325 Georgina Ave_Mills Act Contract Application — Santa Monica City Council, October 13, 2026

City of Santa Monica
Planning and Community Development Department
City Planning Division
(310) 458-8341

MILLS ACT CONTRACT APPLICATION
Application Number (s)_____________________________ Date Filed:

Fee:

Receipt #
Received by:

PROJECT ADDRESS ___________________________________________________ Land Use Element District ________________ Zoning District __________________ Legal Description (Lot, Block, Tract) ____________________ Legal Description (Book, Page, Parcel #) __________________ APPLICANT:

Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ ARCHITECT/DESIGNER:

Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ ATTORNEY (optional):

Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ Santa Monica Business License No. __________
325 Georgina Ave, Santa Monica, CA 90402
The Palisades, Lot11 , BLK K
Maison Georges, LLC
2301 E 7th Street, Los Angeles, CA 90023
424 634 1807 [email protected]
Architetectural Resource Group. Lindsey Miller
9 Pier EMbarcadero, #107, San Francisco, CA 94111
303 579 8497 [email protected]
Architect, #145580, exp 6/30/26
Existing Use of Property: ____________________________________ Date of Local Designation: __________________________________ Please give a brief summary of the general condition of the Landmark Structure:

Is rehabilitation or maintenance needed? (Select one)
_____ Rehabilitation _____Maintenance
Is the property designated as part of an historic district? Yes ____ No ____ If so, what district? ______________________________
Is the property listed on the National Register of Historic Places? Yes ____ No ____ If so, date of designation: _________________

APPLICATION MATERIALS
The following materials must be submitted to the Planning Division along with this application form in order to process a Mills Act Contract application:

An Architectural Report and a Restoration/Rehabilitation plan are required for the designated historic property. If the building is already restored and in good condition, a maintenance list must be submitted to support the need for tax relief.

Please submit one (1) unbound, single-sided copy of each of the following items:

1. An Architectural Report identifying the status and condition of all character-defining features of the building and site prepared by a certified architect.

2. A ten (10) year Restoration/Rehabilitation Plan with estimate cost and schedule prepared by a certified architect.

Please note that a Mills Act Contract only regulates exterior restoration/rehabilitation and general maintenance of your property. If you are also planning interior work, please include a description of this work in a separate section (please see attached sample plan).

3. A ten (10) year Maintenance Plan with estimate cost and schedule. Please describe all periodic/ongoing maintenance needs of the structure including plumbing, electrical, roofing and structural systems. This information must be submitted as a section of the Restoration/Rehabilitation Plan.

4. Photographs (35 mm or digital) of all building elevations and character defining features.

5. Information required for the Financial Analysis (fill in the two highlighted boxes on the attached form). Staff will use this form to calculate an estimate of the Mills Act tax assessment with the information provided. Please note that this forthcoming analysis is only an estimate. The Los Angeles County Office of the Assessor will make a revised tax assessment that will be applicable for the next tax year.

Single Family
11/14/22
Need Of Repair
X
N
N

6. Copy of the legal description for the property ("Exhibit A" on a Grant Deed).

7. Copy of the latest property tax bill for the property.

8. OPTIONAL: One (1) digital copy of above listed items #1-4 on a CD or diskette.

I (we) hereby certify that the information contained in this application and attached hereto is correct to the best of my knowledge and that this application is made with the knowledge and consent of the property owner.

APPLICANT'S SIGNATURE: ___________________________ DATE: __________ APPLICANT'S SIGNATURE: ___________________________ DATE: __________ I (we) hereby declare under the penalty of perjury that I (we) am (are) the owners of the property involved in this request, or if the owner is a corporation or other entity that I (we) are duly authorized to execute this affidavit on behalf of said corporations or entity. I further declare that the foregoing statements and the information submitted herewith are true and correct. I certify that this application is being made with my consent.
____________________________________ ________________________ PROPERTY OWNER’S SIGNATURE DATE
____________________________________ ________________________

PROPERTY OWNER'S SIGNATURE DATE
1/13/2026
1/13/2026
360 E. 2nd Street, Suite 225
Los Angeles, California 90012 ARGcreate.com Memorandum
To David Sullivan
325 Georgina Avenue, Santa Monica, CA 90402
Project: 325 Georgina Avenue Mills Act ApplicaƟ on
Project No.: 250613
Date: August 8, 2025
Via: david.sullivan@pacifi ctrellisfruit.com

INTRODUCTION
Architectural Resources Group (ARG) was retained by the homeowners to perform a general condiƟ on assessment of 325 Georgina Avenue as part of the City of Santa Monica Mills Act applicaƟ on. The house is located at 325 Georgina Avenue and is a designated landmark in the City of Santa Monica.

