCLUDED
Irrigation system electrical service ls 1 3 EXCLUDED

Irrigation system enclosures ls 1 3 EXCLUDED
IRRIGATION SYSTEM EXCLUSIONS

COMMENTS
z Irrigation System Exclusions. We have assumed that the maintenance, repair, and periodic replacement of the
components of the extensive irrigation systems at the property will not be funded from Replacement Reserves. These
systems should be inspected each spring when the systems are brought on line and each fall when they are winterized.
Repairs/replacements should be made in conjunction with these inspections.
Miller + Dodson Associates, Inc. Projected Annual Replacements - Page C1
1004401SAMPLE C08
PROJECTED ANNUAL REPLACEMENTS

GENERAL INFORMATION
CALENDAR OF ANNUAL REPLACEMENTS. The 418 Projected Replacements in the Sample Country Club
Replacement Reserve Inventory whose replacement is scheduled to be funded from Replacement Reserves are
broken down on a year-by-year basis, beginning on Page C2.
REPLACEMENT RESERVE ANALYSIS AND INVENTORY

POLICES, PROCEDURES, AND ADMINISTRATION
z REVISIONS. Revisions will be made to the Replacement Reserve Analysis and Replacement Reserve Inventory
in accordance with the written instructions of the Board of Directors. No additional charge is incurred for the
first revision, if requested in writing within three months of the date of the Replacement Reserve Study. It is our
policy to provide revisions in electronic (Adobe PDF) format only.
z CONFLICT OF INTEREST. Neither Miller - Dodson Associates nor the Reserve Analyst has any prior or existing
relationship with this club which would represent a real or perceived conflict of interest.
z RELIANCE ON DATA PROVIDED BY THE CLIENT. Information provided by an official representative of the
club regarding financial, physical conditions, quality, or historical issues is deemed reliable.
z INTENT. This Replacement Reserve Study is a reflection of the information provided by the club and the
visual evaluations of the Analyst. It has been prepared for the sole use of the club and is not for the
purpose of performing an audit, quality/forensic analyses, or background checks of historical records.
z PREVIOUS REPLACEMENTS. Information provided to Miller - Dodson Associates regarding prior replacements
is considered to be accurate and reliable. Our visual evaluation is not a project audit or quality inspection.
z UPDATING. In the first two or possibly three years after the completion of a Level One Replacement Reserve
Study, we recommend the club review and revise the Replacement Reserve Analysis and Inventory
annually to take into account replacements which have occurred and known changes in replacement costs.
This can frequently be handled as a Level Two or Level Three Study (as defined by the Community Associations
Institute), unless the club has completed major replacement projects. A full analysis (Level One)
based on a comprehensive visual evaluation of the site should be accomplished every three to five years or
after each major replacement project.
z EXPERIENCE WITH FUTURE REPLACEMENTS. The Calendar of Annual Projected Replacements, lists
replacements we have projected to occur over the next thirty years, begins on Page C2. Actual experience in
replacing the items may differ significantly from the cost estimates and time frames shown because of conditions
beyond our control. These differences may be caused by maintenance practices, inflation, variations in pricing
and market conditions, future technological developments, regulatory actions, acts of God, and luck. Some
items may function normally during our visual evaluation and then fail without notice.
z REVIEW OF THE REPLACEMENT RESERVE STUDY. For this study to be effective, it should be reviewed by
the Sample Country Club Board of Directors, those responsible for the management of the items
included in the Replacement Reserve Inventory, and the accounting professionals employed by the club.
2008 1004401SAMPLE C08
PROJECTED REPLACEMENTS - 2008

1
# Description $ # Description $ # Description $
90 Pro Shop - F,F&E $5,000
101 Admin - furniture/equipment $5,000
156 HVAC Hot Water Pump, HW $3,000
197 Dual-Lite Emergency Lightin $4,000
215 Pool furniture $40,000
234 Drinking fountain $650
285 RFS Carrier Heat Pump No. $3,000
316 Jacobsen 422 $7,400
317 Jacobsen 422 $7,400
318 Jacobsen 422 $7,400
331 Jacobsen LF 128 with Plug P $38,000
382 Toro Sand Pro 3000 $25,000
383 Toro Sand Pro 3000 $25,000
392 Concrete Mixer $6,500
402 Cushman Utility Flat Bed $5,300
403 Toro Workman 4300 D 4x4 $23,500
404 Toro Workman 3200 $23,500
405 Jacobsen SV 2322 $18,700
406 Jacobsen SV 2322 $18,700
407 Kawasaki Mule 2520 $4,100
Total Scheduled Replacements $278,250

2009 1004401SAMPLE C08

2
40 MCB Concrete roof tiles ( 1% $4,080
193 Hot Water Circ. Pump Motor $750
205 Security System $2,000
220 Wading Pool Lochinvar Hea $1,200
223 Spa RayPak RP2100 water $1,200
230 Tennis court, wind screen $3,808
235 RFS Concrete roof tiles ( 1% $840
289 RFS - A.O. Smith Hot Water $3,500

2010 1004401SAMPLE C08

3
31 Asphalt pavement, seal coat $17,507
44 MCB Irrigation system contro $9,000
51 Private Lounge - carpet $8,910
52 Private Lounge - redecoratio $9,900
54 Main Dining Room - carpet $63,756
55 Main Dining Room - furniture $50,000
56 Main Dining Room - redecor $141,680
58 Grill Dining Room - carpet $35,100
59 Grill Dining Room - furniture $25,000
60 Grill Dining Room - redecora $78,000
68 Men's Lounge - carpet $5,250
69 Men's Lounge - furniture $20,000
70 Men's Lounge - redecoration $26,250
72 Men's Locker Room - carpet $9,100
73 Men's Locker Room - redeco $71,625
90 Pro Shop - F,F&E $5,000
201 Simplex Fire Alarm System P $8,000
202 Simplex Fire Alarm Annuncia $3,200
217 Swimming Pool RayPak Hea $3,000
247 RFS Patio tables/chairs $14,250
252 Cybex Pro+ Treadmill $14,000
253 LifeFitness 9500 HR Treadm $6,000
254 LifeFitness 9500 HR Eliptica $8,000
255 Stairmaster 4400 PT Free C $2,500
256 Cybex 700 Recumbant Bike $1,800
257 Cybex 700 Upright Bike $1,800
258 Sci-Fit Pro 1 Upper Body Erg $2,000
327 Toro Z Master $2,600
409 EZ - Go 4x4 Range Picker $4,300
413 MC Conc. tile roof (repair 1% $2,000

2011 1004401SAMPLE C08

4
1 Concrete curb (3%) $4,397
11 Concrete curb & gutter (3%) $1,913
21 MCB Concrete flatwork (3%) $4,420
65 Terrace - BBQ grill $3,200
75 Men's Locker Room - steam $15,000
79 Women's Lounge - carpet $2,350
80 Women's Lounge - furniture $18,000
81 Women's Lounge - redecora $11,750
83 Women's Locker Room - car $3,800
84 Women's Locker Room - red $40,000
104 East Gallery - carpet $16,500
105 East Gallery - redecoration $33,000
165 Kitchen Hood Exhaust Fan, $6,000
200 Telephone system $14,000
240 RFS Carpet $8,235
245 RFS Redecoration expense $36,600
271 1995 GMC Safari Van $25,000
288 RFS Snack Bar Hood Exhau $1,500
293 Concrete golf cart paths - 3% $62,016
320 Lastec "Articulator" $21,000

2012 1004401SAMPLE C08

5
90 Pro Shop - F,F&E $5,000
158 Inline Exhaust Fan, EF-1 $1,000
166 Dishwasher Hood Exhaust F $1,000
196 State Electric Hot Water Hea $1,200
227 Tennis court, color coat $8,000

2013 1004401SAMPLE C08

6
34 Pole lights - fixture heads $62,400
45 MCB Rolling door - Service C $9,500
61 Board Room - carpet $10,710
62 Board Room - furniture $10,000
63 Board Room - redecoration $23,800
66 Terrace - furniture $6,000
188 Kitchen Make Up Air, EC-1 $3,500
195 Hot Water Booster Pump Mo $750
218 Swimming Pool Circ Pump M $750
221 Wading Pool Circ Pump Mot $750
224 Spa Circ Pump Motor $750
226 Spa Jet Pump Motor $750
232 Court light, single head $3,500
233 Court light, double head $6,000
259 Cybex Dual Axis Chest Pres $2,500
260 Cybex Dual Axis Pullldown $2,500
261 Cybex Leg Extension $2,500
262 Cybex Seated Leg Curl $2,500
263 Free Motion Single Cable $1,800
264 LifeFitness Smith Press $2,500
265 Cybex Flat - Adjustable Benc $1,400
266 Maxicam 3 Tiered 12 pair Du $500
267 Maxicam 2 Tiered 4 pair Dum $400
268 Cybex 45 Hyperextension Be $500
269 Cybex Adjustable Abdomina $500
270 E-Z Curl Bar $150
287 RFS Snack Bar Kitchen Mak $2,500
297 Greenside pond at #2 - liner $40,000
313 Jacobsen 522 A $7,400
314 Jacobsen 522 A $7,400
315 Jacobsen 422 $7,400
337 Toro Walk-Behind Aerifier $26,500
357 John Deere Utility Trailer $650
364 Lely Model W $4,500
366 SP 2000 $600
367 SP 2000 $600
368 SP 2000 $600
369 Gandy Fertilizer Spreader $300
371 Turfco SP 1530 $12,000
377 SDI Sprayer $23,000
378 Smithco Spraystar 1000 $35,000
382 Toro Sand Pro 3000 $25,000
383 Toro Sand Pro 3000 $25,000
388 Steiner w/ Attachments $35,000
396 Cushman Carry All 4800 $4,500
400 Club Car Turf I $4,600

2014 1004401SAMPLE C08

7
90 Pro Shop - F,F&E $5,000
162 Roof-Mount Exhaust Fan, EF $1,800
164 Cart Barn Inline Exhaust Fan $1,800
198 Grafik Eye Light Dimming Sy $25,000
199 Point of Sale System Hardw $15,000
334 Greensking IV Plus $22,000
345 John Deere 5210 W/ Backho $42,000

2015 1004401SAMPLE C08

8
41 MCB Re-coat stucco $40,705
93 Hall/Library - refinish wood f $2,400
95 Hall/Library - furniture $10,000
96 Hall/Library - redecoration $18,000
97 Hall - Men's rest room $20,000
98 Hall - Women's rest room $20,000
100 Admin - carpet $6,875
102 Admin - redecoration $27,500
113 Cook-N-Hold Alto shaam $8,500
114 Cleveland 3 Pan Steamcraft $5,500
117 Two Deck Vulcan Convectio $12,500
118 5' Range w 6 Burners/Griddl $8,500
121 4' Char Broiler w/o Oven $4,800
122 2 Fryers w/Dump Station $8,500
123 Single Cell Traulsen Refrige $3,800
129 Ice Machine/Bin $4,200
189 Non-Water Wash Grease E $2,500
237 RFS Re-coat stucco $7,490
273 Fryer 30 lb. Countertop $2,200
274 42" Griddle Flat/24" Grooved $3,800
276 Referigerated Sandwich Mak $2,600
277 Hoshizaki I ce Machine/Bin $3,400
280 Prep Sinks $2,800
281 Service Counters,etc. $6,500
410 MC Concrete hardstand (10% $20,520
411 MC Perimeter wall - stucco r $11,760
415 MC Stucco, recoat $14,700

2016 1004401SAMPLE C08

9
89 Pro Shop - carpet $6,525
90 Pro Shop - F,F&E $5,000
91 Pro Shop - redecoration $36,750
149 Chiller - Carrier - 140 ton $90,000
150 Cooling Tower - BAC - 140 t $24,000
210 Wading pool, whitecoat/tile $1,040
212 Spa, whitecoat/tile $1,430
305 Jacobsen 522 A $7,400
306 Jacobsen 522 A $7,400
307 Jacobsen 522 A $7,400
308 Jacobsen 522 A $7,400
309 Jacobsen 522 A $7,400
310 Jacobsen 522 A $7,400
311 Jacobsen 522 A $7,400
312 Jacobsen 522 A $7,400
321 Toro 3500 $36,000
322 Toro 3500 $36,000
325 Toro 4700 D $47,000
346 John Deere 970 $19,000
403 Toro Workman 4300 D 4x4 $23,500
404 Toro Workman 3200 $23,500
405 Jacobsen SV 2322 $18,700
406 Jacobsen SV 2322 $18,700

2017 1004401SAMPLE C08

10
208 Swimming pool, whitecoat/til $35,100
228 Tennis court, post & footings $5,200
229 Tennis court, fence $16,320
414 MC Skylights $3,600

2018 1004401SAMPLE C08

11
35 Bollard lights $23,750
90 Pro Shop - F,F&E $5,000
151 Ajax Hot Water Boiler $10,000
239 RFS Suspended acoustical c $6,700
290 Sand bunkers $545,000
298 Irrigation Heads on Golf Cou $250,000
299 PVC Pipe and Control Wire $650,000
303 Flowtonex Pump Station $150,000
304 T Weather $12,000
316 Jacobsen 422 $7,400
317 Jacobsen 422 $7,400
318 Jacobsen 422 $7,400
323 Toro 3100 D $34,000
324 Toro 3100 D $34,000
326 Toro 36 Commercial $2,000
332 Greensking IV $18,000
341 Jacobsen Pull Behind Aerifie $8,500
344 John Deere 1070 $20,000
347 Cub Cadet $14,000
349 Smithco Mow-and-Go - Gree $650
359 Pronovost Trailer P516/3S $8,500
360 Pronovost Trailer P509 $5,500
370 Turfco Met-R-Matic $6,200
376 Troy-Bilt Vacuum $2,500
379 400 Gallon Trailer Sprayer $8,900
380 1100 Gallon Mix Tank $10,000
382 Toro Sand Pro 3000 $25,000
383 Toro Sand Pro 3000 $25,000
385 Jacobsen Slit Seeder (3 Poin $10,000
386 Brower Walk Roller $8,600
387 Smithco Greens Roller $9,000
389 Tractor Forks $5,000
395 Additional Reels for GK IV $9,000
416 MC Garage doors $4,500
Total Scheduled Replacements $2,157,900

2019 1004401SAMPLE C08

12
236 RFS Skylights (4'x4') $110

2020 1004401SAMPLE C08

13
32 Asphalt pavement, mill & ove $147,717
46 MCB Wood trellis - Service C $127,680
90 Pro Shop - F,F&E $5,000
106 Dry Storage Shelving $1,200
107 Walk-in Cooler/Freezer 8'x1 $16,800
108 Walk-in Cooler Freezer She $2,400
109 Prep Table w/Sink $4,200
110 Disposal $2,800
111 Worktable $1,600
112 Food Processor $300
115 Bakers Pride Two Deck Pizz $1,600
116 Exhaust Hood 25' $35,000
119 6 Burner Range w/Salamand $8,500
120 4' Range w/Griddle Oven $5,800
124 Chef's Line $80,000
125 Stainless Steel Soiled Dish T $8,400
126 Dishwasher $1,600
127 Stainless Steel Clean Dishta $2,100
128 Pot Sink - 2 Compartment $3,600
130 Beverage Stand 12'-6" $6,250
131 Draft Beer Box $4,500
132 Stainless Steel Utility Stand $6,500
133 Server Stand 8'-6" $4,500
134 Server Stand 7' $3,600
135 Grill Bar Equipment $30,800
136 Bar Equipment $28,000
137 Liquor Storage Shelving $900
138 Liquor Storage Refrigerator, $3,600
139 Liquor Storage Ice Machine/ $3,400
140 Liquor Storage Server Pick-u $2,800
141 Dry Storage Room Shelving $3,000
142 Liquor Storage Shelving $1,800
143 Beer/Wine Cooler 7'x10' $9,100
144 Beer/Wine Cooler Shelving $1,200
145 Walk-in Freezer 8'x15' $8,400
146 Walk-in Freezer Shelving $1,200
147 Walk-in Cooler $15,680
148 Walk-in Cooler Shelving $1,800
272 Exhaust Hood, 6' $6,000
275 Stainless Steel Worktable St $1,800
278 Stainless Steel 2 Compartm $2,800
279 Shelving, 3 Sections $900
328 Jacobsen 3500 $47,000
329 Jacobsen 3500 $47,000
330 Jacobsen 3400 $38,000
343 John Deere 5300 $28,000

2021 1004401SAMPLE C08

14
86 Women's Locker Room - sau $4,000
167 Magic Aire Fan Coil 1, FC-1 $3,250
176 Magic Aire Fan Coil 10, FC- $3,250
177 Magic Aire Fan Coil 10A, FC $3,250
206 Glof bag storage bins $45,000
241 RFS Ceramic tile floors $32,760
242 RFS Ceramic tile walls $23,040
243 RFS Plumbing fixtures $10,000
244 RFS Wood lockers $5,400
366 SP 2000 $600
367 SP 2000 $600
368 SP 2000 $600
371 Turfco SP 1530 $12,000

