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Find Blog Articles for Florida’s Condo, HOA and the Management Industry.
The public observance of Fire Prevention Week. In 1925, President Calvin Coolidge proclaimed Fire Prevention Week a national observance, making it the longest-running public health observance in our country. During Fire Prevention Week, children, adults, and teachers learn how to stay safe in case of a fire. Firefighters provide lifesaving public education in an effort to drastically decrease casualties caused by fires.
Fire Prevention Week is observed each year during the week of October 9th in commemoration of the Great Chicago Fire, which began on October 8, 1871, and caused devastating damage. This horrific conflagration killed more than 250 people, left 100,000 homeless, destroyed more than 17,400 structures, and burned more than 2,000 acres of land.
Today’s theme is “Fire is Fast”. Very few people realize how fast a home fire grows. Check out this 1 minute video which shows how a home fire sprinkler system can save lives and property.
During the COVID-19 crisis, recent news reports have shown a correlation between stay-at-home mandates and an increase in home cooking fires. The NFPA and HFSC say this trend emphasizes the importance of the need to educate about fire safety, the organizations said in a press release.
The organizations noted that fire sprinklers can help eliminate home fire deaths, but that legislative barriers and a general unawareness of the technology have prevented its use in new homes.
The Fire Sprinkler Initiative, a project of the NFPA and the HFSC, is co-hosting Home Fire Sprinkler Week, a North America-wide virtual effort to show the value of home fire sprinklers from May 17-23.
“Previously, public demonstrations to show the speed of home fires and the powerful protection of home fire sprinklers were the centerpiece of this week, attracting large crowds all over the country,” NFPA Vice President of Outreach and Advocacy and HFSC President Lorraine Carli said in a statement. “But life is very different today with the fire service at the front lines of the COVID-19 pandemic. And as public gatherings are inadvisable, this year we are acknowledging social distancing and simplifying fire service participation by providing a varied digital platform to flood the Internet with facts and messages of life safety.”
Throughout the week, fire departments and other public safety advocates across the U.S. can access digital content at the Home Fire Sprinkler Week Website and encourage their audiences to read and share daily messaging. The NFPA and HFSC will post home fire sprinkler videos, graphics and other information on their websites, through social media and via local news outlets.
*Each year, home fires cause eight of every 10 fire deaths and seven of 10 fire injuries, according to the NFPA, and fire sprinklers are proven to keep home fires small, preventing injuries, deaths and limiting property damage.
Premier Fire Alarms & Integration Systems, Installation Division Inc. is dedicated to providing the most reliable systems and service in the alarm industry. Helping protect the lives and property of our customers is a responsibility we embrace and never take lightly. In every endeavor, we strive to satisfy our customers by meeting and exceeding their expectations.
Our Goals At Premier Fire Alarms & Integration Systems, Inc., we have high expectations of ourselves and we encourage our customers to have them too. For well over a decade, we have earned the trust of our customers through ingenuity, superior workmanship and responsiveness. Our continual effort to exceed current goals is your guarantee of superior performance and fulfillment of our commitments.
Premier Fire Alarm & Integration Systems, Installation Division Inc
EF license number: EC 13008323
430 Ansin Blvd Suite M
Hallandale, FL 330099
Call us: 954 404 7137
Complete Fire Alarm System Service, testing and inspection, low-cost 24-7 UL Central Station alarm monitoring services.
With over 15 years experience in the alarm servicing industry, we’ve seen our share of customer concerns. We fully understand that nobody wakes up in the morning and casually decides to install a fire alarm system in their home or business just to brighten everyones day! Usually, it is a mandatory requirement of local code enforcement and strict guidelines must be followed in order to fully comply with the criteria specified by those codes. As a property owner, it is your responsibility to maintain your life safety system in proper working condition at all times. We realize how this situation can often create major headaches and frustrations for people who would rather be devoting their time and energies to running their own businesses instead.