METHODOLOGY
ARG architect Lindsey Miller and architectural conservators Gabrielle Goldstein and EllioƩ Simon visited the site on July 10th, 2025 to perform the general condiƟ ons assessment. They were accompanied by Ibarra Structural Engineering to assess the structural condiƟ ons of the house.

The house was surveyed from ground level and from the interior. During the course of the site invesƟ gaƟ on, notes were recorded by the project team and condiƟ ons were recorded using digital cameras. Building features and materials were inspected for defects such as cracks, loss, rot, detachment, staining, and inappropriate or failing repairs. The survey included an examinaƟ on of the walls, windows, doors, interior fi nishes, and adjacent site features. The roof was examined from the ground. AddiƟ onally, ARG talked to the Owners about the house’s maintenance records, maintenance issues they are currently experiencing, and anƟ cipated future work.

All photos are by ARG unless otherwise noted.

As a historic resource important to the city of Santa Monica, and as an extant example of Roehrig’s projects, ARG is in agreement with the Owner that the property requires repair and rehabilitaƟ on work in order to improve the longevity of the resource. In light of a recent loss of one of Roehrig’s projects (the Rand McNally House in the Altadena fi res of 2025), the Fleming House is important to maintain and preserve.

Architectural Resources Group | 325 Georgina Avenue, Santa Monica- Mills Act SubmiƩ al 2

HISTORIC BACKGROUND
The following informaƟ on has been provided by the Santa Monica Landmark, published in 2022.

The property at 325 Georgina Avenue was designed by Frederick Louis Roehrig and constructed in 1910 as a vacaƟ on home for Arthur Fleming, as wealthy business man that lived in Pasadena. Roehrig was a prominent architect in Southern California from the late 1890s through the early 1900s.

According to the landmark form, Roehrig was known for his designs of high styles including “Queen Anne, CraŌ sman, Spanish Colonial Revival, Mission Revival, and Tudor Revival.”1 1 “DesignaƟ on of a ResidenƟ al Structure Located at 325 Georgina Avenue as a City Landmark”, pg. 3.

South elevation
North elevation
Architectural Resources Group | 325 Georgina Avenue, Santa Monica- Mills Act SubmiƩ al 3

BUILDING DESCRIPTION
The building at 325 Georgina Avenue is built in the CraŌ sman style. The primary facade is the south side of the building. The CraŌ sman style “is expressed through horizontal emphasis through the use of low, wide eaves and exposed raŌ er tails, as well as wood shingles and clapboard siding. Other features included divided-light, wood casement and double hung windows arranged in groups, and the use of natural materials including wood shingles, heavy Ɵ mbers, and brick.”2 There is an addiƟ on on the north side that is not visible from the street. There is a large front yard, with an off set concrete path leading to the front entryway. The backyard consists of a brick paƟ o with a trellis and brick pathways throughout leading to secondary structures and a tennis court.

CHARACTER DEFINING FEATURES
The following list was included in the 2022 City of Santa Monica DesignaƟ on of a Landmark determinaƟ on:

Overall Visual Character ▪ Two-story height and massing ▪ Medium-pitched gabled roof forms
▪ Wood cladding
▪ MulƟ ple window groupings
▪ Inset entry porch
▪ Brick chimneys
Exterior Features ▪ Mature trees in front yard (specifi cally Italian Stone Pine and Cedar Deodar) ▪ Original hardscape ▪ Wood shingles and horizontal clapboard siding
▪ Exposed raŌ er tails
▪ Divided-light wood windows of various operaƟ ons
▪ Wood doors and shuƩ ers
▪ Raised brick foundaƟ on
2 Ibid., pg. 3.

