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Is it time to Clean your Air Conditioning Air Ducts and Filters.

Is it time to Clean your Air Conditioning Air Ducts and Filters.

  • Posted: Sep 16, 2017
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With the passing of IRMA, We suggest cleaning your air ducts and change filters.

Sitting water causes mold even when your home’s Electric has been off for a while the humid air can cause ducts and filters to collect water. We think the best way to protect your family from health concerns is to Clean Duct work and A/C Systems Filter Replacement.

A wise person told me a while back “Change your Filter every time you pay your Electric Bill” I like this but we don’t think you have to do this monthly, But Every 2 months this should be completed.

The Environmental Protection Agency recommends cleaning air ducts when:

• You suspect mold exists in the air ducts.

• You notice a vermin infestation somewhere in the home, or you see insects or rodents entering or exiting ductwork.

• You see a visible “poof” of dust released from the supply registers when air is exiting the vents.

Experts recommends taking a look inside your air vent register. “If you notice black debris around the outside, that’s pollutants that have been recycled through the system over and over again, and that’s a sign your system is excessively soiled,” he says. “Also, take a look at your system when you change your filter. If there’s a lot of dust buildup in that area, that’s another sign you’re overdue for a cleaning.”

Our A/C systems do a good job of removing this humidity. But over time, the damp air — combined with dust and debris that get past the air filter — begin to accumulate inside the air handler, blower and even through the duct system of the air conditioner. And that provides a breeding ground for mold.


Find Local A/C Companies ready to  help with Cleaning your Air Conditioning Ducts.


Featured Members:  Find Top Companies working in the Property Management Industry.

SmithCo.:  Is a full service Residential & Commercial Air Conditioning company that can provide new installations, service, and maintenance to any system for any home or business.

First Call Services:  With more than 26 years of experience in the field with expertise in Moisture Assessments, Building Diagnostics, and Residential Central Air Conditioning System Design.

JOHNSTONE SUPPLY – FORT LAUDERDALE # 36: You may wish to buy top quality A/C Parts, Filters on your own.  > Vist Johnstone Supply.


Become a Member: Have your company listed on our Directory, being used by over 4500 Property Management, Condo and HOA’s all over Florida.


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Making the most of any  community’s operating budget and improving the lifestyles of its residents.

Making the most of any community’s operating budget and improving the lifestyles of its residents.

  • Posted: May 31, 2017
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Working with vendors is a large part of serving on the board of a managed community.

Every community has outside partners for services like landscaping, sanitation, cable and Internet provision, pool maintenance, plumbing, blacktop, valet services and more. Finding and learning what they do and how they can help. Many people ask if its the Management company to find the best companies for the properties? Well we have found that Boards help in the selecting of the right companies. They give their suggestions to the Management companies. This way favoritism does not take place. Laws are being changed as we speak that will prevent this for Florida’s Property Management Industry.

Open and effective communication among the board, the management company and the vendors employed by the association is an important part of making the most of any community’s operating budget and improving the lifestyles of its residents. Focusing on great communication and why it matters.


What can happen if communication among those entities isn’t consistent, open and effective? “Ineffective communication with vendors can cost your community money, but more importantly, it can result in loss of trust,” according to Frank Mari, executive director of SFPMA.ORG  “That means trust that the residents have in both the management company and the board, and also the trust the board has in the management company to manage vendors and recommend the right vendors for the community. As they need qualified vendors they find many on SFPMA’s Members Directory to select from.”

Poor communication with vendors can cost your association money too. If you don’t understand the details in a contract and don’t keep an open line for questions and clarifications, you may not realize that your community isn’t getting the services you think you are signing up for…. and then you will need to pay for the missing elements separately, impacting your operating budget.

Mr.Mari says “Talk to your landscaper in the middle of winter, not just spring and summer,” he directed. “If you’re an auditor, check in with the board and management company a few times of year, not just when the audit needs to be done.” Call them ask them to do a walk through of your buildings and communities, Preventive Maintenance is Key.

If you aren’t sure whether or not your current property management maintains open communication with vendors, ask! It’s important to make sure that outside vendors operate in the best interests of your community. We are all well-versed in the importance of vendor relationships and effective communication,” Frank explained. “Boards appreciate that we bring that additional level of support. Because of the trust we create with our vendors, almost any situation between boards and vendors can be resolved fairly.”

Speaking the language A basic part of communication is simply understanding the language each party is speaking. Most board members are not going to be experts in all the areas of running a
managed community, but it’s important that you have a basic knowledge of the terminology being used. Board members are expected and required to execute contracts related to things like
landscaping and other topics they may not be previously familiar with,” Talk to your Property Manager and include your Law Firm with contracts. “That fiduciary responsibility means that they need to understand what they are signing, what the work entails. It’s not enough to just consider price. Board members need to know more about what vendors are doing in order to make sure it’s being done.”

All HOA and Condo boards should be involved early in vendor selection discussions and leave the details of execution to the management company. It is important the board communicate any critical elements of their vision for the community to the vendor and be clear about what they require from each potential vendor they meet with. Board members must know enough to
understand what they should expect, what level of service is being provided for their community and what reasonable expectations are for that vendor. A landscaping company
that cares for a dozen large properties isn’t going to hand-prune every shrub, but that may be what some board members expect because they don’t yet understand the basics of large-scale landscaping,” “Of course, a self-managed community is going require more knowledge from the board members as far as monitoring the work being done and knowing that contracts are being fulfilled properly. Having a professional management company involved takes that responsibility off board members, because we know best practices, thanks to our experience managing multiple communities.” If you are looking for a Management Company

Find Top Florida Companies on our Members Directory.

How can boards and management companies know they are up-to-date on the terminology and jargon being used by their vendors? Many management companies are SFPMA Members themselves, With this membership there are educational seminars or round tables that let board members hear directly from vendors. “In addition to our in-house educational opportunities, I suggest that board members go to home shows, garden shows and other trade events so they can interact directly with vendors and pick up literature on the latest techniques and products,”. - network, educate with Florida's Property management industryI tell my members to spend time at meetings, seminars and expos at every one of them get to know the vendors, Collect brochures.  Build those relationships. Listen to the keynote speakers as well. Over the years, vendors have shared with me how they have been impacted by SFPMA and how it makes them want to be part of our success. Obviously, you learn a lot that you take back to their boards and educate them on new information.

All of our members, partners and board members are asked to focus on professional development and educational opportunities that are offered by our Association to our Industry. vendors in many different disciplines host events that allow property managers to earn continuing education credits, and that many welcome board member attendance as well.

When you get to know vendors, you’re ready to work with them as partners, to optimize your community association’s budget and improve the lifestyles of the residents in your community.

South Florida Property Management Association can help you work with vendors to make the most of your association’s budgets by learning about the Top Companies working in our Industry.

Become a Member Today!


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What you can’t see is often more important than what you can.

What you can’t see is often more important than what you can.

  • Posted: Feb 09, 2017
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When talking about people we often say it’s what is on the inside that counts, well the same can be said for condominiums. What you can’t see is often more important than what you can.

Many associations came about when developers converted apartment buildings into condos. Others in south Florida are just getting old and while it might not always be obvious on the outside a look inside the walls, under the slab or in the elevator equipment room will give you a better picture of the problems that lurk beneath the surface. All of these things have useful life’s and tend to wear out over time.

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