DeSantis says it’s time for special session to deal with condo crisis (01/07/2025)
Construction Images (01/06/2025)
Construction Images (12/08/2024)
Images courtesy of Juan Torrejon from condo #404
Tiki & Pool Update (11/18/2024)
Good Morning Everyone,
I hope everyone is well and getting ready to head down to JBE. It will be noisy for a while longer, but the warmth is really better than the cold.
We noticed that the Tiki hut is leaning and has dropped on the Western end. Further investigation found it infested with termites. We obtained bids for its replacement ranging from $3500 to $7500. The original supports were just put into sand, and the contractors will be using concrete for better support. It will be constructed higher, a bit longer, and wider, with only four main supports rather than six. The supports will be thicker and allow for a more wide open space. Portions of the deck will have to be removed before the supports can be installed. Further examination has revealed that the deck supports and areas of the decking are severely rotten. The entire deck should be removed instead of installing wood again, which will rot but also need constant repair, as it has over the years. A new concrete patio will cost no more than wood but will require nearly zero maintenance. It will be colored, stamped, and sealed. The cost will be $18,000, including the Tiki replacement cost. We want to commence immediately. It will take one to two weeks to complete.
Also, I am sad to report that our pool heater has passed away after over four years of dedicated service. There won't be any calling hours, and no donations are requested. The cost to replace has been estimated at around $5000-$6000. Bids are being secured. We are looking into installing a heat pump rather than a gas replacement. We use almost $7000 of gas annually. Of course, it will use electricity, but nowhere near as much as we are spending currently on gas. Once we receive all the bids, we will proceed with the replacement.
We'd like your vocal support to proceed as soon as possible so we can keep using the Tiki and pool. Please respond by email so we can proceed quickly.
RESPOND TO THE BOARD - CLICK HERE!
Annie, Terry and Fred
I hope everyone is well and getting ready to head down to JBE. It will be noisy for a while longer, but the warmth is really better than the cold.
We noticed that the Tiki hut is leaning and has dropped on the Western end. Further investigation found it infested with termites. We obtained bids for its replacement ranging from $3500 to $7500. The original supports were just put into sand, and the contractors will be using concrete for better support. It will be constructed higher, a bit longer, and wider, with only four main supports rather than six. The supports will be thicker and allow for a more wide open space. Portions of the deck will have to be removed before the supports can be installed. Further examination has revealed that the deck supports and areas of the decking are severely rotten. The entire deck should be removed instead of installing wood again, which will rot but also need constant repair, as it has over the years. A new concrete patio will cost no more than wood but will require nearly zero maintenance. It will be colored, stamped, and sealed. The cost will be $18,000, including the Tiki replacement cost. We want to commence immediately. It will take one to two weeks to complete.
Also, I am sad to report that our pool heater has passed away after over four years of dedicated service. There won't be any calling hours, and no donations are requested. The cost to replace has been estimated at around $5000-$6000. Bids are being secured. We are looking into installing a heat pump rather than a gas replacement. We use almost $7000 of gas annually. Of course, it will use electricity, but nowhere near as much as we are spending currently on gas. Once we receive all the bids, we will proceed with the replacement.
We'd like your vocal support to proceed as soon as possible so we can keep using the Tiki and pool. Please respond by email so we can proceed quickly.
RESPOND TO THE BOARD - CLICK HERE!
Annie, Terry and Fred
Construction Update (11/13/2024)
As we reported last month there is progress but it is slow.
The concrete contractor is still working on stacks 1 - 4. An additional swing stage was added in the beginning of October as well as an additional crew in an effort to move things a little faster.
There has been significant work required on reinforcing the windows and doors. That is now completed on stacks 1 - 4. The contractor is now in the process of replacing the balconies. The balconies of 301 - 302 and 403 - 404 were poured on 10/28. They need a week to cure and then the forms will be removed. The concrete on the balconies then needs additional time to final cure before they can be used for support. Once cured, the supports will be installed so that the next balcony can be removed.
