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Find Blog Articles for Florida’s Condo, HOA and the Management Industry. 

Four reasons why hydrojetting can be important for winter maintenance in the state of Florida. by GreenTeam Building Services.

Four reasons why hydrojetting can be important for winter maintenance in the state of Florida. by GreenTeam Building Services.

Hydrojetting is a method of cleaning and maintaining pipes using high-pressure water to remove debris, sediment, and other buildups. While Florida generally experiences milder winters compared to many other regions, there are still reasons why hydrojetting can be important for winter maintenance in the state:

1. Preventing Clogs from Cold Weather Effects: Hydrojetting prevents winter temperature-related pipe blockages by breaking down and flushing out materials that can solidify in colder water.
2. Clearing Debris from Storms and Heavy Rain: Heavy rain and storms during Florida winters can lead to debris accumulation in sewer systems. Hydrojetting clears these obstructions, preventing potential flooding.
3. Maintaining Sewer System Efficiency: Regular hydrojetting as part of winter maintenance prevents blockages and backups, ensuring the optimal year-round operation of sewer systems.
4. Addressing Potential Tree Root Intrusions: Hydrojetting is effective in removing and preventing tree root intrusions into sewer lines, reducing the risk of disruptions during winter months.
Hydrojetting is crucial for Florida’s winter maintenance, addressing challenges like temperature-related clogs, storm debris, and tree root intrusions. Stay proactive in preserving your commercial properties sewer systems’ efficiency by contacting us today!
📍 North Andrews Avenue Extension
Pompano Beach, Florida 33069
📞 Call us at (954) 210-4100
📧Email us at Service@getgreenteam.com
For other inquiries email us:
Projects@getgreenteam.com
Backflow@getgreenteam.com
Vacservice@getgreenteam.com
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Hurricane Season 2024 Prediction Breaks 41-Year Record (msn.com) by Claremont Property Company.

Hurricane Season 2024 Prediction Breaks 41-Year Record (msn.com) by Claremont Property Company.

  • Posted: Apr 05, 2024
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Claremont Property Company is gearing up for a highly active hurricane season, and we urge everyone to take proactive measures.

Forecasts predict 23 named storms in 2024, including 11 hurricanes and 5 major hurricanes.

We strongly advise all property managers and HOA board members to explore enrollment in our priority response program.

For additional details, please reach out to me directly at Diana@cpc-tx.com.

 

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Proposals from Vendors for the yearly budgets, here are some of the things to consider

Proposals from Vendors for the yearly budgets, here are some of the things to consider

  • Posted: Apr 04, 2024
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As Board Members are asking for Proposals from Vendors for the yearly budgets, here are some of the things to consider.

BY ROYALE MANAGEMENT

Budgets take time for any Condo and HOA Community, each year many of the services paid for by these associations come under review at budget season. While its nice to think about cost savings we feel it is much more important to look at workmanship, licensing, scope of work and then Costs. SFPMA and our Members are here for every community, on our Directory finding everything from Services to the businesses that keep your operations up and running to the Legal Experts safely protecting Condo and HOA’s from disputes and Litigation.

Search our members directory, Find a Company Ask for and  Request an RFP – Request for Proposal for your buildings Budget.

 

HERE IS A LIST OF THINGS NO VENDOR CONTRACT SHOULD CONTAIN:

1) An automatic renewal clause. While it’s ok for an agreement to continue on a month to month basis it’s wrong to saddle future board with an obligation to track and cancel an agreement on a certain date or between certain dates to keep it from automatically being extended for an additional term.

2) A right of first refusal. This allows an existing vendor to match the price and terms of any new vendor proposal and thereby force the association to keep them. Most often an association gets proposals from new contractors because they are unhappy with more than the price and terms and giving a vendor a right to stay because they agree to match price and terms, does not solve the problem and can only lead to litigation.

3) Contracts with unnecessarily long terms. While a vendor that has upfront cost for things like equipment like a laundry vendor bringing in new equipment who needs to recover the equipment cost agreement terms should be kept as short as possible. Five years might be ok for the laundry contract but would not be for a landscaping contract in this case a one year term would long enough.

4) Cancellation only for “cause” clause. Proving cause only makes the lawyers richer and can be hard to do. The best solution is to build in a “cause free” ability to cancel with a 30-day notice.

 


 

Royale Management Services, Inc

Phone: (954) 563-1269

Full-service, CAM (Community Association Management) licensed, residential property management company, specializing in management, consulting and accounting for Condominium Associations and Home Owners Associations.

According to firm president, Steven J Weil, PhD, EA, CAM,

“The expansion into Community Association and Home Owner’s Association management was a natural move after a number of our clients serving on condo boards asked for our help with their associations accounting, budgeting and management, due to increasing operating cost and sloppy accounting records maintained by their current bookkeepers and managers.”

Find us on Facebook: https://www.facebook.com/RMSCondo/

Learn more on our Website:  http://royalemanagement.com/

Find us on SFPMA Members Directory

 

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Commercial Fitness Products (CFP) is a local total solutions partner for  fitness equipment with offices throughout Florida.

Commercial Fitness Products (CFP) is a local total solutions partner for fitness equipment with offices throughout Florida.

  • Posted: Apr 04, 2024
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Commercial Fitness Products (CFP) is a local total solutions partner for fitness equipment with offices throughout Florida.

Commercial Fitness Products (CFP) is a local total solutions partner with offices throughout Florida. Although our name has products, CFP offers more than products. For over 30 years CFP has provided sales and after sale service. Our consultants guide our clients from conception to realization of their fitness amenity. Through room layout (2D and 3D), budgeting, logistics, and installation. Unlike most companies, our work does not stop there, CFP sales and service department are available to assist clients with maintenance service and consulting for future fitness equipment needs.

