Become a Member: JOIN SFPMA TODAY   LogIn / Register: LOGIN/REGISTER

SFPMA Industry Articles | news, legal updates, events & education! 

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

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

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

  • Posted: Feb 17, 2021
  • By:
  • Comments: Comments Off on Differentiating Class A, B, and C Office Space by SFPMA

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.

Search our Directory

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.

 

 

 

Tags: , ,
Problem with a Pipe?  call Me Ronnie-G “The Pipe Guy”

Problem with a Pipe?  call Me Ronnie-G “The Pipe Guy”

  • Posted: Jan 26, 2021
  • By:
  • Comments: Comments Off on Problem with a Pipe?  call Me Ronnie-G “The Pipe Guy”

Problem with a Pipe  call Me Ronnie-G “The Pipe Guy”

Call or Text Ron Giles at 561-602-8660 or email ronnieg@prspipe.com 

Pipe Restoration Solutions

 

#MiamiDade #Broward #PalmBeach #Monroe #Martin #PropertyManager #Sewer #CondoHOA #BoardPresident #Business #Industrial #Residential #PipeLining #CondoSpecialists #Assisted_Living_Facilities, #Hospitals #CAI_Southeast #CAI_Goldcoast #CAI #BOMA #NTHC #SFPMA #PCAM #LCAM #Realtor #Homeowner #SeHablaEspanol #CAI_Certified_Partner #USA_Lower48 #cipp #nodig #trenchlesstechnolo

Tags: , , ,
Is the water draining slowly in your kitchen sink? You probably have a blockage or clog somewhere in your drains. by PRS Ron Giles

Is the water draining slowly in your kitchen sink? You probably have a blockage or clog somewhere in your drains. by PRS Ron Giles

  • Posted: Nov 23, 2020
  • By:
  • Comments: Comments Off on Is the water draining slowly in your kitchen sink? You probably have a blockage or clog somewhere in your drains. by PRS Ron Giles

Is the water draining slowly in your kitchen sink? You probably have a blockage or clog somewhere in your drains.

by PRS,  contact  Ron Giles  for an appointment

Thankfully, we can quickly find and remove the problem and get your drains clear.

If you have a single-family rental property, we recommend having the drains serviced when a tenant moves out, especially if he or she has been there awhile. Cleaning drains early, before there is a problem, prevents disasters later.

Pipes are made to withstand tree roots and keep them out of your drains, but that doesn’t mean they can’t fade over time. Especially if they’re older. Older pipes often have joints that move to create a tiny gap that a tree root can grow into over time.

WATER SUPPLY-PIPING ISSUES?
We can clean and directly apply a semi-structural epoxy barrier coating to restore existing supply risers, chiller/HVAC lines and in some cases/places even fire-suppression systems. Unlike the past methods/processes that relied on pressurized air to force epoxy in and throughout a buildings piping (which rarely ever provided good results), Our process directly applies barrier coatings to each specific section of pipe and through micro-cameras, we continually monitor each applications thickness, consistency and cure. Hoses from the epoxy pump/milling machine are attached to the drive cable and brush head which allows epoxy to seep out of hallow bristles as it spins. The system is guided through the pipe while epoxy is being heated and applied thus providing a smooth seamless coating that cures within 2 hours. The picture below highlights one of our more recent projects in South Florida where we rehabilitated 100’s of feet of Vertical Water –supply piping in a high-rise Condominium.

  

Our process makes your OLD pipes NEW again! Call PRS today, 800-652-7604

 

Tags: ,
WHAT NOT TO PUT DOWN YOUR GARBAGE DISPOSALS by Ron Giles of PRS

WHAT NOT TO PUT DOWN YOUR GARBAGE DISPOSALS by Ron Giles of PRS

  • Posted: Jun 17, 2020
  • By:
  • Comments: Comments Off on WHAT NOT TO PUT DOWN YOUR GARBAGE DISPOSALS by Ron Giles of PRS

WHAT NOT TO PUT DOWN YOUR GARBAGE DISPOSALS

by Ron Giles of PRS

After many uses, garbage disposal blades need sharping. Just a hand full of ice can do the job. Another tip is put the drain plug in the garbage disposal. Fill the kitchen sink full of water. Turn on the garbage disposal and pull the plug.