6187 NW 167th St. Suite H-13
Miami, FL 33015
305-558-6126
office@southfiresystems.com
EF2000635
BLACK FIRE PROTECTION, INC.Experts in all components of your water-based fire protection systems including; fire sprinklers, fire pumps, standpipes, hoses, backflow prevention devices, and fire hydrants. We fulfill all of your design, installation, retrofit, repair, inspection, test, and maintenance needs.
Marcas Black – Vice President
3461 NW 75th TerraceLauderhill, Florida 33319Serving Broward, Miami-Dade,
and Palm Beach.
Phone: 954-741-4548
Fax: 954-999-5258
marcas@blackfireprotection.com
Advanced Fire & Security, Inc. is State Licensed, Whether you are a Property Manager, Owner, Engineer or Electrical Contractor, our goal is to make your life easier by providing the best products and services available for our industry. With Advanced Fire & Security you’ll sleep better knowing that your property and tenants are protected 24 hours a day.
2701 Gateway Drive
Pompano Beach, FL 33069
Phone: 888-916-7474
Fax: 954-772-0500
Florida Fire DoorCertified Fire Door Inspections serving all commercial markets across Florida.
Florida Fire Door, LLC. Is the state’s leader in Life Safety Inspections and services. With over 20 years of life safety industry experience and working with different AHJ’s from all different industries, we are well versed in the code requirements and what the AHJ is expecting of you and your facility. You can count on us to keep you in compliance with all fire door code requirements.
Florida Fire Door
Mike Redd
VP Operations
954.947.SAFE (7233)
info@FloridaFireDoor.com
http://www.FloridaFireDoor.com
Tags: Condo and HOA Common Area Issues, Home Inspection Articles, Management News, Member Highlights, Security and Safety Articles
This building is the Headquarters for the Town of Surfside Police Department. With our commercial painting services, we added a fresh coat of paint and with the bold blue accents this building is now a staple for the City of Surfside.
Since 1979, the professional painters at Chuck’s Painting, Inc. have provided quality interior and exterior painting services to the Broward and Dade County area. At Chuck’s Painting we complete both residential and commercial paint applications. We are your Miami Painting Contractor.
From private residences to large commercial structures, our professional painters have the skills needed to get the job done. We specialize in townhouse communities, condominium communities, commercial buildings, shopping plazas, and business parks.
From traditional painting projects to intricate, high-end residential paint finishes, our paint professionals are ready to work on your next residential painting project. Unlock your home’s potential with a fresh coat of paint, stunning contrast walls, or highly detailed faux finishes. Schedule a consultation with our expert paint and designers today
Take the hassle out of your commercial property’s paint maintenance by using the professionals at Chuck’s Painting. Our dedicated painting crews can handle your paint maintenance and new paint projects efficiently. We work with you to ensure that your painting tasks are completed while disrupting your work and your clients as little as possible.
After over three decades of painting, we’ve had some great reviews. In 2011, Chuck’s Painting was featured in Painting Contractor Magazine for our excellent interior and exterior painting of the Miami Beach Convention Center. With the building stretching over 1,350,000 square feet and with archtectural accents reaching nine stories high, we had our work cut out for us. But, no matter how large or small the project is, we are dedicated to superior service. All of our clients are treated with the same level of service and quality.
Tags: Maintenance & Service Articles, Management News, Members Articles
ONE Lifestyle is made up of our global concierge program and our services division, Service One Miami & Service One Broward. We understand that as your career and success mature, so too do life’s demands. With so many personal and professional commitments to manage, day to day details can become overly stressful, not to mention incredibly time consuming.
At ONE Lifestyle we have two main divisions, the Service Division and the Concierge Division.
Service Division:
One Lifestyle saves you time and money, while making sure you receive the very best.
COVID-19 is on everyone’s minds right now, and its impacts will be felt for many months to come.
By talking to property managers across North America every day, we have found what’s working and what’s needed to operate your community remotely and virtually.