Below is a list of what CFP provide:

  • Equipment from the industry’s best brands
  • Complimentary Design Services – equipment selection, space utilization, traffic flow, ADA requirements, safety & functionality
  • Factory trained professional Service Techs
  • Preventative Maintenance Plans
  • Professional Delivery & Assembly Services
  • Logistics Department to coordinate Transportation
  • Trade-In & Trade-Up Allowances
  • Wide selection of Accessories & Maintenance Supplies
  • Rubber Flooring
  • Equipment Orientation

 

When you choose CFP, you choose quality products and local service.

Here are some Holiday Sales!

 

The matrix u1xe upright exercise bike features a 25.6 cm / 10.1″ touchscreen LCD display provides constant feedback, Race-inspired handles feature contoured elbow rests for comfort and enhanced ergonomics. Quick-zip pedal straps for easy adjustment.

 


TD250 Treadmill Desk – in stock for a limited time & limited quantities!

The World’s first Convertible Exercise to Work Station Treadmill
This treadmill is built for RUNNING and WALKING, and as a WALKING WORK DESK. Able to accommodate users up to 300lbs, the TD250 Treadmill Desk is truly the treadmill for everyone. From the beginner to advanced athlete, you will not find a better value in its class.


New Virtual Training Cycle

Can Change Your Fitness Center…For The Better!

 


Commercial Fitness Products

Our sales and service department are available to assist clients with maintenance service and consulting for future fitness equipment needs.

 

Our consultants guide our clients from conception to realization of their fitness amenity. Through room layout (2D and 3D), budgeting, logistics, and installation. Unlike most companies, our work does not stop there, CFP sales and service department are available to assist clients with maintenance service and consulting for future fitness equipment needs.

Commercial Fitness Products, a Florida based organization, has been serving the fitness needs of our customers nationwide for over 27 years. Our primary focus is Multi-Housing & Hospitality, as such, we stay current on the latest industry trends, and are able to share ideas on how we may equip or improve any community fitness center. We provide more than just equipment…our goal is to delight your residents & guests by providing them an exceptional fitness environment.

 Contact us:  954-747-5128

Website: http://www.commfitnessproducts.com/

 

 

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Mandatory Condominium & Cooperative Building Inspections and Non-Waivable Reserve Requirements | SENATE BILL 4-D

Mandatory Condominium & Cooperative Building Inspections and Non-Waivable Reserve Requirements | SENATE BILL 4-D

  • Posted: Mar 28, 2024
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Mandatory Condominium & Cooperative Building Inspections and Non-Waivable Reserve Requirements | SENATE BILL 4-D

brought to us by: REMBAUM’S ASSOCIATION ROUNDUP

We are getting so many calls from condo owners about inspections.  SFPMA thought why not re-post a great article about the inspections  what led up to this changes and what going forward are the requirements in Florida.  

With home insurers leaving Florida in droves, and following pressure from members of both political parties in the legislature to actually do something about it, in May 2022, the governor called a special legislative session to address the problem. A very real concern to the insurers is the effect of both time and inclement weather on Florida’s aging high-rise buildings. Until now, and for the most part, Florida law largely ignored these concerns. Enter Senate Bill 4-D (SB 4-D) which already became effective upon being signed into law by Governor DeSantis on May 26, 2022. This new piece of legislation addresses condominium and cooperative building inspections and reserve requirements (while this article primarily addresses these new laws in the context of condominium association application, they are equally applicable to cooperative associations).

By way of background, during the regular legislative session, there were several bills introduced in the Florida House of Representatives (House) and in the Florida Senate (Senate) addressing building safety issues, but none of them were passed into law due to the inability to match the language of the bills in both the House and the Senate which is a requirement for legislation to pass and go to the governor for consideration. As such, it was a little surprising to many observers that the legislature was able to approve SB 4-D in essentially a 48-hour window during the special session in May. The language used in SB 4-D was initially drafted into a proposed bill in November 2021. At that time, and during the most recent legislative session, input was provided by many industry professional groups including engineers, reserve study providers, and association attorneys. Many of these industry professionals indicated that there were challenges with some of the language and concepts being proposed in SB 4-D during session.

Notwithstanding these challenges, and in an effort to ensure some form of life safety legislation was passed this year, SB 4-D was unanimously approved in both the House and Senate and signed by the governor. A plain reading of this well intended, but in some instances not completely thought-out, legislation evidences these challenges. Some will say it is a good start that will need significant tweaking, which is expected during the 2023 Legislative Session. Others praise it, and yet others say it is an overreach of governmental authority, such as an inability to waive or reduce certain categories of reserves. You be the judge. We begin by examining the mandatory inspection and reserve requirements of SB 4-D.

I. MILESTONE INSPECTIONS: MANDATORY STRUCTURAL INSPECTIONS FOR CONDOMINIUM AND COOPERATIVE BUILDINGS. (§553.899, Fla. Stat.)

You will not find these new milestone inspection requirements in Chapters 718 or 719 of the Florida Statutes, but rather in Chapter 553, Florida Statutes, as cited above.

MILESTONE INSPECTIONS:

The term “milestone inspection” means a structural inspection of a building, including an inspection of load-bearing walls and the primary structural members and primary structural systems as those terms are defined in section 627.706, Florida Statutes, by a licensed architect or engineer authorized to practice in this state for the purposes of attesting to the life safety and adequacy of the structural components of the building and, to the extent reasonably possible, determining the general structural condition of the building as it affects the safety of such building, including a determination of any necessary maintenance, repair, or replacement of any structural component of the building. The purpose of such inspection is not to determine if the condition of an existing building is in compliance with the Florida Building Code or the fire safety code.

