INDUSTRIALDo you have questions about asphalt sealing in West Palm Beach?The best way to protect asphalt surfaces is to sealcoat asphalt parking lots. If you are looking for the most trustworthy Asphalt Sealcoating Palm Beach Gardens company look no further than Atlantic Southern Paving!Asphalt is durable and flexible, but it can also deteriorate.It is possible to double the lifespan of asphalt by applying asphalt sealcoating. This protects the asphalt from future damage.
Sealcoating asphalt in West Palm Beach homes is a great way to protect your property from oxidation and ultraviolet rays.Asphalt starts to deteriorate at a microscopic level as soon as it is installed.
The asphalt’s binders begin to harden when it is exposed to oxygen.The asphalt surface can crack and become brittle from the continued hardening.Rainwater, moisture, and oxygen can penetrate pavement surfaces even if they have the smallest cracks.
The asphalt subbase can be affected by water and moisture. This can cause it to weaken and lose its strength.Sealcoating is very helpful as it protects the surface against oxidation and fills surface voids.
How water damages asphalt
The asphalt sealcoating of parking lots and driving surfaces allows them to resist water and prevent it from contacting the asphalt surface.Water can seep through asphalt, particularly when it is heavy rain.
Water can cause sub-base to become softened if it collects.Soft subbases can cause potholes or expensive repairs.Sealcoating asphalt surfaces create a protective layer that repels water.Sealcoating asphalt surfaces can help you save significant money on future repairs.
Oil and Gas Spills
Parking lots and asphalt surfaces must withstand harmful car chemicals like oil and gas.Particularly vulnerable to chemicals from automobiles are parking spaces.
The asphalt can soften if it is contaminated with gasoline or automobile oil.Oil or gasoline can penetrate asphalt pavement and cause sub base to degrade.
Asphalt sealcoating is made up of additives that protect asphalt from chemicals used in automobiles.You can also fill surface voids to reduce the depth of oil and gas that can penetrate asphalt.
Professional Asphalt Sealcoating In West Palm Beach
It is important to find a reliable and experienced contractor to sealcoat your West Palm Beach property.Atlantic Southern Paving and Sealcoating provides asphalt maintenance and construction services for more than two decades.
Every job we do is completed with customer satisfaction in mind.Atlantic Southern Paving can be reached at 954-518 4315 to speak with an expert about sealing asphalt surfaces.Ask for a free estimate on sealing your property.
Let me share what I believe you want to know to make a smart decision.
What Should You Look For & Look Out For When Choosing A Tile Sealer?
LOOK FOR:
1) The supplier or the manufacturer is very clear that their sealer will bond to ceramic and porcelain because this type of surface is very dense. It is very impermeable. You CAN NOT just use a standard concrete surface sealer on ceramic and porcelain tiles. Check for that, first of all.
2) The tile sealer product will form a film on the surface and is not just a penetrating or impregnator type sealer.
NOTE:
Impregnator types of products can’t bond or soak into the tile surface. They do very little to change the look of the tile and typically, this type of sealer will rub off very quickly, forcing you to seal the porcelain or ceramic tiles repeatedly.
LOOK OUT FOR or BEWARE OF…
Materials That Are Lacking In Store-Bought Tile Sealer Products… Making Them Ineffective.
First of all, any sealer you choose for ceramic and porcelain tile must have adhesion promoters that will allow the product to bond to that surface.
The components found in standard surface treatments or surface sealers simply won’t work.
Secondly, make sure if you want to change the look of the tile or the sheen of the tile, the product is a film-forming product, not just a penetrating or impregnator sealer.
These do very little to change the look of the tile and will not last for long on a very dense, impermeable ceramic or porcelain surface.
What Kind Of Results Do Ineffective Floor Sealers Produce?
If you use a product that’s not developed specifically for ceramic and porcelain tile, what’s going to happen is:
It may put a film over the surface, but because there’s no way for it to absorb into the surface. It’s going to lift and peel very quickly.
It may last a few weeks, but after any standard use or cleaning of any kind, lifting and peeling will very quickly show up.
If you use penetrating types of sealers, you won’t see any change in appearance, or very little at all because there’s nowhere for those components to penetrate the tile.
What Should You Be Aware Of Before You Buy A Tile Sealer?