2022 1004401SAMPLE C08

15
90 Pro Shop - F,F&E $5,000

2023 1004401SAMPLE C08

16
3 Concrete curb (3%) $4,397 393 Concrete Mixer $3,500
13 Concrete curb & gutter (3%) $1,913 394 Ditch Witch 3500 $45,000
43 MCB Front entrance pavers $61,600
190 Lochinvar Hot Water Heater $8,000
191 Lochinvar Hot Water Heater $8,000
197 Dual-Lite Emergency Lightin $4,000
216 Pool wood pergola structure $45,000
219 Swimming Pool Pentair Trito $7,800
222 Wading Pool Pentair Triton T $3,900
225 Spa Pentair Triton TR140C s $2,800
291 Greens $686,070
292 Tees $465,300
294 Stone bridge at #11 $12,500
300 Toro Site Pro V 2.2 $30,000
301 Toro Sand Pro Field Interfac $5,000
302 53 VT Field Controllers $185,000
313 Jacobsen 522 A $7,400
314 Jacobsen 522 A $7,400
315 Jacobsen 422 $7,400
319 Toro Flex 21 with trailer $7,800
331 Jacobsen LF 128 with Plug P $38,000
339 Soil Reliever 72 / Southern T $32,000
340 Verti-Drain 7316 $38,000
342 Aerway Turf $6,000
348 Kubota 4900 $26,000
363 Toro Nozzle 41252 $6,000
365 Lely Model L 1500 $6,800
372 Gravely Pro - Vac 1050 $23,000
373 Dakota 440 Turf Tender $38,000
374 Toro Debris Blower 2613 $4,000
381 Ryan Mat-Away Seeders $6,500
382 Toro Sand Pro 3000 $25,000
383 Toro Sand Pro 3000 $25,000
384 Ryan Ren-O-Thin $8,500
390 Gannon Box Blade $4,200
391 Storage Container $8,000 Total Scheduled Replacements $2,152,965
2024 1004401SAMPLE C08

17
48 MCB Wood pergola - Dining $15,400
49 MCB Wood pergola - Private $14,400
51 Private Lounge - carpet $8,910
54 Main Dining Room - carpet $63,756
58 Grill Dining Room - carpet $35,100
90 Pro Shop - F,F&E $5,000
220 Wading Pool Lochinvar Hea $1,200
223 Spa RayPak RP2100 water $1,200
289 RFS - A.O. Smith Hot Water $3,500
403 Toro Workman 4300 D 4x4 $23,500
404 Toro Workman 3200 $23,500
405 Jacobsen SV 2322 $18,700
406 Jacobsen SV 2322 $18,700

2025 1004401SAMPLE C08

18
47 MCB Wood pergola - Gallery $22,400
71 Men's Locker Room - locker $77,000
74 Men's Locker Room - plumb $10,500
77 Men's Locker Room - tilewor $35,500
201 Simplex Fire Alarm System P $8,000
202 Simplex Fire Alarm Annuncia $3,200
217 Swimming Pool RayPak Hea $3,000

2026 1004401SAMPLE C08

19
36 Domestic water - lateral $10,000
37 Sanitary sewer - lateral $10,000
65 Terrace - BBQ grill $3,200
82 Women's Locker Room - loc $26,000
85 Women's Locker Room - plu $5,500
87 Women's Locker Room - tile $25,000
90 Pro Shop - F,F&E $5,000
152 Condenser Water Pump, CT $12,000
153 Condenser Water Pump, CT $12,000
154 Chilled Water Pump, CHP-1 $12,000
155 Chilled Water Pump, CHP-1 $12,000
200 Telephone system $14,000
203 Kitchen Ansul Fire Suppress $6,000
204 Snack Bar Fire Suppression $3,000
213 Concrete deck pavers $73,865
214 Perimeter fence - glass pane $16,500
246 RFS Patio/Walk pavers $116,200
249 RFS Front entrance pavers $23,100
250 RFS Front sidewalk pavers $50,400
251 RFS Wood pergola structure $84,900
271 1995 GMC Safari Van $25,000
305 Jacobsen 522 A $7,400
306 Jacobsen 522 A $7,400
307 Jacobsen 522 A $7,400
308 Jacobsen 522 A $7,400
309 Jacobsen 522 A $7,400
310 Jacobsen 522 A $7,400
311 Jacobsen 522 A $7,400
312 Jacobsen 522 A $7,400
321 Toro 3500 $36,000
322 Toro 3500 $36,000

2027 1004401SAMPLE C08

20
61 Board Room - carpet $10,710
166 Dishwasher Hood Exhaust F $1,000
196 State Electric Hot Water Hea $1,200

2028 1004401SAMPLE C08

21
33 Pole lights - poles $78,000
34 Pole lights - fixture heads $62,400
42 MCB - Glass panel railings - $36,000
64 Board Room - movable wall $12,000
90 Pro Shop - F,F&E $5,000
188 Kitchen Make Up Air, EC-1 $3,500
231 Court light, poles $15,000
232 Court light, single head $3,500
233 Court light, double head $6,000
287 RFS Snack Bar Kitchen Mak $2,500
295 Main line drainage system $650,000
296 Irrigation pond at #15 - liner $85,000
316 Jacobsen 422 $7,400
317 Jacobsen 422 $7,400
318 Jacobsen 422 $7,400
361 White Landscape Trailer $5,200
362 Maxey Car Trailer $4,000
375 John Deere Sweeper TC 12 $8,500
376 Troy-Bilt Vacuum $2,500
382 Toro Sand Pro 3000 $25,000
383 Toro Sand Pro 3000 $25,000
385 Jacobsen Slit Seeder (3 Poin $10,000
386 Brower Walk Roller $8,600
387 Smithco Greens Roller $9,000
395 Additional Reels for GK IV $9,000
412 MC Refueling station $9,500
417 MC Metal frame bldg (30'x60 $90,000
Total Scheduled Replacements $1,270,850

2029 1004401SAMPLE C08

22
164 Cart Barn Inline Exhaust Fan $1,800
345 John Deere 5210 W/ Backho $42,000
366 SP 2000 $600
367 SP 2000 $600
368 SP 2000 $600
371 Turfco SP 1530 $12,000

2030 1004401SAMPLE C08

23
90 Pro Shop - F,F&E $5,000
95 Hall/Library - furniture $10,000
96 Hall/Library - redecoration $18,000
100 Admin - carpet $6,875
102 Admin - redecoration $27,500
189 Non-Water Wash Grease E $2,500
359 Pronovost Trailer P516/3S $8,500
379 400 Gallon Trailer Sprayer $8,900
380 1100 Gallon Mix Tank $10,000
418 MC Metal frame bldg (30'x30 $36,000

2031 1004401SAMPLE C08

24
38 Natural gas - lateral $10,000
39 Stormwater - structure & pip $10,000
91 Pro Shop - redecoration $36,750
238 RFS Windows/Storefront $47,700
325 Toro 4700 D $47,000
346 John Deere 970 $19,000

2032 1004401SAMPLE C08

25
90 Pro Shop - F,F&E $5,000
403 Toro Workman 4300 D 4x4 $23,500
404 Toro Workman 3200 $23,500
405 Jacobsen SV 2322 $18,700
406 Jacobsen SV 2322 $18,700

2033 1004401SAMPLE C08

26
45 MCB Rolling door - Service C $9,500
290 Sand bunkers $545,000
313 Jacobsen 522 A $7,400
314 Jacobsen 522 A $7,400
315 Jacobsen 422 $7,400
323 Toro 3100 D $34,000
324 Toro 3100 D $34,000
341 Jacobsen Pull Behind Aerifie $8,500
344 John Deere 1070 $20,000
347 Cub Cadet $14,000
360 Pronovost Trailer P509 $5,500
370 Turfco Met-R-Matic $6,200
382 Toro Sand Pro 3000 $25,000
383 Toro Sand Pro 3000 $25,000

2034 1004401SAMPLE C08

27
90 Pro Shop - F,F&E $5,000
198 Grafik Eye Light Dimming Sy $25,000

2035 1004401SAMPLE C08

28
94 Hall/Library - replace wood f $12,000
97 Hall - Men's rest room $20,000
98 Hall - Women's rest room $20,000
113 Cook-N-Hold Alto shaam $8,500
114 Cleveland 3 Pan Steamcraft $5,500
117 Two Deck Vulcan Convectio $12,500
118 5' Range w 6 Burners/Griddl $8,500
121 4' Char Broiler w/o Oven $4,800
122 2 Fryers w/Dump Station $8,500
123 Single Cell Traulsen Refrige $3,800
129 Ice Machine/Bin $4,200
273 Fryer 30 lb. Countertop $2,200
274 42" Griddle Flat/24" Grooved $3,800
276 Referigerated Sandwich Mak $2,600
277 Hoshizaki I ce Machine/Bin $3,400
280 Prep Sinks $2,800
281 Service Counters,etc. $6,500
328 Jacobsen 3500 $47,000
329 Jacobsen 3500 $47,000
330 Jacobsen 3400 $38,000
343 John Deere 5300 $28,000
410 MC Concrete hardstand (10% $20,520

2036 1004401SAMPLE C08

29
36 Domestic water - lateral $10,000
37 Sanitary sewer - lateral $10,000
86 Women's Locker Room - sau $4,000
90 Pro Shop - F,F&E $5,000
149 Chiller - Carrier - 140 ton $90,000
150 Cooling Tower - BAC - 140 t $24,000
305 Jacobsen 522 A $7,400
306 Jacobsen 522 A $7,400
307 Jacobsen 522 A $7,400
308 Jacobsen 522 A $7,400
309 Jacobsen 522 A $7,400
310 Jacobsen 522 A $7,400
311 Jacobsen 522 A $7,400
312 Jacobsen 522 A $7,400
321 Toro 3500 $36,000
322 Toro 3500 $36,000

2037 1004401SAMPLE C08

30
228 Tennis court, post & footings $5,200
229 Tennis court, fence $16,320
366 SP 2000 $600
367 SP 2000 $600
368 SP 2000 $600
371 Turfco SP 1530 $12,000
414 MC Skylights $3,600

Miller - Dodson Associates, Inc. Condition Assessment - Page D1
Sample Country Club March 2008
CONDITION ASSESSMENT
The Sample Country Club facilities are in excellent good overall condition that is consistent with their age.
The facilities were built in the 1995 to1996 timeframe, and are now approximately 12 years old. Our
assessments of the physical condition and remaining life for most components are based primarily on age
with respect to normal life expectancy and on more detailed reports by other members of the McMahon
Group for MEP systems and for food service equipment.
The following comments pertain to the larger, more significant components in the Club’s inventory and to
those items that are unique or deserving of attention because of their condition or the manner in which
they have been treated in the analysis.
SITE IMPROVEMENTS
Asphalt Pavement. The site is partially covered with

asphalt for vehicular access and parking. The asphalt
surface, which is located in the entrance drive and the
main parking lot, is in very good condition with some
minor surface cracks developing. The surface was seal
coated in 2005.
In order to maintain the condition of the pavement

throughout the community and to insure the longest life of
the asphalt, we recommend a systematic and
comprehensive maintenance program that includes:
1. Crack Sealing. All cracks should be

sealed with an appropriate sealing compound Entrance Drive Asphalt Pavement
to prevent water infiltration through the
asphalt compound into the base. This repair should be done annually. This is an entirely
different process from the seal coating discussed below. Crack sealing is normally
considered a maintenance activity and is not funded from Reserves. Areas of extensive
cracking or deterioration that cannot be made watertight by crack sealing should be cut out
and patched.
2. Cleaning. Long term exposure to oil or gas breaks down asphalt. Because this asphalt
pavement is generally not used for long term parking, it is unlikely that frequent cleaning will
be necessary. When necessary, spill areas should be cleaned, or if deterioration has
penetrated the asphalt, patched. This is a maintenance activity, and we have assumed that it
will not be funded from Reserves.
3. Seal Coating. The asphalt should be seal coated every three to five years. For this
maintenance activity to be effective in extending the life of the asphalt, the crack sealing and
cleaning of the asphalt, discussed above should be done first.
Pricing used in the study is based on partial milling of the surface and a two (2) inch overlay.
Concrete Pavement and Curb and Gutter. All concrete components have been well maintained and
are in excellent condition. Any problems noted are in the form of minor cracks, spalling and settlement
that can be repaired by continued periodic replacement of broken sections.
Because it is highly unlikely that all of the Club’s concrete components will fail and require replacement in
the period of the study, we have programmed funds for the replacement of 3% of the inventory every six
(6) years to reflect the incremental nature of this work. This approach assumes a failure rate of 0.5% per
year.
Concrete Pavers. Concrete pavers of various dimensions and patterns have been used for the surface
of various entries, sidewalks and terraces. Because of the open joints between pavers, they are not likely
to crack. They are prone to settle and we have included funding to periodically re-level and re-set pavers.
Storm Water System. No engineering drawings were available to accurately determine distances, sizes
of lines and materials used for underground components of the system. Accordingly, we have provided
an allowance for repair and replacement expense based on our experience with other properties of
similar size and on our inspection of the visible components while on site. Inspection of the underground
lines and structures is beyond the scope of work of this study.
Utility Mains. The Club owns and maintains all utility mains including water, sanitary sewer, natural gas
and electric lines that serve the property. No engineering drawings were available to accurately
determine distances, sizes of lines and materials used for underground components of the system.
Accordingly, we have provided an allowance for repair and replacement expense based on our
experience with other properties of similar size and on our inspection of the visible components while on
site.
CLUBHOUSE EXTERIOR
The building’s primary structural components appear to be in good condition. The performance of the
foundation was assessed by examining the exterior perimeter of the building and visible portions of the
foundation for signs of differential settlement. No significant misalignment of exterior walls or
window/door frames indicating significant differential settlement was observed.
Concrete Tile Roofs. All sections of the Clubhouse building, the RFS Building and the Maintenance
Building are under concrete tile roofs. These tiles have an exceptionally long life as long as they are not
subject to foot traffic. We have excluded full replacement of these roofs from the analysis, because of
their long service life. We have included funding for the periodic replacement of damaged roof tiles at the
rate of 1% every five years. The areas consist of:
1. Main clubhouse 33,900 sf

2. RFS Building 7,000 sf
3. Maintenance Building 10,000 sf
Our visual observations indicate that the roofs are in good overall condition. No indications of any active
leakage were reported or visible from the interior or from the roof surface, but indications of normal wear
due to age were observed at several points.
Broken Tile - Typical Broken Tile - Typical

Exterior Wall Surfaces. The exterior wall surfaces are

composed of synthetic stucco (EIFS) panels and stone
accent walls. These surfaces are in excellent overall
condition. We understand that historical expenditure to
repair stucco cracks and stonework have been minimal.
We did not observe any conditions related to the exterior
envelope, which are likely to require major capital
expenditures within the near term projections of this
report. We have excluded replacement and tuckpointing,
because of the nature of the product and the mild climate
conditions.
There are different methods of maintaining the EIFS. The

preferred method is to apply a silicone based color coat Exterior Surfaces - Typical
every 10 years. The theory behind installing a color coat
is that ultraviolet rays slowly deteriorate the EIFS surface coat over time, which requires that the EIFS be
refurbished on a periodic basis. The cost for the color coat is approximately $3.50 per square foot of
surface area. Additionally, the caulk should be replaced approximately every five years.
We recommend that the club contact EIMA (EIFS industry manufacturers association) to determine
inspection requirements and establish an annual inspection program. EIMA may be reached at the
following:
EIMA
3000 Corporate Center Drive, Suite 270
Morrow, GA 30260
Tel: 1-800-294-3462 or 1-770-968-7945
www.eima.com
Alternatively, the club may contact the manufacturer of Drivit or similar products to gain a better
understanding of the EIFS system and standard inspection and maintenance procedures.
Wood Pergola Structures. These wood structures have been used extensively in the architecture of the
club’s facilities. We have assumed that periodic routine repairs will be accomplished under the club’s
operating budget. However, we believe they have a finite life as a wood product and that they will
ultimately require replacement after 25-30 service life. Each of these structures has been included in the
inventory based on location.
Fixed Pane Windows. The building contains numerous sections of fixed-pane insulated glazing. These
window sections will typically suffer broken seals and condensation or staining of the unit interior.
Replacement of these window sections has been included in the analysis, and has been timed to the
redecoration of the adjacent interior space.
Re-decoration of Interior Spaces. The wall covering, window covering, floor covering and furniture on
interior spaces requires periodic re-decoration to maintain a fresh, up to date appearance. We have used
a 15 year normal life for interior decorations and included an allowance for each of the major rooms or
areas within the building based on square foot pricing. The budgetary estimates and the timing of the
expenditures should be reviewed by the Club’s management and Board.
Cocktail Lounge Grill Dining Room
Food Service Equipment. The inventory of food service