COVID-19 has accelerated the shift towards a digital transformation of property management businesses. Our guide will help you better understand how to operate your community remotely and virtually.
Get your free guide now and learn about:
We have published this guide to help managers and board members better understand how to serve their residents without being physically present.
Tags: Management News, Member Highlights
As a result of the unexpected COVID-19 crisis and its ramifications on Florida’s community associations, there are lessons that can be learned. Early on, an unexpected issue many community associations faced was whether the board could rely on the emergency powers set out in the Florida Statutes to help protect both residents and property alike during this time of uncertainty (the “emergency power legislation”). The Condominium, Cooperative, and Homeowners’ Association Acts each provide that the board of directors is granted certain emergency powers in response to damage caused by an event for which a state of emergency is declared by the Governor. While local governments at the city and county level may similarly declare a state of emergency, the emergency powers only spring into existence upon the Governor’s issuance of an executive order declaring a state of emergency in response damage caused by event.
These emergency powers include, just to name a few, the ability to cancel and reschedule meetings, conduct such meetings with as much notice as may be practicable, levy assessments, restrict access to the property and so much more. More specifically, Sections 718.1265 as to condominiums, 719.128 as to cooperatives, and 720.316 as to homeowners’ associations, Florida Statutes, each provide enumerated emergency powers available to the board of directors that may be exercised “in response to damage caused by an event for which a state of emergency is declared…”. However, in light of COVID-19 pandemic the interpretation of the phrase “in response to damage caused by an event” created questions and confusion to both laymen and lawyers alike.
At issue was whether the emergency power legislation only applies to situations where there is actual property damage and/or as a result of a hurricane damage. Even if not necessarily intended for COVID-19 type situations, to many lawyers, including this author, there was no question that the emergency powers could be utilized by board members of Florida’s community associations in response to the instant pandemic. Nevertheless, others questioned whether the emergency power legislation should apply since it was initially drafted in response to hurricane type events, and not a medical event such as the COVID-19 pandemic.
By way of background, the emergency power legislation was drafted in response to the series of hurricanes that hit Florida in 2004, however, it took the Florida Legislature approximately four years to pass them into law. A plain reading of the emergency power legislation even demonstrates that these statutes were drafted with hurricane type damage in mind, and not other disasters, such as global pandemics. But, that does not mean they cannot be applied to other situations. In fact, on March 27, 2020, the Florida Department of Business and Professional Regulation Division of Condominiums, Timeshares and Mobile Homes (the “Division”) issued an unexpected order that provided that the phrase “response to damage caused by an event” should not be considered when reading the emergency powers legislation. Then on May 20, 2020, the Division entered a second order explaining that its prior order would expire on June 1, 2020 which is slightly more than a month before the Governor’s state of emergency is set to expire on July 7, 2020. Without regard to whether the Division had the necessary authority to issue such orders in the first place, the result of its second order has attorneys asking, once again, does the emergency power legislation apply? While a great many lawyers experienced in the body of community association law believe so, that does not mean that a court would agree upon legal challenge. Candidly, it would be surprising if the court did not agree, but one never knows with certainty how a court will ultimately rule, most especially on issues of first impression, for which this certainly qualifies.
There is already legislative chatter about the need to revise the emergency power legislation to make it more adaptable to the different types of disasters that can occur. But, community association boards should be able to rely, right now, on the emergency powers in any situation where the Governor has declared a state of emergency where health of the members can be at issue. Even if the Florida legislature does amend the emergency powers to make it patently clear that the board may exercise its statutory emergency powers during a declared state of emergency for a pandemic, such an amendment will take time and that could mean anything but a fast fix. So, what is an association to do to prepare for the next unanticipated state of emergency?
Well, at least in this instance it is quite likely that your association can act much more quickly to amend the community’s declaration or bylaws, than the Florida legislature can to amend the Florida Statutes. With that in mind, the board can sponsor and the association membership can adopt an amendment to the declaration or bylaws that clarifies that the emergency powers set out in the Florida Statutes (with specific reference) apply to all states of emergency declared by the Governor to the extent the safety and welfare of the members and/or the property is at issue. In addition, or as an alternative, specific emergency powers can be drafted in the declaration or bylaws, too.
