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Differentiating Class A, B, and C Office Space by SFPMA

Differentiating Class A, B, and C Office Space by SFPMA

  • Posted: Feb 17, 2021
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Differentiating Class A, B, and C Office Space

 

Many of our members take the time to complete projects using the County Codes that are in place, While there are so many companies that cut corners or a Management company that looks at prices we have to ask? How do you Value the Buildings you manage?

We have one of the Top Condo, HOA and Property Management Directories in Florida. Through the many Categories clients can find only the Best of the Best to have their maintenance requests performed on time, up to Code in their buildings and properties from Jacksonville to the Keys.

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When only the best will do, Find companies all over Florida ready to help you!

Remember: “Skilled labor isn’t cheap; cheap labor isn’t skilled”. by James Terry of GreenTeam Service Corp.

 

Office buildings are generally classified into one of three categories: Class A, Class B, or Class C. Standards vary by market, and each category is defined in relation to its counterparts. Building classification allows a user to differentiate buildings and rationalize market data — that said, classification is an art, not a science. While a definitive formula for each class does not exist, the general characteristics are as follows:

Class A
These buildings represent the newest and highest quality buildings in their market. They are generally the best looking buildings with the best construction, and possess high-quality building infrastructure. Class A buildings also are well located, have good access, and are professionally managed. As a result of this, they attract the highest quality tenants and also command the highest rents.

Class B
This is the next notch down. Class B buildings are generally a little older, but still have good quality management and tenants. Oftentimes, value-added investors target these buildings as investments since well-located Class B buildings can be returned to their Class A glory through renovations such as facade and common area improvements. Class B buildings should generally not be functionally obsolete and should be well maintained.

Class C
The lowest classification of office building and space is Class C. These are older buildings and are located in less desirable areas and are often in need of extensive renovation. Architecturally, these buildings are the least desirable, and building infrastructure and technology is outdated. As a result, Class C buildings have the lowest rental rates, take the longest time to lease, and are often targeted as re-development opportunities.

The above is just a general guideline of building classifications. No formal standard exists for classifying a building. Buildings must be viewed in the context of their sub-market; i.e., a Class A building in one neighborhood may not be a Class A building in another.

 

 

 

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Gear Up For Autumn With Our Pond Management Tips by SOLitude Lake Management

Gear Up For Autumn With Our Pond Management Tips by SOLitude Lake Management

  • Posted: Sep 28, 2020
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Gear Up For Autumn With Our Pond Management Tips

by SOLitude Lake Management

It’s important to keep up with lake management this autumn to allow for fall recreation and ensure your waterbody is balanced and beautiful come spring.

 

Your Fall Pond Management Checklist:

☑ Restore eroded shorelines
☑ Manage shoreline plants and trees
☑ Restore depth through hydro-raking
☑ Execute your fountain & aeration plan
☑ Identify changes in your waterbody with bathymetric mapping
☑ Stock winter sport fish

 

It’s important to consider your pond goals for 2021: how can you best prepare? Learn how each of these solutions can help improve water quality and beauty.

 

 

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Lake Management and Hurricane Season by Allstate Lake Management

Lake Management and Hurricane Season by Allstate Lake Management

  • Posted: Sep 08, 2020
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Lake Management and Hurricane Season

by Allstate Lake Management

Many South Florida homeowners are not aware of the critical role their community lakes play in managing stormwater and mitigating local area flooding.  With the start of this year’s hurricane season around the corner, now is the time to make sure that our lakes and waterways are ready to deal with whatever nature throws at us.  The problem of flooding is a real issue here because our homes are built on relatively flat, low-lying ground.  The thin layer of soil under our feet can become saturated quickly, and sits on a cap of coral rock that only allows for a slow flow of water down to the aquifers below.  This, combined with the possibility of large amounts of precipitation in short periods of time creates conditions for major flooding in our urban areas.  When developers create residential communities and commercial areas, they need to take into account how much water needs to be stored or moved in order to prevent the project from flooding during major rain events.  Through careful planning and design, they route stormwater away from our homes and into a system of lakes and canals.  The size and number of lakes in our communities are a result of those calculations.  Lakes are dug to create a storage area for water runoff from storms.  The fill dug from the lakes is then used to raise the elevation of the homes around them.  Using a system of drains and pipes the water is directed from the

developed areas down into the lakes.  Some community lakes use weirs or culverts to connect   them to the municipal canal system.  This allows them to move excess water off the property once they reach a certain level. The system works well but requires regular maintenance in      order to ensure that it works properly when needed.  Scheduled inspections of storm drains and weirs is important to keep the water moving off our streets and properties efficiently.  These structures accumulate silt and debris, and will occasionally need to be cleaned out.  The lakes

themselves also need to be regularly inspected and maintained

 

