The Public Record

The Roofing Project

The documents below are public municipal permit records and official Association records. They are presented as issued, so that every owner can read the source material and draw their own conclusions.

Update — October 28, 2026

The project is complete. A note on what was built.

The roofing project is finished. The Town of Vernon Building Department issued Certificates of Approval for all three buildings on September 30, 2026 (permits BP-26-252, BP-26-253, and BP-26-255), certifying that the work complies with the 2022 Connecticut State Building Code. The $112,000 special assessment that funded the project was collected in full, concluding with the October 2026 payment.

One matter of record remains worth noting. In the December 5, 2025 budget notice, owners were told the assessment would fund a "roof replacement project for all buildings." The Town's permits and Certificates of Approval describe the work performed as a "layover" — an overlay installed over the existing roof, rather than a replacement. Both the budget notice and the Certificates of Approval are available on the Documents page. Owners may read the source material and draw their own conclusions.

What the record shows, side by side

2018 Reserve Study — Recommended
Replacement?
Engineered projection: $196,650 for all three roofs (Michael Callahan & Associates).
2026 Town Permit — Authorized
Overlay?
Project cost: $202,800 across the three buildings (Town of Vernon permits).
A 2018 reserve study commissioned by the Association recommended replacement of the three roofs and projected the cost at $196,650. The 2026 building permits authorize an overlay — a new membrane laid over the existing roof — at a project cost of approximately $202,800. The documents establishing both figures are below.
The Cost & Method — Source Documents
View2026 Town Roofing Permit — Building 2 2026_Town_Roofing_Permit_Building_2.pdf
The permit application. The "Strip or Overlay" field designates the work as "Overlay." The contractor of record is Robin S. Tracy (Tracy Brothers Construction), and the project cost for this building is listed at $67,600. Permits for Buildings 1 and 3 are in the same form.
View2018 Reserve Study — Roofing Pages 2018_Reserve_Study_Roof_Pages.pdf
Excerpt from the 2018 reserve study (Michael Callahan & Associates). The three roofs are each listed as "Flat Rubber Membrane Roof — Replacement," 100% replacement, placed in service November 1990–1992. The study's projected replacement cost for all three roofs totals $196,650 — a forward-looking planning projection, not a fixed or quoted price.
A Separate Matter — Workers' Compensation

Separate from the question of cost and method, the contractor's workers' compensation filings deserve scrutiny. The publicly available permit affidavit and the state coverage search results are provided below for owners to review.

ViewWorkers' Compensation Form 7A Affidavit Workers_Comp_Form_7A_Affidavit.pdf
The state Workers' Compensation Commission affidavit filed with the permit. By signing it as a sole proprietor, the applicant attests that he "WILL NOT act as the general contractor or principal employer," the stated basis for carrying no workers' compensation coverage.
ViewState Workers' Comp Coverage Search State_Workers_Comp_Coverage_Search.pdf
Searches of the State of Connecticut Workers' Compensation Commission coverage verification system, dated 06/25/2026, under both "Robin Tracy" and "Tracy Brothers Construction." Each returns "No results found."
About these documents. The permit records are public records of the Town of Vernon, obtained through a Freedom of Information request. The coverage searches are results from the State of Connecticut's public verification system. The reserve study is an Association record; owners have the right to inspect Association records under C.G.S. §47-260. These materials are presented so owners can review the source documents directly.