WE ARE CONTINUING TO CERTIFY HUNDREDS OF YOU! by Eric Glazer
WE ARE CONTINUING TO CERTIFY HUNDREDS OF YOU!
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Gyms in your Building: Clean the Equipment in your Fitness Centers!
Will owners use it? Funding it with condo funds? What you will need with Development? Expert advice? upkeep and questions?
We spoke with Commercial Fitness Products, and its
Owner Richard Wasserlauf
5034 Hiatus Road
Sunrise, Florida 33351
I can think of a building we worked on a short time ago bringing a new designed fitness facility in their condo.
The committee figured they’d be able to pay that money back to the reserve in five years, assuming 25 percent of the building’s residents would join. (“It was guesswork,” says Richard.) They charged a one-time sign-up fee of $300 and $250 per year for the first person in a unit and $150 for each additional unit resident.
“They paid it back in less than two years,” says Richard. Sixty-five of the building’s 100 units belong to the gym—84 residents altogether. The early success enabled the committee to cut the yearly fee in half, to $125. “They still covered operating costs,” says Richard, “and allocate about $3,000 a year for equipment replacement—which hasn’t been necessary yet—and continue to contribute $2,000 to $3,000 a year to the reserve fund.”
The Building, a 27-story, 156-unit cooperative in Manhattan is a success story. working with developers and board members, helped get the gym project done, converting a 500-square-foot room in the basement into a gym with a budget of a mere $30,000 taken from the reserve fund. Residents pay $225 per year for membership.
“The gym has about 100 members today,” says Richard. “We’re well ahead of the game. The membership dues more than replenishes the reserve that we took out for it, and pays for the upkeep.” he adds that, “The building has a healthy turnover of apartments and 90 percent of new buyers join the gym.”
Building the Gym
Buying workout equipment is the easiest part of the build-out. “A lot of people think they are going to take the bike room, put equipment in it, paint the walls, and call it a day,” observes Richard Wasserlauf, Owner of Commercial Fitness Products, a leading gym equipment retailer. “In Sunrise Florida, that is not going to cut it.”
The first thing you need to need to consider, advises Richard, “is what construction and code obstacles you might need to overcome to pull the project off.” Potential problems include open asbestos, lead paint on the walls, mold or fungus problems, and particularly in basement spaces, pipes that sweat in the summer. Basement spaces also have the issue of exposed pipes, conduits and drain lines. As older buildings replace systems, they often leave old piping, electrical conduits and phone lines in place. Each should be tested and removed if inactive.
HVAC is perhaps the most important system in the facility. To meet city code, the gym space must have 15 percent fresh air flowing into the space. If the proposed space for the gym is not already equipped with central air conditioning, ducting will need to be installed if the room does not have a window. If there is a window, you need to install a unit with adequate power.
“You’re looking to maintain 68° year round—that often means running a cooling system practically year round,” says Richard, both for safety and comfort—to keep members coming back to the club. If there is any sort of landing or ledge outside the window on which to set a compressor, Heidings recommends a split system, available for around $2,000.
Another important code issue with which the gym room must conform is egress—providing a clear and unencumbered path out of the room if there is an emergency such as a fire or loss of power.
Bring in a Pro
To get a clear and objective evaluation of the condition of the room, and to get an idea of the construction costs entailed, it’s best to consult an architect right up front, says Richard. “If you find that your construction costs are very high, you may just say this is just something we cannot afford right now—or ever,” unless or until there is a more suitable space available in the building.
Some of the major design challenges is inclusion of light. Most often spaces designed for this purpose are in basements or underutilized rooms, and may not have natural light to make the space breathable. Lighting design, therefore, becomes very important. Many gyms find that fluorescent in fixtures aimed upward to soften the light are an effective and inexpensive alternative to high-end lighting.
You should also note if the floor has adequate space and structural capacity for both the equipment and the occupants, he says.
Another element to consider, say the designers, is noise—both kinds: vibration caused by things like treadmills, which primarily travels vertically downward; and audible, like the clanging and dropping of weights or the thumping of runners. A thick rubber floor like the ones commonly used in commercial gyms addresses both. Rubber flooring for a 600-square-foot gym costs around $5,000, say the pros.