Architectural Resources Group | 325 Georgina Avenue, Santa Monica- Mills Act SubmiƩ al 4

CONDITIONS ASSESSMENT
Overall, the house is in fair condiƟ on. PrioriƟ es for rehabilitaƟ on include replacing the roof and rehabilitaƟ ng all windows and doors. While there are no signs of water intrusion, the roof is missing shingles and part of the ridge cap, and is nearly 25 years old.3 Windows and doors require some maintenance to ensure operability and effi ciency; this includes reglazing, adding weatherstripping, repairing sashes, and cleaning/replacing hardware. The house has a heaƟ ng system but no cooling, and other systems (such as the electrical panel) also require replacement/upgrades.

Roofi ng
Overall the roofi ng is in fair condiƟ on, with elements in poor condiƟ on. It is a mulƟ -hip roof clad in composite shingles. A non-historic aluminium guƩ er runs along the eave of the roof at all horizontal edges. The drainage is in fair condiƟ on but does require immediate intervenƟ on. The following condiƟ ons were noted and are listed starƟ ng from the top of the structure: ▪ The ridge caps are sliding off the primary ridge towards the west side. ▪ Isolated loss of shingles throughout the roof. ▪ GuƩ ers are blocked with debris from trees. ▪ Overfl ow of guƩ ers due to blockage has caused deterioraƟ on of raŌ er tails below. ▪ Incorrect fl ashing at the chimney on the east elevaƟ on may lead to water intrusion. ▪ Chimneys have deep joints, but do not show signs of deterioraƟ on from the exterior. ▪ Flues were not accessible during this assessment, however the owner menƟ oned they have had issues with both fi replaces.

Walls
The walls appear to be in fair condiƟ on overall. The exterior cladding is painted horizontal shiplap wood boards with a brick veneer water table at the fi rst fl oor, and painted wood shingles at the second fl oor and under the gabled eaves. Timber post-and-beam structure is visible on the exterior at the secondstory fl oor height. The following condiƟ ons were noted and are listed starƟ ng from the top of the structure: ▪ Many of the wooden shingles are split, but do not appear to be deterioraƟ ng. This is mostly contained under previous campaigns of paint, indicaƟ ng it is not a recent change and is not a concern. Select damaged shingles should be replaced to match. ▪ There are many layers of paint extant on the exterior siding and shingles. Some chaƩ er is visible 3 The roof was last replaced in 2001 according to building permit B67407 from the City of Santa Monica.

Architectural Resources Group | 325 Georgina Avenue, Santa Monica- Mills Act SubmiƩ al 5 through the layers of paint, with evidence of a darker brown paint color beneath. ▪ Sealant used in the laps between the shiplap siding boards has cracked and separated in places. ▪ Crackling in the paint fi nish at the ends of the shiplap siding boards indicate that the end grain likely absorbed water where it buƩ s into the corner boards. This caused the wood to swell, crackling the paint.

Foundation and Crawlspace
The foundaƟ on was inaccessible at the Ɵ me of the survey, but using the 2023 Property InspecƟ on Report, Ibarra Engineering made the following observaƟ ons in their report: ▪ Some fl oor joists do not bear on pressure treated mud plates, but on 2x members on edge. ▪ Areas of diagonal sheathing are damaged by water intrusion. ▪ Some posts do not sit on concrete fooƟ ngs. ▪ Beam-to-pier fooƟ ng connecƟ ons are missing hardware Ɵ es. ▪ Retrofi t plates are inconsistent in their installaƟ on. ▪ Corroded metal straps should be replaced and invesƟ gated for water intrusion.

In addiƟ on to the fi ndings made by the engineer, the following condiƟ ons were observed above grade at the exterior: ▪ Rust jacking and sagging in the steel lintels over the basement vents has displaced some of the masonry. ▪ Non-compaƟ ble paint on the brick water table and curbing around the foundaƟ on have led to the paint peeling and deterioraƟ on of soŌ er brick.

Doors and Windows
All extant windows appear to be wood casement windows in single, double, triple, and quadruple confi guraƟ ons. The windows are overall in fair condiƟ on. The front door is a wood with four panels, and is in good condiƟ on. Two sets of french doors and a single door with panels and mulƟ ple lights on the north elevaƟ on appear to be in fair condiƟ on.