3 Specific Things To Look For In A Tile Sealer That Will Provide Superior Results:
You need to have adhesion promotion technology that allows for covalent bonding to a very dense ceramic or porcelain tile surface.
You need to use urethane technology, which is very durable, UV resistant. Your product needs to have two parts to create a very tough cross-link that produces an industry-leading seal over the tile and grout.
Your sealer needs a high amount of polymer in the product for durability and protection, around 50% solids, which is much higher than standard floor finishes.
The Advantages Of Sealing Ceramic And Porcelain Tile.
Easy Maintenance and Cleaning
Protective Shield Across Tile & Grout
Eliminate Grout Odor
Maintains Wet Look
UV stable, Non-Yellowing
Chemical Resistant
Excellent Abrasion resistant
Increased slip resistance options
Where Should You Use Ceramic And Porcelain Tile Sealer Products?
Typical Uses:
On the commercial side, you’re going to have restrooms, shower facilities, kitchens, showrooms, entrance-ways, hallways, lobby areas and stairways, both interior and exterior.
On the consumer or residential side, in the living areas, kitchens and the bathrooms.
These areas below are where you should look for a tile sealer that will make the floor much easier to clean, give it wet look if desired and also be resistant to chemicals, pet and food stains.
Bathrooms/ Restrooms
Kitchens and Dining Areas
Lobby and Hallways
Stairs and Entrances
Tile and Grout Surface
Floors and walls
Ceramic and Porcelain
Stone and Concrete
Interior and Exterior
Etc.
Surface Preparation
Proper preparation is critical to ensure an adequate bond.
The ceramic and grout must be thoroughly cleaned with an appropriate cleaner. For cleaning and restoring old ceramic, porcelain tile and grout to like-new condition, we recommend using an alkaline cleaner formulated for ceramic and porcelain tile.
This will cut through tough grease, soap scum and soil stains. For shower stalls and outside applications, we recommend you use an acid-based cleaner to lightly etch the surface and ensure greater adhesion in wet conditions. This can also remove tough, hard water deposits, grout haze and efflorescence.
What Do You Need To Know About A Gloss, Matte Or Satin Finish?
Substances that may soil the tile and grout are urine or other organic matter or even aggressive cleaning chemicals. This is where a two-part product, like GlazeGuard® Ceramic and Porcelain tile sealer really produces results.
It’s a very tough, hard-wearing sealer. It puts a barrier across the tile and the grout, eliminates odor and makes the entire floor much easier to clean and maintain. For addition slip resistance ( anti- slip properties) GlazeGuard® Plus should be used.
GlazeGuard Gloss sealer is developed specifically for ceramic and porcelain tiles. It will put a clear sealer across the floor tile and grout, giving it a high gloss wet look appearance, as well as provide a barrier that will protect against chemicals and soiling and make the floor much easier to clean.
GlazeGuard Satin finish is designed to specifically bond to ceramic and porcelain tile. It also gives the floor a wet look appearance and puts a nice medium sheen across the tile and the grout. The satin finish provides a protective barrier that will resist water, chemicals and make the floor much easier to keep clean.
GlazeGuard Matte finish is designed to specifically bond to ceramic and porcelain tile, and it will deliver a natural low sheen look to the tile and provide a barrier across the floor, both the tiles and the grout. It’s very chemical resistant, very water-resistant and makes the tile much easier to keep clean.
GlazeGuard® Plus is a solvent-free, virtually odorless, urethane coating with exceptional adhesion and performance properties. The addition of CoverGrip achieves high slip resistance, significantly reducing the potential for a slip in accordance with the National Floor Safety Institute (NFSI) standards.
The Best Tools And Equipment To Use.
In order to apply a ceramic and porcelain tiles sealer, you need to approach it as if you were painting the floor.
You will need:
A good quality roller
A roller tray
A little hotdog roller or brush for sealing around the edges.
We recommend a roller that is a good quality 3/8th nap microfiber. Change out rollers after 60 minutes of use with a fresh one. We also recommend that you only mix the amount of product that you can use in about 60 minutes.
Make sure the room is well lit and that you take your time and apply the product. The product needs to be fully mixed before you use it. Use a mixing stick to slowly mix the material, then pour it into a roller tray. Then roll it out just like you were painting a floor.
Cleaning And Preparing Tiles Before Applying A Sealer.
We always tell people to be fussy about cleaning porcelain tile before sealing it.
