Bermuda Bay Condominium Newsletter

Summary from the 10/14/2024 meeting at 11:00am

Rafael Ferreris-Property Mgr., King Butler- Head of Maintenance, Tori Elvir- President, Chris Boyd- Secretary, Niko Lyons- Palm Insurance, Rapid Response- Jeff Nash Project Manager and Jesus- Onsite Mgr.

1. We are awaiting the schedule from the abatement company (Cross Environmental) so that we can notify owners of the first-floor units. (Should be available sometime today or tomorrow)

2. The plan will be for each building.

a. Abatement will take one week (Asbestos work – covering, removal of dry wall, baseboards, etc.) – owners must be out of unit while this is being done. They will seal, apply negative pressure, use misters, etc. Hygienists will come back in and test again to make sure that it is safe for return.

b. Rapid will then come back in and do the rest beginning with Cleaning – 1-day Disinfectant Bioesque will be used to sanitize and prevent mold. Cleaning is a systematic cleaning with a wire scrub, disinfectant, etc. to ensure the prevention of mold. Topical disinfectant will be applied to Tile. The adjuster determines if tile needs to be removed.

c. Drying – 3-5 days

d. Rebuilding (BOARD VOTE REQUIRED – installation of drywall, texture, priming) – Time frame 6-8 days on this rebuild. The Board will END THEIR RESPONSIBILITY HERE. (see #3) Insurance will cover this amount, and it will be deducted from the Bermuda Bay payout from insurance. WE ARE LOOKING AT A REBUILD TIME FRAME TAKING 3-4 WEEKS. This could be shortened if more workers come in, but this is a good estimate. Better to err on the longer side. Daily moisture mapping will continuously be done.

e. Owners MAY contract individually with Rapid Response’s residential division if they would like Rapid to continue with a rebuild such as baseboards, flooring, cabinets, etc. The level from basic to premium will be discussed with each individual owner and they can sign an individual contract with Rapid if they want them to perform these services. Owners DO NOT have to go this route and can hire anyone that they want to. The Association will not be any part of this.

3. Bermuda Bay will be cut a check for the Association.

a. The insurance adjuster gives the carrier his findings.

b. Insurance will make an evaluation from the findings and cut us a check.

c. The findings will be detailed per unit/per building.

d. The deductible will already be taken from the payout.

e. “Payouts per unit will be decided based on the adjusters report”.

4. Rapid is working on the clubhouse now. BOARD VOTE REQUIRED – replacement of all replaceable components, drywall, flooring, baseboards, cabinets. There is NO ASBESTOS in the clubhouse.

5. Damage from Hurricane Milton will need to be looked at by the insurance adjuster again, and the deductible will need to be paid out again.

a. Example: Roof on 54 will be a $42,900.00 deductible

b. 5% Hurricane pay deductible.

Misc. Questions:

1. Damaged furniture must be removed by the owners. They can have it placed out on the street outside of our property for the debris retrieval company to collect and disperse. The Bermuda Bay dumpster is full. Ray is looking into getting a Gateway dumpster, but nothing yet. No furniture is included in our claim and again will fall under your personal flood insurance. Damaged furniture at this time should be placed outside the West Gate to the right of the brush pile. This is only for damaged furniture by flood water. Smaller bags of trash/debris should be bagged up and disposed of in the compactor or dumpster when it arrives.

2. Pools are not covered by our flood policy.

3. Landscaping is not covered by our flood policy.

4. Beach restoration is not covered by our flood policy.

5. Damages such as the fences and the maintenance shed will not meet the deductible, so the Association will have to deal with that cost.

6. Interior doors that were affected will be removed during the removal process to ensure that no contaminated materials are left behind during the drying process. Interior doors will have to be discarded.

7. Front doors metal/fiberglass will remain and be cleaned

8. Anything porous that was affected (example: paper, carboard boxes, etc.) will need to be discarded

9. Any non-porous objects that can be wiped down with disinfectant can remain. (See what constitutes an acceptable disinfectant)

10. Displaced living costs must come from each individual’s personal line of flood insurance. Also see FEMA and their guidelines to apply for this as an individual.

