SUN CITY – We like raccoons in zoos, pictures, or cartoons, don’t we?
We certainly don’t like them in our attics, basements, or chimneys. And we absolutely hate them when they damage our roofs and soffits, and litter our attics in various ways.
Raccoons can and do tear up and destroy shingles, insulation, and wood with their claws and teeth, and move metal soffit material to gain access to attics. When cold winter comes, they seek a warm place, and they have found it in one of Sun City’s attached product neighborhoods (APN).
For the last several years, what appears to be a large group of the critters has been attacking, damaging, and living in the attics of eight homes in Neighborhood 19 in the far northern section of the community.
Why is this neighborhood being targeted, the Sun Day asked a neighborhood rep this week.
“We’re not certain, but we think it’s because our neighborhood backs up to a creek, and lots of trees and bushes, at the far northern boundary of Sun City,” said Constance Shepherd, one of the community’s reps. “It’s a wild animal territory. Eight of our units have been damaged, and we’ve been talking to our insurance companies, the association, and animal experts for months.”
Actually, the creek she refers to is the south branch of the Kishwaukee River.
Shepherd added that a contractor has recommended replacing the existing metal (and movable) soffit material under overhangs in certain locations near roofs with PVC vinyl material, which is more stable and would prevent animal access to the attics. In some cases, the repair costs are covered by private homeowner’s insurance. But that isn’t the case with all policies. The association informed the neighborhood’s reps last spring that the insurance policy carried by the association excludes damage from insects, birds, rodents, or other animals, and also that an attic is considered part of the inside of a home, and is therefore the homeowner’s responsibility.
The problem probably started in 2011, Shepherd said. “That’s when our owners first noticed the damage on their roofs and soffit corners. They discovered that the soffit ends on each unit are made of material that can be moved, allowing the animals to get into the attics.”
The problem has triggered a dialog among the community board of directors, the association staff, insurance companies, contractors, and owners. A milestone in these discussions was reached December 2 at a board committee of the whole meeting. Shepherd attended, and she formally asked the board if the association could provide any direct financial assistance to the owners who have sustained thousands of dollars of damage to their units.
The board denied the request, saying the cost is not included in the 2016 budget (approved last week) and hasn’t been included in the recent reserve fund study that identified current and anticipated future maintenance and repair projects.
The board recommended, however, that the neighborhood consider setting up a special assessment, where the cost of repairs and preventive maintenance could be spread among several or all of the owners in the neighborhood. Shepherd said the neighborhood includes 90 APN units in 30 buildings.
Deanna Loughran, executive director, suggested the reps convene meetings of the owners to determine how much willingness there is to participate in a special assessment program. She also said she will advise the neighborhood reps how to conduct a special assessment vote, and what kind of a majority approval is needed. Shepherd said the reps have received some input on repair and remediation costs from a contractor, but she said she didn’t want to reveal what some of the numbers were until she has a chance to communicate with the neighborhood residents. Steve Bytnar, incoming board member in 2016, suggested that additional bids should be sought to achieve some possible cost savings.
Also playing lead roles in this project have been Neighborhood Chairperson John James, and the other rep, Bonnie Bishop. In addition to being a Neighborhood 19 rep, Shepherd is currently the recorder of Sun City’s Neighborhood Advisory Council.
“There is one woman who lives alone who says she is hearing noises in the attic right above her bedroom, and she believes it’s raccoons,” Shepherd said. “She has or plans to put a cage up there to try and trap them.”
