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Project name: Tanglewood Hills Condominiums

Location: Lake Oswego

Completion: May 2024

Size: 187,000 square feet

Cost: $11,661,278

Owner/Developer: Tanglewood Hills Condominiums Association

Architect: J2 Building Consultants

Engineer: J2 Building Consultants

General Contractor: I&E Construction

Submitting Company: I&E Construction

Other Key Participants: Energy Trust of Oregon, City of Lake Oswego, Tanglewood Hills Homeowners Association

Subcontractors: Dynamic Exteriors, M&X Construction, Railpro, Santiago Concrete

A 158-unit condominium complex has undergone a complete transformation, bringing decades-old buildings up to modern standards while preserving their original character.

The Tanglewood Hills Condominiums project involved the re-cladding of 36 buildings in a mature residential community, requiring extensive demolition down to bare studs followed by installation of modern materials. The buildings had been neglected for decades. With outdated 2×4 construction, there was no insulation or modern heating systems.

Workers encountered significant challenges including dry rot and structural damage. In one instance, crews replaced a 26-foot beam on one of the top floors by temporarily shoring up the roof and working with precision to stabilize the structure.

Nearly 80 percent of each building was inaccessible by traditional machinery. The construction team completed the work manually, relying on scaffolding, ladders and hand-pack methods to transport materials in and out of the buildings. Materials often were hoisted to upper levels with ropes or manually carried up flights of stairs.

The renovation addressed multiple code compliance issues, adding fire-rated sheeting, exterior insulation, and a rainscreen system. Workers also replaced outdated windows and massive 18-foot-wide sliding glass doors on each unit’s back deck. Since no sliding door manufacturer produced performance-grade doors of this size, the I&E Construction team replaced the doors with a configuration of a central sliding door flanked by picture windows on each side. This intricate demo, reframing and installation was completed in just a single eight-hour workday per building.

A partnership with the Energy Trust of Oregon secured significant rebates for window and door replacements, reducing costs for the homeowners association.

The project team collaborated with the city to protect 151 mature trees surrounding the complex, developing specialized protection measures for both trees and their roots.

Workers rebuilt multiple stairways within eight-hour shifts to minimize disruption for residents who continued to occupy the units throughout construction. Weekly HOA meetings kept residents informed and addressed concerns.

Beyond structural improvements, the renovation provided significant energy efficiency upgrades. Prior to renovation, units relied on inefficient Cadet heaters and fireplaces. The project team also arranged discounted rates on energy-efficient heat pumps for homeowners.

Project leaders estimate the improvements will substantially reduce utility costs for residents while increasing property values. The upgrades have extended the buildings’ lifespans, ensuring the community remains viable for future generations.

Despite unexpected challenges and adding unplanned scope, the team completed the project on schedule and on budget.