 

1. Grease or oil. Just because it is out of sight does not mean the garbage disposal “disposed” of it. Usually, it solidifies and begins to build up in your pipes. Not good.
2. Vegetable peels. You might get away with it from time to time, but odds are, eventually this one will catch up with you–and leave you a soupy backfilled mess in your sink. Garbage disposals do not do too many peels–they’ll spit them up like an unhappy infant.
3. Egg shells. Believe or not, the membrane on the inside of the egg can wrap around the blades and wreak havoc. Better just to compost them.
4. Coffee Grounds. These seem like they go down fine, but over time, the little grounds build up like sediment in the pipes, causing all sorts of trouble.
5. Pits or seeds. Think: peach pits, avocado pits, cherries, etc. I am sure this one goes without mentioning, but it will basically rattle around in there like a pinball of destruction.
6. Bones. I know, again, duh.
7. Anything in bulk. Feed your disposal small meals, let it grind it up, then add more.
8. Garbage. Think: cigarette butts or paper. It is not really designed for those sorts of things and will get testy.
9. Rice and pasta. I did not know this. Basically, every time you turn the water on, the pasta and rice will continue to expand–even after your supposedly ground it up.
10. Stringy veggies. Think: celery, artichokes, carrots, corn husks, or even some types of lettuce. The stringy parts can wrap around the blades, causing resistance on the blades.
11. Potato Peels. These suckers can cause a soupy mess in your disposal down the road—even if you think you can get away with dumping them down the drain from time to time. The same goes for other starchy vegetables and beans.
12. Harsh Chemicals. Do not mistake your kitchen sink for a chemistry laboratory. The grinding components of most garbage disposals are made of galvanized steel which can corrode when contacted with strong chemicals like bleaching powder and such cleaning agents.
13. Onion Skins. The onion skin can get caught in the blades, but the worst thing is the will cause clogs down the pipes.
14. Pumpkins. Anyone who carved a pumpkin for Halloween knows how sticky they are. When thrown down a garbage disposal though they are juicy and slimy they will stick on to the grinding blades and form a clog. The only way to get rid of a pumpkin clog is by dismantling the pipes and cleaning it.
15. Corn Husk. Corn husks are some of the most fibrous items you can find in a kitchen. They are extremely difficult to grind and should never ever end up in a disposal.
16. Seafood. While you may feel confident that seafood like shrimp can be disposed of safely in a garbage disposal that’s not the case. Instead of going down the pipes they will form a white little ball that will clog the disposal. No matter what magical remedies you try dismantling the pipes is the only option that will work.

 

 

 

Tags: , , ,
Most people do not give much thought to their pipes – until they stop working by Ronnie Giles of PRS

Most people do not give much thought to their pipes – until they stop working by Ronnie Giles of PRS

  • Posted: Jun 04, 2020
  • By:
  • Comments: Comments Off on Most people do not give much thought to their pipes – until they stop working by Ronnie Giles of PRS

 

Ronnie Giles 561-602-8660

Sr. Account Manager Florida East Coast

CAI Business Partner Certified

#CGC 1517755 / #CFC 1429221

PRS_FinalFiles

Tags: , , , ,
Know the Rules of Restroom Renovations

Know the Rules of Restroom Renovations

  • Posted: Dec 09, 2019
  • By:
  • Comments: Comments Off on Know the Rules of Restroom Renovations

Know the Rules of Restroom Renovations

by Steven C Fraser, Esq. Fraser Lawyers

An area that gets a lot of foot traffic in any building, and one which everyone eventually will see and use, the restroom is a critical component of all commercial and industrial buildings. Typically thought of as only a functional space, the restroom has been transformed both by increased regulatory requirements for businesses (e.g., OSHA, ADA compliance, etc.) and by a shift to create more comfortable, inviting spaces for occupants.

These shifts put unique pressures on managers of aging buildings that may have fallen behind the curve on restroom design, aesthetics and function.

 

An area that gets a lot of foot traffic in any building, and one which everyone eventually will see and use, the restroom is a critical component of all commercial and industrial buildings. Typically thought of as only a functional space, the restroom has been transformed both by increased regulatory requirements for businesses (e.g., OSHA, ADA compliance, etc.) and by a shift to create more comfortable, inviting spaces for occupants.

These shifts put unique pressures on managers of aging buildings that may have fallen behind the curve on restroom design, aesthetics and function.

 

Norman Chapman facilities supervisor at Petigru Commercial Properties in Columbia, South Carolina., manages about 22 different properties, most of which were built anywhere from 25-30 years ago. He says that most of the buildings’ restrooms are located within tenants’ suites, which means the tenants are responsible for the upkeep and cleaning of those rooms. “We also have some common bathrooms,” says Chapman, “all of which are updated and modern.”

For example, most of Petigru’s properties feature restrooms that have wood frame cabinetry, decorative table legs, granite countertops, aged-bronze fixtures, high-end lighting and bold color schemes. Situated in a region that has a rich history.

