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SOLitude Lake Management Winter Tip for Pond & Marina Owners

SOLitude Lake Management Winter Tip for Pond & Marina Owners

SOLitude Lake Management Winter Tip for Pond & Marina Owners

 

Notice how some areas stay ice-free while everything else is frozen? That’s the power of proper de-icing.

By circulating warmer water from below the surface, a de-icer helps prevent ice from forming around docks, boats, and equipment—protecting your investment and keeping your waterbody healthy through the coldest months.

Even in winter, balanced water is active water. 💧

https://hubs.ly/Q03Q-fhx0

 

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“Why does our HOA need a lake management company?”

“Why does our HOA need a lake management company?”

 
 
Sometimes, aquatic management is viewed as a frivolous or unnecessary expense for a community. “My lake looks fine, why should I pay to have someone take care of it?” 
 
Most people that live on lakes also see them differently than someone who maintains them. The difference is homeowners tend to look “at” the water, where as waterway managers look “in” the water. Too often people put off lake maintenance until they see a problem and weed populations have already become established. 
 
As a property owner or property manager, it’s valuable to have a company that will respond to these unexpected outbreaks. Every lake matures differently, and it takes a combination of experience and expertise to maintain a healthy balance as changes occur. 
 
Allstate Resource Management’s staff is always there to answer your questions and works to ensure excellent results in any lake management situation. 
 
Contact us today on how we can help your community lake!
Direct: 954-382-9766
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Happy Holidays & A Joyful New Year from the SOLitude Family

Happy Holidays & A Joyful New Year from the SOLitude Family

  • Posted: Dec 18, 2025
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Happy Holidays & A Joyful New Year

As 2025 wraps up, we want to thank you for joining us in our mission to protect freshwater resources.

We know this past year was difficult for many, but we hope you were able to create memorable experiences on and around your waterbody despite the challenges we all faced. We believe that a balanced waterbody, whether it’s utilized for recreation, stormwater collection, or aesthetics, can make those around it happier and healthier.
 
As we look forward into 2025 and beyond, we are more passionate than ever to maintain our precious aquatic resources and promote meaningful experiences for our loyal clients.

During this time, contact us here or leave a message at 888-480-LAKE (5253).
 
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Condominium owners in St. Petersburg face towering uncertainty as over 200 buildings must complete Milestone Inspection Reports by Dec. 31.

Condominium owners in St. Petersburg face towering uncertainty as over 200 buildings must complete Milestone Inspection Reports by Dec. 31.

A new state law requires mandatory structural studies on older condo buildings with three or more stories. Senate Bill 4-D also requires association boards to increase repair funding reserves, and many owners now face six-figure special assessment fees.

Don Tyre, building official manager, provided city council members an update on the local process at a committee meeting. He noted that 225 condo buildings must submit reinspection reports this year, as all exist within three miles of the coast.

“I’m hoping to get three-quarters of the buildings to submit by December,” Tyre said. “There are going to be some issues; this is a new regulatory requirement. There’s only so many engineering firms that do this work.”

He said bill provisions allow deadline extension in some extenuating circumstances. The city will address delinquent buildings on a “case-by-case basis.”

The legislation, stems from the Chaplain South Tower’s collapse in Surfside, Florida. The catastrophe – still under investigation and blamed on several factors – killed 98 people

 

Miami-Dade and Broward Counties were the only jurisdictions to mandate structural inspection programs for existing buildings before the collapse. The local ordinances required buildings over 40 years old to receive a 10-year recertification.

“That’s, basically, what we’re going to be following – a 25-year inspection program with a 10-year reinspection portion,” Tyre said. “December of this year is the big date. It’s been postponed once; I don’t anticipate it being postponed again.”

He noted that 68 of the 225 buildings have submitted milestone reports. The legislation also applies to commercial structures of any height with an occupancy limit exceeding 500 people.

Local governments must submit a 180-day notice to affected owners and associations. St. Petersburg issued those forms

Tyre explained Phase I is a visual inspection from an architect or engineer to discern “any possible substantial structural deterioration.” Those could require further evaluations, and stakeholders must submit a Phase II Inspection report within 180 days.