Rapid has asked us to convey information to the owners. They are slowed down daily by the barrage of questions they are being asked. We will be designing a flyer with information to be put on everyone’s doors, email blasted and put into the newsletter so that everyone will have a better understanding of what lies ahead. Some people still do not have full power currently or cable or internet. We thank you for your patience during this trying time. We appreciate the community’s cooperation and collaboration with helping to clean and making sure that their neighbors are safe and taken care of.

Schedule as of October 15, 2024

10/15-10/22 - Building 63 - Abatement process, cleaning, begin drying (Relocate on 10/14/24)

10/18-10/25 - Building 64 - Abatement process, cleaning, begin drying (Relocate on 10/17/24)

10/21-10/28 - Building 62 - Abatement process, cleaning, begin drying (Relocate on 10/20/24)

10/24-10/31 - Building 66 - Abatement process, cleaning, begin drying (Relocate on 10/23/24)

Reconstruction of walls will follow behind the drying process.

It's unthinkable and heart wrenching to have to replace treasured items and spaces that you have spent money remodeling yourself when a disaster strikes. While there will be a payout to unit owners from the Bermuda Bay Flood Policy, but FEMA will have to cover the rest when it comes to flooding. Most HO6 policies will not cover flood damage. They will cover the damage that came from Hurricane Milton in most cases. HO6 WILL COVER fire or lighting, Windstorm or hail, explosions, riot or civil commotion, damage from an aircraft, vehicle, smoke, vandalism, theft, or a volcanic eruption. HO6 will NOT cover in most cases - flooding, earth movement, power failure, routine weather, and intentional damage. Be sure to check with your agent on your policy and what disasters it will cover.

“HO6 insurance,” condo insurance can cover liability claims, damage to your condo unit and belongings, and additional living expenses if you’re unable to stay in your residence due to a covered incident.

An HO6 can cover -

Individual unit areas: Floors, inner walls, plumbing, electrical, carpeting, cabinets, and other built-in fixtures

Personal belongings: Furniture, clothing, kitchenware, and electronics

Valuables: Jewelry, art, and other valuables at specified limits

Residential insurance coverage — whether for home or condo owners — isn’t required by law, but many mortgage lenders will require condo owners to get enough coverage for the structure of the condo to protect their investment.

Private Flood Insurance is coverage that insures commercial and residential property against the peril of flood, not offered through the National Flood Insurance Program. Flood insurance usually is a separate policy designed to help protect your home and belongings if they are damaged in a flood. Standard property insurance policies, such as homeowners insurance, typically do not cover flood damage.

Most flood insurance policies currently providing coverage in Florida are underwritten by the National Flood Insurance Program (NFIP). The NFIP is managed by the Federal Insurance & Mitigation Administration which is a part of the Federal Emergency Management Administration (FEMA). Currently, 1.1 million policyholders in Florida hold $321 billion in coverage. But many Floridians have no flood coverage. About 25 percent of all flood insurance claims come from areas with low-to-moderate flood risk. On average, only two inches of water in your home can cause $7,800 or more in damage.

Residents can purchase a flood insurance policy if their community participates in the NFIP, no matter their flood risk. Even in areas that are not flood-prone, insurance is a good idea.

So if Hurricane Milton caused damage from wind and rain that came from above (not rising waters) an HO6 could come in handy to help you cover the damages that you incurred from the storm. Two different hurricanes that demand two different coverages.

FLORIDA — As Hurricane Milton evacuees return to Florida days after the storm made landfall in the Sarasota area Wednesday night, many areas remain without power and gas is in short supply.

On the heels of Hurricane Helene, which hit less than two weeks earlier, Category 3 Milton ravaged the Tampa Bay area and other central Florida communities, left at least 3.4 million customers powerless and killed at least 23 people, AccuWeather said.

