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September 4, 2009
To all Unit Owners:
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.
Pat Meyer has resigned as Vice President of The Towers Condominium Association and at the most recent meeting the Board of Directors’ appointed John Spain in that position with Frank Mungiovi as Director.
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. In addition, in light of these economic times it is very important that we collect the monthly maintenance fee from all Association Members in a timely manner. It saves you late fees, interest, and collection charges. 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 two Unit Owners’ because of non-payment. 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.
We wanted all Owners to be aware that since June of 2007, this Board of Directors along with the assistance of Alliant Property Management were able to complete upgrades and repairs totaling $238,870.00 all without requiring an assessment to homeowners. In addition since 2007, this Board inherited a huge amount of unwarranted debt which totaled $723,000.00. This debt consisted of numerous unpaid invoices due from previous contractors dating back to Hurricane Charlie, senseless attorney bills that are currently in dispute, along with the contractor, CMSR for painting of the walkways, and the fines from the City of Fort Myers. As a result of non-payment and these items being ignored, several liens were placed on the property. That grand total figure amounts to $961,870.00 and of the 85 Units paying a savings of $11,317.64 per Unit. We saved you, $11,317.64. We are proud to convey that 90 percent of the aforementioned debt has been retired. 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. This year we will very cautiously continue with our goals to complete our previous 2008 New Year’s resolutions; security cameras (only have two more payments due) to have them up and running; upgrades to the clubhouse through volunteers only (any money expenditure is on hold); painting of walkways through our maintenance person; re-strapping of pool furniture and awnings at entrance ways (which both are currently on hold). In addition to our instilled procedures all residents now have a background check and interview with a Board member prior to moving in. We have introduced a new lease for all investors that have permission to rent their Units. It is available on the Towers’ website. We have made a very friendly, helpful “Welcome Booklet” for all new residents that is given and reviewed at the time of the interview.
First we would like to alert you to the results of the mandatory inspections of all Units for Smoke Detectors, Water Leaks, Fire Alarm and Hot Water Tank Replacement. We sent out 22 Violation / Notice letters in relation to the inspection. Our findings were astounding. As you know we first alerted all Owners in a letter dated December 1, 2008 and made the inspection announcement mandatory in July 7th, 2009’s letter; of that total 22 letters sent out, we had 6 Units immediately comply after receiving the Violation / Notice; 11 Units replaced their hot water tanks prior to their own pre-scheduled inspection; 17 Units summoned a licensed and bonded plumber to repair their water leaks. 9 Units are now required to have a licensed and bonded plumber inspect and provide the findings of their Hot Water Tank proposed replacement to the Board. One Unit has ignored the inspection completely and will be subject to fines until they comply. 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 for drywall repair, water and sewer usage, and the displacement of residents. Violations have occurred due to the lack of attention by owners for ignoring the maintenance protocol that is outlined in our governing documents. We will continue our inspections as necessarily mandated and handle all violating Owners through the fining committee. Year to date we have spent $18,025 in plumbing and drywall repairs that is not in this year’s budget. Our water and sewage bill for the last six months has averaged almost $8,000.00 per month. We urge all Owners and Owners to inform their 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.
As a Reminder:
“Bugs R Us” is now “an appointment only as needed anytime and as often as necessary” by calling, 239-337-4484.
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.
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.
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 3 listed on the Towers’ site, 9 Units on the MLS for sale and all on the Towers’ site.
Compliance issues have been very important this past year for the numerous Units that have sold. We currently have a 24% 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 extensive remodeling. 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. 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.
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.
We ask all Investor Owners and Owners to take the time to review our reminders to your Tenants, and Guests. It is your responsibility.
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 newly appointed 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.
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
The Towers Condominium Association’s official website: www.thetowerscondos.org
Alliant Property Management, LLC’s official website: www.alliantproperty.com
**Please note that this letter will be posted on the Towers’ website and can be viewed in any language of choice.** |