equipment has been taken from the report of KLR
Associates. Estimates of remaining life and cost are
based their report.
Main Kitchen
HVAC Systems. The inventory of Mechanical, Electrical and Plumbing (MEP) equipment and systems
has been taken from the Sample Country Club Six Year Asset Plan. Estimates of remaining life are
based on age with respect to normal life expectancy and on comments contained in the report by Rolfes
Engineering.
Elevators. The Clubhouse has one (1) three stop hydraulic elevator. The estimated cost of replacing the
major components of the building elevators has been developed utilizing R.S. Means Construction Cost
Data. These costs are included to reflect the obsolescence that occurs with elevator systems. Even
though the systems may be functioning well at this time, parts for most control systems becoming
increasingly hard to find. Parts availability becomes a major consideration that forces a replacement
decision. When this work is ultimately accomplished, the elevators will have to be brought into
compliance with the latest safety code requirements. This work typically entails upgrading door operating
mechanisms, replacing elevator call systems, installation of emergency phones and other current
features. A prudent amount has been included in anticipation of these problems.
TENNIS AND SWIM FACILITIES
Racquet, Fitness and Swim (RFS) Building. The RFS building is an attractive stone, stucco and glass
structure which contains the fitness center and the snack bar for the adjacent pool and tennis courts.
RFS Building Entrance RFS Building Patio
Concrete Pool Deck. The pool deck, which consists of concrete pavers, is in excellent condition. We
have estimated a 30 year normal life for these pavers and included the replacement of the full deck in 18
years.
Swimming Pool Structure. Pool shells normally have a finite life of approximately 45 years. At that
point in time it may not be necessary to replace the entire structure. However, it is prudent to anticipate a
major expenditure for replacement of underground lines and sections of the pool. Based on our research,
we have found it to be prudent to program $65 per square foot of water contact area to cover these very
expensive needs.
Swimming Pool Whitecoat and Tile. We understand that the plaster surface of the pool was re-coated
in 2007 and that the wading pool and spa were done in 2006. These surfaces typically have a service life
of eight (8) to ten (10) years.
Pool Spa
Swimming Pool Filtration Equipment. We

understand that the existing filtration system is being
replaced in 2008, and that the pool heaters are being
replaced over the next two years.
Existing Pool Filtration System
Fitness Equipment. The inventory, replacement pricing

and condition of the fitness equipment have been
provided to us by Mr. Paul Wright of Savvy Fitness
Associates.
Fitness Center
Tennis Courts. The Club has two outdoor tennis courts.
The courts have been constructed with a concrete base
and a color surface that was recently re-coated. We have
assumed that the concrete slabs will not crack and
require replacement. Funding has been included for color
coating, fencing and lighting based on normal service
lives and the age of the existing components.
Windscreens are worn and scheduled for replacement in
the coming year.
Tennis Court
Golf Course. The 18 hole course was evaluated by Mr. Michael Vogt from McMahon Associates. The
projections for replacement activity for the course, the irrigation system and the maintenance equipment
have been taken from his report. Estimates of remaining life are based on age with respect to normal life
expectancy and on comments contained in their report.
Golf Course Maintenance Complex. The maintenance complex consists of a concrete hardstand, the
primary maintenance building and two smaller, pre-engineered, steel frame, equipment storage buildings.
The compound is enclosed by a masonry wall.
Interior of maintenance building Pre-engineered building
Pre-engineered building Fueling station
This Condition Assessment is based upon our visual survey of the property. The sole purpose of the
visual survey was an evaluation of the common elements of the property to ascertain the remaining useful
life and the replacement costs of these common elements. Our evaluation assumed that all components
met building code requirements in force at the time of construction. Our visual survey was conducted
with care by experienced persons, but no warranty or guarantee is expressed or implied.
End of Condition Assessment

Miller - Dodson Associates, Inc. Attachments - Page E1
Appendix
1. COMMON INTEREST DEVELOPMENTS - AN OVERVIEW
Over the past 40 years, the responsibility for community facilities and infrastructure around many of our homes has shifted from
the local government to Community Associations. Thirty years ago, a typical new town house abutted a public street on the front
and a public alley on the rear. Open space was provided by a nearby public park and recreational facilities were purchased ala
carte from privately owned country clubs, swim clubs, tennis clubs, and gymnasiums. Today, 60% of all new residential
construction, i.e. townhouses, single family homes, condominiums, and cooperatives, is in Common Interest Developments
(CID). In a CID, a home owner is bound to a Community Association that owns, maintains, and is responsible for periodic
replacements of various components that may include the roads, curbs, sidewalks, playgrounds, street lights, recreational
facilities, and other community facilities and infrastructure.
The growth of Community Associations has been explosive. In 1965 there were only 500 Community Associations in the United
States. According to the U.S. Census, there were 130,000 Community Associations in 1990. Community Associations Institute
(CAI), a national trade association, estimates there were more than 200,000 Community Associations in the year 2000, and that
the number of Community Associations will continue to multiply.
The shift of responsibility for billions of dollars of community facilities and infrastructure from the local government and private
sector to Community Associations has generated new and unanticipated problems. Although Community Associations have
succeeded in solving many short term problems, many Associations have failed to properly plan for the tremendous expenses of
replacing community facilities and infrastructure components. When inadequate replacement reserve funding results in less than
timely replacements of failing components, home owners are exposed to the burden of special assessments, major increases in
Association fees, and a decline in property values.
2. REPLACEMENT RESERVE STUDY
The purpose of a Replacement Reserve Study is to provide the Association with an inventory of the common community facilities
and infrastructure components that require periodic replacement, a general view of the condition of these components, and an
effective financial plan to fund projected periodic replacements. The Replacement Reserve Study consists of the following:
• Replacement Reserve Study Introduction. The introduction provides a description of the property, reviews the
intent of the Replacement Reserve Study, and lists documents and site evaluations upon which the Replacement
Reserve Study is based.
• Section A Replacement Reserve Analysis. Many components owned by the Association have a limited life and
require periodic replacement. Therefore it is essential the Association have a financial plan that provides funding
for the timely replacement of these components in order to protect the safety, appearance, and value of the
community. In conformance with American Institute of Certified Public Accountant guidelines, Section A
Replacement Reserve Analysis evaluates the current funding of Replacement Reserves as reported by the
Association and recommends annual funding of Replacement Reserves by two generally accepted accounting
methods; the Cash Flow Method and the Component Method. Section A Replacement Reserve Analysis includes
graphic and tabular presentations of these methods and current Association funding.
• Section B Replacement Reserve Inventory. The Replacement Reserve Inventory lists the commonly-owned
components within the community that require periodic replacement using funding from Replacement Reserves.
The Replacement Reserve Inventory also provides information about components excluded from the Replacement
Reserve Inventory whose replacement is not scheduled for funding from Replacement Reserves.
Replacement Reserve Inventory includes estimates of the normal economic life and the remaining economic life
for those components whose replacement is scheduled for funding from Replacement Reserves.
• Section C Projected Annual Replacements. The Calendar of Projected Annual Replacements provides a year-by-
year listing of the Projected Replacements based on the data in the Replacement Reserve Inventory.
• Section D Condition Assessment. Several of the items listed in the Replacement Reserve Inventory are discussed
in more detail. The Condition Assessment includes a narrative and photographs that document conditions at the
property observed during our visual evaluation.
• Section E Attachments. The Appendix is provided as an attachment to the Replacement Reserve Study.
Additional attachments may include supplemental photographs to document conditions at the property and
additional information specific to the property cited in the Conditions Assessment (i.e. Consumer Product Safety
Commission, Handbook for Public Playground Safety, information on segmental retaining walls, manufacturer
recommendations for asphalt shingles or siding, etc).
Appendix
3. METHODS OF ANALYSIS
The Replacement Reserve industry generally recognizes two different methods of accounting for Replacement Reserve Analysis.
Due to the difference in accounting methodologies, these methods lead to different calculated values for the Minimum Annual
Contribution to the Reserves. The results of both methods are presented in this report. The Association should obtain the advice
of its accounting professional as to which method is more appropriate for the Association. The two methods are:
• Component Method. This method is a time tested mathematical model developed by HUD in the early 1980s. It
treats each item in the replacement schedule as an individual line item budget. Generally, the Minimum Annual
Contribution to Reserves is higher when calculated by the Component Method. The mathematical model for this
method works as follows:
First, the total Current Objective is calculated, which is the reserve amount that would have accumulated had all of
the items on the schedule been funded from initial construction at their current replacement costs. Next, the
Reserves Currently on Deposit (as reported by the Association) are distributed to the components in the schedule
in proportion to the Current Objective. The Minimum Annual Deposit for each component is equal to the Estimated
Replacement Cost, minus the Reserves on Hand, divided by the years of life remaining.
• Cash Flow Method. The Cash Flow Method is sometimes referred to as the "Pooling Method." It calculates the
minimum constant annual contribution to reserves (Minimum Annual Deposit) required to meet projected
expenditures without allowing total reserves on hand to fall below the specified minimum level in any year. This
method usually results in a calculated requirement for annual contribution somewhat less than that arrived at by
the Component Method of analysis.
First, the Minimum Recommended Reserve Level to be Held on Account is determined based on the age,
condition, and replacement cost of the individual components. The mathematical model then allocates the
estimated replacement costs to the future years in which they are projected to occur. Based on these
expenditures, it then calculates the minimum constant yearly contribution (Minimum Annual Deposit) to the
reserves necessary to keep the reserve balance at the end of each year above the Minimum Recommended
Reserve Level to be Held on Account. The Cash Flow Analysis assumes that the Association will have authority to
use all of the reserves on hand for replacements as the need occurs. This method usually results in a Minimum
Annual Deposit which is less than that arrived at by the Component Method.
• Adjusted Cash Flow Analysis. This program has the ability to modify the Cash Flow Method to take into account
forecasted inflation and interest rates, thereby producing an Adjusted Cash Flow Analysis. Attempting to forecast
future inflation and interest rates and the impact of changing technology is highly tenuous. Therefore, in most
cases it is preferable to make a new schedule periodically rather than attempt to project far into the future. We will
provide more information on this type of analysis upon request.
4. REPLACEMENT RESERVE STUDY DATA
• Identification of Reserve Components. The Reserve Analyst has only two methods of identifying Reserve
Components; 1) information provided by the Association and 2) observations made at the site. It is important that
the Reserve Analyst be provided with all available information detailing the components owned by the Association.
It is our policy to request such information prior to bidding on a project and to meet with the individuals responsible
for maintaining the community after acceptance of our proposal. After completion of the Study, the Study should
be reviewed by the Board of Directors, individuals responsible for maintaining the community, and the
Association’s accounting professionals. We are dependent upon the Association for correct information,
documentation, and drawings.
• Unit Costs. Unit costs are developed using nationally published standards and estimating guides and are adjusted
by state or region. In some instances, recent data received in the course of our work is used to modify these
figures.
Contractor proposals or actual cost experience may be available as part of the Association records. This is useful
information which should be incorporated into your report. Please bring any such available data to our attention,
preferably before the report is commenced.
• Replacement vs. Repair and Maintenance. A Replacement Reserve Study addresses the required funding for
Capital Replacement Expenditures. This should not be confused with operational costs or cost of repairs or
maintenance.
Appendix
5. DEFINITIONS
Adjusted Cash Flow Analysis. Cash flow analysis adjusted to take into account annual cost increases due to inflation and
interest earned on invested reserves. In this method, the annual contribution is assumed to grow annually at the inflation rate.
Annual Deposit if Reserves Were Fully Funded. Shown on the Summary Sheet A1 in the Component Method summary, this
would be the amount of the Annual Deposit needed if the Reserves Currently on Deposit were equal to the Total Current
Objective.
Cash Flow Analysis. See Cash Flow Method, above.
Component Analysis. See Component Method, above.
Contingency. An allowance for unexpected requirements. Roughly the same as the Minimum Recommended Reserve Level to
be Held on Account used in the Cash Flow Method of analysis.
Critical Year. In the Cash Flow Method, a year in which the reserves on hand are projected to fall to the established minimum
level. See Minimum Recommended Reserve Level to be Held on Account.
Current Objective. This is the reserve amount that would have accumulated had the item been funded from initial construction at
its current replacement cost. It is equal to the estimated replacement cost divided by the estimated economic life, times the
number of years expended (the difference between the Estimated Economic Life and the Estimated Life Left). The Total Current
Objective can be thought of as the amount of reserves the Association should now have on hand based on the sum of all of the
Current Objectives.
Cyclic Replacement Item. A component item that typically begins to fail after an initial period (Estimated Initial Replacement), but
which will be replaced in increments over a number of years (the Estimated Replacement Cycle). The Reserve Analysis program
divides the number of years in the Estimated Replacement Cycle into five equal increments. It then allocates the Estimated
Replacement Cost equally over those five increments. (As distinguished from Normal Replacement Items, see below)
Estimated Economic Life. Used in the Normal Replacement Schedules. This represents the industry average number of years
that a new item should be expected to last until it has to be replaced. This figure is sometimes modified by climate, region, or
original construction conditions.
Estimated Economic Life Left. Used in the Normal Replacement Schedules. Number of years until the item is expected to need
replacement. Normally, this number would be considered to be the difference between the Estimated Economic Life and the age
of the item. However, this number must be modified to reflect maintenance practice, climate, original construction and quality, or
other conditions. For the purpose of this report, this number is determined by the Reserve Analyst based on the present condition
of the item relative to the actual age.
Estimated Initial Replacement. For a Cyclic Replacement Item (see above), the number of years until the replacement cycle is
expected to begin.
Estimated Replacement Cycle. For a Cyclic Replacement Item, the number of years over which the remainder of the
component's replacement occurs.
Minimum Annual Deposit. Shown on the Summary Sheet A1. The calculated requirement for annual contribution to reserves as
calculated by the Cash Flow Method (see above).
Minimum Deposit in the Study Year. Shown on the Summary Sheet A1. The calculated requirement for contribution to reserves
in the study year as calculated by the Component Method (see above).
Minimum Recommended Reserve Level to be Held on Account. Shown on the Summary Sheet A1, this number is used in the
Cash Flow Method only. This is the prescribed level below which the reserves will not be allowed to fall in any year. This amount
is determined based on the age, condition, and replacement cost of the individual components. This number is normally given as
a percentage of the total Estimated Replacement Cost of all reserve components.
Normal Replacement Item. A component of the property that, after an expected economic life, is replaced in its entirety. (As
distinguished from Cyclic Replacement Items, see above.)
Normal Replacement Schedules. The list of Normal Replacement Items by category or location. These items appear on pages
designated.
Number of Years of the Study. The number of years into the future for which expenditures are projected and reserve levels
calculated. This number should be large enough to include the projected replacement of every item on the schedule, at least
once. This study covers a 40-year period.
Appendix
One Time Deposit Required to Fully Fund Reserves. Shown on the Summary Sheet A1 in the Component Method summary, this
is the difference between the Total Current Objective and the Reserves Currently on Deposit.
Reserves Currently on Deposit. Shown on the Summary Sheet A1, this is the amount of accumulated reserves as reported by
the Association in the current year.
Reserves on Hand. Shown in the Cyclic Replacement and Normal Replacement Schedules, this is the amount of reserves
allocated to each component item in the Cyclic or Normal Replacement schedules. This figure is based on the ratio of Reserves
Currently on Deposit divided by the total Current Objective.
Replacement Reserve Study. An analysis of all of the components of the common property of the Association for which a need
for replacement should be anticipated within the economic life of the property as a whole. The analysis involves estimation for
each component of its estimated Replacement Cost, Estimated Economic Life, and Estimated Life Left. The objective of the
study is to calculate a recommended annual contribution to the Association's Replacement Reserve Fund.
Total Replacement Cost. Shown on the Summary Sheet A1, this is total of the Estimated Replacement Costs for all items on the
schedule if they were to be replaced once.
Unit Replacement Cost. Estimated replacement cost for a single unit of a given item on the schedule.
Unit (of Measure). Non-standard abbreviations are defined on the page of the Replacement Reserve Inventory where the item
appears. The following standard abbreviations are used in this report:
EA: each FT: feet LS: lump sum PR: pair SF: square feet SY: square yard
6. LIST OF RECOMMENDED REPAIRS - PROCEDURES
A List of Recommended Repairs is offered as a supplemental report to the Replacement Reserve Study (at an additional fee) to
assist the Association in understanding the financial implications of all items owned by the Association, not just the items
included for funding by Replacement Reserves listed in the Replacement Reserve Inventory. The following information relates to
the List of Recommended Repairs:
• Repair costs. Cost range estimates given in the repair list assume that all work by a given trade will be done
together as a single project. If repairs are done piece-meal, the costs would be significantly higher. The costs of
any repairs to be funded out of the Reserve Fund should be subtracted from the Reserves Currently on Deposit
figure. The Board or Property Manager should coordinate this decision with the Reserve Analyst as part of the
revision process.
• Completion of repairs. The Replacement Reserve Analysis assumes that all repairs cited in the Repair List will be
completed within a twelve-month period of time. Estimated Life Left in the Replacement Reserve Study has been
factored under this assumption. Any deletions or delays of the projects included in the List of Recommended
Repairs may result in major inaccuracies in the Replacement Reserve Analysis.
• Safety issues. If safety issues have been cited, they should be given the highest priority and should be done
immediately upon receipt of this report. The Board must recognize that from a liability standpoint, they have been
made aware of the existence of these unsafe conditions, if any, once the report is delivered for their review.
• Unit costs. Nationally published standards and standard estimating manuals have been used in the development
of this report. Contractor proposals or actual cost experience may be available as part of the Association records.
We will adjust our figures to conform to your experience if the material or information is disclosed to us and/or
made available for our use.
ARCHITECTURAL STUDY
FOR THE
EXISTING CONDITIONS REPORT
SAMPLE COUNTRY CLUB
GENERAL FEATURES OF THE BUILDINGS
The clubhouse and Racquet Fitness Swim building are built in a modified Prairie
Style, an organic style of architecture, originally developed in Chicago and the
Midwest in the early twentieth century. The most famous practitioner of the Prairie
School was Frank Lloyd Wright. The style is typified by its use of natural, native
materials, sensitivity to site: the building is not built on top of the hill but conceived as
part of the hill. Long horizontal lines of roof and building materials are balanced by
strong vertical elements often executed in windows and chimneys. Interiors often
feature “open-plan” concepts that emphasize the free flow of space throughout the
interior and to the outside.
All of these Prairie Style motifs are evident throughout the buildings; they create a
gracious and comfortable atmosphere in the facility with good flow and harmony
between the club and the site. The stone exteriors and fireplaces, plaster wall
sections and window details all offer a good modern interpretation of the style. The
building is built of durable materials including stone, plaster and glass exterior walls.
Concrete tile roofing covers a wood truss roof structure. Concrete structural
elements including floors and walls are reportedly in good condition.
The club buildings at Sample Country Club are approximately 40,000 s.f., not
including the various structures in the service yard.
AGE OF STRUCTURE
The buildings were built about 1995-1996. There have been no major renovations
or additions since the original construction.
Architectural Study
Sample Country Club
DISCUSSION OF PROGRAMMING AND CLUB FUNCTIONALITY ISSUES
As noted in McMahon Group’s First Impressions Report the clubhouse is functionally

challenged:
The main member dining room is also used as the large event space. It can
hold about 225 people for large events, but the linear configuration is not the
ideal arrangement for this kind of activity and there is limited pre-reception
space. More importantly, when these events are taking place, the members
are pushed into the Green Room. This is an average space that does not
have proper separation away from the noise of the large event, or the overall
look and feel of a modern member grill. The terrace outside this room is a
good space, but it is probably undersized, and the circulation and support for
operations are not up to requirements.
From a long-term planning perspective, it looks as if the club may need:

• A dedicated mixed grill for everyday member dining with easy access
to outdoor dining.
• A good cocktail/bar area separate from the dining room with good view
of the course.
• A golfer 19th hole.
• The ability to host 250 people in one room for a large event without
displacing member dining. This space should also have a dedicated
pre-function area and the ability to be sub-divided, so that smaller
private events could be held throughout the week.
• Increased storage area for supplies and furnishings in convenient
locations throughout the clubhouse.
• A kitchen capable of serving the ultimate floor plan.
• A full service fitness complex.
• A golfer turn house in a convenient location.
ARCHITECTURAL NOTES ON THE EXISTING CLUBHOUSE
Walls - The walls appear to be in good condition and functioning adequately.
Doors and Windows – The exterior doors and windows appear to be in good
condition and functioning adequately. In a few locations, the exterior finish on the
wood doors was noted to be weathering near the ground. The wood exterior doors
should be refinished on a regular maintenance schedule.
Roofs – The roofs appear to be in good condition and functioning adequately. The
crickets indicated on the drawings behind the chimneys were not built. The roof
flashing at the chimneys should be monitored for premature failure which would
result in water infiltration and damage to interior and structural materials.
2
Architectural Study
Sample Country Club
ARCHITECTURAL NOTES ON THE EXISTING CLUBHOUSE (CONTINUED)
Attic – The clubhouse is built with a ventilated attic and an insulated roof. This is
not a standard arrangement and probably results in increased utility bills. Typically, if
the roof is insulated the attic is sealed and at least partially climate controlled. A
ventilated attic typically features insulation above the ceilings to keep the keep the
climate controlled air in the habitable space separated from the hot air of the attic.
There are at least two options that could be studied to improve this situation. One
option would be to seal the attic and allow the existing insulation to serve its
intended function; a second option would be to insulate the ceiling. More study for
feasibility and cost implications is needed.
Trellises – The buildings have integral trellises at exterior patios around their
exteriors. The trellises are constructed of painted Glue-laminated (Glu-lam) wood
beams. In several areas, the beams are showing signs of weather damage. The
beams should be monitored for sagging and other signs of deterioration and early
failure. The trellises should be maintained in most areas as they are integral to the
architecture, but as future plans are developed or repairs are made, the trellises
should be reconstructed in a material that is more suitable for continuous exterior
exposure.
Integrated Planters – Visual inspection indicated water seepage through the walls
beneath the integrated planter areas on the north side of the clubhouse, most likely
caused by inadequate drainage in the planters. This is a structural concern because
the flowing water could undermine foundations. The planters should be emptied and
good positive drainage created; if the planter drains are found to be adequate, then
further investigation should be undertaken to ascertain the origins of the drainage
issue.
3
Architectural Study
Sample Country Club
CHART OF SPATIAL ALLOCATIONS WITH NOTES ON ADEQUACY AND FUNCTIONALITY

SPACE NAME: Existing Existing Notes
Size (s.f.) Capacity
MAIN CLUBHOUSE
1. Gallery 430 Adequate for day – to – day usage,
but probably too tight for larger
events.
2. Library 595 Serves as part of the lobby and entry
area. It makes a good waiting area
as the high-quality finishes create a
good initial impression. Area also
serves as part of the main member
and office circulation system, so that it
does not serve as a typical Living
Room or Library space. At fine private
clubs, this area is typically quiet and
separated from traffic and
distractions.
3. Office Suite 1,450 8 – 10 Overall, an adequate space but
• Secretary • 130 persons certain renovations and expansion
• P.O.S./Computer • 70 might be considered as a part of a
• General Manager • 155 larger club improvement plan. The
• Membership • 140 Computer Room needs an HVAC
• Accounting • 405 upgrade according to HCS Report. It
• Food/Beverage • 130 is unusual for the work room to be
Manager accessed from the main entry area
• Work/Copy Room • 100 outside of the office suite. A better
arrangement should be studied in
future planning exercises.
4. Board Room 555 20 persons This room is well positioned for good
access to food service from the
kitchen and for members and guests
being near the front entry. The room
offers flexibility with an operable wall
that allows connection to and
expansion of the Main Dining Room.
5. Ladies’ Restroom 420 4 water Acceptable
closets, 3
sinks
6. Men’s Restroom 255 2 water Acceptable
closets, 3
urinals, 3
sinks
7. Private Dining Room 600 40 persons Acceptable; the private terrace area
directly outside is a nice feature.
8. Liquor Storage 60
4
Architectural Study
Sample Country Club

9. Kitchen 1,640 Significantly undersized.

Mechanically deficient. Lighting
deficient. Required upgrades are
listed in the Rolfes and HCS reports.
Equipment is primarily in good
condition per the KLR report.
10. Main Dining Room 3,320 225 persons The room has a long narrow
configuration and a large bar area
which limits it flexibility as a club
function room. The room might be a
little undersized as most club function
rooms seat at least 250 with a dance
floor. The sizing of the adjacent
exterior terrace area should be
studied as well in a future planning
exercise.
11. Green Room 1,990 100 persons The area seems adequate spatially,
but the architecture, interior design
and separation is lacking compared to
a typical modern club grill room. This
area and the adjacent exterior terrace
should be studied for improvement
and sizing as part of a future planning
exercise.
12. Grill Bar 195
13. Service 110 Currently, a bit undersized. These
areas, properly executed, are
essential in the service flow from
kitchen to diners. Areas need to be
studied as a part the kitchen planning
exercise.
14. Shoe Attendant 170 Adequate
15. Ladies’ Locker Room 1,655 104 Lockers, Adequate in terms of finish and
4 water accessories. The locker requirement
closets, 4 should be studied as part of a future
sinks, planning exercise.
3 showers
16. Ladies’ Lounge 515 20 - 28 Adequate, but reportedly underutilized
persons space.
17. Men’s Locker Room 3,215 308 Lockers Adequate in terms of finish and
5 water accessories. The locker requirement
closets, 5 should be studied as part of a future
urinals, 6 planning exercise. The steam room
sinks, 6 has some unattractive staining on the
showers finishes. Usage is reportedly high. If
cleaning doesn’t improve the
appearance, then the room should be
scheduled for refurbishment.
5
Architectural Study
Sample Country Club

18. Men’s Lounge 970 30 – 40 Adequate, but reportedly underutilized

persons space.
19. Members’ Foyer 515 A good feature of the club is this
secondary members’ entrance. It
helps to create good separation of
member oriented activity from private
functions.
20. Golf Operations Center 8,200 Generally Adequate. Planning might
• Pro Shop identify some reallocation of space.
• Pro’s Office Office area for assistants and shop
• Shop Storage management is tight. Sizing for bag
• Dressing Room and cart storage needs to be
• Cart Storage determined through the planning
• Bag Storage process.
• Cart Maintenance
• Housekeeping
• Storage
• Dry Storage
• Liquor
21. Men Golfers’ Restroom 130 1 water Adequate
closet,
1 urinal, 1
sink
22. Ladies Golfers’ Restroom 105 1 water Adequate
closet,
1 sink
23. Back of House Areas 2,950 Inadequate. This area is a series of
• Elevator Equipment small rooms lining a hallway that
• Emp. Men’s Lockers stretches from the receiving area to
• Emp. Men’s Restroom the kitchen access stair and elevator.
• Emp. Women’s Lockers Most of the individual rooms are
• Emp. Women’s RR somewhat undersized for the function
• Electrical that they serve.
• Mechanical
• Coolers & Freezers
• Receiving
24. Storage and Maintenance 1,315 Adequate
25. SUBTOTAL CLUBHOUSE 31,360

26. APPURTENANT AREA∗ 5,345
27. TOTAL CLUBHOUSE AREA 36,705
∗
Area for wall thickness, circulation, and mechanical.
6
Architectural Study
Sample Country Club

R.F.S. BUILDING
28. Ladies’ Locker Room 425 3 water Adequate for fitness. Typically,
closets, separate facilities are provided for
3 sinks, 2 swimmers. This should be studied in
showers future planning.
29. Men’s Locker Room 425 2 water Adequate for fitness. Typically,
closets, separate facilities are provided for
2 urinals, 3 swimmers. This should be studied in
sinks, 2 future planning.
showers
30. Kitchen 190 Adequate depending upon service
level required. This should be studied
in future planning.
31. Snack Pavilion 380 Adequate depending upon service
level required. This should be studied
in future planning.
32. Exercise 515 Inadequate. This should be studied in
future planning.
33. Fitness in former Tennis Pro 395 Inadequate. This should be studied in
Shop future planning.
34. SUBTOTAL POOLHOUSE 2,330
35. APPURTENANT AREA∗ 1,150
36. TOTAL POOLHOUSE AREA 3,480
CONCLUSION
While there are many qualities of the facilities that have appropriate appearance and
functionality, several key aspects require significant improvement. Sizing and
segregation of social and dining areas are most visible to club members and visitors.
Technical requirements for the kitchen and back of the house areas have
considerable impact on the member experience. A Master Plan would help to
coordinate the solutions to these issues while maintaining and enhancing the
character of the Club. The outcome of the Master Planning process could also
influence the ways in which building issues such as the attic insulation, trellises, and
planters would be addressed in the short-term.
∗
Area for wall thickness, circulation, and mechanical.
7
SAMPLE COUNTRY CLUB
5 Sample Parkway
Sacramento, CA
HVAC, ELECTRICAL, STRUCTURAL AND PLUMBING EVALUATION
Prepared by:
Rolfes Engineering, Inc.

1036 W. Robinhood Drive, Suite 201
Stockton, CA 95207
(209) 473-2859
HCS Engineering, Inc.

4512 Feather River Drive, Suite F
Stockton, CA 95219
Tim Gudgel, Structural Engineer

100 E. 27th Street
Merced, CA 95340
May 14, 2008
1
INTRODUCTION
On March 7, 2008, Fred Rolfes , Rolfes Engineering, Inc., Greg Manov , HCS Engineering, Inc.
and Tim Gudgel, Structural Engineer, attended a walk through to review the condition of the
heating, ventilating, and air conditioning (HVAC), electrical, structural and plumbing systems.
Mr. Ken Zinky, Clubhouse Maintenance Engineer, escorted us.
During the walk through we reviewed the 1995 construction drawings of the facility, and requested
a set of the drawings for further review.
The electrical and structural observations follow this HVAC/Mechanical section.
Since the walk through and drawing review, Rolfes Engineering, Inc. has calculated the room by
room heating and cooling requirements of the facility, to verify the adequacy of the HVAC system.
Rolfes Engineering, Inc. has also reviewed the May 30, 2007 Carter Burgess assessment of the
maintenance and upgrade requirements outlined, some of which have not been completed.
After reviewing the original construction drawings and making a site visit on March 7, 2008, and
again on May 8, 2008, Fred Rolfes and Tim Gudgel returned with Matthew Smith of Smith
Heating and Air Conditioning, to review additional items of concern. (Smith Heating and Air
Conditioning specializes in commercial kitchen ventilation and stainless steel fabrication).
We find the following existing conditions.
SITE VISIT OBSERVATIONS/RECOMMENDATIONS
HVAC
A. The room containing the server for the computer system and telephone equipment is
conditioned from a HVAC unit in an adjoining area the room is overheating. The room is
also open to the attic.
• The computer server/telephone equipment room must be

conditioned with its own HVAC unit, to maintain the proper space temperature.
• The ceiling must also be repaired to prevent dust and heat damage to the
equipment.
B. The return air grilles on the HVAC systems are “egg crate” types and need cleaning.
2
• The return air grilles, in the ceiling, would be much easier to clean if a “bar” type
was installed.
C. The kitchen and serving work area is very uncomfortable for the employees in warm
weather.
On our second visit we measured the air flow from the diffusers served by the FC-8 unit.
See findings in the Appendix of this section.
There was no return air from FC -8 because the system was drawing in all air from the
outside through the economizer, causing the system to be out of balance.
The kitchen hood does not overhang the kitchen equipment, on the left side of the cooking
line, the correct distance to meet the California Mechanical code.
The make-up air for the kitchen hood is being introduced through a perforated front face in
the hood. The air is then sucked into the hood above the heads of the chefs. No air flow
could be felt by placing a hand against the grille and we did not have the instruments to
measure that air flow.
The return grille in the dishwashing area is very dirty even after being cleaned within the
past month.
The FC-8 is not interlocked with the exhaust hoods and make-up air systems, as required
by code.
Access to FC-8 is unacceptable! Pots and pans must be removed from a shelf in the kitchen
to gain access through the ceiling.
There is clear evidence of grease build up in the kitchen area ( indicating that the grease is
not being properly removed from the space ). The CFM performance readings for FC-8
clearly show it consistently underperforming at each outlet and overall in the space. It is not
supplying the sufficient air to condition the space. In addition, the make-up air system is
underperforming and causing the exhaust to remove air conditioned air from the space
outside the hood in the kitchen. So not only is FC-8 underperforming, it is also being
exhausted through the hood for the necessary make-up air that is deficient.
The make-up air unit and hood exhaust fan are being operated around the clock, 24/7,
because the women employees could smell gas when they came to work, if the system was
shut-off overnight.
3
We noticed several of the pilot lights on burners, of the ranges, not operating and could be
the source of the gas smell.
• The kitchen main hood exhaust fan EF-8 was designed to exhaust 6740 CFM of air
from the kitchen.
• The dishwashing area hood exhaust fan EF-9 was designed to exhaust 1300 CFM of
air from the kitchen.
• The make-up air to the kitchen is provided by an evaporative cooler with a gas-fired
duct furnace providing 7000 CFM of outside air. The duct furnace has been
disconnected since the air was being exhausted without entering the kitchen work
area.
• The return grille needs to be replaced with a bar type, which is easier to keep clean.
• FC-8 ductwork and coils must be cleaned for proper operation. Access to the unit
must be improved permanent to meet code, and not interfere with the operation of
the kitchen.
• FC-8 system must be interlocked with the exhaust fans and make-up air system, to
comply with the California Mechanical Code.
• The FC-8 economizer controls must be removed to provide a constant amount of

make-up air.
Rolfes Engineering, Inc. strongly recommends an immediate service of all exhaust and make-up air
equipment in the kitchen to ensure that the systems are operating properly and per design and then
a complete air balance to properly separate the hood exhaust system from the air conditioning
system serving the kitchen area outside the hoods. Sample Country Club should budget $ 5,000.00
for this service.
D. The electrical room door was open and a fan was in the doorway to keep the electrical
equipment from overheating on a 65 degrees F. outdoor day.
• The electrical room ventilation system must be replaced with an independent

system, to provide the proper climate and security for the equipment.
E. The outside air intakes for the HVAC units, on the outside walls, are “egg crate” type and
4
need cleaning.
• The outside air intakes should be replaced with a bar type for ease of cleaning and
reduced maintenance.
F. The elevator equipment room is being conditioned from the HVAC system serving the
adjacent area.
• The elevator equipment room is normally conditioned with a dedicated unit, to