“Even up here in Hernando County, some stations have no gas at all. The ones that do have lines a half mile long,” Dana McCarron told Patch. “(I) saw someone literally pushing their car in the gas line because they ran out.”

Florida saw one of its largest evacuations in recent decades ahead of Milton, according to The Washington Post. Data shows that many left coastal communities before evacuation orders were issued. By the time the hurricane hit, only about 1 in 10 people remained at home in places like St. Pete Beach and Treasure Island, which were both recently devastated by Helen.

President Joe Biden surveyed some of the hardest-hit communities in Tampa and St. Pete Beach on Sunday. During his visit, he announced more than $600 million in energy projects for hurricane-affected areas.

Tiffany Razzano,Patch Staff

Posted Mon, Oct 14, 2024 at 10:00 am ET|Updated Mon, Oct 14, 2024 at 10:25 am ET

Hurricane Milton did a little wobble which saved Bermuda Bay from extensive storm surge damage, but because we were on the north side of it - we experienced high winds and intrusive rain from all directions. Roofs were damaged, fences were bent, windows were broken, and debris lies everywhere. You can get the drift from the pictures below. Community members have banded together to provide clean-up and support to those who still have minimum power, cable, and internet. This is going to take time, money, and a lot of patience, but "WE WILL GET THROUGH THIS TOGETHER!"

The most important thing was that no life was lost at Bermuda Bay. Most people did evacuate to higher ground, a place with friends and family, and to locations outside of the path. The Morrison party of five fled to the Villages. Jonathan and his mom took refuge at the Embassy Suites, and Chris and Dan made their way to Ft. Lauderdale where there wasn't a cloud in the sky or the hint of a hurricane anywhere.

Here is your opportunity to get involved in helping make the best decisions for Bermuda Bay. Intent To Run Forms are due by October 28, 2024. Two spots will be open. Forms can be obtained through the office and on our website.

Current Contact information for the Board:

President - Tori Elvir - bermudabaypresident@gmail.com

Vice- President -Roger Daisly- bermudabayvicepresident@gmail.com

Treasurer - Mike Martin - bermudabaytreasurer@gmail.com

Secretary - Chris Boyd - bermudabaysecretary@gmail.com

Director-at-Large - John King- bermudabaydirectoratlarge@gmail.com

Rafael Ferreris Jr., Property Manager: - bbbmanager@condominiumassociates.com

Administrative Assistant: Jen Sullivan - bbboffice@condominiumassociates.com

Bermuda Bay Office: 727-864-0735

Bermuda Bay Security Phone Number: 727-212-9963 (Current guards - Alex Prince - Sunday - Thursday; and Justin Ricks - Friday & Saturday)

If you have an after hours emergency, please call Condominium Associates at 727-573-9300 or reach out to a board member for assistance.

Police Non-emergency: 727-893-7780

Police Emergency: 911

Bermuda Bay Clubhouse WiFi: Username: Bermudabayclubhouse (it should pop up)

Password: bbclubhouse

We do have a separate web page called https://www.bermudabaystpete.com/

The password had to be updated, as passwords are occasionally.

Username: BBB (which is the same) and the new Password is: beachcondos

This is NOT the official website of Bermuda Bay, but we try and keep this one updated for your pleasure. The workable website for work orders, payments, documents, etc. is the https://condo.cincwebaxis.com/ and is maintained by CA

The cream has definitely risen to the top - as we take the time to acknowledge the above and beyond efforts that our CA staff has done to ensure the safety and well-being of our community. We are so lucky to have a staff that genuinely cares for our community, puts in extra hours, patiently addresses each and every owner, and works hard to maintain communication to everyone. Please take the time to "thank" each one of them for all that they do for us during disasters and in their everyday operations. Please accept our heartfelt "THANKS" to Ray, Jenn, King, and Carlos! The Board also recognizes the volunteer efforts of our community members who have spent countless hours in clean up and helping our neighbors get back on their feet. EVERYONE is appreciated.

