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.

Since our last meeting 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. There was an error on Alliant Property Management’s part where the accounting department sent out a letter to owners reflecting late payments. Those errors were acknowledged and corrected. They apologize for the mistake. 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 and pool restrooms, umbrellas, pool side tables and lounge chairs, gas grilles, gas heat for pool in winter months monitoring; monitored grounds by security cameras, lighted grounds, carports, fencing and gates; service for three elevators; private mailboxes; clubhouse needing remodeling; monitored fire alarm warning system with alarms 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. There have been some issues that arose from new owners misinformed about one of the approvals taken place by the Board of Directors. On December 18, 2008 the Board approved that Terry Ondak be paid for services rendered as “Project Manager” for the time period where he managed over $450,000.00 in projects. The payment plan for this was for two years at $1000.00 a month, payable when monies were available. His commitment and devotion to this property is overwhelming. He has continued to manage and negotiate all the projects since that time. The other bids to manage these projects were 10 to 15% of the total cost. The result of Terry not managing would have required an assessment to pay for this. No assessment was done. He is being paid for those services currently of the past. The website shows conditions of the property in June of 2007. This has been challenged by disgruntled owners and they notified the State of Florida. The Department of Business and Professional Regulations sided with the Board’s approval for the payment. The legal cost to answer the unfounded complaints could have been used to purchase the heat pump for the pool. The Board is pleased with Alliant Property Management but as stated above with the services listed in a minimum capacity to keep our costs low. We are not billed for “ala carte” services because they are being done by our President with a significant savings to the Association membership. You may recall this Association has paid almost $30,000.00 a year, in the past to manage this property. We pay only $14.70 a door or $18,169.20 a year and that has been for the last three years.

We currently have placed 16 Units in collections and we have initiated the placement of liens and foreclosure procedures through Alliant Property Management and our Board Attorney. 16 Units not paying is a tremendous amount of money ($4880.00). Not collecting this monthly fee directly effects overall operations of this complex. Many items have been addressed to help continue to maintain the property that we all have been accustomed. We have reduced our monthly elevator contract maintenance costs just recently by negotiating a new contract, resulting in a significant savings.

We have switched pool companies, reducing our cost and receiving better service. Our pool is being heated based on temperature outside and not at all in the evening on colder days or on inclement weather days. For this heating season we have been invoiced for two months $2100.00 for the propane gas, compared to last year $3000.00. We have had Patrick’s Electric update or replace our housebreakers, install surge protectors to aid in preventing damage to the Fire Alarm circuit boards from power surges; install new photocells and secure all electrical on the roof. Our “New” roof is not now so new. The Board of Directors has just recently signed a three-year, monthly maintenance program with Crowther Roofing to maintain our roof as needed. The savings of the other expense areas will pay for this, as now we are experiencing deterioration of the roof and leaks have developed. As we stated in our letter September 4, 2009, we are proud to convey that now 95 percent of the aforementioned debt has been retired. We are not at all over the hurdle yet. Numerous hours of devotion are still required. We have settled a payment agreement with CMSR for the painting. They currently have agreed to a monthly payment for this settlement that has been in process since our last meeting. The senseless attorney bill that we inherited since late of 2005, hanging over us, is being addressed. We have made a claim against our insurance company regarding this. After weeks of looking for a law firm to represent us we finally engaged with a Law firm out of Fort Lauderdale to defend our position. The lawsuit against us is for $72,000.00. Negotiations with the Board of Directors continue. We hope a conclusion will be forthcoming. Our renewal of our insurance policy that protects all common property is currently being priced. We hope not to be with Citizens. Our dilemma is that out roof was rated as concrete, not wood, since 2005. The classification has changed. Since the implementation of many maintenance programs, contract services and the overall condition of the property, we are above average. We are confident that good results will continue. Our insurance policy cost us now $51,000.00 a year. Our governing document have been recently updated and recorded by Pavese Law firm. Many new changes with the Florida Law now supersede our previous governing documents. The last year vote by the membership majority and updated Rules and Regulations previously approved by the Board of Directors was incorporated into the documents. We will notify all Association members with the availability of the governing documents and the costs to obtain. Our website has been updated with the Rules and Regulations, Nu-Air Window Specifications, approved sound underlayment (cork is no longer an approved underlayment) and many more items. Take the time to review the website.

Our security cameras have been operational since December of 2009. Having them will aid in crime reduction, though we still need your assistance. We have had some vandalism to the north elevator where someone removed the padding hanger knobs, stopping the fan and scratching the electric eyes of the door sensors. This repair cost is not included in the present service contract. The cost was over $700.00. We also had a resident that had their vehicle tires flattened another where a van door handle was damaged and another with a windshield broken. We ask for anyone immediately to report these vandals, if and when seen, to the Police. The digital capture by the security cameras is recorded and will be available to Police personal only upon acknowledgement of a report filed. The camera company will provide recordings to the appropriate agencies. Residents can view the surveillance of the cameras through the Towers’ website. Sign in and password is required. You may contact Terry Ondak and that can be provided to you.

We have denied future rentals of a Unit Owner 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. 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 9 Units needed to provide, to Alliant Property Management a current application and lease, and only 1 unit needs 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 35 Units into foreclosure at the cost of over $62,000.00 paid in advance to the Board Attorney. Of that number, two were Owner occupied Units that lost their homes, 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 deterioration and damage have come to light as well as underground shut off valves inoperable and leaking. The Board has been using Team Renovate in conjunction with Mark’s Plumbing for these major repairs. Therefore, it has been mandatory that we enforce construction times as well as immediately repair the common pipes and valves. We have Board approved bonded and insured General Contractors providing the service of remodeling for the Unit Owners.

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 may 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 are 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 entranceways; and heat pump (which are currently on hold). The painting of walkways through our maintenance person will begin as soon as settlement is completed with CMSR. 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, showerheads 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 unnecessary displacement of residents. Since the mandatory inspection and the plumbing corrections like repairs have occurred, we have a $2,000.00 reduction in costs of water and sewer usage. Sincere thanks to all Units that have complied. We will continue our inspections as necessarily mandated. Next inspection will begin in June of 2010. Year to date, December 2009, we have spent $30,025 in plumbing and drywall repairs. 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 affect timely repairs.

Compliance issues have been very important this past year for the numerous Units that have sold. We currently have a 23% 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 planning on remodeling. Board approved vendors is required. Compliance to the governing documents is imperative. Zero tolerance for non-compliance. The Board of Directors has pursued legal complaints filed in the Lee County court system against Unit Owners through our Board Attorney this previous year and presently, as it relates to noncompliance of our governing documents relative to remodeling, specifically window replacement and proper floor sound proofing underlayment.

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 per our agreement. This also included the Pool Company, Our Plumbers as well as the Elevator Service.

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 important or if interest. 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 New CAM, Marielena Durante from Alliant Property Management, LLC at 239-454-1101 in writing.

Any questions for rental inquiries should be directed to Sandy Geelen or Terry Ondak. If you have any billing questions, please direct them to Colin Jenkins.

The Towers Condominium Association’s official website: www.thetowerscondos.org
Alliant Property Management, LLC’s official website: www.alliantproperty.com

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 239-321-7700 or dial 911.*

Please support and vote for your current Board of Directors on the upcoming election so we may continue our goals!

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: Marielena Durante (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.**