maintain the manufacturer recommended maximum temperature.
G. The building insulation is installed on the underside of the roof deck, however, there are
eave vents around the perimeter of the roof allowing air into the attic below the insulation
and there are wall louvers on the attic walls to the equipment well with no ducts connected
also allowing air into the attic.
There are FC units in the attic drawing outside air from the attic.
The R-value of the insulation was not marked on the insulation; however, the thickness
would indicate R-30.
The roof insulation appears to cover the eave vent to block air flow into the attic.
• Ductwork must be installed between the FC units and the wall louvers.
H. Several of the ceiling fire sprinkler head covers are showing smudges from attic air leaking.
• The fire sprinkler covers should be check for proper fit to prevent ceiling smudging.
I. It was brought to our attention the servers in the grill dining room sometimes use a portable
grill to cook at tables and allow flames to flare up.
• There should be a dedicated area to seat people who request cooking at the table, so
proper ventilation and fire protection can be provided.
The HVAC units serving the dining rooms require, by code, a smoke detector to
shut down the blower upon sensing smoke.
• If cooking is permitted without proper ventilation, it is possible the HVAC will shut
down and have to be reset by maintenance personnel.
J. The duct furnace on the make-up air for the kitchen is not being used.
5
• As stated in Item C above, the duct furnace is not required with the existing
ventilation system.
K. The equipment well on the pool building has a strong sewer gas smell.
• The sewer vent near the equipment well should be relocated to prevent the sewer
gas from being drawn into the HVAC system.
• Filters in the vents would restrict the normal operation of the vent.
L. The flue caps on the furnaces in the equipment well of the main building, do not extend
above the parapet wall as required by code.
• The furnace flues are in violation of the California Mechanical Code, and must be
raised to clear the parapet and painted to match the building.
M. Men’s study HVAC system is in operation even though the room is seldom used.
• The under utilization of the men’s study will be covered under energy savings in this
section.
N. One of the compressors on the air conditioning water chiller was operating on a relatively
cool day, 65 degrees F.+/-.
• The chiller operation will be covered under energy savings later in this section.
O. Flue caps on the furnaces in the equipment well of the main building do not extend above
the parapet wall, as required by code.
• The furnace flues are in violation of the California Mechanical Code, and must be
raised to clear the parapet and painted to match the building. See Mechanical
Appendix.
PLUMBING
A. The hot water temperature to the showers, public restrooms and hand sinks in the bar area
is above 120 degrees F. and is in violation of the California Plumbing Code. The proper
tempered water system is in place but the setting is too hot. The hot water that is used by
guest and employees must be below 120 degrees F., as required by the California Plumbing
Code. Ken Zinky stated he was requested by the membership to raise the water
temperature because the water temperature, in the showers, was too cold.
6
• Ken should check to see if there is an adjustment on the shower valves so the
temperature of the incoming water can be adjusted.
• Rolfes Engineering, Inc. sent Ken some adjustment instructions on May 8, 2008.
• If there is no adjustment in the shower valves, the shower valves must be replaced
with pressure balancing, adjustable valves, so the water temperature can be
reduced, to prevent users of the sinks from being scalded.
B. Hand sink faucets behind the main dining room bar are hard to operate and are leaking.
• Hand sinks are a California Plumbing Code requirement. The faucets must be
repaired or replaced.
• Hand sinks behind the cocktail lounge bar are being used for towel storage and the
faucets are missing.
D. Bar sink faucets are leaking.
E. The sink faucet in the dishwashing area is leaking.
F. Plumbing vents in the equipment well of the pool building do not extend above the parapet
wall, as required by code.
• The plumbing vents are in violation of the California Plumbing Code, and must be
raised above the parapet and painted to match the building. See Mechanical
Appendix.
G. The housekeeping room is very crowded.
• A solution to the housekeeping room crowding is to install stacked washer/dryers

and provide proper ventilation.
DRAWING REVIEW AND HVAC CALCULATIONS
7
The existing HVAC system was designed for a 137 ton chiller system. The Rolfes Engineering, Inc.
calculations indicate a 108 ton system is all that is required. Some fan coil units are oversized and
some areas have under sized FC units.
Since the HVAC system has more capacity than required and the pumps are constant flow the
system is using more energy than is required to air condition the facility.
Rolfes Engineering, Inc. recommends the following:
A. Install a water source economizer in the chiller/cooling tower piping system.
B. Add a small primary chilled water pump.
C. Replace the motor starters on the existing chiller water secondary pumps
(2) with variable frequency drivers (VFD).
The water source economizer is more efficient than air source economizers and controls the indoor
humidity better and also reduces the run time of the chiller.
The primary/secondary pump system Items ‘B’ and ‘C’ uses only the amount of energy required at
any point in time to circulate the required amount of water.
Sample Country Club should budget $ 100,000.00 for the above retrofit which will extend the life of
the chiller and pumps and pay back the installation and equipment cost in within four (4) years.
ELECTRICAL
See Electrical Report.
STRUCTURAL
See Structural Report.
8
4512 FEATHER RIVER DRIVE,
HCS ENGINEERING, INC. SUITE F
CONSULTING ELECTRICAL ENGINEERING STOCKTON, CA 95219
(209) 478-8270
FAX (209) 478-2169
ELECTRICAL FIELD REPORT
SAMPLE
COUNTRY CLUB
5 Sample Parkway
Sacramento, California
Date of field visit: March 7, 2008

Prepared by: Greg Manov
At the request of: Rolfes Engineering
1. Introduction:
a. HCS conducted a walk through, site investigation, and review of the

construction drawings with Ken Zinky, Clubhouse Engineer. This
investigation was carried out on March 7, 2008. The following are our
findings, Code related issues, recommendations and current 2007
California Electric Code, CEC, issues as it relates to the electrical system.
The reports from Carter Burgess have been reviewed and are accepted
with two minor items.
2. General Impressions:
a. The electrical system appears to be mostly original with little

improvement over the last thirteen years. All electrical panels are original
and are still serviceable. No major or minor work appears to have been
done.
3. Existing Service:
a. Pacific Gas and Electric service: 1600A, 480 volt, 3ø, 4 wire, meter serial
#3570R9. Located in the electric utility room. Existing main service
panel is excellent condition with no noticeable changes to its original
configuration. It is noted that expansion space is limited to an additional
400A and 100A breaker that can be added.
b. The existing utility transformer is located in the service yard. Pacific Gas
and Electric, the local power utility, does not allow the latticework over
the transformers location. If they were to replace the transformer the
lattice would be in the way of the crane work.
Utility Transformer
4. Code Compliant Issues:
a. In the garden area to the west of the pool, liquid tight conduit has been
placed at or just below ground level. This is a code violation of CEC
350.12 and should be removed in its entirety. Ken advised that this was
used in a PGA tournament some years ago and that the conductors were
currently not energized. Since it is illegal and not used it should be
removed. If it is desired for future use then it should be made code
compliant.
Walkway area west of the swimming pool

b. The server room/sound rack room is too hot for the electronics and should
be relocated or additional cooling for this area.
Computer Servers, note that the covers are off the computers
c. The kitchen has a T-tap plugged into the duplex outlet with tape holding
the plugs and tap up to the underside of the counter. Twist lock plugs or a
double duplex should be used with new plugs.
Kitchen Preparation Counter
d. The Steam Table in the break room is 2000 watts and is plugged into a
standard duplex receptacle. This needs to be on a dedicated 30A
receptacle.
e. Cart Wash area has a duplex receptacle and should have an in-use cover.
f. Receptacle in the loading dock area has a weatherproof cover broken off.
5. Thermographic Survey Report:
The report notates that there are several areas that higher than nominal
temperatures were recorded. While several recommendations were made and
hopefully carried out one question still remains.
a. Ladies room lighting circuit on panel “P2F” is shown to be 23 amps, well
overloaded. The design drawings show this circuit to be loaded to just
over 6 amps on the panel schedule and the floor plans and lighting
schedule show this to be loaded to 7 amps. Something must have been
connected to this circuit to draw the additional power. A physical
investigation by an electrician should be made to determine what this is
and isolate this unknown device(s), if proper, to its own circuit.
6. Fire Alarm System:
a. A strobe in the Men’s Restroom off the Mt. Diablo room needs to be
replaced.
b. The fire alarm panel does not indicate what zone the post indicator valve
reports on. Revising the description card should rectify this.
7. Lighting and energy usage:
a. Lighting levels were acceptable through out the facility with the one
exception being the kitchen. The use of multiple switched circuits in all
large rooms and Grafix Eye lighting control panel for the main dining
room with preset lighting levels was especially modern for a 1995 design.
Main Foyer
b. The corridors and entrance lighting was very carefully coordinated
between the architect, electrical engineer and contractor. It provides a
warm feeling without too much light typical of commercial projects.
c. Many areas have been retrofitted with motion sensors to reduce the use of
electrical power when not occupied.
d. Kitchen area is dark due to a delamping of the lighting fixtures to one 32-
watt lamp per each fixture. Additionally the lenses are in need of washing
or replacing. This area is in need of reworking the lighting for both health
and safety reasons.
e. Men’s employee locker room and restroom have damaged motion sensors
and need to be replaced or motion sensors located on the ceiling with a
standard wall switch.
f. The current California Title 24 requirements for new or remodel

construction requires high efficacy lighting to be used. The current
lighting uses Par-38 lamps outside and should be considered for upgrading
in the future. This would reduce the energy demand without a reduction in
light levels. An additional benefit is that the higher efficacy lighting
allows for longer lamp life and less maintenance time.
Outside column lighting fixture, photo shot upwards to expose lamp
g. The use of lighting control panels in the dining area serves well both from
an energy efficiency standpoint and from ease of controls. There are
several areas where motion sensors have been added to reduce the use of
unneeded electrical power.
8. Recommendations:
a. Most of the site’s electrical panels had all circuit breakers in the on
position, even spare breakers. This may have resulted from the circuit
description cards not being updated as several circuit descriptions and
breaker configurations did not match. All panels should be reviewed to
make sure circuit description cards are current.
Panel Schedule and Circuit Breakers
b. The electric water heater off the Mt. Diablo room requires a disconnect to
allow the confirmation of power shutoff prior to working on the unit.
CEC 422.31 (B)
c. Bar areas and kitchen areas should be updated with GFI outlets or circuit
breakers. Current code CEC 210.8(B)(2) requires this of Kitchen areas.
d. Outside outlets should have their GFIC receptacles replaced and an in-use
cover replace the existing cover for those areas where a receptacle may be
used and left unattended. This differs slightly with the recomentdation
from Carter Burgess but is in keeping with CEC 406.8 (B) 2007 edition.
Date March 21, 2008
Submitted By:
Greg Manov
HCS Engineering
2008
ROLFES ENGINEERING, INC.
1036 W. Robinhood Drive, Suite 201
Stockton, CA 95207
(209) 473-2859
HCS ENGINEERING, INC.

4512 Feather River Drive, Suite F
Stockton, CA 95219
GUDGEL S.E.
100 E. 27th Street
Merced, CA 95340
[SAMPLE COUNTRY CLUB]

HVAC, PLUMBING, ELECTRICAL AND STRUCTURAL EVALUATION OF CLUBHOUSE
AND FITNESS BUILDINGS
5 Sample Parkway Sacramento, CA
GUDGEL S.E.
Consulting Structural Engineer
100 East 27th Street
Merced, CA 95340
(209) 383-6512
May 9, 2008
ROLFES Engineering, Inc.

Attn: Mr. Fred Rolfes
1036 W. Robinhood Dr. Suite 201
Stockton, CA 95207
Subject: SAMPLE Country Club

Clubhouse and Fitness Buildings
Inspection request: Structural Observations and Evaluations
Location: 5 Sample Parkway, Sacramento, California
Inspection Authorized by: Mr. Glen Selligman, AIA
Date of Initial Inspection: March 7, 2008
Follow-up Inspection: May 8, 2008
The purpose of this investigation and report is to perform a visible structural observation of the existing
subject facilities and provide all discoveries as they may pertain to the existing and future building
performance. Noted visible observations were made within areas of which the structure was accessible.
Where not accessed, the construction drawings are utilized for observations and conclusions as noted.
This report is not intended to be a complete structural analysis of the building. Construction details and
specifications for the recommendations are not requested or provided as part of this report.
Original Construction Documents created by:
Altevers Associates, Architecture

The Aventin, Suite 250
8910 University Center Lane
San Diego, CA 92122
SKT Structural Engineering
SAMPLE COUNTRY CLUB
Structural Evaluation
Documents provided:
Structural Sheets as follows
Sheet Title Original date Revisions**
S0.1 General Notes, Typ Details 4/14/95

S2.1 Lower Level Foundation Plan 7/10/95 1,2,3,5
S2.2 Lower Level Foundation Plan 4/14/95 1,2,3
S2.3 Upper Level Foundation Plan 7/10/95 1,4,5
S2.4 Upper Level Foundation Plan 7/10/95 4,5
(Service Roof Framing Trellis Plan)
S2.5 Roof Framing Plan 4/14/95
S2.6 Roof Framing Plan 4/14/95
S2.7 Tower Roof Framing Plan 4/14/95
S2.8 Porte Cochere Foundation and Framing Plans 4/14/95
S5.1 Foundation Details 4/14/95
S5.2 Foundation Sections 7/10/95 2,4,5
S5.3 Sections and Details 7/10/95 5
S6.1 Retaining Wall Plans Partial 9/29/95 7
S6.2 Retaining Wall Plans Partial 9/29/95 7
S6.3 Retaining Wall Plans Partial 4/14/95
S6.61 Retaining Wall and Planter Sections 4/14/95
S6.62 Retaining Wall and Planter Sections 4/14/95
S6.63 Retaining Wall and Planter Sections 9/29/95 7
S7.1 Stair Plans and Details 7/10/95 5
S7.2 Stair Plans and Details 7/10/95 5
S8.1 Framing Details 4/14/95
S9.1 Spancrete Details 4/14/95 4
(Precast Concrete Floor panel installation details)
**Revision Date
1 12/01/94
2 12/09/94
3 12/16/94
4 12/28/94
5 07/07/95
7 10/03/95
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Field and Construction Document Review:

The following are comments to my general document review, as relating to the
field observations of March 7, 2008 and follow-up on May 8, 2008. Also, noted
are any document deficiencies observed during the listed review, as would be
typically necessary for construction. My document observations can only assume
that the building was built as detailed without “as-built” construction documents
and do not necessarily infer that the builder did not make necessary revisions or
obtain necessary information prior to construction. See also my attached photo
pages as noted.
Sheet(s) Comments
S0.1 -No Special Inspection or submittal requirements have been listed for the precast
concrete ‘Spancrete’ products used for the main clubhouse floor.
-Foundation Notes item 7. “For character of soil see report by: Wallace-Kuhl and
Associates, dated May 25, 1994, proj#1444.10" See notes below.
S0.1-S2.4 -Reference notes are shown in regards to a “Geotechnical Engineer” however no
geotechnical engineer’s report was available:
-“Geotechnical Engineer shall verify that grading operations at the site are
in conformance with the recommendation and conclusions of his report”
-“All fill material is to be approved by the Geotechnical Engineer and is to be
compacted as per the Geotechnical Engineer’s recommendations. Inspection is
required during fill and compaction.”
-“Geotechnical Engineer shall inspect foundation trenches prior to building
department inspection. Provide field reports”.
NOTE: Geotechnical field notes and report should be available. If the owners are
able to locate these documents upon review of this report, I will provide a review
service of these documents for recommendations as part of this report.
Field: No indications of differential settlement were apparent in the building
structural systems.
S2.1 -Item “12” of “Notes” states in regards to the CMU (concrete masonry unit) walls
“..shall have continuous inspection is required..”, also “...provide vertical control
joints spaced at 32' on center maximum...”. A review of detail 8/S5.1 referenced
on this wall line does not show control joints adjacent to pilasters which are
located 26'on center. Detail 5/S5.2 “Typ Masonry Reinf” details a Control Jt. ,
however is not referenced from the plans.
Field: Within the cart storage area, vertical ‘control joints exist in the CMU
retaining walls adjacent to the vertical pilasters along wall lines 2 and 4. Only a
single vertical expansion joint exists at mid-span of line C. CMU vertical wall
cracks exist midway between pilasters of Lines 2 and 4. Random vertical cracks
exist along Line C. No wall inward deflections were observed.
-The Foundation Plan references Detail 6/S5.1 and 6A/S5.1 for the retaining wall
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with cracks as a 12" CMU solid grouted wall w/ #8@8"o.c. vertically and
#5@32"o.c. horizontal.
NOTE: The minimum temperature and shrinkage steel for a 12" CMU
wall in the horizontal direction perpendicular to the principal
reinforcement (vertical #6@8"o.c.), would be #5 @32"o.c. However, the
wall is supported by stiff elements or vertical wall pilasters at 26' on
center. As-built height to length ratio and marginal shrinkage horizontal
steel noted; contraction cracking would be expected at the observed
locations without additional horizontal steel over the minimums.
-A clouded revision 5, along lines 1 and C, notes: “Chip out existing footing as
required. Existing reinforcement shall remain in place”. Details 1/S6.63, 3/S6.63,
and 5/S6.63 contain notes of “Existing” structures, however no reference cuts are
made to these details on the Foundation Plan.
S2.4 -‘Service Yard’ overhead ‘Trellis’ plan (Photo page Figure 10) and details are not
clearly detailed. Detail 22/S8.4 notes a 13-3/4" notch removed from the bottom
fibers of the 21" deep 5-1/8 wide Glu-lam beam (GLB) where supported on the
header beam. No reference is made to a structural hanger support, reflecting no
design consideration within the notched area. Detail 27/S8.4 cut on the Plan does
not exist.
Field: Downward curvature exists (Figures 3 and 11) in the main load carrying
glued-laminated beams (Figure 10, red lines) and the access door girder header
(purple line) over the Service area.
Note: Trellis calculations completed by this office show that under
structure weight only, and enclosed (dry) conditions, the major
glu-lam beams spanning 43' will deflect 3" with creep due to
continual loading. Actual exterior (wet) application, result in a
reduced stiffness of these beams, which will result in additional
undetermined sag deflection.
S2.6 -Framing of exterior 6x16 wall headers into the fireplace masonry units are not
detailed. Conditions of dry rot may occur if timber framing does not have
adequate air separation from masonry which is allowed to absorb moisture. Also,
no reference is made to anchorage of lateral or vertical anchorage timber structure
to the fireplace units. No access for observations.
S2.8 -Main GLB connections to tops of ‘Porte Cochere Piers’ are not detailed.
Reference is made to detail 19/S8.4 where no column cap is identified.
Section cuts 24/S8.4 and 25/S8.4 do not identify the 2x8 rafter anchorage along
the ridge line to resist the uplift force from an uneven roof live loading of the
cantilevered rafters. No attic access opening was located for observations.
S5.1 -Detail 7A/S5.1 for the interior CMU wall within the cart storage (line H),
reinforcement does not meet the minimum temperature principal reinforcement
minimums. (#5@32"o.c. vert. shown, #5@16" required) No cracking was
observed.
S6.61 -Referenced details of the cantilevered planters 11/S6.63 and 13/S6.63 show the
planter vertical walls constructed of 12” thick CMU with (2)#4 continuous at top
and #5@12"o.c. vertically.
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Field: Minor vertical cracking exists in the cantilevered planter vertical wall face
stucco coat (painted over) along lines 1 and A.
-A retaining wall drainage system is not shown on the structural drawings for the
referenced details 11/S6.61 or 19/S6.61 in the vicinity of the exterior stairs along
line 1 between lines G an H and also along line 2.5 between M and N. Review
site plan or architectural drawings to verify drainage lines.
Field: Water seepage exists along the stone faced planter walls adjacent to both
stairs where upper planters are constructed. (See Photo figures 7 and 8)
S8.1 -Framing details in general do not specifically identify required hangers. General
statements only are used, such as: “per manufacturer”, “Hanger see schedule”, or
specifically “Skewed and offset hangers shall be designed by Simpson for 60%
capacity indicated in catalog 93H-1" in detail 25/S8.1. A ‘Typ. Hanger
Schedule’, Detail 25/S8.1, only 2x8 and 6x8 hangers are identified.
S8.2 -Mechanical well support joist Detail 5/S8.2 do not call out hanger sizes and are
shown as hung off the bottom fibers of GLB only. Hangers are not recommended
to be used as detailed below the center axis of supporting beams. I have not
personally witnessed this failure, however, it is not recommended to prevent
“tearing” of the beam. Review of these beams should be completed, as loads vary
within the mechanical well, to verify no such failure is occurring. No access.
-Detail 12/S8.2 makes reference to detail 25/S8.2 for the larger hip supports and
does not identify the amount of notch from the bottom fibers where the notch
should be limited by the designer.
S8.4 -CMU “pilaster” and “pier” columns detailed do not identify column construction
and reinforcement.
-Detail 25/S8.4 section cut at ‘Porte Cochere’ Roof between lines 5 and 7.6 along
lines C and C.8 does not address extreme cantilever of roof 2x8 rafters support.
Reference Photo page Figure 9.
S9.1 -Standard Spancrete anchorage details only shown. Drawings do not show
performance requirements of the manufactured product.
-Main Spancrete panel support beams along lines D, E and F referenced by details
11/S9.1 and 12/S9.1 reference “system depth” with no further loading
requirements or design specifications.
-Lateral Shear wall Hold downs shown in details 6/S9.1 and 7/S9.1 do not address
hold down depths requirements for Spancrete floor systems. Only masonry or
concrete minimums are shown in typicals of 5/S5.1 and are not specific or
applicable.
-Design loadings for specific construction design was not noted by the engineer-
of-record. Specifically, these loads should reflect: Live loads, slab topping loads
(tile and grout weights), upper structural loads, applicable seismic design load
criteria, etc. Note: Concentrated loads only noted on Upper Level Foundation
Plan sheets S2.3 and S2.4.
-Fire resistance: fire rated products should be specified (Verify with Architectural
drawings).
-Documents have not been provided to show the product design, installation, or
that the installation has been reviewed by a licensed professional engineer.
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-No precautionary notes were apparent in regards to hole drilling into the precast
and pre-stressed Spancrete units to prevent construction damage of the structural
steel strands within the panels.
Field: No floor deflections or design deficiencies were visible during the visual
observations of the building.
Additional Observations:
¾ Roof lines, unless otherwise noted, appeared straight and of sufficient strength for
deflection criteria. Photo page Figures 3, 9, 11 and 14 show specific deflections
observed.
¾ Ceiling finish cracking exists within the perimeter soffits of the restaurant dining
and bar rooms along the west walls. Only horizontal displacement was apparent
with no vertical differential displacement across the cracks. (Photo page Figure 4)
¾ Efflorescence is visible along line 4 (below rear wall of kitchen) within the cart
storage areas reflecting water penetration into the garage area from above. (Photo
page Figures 5 and 6)
¾ Random cracking exists in the Mechanical Equipment Area retaining walls and
perimeter wall structures. Superficial chipping and deterioration is occurring
from the refuse containers bumping against the back CMU retaining wall of the
Service Area.
Conclusions:
The following conclusions are specifically defined for the Clubhouse structure; however
apply also for the Fitness building as applicable.
General Construction Drawings:

The submitted documents are vague and leave a lot of construction to the
discretion of the builders. Note ‘1’ within General notes of sheet S0.1 states “All
omissions and conflicts between the various elements of the working drawing and
these notes shall be brought to the attention of the architect before proceeding
with the work so involved.” Either an extreme amount of attention was brought
to the architect or the contractor used their best judgment on numerous conditions
as outlined. Details which are not specific and do not call out hangers, notching
or supports do not allow a thorough analysis. A complete analysis of all
connections is beyond the scope of this investigation. All attic accessible joist,
beam and girder support hangers should be individually reviewed for capacities
and installations, as well as notched joists, beams and girders seats.
Timber Trellis Framing:

All exterior trellis timber framing is constructed of glued-laminated Douglas-Fir
or Hem-Fir. Such fabricated members are not recommended to be subjected to
constant exposure to weather. Pressure treated timber, or timber of a high
natural resistance to decay (Redwood) is recommended for continual outside
exposed use. Painted beams especially have a history of holding moisture within
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the confines of the paint and expedite dry rot once moisture is allowed to enter.
Bolt holes, nail locations, lamination joints, splits and knotted areas, are all areas
moisture is allowed to penetrate the painted seal and access the timber As seen in
Photo page figures 2, 11,12,13 and 14, the exterior trellis timbers are experiences
water penetration. The ‘Service Area’ main 5-1/8x21 Glu-lam beams (Photo page
Figure 3), and the entrance girder (Figure 14) are experiencing excessive
downward deflection with perhaps a loss of section from non-visible interior
deterioration, or a decrease in stiffness from continual or seasonal moisture.
Partial excessive downward deflection may also be a result of the lack of no initial
built-in upward camber, as not noted on the construction documents. (See
Camber call out on Service Area entry girder –Photo page Figure 10, for an
example where camber is specified)
Club House Cart storage retaining walls:

The masonry retaining walls in the cart storage basement have vertical cracks
mid-way between pilaster columns and random vertical cracking as noted. It is
not anticipated that these cracks will become larger. However, it would be only
speculation on what may be occurring to the water-proof system behind the
retaining walls. A reminder of the obvious with the cracks becoming
progressively large is as follows:
• Loss of water tightness with breakdown of sealants
• Corrosion to the minimum horizontal reinforcement or at extremes
to the primary wall reinforcement.
• Interior paint blistering on the visible face of the wall
Club House Dining area ceiling soffit cracks:

Roof bracing to the interior soffits was not accessible, or was it detailed to allow a
conclusion to be drawn on the cause of the dining and bar area soffit ceiling
cracks. These appear to be only a result of relatively small structural movements,
shrinkage or transition points of the masonry veneer walls. No other exterior
superficial structural cracks were visible in these areas to conclude that
foundation structural movements were responsible for the superficial cracking or
structural framing failures. Based on other attic observations of roof rafter to
wall bracing observed, it is most likely that there may be some odd hip or valley
load bracing to the soffit areas which may be resulting in some lateral shift of the
lower superficial framing. Also as noted in Photo Page Figure 4, this crack is
located at the end of the adjacent masonry wall veneer where the transition alone
may be the result of the cracking.
Cantilevered Planter wall cracks:

Detail 5/S6.61 is a “Cantilevered Planter “ detail which is not referenced from the
“Retaining Wall Plan”. This particular detail does not locate the exact position of
the top principal reinforcement to support the cantilever. However, detail
11/S6.63 referenced in this area does and should have been applied. A conclusion
can not be made based on only visual observations without additional field
investigation. The cracks at this time were only observed on the front face of the
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planter wall, where the CMU block construction joints may be the basis for the
small surface cracking.
Recommendations:
¾ Install bumper timber blocks along walls of Service area to prevent trash
containers from deteriorating CMU block walls.
¾ Do not flood kitchen areas which are above Spancrete (reinforced concrete)
flooring to prevent premature rusting of steel reinforcement strands and anchor
plates.
¾ Immediately shore and replace the deteriorated main beams of the service
area (Figure 10). An alternate material is recommended. Additionally, provide
continual by-annual inspections and maintenance of all exterior trellis ‘glued-
laminated” (GLB) load carrying beams as a result of dry rot and structural
strength loss A plan should be put into place for alternative material replacement
of all exterior timber trellis faming better suited for exterior use.
¾ All underground drainage lines from retaining walls and landscape planters
should be located and cleaned regularly to allow free flow of under structure
water to prevent backup resulting in increased hydrostatic pressure on the walls
and free flowing water to penetrate existing cracks. Existing drain lines should
be discharging down grade of the retaining wall structures. A retaining wall
drainage system plan is not shown on the structural drawings to identify specific
drain pipe elevations and discharge locations. Review site plan or architectural
drawings for these elements to assist in location of discharge outlets. Add any
additional drainage lines and drainage gravel within planters to remove free-
water.
¾ Obtain an approved set of final building department construction documents
and/or ‘As-Built’ construction drawings to allow a review of specific items
mentioned in this report as well as for all future records to assist in repairs or
remodels.
If I can answer any questions regarding this report or I can be of additional service,
please call my office.
Respectfully submitted,
Timothy B. Gudgel
Structural Engineer
CA SE 2947
attached: Photo Pages (7), Figures 1-14
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TRELLIS TIMBER
FRAMING
Figure 1: Bolted connections,

such as within the Service Area
Trellis (circled) will accelerate
the moisture penetration into the
timber fibers. See Figure 14.
FIGURE 1
Figure 2: Glu-laminated beam
lamination separations and end
checking are typical in the
Trellis framing allowing
additional moisture penetration.
FIGURE 2
Photo Page 1
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FIGURE 3
Figure 3 : The redlines illustrate the downward curvature that now exist in the Service Area
main Trellis 5-1/8 x 21 Glu-lam Beam.
FIGURE 4
Figure 4: One of a handful of Dining Room and Bar soffit ceiling gypsum wall board cracks
in line with masonry veneer edge.
Photo Page 2
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FIGURE 5
FIGURE 6
Figures 5 and 6 show results of kitchen floor wash downs.
FIGURE 8
FIGURE 7
Retaining wall leaks shown in Figures 6 and 7 from upper level landscape planters.
Photo Page 3
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FIGURE 9
Figure 8: Porte Cochere Roof Framing:
Even though it is difficult to show in a photo, the ridge line and the eave line separation has
increased as you go from the green arrows to the red. The overhang in the red arrow
area is larger than the overhang in the green arrow area allowing more rotation and
also more upward reaction at the red arrows. The purple arrows indicate the upward
and downward relative movements of the ridge. No access was located to this attic
space.
Photo Page 4
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Figure 10
Figure 10: Service Area Trellis roof framing. Note: No camber specified for 43’ span 5-1/8x
21 Glu-lam beams (Red). Camber specified as ½” for relatively short Service entry
header 5-1/8x13-1/2 GLB (Purple).
Photo Page 5
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Figure 11
Figure 11: Extreme deflection shown which exists in the Service Area Trellis system.
Figure 12
Figure 12: Service Area 43’ span glued-laminated beams clearly show the damage
from moisture penetration, lamination separation and resulting dry rot.
Photo Page 6
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Figure 13
Figure 13: Top surfaces of support beams between 43’span GLBs with splitting allowing moisture
penetration.
Figure 14
Figure 14: The 20’ Service Area Header Girder has considerable decay at the bolted joint
(circled area) supporting the 43’span beam. Deflection is clarified in the photo with
the use of the intersecting straight green and red lines along the bottom of the girder.
Photo Page 7
KLR ASSOCIATES, INC. FOOD SERVICE PLANNING & DESIGN
KRUSE-LALLY-ROLFES 5314 DELHI ROAD SUITE 3 CINCINNATI, OHIO 45238
(513) 244-2250 FAX: (513) 244-2465
Email: klra@fuse.net
April 4, 2008
Mr. Glen Selligman

McMahon Group
Suite 220
670 Mason Ridge Center Drive
St. Louis, MO 63141
Re: Sample Country Club

Foodservice Equipment and Plan Review
March 6, & 7, 2008
Dear Glen,
The following review is based on the present food service set-up at the Main Club House - Main
Level and Lower Level, plus the 19th Hole Grill Area.
The present facility has generally been well maintained from a food service equipment usage
standpoint.
19th Hole
Small snack bar type operation offers limited menu items to pool, outdoor and indoor eating areas.
Unit has limited cooking capacity and limited holding of items from main kitchen facility.
Any expanded foodservice offerings as to menu and seating capacity will require additional area
and equipment to offer the items and at a club style service level.
Main Club House Building
Overall equipment facilities in main kitchen, lower level dry food storage, refrigerated storage and
two bar set-ups are all well planned and equipped.
The main kitchen is well equipped to offer ala carte or party menus and service for the present
seating capacity (But not at the same time with high level service while plating for a large party).
The ala carte service slows to members while plating parties.
The present kitchen would require an additional 600 to 800 sq. ft. with additional refrigeration,
storage and plating set-up for parties and limited additional cooking for party capacity. Estimated
cost for equipment only would be $90,000 to $125,000 plus construction, miscellaneous, etc..
The addition would allow foodservice to offer ala carte and parties at the same time with high level
club service.
Ala carte and party business can grow into a quality usage with high level service - only by
becoming a kitchen facility with space and equipment to service both at the same time.
The following equipment inventory has items, a rating level and today’s replacement cost.
Rating level of 1 to 5, 5 being almost new to 1 being at the replacement level.
Lower Level Rating Level Replacement Cost

Dry Storage Room – shelving 4 3,000
Liquor Storage - shelving 4 1,800
Beer/Wine Cooler 7x10 4 9,100
Shelving 4 1,200
Walk-in Freezer 7x8 4 8,400
Shelving 4 1,200
Walk-in Cooler 4 15,680
Shelving 4 1,800
Main Level
Dry Storage - shelving 4 1,200
Walk-in Cooler Freezer 8x15 4 16,800
Shelving 4 2,400
Prep Table w/Sink 4 4,200
Disposal 4 2,800
Worktable 4 1,600
Food Processor 4 3,000
Cook-N-Hold Alto Shaam 3 8,500
Cleveland 3 Pan Steamcraft 3 5,500
Bakers Pride Two Deck Pizza Oven 4 1,600
Exhaust Hood 25’ 4 35,000
Two Deck Vulcan Convection Oven 3 12,500
5’ Rest. Range w/6 Burners/Griddle/2-ovens 3 8,500
6 Burner Range w/Salamander Broiler 4 8,500
4’ Range w/Griddle/Oven 4 5,800
4’ Char Broiler w/o Oven 3 4,800
2 Fryers w/Dump Station 3 8,500
Single Cell Traulsen Refrigerator 3 3,800
Chef’s Line, consisting of: 4 80,000
6’Refrigerated Make-up Stand
5 Hot food Wells
6’ Refrigerated Make-up Stand
8’ Stainless Steel Work Station w/Sink
22’ Utility Stand
Double Stainless Steel Over Shelves
3 Heat Lamps
Stainless Steel Soiled Dishtable 4 8,400
Dishwasher 4 16,000
Stainless Steel Clean Dishtable 4 2,100
Pot Sink – 2 Compartment 4 3,600
Ice Machine /Bin 3 4,200
Beverage Stand, 12’-6” 4 6,250
Main Level Rating Level Replacement Cost
Draft Beer Box 4 4,500
Stainless Steel Utility Stand, 10’ 4 6,500
Server Stand, 8’6” 4 4,500
Server Stand, 7’-0” 4 3,600
Grill Bar Equipment 4 30,800
Bar Equipment 4 28,000
Liquor Storage
Shelving 900
Refrigerator, 1 Cell 3,600
Ice Machine/Bin 3,400
Server Pick-up 2,800
19th Hole
Exhaust Hood, 6’ 4 6,000
Fryer 30 lb. Counter Top 3 2,200
42” Griddle 18” Flat/24” Grooved 3 3,800
Stainless Steel Worktable Stand 4 1,800
Refrigerated Sandwich Make-up, 3’ 3 2,600
Hoshizaki Ice Machine/Bin 3 3,400
Stainless Steel 2 Compartment Sink 4 2,800
Shelving, 3 Sections 4 900
True Refrigerator Vendor 3 ------
Prep Sinks 3 2,800
Service Counters, etc. 3 6,500
Serrano Country Club
Visual Irrigation Inspection
March 13, 2008
Visual Irrigation Inspection
Sample Country Club