ARC COMMITTEE - Jennie Creighton - jenniecreighton@tagpartners.org

Beach Restoration Committee - Kerry Morrison - Imzchef@comcast.net

Courts and Sports Committee - Robin Ward - Rifkasema@gmail.com

Environmental Committee - Vic Vena bigvic01@icloud.com

Kayak/Trailer and Boat Committee - Barbi Martinson boutfintime101@gmail.com

Landscaping Committee- Cindy Hansen cindyhansen.travel@gmail.com

Pool Committee - Cindy Vena cyvena@icloud.com

Review Committee- Patti Brazil brazil.patty@gmail.com

Security Committee: Peg Daisley- MDaisley@msn.com

Paul Terry spoke at the TownHall meeting to explain the history and forward movement of the Stair/Balcony Project. All the details cannot be outlined here at this time, due to their legal nature, but the solutions were positive. What can be mentioned is moving forward with a construction company that understands defect engineering/construction and can fix the problems at hand. The Board voted to create a Contract Review Committee with Juergen Hofheinz as chair, to review all construction contracts moving forward. Joseph Collins is also a member of this committee and will lend his expertise as the owner of a construction company and many years in the business. The committee is looking for one more person who has the background and interest in serving the community. Please contact the property manager if interested in this position.

We will begin a mediation discussion towards settlement on October 28. We will keep the community informed of that progress.

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Christina Stokes shared some educational information on the Bermuda Bay owners page. We recognize that this page has a limited audience - so we thought that we would share her hard work and information here - where everyone can see it.

Let’s break down the key parts of the budget and what pooled reserves are all about.

1. Operating Budget This is the day-to-day budget for the condo. It covers regular, recurring expenses like:

• Landscaping
• Cleaning
• Utilities (water, electricity, etc.)

• General maintenance
• Management fees
Think of the operating budget as the cash needed to keep everything running smoothly every month.

2. Reserve Budget
The reserve budget is for long-term, major repairs or replacements. These are things that don’t happen every year but will eventually need attention, such as:

• Roof replacements
• Swimming pool repairs
• Painting the buildings
• Paving the parking lot
This budget helps ensure we have enough money set aside when something needs to be fixed or replaced.

3. Pooled Reserves
Rather than having separate accounts for each item (roof, pool, painting, etc.), pooled reserves combine all reserve funds into one account. The benefit? Flexibility. If one project needs more money than expected (like a pool repair), we can tap into the pooled reserves instead of being restricted to a specific fund. Budget Breakdown: Every month, Bermuda Bay receives $240,318.00 from owners to cover the community’s expenses. Of that amount, $37,500.00 is dedicated to funding the reserve budget.

. Fun fact: In 2015 Bermuda Bay owners voted to adopt pooled reserves.

Bermuda Bay's Operating Budget does contain a few more items than listed above. Every condominium designs their own. Ours specifically includes:

Payroll expenses - salaries

Administrative: Bank charges/coupons, Loan interest, Division fees, federal, state, and local taxes, professional fees, stair project loan payment, licenses, permits, and fees, office and administrative, Property Mgmt. Contract.

Utility: Cable, electricity, telephone, water and sewer, water/reclaimed, water/storm, Trash

Repairs and Maintenance: Beach maintenance, building and exterior, building supplies, janitorial contract, janitorial supplies, plumbing, electrical, pool repair, pool supplies, pool contract, laundry rooms (gas), security gate repair, security contract, tool/equipment repairs, lift station repairs, lift contract, gate openers, tractor repairs, grounds contract, grounds maintenance, sprinklers, pest control, trees

Insurance: Insurance expense, Flood, G/L umbrella, D&O, W/C, etc.

A reserve study is an analysis conducted to help the condo association plan for the future. It estimates the cost and timeline for major repairs or replacements of shared property components, such as roofs, parking lots, pools, and other common areas.