“The responsibility falls to the condo ownership group and architectural or engineering firm they hire to provide that documentation,” Tyre added. “If they deem it necessary to go into a Phase II inspection, that’s a more forensic investigation.”

He said that could include building material sample testing, movement measurements, soil studies and “a number of different building imaging options.” The owners have one year to pull permits and start repairs if the architectural or engineering firm finds significant deterioration.

“If there’s a life safety issue, that’s when we (the city) would step in as a regulatory authority,” Tyre said. “And potentially, either evacuate the building or a portion of the building – it could be limited to just a small area, like a couple of balconies or something like that.

“There’s going to be some condo associations or buildings that will require a deeper review.”

Tyre said the inspections focus on structural integrity rather than code violations and fall outside the city’s scope. However, building officials will provide oversight.

Councilmember Brandi Gabbard requested the update and noted that received reports would constitute municipal public records. She said that would help inform prospective buyers.

“Anybody who has ever bought or sold a condo knows that sometimes it is challenging to get all of the documentation regarding the condo association the way it is now,” Gabbard said. “But then when you add this on top of it, and the type of reserves that we could potentially see being increased, there is some concern over transparency …”

Tyre said building officials must redact some information, and residents must submit a formal public records request to receive documentation. Elizabeth Abernethy, director of planning and development services, said they could explore creating an online portal to streamline the process.

The legislation allows local governments to implement a fee for reviewing submitted inspection reports. Abernethy believes the city has adequate staff to “get through this initial push and wouldn’t be necessary to charge an additional fee for review those reports.”

However, buildings needing repairs must pay associated permitting costs. Gabbard said she has “no desire” to require additional payments.

“Some of these reserve needs are going to be pretty hefty,” she added. “I don’t think we need to pile on.”

Thank You for the contribution of this article so others can learn.

Florida Condo Building Inspections (SB4d)

The State of Florida  Property Management Association with Legal & Engineering Members are here to  provide help so you understand the new laws and how to take the correct action to ensure you are in full compliance.

http://FLBuildingInspections.com  (a division of SFPMA)

 

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New Florida laws are changing property management by increasing transparency

New Florida laws are changing property management by increasing transparency

New Florida laws are changing property management by increasing transparency, requiring photo documentation for move-in/move-out inspections, mandating flood disclosures, and tightening regulations for community associations. Specifically, property managers must now provide tenants with flood disclosures, document unit conditions with photos to justify security deposit deductions, and adhere to new rules for homeowners’ and condominium associations regarding inspections, reserves, and records. 
 
Key changes for property managers 
 
Move-in and move-out documentation: Property managers must take photos of the unit’s condition at move-in and move-out. This documentation is crucial for justifying any deductions from a tenant’s security deposit. 
 
Flood disclosures: A new law effective October 1, 2025, requires landlords to provide a flood disclosure to tenants for rental agreements of one year or longer, notes the Florida Department of Agriculture & Consumer Services. 
 
Community association regulations: Significant changes affect HOAs and condominiums, including new requirements for structural integrity reserve studies and milestone inspections, enhanced financial transparency, and updated rules for official records and member access, says the Naples Daily News. 
 
Enhanced transparency and records management: 
 
Property managers must ensure proper maintenance of all official records and follow legal processes, explains Advanced Collection Bureau. 
 
Some HOA laws now allow for more documents to be inspected by members without a specific reason, notes Seward Law Office, P.A.. 
 
Fee restrictions: Some new laws prohibit landlords from charging tenants for certain actions, such as serving termination notices. 
 
Risk management: Property managers must proactively update their processes, ensure accurate documentation, and maintain clear communication with tenants and homeowners to manage risks effectively, says Advanced Collection Bureau. 
 
Slower eviction process for squatters: A new law passed in 2025 allows for a faster process for removing squatters from commercial properties by enabling owners to file a complaint with the sheriff, states Florida Realtors. 
 