SUBSTANTIAL STRUCTURAL DETERIORATION:

The term “substantial structural deterioration” means substantial structural distress that negatively affects a building’s general structural condition and integrity. The term does not include surface imperfections such as cracks, distortion, sagging, deflections, misalignment, signs of leakage, or peeling of finishes unless the licensed engineer or architect performing the phase one or phase two inspection determines that such surface imperfections are a sign of substantial structural deterioration.

MILESTONE INSPECTIONS FOR BUILDINGS THREE STORIES OR MORE IN HEIGHT:

A condominium association under chapter 718 and a cooperative association under chapter 719 must have a milestone inspection performed for each building that is three stories or more in height by December 31 of the year in which the building reaches 30 years of age, based on the date the certificate of occupancy for the building was issued, and every 10 years thereafter.

WITHIN THREE MILES OF COASTLINE:

If the building is three or more stories in height and is located within three miles of a coastline, the condominium association or cooperative association must have a milestone inspection performed by December 31 of the year in which the building reaches 25 years of age, based on the date the certificate of occupancy for the building was issued, and every 10 years thereafter.

The condominium association or cooperative association must arrange for the milestone inspection to be performed and is responsible for ensuring compliance.

The condominium association or cooperative association is responsible for all costs associated with the inspection.

IF THE CERTIFICATE OF OCCUPANCY WAS ISSUED BEFORE JULY 1, 1992:

If a milestone inspection is required under this statute and the building’s certificate of occupancy was issued on or before July 1, 1992, the building’s initial milestone inspection must be performed before December 31, 2024. If the date of issuance for the certificate of occupancy is not available, the date of issuance of the building’s certificate of occupancy shall be the date of occupancy evidenced in any record of the local building official.

Upon determining that a building must have a milestone inspection, the local enforcement agency must provide written notice of such required inspection to the condominium association or cooperative association by certified mail, return receipt requested.

Within 180 days after receiving the written notice the condominium association or cooperative association must complete phase one of the milestone inspection. For purposes of this section, completion of phase one of the milestone inspection means the licensed engineer or architect who performed the phase one inspection submitted the inspection report by e-mail, United States Postal Service, or commercial delivery service to the local enforcement agency.

A MILESTONE INSPECTION CONSISTS OF TWO PHASES:

    (a) PHASE 1: For phase one of the milestone inspection, a licensed architect or engineer authorized to practice in this state must perform a visual examination of habitable and non-habitable areas of a building, including the major structural components of a building, and provide a qualitative assessment of the structural conditions of the building. If the architect or engineer finds no signs of substantial structural deterioration to any building components under visual examination, phase two of the inspection (discussed below) is not required. An architect or engineer who completes a phase one milestone inspection shall prepare and submit an inspection report.

    (b) PHASE 2: A phase two of the milestone inspection must be performed if any substantial structural deterioration is identified during phase one. A phase two inspection may involve destructive or nondestructive testing at the inspector’s direction. The inspection may be as extensive or as limited as necessary to fully assess areas of structural distress in order to confirm that the building is structurally sound and safe for its intended use and to recommend a program for fully assessing and repairing distressed and damaged portions of the building. When determining testing locations, the inspector must give preference to locations that are the least disruptive and most easily repairable while still being representative of the structure. An inspector who completes a phase two milestone inspection must prepare and submit an inspection report.

POST-MILESTONE INSPECTION REQUIREMENTS:

Upon completion of a phase one or phase two milestone inspection, the architect or engineer who performed the inspection must submit a sealed copy of the inspection report with a separate summary of, at minimum, the material findings and recommendations in the inspection report to the condominium association or cooperative association, and to the building official of the local government which has jurisdiction. The inspection report must, at a minimum, meet all of the following criteria:

(a) Bear the seal and signature, or the electronic signature, of the licensed engineer or architect who performed the inspection.

(b) Indicate the manner and type of inspection forming the basis for the inspection report.

(c) Identify any substantial structural deterioration within a reasonable professional probability based on the scope of the inspection, describe the extent of such deterioration, and identify any recommended repairs for such deterioration.

(d) State whether unsafe or dangerous conditions, as those terms are defined in the Florida Building Code, were observed

(e) Recommend any remedial or preventive repair for any items that are damaged but are not substantial structural deterioration

(f) Identify and describe any items requiring further inspection.

LOCAL GOVERNMENT ENFORCEMENT:

A local enforcement agency may prescribe time lines and penalties with respect to compliance with the milestone inspection requirements.

A board of county commissioners may adopt an ordinance requiring that a condominium or cooperative association schedule or commence repairs for substantial structural deterioration within a specified time frame after the local enforcement agency receives a phase two inspection report; however, such repairs must be commenced within 365 days after receiving such report. If an association fails to submit proof to the local enforcement agency that repairs have been scheduled or have commenced for substantial structural deterioration identified in a phase two inspection report within the required time frame, the local enforcement agency must review and determine if the building is unsafe for human occupancy.

BOARD’S DUTY AFTER OBTAINING THE MILESTONE REPORT:

Upon completion of a phase one or phase two milestone inspection and receipt of the inspector-prepared summary of the inspection report from the architect or engineer who performed the inspection, the association must distribute a copy of the inspector-prepared summary of the inspection report to each unit owner, regardless of the findings or recommendations in the report, by United States mail or personal delivery and by electronic transmission to unit owners who previously consented to receive notice by electronic transmission; must post a copy of the inspector-prepared summary in a conspicuous place on the condominium or cooperative property; and must publish the full report and inspector-prepared summary on the association’s website, if the association is required to have a website.

