Completed Projects
Roof Replacement at Building 7519
A modern roofing system is on the way...
before -- loose TPO on walls, torn TPO on deck
during --TPO membrane being laid over foam panels...
after -- pristine finish
After discussion the Board has decided to undertake the roof replacement at Building 7519. Having conducted research into the various types of roof systems available, the Board has opted to move forward with a "TPO" membrane system, and has solicited bids from several vendors. The submitted bids range in price from $126,000 to $217,000. During the next few weeks the Board will compare/contrast the proposals and decide on the one that best suits the Association's needs. Prior to completing the selection process the Board will begin to formulate an appropriate plan for financing the project. Please be advised, it is anticipated that a Special Assessment will be required.
22 March 2019 -- Update... Although the Board has not made a final decision as to vendor selection, it has eliminated several bids from the mix. In an effort to facilitate financing, the members of the Board present at the recent Special Assessment meeting voted unanimously to levy a special assessment in the amount of $177,500. While the amount is in excess of the highest remaining bid for the Roof Replacement, it includes capital for necessary repairs to the roof of Building 7507 (click here for details about that project) and provides additional cash on hand so the Association might be able to immediately deal with any unforeseen structural problems or minor expenses of this project. This is the same manner of assessment as the 2017 Painting project, and just like then, once this project is completed, any unused funds will be returned to the membership.
07 April 2019 -- Update... Having "flattened" all the bids to ensure all vendors were proposing substantially the same materials and services, the Board selected "Cour Di Leone" as the vendor for this project. The contracted price, barring unforeseen structural repairs, is $156,000. Be sure to check back here for periodic updates.
22 May 2019 -- Update... Materials have begun to be delivered to the property. Please pay attention to signs regarding parking lot closures.
06 June 2019 -- Update... The "tear-off" phase has been completed and new roof deck materials are being installed. The installation of the roof membrane is taking place immediately after enough foam tiles are set in place.
7 August 2019 -- Project Completed
Building Painting
Refresh and Rejuvinate
The Association has put out a Request For Proposal (RFP) to several vendors in the area. Two proposals are being sought from each vendor... 1) repair and repainting of identified cracks and cosmetic blemishes, and 2) full painting of both buildings, to include repair and repainting of identified cracks and cosmetic blemishes.
Once the bids come in, the Board will evaluate the feasability of each. Based upon its evaluation, the Board will vote to either fund one of the options, or to defer the maintenance for another year.
It is likely that one or all of the proposals may be expensive enough to warrant the levying of a special assessment. The Board will properly and promptly notify the membership if such is the case.
18 March 2016 -- Update... The Board opted to defer this project for at least four months due to some unforeseen repair work taking place. Until the financial impact of the repairs is fully understood, the painting project is on hold. In the interim though, the Board contracted to have the buildings power washed.
19 April 2016 -- Update... The power washing of both buildings was completed. The work was conducted by ____________ at a cost of $1,900. The cost of this project was paid from the Operating Account.
19 September 2016 -- Update... The Board has begun the process of obtaining new proposals. The feasibility of this project should be discussed at the next Board meeting, scheduled for September 29, 2016 at 6:00 PM.
04 November 2016 -- Update... The Board has received and evaluated several proposals. The bids range in prce from $85,000 to $110,000. The decision of which companies to use hasn't been finalized, but there are several top contenders with whom the Board is seeking favorable pricing and warranty terms.
21 November 2016 -- Update... The Board voted unanimously to levy a Special Assessment in the amount of $109,880.00 A membership vote will be held in approximately three weeks regarding use of the remaining "unallocated" reserves to offset some of that.
20 December 2016 -- Update... The Membership voted in favor of using approximately $13,700 in the reserve account that is not allocated for any specific project to pay down a portion of the Special Assessment. The Special Assessment will be collected across two monthly payments per unit owner, beginning in January 2017. No contracts will be signed, nor will the project commence until monies have been collected.
24 March 2017 -- Update... Masonry work and other structural repairs have been completed at both buildings and the painting of Building 7507 is underway. It is anticipated the work at Building 7507 will be completed within the next 2 weeks, and the prep work around Building 7519 will begin during the first week of April.
17 May 2017 -- Project Completed
New Maintenance Staff on the Premises
Welcome Jonathan & Hilmer...
The Association has contracted with All County Maintenance to provide custodial and limited handy-man tasks around the property.