Risk of new fees: Some property management companies are changing their fee structures to be more transparent with clients and to comply with new regulations. 
 
At Axela, we don’t replace your process — we enhance it. Easy Collect simplifies collections with transparency, automation, and real-time reporting

At Axela, we don’t replace your process — we enhance it. Easy Collect simplifies collections with transparency, automation, and real-time reporting

At Axela, we don’t replace your process — we enhance it.
Easy Collect simplifies collections with transparency, automation, and real-time reporting, leaving your managers free to focus on what matters: keeping Boards and communities happy and healthy.

Because when you give your managers have the right tools, your communities thrive.

✅ Less workload
✅ Faster recovery
✅ Happier boards

🔗 Learn more about our Management Company partnerships:
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International Subsea Services -Geosynthetic clay liners have a long-lasting resistance to physical and chemical break-down

International Subsea Services -Geosynthetic clay liners have a long-lasting resistance to physical and chemical break-down

Derrek Offutt, PM Chief Executive Officer at International Subsea Services

GCL Liners

Geosynthetic Clay Liners (GCL) are high-performance geocomposites that are used as an alternative to conventional compacted clay liners. GCLs consist of two layers of geotextile stitched together enclosing a layer of processed sodium bentonite. Bentonite is a natural sealant, and when in contact with water, swells to form a low permeability clay liner. Geosynthetic clay liners have a long-lasting resistance to physical and chemical break-down in harsh environments such as landfills and other containment systems.

Advantages
* Unique self-sealing attributes that reduce the risk of punctures and leakage.
* Excellent shear resistance properties due to needlepoint reinforcement.
* Reduced leakage by a factor of 30 over compacted clay.
* Better hydraulic performance.
* Ease of installation. & Increased air space.
* Cost-effective: one truckload of GCL replaces 200 truckloads of clay.

SS your Lake Bank Restoration Specialist!!!!

Call today to schedule a free onsite estimate !
https://lnkd.in/ebRqUP2X
727-742-5982

When are Budgets due?

When are Budgets due?

  • Posted: Nov 12, 2025
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Within 90 days after the end of the fiscal year, or annually on such date provided in the bylaws, the association must have prepared a financial report on the financial activities of the preceding fiscal year.

Within 21 days after the financial report is completed, but no later than 120 days after the end of the fiscal year, the board must provide each member with a copy of the financial report or, at a minimum, provide written notice that a copy of the financial report is available upon request, at no charge to the members.

 

Some things to consider:

  • Don’t delay – Start the process as early as possible so that you don’t miss items that could significantly impact your budget. Now is the perfect time to start preparations if your budget starts January 1.
  • It is a monotonous task, but a vital one. In this day and age, assessments will more than likely have to increase due to increases in insurance, utilities, and that never ending “wish list.” Have a budget plan. Look at the goals for the community. What does the Board want to achieve?
  • Review past budgets and the final year performance. If you overspent more years than not, obviously you need to make some changes.
  • Pet projects don’t always make the cut. Be realistic about what can be achieved.
  • Go over all contracts. You should have a spreadsheet of all contracts with expiration dates, whether they are auto renewed unless you send a cancellation notice, what is the cancellation timeline, does auto-renew have an increase and how much.
  • Ensure you are funding enough for your reserves.
  • Get a Reserve Study, or at least an updated Reserve Study to ensure you have accurate numbers.
  • Have a well-funded maintenance program. The disasters of the recent past is an indication of just how important it is to keep up even the most mundane maintenance. Proper maintenance may help delay some of the replacement items in your reserve study.

 

The financial report must consist of a complete set of financial statements prepared in accordance with generally accepted accounting principles. The level of financial reporting that must be prepared by the board is based on the total annual revenue (including reserves) of the association, as follows:

 

1. An association with total annual revenues of $150,000 or more, but less than $300,000, shall prepare compiled financial statements.

2. An association with total annual revenues of at least $300,000, but less than $500,000, shall prepare reviewed financial statements.

3. An association with total revenues of $500,000 or more shall prepare audited financial statements.

4. An association with total annual revenues of less than $150,000 shall prepare a report of cash receipts and expenditures.