Once the balcony is removed the rebar is installed and the forms for pouring the concrete will be built. That process takes about 2 weeks. The engineer must then inspect the rebar and forms before they are poured. When the balcony is being poured the concrete is being sampled for testing.
Balconies 501 - 502 and 503 - 504 are in process as this report is being prepared. Balconies 401 and potentially 402 will be removed and replaced immediately after.
The next process is to prepare the support around the sliding glass doors. As explained in the last update, the hurricane sliding glass doors must be attached to concrete on all 4 sides. Several of the sliders on stack 1 & 2 had hurricane doors installed and supported correctly but there are 2 that will need to be corrected. After that is completed, the living room walls will have stucco applied. Any remaining new hurricane windows will then be installed and stacks 1 & 2 will be ready for paint, the balconies waterproofed and the railings installed.
Stacks 3 & 4 are going to require additional work around the old non-hurricane sliding doors. The new hurricane sliding doors are equal to or larger than the existing sliders but do not fill the entire space. There will be a temporary dust wall installed inside the condo, the slider will be removed and the excess space will be filled with concrete and/or concrete block along with rebar to fit the opening of your new hurricane door. Unfortunately, the area around the door on the inside is going to be damaged and need repair after everything is completed.
After the stucco is completed and all the new hurricane doors and windows are installed, Stacks 3 & 4 will be ready for paint, the balconies waterproofed and the railings installed.
As recommended previously, the screens should be removed from all doors and windows and stored inside until the concrete work is completed and the painting is finalized on your stack. In addition, make sure that when the condo is cleaned the dirty water is dumped outside where we wash the cars. DO NOT dump the dirty water down the sink or toilet as the concrete dust when water is added turn back into concrete that will clog our system which will be very expensive to correct.
The concrete work on stacks 1 - 4 should be completed around the end of the year. After which, stacks 5 -7 will have the concrete work started and go through the same process as explained for stacks 1 - 4. This section is expected to take a minimum of 60-90 days.
In addition to the work being done on the south and east side, the windows on the north and west side also need to be structurally reinforced as explained before. For now, only the bedroom windows which are larger are being reinforced. As of 10/31, the majority of the 1st floor have been reinforced and are being filled with concrete.
It is important to point out that the structural support to the windows and doors, the filling of the excess space on the sliding doors, the additional balcony removal and the electrical work necessary to replace the rusted-out conduit and boxes were not in the initial bid because they were not discovered until the construction began. The work is required to be done and will require an additional special assessment as soon as a reasonable estimate can be determined. Because the additional concrete work requires additional time to complete, the board anticipates that any additional assessment will occur similar to the current assessment by extending the current payments for a few additional months.
Thank you for your patience and understanding.
The concrete contractor is still working on stacks 1 - 4. An additional swing stage was added in the beginning of October as well as an additional crew in an effort to move things a little faster.
There has been significant work required on reinforcing the windows and doors. That is now completed on stacks 1 - 4. The contractor is now in the process of replacing the balconies. The balconies of 301 - 302 and 403 - 404 were poured on 10/28. They need a week to cure and then the forms will be removed. The concrete on the balconies then needs additional time to final cure before they can be used for support. Once cured, the supports will be installed so that the next balcony can be removed.
Once the balcony is removed the rebar is installed and the forms for pouring the concrete will be built. That process takes about 2 weeks. The engineer must then inspect the rebar and forms before they are poured. When the balcony is being poured the concrete is being sampled for testing.
Balconies 501 - 502 and 503 - 504 are in process as this report is being prepared. Balconies 401 and potentially 402 will be removed and replaced immediately after.
The next process is to prepare the support around the sliding glass doors. As explained in the last update, the hurricane sliding glass doors must be attached to concrete on all 4 sides. Several of the sliders on stack 1 & 2 had hurricane doors installed and supported correctly but there are 2 that will need to be corrected. After that is completed, the living room walls will have stucco applied. Any remaining new hurricane windows will then be installed and stacks 1 & 2 will be ready for paint, the balconies waterproofed and the railings installed.
