Courtyards of Kipling Siding Project

07/14/2025

To all unit Owners. All of you have been sent your assessment letters. You need to send these assessment letters to your insurance company referencing your claim number. If you have not filed a claim, you should still send the assessment letter to your carrier. If you have a claim and the RCV is more than the assessment, you do not need to send in the assessment letter.

Your insurer might want more information from you. If they do, send me an email and we'll provide what we have.

The DATE of the assessment is the day the board voted to assess, which is MAY 20, 2025.

Thank you

Send a message to learn more

04/07/2025

Now is the time to decide if you want new windows or patio doors. You are free to chose your own contractors but this company will be working closely with other homeowners on the project and we've set up coordination efforts to make the install process efficient. Give them a call for a direct quote. These prices are a guideline.

04/06/2025

Updates on Courtyards of Kiplings Siding Remodel.
As the board siphons through many ideas and renderings of how the new siding will look, I wanted to update everyone on the insurance claims and how they've been progressing. Some good news, some bad.

There are two distinct siding materials at Kipling. One is a product made by Royal, an inexpensive and thin .040 builders grade panel that is still being made. That color is Wicker. Most of the insurers have offered two things: To replace the full damage wall in order to maintain a uniform appearance while others like Allstate are only allowing to replace the 3 or 4 damaged panels without regard for a uniform appearance. Although this siding and color is technically still available, the new replacement pieces will create a checkerboard appearance on the unit and possibly the neighboring unit if the damaged panel crosses the wall line.

The other material is a Royal Clay siding which after numerous ITEL and SLS reports to find a match have come up without one. This product is not available and there is no likely match. State Farm has Travelers have been paying to replace ALL of the siding on the unit while other companies are agreeing to replace either the entire damaged wall or in some cases just the damaged pieces. For those of you who have Clay siding, you should be calling your adjusters and demanding full replacement. We have many claims that have full replacement being paid. Homeowners are allowed to call their adjusters and ask for outcomes you would prefer. We are doing our part but homeowners get better treatment then we do as the contractor.

There are buildings that as of today have all of the insurance money they need to replace all of the siding on their building. There are other buildings that have close to the amount needed, while others have little money to do the whole building and others no money to do the whole building. Most of the buildings that have no money or little money are because maybe one person filed their claim and received $10k while nobody else has bothered to file. This is really not fair to the homeowners who want their siding replaced. The worst cases are where homeowners have verified damage, discontinued siding, and have not even bothered to file their claim. Well time is running out. We estimate that most claims must be filed in the next 60 days in order for coverage to be applied. If you do not file your claim, you'll be on your own and your neighbors wont be very happy with you.

Attached is a list of units and their VERIFIED damage as well as the color of their siding. If you have verified damage and have not filed a claim, you only have 60 more days to get it done. If you have filed a claim and your insurer is telling you that they'll only pay for repairs, call them and tell them you want full wall replacement or full siding replacement. We have about 20 homeowners who have insurers that have paid for full siding replacement.

Also attached are some current renderings that the board is considering for the project. ABC will have some options available for people who want new windows, or some stone accents or PVC garage door frames, etc. Please keep an eye out as we get close to finalling everything.

Please comment on the colors and styles and you like them.

Thank you

11/10/2024

New color front elevation renderings

11/10/2024

11/05/2024

Courtyards of Kipling Insurance FAQs

Why should I file my claim?

Every unit has some level of damage from hail. Since all of the units have materials that go from one unit to the
Next without a dividing line, all of the siding must be replaced at the same time. There is no way to replace
The siding on one unit and not the other. Same goes with Gutters, fascia and downspouts. Your homeowners
policy only covers the materials on your unit. The damage is covered under your policy and you do have damage
that will need to be repaired.

What happens if I don’t?

If you do not file a claim the board may require you to pay for the siding replacement out of pocket. Hail damage
Will affect your ability to sell your unit in the future. A new buyer will want the siding replaced. The existing siding is no longer made and there is no acceptable match so if you repair it with individual pieces, they will not look the same. Your insurance company could, in the future, require you to repair the siding in order to renew your policy. If you don’t file a claim now you wont be able to file one in the future. You could be dropped, forced into a high risk policy and pay more for premiums in the future. Additionally, not replacing your siding will prevent others in your building from replacing theirs.

What happens if my neighbor doesn’t file?

They will prevent you from having your damage repaired. It is up to the entire community to replace siding at one
Or all of the units will be mismatched and the overall resale value of the property will decline.

What if my insurance won’t pay all of the estimate?

Every unit and every insurer will pay a different amount. ABC and the board will set a per building budget so that as the claims are paid, we’ll be able to determine the point where the siding can all be replaced. If your claim is rejected or denied, ABC’s estimating department will reach out to your adjuster and get the coverage applied for your specific unit. You will not need to do anything except send ABC your insurance paperwork after your adjuster inspects the property. We will make sure you get the correct amounts.

Am I paying for the ones that don’t file if I file and they don’t?

No. You are only paying what your insurer pays you. Every unit will have a slightly different settlement number
Because all of the units are slightly different and all of the damage is not the same. The goal is to get a pool of funds from each unit in a building and then use those funds to replace all of the siding on everyones unit. It is a collective arrangement.

What type of insurance should I have?

A homeowners policy that covers the interior and exterior of your unit.

What is the census info for?

I do not know what this is…..?

Won't my insurance go up?

No. Insurance premiums are set to cover hail and weather damage. The cost of hail is already included in the
Premium you currently pay. Most insurers in IL cannot raise rates from “Act of God” claims such as weather, etc.

How is pooling our monies by ABC not fraud?
Pooling money for the board to pay to replace all of your siding is not fraudulent. The money collected from the
Insurance company is being used to replace and repair the damage caused by hail, a covered loss. These funds
Have to be pooled together by the board in order to replace the siding at one time. The board cannot have 20 contractors replacing individual units of siding. It is not feasible.

Why can’t we replace the bad areas only?

The existing siding is no longer made and the color is not matchable. The new siding would not match the old
And would devalue all of the units collectively. If your neighbor replaces a piece of siding on his unit but the
Other half of the siding is on your unit, you will both have mismatched siding and who would pay for what? If you
Repair the siding, you’ll also be paying out of pocket for that cost.

Is it really possible that only have to pay my deductible?

Yes. Under your homeowner policy that is all you are responsible for.

Why are there so many extras on my report bid?

All of the units have consistent damage to siding, gutters, fascia, screens and downspouts. We cannot write
Damage that is specific to each unit because your insurance adjuster will inspect the property on his own and
Write his own estimate with the same software. All of the claims will settle at different amounts but we want the
Adjuster to be aware of all of the damage we see. Other items in your estimate are items that need to be
Replaced with the siding is replaced….re: dryer vents, light blocks, etc.

What do I do when I get my insurance paperwork?

If you get an ACV check,
You can deposit it in a safe place or send it to the board and they will start pooling these funds. As your building
Gets the correct funds we will start the process of replacement.

11/05/2024

Welcome to the Courtyards of Kipling Siding Project Page. This page is set up and controlled by American Building Contractors, Inc and is meant to provide answers to common questions, specific info on claims and contact information if you need assistance with your specific unit. This page is NOT affiliated with the Management Company or the HOA Board or the other Kipling FB account. Please be respectful.