Happy 2025!
Wind Vent Roofs. Owners’ Party 1/29/25. Immediate Repairs Schedule.
Beachplace is on Solid Financial Footing — Overwhelming Approval of Budget & Special Assessment.
Contractor Rules to be Enforced.
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Wind Vent Roofs
1/16/25
On the recommendation of the Building, Site and Infrastructure Committee, the Board approved a proposal enter a contract with JR & Company for new Wind Vent Roofs on all 11 residential buildings. One we have a contract, we expect the roofer to mobilize in month and to complete all roofs in 5 months. Mechanical attachment requires drilling into concrete and will be very noisy for about a week per building. We will begin work ASAP in an effort to have new roofs before the next hurricane.
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Designed to Channel Wind to Compress Roof to Base
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Warranted to 200 MPH – Category 5 Hurricane
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Will use existing bitumen roofs as base layer
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Mechanically Attached to Concrete at Perimeter, Chases, Drains, and A/C Racks
Example of Wind Vent Roof on Gulf Coast post-Milton. Note the building next door lost its roof and the concrete slab under the roof.
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Annual Owners Party
1/8/25
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Voting Results
12/19/24
Congratulations to the Members of Beachplace Association for approving the four financial proposals presented by the Board. 287 votes were cast, an 85% turnout. The four proposals received 252-282 votes, far more 144-169 votes needed to approve the proposals. Details of the four proposals have been moved to the Owners’ Portal.
Thank you for Voting and Supporting Beachplace
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Contractors
1/18/25
No contractors are permitted to perform construction work at Beachplace for unit owners until May 1, 2025, except contractors completing hurricane remediation and restoration.
Management relaxed advance approval requirements for contractors working at Beachplace on hurricane remediation under the “emergency” exception to our rule. Considering that Hurricane Milton made landfall on October 9, and the remediation of nearly all units is complete, the emergency is over.
All unit owners are required to notify the office of all contractors working in their units — beachplaceoffice@beachplacelbk.com or 941-383-4076. Except in cases of emergency repairs, notice must be provided 72 hours in advance. This applies to all contractors, whether they are doing construction or other work, and for example, includes designers. All contractors working in units must file a certification and insurance information with the office. The form is in in the Owners’ Portal under Resources>Contractor Documents.
The permitted work hours and workdays have not been changed. Work is permitted Monday-Friday 8:00 am to 5:00 pm, and quiet work only on Saturdays, Monday-Friday 8:00 am to 5:00 pm. Work on Saturday must be of a type that does not require the padding of elevators. Saturday work must be specifically reported in advance to the office, with a description of the work. If not reported in advance, contractors will be denied entry.
All new work starting on May or later requires an application and approval in accordance with our rules and regulations, as set out in the Owners’ Portal>Resources>Contractor Documents.
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Immediate Repairs
January 17, 2024
The Milestone Report identified a number of repairs that should be made as soon as possible. We have since added to that list based on unit owners’ reports and Snell’s inspections. There are now a total of about 50 repairs to be made in Bs 2-11 as well as some testing of walkway hollow pavers and spalling. We entered into a contract with RL James to make these repairs.
Snell Engineering, our new engineer has completed its survey of all walkways and balconies. It found that Buildings 1 and 2 require more repairs that any other buildings and are atypical. The condition of Buildings 1 and 2 will cause the immediate repairs now underway in those buildings to extend to the end of February for B-1 and mid-February for B-2 for B-2.
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In Memoriam
12/20/24
An In Memoriam Section has been added to the Owners’ Portal. It is the second folder on the list. If you are having trouble accessing the Owners’ Portal, please contact Olfa – beachplaceoffice@beachplacelbk.com or 941-383-4076.
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Lobbies
10/21/24
Work to restore our lobbies is underway. Drywall repair has been completed. We are replacing the mail units and will be relocating the mailboxes to another part of the lobbies temporarily. This will involve opening all mailboxes under the supervision of the Postmaster. Residents are encouraged to pick up mail daily until we move the mailboxes. The date for this to occur has not been determined. An update will be provided when we have a date.
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New Pathway Lights and Exit Signs
A sample of the new pathway light has been installed along the south entrance to the pool. It is a sealed fixture and connected with a watertight electrical connection. No guarantee it will survive another flood, but it has the best chance of doing so.
New ceiling- and wall-mounted high efficiency LED exit signs have been ordered for all buildings, including the Clubhouse. Expected delivery is in about a month. There will be 2 exit signs on each floor for a total of 134. The signs are Beghelli cyclone high clarity acrylic. They are on display on the first floor of Building #8.
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Insurance
12/30/24
Florida law (FS, Section 627.714) requires unit owners’ condo insurance (HO6 policies) to pay up to $2,000 per “loss assessment” from their condo associations, subject to a maximum $250 deductible for such losses. This coverage applies to loss assessments for types of hazards covered by your HO6 insurance. Most HO6 insurance covers wind hazards, though a few policies specifically exclude wind coverage. (We have seen USAA policies that exclude wind). All the policies we’ve seen exclude flood coverage. Beachplace sustained enough wind damage from each of the storms to justify all three assessments. The information needed to a file loss assessment claims is in the Owners’ Portal > Resources > Loss Assessment Claims.
Your condo insurance should cover losses to condo property that unit owners are required to maintain, subject to any applicable deductible. The extent of the Association’s responsibility and unit owners’ responsibility for hurricane-related and other damage is stated in a memorandum from our counsel in the Owners’ Portal > Resources > Loss Assessment Claims.
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A/C Units
When your A/C contractor inspects your rooftop unit as part of seasonal maintenance, it should clearly mark it with your unit number. Many of the plates on A/C units are not legible. Many rooftop A/C units were damaged because they were not properly strapped and bolted to racks. Please tell your A/C contractor to make sure this is done correctly for your equipment.
Please let the office know in advance when your A/C contractor is coming to BP, so that Security will let them in and they can get a key to the roof.
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Beach Access
Beach furniture has been cleaned and returned to the beach. We lost so much sand due to Milton that our beach access ramps required steps. Bob built temporary steps for the ramps near Buildings 2 and 8. The Maintenance Department has placed sand over the temporary steps and is adding to and compacting the sand. This is a test to determine if we need to rebuild parts of the ramps, which may require permit approvals. The Corp of Engineers is going to restore the beaches on Longboat Key at some point, but we will not wait for that to happen.
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Renter & Visitor Notifications and Approvals
Unit Owners re responsible for notifying the office of the arrival of anyone staying overnight in their unit or visiting for the day. If the unit owner is not in residence, advance approval is required of renters and guests who are not immediate family members. Contact the office for the current approval application. Guests of an in-residence unit owner must be accompanied by the unit owner when they use any Beachplace facility. The rules have been in effect for several years. Management is learning of violations and will issue notices of violation when warranted. Our policies, rules and forms are on the Owners’ Portal under Resources, Rental & Visitor Documents.