The following condiƟ ons were observed: ▪ Several sash had loose rails and styles with noƟ ceable gaps. ▪ Various lights throughout were cracked. Lights are mostly held in place with wood stops, not glazing puƩ y. Diff erences in temperature/moisture could cause diff erenƟ al expansion and contracƟ on in the wood. ▪ Sills and lintels do not show signs of deterioraƟ on.

Architectural Resources Group | 325 Georgina Avenue, Santa Monica- Mills Act SubmiƩ al 6 ▪ Several windows are painted shut. ▪ Windows at the second fl oor addiƟ on on the west side of the house have been recently reglazed. ▪ Weatherstripping is inconsistently located at windows and doors. ▪ Door hardware, especially on the west elevaƟ on, is heavily paƟ nated and aff ects operability. ▪ Aluminum sliding doors at the second fl oor addiƟ on lack full operability. ▪ Interior doors are predominately original and made of wood. Large gaps are noted at the thresholds.

General Site Features
The site is generally in fair condiƟ on with minor signs of pooling, but no excessive seƩ lement or other deterioraƟ on to the land itself. Many alteraƟ ons were made over Ɵ me, including addiƟ onal hardscaping, raising the perimeter wall, and alteraƟ ons to the garage. The following condiƟ ons were observed: ▪ The historic front concrete sidewalk shows signs of cracking, but remains largely intact and level. A newer campaign of paint is worn in places, revealing the older wash underneath. ▪ Some sugaring (gradual deterioraƟ on of a masonry surface causing a powdering condiƟ on) occurred near edges and corners of the concrete steps and pads as a result of wear exacerbated by moisture trapped with the incompaƟ ble paint. ▪ Historic and non-historic hardscaping to the rear on the north side indicate a fair amount of seƩ lement of the brick pavers. There is a drain that runs parallel to the house, with the pavers sloped towards, but it was not determined at the Ɵ me of survey if it was eff ecƟ ve or not. The uneven surface is a safety hazard and does not allow for proper drainage away from the house. ▪ The elevated slab porch on the north side shows signs of seƩ lement, but appears staƟ c and does not aff ect the overall structure. Some minor pooling occurs on the slab as a result.

General Interior Description
The interior is generally in good condiƟ on. Some recent fi nish work was completed along with updates to mechanical, electrical, and plumbing (MEP) fi xtures. A larger update to the overall MEP systems is warranted. Floors were recently refi nished and the interior was repainted within the last six months.

Much of the interior has been altered over Ɵ me, but various historic elements remain including mantles, millwork, fl ooring, doors, and hardware.

Flooring
The overall condiƟ on of the fl ooring is fair as it was recently refi nished. Ghost marks show signs of the former carpet runner. AddiƟ onal staining/refi nishing may be required to remove the ghost marks.

Architectural Resources Group | 325 Georgina Avenue, Santa Monica- Mills Act SubmiƩ al 7 Ibarra engineering made the following observaƟ ons in regards to the fl ooring: ▪ Raised wood fl ooring on the fi rst and second levels had uneven areas and humps. These could be signs of seƩ lement due to water intrusion or wood decay. ▪ Flooring in some rooms were depressed as much as one and a half inches in the corners. ▪ The fl oor of the second fl oor sunroom slopes signifi cantly toward the rear of the house.

Walls
The condiƟ on of the interior walls was not assessed under the scope of this invesƟ gaƟ on, however the owner noted the presence of cracks in the plaster in various locaƟ ons before the recent campaign of paint.

Mechanical, Electrical, and Plumbing
The mechanical system is generally fair condiƟ on, electrical is fair condiƟ on, and plumbing is good condiƟ on. Each MEP system is in some various stage of update. The following condiƟ ons were observed or noted: ▪ HVAC is only a heaƟ ng a system. A new system should be installed for cooling.4 ▪ The electrical panel is outdated and should be replaced. Electrical outlets should be tested for safety throughout, replacing non-grounded outlets with appropriate GFCI outlets in the kitchen and bathrooms. ▪ A new sewer line was recently installed under the house, connecƟ ng to the exisƟ ng city sewer under the tennis court. Plumbing was also updated at this Ɵ me. ▪ Several new plumbing fi xtures were installed throughout.5 ▪ Remnants of previous systems including old wiring and duct work are extant in the crawlspace.

