The "stuff a 6-year manager knows but a new hire doesn't" library. How specific boards prefer to be communicated with, the historical reasons certain rules exist, the vendor relationships that pre-date the current contract, the quirks of each property. Survives turnover.
Drainage at Lakes is the recurring scar tissue every manager inherits. New hires need to know why the board reacts the way it does to drainage updates — it's not paranoia, it's three rounds of bad outcomes.
Hurricane Michael's outer bands dropped 6.4 inches in 11 hours. Storm pond overflowed; lots 1820–1840 sat in standing water for 9 days. Damage cleanup ran $84k; insurance covered most. Original engineer (BLE Engineering) was retained but produced a remediation plan that the board found unsatisfactory.
Three contractors, three different approaches. None held through a full hurricane season. Board developed strong skepticism toward "drainage estimates that look optimistic." When in doubt, multiply by 1.4 and add a season.
Hayes (Hayes Engineering · A. Hayes) re-baselined the storm system; recommended a $186k full retention pond rebuild. Board funded it via reserve add-on but the project went into bid-and-redesign limbo through 2023.
Current capital plan: phased rebuild. Phase 1 (lots 1820–1840 inlet) completed Sep 2024. Phase 2 (storm pond regrade) scheduled Jul 2025 · slipped to Q1 2026 · slipped to Q3 2026 due to permit issues with the City. This is the source of the current owner anger, especially Brooks #1812.
Any staff member can edit. Drive Activity audit captures every change. Articles never deleted — superseded versions kept with diff.
Articles flagged for "should exist" but unwritten. Tizi works the backlog at quarterly off-sites.
Personnel-related articles flagged confidential, no §718.111(12) records-request exposure. Owners can't pull HR-style content.
Indexed in the same search infrastructure as the Ops Manual + Governing Docs. AI Triage uses wiki articles to answer staff how-to questions.
New manager joins → seeded with property-handbook + board-personality articles for their portfolio. Cuts onboarding ramp from 3 months to 6 weeks.
Coaching log notes link to wiki articles. "Read /wiki/lakes/drainage-history before Wed 1:1." Compounds institutional knowledge.
The 6-year manager who is the only one who knows the Magnolia trash story. The 3-month new-hire ramp. The "Tizi was on vacation, nobody else knew" panic. The institutional context that lives in heads and walks out the door.
Ops Manual · Property SOPs · Governing Docs · Coaching Log · Drive Activity Audit · AI Triage · Manager Report.