WHO PAYS FOR THE MILESTONE INSPECTION:

Pursuant to section 718.112, Florida Statutes, if an association is required to have a milestone inspection performed, the association must arrange for the milestone inspection to be performed and is responsible for ensuring compliance with all of the requirements thereof. The association is responsible for all costs associated with the inspection.

FAILURE TO OBTAIN THE MILESTONE INSPECTION:

If the officers or directors of an association willfully and knowingly fail to have a milestone inspection performed pursuant to section 553.899, Florida Statutes, such failure is a breach of the officers’ and directors’ fiduciary relationship to the unit owners.

MANAGER’S DUTY:

If a community association manager or a community association management firm has a contract with a community association that has a building on the association’s property that is subject to milestone inspection, the community association manager or the community association management firm must comply with the requirements of performing such inspection as directed by the board.

EXEMPTIONS:

For clarity, the otherwise required milestone inspection does not apply to a single family, two-family, or three-family dwelling with three or fewer habitable stories above ground.

FLORIDA BUILDING COMMISSION REQUIREMENTS:

The Florida Building Commission must review the milestone inspection requirements and make recommendations, if any, to the legislature to ensure inspections are sufficient to determine the structural integrity of a building. The commission must provide a written report of any recommendations to the Governor, the President of the Senate, and the Speaker of the House of Representatives by December 31, 2022.

The Florida Building Commission must consult with the State Fire Marshal to provide recommendations to the legislature for the adoption of comprehensive structural and life safety standards for maintaining and inspecting all types of buildings and structures in this state that are three stories or more in height. The commission must provide a written report of its recommendations to the Governor, the President of the Senate and the Speaker of the House of Representatives by December 31, 2023.

II.    STRUCTURAL INTEGRITY RESERVE STUDIES AND MANDATORY RESERVES:

The reserve legislation set out in section 718.112 (f)(2)(a), Florida Statutes, is, for all intents and purposes, re-written. Prior to examining these most recent revisions, it is necessary to first examine the definitions set out in section 718.103, Florida Statutes, where a brand new term is added as follows:

Structural integrity reserve study means a study of the reserve funds required for future major repairs and replacement of the common areas based on a visual inspection of the common areas applicable to all condominiums and cooperative buildings 3 stories or higher.

Hereafter, the structural integrity reserve study is referred to as “SIRS”. Now we can turn our attention to the requirements of the SIRS as set out in section 718.112 (f)(2)(a), Florida Statutes

THE STRUCTURAL INTEGRITY RESERVE STUDY (required for all condominium and cooperative buildings three stories or higher regardless of date of certificate of occupancy):

An association must have a SIRS completed at least every 10 years after the condominium’s creation for each building on the condominium property that is three stories or higher in height which includes, at a minimum, a study of the following items as related to the structural integrity and safety of the building:

a. Roof
b. Load-bearing walls or other primary structural members
c. Floor
d. Foundation
e. Fireproofing and fire protection systems
f.  Plumbing
g. Electrical systems
h. Waterproofing and exterior painting
i.  Windows
j. Any other item that has a deferred maintenance expense or replacement cost that exceeds $10,000 and the failure to replace or maintain such item negatively affects the items listed in subparagraphs a.-i., as determined by the licensed engineer or architect performing the visual inspection portion of the structural integrity reserve study.

The SIRS may be performed by any person qualified to perform such study. However, the visual inspection portion of the structural integrity reserve study MUST be performed by an engineer licensed under chapter 471 or an architect licensed under chapter 481.

As further set out in the legislation, at a minimum, “a structural integrity reserve study must identify the common areas being visually inspected, state the estimated remaining useful life and the estimated replacement cost or deferred maintenance expense of the common areas being visually inspected, and provide a recommended annual reserve amount that achieves the estimated replacement cost or deferred maintenance expense of each common area being visually inspected by the end of the estimated remaining useful life of each common area.”

The amount to be reserved for an item is determined by the association’s most recent structural integrity reserve study that must be completed by December 31, 2024. If the amount to be reserved for an item is not in the association’s initial or most recent structural integrity reserve study or the association has not completed a structural integrity reserve study, the amount must be computed using a formula based upon estimated remain useful life and estimated replacement cost or deferred maintenance expense of each reserve item.

If the condominium building is less than three stories then the legislation provides that, “in addition to annual operating expenses, the budget must include reserve accounts for capital expenditures and deferred maintenance. These accounts must include, but are not limited to, roof replacement, building painting, and pavement resurfacing, regardless of the amount of deferred maintenance expense or replacement cost, and any other item that has a deferred maintenance expense or replacement cost that exceeds $10,000.”

The association may adjust replacement reserve assessments annually to take into account any changes in estimates or extension of the useful life of a reserve item caused by deferred maintenance.

If an association fails to complete a SIRS, such failure is a breach of an officer’s and director’s fiduciary relationship to the unit owners.

NON-WAIVABLE AND WAIVABLE RESERVES IN THE UNIT OWNER CONTROLLED ASSOCIATION:

As to the SIRS, the legislation is patently clear that unit owners may not vote for no reserves or lesser reserves for items set forth SIRS report. There is on-going debate amongst attorneys in regard to whether a condominium under three stories can waive or reduce reserves for any of the reserve items required to be in the SIRS that are included in the under three story condominium reserve, for example, roof and painting (For those interested, examine lines 1029 to 1033 and 1050 to 1071 in SB 4-D).

