Joyce DabbsPlease read the following property wide update from your Board of Directors-
February 25, 2022
Important Update: Pools and Facility
Board of Directors
All,
Heated Pool
As we prepared to heat the adult pool on March 1 in anticipation of opening it for all ages during spring break, we discovered a significant problem. Our in-ground propane tank is no longer safe and can’t be used. The board has elected to pursue a new electric heat pump replacing the original propane system. The cost to convert the system should be less than replacing the propane tank. As of today, we can’t confirm when the conversion can be implemented and when we will begin heating the small pool. We will let you know as soon as we know.
Sliding Doors, Windows, Water Detectors and Contractors
The board is determining the cost and timing of replacing sliding doors and exterior windows in Buildings One, Two and Three. We will announce our plans in the coming weeks. This has become an issue because the number of carriers willing to underwrite our policy with 40-year-old glass is greatly reduced. Allowing individual owners to replace their sliding doors and glass creates an additional liability around wind driven rain. As a result, the Board has decided to prohibit the installation of sliding doors and windows by owners. While our original docs state the windows and sliders are the responsibility of the owners, we have adopted the 1991 Alabama Condominium Act which states the windows and sliding doors are the responsibility of the association. We expect a more competitive insurance rate because of our ability to begin a glass mitigation process at the time we renew our insurance.
Damage as result of water leaks has also become a major problem with our insurance carriers. The old plumbing in Buildings One, Two and Three now expose us to greater financial liability because of carriers increasing our deductible from $10,000 per occurrence to $100,000. To lower insurance cost and our exposure from self-insuring the deductible we are exploring the installation of electronic water detection devices in all units at the expense of the association. The payback on lower insurance rates because of these actions and more carriers entering the pool of potential insurers makes the decision to pursue insurance related projects essential.
We want to remind all owners that ONLY LICENSED, INSURED AND PRE APPROVED CONTRACTORS will be allowed to work on plumbing and electricity in condos. We continue to be exposed to significant financial loss from uninsured and unqualified work done our property. Please contact Wendy before beginning a project to eliminate any problems.
Landscaping
The Board has asked longtime owner and association volunteer Leigh Brooks to form a landscaping committee to recommend projects, timing and costs associated with bringing our property’s abundant green space back to something we can be proud of. Look for more information regarding opportunities to participate.
Have a great weekend!
Wendy Blevins
Community Association Manager
251-222-3758
[email protected]