Details and Finishes
Interior details and fi nishes are generally in fair condiƟ on. Some painƟ ng and refi nishing has recently been completed. ▪ The enƟ re interior was recently repainted within the last six months. ▪ The owner noted that prior to repainƟ ng the interior, there were small cracks visible in the plaster in various locaƟ ons.
4 The exisƟ ng Forced Air Units were installed in 1999 (Santa Monica city building permit M11730). 5 Completed in 2023 with new tankless water heater (Santa Monica city building permit 23BLD-3980).

Architectural Resources Group | 325 Georgina Avenue, Santa Monica- Mills Act SubmiƩ al 8 ▪ Cabinet doors and drawers are limited in operability due to general wear and paint build-up. ▪ Fireplaces are equipped with gas logs, but they were not tested. The owner noted issues with them and a specialst should be consulted to inspect the fi reboxes, fl ues, and chimneys for safety

TREATMENT RECOMMENDATIONS
High Priority (1-5 years) ▪ Clean debris from guƩ ers and ensure they are fi rmly aƩ ached to the roof with no leaks. ▪ Replace the roof in-kind with fi re-resistant composite shingles ▪ Install rigid insulaƟ on at the raŌ ers in the aƫ c. ▪ Consult a structural engineer to thoroughly inspect the aƫ c. ▪ Consult a roofer and structural engineer to determine if the roof over the family room addiƟ on can support the use of a deck. If it will be used as a deck, install a railing. If not, replace the aluminum sliding doors with windows to match the exisƟ ng wood casement windows. ▪ Consult a chimney restoraƟ on specialist to inspect both chimneys and all fl ues. ▪ Install seismic bracing for the chimney or confi rm horizontal bracing at aƫ c/fl oor levels. ▪ Clean all fi reboxes and chimney fl ues. Ensure dampers work and that the gas lines are operable and do not leak. ▪ Replace damaged sheathing with plywood where necessary. ▪ Square-up window sash rails where needed. ▪ Replace broken window lights with restoraƟ on glass to match the rest of the window. ▪ Reglaze windows where necessary or remove and reapply wooden stops to resecure window lights. ▪ Ensure there is eff ecƟ ve weatherstripping at each window and door. ▪ Clean extant window and door hardware and tracks to ensure operability, including exterior, interior, and cabinet hardware. ▪ Replace inoperable window and door hardware in-kind. ▪ Update HVAC system to include cooling. ▪ Replace steel lintels over basement vents along north elevaƟ on and repair displaced masonry. ▪ Add a sloped cover over the basement lightwell to divert water. ▪ Repair cracks in beams and boards using a compaƟ ble wood-fi ller. ▪ Consult an engineer to assess the stability of the brick outbuildings and rebuild the free-standing Architectural Resources Group | 325 Georgina Avenue, Santa Monica- Mills Act SubmiƩ al 9 walls to be two wythes thick with an appropriate fooƟ ng. ▪ Remove paint from the brick water table around the foundaƟ on. Repaint with masonry-compaƟ ble paint if desired. ▪ Prep and repaint the enƟ re exterior including beams, siding, windows, and doors. ▪ Remove and replace corroded and outdated metal straps in crawlspace. ▪ Provide wood ledger, blocking, or mud plate for joist ends and provide concrete piers for posts. ▪ Repair and/or replace improperly installed retrofi t plates and anchors. ▪ Perform level survey and re-level fl oors where necessary and install missing hardware to stabilize framing.

Medium Priority (5-10 years) ▪ Remove paint from the concrete porches and walkway, repainƟ ng with masonry-compaƟ ble paint to match the underlying historic color. ▪ Remove hardscaping, regrade the paƟ o to allow for proper drainage, and install a new drain with new hardscaping. ▪ Remove remnants from MEP systems no longer in use including obsolete wiring and ducts. ▪ Develop comprehensive seismic upgrade plan per California Historical Building Code (CHBC), and phase out work.