A particularly pernicious vibration problem can be solved by laying a floating floor on top of the existing and then putting rubber over that, plus sealing and caulking every edge of the space as well as every pipe intrusion and structural column. A dropped ceiling filled with insulation will keep noise from traveling upward. In luxury condominiums, “Rubber flooring comes at different price points. some have the capability to deliver custom colors and complement the upholstery on the equipment.
The gym must have mirrors on approximately half the wall space in the gym, corresponding to the placement of the stretching/ab area and the apparatus. The price range for mirror panelling is typically from $3,000 to $5,000. Lastly, a computerized electronic lock on the door not only keeps the room secure, but keeps track of who is in the room and when, in case anything is damaged or stolen. Plastic keycards, which can easily be passed around to non-member residents, have been replaced by palm or fingerprint scanners, available for under $1,000.
Layout and Design
A well thought-out private gym provides a full-body workout, which includes warm-up, stretch, cardio, strength training and cool-down. According to Commercial Fitness Products, cardio equipment will generally be the most used. A 500-600-square-foot gym will typically have two treadmills (approximately $2,000 each), two elliptical machines ($1,500 each), a recumbent bike ($2,000), an upright bike (under $2,000), a multi-station weight apparatus (around $5,000) and at least two racks of free weights and two benches (under $1,000). A popular, fabulously versatile new apparatus is the functional trainer (around $3,500), which uses two adjustable-height and width pulleys attached to individual weight stacks and offers a wide range of exercises.
The gym above, containing all commercial grade brand-name equipment, including delivery and installation, should come to about $30,000 plus tax. .
It’s important, says Richard, to decide what’s necessary and what’s not. For example, consider whether adding a shower/locker room is essential. Perhaps residents would prefer using their own apartments for that function rather than the in-house gym, where maintenance could prove expensive or difficult. Other concerns are consulting with an attorney and insurer on liability issues, and making sure the facility is secure using safety-conscious materials and products.
Building insurance almost always covers injury and mishaps in the gym (just as it does in the laundry room), as long as no one under 16 is allowed admission. No additional policy is usually required—though of course it’s wise to double-check with your building’s insurance carrier to make absolutely sure.
The life span of equipment in a gym varies from piece to piece in a co-op or condo gym, conservatively, treadmills can be counted on to last about five years, elliptical machines about seven and bikes about 10. Weight machines last indefinitely, requiring only occasional reupholstering and replacement of pulleys and cams. Regular professional maintenance will help extend the life of all the equipment. Contracts, usually costing around $1,200 a year, include inspection, adjustment and lubrication of all moving and mechanical parts.
In addition to quarterly maintenance visits, the room has to be cleaned every day. This is typically done by existing building staff, the chore includes wiping down all the equipment with disinfectant, vacuuming the floor, emptying the garbage and cleaning the bathroom if there is one.
Adding TV screens to each of the six cardio pieces above would add at least $6,000 to the cost of the package. Richard says about half the gyms he equips go without any TVs at all to save on cable bills, figuring people bring their iPods for entertainment. Some have just two BestBuy or Costco-bought flat screens on the wall, using their speakers to produce the sound. Other more extravagant buildings spend tens of thousands on individual touchscreens with wireless internet as well as cable TV.
You’ve Built It: Now Make Sure They Come
In order to let residents know that their new gym is open and fully operational, “Do as many kickoff events as you can,” Richard advises. “You’ve got to get a lot of energy down there.” As soon as the gym is finished, do a wine and cheese ribbon-cutting ceremony. Later on, bring in a trainer to lead several training sessions for four or five shareholders at a time.
“The building can offer regularly scheduled yoga, stretch and pilates mat classes, because while yoga studios that offer classes without membership abound in Florida, “there are very few places people can go to take pilates classes without joining an expensive gym.
Yoga and pilates classes can generate a modest extra income for the building—and at the same time help keep shareholders and tenants healthy. we’ve just begun a Fitness After Fifty program that seems to be going well.” geared to the older owners.