Key Parts of a Reserve Study

Inventory of Property: Lists all the items the association is responsible for maintaining (e.g., roofs, paint, sidewalks, etc.).
Condition Check: It evaluates how much longer these elements will last and when they’ll need to be repaired or replaced. For example, if the roof has 10 years left before it needs to be replaced, the study will reflect that.
Cost Estimation: It forecasts how much those future repairs will cost. This is usually factored into regular condo fees. A reserve study helps prevent surprises by ensuring the association saves gradually over time. In short, a reserve study provides clarity for owners, giving everyone a clear picture of what major repairs are coming. The association usually conducts a reserve study every three years and the most recent study is available on the association’s website.

The reserve study provides recommended funding amounts for each year going forward to keep us on track for long-term needs.


Fully Funded Reserves: This means we’ve set aside 100% of the funds recommended by the reserve study to cover future repair or replacement costs of our community’s assets.

Partially Funded Reserves: This is when we’ve saved some of the recommended funds but not the full amount. While this can help keep costs lower in the short term, it may mean special assessments or higher fees in the future if major repairs come due.

What does Bermuda Bay have?
In 2023, owners voted to partially fund reserves.

Best regards,

Rafael Ferreris Jr, LCAM

Bermuda Bay Beach Property Manager

BBBmanager@condominuimassociates.com

As you can see:

2025 - reserve costs projected in 2022 would be $1,487,685.00

2026 - reserve costs projected in 2022 would be $544,765.00

2027 - reserve costs projected in 2022 would be $860,578.00

Total: $2,893,028.00

This DOES NOT include the Balcony/Stair project, Hurricane damage, the $225K loan at 8% interest that we wanted to eliminate, nor does it include the Aticus study warning us about the underground water intrusion that can take place. (See September Special Financial newsletter for details). The Stair/Balcony project could be another $500,000.00 or more and the attorney fees moving forward protecting us from a law suit could be as high as $100,000.00 (All Estimations). Just some numbers to be thinking about We will also possibly need to include the shortfall of another $200,000.00+ in the special assessment to fund the reserve. We don't want to have continued special assessments every year.

The Board is considering TWO special assessments. One covering overages and hurricane damage that would be paid upfront...no monthly payments. The rest that would cover 2025 reserve projects that could be a monthly pay out. Many options are being looked at. NOTHING HAS BEEN DECIDED ON THIS FRONT. We don't know what the REAL balcony/stair costs are going to be and it is important that we are as transparent and correct with our numbers as we can possibly be. Everything is STILL IN DISCUSSION!

The only things that has been decided are your COA dues for 2025. (SEE ABOVE)

WE WILL BE ELIMINATING PAYMENT COUPON BOOKS, SO EVERYONE WILL NEED TO GET ONLINE TO MAKE THEIR PAYMENTS OR DO THEM DIRECTLY.

We will be providing some tutorials and assistance for those who are not familiar with paying online. The office will be more than happy to walk you through the process and assist with getting you set up.

• Since we found out it is illegal to give an incentive to those that pay upfront - those that did would not have to pay interest and fees associated with the monthly coupons.

The Board will continue to look for ways to cut the budget and to keep COA fees done. We will be asking the community to weigh in on ways to be protective of our community. Guards did many important jobs, but at the end of the day the price of $95,000.00 was too much in the eyes of most. Guards did help us identify people without parking tags, illegal vehicles, people without leases, and illegal renters. We will work with CA on ways that we can solve these issues. A date for the onsite guards to be suspended is yet to be determined. They continue to monitor as of now.

We are also looking at the laundry mats to see if changing gas to electric, or a new way to make money off the machines is purposeful. Any and all solutions are on the table - so don't think that any solutions will be ignored.

Since the abatement process has begun, residents must find places to stay while the asbestos is being removed from their units. This process takes a week and perhaps even longer if owners need to be out for cleaning, drying, and rebuilding. The Board is WAIVING the mandatory thirty (30) days and is seeking owners who would be willing to rent to Bermuda Bay residents who need a place to go. This is only being waived for Bermuda Bay residents who are being displaced during the restoration. Please consider providing this opportunity for your neighbors...we have so many who need a safe place and they want to be close to their units.