 

Interestingly, if the board desires to raise the level of financial reporting, it may be increased without membership approval by board action alone, unless the governing documents provide otherwise. In addition, if the board is not inclined to approve a heightened level of reporting, but the members want to do so, then upon twenty (20%) percent of the parcel owners petitioning the board to increase the level of financial reporting from that required by Statute for that fiscal year, the board must notice and hold a membership meeting within thirty (30) days of receipt of the petition. To raise the level of financial reporting, a majority of members present at such meeting must cast their vote in favor of doing so.

 

However, lowering the reporting threshold is a different matter entirely because only the members can make that decision. To accomplish this, a majority of members present at a properly noticed membership meeting must cast their vote in favor of lowering the level of financial reporting. The meeting must take place prior to the end of the fiscal year in question.

 

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Tips for Budgeting in HOAS and Condominium Associations. by Campbell Property Management

Tips for Budgeting in HOAS and Condominium Associations. by Campbell Property Management

Tips for Budgeting in HOAS and Condominium Associations

by Campbell Property Management 

Creating a budget is one of the primary and most important functions that any community association board does during its tenure. The budget will serve as the guideline to determine the dollar amount owners are charged to live in their communities. There are differing obligations to consider when budgeting for a Homeowners Association (HOA) versus a condominium association. Today, we will discuss the differences and offer tips when creating your own community association budget.

Let’s start with HOAs.

HOA budgets are often a bit simpler than those for condominium associations. That is because HOA budgets normally do not require reserves. Reserves refer to funds set aside for future capital expenses and major repairs or replacements of common property or assets within the community. Unless members of the association have voted to create reserve accounts, or the original developer of the property put reserves in the HOA’s Declaration of Covenants, Conditions, and Restrictions (CC&R) – commonly referred to as simply the “declaration” – reserves are not mandatory for HOAs. However, if the HOA votes to put money away for future capital expenses, or defer line items (like maintenance), they have that option. Unlike condominium associations, HOAs are not limited or hamstrung by Florida’s Reserve Statutes, which require specific line items in the condo’s budget. For HOAs, the reserves are more like a savings account to use at the board’s discretion.

One of the misconceptions of the budgeting process is going into it with the intention of trying to hit a target assessment mark. Members may get in the mindset of trying to raise or lower assessments or reach a specific number, like deciding we want $400 a month assessments, then trying to figure out how to get there. Whether for HOAS or condominium associations, that’s really not how budgets are supposed to work.

Budgets are estimates of expected expenses for the upcoming year that are created in order to derive a necessary revenue stream. The idea is to put all of your expected expenses into a basket, itemize them through your budget, the sum of which is the necessary amount of revenue you have to generate. When you divide that amount by unit owners, that is what produces the amount of the community’s assessments, which are the monthly fees associated with living within that community.

Of course, budgets are guidelines – you’re not restricted or expected to spend every dollar on each line item. A budget is not a cap for how much you are able to spend on those items and it’s also not a restriction to only spend those specific items listed in the budget. Again, it’s an estimate and guideline so an association can collect the appropriate amount of money from its residents.

Ultimately, things may happen that were not taken into account at the time of the budgeting process. Sometimes more money is needed and other times less money is spent than what was budgeted. Both situations are certainly within the parameters of what is acceptable because this is an estimation and a guideline for best practices relative to budgets; it is not a hard and steadfast rule.

Regarding condominium associations

Florida’s Condominium and Cooperative Acts law requires associations to fund for reserves, which is the default that has existed for decades. Through next year, the board will retain the ability to call for a vote to waive or partially fund reserves. However, as of January 1, 2025, all structural integrity reserve items must be fully funded and can no longer be waived or partially funded (the well-intended purpose of this legislation is to prevent another Surfside tragedy).

With these tips in mind, we hope you have a good budget season. If ever you have any questions or concerns, please feel free to reach out to one of Sachs Sax Caplan’s experienced community association attorneys at 561-994-4499. We look forward to working with you.

 

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