Tag: Important Posts

Gulfshore Property Mgmt. is moving forward into another good month. We already have five (5) pending management contacts, four (4) in Marco Island and one (1) in Naples Florida. Also this month, we have been receiving record-breaking unique and returning visitors to our website. To show our appreciation, if your have a local business or website in South West Florida, email us and we will feature your business via text link under, “Favorite Businesses” for free. If your Business were located in Marco Island and Naples area, your company would receive guarantee additional customers relative to our site. Also, since our website is growing on a daily basis, if any companies interested in being the first to advertise with us, please look under, “Contact” and email your proposal. You will not believe the incredible deal you’ll receive.

Gulfshore Property Mgmt. is currently accepting new accounts. With the new season beginning, we are forecasting a record breaking Community Association Management changeover. Because of the high cost of gas, housing and local living expenses, management companies are being forced to cut back the number of associations, services and/or raise their prices. Associations are being forced to either cut expenses or raise their quarterly dues. Whatever the real reasons, compared to last year, we are seeing an influx of activity.

If your Association were considering hiring a new community association management company, the decision of the new company should never be base solely around advertisements. For seeking quality property management companies, advertisements from yellow pages, newspapers and Internet should be ignored. For comparisons and competitive bids, arrange for us to meet with your association directors so we can give a presentation. Or at least have us sent you free written information about our qualifications and experience.

For relative posts see, “Complimentary Management Services” and “How to Choose the Right Community Association Management Company” and lastly “Job Description & Some Basic Functions of a Property Manager”. Also, if you are the select few who donate their time to be a Director and Officer of your Association and/or a Florida Homeowner, you do not want to miss any new important posts. Please subscribe to our community. Or our complimentary email services. (more…)

Occasionally we hear how Director and Officers accept private association deals from contractors who will in-exchange return the favor in the form of money, services or free trips. Or they will hire a contractor friend that will offer a service for a similar service. This is commonly known as a “kickback”.  There is sometimes a misconception that since the Director or Officer are not a licensed manager it’s all right to accept these types of kickbacks.  See Condominium Act and Cooperative Statutes below:

The Condominium Act (1) Corporate Entity:

An officer, director, or manager may not solicit, offer to accept, or accept any thing or service of value for which consideration has not been provided for his or her own benefit or that of his or her immediate family, from any person providing or proposing to provide goods or services to the association. Any such officer, director, or manager who knowingly so solicits, offers to accept, or accepts any thing or service of value is subject to a civil penalty pursuant to s. 718.501(1)(d).

The Cooperative Statutes (8) Corporate Entity:

The officers and directors of the association have a fiduciary relationship to the unit owners. An officer, director, or manager may not solicit, offer to accept, or accept any thing or service of value for which consideration has not been provided for his or her own benefit or that of his or her immediate family, from any person providing or proposing to provide goods or services to the association. Any such officer, director, or manager who knowingly solicits, offers to accept, or accepts any thing or service of value is subject to a civil penalty pursuant to s. 719.501(1)(d).

What is interesting enough, we can’t find similar regulations regarding Homeowner Associations. This by no means Homeowners are exempt from these rules, we simply can’t find any Homeowners Act or Statute with similar rulings.

Although we are sure there are bad apples out there, we never experience a Director or Officer engaged in these types of activities. The majority of Directors and Officers volunteer their time with no strings attached or with no hidden agendas. They donate precious time to serve their community and even at times criticized for it. It’s a wonder why now and again we hear the phrase, “Being a Director and Officer is a thankless job”.

For relative posts see, “The Board has the Right to Adopt Reasonable Rules” and “Condominium Verses Homeowners“. If your are a Director or a Florida Homeowner, please don’t miss any important posts by subscribing to our community. Or by our complimentary email service.

If you live in South West Florida, then you are accustom to mold. Mold is a fungus where can be found in indoor and outdoor air. High humidity areas such as showers, storage sheds and northern parts of buildings are where mold is most commonly found. Mold has micro-spores, which are spread easily through the air, water and even carried by insects. The spores are actually micro seeds that travel by even the slightest movement of air to form new colonies.

A constant water supply is ideal to promote mold growth, typically from sewage or pipe leaks. Also, Building materials such as wood, drywall and even dust combined with high humidity and moisture produce enough food sources for mold to multiply.

There is always some level of mold in the air. This is why it’s so easy for mold to quickly multiply with high humidity areas where moisture or other water source is present.

Allergic reactions are the most likely cause of exposure to mold.

People with chronic illnesses are the most accessible to mold exposure which could cause infections and a break down of their immune system. Currently there are controversial medical and scientific debates regarding the exact effects of toxic mold. However, allergic reaction is considered a most likely effect related to toxic mold.

According to the Florida Department of Health Department, testing to evaluate a mold problem is not recommended. Nor is it recommended to test for mold types that might be growing in your home.