Remember, you’re going to seal it with something that’s going to last several years. Make sure there’s no dust or dirt on the floor. Any footprints or stains will be locked down by the sealer.
So be fussy about cleaning it. You should use a High pH tile and grout cleaner that will remove dirt grease stains.
If applying GlazeGuard to areas that are frequently exposed to water or cleaning chemicals, like showers or restrooms, we recommend you micro-etch the surface with something like our PreTreat Mild Acidic Ceramic Tile Cleaner. It will prepare the surface and give you better adhesion for the GlazeGuard® sealer.
After Applying The Product, What Ongoing Floor Care Is Recommended?
One of the key advantages of using our GlazeGuard tile sealers is that it makes cleaning and maintaining the floor much easier.
You don’t need to use harsh or aggressive chemicals. You just need to use mild detergents or mild soap to clean the surface. The dirt won’t stick to the surface as it does with untreated tiles.
You don’t have to use a concentrated level of cleaning supplies, which should reduce your costs noticeably.
It’s also important to keep dust and dirt and sand off the floor. It’s a good practice to use mats at entrance ways to trap dirt, dust and grease before they get onto the floor.
What Are Customers Saying About Glazeguard®?
Our Clients Love The Entire Glazeguard® Product Line For A Few Key Reasons:
They are very water-resistant and prevent stains and discoloration from excessive exposure to moisture or continuous immersion.
They are very chemical resistant and prevent harmful and staining substances from getting through to the floor below.
They improve the appearance of ceramic and porcelain floors and walls, for much longer than store-bought sealers.
They don’t strip off easily and require gentle cleaning with everyday soaps or detergents.
They reduce the costs of cleaning, maintenance and labor because once sealed, dirt, stains and discolorations are a thing of the past.
And if something goes wrong, the customer can simply strip that local area and re-apply the GlazeGuard® product.
They protect both the tile floor and the grout, to keep surfaces clean and odor-free.
Every product in the GlazeGuard® line makes ceramic and porcelain floors look pristine and easy to maintain. And applying them is easy enough for the average do-it-yourself consumer.
Comments: Comments Off on 7 Key Characteristics of the Best Property Management Software by Buildinglink
7 Key Characteristics of the Best Property Management Software
by BuildingLink
From fielding resident questions and processing package deliveries to responding to maintenance requests and keeping your stakeholders informed, managing your HOA community, condo, or multifamily property may feel like spinning a dozen plates simultaneously. Whether you’re using multiple software solutions to keep records or working with pen and paper, you know how complicated it is to manage your property.
This is where an all-in-one property management system like BuildingLink can make a world of difference. By consolidating all your operations into one platform that everyone can access, you can simplify your day-to-day work while ensuring nothing falls through the cracks. When evaluating if a property management software is the best fit for your property or community, here are a few key characteristics to look out for.
YOUR GUIDE TO CHOOSING PROPERTY MANAGEMENT SOFTWARE
Managing multifamily properties is no small feat. Between the daily operations, maintenance requests, and never-ending quest to deliver an amazing resident experience, property managers often find themselves spread too thin, struggling to prioritize their tasks and keep pace with the demands.
Enter property management software solutions, a comprehensive tool that gives regional managers complete oversight across multiple properties, streamlining complex operations and facilitating enhanced communication with residents. The result? A more manageable workload for your property management team and a significantly improved living experience for your residents.
Comments: Comments Off on Attention all aspiring Community Association Managers! Start your journey to success with ProLicense Florida’s pre-license course.
Our online education program is designed to give you the knowledge and skills needed to excel in this field.
Don’t miss this opportunity to earn your license and boost your career!
Become a Property Manager
sfpma has partnered with the top educational platform for Licensing and education. We offer CAM Licensing, Real Estate Licensing, Take the opportunity today to change your life! Get Licensed. Enjoy our self-paced online classes – Start your new Career – Become a Property Manager.
To become licensed in Florida, you need to first meet the requirements to enter an approved educational program. Once you’ve completed the program successfully, you apply for a license.
After being electronically fingerprinted, you’ll need to take and pass the licensing exam. You don’t need a license if you are only managing personally owned properties. Some rental properties, however, need a licensing by the Division of Hotels and Restaurants.
If a property owner hires a salaried employee to manage the property no broker’s license is required, but if they are paid by commission or transactional basis they must have a license.