Even though they are primarily man-made storm water basins, they do evolve and become living ecosystems like naturally occurring waterbodies.  Aquatic vegetation begins to grow in all lakes eventually, and much like our lawns, require regular attention in order to avoid become overgrown.  Exotic species such as hydrilla, hygrophila, and rotala grow quickly and can spread throughout acres of lake in a matter of months or less.  Such infestations are not only unsightly, but all those weeds are filling up the lake and taking up space meant to hold stormwater runoff.  Floating weeds such as water lettuce and water hyacinth can rapidly cover a lake surface, clogging and even damaging weirs and other outflows.  Excessive growth of vegetation near culverts and drain pipes can slow the flow of stormwater both into and out of the lake, causing backups of the system.  The longer these plants are left to grow unmanaged, the harder the problem is to get under control and the longer it will take.  Large scale infestations need to be treated in stages with regulated wait times between treatments.  This is done in order to not deplete the dissolved oxygen in the whole lake.  The other problem with established infestations is that the plants have had time to mature and grow extensive roots systems.   These root systems allow the plants to re-grow quickly after initial treatments and quite frequently require multiple follow up treatments to bring under control.  Even once treated, the herbicides take time to work and the plants take time to decompose and settle to the bottom.  Unfortunately, tropical storm events do not wait until conditions are best suited to deal with the results.  The best way to make sure your community is protected is to be proactive and maintain your system regularly.  Regular scheduled maintenance ensures that aquatic vegetation is kept at levels that don’t compromise your stormwater system and can potentially avoid costly repairs to its components.  Hurricane season corresponds with the time of year when these plants grow and spread the fastest due to the long, sunny days.  We have learned that being prepared for hurricane season means taking precautions before the storm arrives.  That wisdom should also definitely apply to our first line of defense against flood damage in our communities.

 

Author:  Stephen Montgomery / Senior Biologist

Allstate Resource Management

Allstate Resource Management has over 25 years of experience in maintaining the health of lakes, ponds, wetlands, and stormwater systems. We have continued since our inception to be the leader in resource management. Our services include lake managementwetland managementstormwater drain cleaning and maintenance, erosion controlfish stockingnative plantingsdebris removalwater qualityaquatic pest control, and upland management. All of our technicians are thoroughly trained and certified in order to meet the strict standards imposed by governmental agencies. This ensures that your property will be treated by only the most competent individuals who are proud of the services we render.

In addition to providing a healthy habitat, we specialize in the installation and maintenance of beautiful color lit fountains, bringing beauty and enjoyment to any lake or pond.

We also offer support services for property managers and HOA’s including educational presentations and CEU programs. Our approved courses offer continuing education credit to CAMs.

 

 

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Did You Miss Out? Watch Our Nanobubbles vs. Aeration Webinar Today! by SOLitude

Did You Miss Out? Watch Our Nanobubbles vs. Aeration Webinar Today! by SOLitude

  • Posted: Jul 23, 2020
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Did You Miss Out? Watch Our Nanobubbles vs. Aeration Webinar Today!

 

 

You’ve probably heard about nanobubblessubmersed aeration and floating fountains, but do you know the difference? Our recent live webinar “Discover the Difference: Nanobubbles vs. Aeration” was a huge success, and we received a ton of positive feedback from attendees. As a thank you to all of our loyal clients and followers, we’re sharing an exclusive free recording of the webinar (no download needed)!

 

Watch our experts as they discuss the science behind nanobubble technology and lake & pond aeration. These technologies are proven to help improve water quality and dissolved oxygen levels. Learn how each solution can help improve the health and beauty of your aquatic ecosystem, and discover which are best-suited for your waterbody. Be sure to watch until the end to hear answers to the top frequently asked questions!