Indoor mold growth can usually be seen or smelled. A musky smell is usually is a good indication of the present of mold. Look for a cottony, wet slime, grassy or velvety growth with many different colors. Signs of water leaks, standing water, water stains and even condensation is a place for possible mold growth. Also, around air conditioners, drain pans and drain lines could be a constant water source for mold development. The smell of musk is a dead giveaway of a potential mold problem; especially you have allergic reactions to low levels of mold.

There are many types of molds.

If indoor mold has been living and growing in a home for a substantial amount of time, it could develop and release a chemical called mycotoxins. This type of mold is also known as toxic mold or black mold. Stachybotrys chartarum is also called black mold and may produce mycotoxins. This type of mold grows on sheet-rock, tiles and wood from excessive moisture or water-damages. Although this type of mold growth looks the deadliest, the spores are usually covered by wet slime preventing from being air born. There had also been controversial reports that toxic mold in your home causes rare health problems.

Knowing the type of mold is unnecessary. If you see or smell mold in your home, then find and stop the water source, remove or promptly arrange for the removal of visible mold. All molds should be treated equally and be removed.

Removing mold by stopping the water source is the first step. After sealing existing water source, remove any moldy materials. Chemicals like bleach are only used after the moldy materials are removed. By stopping the water source, removing moldy materials and cleaning around the surfaces with a bleach solution should eliminate mold for good. If the job is too big, then you may hire a contractor. The contractor does not have to be a licensed mold remediation specialist. However, the contractor should follow the recommendations of the IPA. If you suspect the air conditioning being contaminated with mold, then have the air ducks professionally cleaned out. Always consult with a doctor before starting your own clean up.

Most black mold immediately found in and around your shower, rarely produce mycotoxins. Many types of molds are black. Although the Florida Department of Health does not recommend, trained specially licensed professionals can only identify Stachybotrys cultures. Again, all indoor mold growth should be promptly removed, regardless of type.
Currently there are no tests proving Stachybotrys cultures found in building produce toxins. Also, there are no blood or urine tests determining if Stachybotrys chartarum spores or its toxins have been exposed or not. For more information contact the Florida Department of Health, Collier County (239) 774-8200.
For related articles see, “Responsibilities of Association Directors & Officers” and “Condominium & Homeowner Limited Common Elements“. Also, for important updates, please subscribe to our community. Or by our complementary email services.

We can relax now, the Atlantic Hurricane season has ended for 2007.

Despite the pre-season predictions of a very active season, not one hurricane came close to Florida, only a couple of tropical storms. However, a Category one (1) Hurricane, Humberto did hit Texas and Louisiana causing major property damages.

Hurricane Wilma was an eye opener for South West Florida.

Since Hurricane Wilma, South West Floridians has suffered large insurance increases due to local insurance companies closing their doors, and leaving town. Since Florida has mandatory insurance requirements for all Florida associations, the State of Florida had to take on insurance responsibilities. For an insurance solution, Florida legislation created Citizen’s Insurance Company. The price to pay for this company is enormous and is paid for by Floridians.

To add fuel to the fire, world famous hurricane experts share their pre-season predictions.

Although Floridians for years had been laughing at hurricane predictions, these predictions has an adverse effect on our tourism and costs of insurance premiums.

Professionals rely on other professionals to make informative decisions.

Tourists will not buy plane tickets in advance knowing of a predicted heavy storm season. They would most-likely plan for a different destination in fear of their vacation being spoiled by a hurricane. Prospective home buyers would be less interested in buying in a predetermined active hurricane season. Professionals will seriously consider hurricane predictions made my meteorologist.  Insurance and government companies pay very close attention to these prediction’s.

The last few years pre-season hurricane predictions by meteorologist had completely missed their mark.

Even though his forecasts had been wrong in the past, meteorologist Dr. William Gray is probably the world’s most famous hurricane experts. And his forecast for 2005, 2006 and 2007 had missed the mark completely. In 2005, Grey and his team forecast fifteen (15) named storms. There were twenty-seven (27). In 2006, Grey forecast seventeen (17) named storms. There were nine (9). And Grey predicts more hurricane activity for 2007, which wasn’t even close.

If just once, somebody would sue and win a lawsuit from one of these forecasting guru’s, then maybe they would keep their predictions to their own private records. These dreary forecasts have a costly effect on our economy.

In a society that will throw Paris Hilton in consolatory confinement for twenty three days, for not knowing if she can drive under a suspended license or not. Or throw our beloved Martha Steward in jail for lying to a Grand Jury. You would think there should be some payable repercussions for guru meteorologist making such gross mistakes in there hurricane predictions. It’s high time these professional meteorologist who make pre-season hurricane predictions are held accountable and pay for their mistakes.

For related posts see, “Condominium & Homeowners Insurance Updates” and “Property Insurance At a All Time High“. Also, please subscribe to our community. Or by email.

Gulfshore Property Mgmt. 

As our customers know, Gulfshore Property Mgmt. is dedicated and devoted to our community associations. By providing the highest level of professional community management services, we can guarantee customer satisfaction.