Stacks 3 & 4 are going to require additional work around the old non-hurricane sliding doors. The new hurricane sliding doors are equal to or larger than the existing sliders but do not fill the entire space. There will be a temporary dust wall installed inside the condo, the slider will be removed and the excess space will be filled with concrete and/or concrete block along with rebar to fit the opening of your new hurricane door. Unfortunately, the area around the door on the inside is going to be damaged and need repair after everything is completed.
After the stucco is completed and all the new hurricane doors and windows are installed, Stacks 3 & 4 will be ready for paint, the balconies waterproofed and the railings installed.
As recommended previously, the screens should be removed from all doors and windows and stored inside until the concrete work is completed and the painting is finalized on your stack. In addition, make sure that when the condo is cleaned the dirty water is dumped outside where we wash the cars. DO NOT dump the dirty water down the sink or toilet as the concrete dust when water is added turn back into concrete that will clog our system which will be very expensive to correct.
The concrete work on stacks 1 - 4 should be completed around the end of the year. After which, stacks 5 -7 will have the concrete work started and go through the same process as explained for stacks 1 - 4. This section is expected to take a minimum of 60-90 days.
In addition to the work being done on the south and east side, the windows on the north and west side also need to be structurally reinforced as explained before. For now, only the bedroom windows which are larger are being reinforced. As of 10/31, the majority of the 1st floor have been reinforced and are being filled with concrete.
It is important to point out that the structural support to the windows and doors, the filling of the excess space on the sliding doors, the additional balcony removal and the electrical work necessary to replace the rusted-out conduit and boxes were not in the initial bid because they were not discovered until the construction began. The work is required to be done and will require an additional special assessment as soon as a reasonable estimate can be determined. Because the additional concrete work requires additional time to complete, the board anticipates that any additional assessment will occur similar to the current assessment by extending the current payments for a few additional months.
Thank you for your patience and understanding.
Construction Update (10/31/2024)
There are several items that you need to understand about the construction project that is currently underway.
1. Screens. If you have screens in your windows and or your sliding door, you need to remove them and store them inside until the concrete work is concluded. The reason for this is that the concrete dust that is occurring during the ongoing work will damage the screen. Please remove and store them at your earliest convenience.
2. Windows. If you ordered windows through SafeGuard more than 6 weeks ago, then your windows are in and are being stored in their warehouse. We have asked them to store them until your tower has had its concrete work completed to avoid any damage to the windows and screens from the concrete dust. The concrete dust when it mixes with water(rain) becomes almost as hard as the original concrete.
SafeGuard has been very cooperative with the JBE Board and the concrete contractor as the work progresses. SafeGuard would like to install the windows, however, the Board has asked them to delay the installation to protect the windows and screens.
3. Sliding Doors new. If you are having a new sliding door installed then in all likelihood there will be damage that will need repair on the inside your condo. The reason for this is because the hurricane door is required to be secured to concrete on all 4 sides and unfortunately, the existing door was not installed in that manner. The old door had the excess space filled with 2x4's, wire and stucco. As such, the excess space, if any, will be filled with concrete block and/or concrete as well as rebar to provide additional structural support. The new hurricane door will be secured to the concrete with 5 ½" stainless steel tapcons on all 4 sides.
4. Sliding Doors previously installed. If your condo had a hurricane sliding door previously installed, in all likelihood, the door was not properly installed because it was not properly secured to concrete on all 4 sides as discussed above. As such, the concrete contractor will be removing the excess filler and replacing it with concrete block, concrete and rebar in order to meet code. Therefore, there may also be damage in your interior that will need to be repaired as we discussed in the last letter.