The bottom line is that not only can a well-designed, well-maintained gym facility add value to your building, it can help boost community spirit as residents bond over the iron, and it helps keep your owners and shareholders healthy. And that’s a winning equation.
Call for all of your Fitness needs, Throughout South Florida.
Find out more about:
Commercial Fitness Products
Richard Wasserlauf
Address: 5034 Hiatus Road
Sunrise, Florida 33351
Phone: 954-747-5128
Fax: 239-938-1462
E-Mail: SALES@COMMFITNESSPRODUCTS.COM
Web: http://www.commfitnessproducts.com
And Find us on the
Find-A-Service Directory on SFPMA.COM
https://sfpma.com/listing/commercial-fitness-products/
Tags: Building Maintenance, Fitness Rooms Articles, Management News, Member Highlights
WEBINAR: CONDOMINIUM ASSOCIATION BOARD MEMBER CERTIFICATION Date/Time Date(s) – 2020-05-27 1:00 pm – 3:00 pm Location Pompano Beach Office REGISTER HERE Join our own Andrew Black, Esq., a Board Certified Specialist in Condominium and Planned Development Law, online for distance learning with the Condominium Association Board Member Certification Course. This provides CE credit for CAMs and fulfills state requirements for Condo Association Board Members. Course Number: 9630075 | Provider Number: 0005092 Two (2) CEU’s in IFM or ELE Note: This webinar is limited to the first 100 to register.
ADVANCED BOARD MEMBER TRAINING Date: Thursday, May 28, 2020 Time: 12:00 pm – 2:00 pm Location: https://zoom.us/, Zoom.com How to prepare for and conduct a meeting. Myths about Robert Rules of Order Agendas, Minutes, and More Provider: 0007237 Course: 9629074 Instructor William and Susan Raphan Credit Information 2 Hours Manager Continuing Education Elective Credits
Condo Craze & HOAs HOSTED BY – ERIC M. GLAZER, ESQUIRE SUNDAYS AT 11:00 a.m. ON 850 WFTL May 31, 2020 @ 11:00 am – 12:00 pm Condo Craze & HOAs HOSTED BY – ERIC M. GLAZER, ESQUIRE SUNDAYS AT 11:00 a.m. ON 850 WFTL The show is streamed live on the web at www.850wftl.com and on your mobile device. Presents a forum for Board members and owners to tell their side of the story. The show randomly has guest speakers who are experts on the daily problems associations encounter. All issues that our associations encounter each day are proper topics for discussion. Expect to hear from politicians, Board members, owners, tenants, community association managers, developers, community association accountants, construction industry personnel and other government officials. Listeners call in and ask questions of attorney Eric Glazer and his legal team as well as any guest present. Eric has been practicing association law since 1992, and his firm Glazer and Associates has represented associations and unit owners throughout the state. There is lots of great discussion and we have certainly had some screaming and yelling, not unlike your typical Board meeting. However, at the end of each show, our listeners come away with a greater understanding of the law and hopefully an appreciation of the various sides of this ongoing debate.
COVID-19 has presented new and unique challenges, such as social distancing, which is having a profound effect on the property management industry. The pandemic has accelerated a digital transformation of property management operations, and this is a sharp wake-up call for managers who must be prepared to operate remotely and virtually in a ‘new normal’ environment.
What makes the COVID-19 virus outbreak challenging, is the fact that property management is a ‘people’ business. How do managers keep their staff on the same page when they can’t even be in the same room? How do they get closer to their clients when social distancing keeps them from getting within six feet of them? The solution is to use technology made specifically for the needs of residential property managers. By utilizing communication and tracking tools available in property management platforms, managers can maintain a strong and cohesive operation.
Property managers have two primary responsibilities: to carry out policies set by the board and to manage the community’s daily operations. However, now, residents see managers as trusted advisors and their expertise is being used to guide communities through the pandemic.
The following are a few options to consider as you work to reduce risk in your community.
Communication during crisis situations is crucial and a resident portal is an instrumental channel for managers to effectively communicate with residents. Residents expect to be kept in the loop with important information and welcome the opportunity to have a say with regards to important topics. Managers can use the resident portal to ensure residents are apprised of the latest information. This can be done by sending out announcements on how they are managing the outbreak.
