| October 30, 2009
To all Unit Owners and Residents:
We would like to take this opportunity to bring you all up to date on important events which will be taking place in the near future and remind you of some of our existing rules and regulations which are continuing to be strictly enforced.
On October 29, 2009, the Towers Condominium Association Board of Directors approved the budget for the monthly maintenance fee of $305.00 per month due and payable beginning January 1, 2010. Unit Owners will receive the monthly coupon book from BB&T Bank in December and an up to date statement from Alliant Property Management reflecting your actual balance if any is due. Remit any balance due as soon as possible. The Board last year passed a motion, which stipulates that, any Unit Owner that is $400.00 delinquent would be placed, relative to payment of monthly maintenance fees, for collections with our Board Attorney. In addition, the motion stipulated that any Unit Owner who is renting their Unit and is placed for collections would lose their privilege to rent their Unit in the future. Monthly maintenance fees include all water and sewer usage; landscaping, lawn service including all fertilizer, irrigation for landscaping, tree and shrub trimming; five serviced laundry rooms located on each floor; pest control for interior and exterior; general maintenance person; building janitorial services; painting and cleaning; roof service and parking lot; city garbage and recycle pickup; insurance coverage for exterior; pool service, pool restrooms, umbrellas, pool tables pool lounge chairs, gas grilles, gas heat for pool in winter months; monitored grounds, lighted grounds, carports, fencing and gates; service for three elevators; private mailboxes; clubhouse; monitored fire alarm warning system with sensors located in each unit, walkways, storage rooms, fire extinguishers; legal services for the Towers Association Board of Directors; record keeping including financial services of payables and receivables, any scheduled payment agreed upon for contract services and Professional Management Company duties including a CAM.
As you all know, the Board of Directors passed the assessment for $500.00 for all Unit Owners on September 2nd, 2009, due and payable in two installments of $250.00 each month on October 10th and November 10th of 2009 to cover the operating deficiencies. We currently have placed 18 Units in collections and we have initiated the placement of liens and foreclosure procedures through Alliant Property Management and our Board Attorney. We have also denied future rentals of a Unit Owner because of nonpayment. Remember, it is a privilege to lease a Unit not an Owner’s right. Investors must be current with maintenance and assessment fees at all times or their privilege will be denied and their tenant relocated. It is so important that all tenants pay their rent on time. The Board of Directors performed an audit on all leased Units this past month. Our governing documents dictate that all leased Units must provide an application and a lease. Our findings were that 13 Units needed to provide to Alliant Property Management a current application and lease and only 3 units need a current guest application. Notice will be sent to the investor for the Unit Owner to comply. Since June of 2007, the Board of Directors placed 34 Units into foreclosure at the cost of over $60,000.00 paid in advance to the Board Attorney. Of that number, two were Owner occupied Units that lost their home, the balance were all investors. This cost has been tremendous and devastating.
It has placed a severe hardship on all Association Members. With having Units that were in foreclosure sell so rapidly, needing remodeling and updating we have experienced common area piping deteriorating, underground shut off valves inoperable and leaking. Therefore it has been mandatory that we enforce construction times as well as immediately repair the common pipes and valves. We have Board approved General Contractors, being bonded and insured providing the service of remodeling to the Unit Owners.
As we stated in our letter September 4, 2009, we are proud to convey that now 95 percent of the aforementioned debt that was inherited has been retired. We have settled a payment agreement with CMSR for the painting. The senseless attorney bill hanging over us is being addressed. We have no liens on the property. The Towers Condominium is a pristine property and it lives up to its name as a “Luxury Condominium” proudly displayed at the entrance sign. The Towers is professionally managed. The Board’s established maintenance program will allow the property to be maintained in the customary manner, which we all can continue to enjoy. In addition to our instilled procedures all residents now have a background check, interview with a Board member prior to moving in and provided with our new Welcome Booklet.
This year we will very cautiously continue with our goals to complete our 2008 New Year’s resolutions; upgrades to the clubhouse: re-strapping of pool furniture and awnings at entrance ways (which are currently on hold). The painting of walkways through our maintenance person will begin as soon as settlement is completed with CMSR. We will place an order to fill our Coke machine. Patrick’s Electric who is licensed, bonded and insured, and any of his workers has begun the installation of the ground work for 5 surveillance cameras with a recording device. Signage will be posted throughout the property. The cameras will be able to be viewed through the Towers website once completed, (sign in and password required}. This Board approved project has received a complaint by disgruntled Owners similar to what took place when we completed the project of the parking lot. We may experience more costs as a result. The delays will not stop our goals. We anticipate operation by second week of November.