A few suggestions for consideration include:
If your association is interested in adopting such an amendment to your association’s governing documents, please be certain to seek out competent legal counsel that has the requisite expertise in the area of community association law.
Jeffrey Rembaum’s, Esq. of Kaye, Bender, Rembaum attorneys at law, legal practice consists of representation of condominium, homeowner, commercial and mobile home park associations, as well as exclusive country club communities and the developers who build them. Mr. Rembaum is a Certified Specialist in Condominium and Planned Development Law.
He is the creator of ‘Rembaum’s Association Roundup’, an e-magazine devoted to the education of community association board members, managers, developers and anyone involved with Florida’s community associations. His column appears monthly in the Florida Community Association Journal. Every year since 2012, Mr. Rembaum has been selected to the Florida Super Lawyers list and was also named Legal Elite by Florida Trends Magazine. He can be reached at 561-241-4462.
Tags: Condo and HOA, Condo and HOA Laws, Management News, Members Articles
by William Pyznar / The Falcon Group
“Painting” your building sounds simple enough. Most would anticipate the most important decision to be selecting which color to paint it. However, a lot of chemistry and physics will play an important role in how that “paint” performs and how long it will be sticking to your building, protecting it and looking good.
For starters, lets differentiate between “paint” and “coating”. All coatings are paints, but not all paints are coatings. Generally speaking, paint is used for aesthetics, and coatings are used for performance. Coatings are paints that serve a purpose beyond just the aesthetic color and finish. In addition to color and texture, coatings can provide waterproofing, elasticity, breathability, dirt shedding and corrosion prevention properties. With these additional properties typically comes added cost. As such, it is important to make sure you are selecting the correct coating with proper preparation and application techniques to get the best long-lasting performance and return on your investment.
Most coating failures can be attributed one of three issues:
Before selecting a coating material and process, first consider the condition of the existing conditions and how the existing coating is performing and the condition of the existing substrate. Also consider what characteristics and results you are looking to achieve. Looking a little deeper into each of the causes of failure. If there is an existing coating and the existing coating has failed, it is crucial to understand why before investing in recoating. If the existing coating is performing, but you are looking to recoat for aesthetics, waterproofing or other performance characteristics, it is also imperative to understand the existing coating to be able to select the proper material, preparation and application of the new coating.
Selecting the new Coating: Selecting the new coating will be governed by desired performance characteristics and chemistry. You need to determine which performance characteristics you need such as breathability, elasticity, waterproofing, corrosion resistance and dirt shedding. You then need to consider what materials you are going over. The new coating should be compatible with the existing surface chemically and physically.
For example, topcoats should generally be of the same generic type of curing mechanism as undercoats and you don’t want to apply a rigid coating over a flexible base. If it is anticipated that moisture escaping the concrete or wood substrate is a concern you may want to select a breathable material. If crack bridging and movement is a concern, you may want to select an elastic material. If existing layers of paint exist, you don’t want to keep applying layers of coatings so as to reduce the elasticity of the overall coating thickness. Latexes are generally less effected by moisture then oil-based coatings. Oil based coatings are not recommended for direct application on galvanized surfaces because the alkalinity on the galvanized surface will degrade the oil binder causing peeling.
Surface Preparation: Surface preparation is the single most important factor in determining coating durability. Proper preparation removes surface contaminants such as dirt, mildew chalking, salts and rust which can interfere with adhesion of the new coating. Proper preparation will also produce a surface profile that will promote good adhesion. There are varying surface preparation processes that are recommended, which vary with the surface such as existing coating, steel, wood or concrete and the condition of the surface such peeling or chalking coatings, fresh or old concrete, painted or bare wood, oiled or rusting steel, etc. There are dozens of preparation methods from blasting and sanding, washing with soap, chemicals or acid to making repairs of the surface itself. The selected methods are a function of the materials being used, the existing conditions and the environment.
