● Landscaping. ● Laundry facilities (if provided). ● Pool and spa. ● Security equipment and systems. ● Trash disposal. ● Water and sewage.
systems to keep them in good operating condition. These include, but are not limited to: ● Air conditioning and heating (HVAC). ● Electrical and lighting. ● Elevators. ● Fire-Life safety. ● Generator. Maintenance Condominium developers are required to provide a building maintenance and replacement report for all condominiums created after October 1, 2008. This report details required maintenance, useful life, and replacement costs of common elements, and should be used to establish maintenance Property inspections Management must ensure that regularly scheduled inspections of the building, grounds, and equipment are conducted by the chief engineer, maintenance supervisor, and/or vendors who are employed to maintain specific types of equipment, such as elevators, cooling towers, and generators. Some services can Preventative maintenance Preventative maintenance and prompt and complete repair of damage to buildings, balconies, roofs, parking garage and lot, roadways, pool and spa, other recreational facilities, seawall, cooling towers, generators, elevators, air conditioning, heating, electrical, plumbing, sewage and trash disposal equipment, and other property must be accomplished to prevent untimely breakdowns, deterioration of buildings, and subsequent loss of property value. Installation and maintenance of current building code compliant shutters or impact-resistant glass is essential to prevent or minimize hurricane damage and reduce the cost of insurance. It is essential to maintain all fire safety systems, including the fire alarm panel, standpipe system, pumps, sprinklers, hoses, and exit and evacuation signage in good operating condition. A The bidding process When preparing for large expenditures like repaving, painting, or reroofing, the CAM and board will request competitive bids to be reviewed by the board. Florida law provides the following guidance in this area for condominium and HOAs: ● Condominiums, F.S. 718.3026 - Contracts for products and services; in writing; bids; exceptions. Associations with 10 or fewer units may opt out of the provisions of this section if two-thirds of the unit owners vote to do so, which opt-out may be accomplished by a proxy specifically setting forth the exception from this section. ○ All contracts as further described herein or any contract that is not to be fully performed within 1 year after the making thereof, for the purchase, lease, or renting of materials or equipment to be used by the association in accomplishing its purposes under this chapter, and all contracts for the provision of services, shall be in writing. If a contract for the purchase, lease, or renting of materials or equipment, or for the provision of services, requires payment by the association on behalf of any condominium operated by the association in the aggregate that exceeds 5 percent of the total annual budget of the association, including reserves, the Government permits Some repairs or renovations require permits from a local government. This usually requires a licensed and insured contractor to submit detailed plans. These plans, typically created by a professional engineer or architect, are submitted to the local government-building department for approval. The association cannot carry out such repairs or renovations until it receives the necessary authorization from the local government. Before the contractor completes the work, the local government
standards. The CAM should review operating manuals with the maintenance supervisor and/or consult with professionals to establish the requirements for performing maintenance and repairs on specific components.
be provided by trained, but unlicensed, in-house employees. Florida statutes require other services, such as elevator and generator inspections and maintenance, to be performed by a contractor licensed or certified for that specialty.
fire-life safety plan that is created or developed by a licensed or certified professional engineer or architect and approved by the local fire department is required by F.S. 633 and other statutes. Included in routine, preventative, and special property inspections are components such as:
● Exterior components. ● Interior maintenance. ● Common area maintenance.
● Utility maintenance. ● Roof maintenance.
● Exterior and interior painting of common areas. ● Repaving, striping and/or sealcoating parking areas. ● Mold prevention and mitigation.
association shall obtain competitive bids for the materials, equipment, or services. Nothing contained herein shall be construed to require the association to accept the lowest bid. ● Homeowners’ Association, F.S. 720.3055 3055 - Contracts for products and services; in writing; bids; exceptions. ○ (1) All contracts as further described in this section or any contract that is not to be fully performed within 1 year after the making thereof for the purchase, lease, or renting of materials or equipment to be used by the association in accomplishing its purposes under this chapter or the governing documents, and all contracts for the provision of services, shall be in writing. If a contract for the purchase, lease, or renting of materials or equipment, or for the provision of services, requires payment by the association that exceeds 10 percent of the total annual budget of the association, including reserves, the association must obtain competitive bids for the materials, equipment, or services. Nothing contained in this section shall be construed to require the association to accept the lowest bid. must inspect the repairs or renovations to ensure that they meet or exceed building code requirements. Once that occurs, the association completes the project and files the necessary paperwork to close its government permit. If the association fails to file these documents, the project will remain open and incomplete in the local government files. This may create problems for the association and its members at a later date.
EliteLearning.com/CAM/Florida
Book Code: CAMFL1524
Page 46
Powered by FlippingBook