Community Association Managers (CAMs) differ from property managers. CAMs must hold a valid Community Association Manager license. Obtaining this FREC license follows a similar process, but requires a different educational program.
If you need to verify a License in Florida:
Check each applicant’s license status before hiring any person. Use the Florida Department of Business and Professional Regulation’s Licensee Search webpage to determine their licensing.
State of Florida Requires; Property Managers to be Registered with the DPBR
Comments: Comments Off on Please join us March 15th.for a free milestone inspection event—Beyond Compliance: Smart Strategies for Effective Milestone Inspections. This seminar will provide you with information and tools you can immediately utilize to ensure the safety and longevity of your structures.
Beyond Compliance: Smart Strategies for Effective Milestone Inspections
What are the topics that you believe should dominate the condominium and HOA landscape? What are the issues that we may be missing or that simply deserve more coverage?
We want to hear from you! Feel free to share your questions before Sunday’s broadcast, join us with a call during the live show, or type them into the YouTube chat. The choice is entirely yours!
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As always, we’ll be taking your calls on whatever topic you need answers to or whatever you need to get off your chest. Call in with your question & comments or ask them in the live YouTube chat!
Glazer and Sachs presents a forum for board members and owners to tell their side of the story. Hosted by Eric Glazer, a recognized authority in community association law, Condo Craze and HOAs offers valuable insights and lively discussions, attracting a diverse audience of homeowners and board members.
Do you have questions about Florida’s building safety legislation, Senate Bill 4D? Just enter your query in the textbox below and click “Send Query”. For example, try asking, “What is the Florida Senate Bill 4D?”. This AI tool is experimental and provides no warranties regarding the accuracy of its results. Use at your own risk.
Comments: Comments Off on SFPMA NEWS: Our Website will be down for a System Reboot Feb 29, 2024
On Feb 29, 2024 SFPMA Website will be down.
We have a total reboot of our system on our server, while adding many new members our IT dept had to add new code to advance our search. We will try to conduct this late night but it might fall over to the next day…due to caching.
In the last month we have found some of the articles, and the New listed Members were not being shared from our system Feed to our Website, there was a disconnect between our Server. Since we have our own dedicated Server and Files. We can reboot and move to a new section and pair this with our hosting provider.
Upgrades will not stop search results from showing but it will make them better. Our IT Dept has found some of the Inner workings through the WordPress CMS Plugins and our System were not linking up properly. ie: as of Feb 22, 2024 New Member Companies were added yet did not show on the website. It came to our attn. when one of our members were sent their log in details and once they did they could not view their Membership listing.
It took a week to make all the changes, to the System, Calendar, Company Listings, and Plugins So the end of the week the system is being upgraded to a faster dedicated server.
We recently published an article on how communities can speed up maintenance projects. In this article, we’ll look at how long some common maintenance jobs should take to complete.
HOAs have an obligation to maintain certain parts of the development. They must set aside a portion of the dues or fees collected from owners to pay for big and small maintenance projects. If the association fails to meet those obligations, it not only creates safety problems for members, but legal issues for the association as well.
If members feel that the board is not properly caring for the property, they can write official complaints, vote to remove board members, or even sue the HOA.
Maintenance must be taken seriously, but it is far easier to manage when you have a system or solution that enables you to organize components, schedule/assign work, and track tasks.
Defining maintenance obligations
The maintenance responsibilities of an association versus those assigned to individual owners depend primarily on whether the item or equipment is classified as part of a common area, exclusive use common area, or separate interest.
Common areas typically refer to shared spaces such as pools, sidewalks and roads. Exclusive use common areas are spaces or elements used by one or more, but fewer than all, of the owners. Separate interests are the separately owned lots belonging to members.
While some maintenance obligations are quite clear, others can be a little murky. This is especially true with exclusive common areas since they tend to be things like patios and windows. Roof maintenance may also be confusing; some HOAs cover roof repairs while others do not.
The association’s CC&Rs should detail maintenance obligations and define who is responsible for what. But if there is some uncertainty, boards are advised to refer to civil codes and/or consult with the HOA’s attorney.
Why timelines matter
There are several reasons why time matters when it comes to maintenance projects. The main one is so staff and management can plan for disruptions and costs. However, there are times when maintenance work will impact owners, and they will also need to know approximately how long the work will impact their day-to-day lives.