No Stone is Left Unturned

With years of documented property management services, we developed a “Master Plan” (MP). This MP is incorporated in all types of associations, including high rises, commercial businesses, cooperatives, condominium, homeowner and mobile homes. The MP covers every aspect of association management. Once we bring the association up to a higher level of service and maintenance, we maintain that level of service with precision work sheets designed for verification. This ensures property preservation.

We are experts in all fields of property management.  By being proactive, we are able to spot health hazards such as mold, water leaks, and potential safety problems. We work hand-in-hand with our proven vendors and treat them with respect.

After we understand the direction of the Board of Directors is heading, as a whole, we implement a plan to create a solid foundation. Once the plan is in motion, the association enjoys a worry free, higher standard of living with a clean and safer community.

We would like to take this opportunity to thank the readers of Gulfshore Property Mgmt.  website. The number of unique visitors on a daily basis is mind-boggling. It is truly amazing to see so many daily visitors.  This is achieved purely from word of mouth. Keep up the good work by referring interested people to our site.

In addition to our announcement, we would like to welcome aboard our new associations to our list of clientele:

Victoria Falls
Carson Lakes
Charlee Estates
Independence Estates
Trail Ridge
Liberty Landing
Faith Landing

We can assure you that we appreciate your business and confidence placed on our company. If you like this post, see related posts, “Complimentary Management Services” and “How to choose a management company“. Also, please subscribe to our community. Or subscribe by email services.

After Hurricane Wilma hit Southwest Florida, local insurance companies closed their doors and left town.

Citizen’s is a state ran insurance company, which is funded by the State of Florida. Since the local insurance companies packed their bags and left town, Southwest Florida Community Associations, all rely on Citizen’s insurance to cover their Wind Storm insurance policies. State regulation requires, “full insurable value”, which means full replacement costs. Therefore, the State of Florida was force to insure associations with adequate coverage. The State of Florida accomplishes this by funding Citizens Insurance Company.

Since Charlie Crist our newly elected governor, failed on his promise to lower windstorm insurance premiums, the legislation made a political conversion and enacted two new laws.  

The first allows a group of at least three-wind storm insurance as a group, if the insurance coverage is sufficient to cover an amount equal to the probable maximum loss for the communities for a 250-year windstorm event.

If the association have good neighbors and would like to group together, with a minimum of three windstorm policies, the communities would earn a small savings. The logic behind this new ruling, is the bigger the policy, the more saving would be made available. This really is not a significant savings to the associations. Since “the only game in town” is Citizen’s Insurance, the legislation already has the associations grouped together.

The second law allows a group of associations to self-insure against claims against the association, the association property and the condominium property required by the State to be insured.

This means that a group of associations can self-insure in-lieu of carrying liability and Directors and Officers (D&O) insurance. Not only eliminating liability and D&O insurance, the associations would have to tie up substantial amounts of money. Again, this is no deal, liability and D&O insurance is the cheapest insurance by far, out of all required Florida insurance policies. For the few dollars spent on liability and D&O insurance, the associations would not save any significant amount of money. Also, the large amounts of self-insured dollars would be tied-up and made unavailable unless a claim is made against the association.

As for the insurance policies, the same book and record inspection regulations applies. Please see “Property Insurance at a All Time High“. Also see Florida Statute: 718.111 The association: (more…)

In an attempt to clear overcrowding courts and to alleviate frivolous and nuisance suits, the Florida act requires the use of “alternative dispute resolution” prior to any court action.

Just a few years ago, Homeowner disputes were preceded directly to court. That has been changed; now all Florida Associations must use arbitration as a means of resolving selective disputes.

General disputes subject to mandatory non-binding arbitration:

• Elections
• Notice of meeting or mailing
• Proper conduct of Board Meetings
• Not allowing for inspection of books or records
• Disagreement involving members and directors
• Failure to maintain common elements
• Material change or alteration by the board

The following are not eligible for alternative dispute resolution (arbitration):

• The charging of assessments and special assessments.
• The cost of collecting an assessment and attorney fees.
• Common elements and limited common property.
• Title to property and any deeds such as a warranty deed.
• Alleged breaches of fiduciary duty by one or more directors.

Prior to the institution of court litigation, the party to a dispute, petitions the division for non-binding arbitration. An initial filing fee of $50.00 are collected from the Department of Business & Professional Regulation (DBPR). Those who wish to dispute through arbitration, the costs are split between both parties. The last arbitration we experienced, cost the association $2,200.00 and $2,200.00 to the disgruntle unit owner. The one before that cost over $10,000.00 and the issue remains unresolved.

Arbitration is a formal process. All arbitration decisions are final. If both parties agree, the arbitrator may refer a dispute to mediation.

Mediation is voluntary and encouraged. All parties must agree and must select a mutually acceptable mediator.

There are special provisions for both condominium and homeowner associations regarding arbitration and mediation procedures, for more information see Florida State Statute 718.1255: (more…)