As you are aware the Board of Directors ruled for inspections of all Units since December of 2008 for Smoke Detectors, Water Leaks, Fire Alarm and Hot Water Tank Replacement. Our purpose for checking all Units for water leaks, such as running toilets, leaking faucets, shower heads and proposed hot water tank replacement is to help control unnecessary wasteful costs to the Association Membership for drywall repair, water and sewer usage, safety of all and the displacement of residents. Since the mandatory inspection and the plumbing corrections have occurred, we have a $2,000.00 reduction in costs of water and sewer usage. Sincere thanks to all Units that have complied. Violations have occurred due to the lack of attention of some Owners for ignoring the maintenance protocol that is outlined in our governing documents. Nine Units have not provided their findings as directed from the violation letter issued, from a licensed, bonded and insured plumber of the condition of their hot water tank. We have one Unit that has not complied for Fire Alarm warning device in their Unit. We now will summon those Owners to the fining committee; fines will be imposed and levied. If still noncompliant, we will file a complaint in Lee County court system to force compliance. We will continue our inspections as necessarily mandated. Year to date we have spent $25,025 in plumbing and drywall repairs that is not in this year’s budget. We urge all Owners and Tenants to assist with conserving water and to report immediately any water leaks to Mark Alonso, 239-265-7233 so we may aid in the repair.
Compliance issues have been very important this past year for the numerous Units that have sold. We currently have a 26% vacancy and we know that several Units need to be rehabilitated. It is of vital importance to have written Board of Directors approval prior to the initiation of any type of remodeling or any extensive construction. This applies to any Unit Owner or resident. Board approved vendors is required. Compliance to the governing documents is imperative, especially as it relates to sound proofing. Zero tolerance for noncompliance.
The Board of Directors has established ‘Construction Times’. The schedule for remodeling is: Monday through Friday 8:00 am to 6:00 pm, Saturday 9:00 am to 4:00 pm, and no work on Sunday. This will be strictly enforced. The Board of Directors accepted and permitted any “contract services” for the benefit of all “Association Members” to perform their service when able including Saturday or Sundays for a reduction in their monthly fee charged to the Association. “The Landscaper” may perform grass cutting and trimming on Saturday and or Sunday as agreed upon. This also included the Pool Company as well as the Elevator Service. This will allow for increased, expedient sales or rentals and allow for the proper permitting through the City of Fort Myers. The Board of Directors has pursued legal complaints filed in our court system in Lee County presently against a Unit Owner through our Board Attorney this previous year as it relates to noncompliance of our governing documents relative to remodeling, specifically window replacement and proper floor sound proofing.
In order to protect the aesthetic and financial value as well as the overall safety of your home and community, please accept this as a friendly letter. The Association has the responsibility of enforcing the rules spelled out in the governing documents. Your neighbors have a right to expect that we will enforce the rules for them. We appreciate that not everyone may find the rules of interest or importance; nonetheless we must ask everyone to comply.
Please be aware of the fact that any and all questions from Owners or guests relative to the operation, or management of The Towers Condominium Association should be directed to our CAM, Tia Preece from Alliant Property Management, LLC at 239-454-1101, www.alliantproperty.com or www.thetowerscondos.org.
Any questions for rental inquiries should be directed to Jennifer Moore or Terry Ondak and if you have any billing questions please direct them to Colin Jenkins.
In summary we want to thank you in advance again for your adherence to any changes in the rules and regulations of The Towers Condominium Association, which are intended to provide all who reside here the utmost in safety and protection.
**Please report any suspicious activity of any kind or criminal acts you may witness to the Fort Myers Police Department immediately at 239-334-4155 or dial 911.**
The Towers Condominium Association’s official website: www.thetowerscondos.org
Alliant Property Management, LLC’s official website: www.alliantproperty.com
Your anticipated cooperation is very much appreciated.
