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NEWSLETTER - SUMMER 2004 PDF Print E-mail

NEWSLETTER - SUMMER 2004

SUMMER PROJECTS

PAINTING PROJECT

The painting project is well underway. The project consists of the painting of the decorative brown aluminum shingles on all of the buildings as well as the trim and any storage doors in those areas. The aluminum railings on roof decks, balconies and walkways are also included in this project, as well as the fence railing around the pool. Someone that remembers was heard commenting, “that it looks like it did when Tamarind was new“.

BEACH SHOWER PROJECT

The showers at the beach will be redone this summer as well. The current fiberglass platform will be removed and replaced with a concrete base that includes a drain and completed with a safety mat that is designed to allow the sand and water to drain. This will enhance the appearance of the area as well as create a safer environment and greatly reduce the maintenance currently required.

DRAINAGE PROJECT

We will be installing drainage tile on the bay side and on the beach side of the property in two key areas to promote drainage. On the bay side this will require the removal and replacement of a section of walkway.

DUMPSTER FENCING

We will be replacing the old wooden fence that shields the dumpsters from the road with new white poly-vinyl fencing. This fencing will also be extended to create an enclosure for the dumpster on the beach side and to enclose the dumpsters and recycling bins on the bay side of the property. This should be completed in early summer.

These projects as well as the removal and replacement of “tired” plantings around the property is evidence of this Boards commitment to protect and enhance your investment at Tamarind by continuous maintenance of and improvements to the buildings and grounds.

OWNER IMPROVEMENTS

Many of you are engaging contractors to remodel and redecorate your units. Please provide the Association office with the name of your contractor as well as the name and telephone number of the job supervisor. We encourage you not to schedule these improvements during the peak season months of January, February and March. It is much easier for the contractor to do their work when the complex is less inhabited, as well as less disruptive to the residents. Please inform your contractor at the time of engagement of the additional considerations when doing work at a condominium, specifically Tamarind. Work cannot begin before 8:00 a.m. and must cease before 10:00 p.m. Building materials and debris cannot be staged in the hallways, walkways or on the grounds at any time. Any subsequent damage and cost to repair the grounds, buildings, stairs, elevators or walkways shall be the responsibility of the specific owner. The common areas must be kept clean at all times by the person performing the work. It is not the responsibility of your neighbors or the Association to clean your contractor’s mess or bear the expense of it.

MANAGERS COMMENT

A recent visit from executive board members of a neighboring Association fortified what this manager already knew to be true, and reified the astute foresight of the Tamarind Board of Directors and the members who support them, in promoting a reserve study and funding our reserves to the appropriate levels. Although Florida statutes require the establishment of reserves, an Association through majority vote can choose to wave the funding of these reserves, and believe it or not many selfish and short sighted members of Associations foolishly do so and place their communities in a perilous position. The Association receives on a weekly basis requests from lenders seeking information to determine the financial position of the Association, specifically the balance of our reserve funds. This request is on behalf of members who are seeking funds to purchase a unit or refinance their mortgages and this information is used in the approval process. As these lenders know, the absence of reserve funds is the same as a hidden second mortgage on your unit, because inevitably funds will be required and the source of these funds will be from the members. These funds will either be in the form of “lump sum” special assessments or increased membership dues to repay loans that the Association was forced to acquire. They also know that Associations that do not fund reserves typically choose the “deferred maintenance” method, in laymen’s terms, they don’t do necessary maintenance, resulting in deterioration of the property affecting the desirability of the community which effects value. If the mortgagor’s financial position cannot support this “hidden mortgage”, then the loan will not be granted.

The purpose of the visit was to seek council on how to begin to deal with their problem. After a lengthy discussion it was obvious that they had used the “deferred maintenance” method resulting in serious structural damage requiring vast funds to correct and failure to act could result in condemnation of some of their buildings. Although I knew the answer to the question I was about to ask, I asked the question to make a point. Do you not prepare a reserve study and then fund the reserves based on the study findings? The vague look in each other’s direction and the delay in answering said it all. After delivering my lecture on the importance of reserves, I began to provide them with options to correct the structural issues and provided them with contractors and an engineer as a point to begin. Their next question was how does Tamarind pay for all of the maintenance and improvements that is obvious at Tamarind? My response was by writing a check supported by funds in our reserves. Well we did not do this and now it is time to pay the piper, so where do we go from here? You have three options after determining cost. One is a special assessment to each owner. Two, is a bank loan and an increase in monthly maintenance fees to pay for it, or three, a combination of both. In addition, you must then establish and fund reserves or your problem will be repeated. Their response was that a large special assessment will be a major hardship for some of our owners and an increase in maintenance fees will not be well received. As you should know, as an executive officer of an Association Corporation you have the legal responsibility to preserve the Association and protect the investment of the collective members, and many times the decisions that are necessary to accomplish this are not always popular. The decision to make the repairs have been made for you, your only decision is how to pay for it. I wished them well. Be thankful that you own a unit at Tamarind, and the next time you see one of the Directors; thank them for their performance.

Ron.

Regards,

Board of Directors