Application: It is important to apply coatings immediately after preparation so as to avoid contamination of the surface. The grace period from preparation to coating will vary greatly with material and environment. For example, freshly blasted steel in a marine environment will start to form a corrosive film almost immediately. Whereas bare wood can be exposed to sunlight for up to two weeks before the sunlight causes photo-degradation of the wood, which must be sanded off to avoid adhesion issues.
Other considerations during the application process include access, weather conditions, including wind, precipitation, temperature and humidity, dust (natural or construction related), and the actual application methods such as brush, roller or spray. Application method will be governed by the type of material and the type and condition of the substrate, as well as the environmental conditions. It is important to achieve the specific millage in the application and the specific dry film thickness.
In summary, once you have selected a color scheme for your project, it is important to understand there is an extensive amount of legwork to fully understand what and how coatings should be applied to your building to get the most out of your investment and to avoid costly defects. A professional consultant with expertise in repairs and coatings can help guide this process and perform some simple field tests to identify the existing material type, moisture concerns and visible conditions to come up with the best long term specification for your investment.
WJP
The Falcon Group | Engineers, Architects & Reserve Specialists
Miami ph: 305.663.1970 x509 West Palm Beach ph: 561.290.0504
Tags: Building Maintenance, Management News
The 40-year Building Safety Inspection Program was created in 2005 and has become effective throughout Broward and Miami-Dade Counties since January 2006.
Aruba Permit Services specializes in helping Building Owners with 40-year inspections. We are partners with Aruba Construction who has been a Certified General Contractor since 1990 and has qualified Engineers available to handle inspections of any size building.
Building owners and property managers should consult with our structural engineers to have a proper inspection completed as their building nears 40 years of age.
These inspections are for the conditions of the building that include:
· Masonry Walls (concrete condition, exposed rebar, spalling)
· Floors and Roof Systems (drains, scuppers, supports for A/C)
· Steel Framing (corrosion, fireproofing)
· Concrete Framing (cracks, exposed rebar)
· Windows (general condition, seals, anchorage)
· Wood Framing (connector condition, rotting, bearing deficiencies)
· Exterior Finishes (stucco, soffit, veneer deficiencies)
· Electrical (panels, wiring, breakers)
After inspections are completed, the Engineer supplies a formal inspection package to the City or the County as required by the Board of Rules and Appeals. These inspections are required 40 years after the building has been built, and every 10 years thereafter.
If deficiencies are found in the building, Aruba has the knowledge and the manpower to handle any repair. Permits will be pulled for the repairs. All work will be followed up by the engineer to assure compliance. Aruba Permit Services is licensed and insured.
Aruba Permit Services is here for you:
Phone: (954) 786-7292
Email: info@aruba-services.com
Address: 1413 S. Powerline Road, Pompano Beach, FL 33069
Contact us Today for a Free Quote!
Tags: Condo and HOA, Home Inspection Articles, Management News, Members Articles
MAINTAINING ORDER: A DISCUSSION ON RULES & REGULATIONS, GOVERNING DOCUMENTS AND FINING IN COMMUNITY ASSOCIATIONS by Katzman Chandler Date: Thursday, July 23, 2020 Time: 12:00 pm – 2:00 pm Location: Online Event via, Zoom What are community association covenants and restrictions? What rules and regulations? How are they adopted and enforced? This course provides answers to these questions, as well as a primer on association governing documents, their order of priority and enforceability, and includes a review of fines and fining procedures. REGISTER NOW
If your commercial property sustains enough damage in a short enough time to cause you to consider shuttering the doors, you have an emergency repair. This could mean:
Bear in mind that an emergency roof repair may not be a finished job. Tarping and other temporary measures can stave off further damage. Your local commercial roofer will return with a full crew at a later date to complete a thorough repair. This could mean two invoices, or it could open an insurance claim that stretches across weeks.