Govern yourselves accordingly,
The Towers Association Board of Directors:
President: Terry Ondak (239) 292-7153
Vice-President: John Spain (203) 560-1625
Secretary: Karen Smith (239) 292-3252
Treasurer: Alfred Natella (239) 464-2706
Director: Frank Mungiovi (239)936-7560
CAM: Tia Preece (239) 454-1101
Maintenance: Mark Alonso (239) 265-7233
Cleaning: Veronica Cabello
**Please note that this letter will be posted on the Towers’ website and can be viewed in any language of choice.**
As a Reminder:
“Bugs R Us” is now “an appointment only as needed anytime and as often as necessary” by calling, 239-337-4484.
Every day living: Concerns have been brought to the Board of Directors as it relates to everyday living noise. Since the major renovations of Units, many have placed tile and or wood floors in their Units in place of carpeting. The removal of the popcorn ceiling and placement of the above described floor covering has now allowed sounds to be amplified tenfold and traveling to Unit to Unit, even with the approved sound barrier from the Board of Directors. The sound you hear may not be above you but it could be two floors above or to the left or right of its origin. This is apartment style living in a Condominium. Remember that not everyone lives to your schedule of living. Lifestyles do vary be considerate.
USPS: The mail service notified the Association that any mail in the mail boxes not picked up in 10 days the mail will be returned to the post office. Each postal box has a place for the name of the recipient of mail on the inside.
Refuge: We appreciate that all residents are taking advantage of the extra recycle containers from the City of Fort Myers on the property. We request that boxes be broken down and not placed whole in the containers. Remember we only take household trash. Check the website for contact information for bulk item removal. Properly dispose and extinguish all cigarette butts. PLEASE DO NOT LITTER. Be proud of where you reside.
The Towers’ website will always have all updates on notices, meetings, events, forms, applications, rental lease, rules & regulations, and letters placed accordingly in the categories listed throughout the site. All letters are available to be viewed in any language of choice with a few clicks. Alliant Property Management will no longer provide any forms. All forms needed and required for use are available on the site. Please review the site often for numerous listings. We urge you to see all the new items and changes. www.thetowerscondos.org
Bicycle placement at the Towers Condominium is provided in bicycle racks at the location on the west side of the property or along Solomon Drive side. The Board will provide a sticker for all registered bicycles. The form is located on the Towers’ website. Bicycles not registered will be discarded or donated.
Safety: When children are swimming in the pool we request the pool rope stay intact for their “safety” as well as anyone else in the pool. Our insurance requires that the rope stays in place. The removal is for adult swimming laps only. There is no life guard on duty and you do swim at your own risk. The pool and grilling rules are located on the pool wall, near the gas grilles and on the website. We ask that you take the time to review the rules posted. The amount of guests over six at the pool must be Board approved. Because of the Hurricane / Rainy season and high winds, please close umbrellas after use.
Leasing: We urge current Unit Owners with Board approval for leasing and sale give the perspective information to Terry Ondak to assist Alliant Property Management. The leasing and sale information along with pictures can be placed on the Towers’ website. This will assist and aid the Unit Owner for leasing and sale of their Unit. The website is linked to many other useful sites to give free advertising to the Unit Owner. We have 8 available Units for rent and only 2 listed on the Towers’ site, 3 Units on the MLS for sale and all on the Towers’ site.
Towing Policy: The Board of Directors will have towed any vehicle not registered past 12 midnight parked on property without having displayed the proper documentation: Towers parking sticker, guest pass or temporary guest pass. Signs are posted in all guest areas of parking. All parking spaces are labeled. This will be at the Owner of the vehicle expense through R/S Towing that the Board of Directors has a contract to perform the towing service. Their signs are displayed throughout the property with their address and phone number.
Guest passes are always available to all residents through Terry Ondak at 239-292-7153. The guest pass handed are given to the “Unit” to use over again and not assigned to any particular vehicle. Although all guest passes are monitored nightly to comply with our rules and regulations in reference to the 72 hour registering and 14 day overnight in a calendar year stay that requires a background check. Plan accordingly, get your needed pass. This is a deed-restricted community that has governing documents. Don’t have your guest be stuck with a towing bill. Covered carport parking spaces are private and are for authorized permitted vehicles only.
Fire safety is the utmost importance. Plan your fire exit strategy. Check your smoke detector batteries twice a year. If Fire Alarm sounds do not disconnect! It is a third-degree felony for tampering with the devise, we will prosecute the offender. You place all residents in harm’s way. Wait for Fire Department to disarm the alarm.
Reminders: We ask all Investor Owners, Owners and residents to take the time to review our reminders to your Tenants, and Guests. It is your responsibility. |