 

 

 

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Lake Management and Hurricane Season, by AllState Resource Management

Lake Management and Hurricane Season, by AllState Resource Management

  • Posted: Jul 16, 2020
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Lake Management and Hurricane Season

by AllState Resource Management

Many South Florida homeowners are not aware of the critical role their community lakes play in managing stormwater and mitigating local area flooding. With the start of this year’s hurricane season around the corner, now is the time to make sure that our lakes and waterways are ready to deal with whatever nature throws at us. The problem of flooding is a real issue here because our homes are built on relatively flat, low-lying ground. The thin layer of soil under our feet can become saturated quickly, and sits on a cap of coral rock that only allows for a slow flow of water down to the aquifers below. This, combined with the possibility of large amounts of precipitation in short periods of time creates conditions for major flooding in our urban areas.
When developers create residential communities and commercial areas, they need to take into account how much water needs to be stored or moved in order to prevent the project from flooding during major rain events. Through careful planning and design, they route stormwater away from our homes and into a system of lakes and canals. The size and number of lakes in our communities are a result of those calculations. Lakes are dug to create a storage area for water runoff from storms. The fill dug from the lakes is then used to raise the elevation of the homes around them.
Using a system of drains and pipes the water is directed from the developed areas down into the lakes. Some community lakes use weirs or culverts to connect them to the municipal canal system. This allows them to move excess water off the property once they reach a certain level. The system works well but requires regular maintenance in order to ensure that it works properly when needed. Scheduled inspections of storm drains and weirs is important to keep the water moving off our streets and properties efficiently.
These structures accumulate silt and debris, and will occasionally need to be cleaned out. The lakes themselves also need to be regularly inspected and maintained
Even though they are primarily man-made storm water basins, they do evolve and become living ecosystems like naturally occurring waterbodies. Aquatic vegetation begins to grow in all lakes eventually, and much like our lawns, require regular attention in order to avoid become overgrown. Exotic species such as hydrilla, hygrophila, and rotala grow quickly and can spread throughout acres of lake in a matter of months or less. Such infestations are not only unsightly, but all those weeds are filling up the lake and taking up space meant to hold stormwater runoff.
Floating weeds such as water lettuce and water hyacinth can rapidly cover a lake surface, clogging and even damaging weirs and other outflows. Excessive growth of vegetation near culverts and drain pipes can slow the flow of stormwater both into and out of the lake, causing backups of the system. The longer these plants are left to grow unmanaged, the harder the problem is to get under control and the longer it will take. Large scale infestations need to be treated in stages with regulated wait times between treatments. This is done in order to not deplete the dissolved oxygen in the whole lake. The other problem with established infestations is that the plants have had time to mature and grow extensive roots systems. These root systems allow the plants to re-grow quickly after initial treatments and quite frequently require multiple follow up treatments to bring under control. Even once treated, the herbicides take time to work and the plants take time to decompose and settle to the bottom. Unfortunately, tropical storm events do not wait until conditions are best suited to deal with the results.
The best way to make sure your community is protected is to be proactive and maintain your system regularly. Regular scheduled maintenance ensures that aquatic vegetation is kept at levels that don’t compromise your stormwater system and can potentially avoid costly repairs to its components.
Hurricane season corresponds with the time of year when these plants grow and spread the fastest due to the long, sunny days. We have learned that being prepared for hurricane season means taking precautions before the storm arrives. That wisdom should also definitely apply to
our first line of defense against flood damage in our communities.
Thank You to Colleen Sullivan for this Article.
Author: Stephen Montgomery / Senior Biologist
Allstate Resource Management   Members of SFPMA
– Over 25 years of experience in maintaining the health of lakes, ponds, wetlands, and stormwater systems. We have continued since our inception to be the leader in resource management. Our services include lake management, wetland management, stormwater inspections and maintenance, erosion control, fish stocking, native plantings, debris removal, water quality, aquatic pest control, and upland management.
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Attn: All Managers, Condo and HOA Boards. Sanctuary Gardens, A Full Garden Center for all of your Plant, Bushes and Tree Landscaping Needs

Attn: All Managers, Condo and HOA Boards. Sanctuary Gardens, A Full Garden Center for all of your Plant, Bushes and Tree Landscaping Needs

  • Posted: Jun 29, 2020
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Attn: All Managers, Condo and HOA Boards.
Sanctuary Gardens, A Full Garden Center for all of your Plant, Bushes and Tree Landscaping Needs