Knowing that workers are more satisfied when it’s clear their employers care about them, Chapman says Petigru puts extra effort into keeping its restrooms fresh and updated, regardless of the building’s age. “Bathrooms are as important as the common hallways in a multi-tenant building, so we really try to keep up with the times and have them look nice,” says Chapman, “all in the name of attracting tenants that want a comfortable, functional space for their employees.”

 

OSHA’s Restroom Requirements for Businesses

When adding new facilities or renovating existing restrooms in an older building, there are some important regulatory requirements to keep in mind. In regulating the availability of and workers’ access to restroom facilities, the Occupational Safety and Health Administration (OSHA) has specific rules that must be followed. OSHA’s documentation is extremely detailed and complex, but at a basic level the Society for Human Resource Management (SHRM) highlights these requirements:

  • Toilet facilities must be available at every worksite.
  • Companies with 15 or fewer employees are required to offer only one unisex bathroom and toilet with a locking door.
  • For larger companies, the requirements are:
  • Two toilets for 16 to 35 employees
  • Three toilets for 36 to 55 employees
  • Four toilets for 56 to 80 employees
  • Five toilets for 81 to 110 employees
  • Six toilets for 111 to 150 employees and
  • One additional toilet for every 40 employees over 150.
  • Employers must provide gender-segregated facilities for coed workforces over 15 employees, with bathrooms designated as being for male or female use (unless they can be occupied by no more than one person and can be locked from the inside).
  • Each toilet must be in a separate compartment, with a door, and must be separated from the next by partitions sufficiently high to ensure privacy.
  • Hand-washing facilities must be provided and maintained in a sanitary condition. All restrooms must have running water, soap and either hand towels or air-dryers.

 

ADA Compliance Counts

An important consideration for all businesses and public spaces today, the Americans with Disabilities Act (ADA) has strict rules in place concerning the construction and renovation of restroom facilities. If you’re running an older building where the restroom facilities haven’t been recently updated, then you may need to revisit your restrooms to make sure they are up to code.

The complete ADA guidelines are available here. According to Buildings, the basic ADA guidelines that facilities managers should keep in mind for single-user restrooms are:

  • There must be 30” X 48” access to the sink (in other words, the door can’t swing into this rectangle).
  • The measurement starts from the point where users have 9” vertical clearance for their feet and 27” vertical clearance for their knees.
  • The center line of the toilet must be between 16” to 18” from the side wall.
  • To allow a wheelchair to turn, there must be a clear circle of at least 60 inches around the side wall and 56 inches from the rear wall.
  • The toilet seat height must be 17-19 inches.

 

According to Chapman, it’s important to factor both OHSA and ADA requirements into a restroom renovation in an older building, with the latter posing some of the bigger challenges for a upgrading an existing space. “You need at least one ADA stall (depending on how many tenants are on a floor of the building) in every bathroom, and that can take up some extra room,” he explains. This sometimes requires re-thinking how space is used, and whether or not the restroom redesign will require borrowing space from other private areas of the building. In a case like that, the restroom renovation project will require planning and timing around lease agreements as well.

 

Improving Comfort Levels

All older buildings will eventually have to go through some type of restroom renovation project. Whether the purpose is modernization, comfort, functionality, compliance or a combination of all four, this is a facility area that requires ongoing attention and commitment.

Not only do restroom renovations help keep occupants comfortable, but they can also enhance property value, improve employee morale, and help establish your company as one that cares about its employees, customers, and business partners.

The information provided on this page does not, and is not intended to, constitute legal advice; instead, all information, content, and materials available on this site are for general informational purposes only.

 

STEVEN C. FRASER, P.A

(877) 862-7188

221 W Hallandale Beach Blvd
Hallandale Beach, Florida 33009
(877) 862-7188
sfraser@fraserlawfl.com

 

 

Tags: ,
Before Storms hit Florida, Building Owners and Managers should have their Storm Drains cleaned.

Before Storms hit Florida, Building Owners and Managers should have their Storm Drains cleaned.

Before Storms hit Florida, Building Owners and Managers should have their Storm Drains cleaned

 

Clearing this helps with parking lot, loading docks and your building flooding and causing damage to your properties.

Generally speaking, you’re usually responsible for drains inside the boundaries of your property, while the sewerage company is responsible for lateral drains, which are outside of property boundaries, and sewers.