5. Condo Interior. I remind you that the interior of your condo will NOT be as clean as you left it. Although all contractors try to keep the interior clean, the winds at JBE have been unusually strong and the concrete dust is very fine. That combination results in a dusty interior of your condo no matter how hard the contractors try to avoid it. The condo is going to have to be cleaned before use. As a reminder, do NOT allow anyone to dispose of the dirty water through our sewage collection system as it will cause a real problem in the pipes. Make sure the dirty water is dumped outside is the area where the cars are cleaned.
6. Visits during the winter months. The construction is going to continue to occur throughout the winter months in Florida. Everyone wants to get away from the northern cold but JBE will not be the same this year. Please schedule any visits remembering that the contractors will continue to work whether you are visiting or not. We cannot change their work schedule. It is noisy, dirty and lacks privacy especially if they are working outside your condo. If you come to JBE, plan on being out of the building from 8 AM to 4 PM Monday through Friday to minimize the adverse effects of the construction project.
1. Screens. If you have screens in your windows and or your sliding door, you need to remove them and store them inside until the concrete work is concluded. The reason for this is that the concrete dust that is occurring during the ongoing work will damage the screen. Please remove and store them at your earliest convenience.
2. Windows. If you ordered windows through SafeGuard more than 6 weeks ago, then your windows are in and are being stored in their warehouse. We have asked them to store them until your tower has had its concrete work completed to avoid any damage to the windows and screens from the concrete dust. The concrete dust when it mixes with water(rain) becomes almost as hard as the original concrete.
SafeGuard has been very cooperative with the JBE Board and the concrete contractor as the work progresses. SafeGuard would like to install the windows, however, the Board has asked them to delay the installation to protect the windows and screens.
3. Sliding Doors new. If you are having a new sliding door installed then in all likelihood there will be damage that will need repair on the inside your condo. The reason for this is because the hurricane door is required to be secured to concrete on all 4 sides and unfortunately, the existing door was not installed in that manner. The old door had the excess space filled with 2x4's, wire and stucco. As such, the excess space, if any, will be filled with concrete block and/or concrete as well as rebar to provide additional structural support. The new hurricane door will be secured to the concrete with 5 ½" stainless steel tapcons on all 4 sides.
4. Sliding Doors previously installed. If your condo had a hurricane sliding door previously installed, in all likelihood, the door was not properly installed because it was not properly secured to concrete on all 4 sides as discussed above. As such, the concrete contractor will be removing the excess filler and replacing it with concrete block, concrete and rebar in order to meet code. Therefore, there may also be damage in your interior that will need to be repaired as we discussed in the last letter.
5. Condo Interior. I remind you that the interior of your condo will NOT be as clean as you left it. Although all contractors try to keep the interior clean, the winds at JBE have been unusually strong and the concrete dust is very fine. That combination results in a dusty interior of your condo no matter how hard the contractors try to avoid it. The condo is going to have to be cleaned before use. As a reminder, do NOT allow anyone to dispose of the dirty water through our sewage collection system as it will cause a real problem in the pipes. Make sure the dirty water is dumped outside is the area where the cars are cleaned.
6. Visits during the winter months. The construction is going to continue to occur throughout the winter months in Florida. Everyone wants to get away from the northern cold but JBE will not be the same this year. Please schedule any visits remembering that the contractors will continue to work whether you are visiting or not. We cannot change their work schedule. It is noisy, dirty and lacks privacy especially if they are working outside your condo. If you come to JBE, plan on being out of the building from 8 AM to 4 PM Monday through Friday to minimize the adverse effects of the construction project.