OTHERWISE...

Bermuda Bay has a MINIMUM 30 day lease policy...that means no lease is acceptable with less than 30 days. No leases under 30 days will be permitted. You must also have your $100.00 application fee accompanying your documentation or your lease will be refused. Most owners that lease - follow this policy, but for the few who do not, it could cause a very unpleasant circumstance when your poor tenant arrives. Please follow the rules -they are being enforced.

If you have a long term lease that has expired for over a month, you will be required to pay the application fee and update the lease information. Those that rent need to keep on top of expiration dates and keeping all rental agreements current and up to date. The Bermuda Bay office is not a leasing office. The responsibility falls on the owner.

The WORK ORDER system in the Condominium Associates (CA) web site is best way to report a repair that is needed (it's not for urgent or emergency matters). When you sign into your CA account, click on OWNER INFORMATION and you'll see that the last item on the drop-down menu is WORK ORDERS. The nice thing about this is you can attach photos, videos. You will be assigned a Work Order number and you can check in on it, and add further comments if necessary. Our property manager uses this work order system to become aware of maintenance issues, assign them to someone, and follow up on them. We know that it often seems like nothing is getting done, but without maintenance help, it is almost impossible to address the many work orders we have. Nevertheless, they are being prioritized and in the cue as soon as we have the staff and the money to address them.

Recently I've been alerted to the fact that several work orders have been closed prematurely, without the work being fully completed or even started in some cases. While it's fine to submit new work orders, a more efficient approach would be for owners to email me directly at bbbmanager@condominiumassociates.com and let me know the condition of the work.This way, I can reopen the existing orders. Reopening helps maintain the chronological order of the queue and preserves any existing notes or photos attached to the original work order.

Please continue to log all your requests and needs through work orders. We are now holding daily meetings to prioritize and ensure efficient, timely completion of these tasks.

Let's keep moving forward into the beautification of the property!

Bermuda Bay Beach Condominium Association, Inc.

Everyone needs to fill out an ARC application no matter what work you are doing, just for the record. Some work does not need any approval by the ARC committee, but your application will go into your permanent unit file for future reference if ever needed. It also lets us know what vendors will be on property to do work.

Other ARC work will need approval by the committee. Once it is approved by the ARC committee it is moved forward to the Board of Directors who will vote on it at a Board meeting. Plumbing, Electric, and Structural are major and need ARC committee approval. Second story flooring needs approval and a few other things as you can read below.

Also remember - per our new amendment to our documents - you must measure your balcony/lanai if you wish to keep your dimensions for the future. As continued work needs to be done - replacement will hinge on the documentation you are supplying now to the office.

Procedure to follow when filing an ARC application

Owner completes form and gives to office.

Office sends to ARC meeting

All NEW ARC forms MUST be submitted by the first Friday of each month so they can be added to the agenda in time for our Monthly meeting.

ARC holds its MONTHLY Meeting on the Second Wednesday of the Month

ARC committee makes our recommendations to the Board-We give to Board by the second Friday of the month so it can get added to board agenda and packet.

Board has meeting on THIRD WEDNESDAY of each month. They Vote.

Office Manager informs owner of Board decision and any adjustments or info is exchanged and documented.

Office Manager places ARC board notes etc… in the unit file for permanent record of work done within units.

Owner informs to Office Manager schedule of workers on the property. Contractor phone numbers should be on the ARC to help management if there is a problem or confusion of any kind.

Email: bermudabaymgr@condominiumassociates.com
Website: https://condo.cincwebaxis.com/
Location: Bermuda Bay Beach and Racquet Club, 4201 38th Avenue South, St. Petersburg, FL 33711, USA
Phone: 727-864-0735
Twitter: @BermudaBayStP