Architectural Resources Group | 325 Georgina Avenue, Santa Monica- Mills Act SubmiƩ al 10 South Elevation North Elevation
Wear on rafters from water overfl owing out
of gutter.

Gutter blocked with debris on south side of
roof.

Chimney on west side of house. Chimney on east side of house.

Architectural Resources Group | 325 Georgina Avenue, Santa Monica- Mills Act SubmiƩ al 11 Inappropriate fl ashing at the roof of the
addition on the east elevation.

Detail of mortar joints on west chimney.

Detail of wood shingle siding (typ.). Detail of horizontal shiplap siding (typ.).

Checking at corner boards on ends of shiplap
siding.

Architectural Resources Group | 325 Georgina Avenue, Santa Monica- Mills Act SubmiƩ al 12 Crawlspace vent on east elevation with
extensive rusting and bio growth.

Crawlspace vent on south elevation.

Basement light well on east side with Interior of basement lightwell. defl ected lintel and sagging masonry.

Crawlspace under the house looking Crawlspace under the house, looking west. northwest.

Architectural Resources Group | 325 Georgina Avenue, Santa Monica- Mills Act SubmiƩ al 13 Windows at fi rst fl oor on south elevation (typ.). Note the French doors on the north elevation (typ.). presence of wood stops rather than glazing putty.

Windows and front door on the porch off the Rear door and stoop on north elevation. south elevation.

Front sidewalk, looking south from the porch. Front steps off of south porch.

Architectural Resources Group | 325 Georgina Avenue, Santa Monica- Mills Act SubmiƩ al 14 Rear elevated patio. Notice cracking where
the elevated slab steps down.

Property perimeter wall at the northeast side
of the tennis court.

Hardscaping of rear patio. Primary storm Hardscaping along west elevation. drain located under branch of tangerine tree.

Pier for pavillion roof column adjacent to
garage.

Single-wythe brick wall adjacent to garage
at rear of property. Note two diagonal cracks
extending left to right.

Architectural Resources Group | 325 Georgina Avenue, Santa Monica- Mills Act SubmiƩ al 15 Recently refi nished historic oak fl ooring. Recently refi nished historic oak fl ooring.

Existing gas furnace heating system. New tankless water heater.

Rehabilitation and Maintenance Plan for 325 Georgina Avenue The enclosed Rehabilitation and Maintenance Plans for 325 Georgina Avenue, Santa Monica provides intended projects to be completed through the duration of the Mills Act Contract, including more immediate needs and on-going maintenance. Given the cost of the needed system upgrades, structural, mechanical, electrical, and plumbing upgrades may be broken into smaller phases and re-prioritized after consultation during the first year of the contract beginning in 2027.