Construction Update (10/24/2024)
10/24/2024 - Voting Results for Building Color
From: Gina Wright <[email protected]>
Sent: Thursday, October 24, 2024 8:05 AM
To: Terry Jones <[email protected]>
Subject: RE: Paint Vote
Good morning, Terry,
Painting vote:
31 Yes
4 No
Thank you,
Gina Wright
Administrative Assistant
Oxygen Association Services, LLC
361 E. Hillsboro Blvd. Deerfield Beach, FL 33441
Ph:561-999-9701 Ext. 102
Sent: Thursday, October 24, 2024 8:05 AM
To: Terry Jones <[email protected]>
Subject: RE: Paint Vote
Good morning, Terry,
Painting vote:
31 Yes
4 No
Thank you,
Gina Wright
Administrative Assistant
Oxygen Association Services, LLC
361 E. Hillsboro Blvd. Deerfield Beach, FL 33441
Ph:561-999-9701 Ext. 102
Residents of Jade Beach Villas East have voted in favor of a color change to the concept of "off-white" primary building color with a "magnolia" accent color for balconies/trim. The paint committee will be working with the designer to complete the process. You may view sample images below. Learn more - CLICK HERE!
Construction Update (10/14/2024)
Update from Terry Jones' Visit of 9/28 – 10/2
There is progress, but it has been slow moving.
Concrete work.
The south wall of stack 1 has been completed. Stucco removed, concrete repaired, windows reinforced and new stucco reapplied. A bondo primer has been applied to the stucco to protect and ready it for primer and paint The East wall of stack1 and stack 2 is where there has been a holdup. The stucco has been removed from the bedroom sides of each stack as well as the living room sides. Concrete has been repaired and the windows and sliders have been reinforced with rebar and concrete. The bedroom portion of the towers have had the bondo primer applied. The living room portion of the stacks is where significant more work is necessary.
The 3rd floor balconies on stack 1 & 2 have been removed, rebar reinstalled, framed, supported and await being poured with concrete. The 5th floor balconies have had 2’ of the edges removed but still has damaged rebar. Because the cost to remove an additional 2’ is close to the cost of a new balcony, it has been decided to replace the entire balcony. The 4th floor balconies are scheduled to have some destructive testing completed before a final decision will occur on those.
A problem has occurred with the previously replaced sliding doors. The doors, when installed, did not completely fill the concrete opening. The excess was previously filled with 2x4s, 2x6s, wire and/or stucco. It looked good, but had no support or protection should a hurricane occur. In a hurricane, the doors would not hold but would blow out because they were not anchored properly into concrete. As such, each door opening must be filled with concrete block and/or poured concrete depending on the size of the opening. In addition, where anchors were used, they were not stainless and many have rusted and they were they long enough to tie into the concrete. All windows and doors currently being installed are required to replace the box with pressure treated wood and to use a 5 1⁄2 inch stainless steel tapcon into the concrete. To mitigate the problem, the door should be removed, the excess space built up with concrete block and/or poured concrete depending on the size of the space. After which the door should be reinstalled. The major concern is that the door may not work as well after it is reinstalled. In addition, most installers do not want to remove and then reinstall the door because they understand the problems with getting the door to work properly after it is reinstalled.
To avoid the reinstallation problem, the contractor is going to rebuild the concrete block and/or pour the concrete with the sliding door in place. Problem is that the door might get damaged in appearance or get concrete on it. In addition, you might not be able to easily remove the door in the future if it needs to be replaced. Because of the potential damage to the door, the contractor will require a release from each member effected.
Several balconies are being replaced in stack 1-4 and are in various stages. This is a long process which required the balcony to be supported by the balconies below it, the concrete removed, the rebar rebuilt and treated, the balcony formed and the concrete poured. The concrete then must cure before the forms can be removed. After the concrete is properly cured, the balcony above can be replaced. This is a noisy and dirty process.
Windows
Some of the new windows have been installed by SafeGuard and they look and work great. The windows cannot be installed until stucco work is completed and/or the concrete work around the windows has been repaired. As a reminder, if you are not using SafeGuard who is preapproved, then your contracts must be reviewed by our window consultant and approved by the Board before they are installed. All windows and doors must be Low-E and be Turtle Grey. Sliding doors should be 3 panel and fill the space concrete to concrete. Most sliders are 9” and do require concrete work to fill the excess space of the opening before installation.
Painting.
At this point only a binder has been painted over the new stucco. Painting will begin once stack 1-4 are completed.