Fab Nunez V.P
954-394-4625
Sanctuary Gardens

New Members of SFPMA

Landscape with a Full Garden Center for all your design needs


Come visit our garden center, we offer a wide variety of palms, plants, trees, and accessories. We always do our best to accommodate our clients in every possible way. Whether you are looking for garden accessories or ideas you’ll be sure to find it here. We have a live showroom where you can see the type of waterfalls we do, interactive portfolio, and intensive detailed pictures of our landscape design. If we do not have what you are looking for, we will try all of our sources to find it for you. We also offer delivery to many parts of South Florida.
https://sfpma.com/listing/sanctuary-gardens/

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Is YOUR Pond A Breeding Ground For Pesky Midge Flies?

Is YOUR Pond A Breeding Ground For Pesky Midge Flies?

  • Posted: May 14, 2020
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Midge Fly Control
An Integrated Management Approach

 

Lakes, ponds and wetlands are valuable resources for boating and recreation, fishing, drinking water, stormwater collection, aesthetic beauty and wildlife habitat. But they also serve as common breeding grounds for pesky insects like aquatic midge flies, often referred to as “midge bugs” or “blind mosquitoes.” Midge flies belong to a very large and diverse family of aquatic insects. While often thought of as the “cousin” of mosquitoes, midges don’t bite, sting, suck blood or transmit disease. They can, however, become a terrible nuisance and trigger allergies or respiratory issues.

 

What is a midge? Where are they found?

Midges thrive near aquatic resources because their egg, larvae and pupae stages must occur in water. They have evolved to populate and prosper under difficult environmental conditions commonly occurring in many of our community lakes and ponds that have excessive nutrient loading, murky water, organic muck accumulation and low dissolved oxygen levels. These same water quality problems that favor midges also prevent midge predators such as fish and other aquatic insects from preying on them. This allows midges to form monocultures across a lake’s bottom and reproduce in extremely large numbers often exceeding 40,000 larvae per square meter. 1,000 larvae per square meter is considered the threshold for nuisance levels. Out-of-control midge larvae populations can become a terrible annoyance, inconvenience and even a health hazard to waterside residents when they metamorphose into adult flies.

 

 

Negative impact of midges:

  • Their swarms are attracted to lights around businesses, residential areas, and stormwater systems, which can detract from the enjoyment of outdoor activities.
  • Large populations of midges are known to blanket cars, building exteriors and other surfaces, which can stain or damage them over time.
  • Many communities experience a rapid increase in local spider populations reacting to the midge flies as a food source.
  • Residents find their eaves, porches and windows covered in spider webs full of decaying midges and smelling like dead fish.
  • Typically, midges are the biggest nuisance in the spring and fall when adults emerge from the water surface. However, in many states, particularly across the south and Florida, midge fly season is year-round.

 

An Integrated Midge Management Approach

 

Managing midge fly populations below nuisance levels requires an integrated approach to achieve successful long-term control—starting with bathymetric mapping of the habitat and a professional larvae assessment. Midge larvae surveys are crucial tools to determine which midge species are present and how to effectively manage them.

Blood midge larvae, for example, thrive in bottom sediments and must be targeted with an ingestible larvicide. On the other hand, phantom or ‘ghost’ midge larvae flow freely throughout the water column and are targeted with a growth-regulating hormone that prevents them from becoming healthy adults.

Once larvae surveys are completed, an integrated approach may continue with strategic larvicide treatments to disrupt midge lifecycles, as well as the following management approaches:
  • Balance water quality conditions to prevent algae growth
  • Enhance biological control via predatory fish stocking 
  • Increase circulation and dissolved oxygen levels through aeration 
  • Develop a healthy and diverse shoreline littoral habitat

 

Balance water quality:

  • Ensure stormwater management facilities are within compliance in order to properly divert watershed runoff containing phosphorus, nitrogen and other pollutants.
  • Use nutrient remediation products like Phoslock, Alum or Biochar to help create balanced water quality conditions that are less hospitable to the algae blooms on which midge larvae feed.
  • To eradicate stubborn algae blooms, work with your lake and pond management professional to arrange the application of EPA-registered algaecides.