With our Announcements solution, you can create, edit, and distribute announcements easily and effectively by email, text message (SMS) or automated phone call. You should also consider broadcasting announcements via display screens strategically placed in the lobby, and within elevators to maximize the effectiveness of audience engagement.
HOAs and condominiums are required to provide access to important documents in the form of document inspection requests, a common practice that will continue even during this pandemic. We expect COVID-19 to affect the normal course of business throughout 2020, especially as we practice social distance and handling physical materials.
Managements should consider uploading community documentation to their resident portal. Using our simple drag-and-drop system, you can upload and distribute documents such as board minutes, forms, by-laws, floor plans, photos, and videos. Permission-based controls allow management to determine exactly who sees what.
Amenity bookings
As cities throughout North America gradually gear up for reopening and ease some COVID-19 restrictions, there are proactive measures and legal concerns communities might want to think about when it comes to managing and maintaining amenities like pools and fitness rooms.
We expect residents to no longer be able to use a pool or fitness room without a reservation due to social distancing. Residents will have to reserve an amenity for any available time slot and should receive scheduled reservation notifications.
Digital future
With our platform you can streamline the management of amenity bookings with an easy-to-use online form. Email updates are sent automatically when a request is approved or updated. Your residents will love being able to see a detailed list of common amenities as well as a calendar view of their availability. You can even accept online payments for bookings by credit card.
Many property managers have already realized the benefits of running their business on our cloud-based property management platform built with automation at its core. They are using our platform to collect online payments, communicate instantly, support dispersed teams and much more.
It is important to understand that even after the ‘end’ of the coronavirus pandemic, COVID-19 is going to have a lasting impact on how managers and residents communicate for a long time to come. Managers must therefore get ahead of the inevitable digital future of communication within property management.
To help property managers and associations navigate these issues, we created a webinar specifically relating to COVID-19. Entitled “COVID-19 and Technology: Resident Communications, Virtual Meetings, and Electronic Voting,” we invited experts in the field of property management technology to give helpful tips and advice for successfully managing a property remotely and virtually in a ‘new normal’ environment.
Tags: Business Articles, Management News, Members Articles
Tags: Events Meetings and Courses, Law and Legal, Management News, SFPMA Social Media
Bay Area Pressure Cleaning, LLC is excited and proud to be partnering with Florida Main Movers, INC to help promote and support ‘Move for Hunger’ Pasco County’s Families in Need – Drive Thru Food Donation!
All donations will go to Florida Food Force, Inc – a local food bank located in Odessa to help feed our local families in need amidst the pandemic.
Our team will be practicing social distancing by allowing cars to simply drive thru, and pop their trunks!
We will be collecting all non-perishable food donations on Sunday, May 31st in the parking lot of ‘The Columbian’ located at 5850 Farrell Way, Port Richey, FL 34668 from 9am – 5pm!
Starting Monday, May 25th Bay Area Pressure Cleaning, LLC will gladly be picking up non-perishable food donations after 5pm from those of you who would like to donate but are unable to make it to the drop-off location. Please text or call 727-877-4222 or send us a message with your address to arrange a donation pick-up!
If you have any other questions regarding this event you may also reach out to Florida Main Movers, Inc at 813-863-5177!
Our community needs us! Even the smallest donation can make a big difference to a family in need. We’re all in this together!
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Tags: Florida Rising Magazine, Management News
(For example) a members business could write an article tell us what you offer or that they’re temporarily closed or Let us know that you are OPEN and ready to help Condo’s and HOA’s. We will repost these members articles and send these out to our Industry.
Once normal service resumes, or you reopen you can easily send another article for the service update, SFPMA will help by sending these to our Industry.
We have a large reach for our Blog. We send Hundreds of Thousands of Emails to industry professionals and more if you also add every member company and subscriber.
Need more resources? Think about taking out Advertising on our website or in the Florida Rising Magazine.
At SFPMA, we’re committed to providing members businesses with as much support as possible during this challenging time.
Send us an Email: Membership@sfpma.com
Frank J Mari / Executive Director
Tags: Management News, Member Highlights
Tags: Events Meetings and Courses