Rehabilitation Plan
Site
Contract Year of
Completion
Feature Item Estimated
Cost
2027 Landscape Repair/replace irrigation to prevent water on the house and divert it away from the foundation.
$1,600
2037 Paint Remove paint from front concrete porch and walk, use masonry-compatible paint to match underlying
historic color.
$12,713
2037 Hardscaping Remove hardscaping, regrade, and install new patio. $75,000 2037 Hardscaping Install new patio drain. $4,350
Total Site Cost $ 93,663
Exterior
Contract Year of
Completion
Feature Item Estimated
Cost
2027 Masonry Add sloped cover/awning over lightwell to basement to divert water.
$1,000
2027 Woodwork Repair surface cracks in wood members using Abatron or a comparable wood-compatible fill material.
$64,528
2030 Roof Replace roof in-kind with composite shingles. $127,500 2030 Roof Install rigid insulation at rafters if using attic as occupied space or storage.
$52,710
2032 Masonry Replace steel lintels over basement vents where deteriorating, repair masonry.
$15,000
2033 Windows
and Doors
Square-up window sash rails. $12,999
2033 Windows
and Doors
Replace broken window lights with glass to match
existing.
$21,194
2033 Windows
and Doors
Replace/install weatherstripping at all windows. $18,115 2033 Windows
and Doors
Replace/install weatherstripping at all doors. $1,981
2033 Windows
and Doors
Reglaze windows where necessary. $4,529
2033 Windows
and Doors
Clean existing operable window hardware. $18,115
2033 Windows
and Doors
Clean existing operable door hardware. $2,688
2033 Windows
and Doors
Replace non-operable window hardware in-kind. $5,460
2033 Windows
and Doors
Replace non-operable door hardware in-kind. $2,585
2034 Paint Remove paint from brick water table and repaint with masonry-compatible paint.
$7,820
2035 Paint Prep and repaint entire exterior including beams, siding, windows and doors.
$136,000
Total Exterior Cost $492,224
Systems
Contract Year of
Completion
Feature Item Estimated
Cost
2027 Mechanical Replace HVAC system to include heating and cooling. $261,000 2027 Structure Engage structural engineer to inspect the attic and crawlspace.
$20,000
2028 Structure Install horizontal bracing at the attic and floor levels or install seismic bracing for the chimneys
$17,000
2028 Structure Replace damaged sheathing where necessary with plywood for walls, floors, and roof
$32,500
2028 Structure Repair or replace improperly installed retrofit plates and anchors
$2,449
2028 Structure Remove and replace corroded and outdated metal straps
$3,233
2028 Structure Install wood ledger, blocking, or mud plates for joist ends and provide concrete piers for posts.
$6,836
2028 Structure Install concrete piers for posts in the crawlspace. $3,102 2029 Structure Perform level survey and relevel floors where necessary, including installing missing hardware.
$60,000
2029 Electrical Update electrical panel and wiring. $377,000 2031 Plumbing Update plumbing and fixtures. $150,000
2036 Structure Comprehensive seismic upgrades per California Historic Building Code (CHBC), including shear wall
construction and new hardware.
$375,000
Total Systems Cost $1,308,120
Total Rehabilitation Cost $1,894,007
Annual Maintenance Plan
Site
Contract Year of
Completion
Feature Item Estimated
Cost
As Needed Hardscaping Regular maintenance including cleaning pathways, cleaning all drains at porches and site walls
$2,500
As Needed Landscaping Regular maintenance including trimming vegetation to maintain minimum 12” clearance around exterior,
lawn treatments for pests and health of plantings,
$3,600
readjusting sprinklers as needed to keep water off of
the house
Total Site Maintenance Cost $6,100
Exterior
Contract Year of
Completion
Feature Item Estimated
Cost
As Needed Roof Clean roof and gutters of debris. Inspect for leaks and appropriate attachments at the eaves
$2,500
As Needed Chimney Inspect and clean chimneys $500
As Needed Windows Regular maintenance including reglazing, in-kind replacement of wood glazing stops, weatherstripping,
hardware, and damaged sash.
$1,500
As Needed Paint Exterior paint touch-up as needed $5,000 As Needed Pest
Control
Regular preventative pest and termite treatments $500
Total Exterior Maintenance Cost $10,000
Systems
Contract Year of
Completion
Feature Item Estimated
Cost
As Needed Mechanical Regular maintenance including annual inspection, filter changes and duct cleaning
$1,000
As Needed Electrical Regular maintenance including annual inspection $1,000 As Needed Plumbing Regular maintenance including annual inspection $1,000 Total Systems Maintenance Cost $3,000
Total Annual Maintenance Cost $22,100
FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT AT (ADDRESS):__________________________________ REVENUES Current1) Monthly Rental Income 3% 2) Annual Rental IncomeANNUAL EXPENSESGen. Expenses: 25% SFD, Others 30% Vacancy loss 3% $08) Total Expenses $0 (Sum Lines 8-9) NET OPERTING INCOME $0 (Line 2 Minus 8)CAPITALIZATION RATE9) Interest Component 5.5%10) Historic Property Risk 4% (2%, or 4% for SFD)11) Property Tax Component 1%12) Amortization Component 0.5%13) Capitalization Rate 11% (Sum Line 9 - 12)TAXES14) Mills Act Assessment $0 (NOI/ Line 13)15) Tax Under Mills Act $0 (Line 14 X .01035146)16) Current Tax17) Tax Savings (Line 16 - Line 15) $018) Annual Costs to City (Line 17 X 16%) $0

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