For example, if a parking lot is being repaved, owners will need to be informed of the work, they will need to move their vehicles before the work begins, and know how long they will have to find temporary parking.
Contractors can’t know for sure how long maintenance work will take to complete, but they should be able to provide an educated estimate. Tracking the time it takes for professionals to complete routine and unplanned maintenance is another good way to predict future repair timelines. Having this knowledge allows those responsible for setting up maintenance work to complete projects with more confidence (plus they’ll know if a vendor is taking too long to complete certain jobs).
How long should HOA repairs take?
There is no way to know for sure how long any maintenance project will take. Even a standard preventative maintenance job can become lengthy if a contractor discovers additional damage to an element. Other factors, including availability of materials, permit requirements, complexity of the project, size of the community, and weather will all impact the timeline of a project.
That being said, below are some estimates of how long common HOA maintenance work takes to complete.
To get a more accurate time estimate, speak with a contractor or repair expert. They will be able to look at the specific qualities of your community and provide you with a realistic timeline.
Pool repairs
There are many different types of pool repairs. Some can be completed in a couple of hours while others will take several days.
A simple structural leak generally takes a day or two of work. Half a day is needed to complete the first step of a crack injection repair, and another half day is required to “staple” the cracks together and plaster the damaged area.
If your pool has a heater and the warming system breaks, the entire pool may be shut down for a week. The heater can be replaced in a day, but it could take longer. After the new pool heater is installed, it might be another three days before the pool is warm enough to use again.
Most plumbing leaks can be resolved in two days, but the time it takes to fix a pool leak from plumbing can vary according to the extent of the damage.
Pool resurfacing involves the removal and replacement of the top layer of the pool surface. This may be done to give the pool a clean fresh look, or to address several small cracks. In general, this renovation process takes one to three weeks.
Water/electricity lines
A water line is an underground pipe that transports water from a water source to a home’s or building’s service pipe. These pipes typically run beneath sidewalks and streets.
A water line pipe might crack, allowing water to spill out. This can cause many issues, including unsanitary water, higher water bills, low water pressure, and floods.
Due to the severity of this problem, a water main break needs immediate attention. Plumbing technicians will need to turn the water off while they repair the break. Once the pipe is in working order, they will flush it before reconnecting it to the plumbing system.
The good news is this type of repair only takes between four and eight hours.
If an electricity line goes out due to weather, it can generally be restored in a couple of hours. However, if an entire pole comes down, the outage could easily last a full day.
Roofs
In many cases, HOAs have delegated the responsibility of maintaining roofs to the individual owners. But if the association covers the costs of repairs, expect each home to take up 1-3 days of the contractors’ time. More complex designs and materials will add time to that estimate.
Gutters and downspouts
Routine maintenance of gutters and downspouts prevents more serious water damage from occurring. Like roofs, many HOAs have stated that owners are responsible for maintaining these items.
Minor gutter repairs can be completed in as little as one to two hours. Partial replacements can take two to four hours, and full replacements can take two to three days of work.
The timing is similar for downspout repairs and replacements.
Parking lots
Most HOAs can complete routine parking lot maintenance in two to three weeks, but timing will vary depending on the size of the lot and weather conditions.
Paving can take less than a week, but keep in mind that proper curing (letting the asphalt cool and settle) is an important part of the process as well. Depending on the size of the parking lot, thorough curing can take anywhere from one to two weeks.
General landscaping
While not a traditional repair, landscaping is a maintenance job that can be hard to plan for, at least the first couple of times. The size of the property, availability of materials, and weather conditions can greatly impact the time it takes to finish the job. Once you have found a landscaper that you like, you will become more familiar with the time it takes to do certain jobs.
From start to finish, most projects fall into the two- to three-week range, but cutting grass or trimming plans can take half a day.
Conclusion
HOAs have an obligation to maintain certain areas of the development. By scheduling routine maintenance, associations help prolong the useful life of elements and components, and keep the community safe and attractive too.
It’s important for staff, board members and management to have repair timelines so that they can budget for costs and time accordingly. While projects don’t always go according to plan, just having a guideline allows them to manage expectations more effectively.
SFPMA works throughout the State of Florida, we are a multi-member organization for the Condo, HOA and Property Management industry. Through knowledge based Articles, Events and our Members Directory, Clients find the right information to make an informed decisions for their Florida properties.
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