MANDATORY RESERVES IN THE DEVELOPER CONTROLLED ASSOCIATION:

Before turnover of control of an association by a developer to unit owners other than a developer pursuant to section 718.301, Florida Statutes, the developer-controlled association may not vote to waive the reserves or reduce the funding of the reserves (Previously, a developer could fully waive all reserves for the first two years, meaning this is a monumental change).

PRE-TURNOVER DEVELOPER DUTY:

Before a developer turns over control of an association to unit owners other than the developer, the developer must have a SIRS completed for each building on the condominium property that is three stories or higher in height.

III.    OFFICIAL RECORDS:

Official records of the condominium and cooperative association include structural integrity reserve studies, financial reports of the association or condominium, and a copy of the inspection reports and any other inspection report relating to a structural or life safety inspection of condominium or cooperative property.

In addition to the right to inspect and copy the declaration, bylaws and rules renters have the right to inspect the milestone inspection report and structural integrity reserve study inspection reports as well.

Structural integrity reserve studies must be maintained for at least 15 years after the study is completed. In addition, inspection reports report and any other inspection report relating to a structural or life safety inspection of condominium property must be maintained for 15 years after receipt of such report.

IV.    ASSOCIATION WEBSITES:

In addition to other positing requirements, the inspection reports described above and any other inspection report relating to a structural or life safety inspection of condominium property and the association’s most recent structural integrity reserve study must be posted to the website.

V.    JURISDICTION OF DIVISION OF CONDOMINIUMS, TIMESHARES, AND MOBILE HOMES:

Pre-turnover, the Division of Florida Condominiums, Timeshares, and Mobile Homes (Division) may enforce and ensure compliance with rules relating to the development, construction, sale, lease, ownership, operation, and management of residential condominium units, and complaints related to the procedural completion of milestone inspections. After turnover has occurred, the Division has jurisdiction to investigate complaints related only to financial issues, elections, and the maintenance of and unit owner access to association records, and the procedural completion of structural integrity reserve studies.

VI. NEW REPORTING REQUIREMENTS FOR ALL CONDOMINIUM AND COOPERATIVE ASSOCIATIONS:

On or before January 1, 2023, condominium associations existing on or before July 1, 2022, must provide the following information to the Division in writing, by e-mail, United States Postal Service, commercial delivery service, or hand delivery, at a physical address or e-mail address provided by the division and on a form posted on the division’s website:

    1. The number of buildings on the condominium property that are three stories or higher in height.
    2. The total number of units in all such buildings.
    3. The addresses of all such buildings.
    4. The counties in which all such buildings are located.

An association must provide an update in writing to the division if there are any changes to the information in the list within six months after the change.

VII.    APPLICABLE TO ALL SELLERS OF UNITS:

As a part of the sales process, the seller of a condominium or cooperative unit and developers must provide to potential purchasers a copy of the inspector-prepared summary of the milestone inspection report and a copy of the association’s most recent structural integrity reserve study or a statement that the association has not completed a structural integrity reserve study.

VIII.    GLITCHES:

As with any new legislation of such a substantial nature, there often follow in subsequent years what are referred to as “glitch bills” which help provide additional clarity, remove ambiguity, and fix unintended errors. To name a few: (i) the term “common areas” is used in the legislation when in fact the correct term is “common element;” (ii) clarity needs to be provided regarding whether reserve items that are required to be in SIRS, but show up in the under three story reserves, such as paint and paving, can be waived or reduced by the membership; and (iii) for those buildings that are within three miles of the coastline, additional clarity could be provided to provide better guidance as to how to perform the measurement.

 

 

 

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HOA Parking Lot Flooded over the weekend?  Now is the time to give  Allstate Resource Management a call!

HOA Parking Lot Flooded over the weekend? Now is the time to give Allstate Resource Management a call!

  • Posted: Mar 27, 2024
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HOA Parking Lot Flooded over the weekend?

 

Now is the time to give

Allstate Resource Management a call!

Our schedule is filling up fast for storm drain cleanings, the rain that occurred this past weekend was a preview of what this summer will look like for your HOA community.

Contact us to talk to a Stormwater Specialist today!

Contact us at 954-382-9766 or info@allstatemanagement.com

Allstate Resource Management | 6900 S.W. 21st Court, Bldg. 9Davie, FL 33404
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ROUTINE INSPECTON IS THE FOUNDATION UPON WHICH ALL GREAT MAINTENANCE PLANS ARE BUILT.

ROUTINE INSPECTON IS THE FOUNDATION UPON WHICH ALL GREAT MAINTENANCE PLANS ARE BUILT.

  • Posted: Mar 27, 2024
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Managers here is a maintenance checklist to get the ball rolling? We’ve created just the one to help you identify problem areas before they reach critical status.

Preventive Maintenance is Key, A good manager should get out of the Office and walk the property, get your hands dirty, take action on any problem or the start of a problem you see. This way you will not have a major problem later.

SRI Consultants has come up with a great checklist for you to use. DL it below.

Sign up for your FREE 3-page property maintenance checklist now http://ow.ly/M7YV50IITeO
And make sure to reach out when you require detailed inspections and repair recommendations by a licensed engineer (Hint: 30-40-50-year surveys). We look forward to your call!

Ask our AI about 4D

Do you have questions about Florida’s building safety legislation, Senate Bill 4D? Just enter your query in the textbox  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.

AI gets smarter with every Q&A asked.  it will take time to have every query become available. Try it out. 