 

Introduce aeration: 

  • Traditional aeration solutions and new technologies like nanobubbles can be used to naturally increase dissolved oxygen levels, thus accelerating the oxidation of undesirable nutrients – the primary food source that filter feeding midge larvae rely on.
  • Raising oxygen levels throughout the water column will allow predatory fish to attack the larvae population hiding in deeper bottom waters and sediments.
  • Increased oxygen levels can help reduce phosphorus, nitrogen and algae growth, improving the lake or pond’s overall water quality, clarity and beauty.

 

Manage fish populations:

  • Arrange a professional electrofishing assessment to survey your fish population and ensure the proper predatory fish species like Bream and Gambusia are present to feed on midge larvae.
  • Stock the correct quantity of fish for your lake’s or pond’s midge species and density, and restock yearly to maintain abundant fish populations.
  • Consider supporting fish populations with the introduction of automatic fish feeders and habitat structures.

 

Cultivate a healthy shoreline:

  • Introduce a variety of native flowering species to help limit the negative impacts of nutrient loading. Beneficial plants include arrowhead, pickerelweed, canna lily and blue flag iris.
  • Native vegetative plantings also provide cover and shelter for midge predators including gambusia, bream, amphibians and dragonfly nymphs and adults.
  • Is your shoreline too eroded to plant? Install a biodegradable shoreline erosion control system like coconut coir logs or ShoreSOX to restore banks and hillsides for more than 10 years.

 

 

Find Your Solution

With SOLitude Lake Management

Looking for sustainable long-term control of your algae or aquatic weed problems? Considering  fisheries management assistance? Need help with water quality testing? Trying to find the perfect pond aeration system for your aquatic ecosystem?

Whatever your lake and pond management needs may be, SOLitude Lake Management has the answer. Simply fill out the form ( Click Find Your Solution ) and let us know how we can help. We look forward to helping you find your lake or pond management solution.

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HOW TO REMOVE TROUBLESOME TREES

HOW TO REMOVE TROUBLESOME TREES

  • Posted: Feb 17, 2020
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HOW TO REMOVE TROUBLESOME TREES

by Jeffrey Rembaum, Esq. KBRLegal

 

A great many streets in Florida’s residential communities are lined with oak trees. While they can look so appealing as a canopy, many of these trees can raise sidewalks and driveways. Their massive roots can grow into plumbing lines, cause various trip hazards and kill the grass, too.

Until recently, it was very problematic to remove these trees for a variety reasons. Moreover, it was also expensive  to deal with all of the governmental red tape caused, in many instances, by over zealous city officials, such as the city forester, who requires strict compliance with the community’s original landscaping plans, etc.  Well, the Florida legislature listened to stories of local government unreasonableness and did something about it to the great satisfaction of association members everywhere.

But, there is still a problem because many local governments refuse to accept that   House Bill 1159 was passed into law in 2019. This new law prohibits a local government from requiring a notice, application, approval, permit, fee or mitigation for the pruning, trimming, or removal of a tree on residential property when an arborist or landscape architect documents that the tree presents a danger to persons or property. As an important FYI, mangroves are exempt and all existing requirements for mangrove trimming, etc., remain steadfastly in place.

Apparently, the problem of local government personnel ignoring this new law is so pervasive that on January 7, 2020, the Speaker of the Florida House of Representatives, Jose Oliva, sent a memo to all Local Government Officials alerting them that they need to follow this new law and that the House of Representatives will be “diligent in executing its oversight responsibilities in order to protect the rights of property owners and to prevent illegal governmental actions that interfere with these rights. WOW!!!

If your community has a problem with tree removal caused by local government officials perhaps showing them a copy of the memo might help. Also, be sure to alert your association’s attorney to the problem so that they can intercede on the association’s behalf.

 

This new law is codified in s. 163.045, Florida Statutes and provides as follows: 

s. 163.045 Tree pruning, trimming, or removal on residential property.—

(1) A local government may not require a notice, application, approval, permit, fee, or mitigation for the pruning, trimming, or removal of a tree on residential property if the property owner obtains documentation from an arborist certified by the International Society of Arboriculture or a Florida licensed landscape architect that the tree presents a danger to persons or property.

(2) A local government may not require a property owner to replant a tree that was pruned, trimmed, or removed in accordance with this section.

(3) This section does not apply to the exercise of specifically delegated authority for mangrove protection pursuant to ss. 403.9321403.9333.

 

View our Membership page on SFPMA and Legal Sponsors, with articles written each month in the Florida Rising Magazine – KBRLegal

 

 

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