If you knew about a problem last week and chose not to call for help, you already know the problem is not an emergency. And yet, are you a roofing expert? That small leak may be the first sign of more extensive failure, which brings us to our second idea.
Some factors making a roof repair an emergency, other than seeing intense damage in a short time, include:
If you are unsure a roof problem is an emergency or just a routine repair, call your contractor. Let your roofer make the decision. That small leak that is only dampening insulation under the single-ply membrane could develop into widespread mold. It could rot wooden roof deck members. It could find its way inside the building envelope and drip on inventory or office equipment.
No two low-slope (flat) commercial roofs are exactly identical. Their surfaces can be finished in several ways:
Three other types of commercial roofing are available for steep-slope roofs:
Basic roof structures are similar, and the vast majority of Florida commercial roofs are low-slope. Setting aside the steep-slope options, if we start at the top and dig down, we usually find:
Every layer represents centuries of trial-and-error improvements in building low-slope roofs.
Today we can install roofs that take Florida’s punishing weather, save energy costs, and last for decades with proper, professional maintenance.
The wide array of choices in surfacing your commercial roof makes close communication with your roofer essential. Your decision on a replacement roof depends on a lot of factors your roofer can explain:
The best time to begin contemplating a reroof is long before your roof needs replacement. Enlist your commercial roofer for routine maintenance so the crews become familiar with your commercial roof anatomy. When you need to pick between TPO, BUR, or PVC, you can make the decision quickly and economically.
Every material has its pros and cons. Mod-Bit and BUR are among the oldest and least expensive but typically call for more roof maintenance and upkeep than TPO and PVC. PVC is a tough, long-lasting material that may be pricier than other choices at installation.
Liquid waterproofing coatings can extend the life of most roofs, but the coatings need to be compatible with the existing surface.
Your best advisor on a roofing surface — the skin of your commercial roof anatomy — is your local roofer.
Large sheets of rigid board insulation form the layer that helps determine your roof’s slope and energy efficiency. Roof decks are built completely flat, but the shaped insulation provides adequate drainage to internal drains and parapet scuppers.
With deteriorating insulation, you will be ponding, slow drainage, and water infiltration.
Your commercial roofer specializes in dealing with this layer of commercial roof anatomy and can correct any compression or ponding issues before reroofing with the surface layer.
As the American Institute of Architects (AIA) explains, most vapor barriers on commercial buildings are Class 1 vapor retarders. Vapor retarders slow the movement of both air and moisture into and out of your building.
This special layer of commercial roof anatomy saves money on energy costs, keeps the interior comfortable, and slows the rusting of steel joists and decking.
Underlayment can be synthetic or organic, but its main purpose is to inhibit moisture from reaching the roof deck. It is usually rolled out and can be either self-adhered chemically or physically attached with fasteners.
Without the roof deck spanning the open spaces over the joists of your building, no roof could exist. A substantial, solid and structurally sound roof deck is essential. This layer of commercial roof anatomy forms the foundation for all the sheet and rolled goods applied atop it. It can be corrugated steel plates, poured concrete, wood timbers, plywood, or oriented-strand board (OSB).
If rust or rot infects your roof deck, you need your commercial roofer’s help immediately. Florida’s strong winds and heavy rains will punch holes right through a weak roof deck.
Spanning the walls of your commercial building are the steel joists or, in some cases, wood beams or joists that hold up the roof and keep walls secure. Hurricane codes call for strong ties between walls and roofs, and those ties focus on these joists. Think of these joists as the skeleton holding your building together. Let your commercial roofer help you become familiar with your building’s commercial roof anatomy. Routine maintenance and roof repairs will pay off with cost-efficient, fast reroofing when the time is right. Neglecting a commercial roof could cost you your business. We have the prescription. Contact us at PSI Roofing today to keep your flat roof in good health.
Tags: Building Maintenance, Management News, Members Articles
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.