This AI tool is experimental and provides no warranties regarding the accuracy of its results. Use at your own risk.
Contact SRI Consultants at office@sriconsultants.net or call (561) 372-1290

 

 

 

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Top 7 Reasons to Introduce Lake and Pond Aeration by SOLitude

Top 7 Reasons to Introduce Lake and Pond Aeration by SOLitude

  • Posted: Mar 27, 2024
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Top 7 Reasons to Introduce Lake and Pond Aeration

underwater-aeration submersed diffused aerationPond aeration is the simple, yet effective, process of increasing oxygen levels in a pond and can not only greatly enhance the aesthetic beauty of a pond, but can also improve the natural systems taking place beneath the water’s surface.

Aeration creates destratification of the water column, as lakes and ponds typically consist of stratified layers separated mainly by different temperatures and oxygen levels. Natural resource and environmental managers are often challenged by problems caused by lake and pond stratification.

 


 

hero image - fountains - scenic - bearon aquatics

Boost Oxygen Levels with Pond Fountains or Aerators

Through surface aeration with floating fountainssurface aerators, or bottom-diffused aeration, with a compressor pushing air through weighted diffusers, the main purpose of aeration is to increase and stabilize the amount of dissolved oxygen in the entire water column. Aeration systems can have a widespread effect on many different aspects of pond and lake health and can be operated by solar or windmill power if running electricity to your waterbody is not feasible.

 


 

Here are 7 Reasons to Add a Floating Fountain or Pond Aerator

  1. Aeration can help balance water quality, thus reducing water quality problems faced by lake and pond owners and helping “clean” the water of cloudiness and odors.
  2. Submersed aerators help circulate the water column, introducing oxygen throughout.
  3. Aeration helps reduce the amount of free-reactive phosphorus in a pond through oxidation.
  4. Floating fountain aerators are aesthetically pleasing, providing distinction and splendor.
  5. Aeration decreases mosquito activity by creating ripples and moving water.
  6. Aeration provides an oxygen-rich environment in the pond, promoting a healthy habitat for fish and other aquatic life.
  7. Aerators help reduce the overall accumulation of organic sediment on the bottom of the pond.

 


 

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Create Healthy, Beautiful Water with Fountains and Aerators

Implementing the use of an aeration system is a proactive, and cost-effective approach to controlling a variety of challenges when it comes to pond and lake management. Aeration can drastically improve the health of an aquatic ecosystem. With more balanced water quality, troublesome and hazardous issues like algae and aquatic weeds are less likely to develop.

If a healthy pond is a goal, then aeration is one of the first steps one should take toward achieving a beautiful and balanced ecosystem.


SOLitude Lake Management is a nationwide environmental firm committed to providing sustainable solutions that improve water quality, enhance beauty and preserve natural resources.

SOLitude’s team of aquatic scientists specializes in the development and execution of customized lake, stormwater pond, wetland and fisheries management programs. Services include water quality testing and restoration, algae and aquatic weed control, installation and maintenance of fountains and aeration systems, shoreline erosion control, muck and sediment removal and invasive species management. SOLitude partners with homeowners associations, golf courses, private landowners, businesses and municipalities. SOLitude Lake Management is part of Rentokil, a leading business services company, operating across the United States, Canada and Puerto Rico.

For more information, visit SOLitude Lake Management at solitudelakemanagement.com, and connect on FacebookLinkedIn and Twitter.

Contact SOLitude from their membership page on SFPMA Members Directory

 

Learn more by watching the Educational Video

Let’s Talk Fountains & Aeration: An Interview with Our Aeration Expert

March 21, 2023 11:00 am

We often talk about the importance of fountains and aeration, but what exactly is aeration and what does it do for lakes and ponds that makes it so vital? With…

WATCH RECORDING

 

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Maximizing the value and life cycle of a building requires continuously maintaining performance and improving energy efficiency Learn how Rimkus can help with your Building Inspections & Repair.

Maximizing the value and life cycle of a building requires continuously maintaining performance and improving energy efficiency Learn how Rimkus can help with your Building Inspections & Repair.

Building Envelope Services

Maximizing the value and life cycle of a building requires continuously maintaining performance and improving energy efficiency Learn how Rimkus can help with your Building Inspections & Repair.

From the design of new buildings to the construction materials and technologies used to repair and maintain existing structures, we are uniquely qualified to provide a full range of global building envelope consulting services to help prevent and eliminate problems.

Performance for the Life Cycle of Your Project

Committed to utilizing sustainable materials and methods as applicable, we proactively address performance issues to improve the way buildings are constructed and maintained.

 

View our building envelope services:

  • Building Envelope Assessments
  • Façade Inspections
  • Façade Restoration
  • Historic Preservation
  • Pavement Engineering
  • Roof Consulting
  • Waterproofing and Weatherproofing Assessments and Design

 

Building Envelope Assessments

The Rimkus Built Environment Solutions team can provide a complete assessment of a structure’s building envelope (façades, roofs, windows, balconies, walkways, parking areas, etc.) describing the condition of such and all items in need of repair. A recommended timeline and a projected construction cost will also be provided to assist the owner in projecting future budgets. For a full survey of all building components, Rimkus can increase the scope of the survey and provide a full Property Condition Assessment (PCA) including mechanical, electrical and plumbing systems, elevators, and interiors. Building envelope assessments and PCAs are typically provided with 5- or 10-year projections; however, they may be customized to the client’s needs. These reports can be utilized as a tool to help create capital expenditure budgets and establish maintenance schedules.

