Completed Projects
Roof Replacement at Building 7519
A modern roofing system is on the way...
foam panels being adhered to concrete deck...
TPO membrane being laid over foam panels...
Click and drag the slider to see "before" and "after" views.
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
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
Though perfectly safe to drive on, we ask that residents take care during the next few days not to turn their wheels if your car is not in motion... The weight of a non-moving car over a turning wheel can leave marks on the surface while it is curing.
Painting
Refresh and Rejuvenate...
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
Electronic Voting
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.
And, don't worry, if you prefer to cast your votes by paper ballot, you still have that option.
For more information, and to register online, click here to do so.
21 December 2016 -- Update... Last night's vote concerning the "Alternative Use of Reserve Funds" marked the first time the Association used electronic voting. 17 owners signed up to vote online, and ALL of them cast a ballot. Typically, the Association's matters are decided by a dozen or fewer returned paper ballots; the advent of electronic voting has clearly bolstered membership participation!
Roof Repair
Building 7519...
The flat roof of 7519 La Paz Blvd has developed blisters in numerous places. At this point there is no evidence of water intrusion or any structural issues. As the roof itself was installed less than 10 (ten) years ago, it is within the manufacturer's warranty period.
The manufacturer (GAF) of the roof system has been contacted by the management company. The roof was inpected by GAF and a report of the observed damage and recommended repairs was delivered. GAF claims virtually all the damage is attributable to improper installation of the roofing materials. This denial of responsibility flies in the face of the fact that the installation was inspected and approved by GAF at several points during the installation, and again at completion of the job.
27 August 2015 -- Update... While the issue of the financial responsibility will be pursued, to expedite the repairs, it is more than likey the Association will bear the cost in the short term, and seek redress later.
30 November 2015 -- Update... The Association has pursued an independent evaluation of the damage, as well as bids for the completion of the necessary repairs.
02 May 2016 -- Update.... Roof repairs have been completed. The work was conducted by Southern Certified Roofing, at a cost of $9,800. To facilitate the immediate undertaking of the repairs, the cost of this project was split between the Roof Reserve Fund and the Operating Account. In the coming weeks the Board will seek permission of the unit owners to replensish the Operating Account with funds from an "unallocated" Reserve account.
27 September 2016 -- Update... Replenishing of the Operating Account with funds from an "unallocated" Reserve account was approved by a vote of the Membership.(29 "In Favor" - 3 "Against")
Website Launched
Click through and see...
This website is just one of the many changes in store for Lakes at La Paz. 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 e-mail or text-messaging, and electronic voting for all association business.