How to Maintain a Drainage System, find member companies on SFPMA 

  • Allow rain to help settle the loose soil before working the field
  • Driving directly on the tiles can crush the pipe and ruin the tile. Straddle the pavers instead for the first year.
  • Back-fill the open trenches carefully, so as not to damage the pipe
  • Clean up unused pieces of pipe and do not use the open trench for garbage disposal
  • Do not work the land if wet or moist with excess water
  • Rotate the location of cattle hay feeders
  • Clean drainage boxes once a month if present. Drainage boxes trap sediments

 

 

From Pipe Repairs to Cleaning of your storm Drains. You can find members of sfpma.com ready to help!

 

https://sfpma.com/listings/storm-drain-cleaning-repair/

 

 

Tags: , , ,
Before You Dig Call Ronnie-G The Pipe Guy at PRS-Pipe Restoration Solutions Phone Number 561-602-8660

Before You Dig Call Ronnie-G The Pipe Guy at PRS-Pipe Restoration Solutions Phone Number 561-602-8660

Before You Dig Call Ronnie-G The Pipe Guy at PRS-Pipe Restoration Solutions

Phone Number 561-602-8660

Our business philosophy is simple: We want to First, listen to your need. Second, identify the best solution and Third, deliver the highest quality end-result, all while giving you a great customer experience. PRS is a State of Florida Certified Plumbing Contractor that specializes in full pipe restoration. Whether it be sanitary sewer or storm, potable water, fire suppression or HVAC chiller lines, our goal is to provide solutions to the failing piping infrastructure utilizing the latest plumbing and trenchless technology available. We also carry a State of Florida Class “A” General Contractor’s license which sets us apart.

Members of SFPMA  Take a look at our Membership Listing  

 

Pipe Restoration Solutions

561-602-8660

Pipe Inspection, Pipe Cleaning, Pipe Lining and Pipe Replacement Company

 

When PRS looks at a project we want to ensure we are putting the “right” solution to the problem at hand.  Every project has its unique needs based on overall job scope, site conditions, project timeframes and difficulty level. At Pipe Restoration Solutions, we have found that when high-quality material and creativity comes together something special happens… Projects are completed with excellence and above expectation; Long term relationships are built; Problems are permanently solved.
Our business philosophy is simple: We want to First, listen to your need. Second, identify the best solution and Third, deliver the highest quality end-result, all while giving you a great customer experience.
Tags: , , ,
Have your Storm Drains Cleaned is a must before the Storm Season brings it full force!

Have your Storm Drains Cleaned is a must before the Storm Season brings it full force!

Have your Storm Drains Cleaned is a must before the Storm Season brings it full force!

Storm drains in Miami after several days of rain and it’s become apparent why they weren’t working properly. Check out all that debris, dirt and rocks

Brothers Backflow are members of sfpma –  https://sfpma.com/listing/brothers-backflow-specialists/

BROTHERS BACKFLOW SPECIALISTS

Broward: Ph. 954.382.2099 | Dade: Ph. 305.267.3992

Brothers Backflow Specialists is state licensed and insured in the plumbing and gas industry. Our technicians specialize in plumbing, backflows, propane, natural gas, medical gas and water restoration including everything from installing gas lines, testing backflows and repairing broken plumbing pipes. We provide services for commercial, residential, industrial & farm properties from Monroe to West Palm Beach County as well as backflow services in Orlando, Florida. Brothers Backflow Specialists is here to serve you 24 hours a day / 7 days a week and no job is too big or too small.

 

 

Tags: , , ,
Some potential sources of leaks that owners need to be aware of…

Some potential sources of leaks that owners need to be aware of…

If you begin to notice consistent, elevated monthly charges without any changes in household showering, dishwashing or laundry habits, there may be a cause for concern.

Below are some potential sources of leaks that homeowners need to be aware of to ensure they are not being unnecessarily charged for excessive water usage within their homes.

Toilet Leak(s). Regardless of how nominal, a leaking toilet can significantly increase your water bill on a monthly basis. In fact, a continuously filling toilet can waste up to 200 gallons of water in a day! Check for toilet leaks by listening for running water after a toilet is done flushing and filling. To visibly check for small leaks, place food coloring into the water tank and if the coloring appears in your toilet water, you have a leak that requires attention.

Continue reading

Tags: ,
What you can’t see is often more important than what you can.

What you can’t see is often more important than what you can.

When talking about people we often say it’s what is on the inside that counts, well the same can be said for condominiums. What you can’t see is often more important than what you can.

Many associations came about when developers converted apartment buildings into condos. Others in south Florida are just getting old and while it might not always be obvious on the outside a look inside the walls, under the slab or in the elevator equipment room will give you a better picture of the problems that lurk beneath the surface. All of these things have useful life’s and tend to wear out over time.

Continue reading

Tags: ,