Contract Administration

Retaining Rimkus to handle your Contract Administration services on your roof construction projects will provide you with seasoned professionals who know how to control costs and long term outcomes. You will experience greatly improved transparency and accountability from your contractors and you will also be far more likely to maintain critical schedules, budgets, and deadlines on your projects. Rimkus achieves these benefits by maintaining a free flow of information between the Contractor and Owner. Our services also include payment certification and preparation of change orders for any additional work that may be encountered during the course of the project. We strive to protect our clients by confirming that the solutions you invest in meet all of your roofing and building portfolio needs. At Rimkus, you will find a level of personal attention on every project that is unmatched by any of our competitors. Trust in our veteran team, state-of-the-art technology, and our decades of experience in the industry. We offer:

  • Contract Administration
  • Schedule, budget, and deadline maintenance
  • Minimization of building occupant disruptions
  • Payment certification
  • Preparation of change orders
  • Review of shop drawings / material submissions

 

Diagnostic Testing

To properly assess the condition of your roof we need to determine its composition, quality, and moisture content. At Rimkus, we can accurately assess each of those factors with our Destructive and Non-Destructive Testing protocols. It is one of the steps taken during your Roof Condition Analysis and a necessary tool in projecting the life expectancy and long-term costs of your roof. We can also use the results to save you money by identifying problems before they become catastrophic. We strive to protect our clients by confirming that the solutions you invest in meet all of your roofing and building portfolio needs. At Rimkus, you will find a level of personal attention on every project that is unmatched by any of our competitors. You can place your trust in our veteran team, state-of-the-art technology, and our decades of experience in the industry.

We offer a variety of diagnostic testing methods:

  • Infrared thermography
  • Tramex moisture meter
  • Electrical Field Vector Mapping (EFVM)
  • Core cut testing
  • Delmhorst Probe

 

Façade Inspections

When façade elements fail, components could fall, thereby putting people and property at risk. As a response to this, many cities have passed façade ordinances to identify unsafe conditions, such as loose façade components or materials that may fall and cause damage to property or injury to pedestrians. At Rimkus, we provide professional building inspections supported by recommendations and design for proactive maintenance and repair programs. Façade inspections typically fall into one of the following categories:

  • Safe: Requires no attention
  • Safe with a Repair and Maintenance Program: Requires repairs or maintenance within a time period designated by the professional in order to prevent deterioration into an unsafe condition
  • Unsafe: Has no reliable means of structural support and is dangerous to persons or property. Requires prompt remedial action.

Conducting Inspections Inspection requirements range from visual inspection of street-facing façades by architects, engineers, or contractors, to “hands-on inspections” that require licensed engineers or architects to physically touch façade components for each elevation of the building along the entire height of each elevation. Typically, inspections are required for buildings over five stories, with inspection frequencies ranging from two to five years. Our experts are well versed in façade condition assessments and have the experience and knowledge needed to identify repair details as well as oversee the completion of the repairs on behalf of the property owner.

Façade Restoration

The appurtenances of a façade (balconies, fire escapes, etc.) often deteriorate faster than the façade itself and therefore require particular attention and, often, increased maintenance. Repairs to these elements should be addressed in a manner that will prolong the useful life of the appurtenance as well as the repairs performed. The Rimkus Building Envelope team can assist in all phases of façade restoration. We are well versed in façade restoration, with a long track record of success on projects varying from low-rise commercial and residential buildings to luxury high-rise towers. The façade, while best known for its aesthetic, also provides structural support for a building and vertical weatherproofing for its interior spaces. All three of these components should be analyzed during façade restoration. Performing a thorough analysis of the building’s façade prior to design, Rimkus provides a detailed list of findings and recommendations for immediate repairs as well as preventative maintenance to completely address façade functions. At Rimkus, we believe that the key to a successful façade restoration project often occurs before the contractor arrives on-site. A thorough and detailed pre-construction effort, including preliminary investigation, preparation of contract documents, bid process and review, pre-construction meeting(s), and review of all mock-ups and submittals, will often eliminate unnecessary costs and construction delays.

Historic Preservation

Rimkus has had the distinct pleasure of working on numerous historic and landmark structures, including both high-rise and low-rise office buildings as well as a number of ornate residential buildings. Exhaustive research, early coordination with all governing agencies, and involvement of qualified experienced professionals are all essential components in the preservation of these delicate historic structures. When analyzing and repairing the building envelope of historic structures a conservationist perspective is preferable, full-scale repair or replacement is not always best. Thorough documentation of existing conditions including sketches, photographs, and cataloging of deteriorated elements is imperative to the restoration process. The use of new technologies to eliminate unnecessary probes and demolition is advisable. By incorporating the use of laser scanning, Rimkus can achieve an unprecedented level of detail and accuracy during the design phase often without the need for hands-on visual inspections. In addition to providing thorough contract documents; these laser scans will allow for the creation of 3D models of decorative stone units for shop drawings and mold casting.

Leak Investigations

Rimkus offers a thorough approach to leak investigations, recognizing that a successful investigation requires pursuing all possible sources of water infiltration. With years of experience, Rimkus understands that there may be multiple factors contributing to a leak. Rimkus offers a range of services to assist in determining the source(s) of water infiltration, including hands-on and visual inspections, non-destructive testing techniques, and more traditional methods of probes and water tests. Our non-destructive testing techniques include the use of infrared imaging to identify thermal anomalies and moisture-compromised insulation, the use of roof and wall moisture scanners and moisture meters to perform impedance testing and identify the relative moisture content of the material, and electronic leak detection (electric field vector mapping) to identify the precise location of water infiltration.