USA

Suite 220
St. Louis, Missouri 63141
Tel: 314.744.5040
Toll-Free: 1.800.365.2498
Fax: 314.744.5046
www.mcmahongroup.com
Sample Country Club
Visual Irrigation Inspection – Results & Conditions
Introduction
In order to locate problem areas on the course and evaluate equipment performance, a
preliminary visual irrigation audit of the golf course irrigation system was performed. The audit
consisted of both visual and limited mechanical inspections of the irrigation system. Visual
inspection identifies problems such as poor head spacing, pump station functions, field controller
function, central control systems, broken sprinklers and interviews with management on
irrigation issues. Mechanical inspections are in-depth functional tests taken place at pump station
and computer control system, including central computer control and field satellites. Results and
recommended corrective actions from both the visual and mechanical inspections are included.
Pump Station
One of the largest problems with the irrigation system is the lack of a “pump watch” interface; I
did not find this module in the Toro Site Pro central computer control system, the Turf Care
Center, which sends real-time, pump flow data Gallons per Minute (GPM), to the irrigation
computer. For the irrigation computer to calculate the number of heads the system can run at one
time, the irrigation computer must rely on a precipitation rate value (PR), which is manually
entered into the irrigation software: i.e. 25 heads running at a PR of 30 GPM per head = 750
GPM of pump flow. The ongoing replacement of rotor assemblies, which also include new
nozzles, should be taken into account and the proper PR entered into the irrigation computer.
Pump station motors and control system, notice water on metal plate from leaking motor packing
The pump station is a Flowtonex variable frequency drive system. Maximum pump capacity is
rated at 3000 gallons per minute (GPM). The main pump/motor configuration is 4 – 60
horsepower electric high efficiency motors attached to vertical turbine pumps drawing water
from a wet-well beneath the pump station. Three phase 440 volt power main disconnect is in
excellent condition in a water resistant NEMA approved cabinet. I observed total hours
registering 20,202; normal for the years of service.
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Sample Country Club
Pump Station (continued)
With exception of pump and motor #3, a leaking packing box, the pump motors appeared to be
in good condition. I energized each motor and monitored speed, flow and pressure, all seeded to
operate well. Adjustment of the pump packing box should be made to avoid water accumulation
on the pump skid and corrosion to the pump head and stand. If adjustment to the packing box is
at its maximum, a new packing and ring must be installed to keep the motor shaft water
lubricated and avoid undue wear and corrosion.
Sulfur burner at pump station, appeared to be in good working order
An elemental Sulfur burner is installed at the pump station to treat tertiary water supplied by the
local water treatment authority; by burning Sulfur (S8 + 8 O2 → 8 SO2) a gas (Sulfur Dioxide) is
formed and reacts with water to produce Sulfurous Acid to reduce pH and react with Carbonates
and Bi-Carbonates found in the treated water. The local tertiary water is >9 pH; the sulfur burner
has lowered the water’s pH to around 7, within tolerance for healthy turfgrass growth.
Carbonates, Bi-Carbonates, and Sodium are highly detrimental to soils and soil structure, by
adding SO2 to irrigation water these elements are kept in check and Gypsum (Calcium Sulfate-
CaSO4·2H2O) should be applied yearly at minimum to the turf to keep soils well aggregated and
add beneficial Calcium. On my visit, the Sulfur burner neither did operate, nor did I witness its
functionality.
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Sample Country Club
Pump Station (continued)
Amiad in-line water filter at pump station
An Amiad inline water filter is installed to filter out solid particles in irrigation downstream
water to a 3 micron degree. The filter seemed in good working order. I manually flushed the
filter to check operation of backwash and discharge, all filtering systems worked properly. The
filter is rated for 3100 GPM. The filter screens should be removed and pressure washed yearly
and inspected to ascertain if any tearing of the metal filter fabric is occurring. The filter is set to
perform a backwash routine when downstream and upstream pressures vary by approximately
5%.
The Cla-Val® is a standard of the industry in pressure relief mechanisms for irrigation pump
stations. The valves function is to relieve high pressure at the pump station before damage occurs
to the pump station or systems downstream in the field. I manually induced a high pressure event
to test the function of the Cla-Val® system. The valve opened and ported water to the wet well at
the pump station at a pressure of 138 PSI, within operating tolerances. On a bi-yearly basis, this
Cla-Val® should be serviced by an approved technician to assure proper protection of the
hydraulic portion of the irrigation system.
Central Irrigation Control
The central computer control system has been upgraded to Toro Site Pro 2.2 with T-Map. T-Map
will graphically display the entire golf course and the irrigation system in photo and map
overlays.
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Sample Country Club
Central Irrigation Control (continued)
T Map screen with aerial photo and graphic overlay
The central control system at Sample Country Club operates by calculating flow characteristics
of each individual sprinkler head, precipitation rate (PR) and GPM at a controlled pressure at the
sprinkler head (65 PSI at Sample Country Club). Based on pump station pumping parameters of
3000 GPM, the computer takes into account how many sprinkler heads to run at a given time
based on hierarchies programmed by the user. As Sample Country Club begins replacing nozzles
and internal sprinkler parts, it is imperative to upgrade information on the central computer, so
accurate run times can be established for maximum watering efficiency.
The central control computer is connected to an on location weather station. This weather station
reports real-time temperature, humidity, sun intensity, wind speed and direction, rainfall. These
weather factors are used to calculate water needs of the turfgrass plant based on
evapotranspiration. These calculations are beneficial when making watering decisions each day
on the golf course. On my visit, I ran a test for weather reporting and evapotranspiration; the
weather station seemed to be functioning well.
Field Controllers
New Toro Network VT field controllers are in place and working well. The VT controllers
receive a download each day from the central computer and commit the scheduled program. I
manually cycled through several of the field controllers and found them to be in very good
condition. Wires, cabinets, and electronics seemed in overall good condition.
5
Sample Country Club
Field Controllers (continued)
Toro VT field controller
Each VT field controller will operate 8 to 64 individual stations or sprinklers in eight-station

increments. Each field unit is capable or storing and operating up to 64 individual programs.
Sample Country Club currently has 53 VT field controllers located throughout the golf course,
all directly wired to the central computer control system.
Friction loss forces caused by the distance from the pump station to golf holes # 3 through #7 are
areas of concern. When the pump station flow reaches maximum pressure, problems become
apparent on theses holes, according to acting superintendent.
6
Sample Country Club
Sprinkler Heads
Irrigation head internal conversion assembly replacement on green collar
The addition of new conversion assemblies have been installed around all greens. Sprinkler
heads are level and rotate in the allotted time in all of my inspections. Some of the part circle
sprinkler heads should be adjusted for proper arc and some nozzle replacements may have to
occur; # 7 green had an intermediate nozzle spray in close proximity to the turf surface (low
trajectory). I noticed many of the sprinkler body cases should be replaced due to broken upper
flanges.
Several fairway and rough area sprinkler heads need to trimmed around as to not interfere with
proper spray distribution. The acting superintendent mentioned that spacing was being addressed
as needed to improve coverage in some areas, mostly near homeowner’s lot line. In the morning,
I encountered several sprinkler heads stuck in the on position after the assigned program time.
The sand on fairway bunker #12 was washed out due to a stuck head in the rough. Stuck heads
totaled 4 on this morning’s inspection, not unusual given the total number of heads on the course
and the infrequent use of the system during the winter months.
7
Sample Country Club
Sprinkler Heads (continued)
Fairway sand bunker washout due to stuck head
Pipes, Fittings, and Wiring
Being that the majority of these components are beneath the playing surfaces, I can only acquire
information from staff. Pipe and pipe fitting failures seem not to be a problem at time of
inspection. Generally, properly installed irrigation underground parts can have a 15 to 20 year
useful life. Common to poor installation are constant leaks and repairs, but Sample Country Club
has not experienced these issues. Therefore, I would be inclined to report that information
gathered from long-term employees that pipe and fittings are in better-than-average condition as
of this writing.
Wiring carrying 220 volts to field controllers looked to be in good condition at terminations and
field spices. Control wire carrying 24 volts from field controllers to sprinkler heads looked to be
in good condition. Communication cables from the central control computer to field controllers
were repaired recently. These shielded cables conducting low power signals have special spicing
needs and great care should be used when making these repairs. Golf course superintendents,
having many communication problems, often make retrofits to radio communications to field
controllers. The hardware and software at Sample Country Club has the ability to use both wire
and radio communication. In the future, if the hard-wire capability of your irrigation system is
compromising communications more frequently, then it is advisable to switch over the all-radio
controlled central to field controller communications.
Wiring and cables should have a reliable useful life of fifteen years or greater. A simple yearly
ohm and voltage test should occur. An ohm meter should read a resistance of less than 30 ohms
for control wires attached to one valve-in-head sprinkler with solenoid. Grounding circuits at
field controllers should be measured with an earth ground resistance device: 0-10 ohms is
excellent, 11- 20 ohms is acceptable, and 21-30 ohms is marginal. Plans to replace or repair
8
Sample Country Club
Pipes, Fittings, and Wiring (continued)
ground protection should be made. Communication cable can be checked for integrity by
listening to the tones through a set of headphones.
No static or background noise should be apparent. Listening for tones should be accomplished
through cable out and cable in spices at the SPU (Surge Protection Unit) located near the central
computer control. Communication can also be diagnosed at the field controller by using link
monitor. Be aware that the link monitor will not identify static or background noise.
Conclusions
Pressure problems are the primary cause of poor irrigation system performance on holes #3
through #7. By conducting a full irrigation audit on these holes with distribution uniformity
(DU) figures during actual conditions, perhaps some information can be established on these
pressure problems.
Control components are all in good working order. During my visit, I asked if a maintenance
record was being kept on the pump station and irrigation system. No one seemed to have
information on irrigation system or pump station maintenance. A set of records is perhaps in the
possession of the pump station service company, I recommend that these records be duplicated,
if in fact they exist, and kept in the office for inspection and timing of needed maintenance. I can
not stress enough the importance of good maintenance records on irrigation system maintenance.
Field repairs should be documented to be certain upgrades are entered into central computer
control system. New installations should always be documented to have baseline cost of
upgrades as well as information on warranty items.
Irrigation water tests are important and should be routinely sampled during the course of routine
and active golf course irrigation. These samples will provide much needed information on the
quality of water being applied to the golf course. Typical water tests should include Sodium,
Carbonates, Bi-Carbonates, Total Dissolved Solids, Sodium, Sodium Absorption Ratio,
Chloride, pH (Hydrogen ion activity), Suspended Solids, and Nutrient Load. These tests need to
be interpreted by a professional specific to your needs and soil chemistry.
Future improvement projects and long-range planning should include:
1. Installation of an irrigation central computer-to-pump station interface to compare actual

GPM and PSI to schedule irrigation activity (Toro Pump Watch).
2. Investigation of the poor pressure and DU on the holes #3 through #7, an irrigation audit
using catchments under real scheduled irrigation load should occur.
3. Begin keeping records of repairs and maintenance of irrigation system.
4. Update central control computer irrigation database when changing sprinkler heads,
nozzles, or spacing.
5. Begin replacing broken sprinkler cases before complete failure occurs.
6. Remove water filter screen, clean and inspect on Amiad Filter at pump station.
7. Repair or adjust pump / motor packing on #3 pump / motor.
8. Repair or adjust Cla-Val® at least bi-yearly.
9. Begin trimming and leveling of irrigation sprinkler heads.
9
Sample Country Club
Conclusions (continued)
It is my opinion after visual inspection that the complete irrigation system at Sample Country
Club is in very good condition. With continued good maintenance practices, most irrigation
components should remain in this better-than-average condition for ten years or more.
I hope these observations will assist you at formulating a long-range replacement and
improvement plan at Sample Country Club. If any questions arise, please feel free to call
anytime.
McMAHON GROUP, INC.
Michael D. Vogt, CGCS

Golf and Turf Care Center Consultant
Certified Golf Irrigation Auditor #58853
10
Golf Course Existing Conditions Report
Sample Country Club

USA

Suite 220
St. Louis, Missouri 63141
Tel: 314.744.5040
Toll-Free: 1.800.365.2498
Fax: 314.744.5046
www.mcmahongroup.com
Sample Country Club
March 13, 2008
INTRODUCTION
This report has been prepared for the benefit of the membership, management, and governing bodies of Sample
Country Club. The purpose of this report is to provide a detailed existing conditions profile that will aide for the
continued improvement of the golf course and grounds. The goal of this program is to provide the members,
management and governing bodies of Sample Country Club "a base-line existing conditions report” to map quality
improvements on golf course conditions, projects, and capital improvements, on both the golf course and the
surrounding landscapes.
The report is divided into these sections:
1. GREENS
2. TEES
3. FAIRWAYS
4. ROUGH AREAS
5. WATER BODIES
6. BUNKERS
7. HITTING RANGE and PRACTICE AREAS
8. TREES
Each section contains the general conditions report observed for the specified area and observed concerns
regarding each area. Some of the programs required to address these concerns can be remedied in a relatively short
time with sound maintenance practices and hard work; however, some of the solutions require long-term
commitments to a multi-faceted plan or program. Many of the programs required to address these concerns have
been implemented and are showing signs of success.
GREENS
History
The greens at Sample Country Club have a reputation for being consistent and true. While they are undulating in
design, the back to front and side to side pitch on many of the greens can make for some challenging putts. The
bentgrass / Poa annua turf that populate the greens at Sample Country Club is a mixture of varieties as far as I can
ascertain. Originally seeded to Pennlinks creeping bentgrass during construction, several different varieties of
bentgrass, (Dominate and A4), have been introduced over the years.
2
Sample Country Club
March 13, 2008
GREENS (continued)
Poa annua population, light green marks indicate Poa annua
Observations
The greens at Sample Country Club are built on a modified sand mixture. These sand blends became very popular
in the 1970’s, when a USGA agronomist by the name of Ferguson worked with several university professors and
golf superintendents to investigate what would be the best depth of sand, how large a sand particle was needed to
hold water, and air at the correct ratio. Along with the basic physical specification, the ability of the modified mix
to support active root growth, and the ability to supply nutrients was a source of concern. Sand depth is 10 to 14
inches. The sand, originally mixed with an organic material, probably moss peat; to increase water holding
capacity as well as to add the ability to hold nutrients and stimulate biologic activity, requires having to convert
certain elements and nutrients to useful forms for plant uptake.
80% Poa annua population
3
Sample Country Club
March 13, 2008
GREENS (continued)
Observations (continued)
Poa annua in recent years has made significant inroads to the purity of the turf stand on greens. My understanding
is that it has been decided to allow the Poa annua to “take over” as the dominate turf variety on the greens. Poa
annua is a prolific seed producer and yields a less than smooth surface during seeding events in the spring and
autumn, unless the skilled golf superintendent applies cultural practices and chemicals to smooth the putting
surface and inhibit seed production. Sample Country Club has had four golf course superintendents over the last 12
years. Each golf course superintendent has applied their expertise to the management of the greens to achieve the
best surfaces possible.
It is still evident that many of the greens have experienced significant turf loss in the past and several greens have
been totally rebuilt due to wholesale turf loss. I have observed signs and symptoms of poor air circulation and
water movement into the sand profile of several greens. Poor gas exchange and water infiltration is consistently
attributed to turf loss on greens surfaces. Several greens, especially greens #5, #6, #7, #8, #10, and #12 should be
monitored closely. I applaud the recent tree trimming efforts near these greens, since the trimming will increase air
circulation and sunlight on the turf surface. Sunlight, especially during morning hours, is critical to the overall
health of putting greens.
Top center void: cyanobacteria beginning
4
Sample Country Club
March 13, 2008
GREENS (continued)
Limited sunlight on greens turfgrass surface
Large repair patch on green, mostly Poa annua free
5
Sample Country Club
March 13, 2008
GREENS (continued)
On my visit, I observed an algae-like crust forming just below the turf canopy. This is not algae as commonly
known in water bodies, but a cyanobacterium. The conspicuous, slimy mats of surface bacterium are usually found
on wet, compacted areas of greens that receive partial shading during the day. Growth of filamentous cyanobacteria
may be so rapid that the layers out-compete turf growth. As temperatures rise, increase growth of this blue-green
bacterium begin to seal off the surface of the green, causing root growth to cease and eventual death of the turf
plant. A black layer of anaerobic microorganisms will often flourish under these “sealed off” conditions, adding to
the destruction of the sand’s physical properties which promotes continuous water and gas infiltration. It is best to
keep watering at a minimum, increase drainage through aerification, and if need be, apply a chemical control. It
will be often necessary to continue applying a chemical control after the cyanobacteria is in check, since this
organism can reproduce rapidly.
Thatch Accumulation
Thatch was observed at surface to a depth of 2”. Thatch in moderate amounts is beneficial to playability, giving the
green surface an amount of cushion to accept a well played shot. It is widely considered that thatch amounts greater
than 1” is excessive to the overall health of the turf stand. Thatch is also referred to as biomass. These slowly
decaying root structures are harbingers for increased moisture retention, insect breeding, and create perfect
environments for fungal disease pathogens to flourish.
Aerification is the single most important program on today’s modern sand greens. Aerification acts to increase the
root mass and remove excess accumulated thatch or biomass. As the grass plant grows, it constantly produces roots
and other elements associated with growth. During the winter, the grass plant sloughs off living root mass and soil
microorganisms begin the decay process below the turf canopy; normally in the top three inches. The organisms,
beneficial in breaking down these root pieces, need air to function at peak efficiency. By removing cores, when
aerating and replacing the voids with 100% sand, a perfect channel is created for water, gas exchange, and
nutrients, as well creating an environment conducive for new root growth; therefore, developing a much stronger
plant able to survive the stresses of hot and dry Northern California summers.
6
Sample Country Club
March 13, 2008
GREENS (continued)
The physical properties of the sand below the turf canopy are currently high in organic matter; recommendations
should be obtained from a soils laboratory to the extent and percentage. The physical properties of the sand mixture
contains substantially more than ideal amounts of organic matter. Perfect greens’ management calls for the removal
of at least 12% of the top three inches of the sand profile each year; these cores should be removed and replaced
with clean topdress sand. Aerification is the single most beneficial cultural practice that can be accomplished on
sand modified greens.
Rolling:
Recent research has proven the effects of greens’ rolling to be beneficial to aid in smoothness, slight increases in
speed, and if not over used, would not be detrimental or add to compaction on greens. Sample Country Club has
been rolling greens and the smoothness is evident as observed by ball roll.
Sand topdressing on greens
Topdressing:
During my visit, sand topdressing was being applied to each green. Topdressing accomplishes many desirable
characteristics to a putting green.
1. Smoothes the surface