Our assigned Maintenance Technician is Jonathan. He is scheduled to be on the grounds Monday through Friday from 11:30 AM - 3:30 PM. Jonathan's supervisior, Hilmer, will occassionally be on the grounds as well, checking up on things and lending a hand on an as-needed basis.
Please note that the folks at All County Maintenance have a designated list of responsibilities, developed in conjunction with the Board of Directors, and they should not be asked by residents for assistance with matters inside their units.
If you see a maintenance issue that needs immediate attention though (for example, a spill on the catwalk, a broken door to the trash room, a burned out light, etc.), you should contact our Property Manager, Danny Safran, at (561) 856-3112.
Use of Electronic Voting Approved
Electronic Voting is Convenient, Cost-Effective, Deters Fraud, and Increases Participation
At the most recent meeting of the Board of Directors it was resolved that electronic voting be used for all membership votes, including elections. The benefits of electronic voting are plenty, and it's good to know that the Florida Legislature finally allows its use.
All you need to participate is a valid e-mail address and access to the internet, then you just "opt in" by registering. In the coming days you will be receiving a note about this in the mail.
More informaiton and an on-line registration will be available begining Tuesday, November 8, 2016.
And, don't worry, if you prefer to cast your votes by paper ballot, you still have that option.
08 November 2016 -- Update... For more information, and to register online, click here.
Parking Lot Sealing and Striping
Keeping It All Lined Up...
before...
and after.
moments before the re-opening
There was a section of the parking lot pavement that had begun to "sprawl," or chip away. It was repaired. Unfortunately, during the course of that repair a hydraulic line on a piece of equipment used by the vendor ruptured and hydraulic fluid was sprayed across a wide swath of the entrance to the parking lot.
The Association has been working with the vendor as to a corrective course of action to be taken. To date, the stains have proven to be nearly impossible to remove, and the best restorative option seems to be re-sealcoating of the entire lot. This will create an even color throughout the lot, as opposed to creating a patchwork of spot covering. Additionally, this option has the added benefit of taking care of cosmetic blemishes due to automotive leaks in a number parking spaces. Sealing the entire lot will necessitate the re-striping of the parking spaces.
When the project gets underway, the entire lot will be closed. Vehicles will have to be removed from the lot prior to the start, and will need to remain outside of the lot for 36 hours after the completion. The management company will work closely with the vendor in an effort to provide sufficient notice of the start date to all residents.
29 April 2016 -- Update... The sealcoating cannot be applied until the recent repaired section fully cures. Because of that, it is estimated the earliest the lot can be re-sealed is late August / early September 2016. The upside to the required wait -- time has weathered the stains a great deal and they are far less noticeable than before.
19 September 2016 -- Update... After receiving estimates and speaking with various contractors, the Board has chosen to undertake this project after the upcoming building restoration/painting project. All proposed sealcoating vendors noted the heavy equipment required by a painting crew, as well as the likely prospect of painting overspray would potentially ruin any newly laid finish on the parking surface.
25 July 2017 -- Update... The re-surfacing of the parking lot has been scheduled. There will be a few days of preparation, followed by the sealcoating, the re-striping of parking lines, and a day for all that to cure. The Board is wokring diligently with neighboring communities to accomodate some of our parking needs. Notices will be posted throughout the property (and mailed to all unit owners) advising you as to the specifics of where you should park during the lot closure. Please be advised: At the time of the lot closure, if you have not removed your car, the Board will have it towed, at your expense. Your cooperation during this time will be greatly appreciated.
16 August 2017 -- Project Comleted
Project Updates
Click through and see...
Not every project is readily visible to the casual observer, but they are necessary. Substantial repairs have been made to combat leaks, and to prevent future leaks from happening. Alongside work to the physical upkeep of the property, the Board is hoping to make significant administrative and process changes in an effort to streamline future work and and hopefully make everyone's life here a little bit better.
This website is just one part of the administrative changes. With frequent updates, it will provide a wealth of information as to what's happening, and should be a great resource for both unit owners and residents. We hope to have all the "condo docs" up a short while. Additionally, be on the lookout for helpful FAQ's, self-help in terms of insurance certificates, a means to immediately reach staff via text-messaging, and with any luck, electronic voting for all association business.
Details of some larger projects on the grounds can be found in the Projects section of the website.