Roof Condition Assessments

Rimkus recommends a roof condition assessment to better understand the life expectancy of a roof and to address an immediate concern. The result is a promptly delivered roof analysis outlining the strengths and weaknesses of the existing roof system. Our findings are put into a clear and legible report that includes photo evidence, illustrations, and a colored AutoCAD roof plan. We believe that a high level of clarity and transparency is crucial to help our clients make informed decisions. Many of our technicians are RCI Inc., RRC, and RRO certified. Our emergency leak responders can diagnose numerous problems on the spot and expedite the remediation strategy. Capital planning is also an important component that we provide as part this process. We believe it is important to provide our clients with a strategy for future investments and expenditures to meet both the short and long-term budget plans.

Waterproofing and Weatherproofing Assessments and Design

Rimkus assists in the evaluation of existing roofing/waterproofing systems, as well as the design and construction administration of the repair or replacement, of all roofing/waterproofing systems including:

  • Single Ply (Thermoset and Thermoplastic) Systems
  • Modified Bitumen Roof Systems
  • Fluid-Applied Liquid Membranes
  • Vegetative/Green Roofs
  • Balcony Waterproofing
  • Below-Grade and Sidewalk Vault Waterproofing

Similar to most aspects of construction one size, does not fit all with respect to roofing and waterproofing systems. Several factors determine the appropriate system for a particular building, including:

  • Building Code Regulations
  • Requirements of Owner’s Insurance Provider
  • Climate and Wind/Weather Exposure
  • Frequency and Type of Foot Traffic
  • Intended Use (of Roof Surface and Interior Space Below)
  • Mechanical Equipment and Exhaust Units
  • Overall Size
  • Roof Slope
  • Desired Life Expectancy
  • Owner’s Budget
  • Number of Penetrations
  • Roof Deck Composition

Several commonly overlooked processes can be established during the installation of a new roof that will help reduce the cost of future maintenance and extend the service life of the roof system:

Leak detection systems can be installed in most roof systems to use as a quality assurance tool and to allow for easy identification of future leaks. This is particularly important in roofs with an overburden (i.e., inverted roof systems and vegetative roofs). A custom-tailored roof inspection and maintenance schedule should be provided for the owner’s use in prolonging the useful life of the roof system and minimizing the risk of leaks resulting from roof damage.

General Contact Information

 


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Budget preparation time is upon us! We strongly encourage, that every year around this time, association managers and Boards review and ensure that your capital reserve study is accurate and up-to-date.

Budget preparation time is upon us! We strongly encourage, that every year around this time, association managers and Boards review and ensure that your capital reserve study is accurate and up-to-date.

Budget preparation time is upon us! We strongly encourage, that every year around this time, association managers and Boards review and ensure that your capital reserve study is accurate and up-to-date.

This is one of the most important decisions a board will make for the future of their association. It is an easy and effective way to ensure your community’s capital replacement items are being properly funded with minimal impact on the individual homeowners. 

With the recent update to the Capital Reserve Study Standards, the impact of inflation and supply chain issues over the past few years (in some cases resulting in costs as much as 50% higher for some typical components), it is even more critical to have an updated reserve study to ensure the financial health of your community.

To stay on track for a healthy financial future, it is recommended that your Reserve Study be updated every three (3) years.

The Falcon Group Capital Reserves team consists of 6 CAI Certified Reserve Specialists (RS) as well as a Professional Reserve Analyst (PRA) designation awarded by the Association of Professional Analysts.

Contact our Reserve Specialists today for a new or updated reserve study!

 

Contact Us:

Tampa Bay

1211 1st Avenue, N.
Suite 106
St. Petersburg, FL 33705

P (813) 438-3568

West Palm Beach

5651 Corporate Way
Suite 4
West Palm Beach, FL 33407

P (561) 290-0504

Miami

15405 NW 7th Avenue
Miami, FL 33169

P (305) 663-1970


Capital Reserve Study ( what is involved )

The primary purpose of a Reserve Study is to offer recommendations as to the amount of money a community, building or other organization should set aside on a yearly basis for the future replacement or major refurbishment of their commonly owned elements.

The Falcon Group believes that a properly funded capital reserve program is the right formula for keeping a community’s physical assets in prime condition while providing some key benefits to residents. We strongly recommend updating your Capital Reserve Study Every 3 years.

A regularly updated Reserve Study can provide the following benefits:

  • Maintaining and/or increasing property values by maintaining exterior appearances through timely repair or replacement of common elements.
  • Facilitating project efficiency and cost effectiveness, as well as, minimizing disruptions and unit owner inconvenience by allowing the association to secure contractors to complete an entire project during a finite and desired schedule.
  • Reducing the likelihood of member dissatisfaction associated with the passage of large or sudden assessments.

All of our Capital Reserve Studies are prepared under the direction of a Reserve Specialist (RS) and/or a Professional Reserve Analyst (PRA).

The Falcon Group has prepared over 3,500 Capital Reserve Studies. Each Capital Reserve Study we perform is a customized analysis, prepared in coordination with our Reserve Specialist (RS) and our client, and is based on a “real-world” methodology for each item in regards to:

  • Inspection

  • Evaluation for repair or replacement

  • Evaluation for anticipated “Useful Life”

  • Integrated into a repair or replacement plan and budget

 

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The South Florida Leader in Resource Management – Allstate Resource Management

The South Florida Leader in Resource Management – Allstate Resource Management

Allstate Resource Management, Inc.

The South Florida Leader in 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.

 

Allstate Resource Management, Inc. is conveniently located at:

6900 S.W. 21st Court
Building 9
Davie, FL 33317

Toll-Free: 800.270.6558
Local: 954.382.9766
Fax: 954.382.9770

Email: info@allstatemanagement.com

Our office hours are:

Monday through Friday from 6:30am to 4:00pm

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