2. By migrating into the thatch layer creates channels for air and water
3. The sand particles lodge between grass plants and stands the leaf upright
4. Helps keep the surface firm
7
Sample Country Club
March 13, 2008
GREENS (continued)
These are the main reasons to maintain a regular topdressing program. Often times, the weather may be
excessively warm to apply topdressing, because the sand can be abrasive to the grass plant and cause undo stress.
Irrigation:
The greens should be watered on an as-needed basis. When watering is required, thorough irrigation cycles should
be used to ensure maximum penetration to the soil profile. Supplemental hand watering should be done to address
localized dry spots, and syringing should be done to relieve heat stress. In order to achieve the desired level of
speed, consistency, firmness to accept a well played approach shot, and maintain the health of the turf, the greens
should be maintained on the "dry side," thus creating a firmer, faster putting surface, as weather dictates.
Fertilization:
The fertilization program should be based on the results of soil test reports and water quality reports. Soluble
fertilizers should be the primary source for nutrients with supplemental applications of granular fertilizers,
particularly in the spring and autumn.
Growth Regulators and Poa annua Seed Head Control:
The encroachment and encouragement of annual bluegrass, Poa annua, into the putting surfaces at Sample Country
Club continues to be addressed. There exist many chemical formulations to inhibit Poa annua seed head
production.
Green Green Green Green Green Green Green Green Green Turf
#1 #2 #3 #4 #5 #6 #7 #8 #9 Nursery
Greens Performance Factors

1=Poor 5=Excellent
Light 5 5 5 4 3 4 3 4 5 5
Air Movement 5 5 4 4 3 4 3 3 5 4
Entrance and Exit Points 5 4 4 3 4 3 2 3 4 5
Size of Green 5 4 4 4 4 4 4 4 4 5
Cupping Area 5 4 3 4 3 4 3 4 4 5
Surface Drainage 4 3 3 3 4 3 3 4 4 4
Internal Drainage and Rootzone Porosity 4 3 3 3 4 3 3 3 4 4
Irrigation Control and Coverage 5 5 5 5 5 5 4 5 5 5
Purity of Turf Stand 3 3 3 3 3 3 3 3 3 4
Amount of Play 4 4 4 4 4 4 4 4 4 5
Water Quality 3 3 3 3 3 3 3 3 3 3
Totals 4.36 3.91 3.73 3.64 3.64 3.64 3.18 3.64 4.09 4.45
Letter Grade B B C C C C D C B B
8
Sample Country Club
March 13, 2008
GREENS (continued)
Green Green Green Green Green Green Green Green Green Practice
#10 #11 #12 #13 #14 #15 #16 #17 #18 Gr
Greens Performance Factors

1=Poor 5=Excellent
Light 4 4 4 5 5 5 5 5 5 5
Air Movement 4 4 4 4 5 5 5 5 5 5
Entrance and Exit Points 5 4 3 3 5 4 5 4 4 3
Size of Green 4 4 4 4 4 4 4 4 4 4
Cupping Area 3 4 4 3 4 4 3 4 4 4
Surface Drainage 4 4 3 4 4 4 4 4 4 4
Internal Drainage and Rootzone Porosity 3 3 3 3 4 3 4 3 4 4
Irrigation Control and Coverage 5 5 5 5 5 5 5 5 5 5
Purity of Turf Stand 3 3 3 3 3 3 3 3 3 3
Amount of Play 4 4 4 4 4 4 4 4 4 3
Water Quality 3 3 3 3 3 3 3 3 3
Totals 3.82 3.82 3.64 3.73 4.18 4.00 4.09 4.00 4.09 4.00
Letter Grade C C C C B B B B B B
USGA greens rating system
Summation
Greens at Sample Country Club on the days of my observation showed a 40% - 80% Poa annua population to
creeping bentgrass varieties. Water infiltration and gas exchange seemed to be inhibited by excess thatch
accumulation, formation of cyanobacteria and in some cases an anaerobic black layer below the thatch surface.
Above, note that all greens at Sample Country Club have been assigned a rating based on studies from the USGA
to quantify greens conditions and possible problems golf course superintendents may have when managing greens
turf. These 11 factors translate into areas of concern and possible improvements that can be achieved knowing the
limiting factors of each green as compared with ideal conditions. A complete physical properties test, in addition to
a chemical soils test, with a long range plan to improve greens sand profile, should be considered as soon as
practical.
TEES
History
The tees are constructed of a modified sand mixture. The predominant grass on the surface of the tees is a blend of
Poa annua and Perennial Ryegrass. A number of tees have to be leveled and sodded to become acceptable to the
high standards the membership expects.
9
Sample Country Club
March 13, 2008
TEES (continued)
History (continued)
This should be an ongoing project due to the shade conditions and tee size on certain holes. Several tee areas had
been planted with Bermuda grass. Only in the hottest of months is Bermuda grass adaptable to Northern California
climates; thus introducing these varieties will risk encroachment into other areas of the course.
Observations
Poa annua has become the dominate turf variety on virtually all tee surfaces at Sample Country Club. The tees as a
whole are relatively level and give a good footing for the player. Continued tee work was ongoing during my visit
with sod work being accomplished on the back tee on #11. A seed and sand divot repair program seems to be
working out quite well. Tee position rotation was good with observed wear areas evenly distributed among the tee
surface.
Goals
Tree trimming to allow light and air movement should be a high priority especially for tees # 8, #9, #11, and #18.
A consistent divot-filling program, combined with appropriate fertility, and pest management will make the tees
healthy, playable and attractive. Sod work has yielded good results and most golf courses program for resurfacing
on an as needed basis.
FAIRWAYS
History
Information that I have been able to put together is that the fairways at Sample Country Club have been in very
good condition throughout the years. The turf variety is largely Ryegrass and Poa annua.
Observations
Poa annua is fast becoming the dominate turf species on the fairways. If desired Poa annua control is still a viable
option because Poa annua population is below threshold limits. Cool weather conditions during my visit likely
precluded any high temperature stress on Poa annua and Ryegrass turf populations on the fairways. Mowing was
taking place during my visit and sufficient clipping yields were observed.
Goals
Drainage additions have taken place over the years on many of the fairways at Sample Country Club. These efforts
have yielded good results in delivering quality playing conditions even during the rainy winter months in Northern
California. In addition to increased drainage, sand topdressing on fairways has been another practice that firms the
fairway playing surface and creates a better environment for turfgrass rooting.
ROUGH AREAS
History
Not very much history was found specifically on the roughs; the native areas have a slightly elevated population of
undesirable plants.
10
Sample Country Club
March 13, 2008
ROUGH AREAS (continued)

History (continued)
As with most clubs with large acreages of native grass, the original intent was to plant a grass cover that would
require less maintenance and be aesthetically pleasing, and also allow a player an opportunity to find an errant shot.
Observations
Intermediate rough along the fairways appeared to be undefined, perhaps because of mowing height or mowing
schedule. Native or deep rough could be mowed once per year to discourage the introduction and proliferation of
noxious weeds.
Goals
The primary rough is largely Ryegrass and Bluegrass mix mowed at a reasonable height of cut for most players to
advance the ball when playing for these areas. Weed control and a dense 100% coverage should be a consistent
goal that can easily be achieved. Native or wild areas have a minimal amount of undesirable plant material
observed; an application of non-selective herbicides on a spot spray basis should be considered to clean these areas.
WATER BODIES
History
Water comes into play on #3, #14, and #15, with a small lightly running creek on # 11. Original plans for water
hazards have been constructed.
Observations
The pond on #3 greenside has an erosion problem that should be addressed soon. The concrete curbing has
fractured and is beginning to roll into the pond, allowing erosion from the pond to the greenside bank. From
observation, it is not determined if a plastic pond liner is attached. I have observed small pieces of plastic in the
concrete upon close inspection.
11
Sample Country Club
March 13, 2008
WATER BODIES (continued)

#3 greenside pond concrete shore line fractured
Golf-hole #11 has a small lightly running creek with large rock outcroppings; erosion does not seem to be a
problem. The stone foot bridge south and east of the green appears to be in good condition.
The pond located adjacent to #14, #15, and #16 is used for the irrigation reservoir. This pond is kept full with
tertiary water from the local water treatment authority. The pond is lined on its banks with a concrete mixture.
During my visit the level of the irrigation pond was three to four feet below full pool to facilitate removal of Reid-
Sedge plants along the south and east shoreline. The concrete liner in this pond seemed to be in good structural
condition.
Goals
The goal to keeping ponds and pond banks in good condition are to address any breeches in the structure of the
concrete bank liner before shore and runoff erosion begins. Controlling unwanted plant growth in these areas will
benefit the pond’s concrete liner integrity.
12
Sample Country Club
March 13, 2008
SAND BUNKERS
History
The bunkers look to have been recently renovated, the design and construction is based on the “Billy Bunker”
named after Billy Fuller once superintendent at Augusta National. The sand bunker construction consists of good
drainage due to a fabric liner pinned to the soil which also keeps the sand from becoming contaminated from the
native soil. The sand selected is a very fast draining variety with a slightly angular shape to prevent the sand from
compaction. The only poor attribute is when very dry, the sand tends to become fluffy and does not remain stable
on the bunker faces. The irrigation cycle does add much needed water to the sand to make it more playable; one
drawback is the sand may require more water than the turf. Several superintendents have written an irrigation
program to water just the sand bunker areas to keep this arid sand moist and considerably more playable.
Observations
Several players hit shots out of bunkers, while I was at Sample Country Club. The sand seemed a bit dry and most
players had a difficult time advancing the ball. Sand was observed on many of the greenside banks, indicating sand
spray from the bunker shots.
Goals
The goals for the sand bunkers are to keep them consistent in their play characteristics, and to keep them visually
attractive. A clean edge should be maintained to outline the margin of the hazard. Greenside bunkers should have a
bottom depth of approximately 6" and face depths of approximately 4". Fairway bunkers should have a bottom
depth of approximately 4" and face depths of 3". The turf edge or lip should be 2” facing the green or hole-cup,
opposite the line of play the lip should be 1” or less to facilitate a clean shot when the ball lands on the low side of
the sand bunker. Bunker sands should be firm; most golfers feel that they should settle slightly down into the sand
for best footing. Sand bunkers should be firm enough, so that the proper shot and spin can be placed on the ball. As
mentioned, it is advisable to program an irrigation cycle to wet the sand on a consistent basis to keep the sand
slightly moist.
HITTING RANGE and PRACTICE AREAS
History
With the increase of practice play at country clubs today, many of the practice areas such as the practice range,
chipping area, and practice putting green facilities are small and over-used. Sample Country Club has a wonderful
practice hitting area with multiple teeing surfaces and target greens. There is also a well laid-out chipping green
adjacent to the large practice green. The hitting range faces north with the sun never in the player’s view. However,
tee space or tee stations may seem constrained at times from the back tees.
Observations
I have observed players hitting practice shots from the bottom tee; the end of the hitting facility is 230 yards, which
may facilitate some lost balls. The furthest target green from the bottom tee is just 200 yards. The entire landing
area cants from the north to the south almost 30 feet to keep range balls within the practice area. Tee rotation was
good with turf conditions on tee surfaces well-healed in previous positions.
13
Sample Country Club
March 13, 2008
HITTING RANGE and PRACTICE AREAS (continued)

The practice green is large and in very good condition with good air circulation and air movement. No signs of
layering or turf thinning.
The chipping green and surrounds were in good condition with the exception of large deposits of sand on the
greenside sand bunker face.
Goals
To enhance the practice area, it may be to Sample Country Club’s advantage to increase teeing areas at the hitting
area. Keep sound maintenance practices in force; the practice facilities are in good condition.
TREES
History
Old groves of tress dot the landscape at Sample Country Club. Although trees are pleasant to the eye, trees have
become the leading nemesis at golf courses throughout the world. Turfgrass and trees rarely live in harmony. An
aggressive trimming program is taking place at Sample Country Club and is beginning to show favorable results in
healthier turf on tees and greens especially.
Observations
Many of the existing trees accent the landscape and should be maintained and trimmed properly. Where trees do
not play an important part of the strategic layout or playability of the golf hole, serious evaluation to the value of
the tree in relation to turfgrass health should be considered.
Goals
Continue selective pruning of trees near tees and greens. Pruning of roots is also a practice worth consideration on
trees located close to greens and tees. The more sunlight that is allowed to penetrate the tree canopy to the turf
surface, the healthier the turf stand will become.
I trust these observations will assist you at formulating a long-range replacement and improvement plan at Sample
Country Club. If any questions arise, please feel free to call anytime.
McMAHON GROUP, INC.
Michael D. Vogt, CGCS, CGIA

Golf and Turf Care Center Consultant
14

Existing Conditions Asset Reserve Study Private Country Club

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Exi

In March, McMahon Group representative Glen Selligman, AIA - Director of Club

The scope of this report specifically excludes:

This report is divided into the following sections:

Executive Summary – A summary of the existing situation and proposed solutions.

Replacement Reserve Report – A report that indicates anticipated future cash

Architectural Study – A study of the architectural condition, functionality and

HVAC, Electrical, Structural, and Plumbing Evaluation – A report of the existing

Kitchen Designer’s Letter & Food Service Equipment Survey – A letter

Visual Irrigation Inspection & Golf Course Existing Conditions Reports –

Frank Vain, President Glen Selligman, AIA, Director of Club Architecture

Prepared under the responsible control of William P. McMahon, AIA California

EXISTING CONDITIONS REPORT

Concurrently, Jim Dodson, a specialist in reserves replacements, visited the club to

Replacement Reserve Report

HVAC, Electrical, Structural, and Plumbing Evaluation

REPORT FINDINGS (CONTINUED)

Kitchen Designer’s Letter & Food Service Equipment Survey

REPORT FINDINGS (CONTINUED)

Visual Irrigation Inspection & Golf Course Existing Conditions Reports

Private Club Consultant:

McMahon Group, Inc.

SAMPLE REPORT 670 Mason Ridge Center Drive, Suite 220

MILLER ~ DODSON ASSOCIATES

Replacement Reserve Analysis

Replacement Reserve Inventory

Replacement Reserve Inventory

Projected Annual Replacements

Projected Annual Replacements

• Main clubhouse, dining facilities, kitchen and locker rooms

• Condition of Items Owned by the Association. Section B Replacement Reserve Inventory

• The Request for Proposal submitted and executed by the Club.

James W. Dodson, Jr. RS, APRA

REPLACEMENT RESERVE STATUS AND FUNDING PLAN

REPLACEMENT RESERVE ANALYSIS - GENERAL INFORMATION

Graph #1. Annual Expenditures for Projected Replacements

Graph #2. Comparison of Cumulative Replacement Reserve Funding and Expenditures

Current Funding - Cumulative Receipts

CASH FLOW METHOD

First Peak Year

CASH FLOW METHOD (cont'd)

Table #1. Cash Flow Method Data - Years 1 through 30

Graph #4. Component Method - Cumulative Receipts and Expenditures Graph

COMPONENT METHOD (cont'd)

Table #2. Component Method Data - Years 1 through 30

CURRENT FUNDING (cont'd)

Table #3. Current Funding Data - Years 1 through 30

COMMENTS ON THE REPLACEMENT RESERVE ANALYSIS

REPLACEMENT RESERVE INVENTORY

REPLACEMENT RESERVE INVENTORY - GENERAL INFORMATION (cont'd)

1 Concrete curb (3%) ft 147 $30.00 60 3 2 $4,397

11 Concrete curb & gutter (3%) ft 56 $34.00 60 3 2 $1,913

CONCRETE COMPONENTS - Replacement Costs - Subtotal $63,090

CONCRETE COMPONENTS - cont'd

21 MCB Concrete flatwork (3%) sf 520 $8.50 60 3 2 $4,420

CONCRETE COMPONENTS - cont'd - Replacement Costs - Subtotal $44,200

CONCRETE COMPONENTS - cont'd

31 Asphalt pavement, seal coat sf 109,420 $0.16 5 2 2 $17,507

33 Pole lights - poles ea 52 $1,500.00 30 20 2 $78,000

36 Domestic water - lateral ls 1 $10,000.00 10 18 2 $10,000

SITE IMPROVEMENTS - Replacement Costs - Subtotal $369,374

MAIN CLUBHOUSE BUILDING (MCB)

40 MCB Concrete roof tiles ( 1% every 5 yrs) sf 340 $12.00 5 1 2 $4,080

41 MCB Re-coat stucco sf 11,630 $3.50 10 7 2 $40,705