Railing.
The railing has not been installed at this time. This will not occur until stacks 1-4 are painted and the balconies have been waterproofed.
Travel to JBE
If your condo is in stack 1 – 4, I highly recommend that you delay any travel to JBE until all the concrete and window work is completed in those stacks. The existing windows are covered with blue plastic to protect them so you cannot see out of them, the jack hammering to remove concrete is noisy and dirty, men will be working immediately outside you condo so you will not have any privacy, you will not be able to use your balcony if one is there, and there may be a need to build a false wall inside your sliding door to repair or rebuild the concrete for the door. I am sure I missed several issues but the message is, this is not a time to visit JBE if your condo is in the work zone. It is going to take at least 30-60 days before these stacks will be ready for use, if then. We cannot keep you from visiting, but please understand we cannot stop working.
Sorry for the inconvenience but this all must be done to be in compliance with Florida law.
Terry Jones
There is progress, but it has been slow moving.
Concrete work.
The south wall of stack 1 has been completed. Stucco removed, concrete repaired, windows reinforced and new stucco reapplied. A bondo primer has been applied to the stucco to protect and ready it for primer and paint The East wall of stack1 and stack 2 is where there has been a holdup. The stucco has been removed from the bedroom sides of each stack as well as the living room sides. Concrete has been repaired and the windows and sliders have been reinforced with rebar and concrete. The bedroom portion of the towers have had the bondo primer applied. The living room portion of the stacks is where significant more work is necessary.
The 3rd floor balconies on stack 1 & 2 have been removed, rebar reinstalled, framed, supported and await being poured with concrete. The 5th floor balconies have had 2’ of the edges removed but still has damaged rebar. Because the cost to remove an additional 2’ is close to the cost of a new balcony, it has been decided to replace the entire balcony. The 4th floor balconies are scheduled to have some destructive testing completed before a final decision will occur on those.
A problem has occurred with the previously replaced sliding doors. The doors, when installed, did not completely fill the concrete opening. The excess was previously filled with 2x4s, 2x6s, wire and/or stucco. It looked good, but had no support or protection should a hurricane occur. In a hurricane, the doors would not hold but would blow out because they were not anchored properly into concrete. As such, each door opening must be filled with concrete block and/or poured concrete depending on the size of the opening. In addition, where anchors were used, they were not stainless and many have rusted and they were they long enough to tie into the concrete. All windows and doors currently being installed are required to replace the box with pressure treated wood and to use a 5 1⁄2 inch stainless steel tapcon into the concrete. To mitigate the problem, the door should be removed, the excess space built up with concrete block and/or poured concrete depending on the size of the space. After which the door should be reinstalled. The major concern is that the door may not work as well after it is reinstalled. In addition, most installers do not want to remove and then reinstall the door because they understand the problems with getting the door to work properly after it is reinstalled.
To avoid the reinstallation problem, the contractor is going to rebuild the concrete block and/or pour the concrete with the sliding door in place. Problem is that the door might get damaged in appearance or get concrete on it. In addition, you might not be able to easily remove the door in the future if it needs to be replaced. Because of the potential damage to the door, the contractor will require a release from each member effected.
Several balconies are being replaced in stack 1-4 and are in various stages. This is a long process which required the balcony to be supported by the balconies below it, the concrete removed, the rebar rebuilt and treated, the balcony formed and the concrete poured. The concrete then must cure before the forms can be removed. After the concrete is properly cured, the balcony above can be replaced. This is a noisy and dirty process.
Windows
Some of the new windows have been installed by SafeGuard and they look and work great. The windows cannot be installed until stucco work is completed and/or the concrete work around the windows has been repaired. As a reminder, if you are not using SafeGuard who is preapproved, then your contracts must be reviewed by our window consultant and approved by the Board before they are installed. All windows and doors must be Low-E and be Turtle Grey. Sliding doors should be 3 panel and fill the space concrete to concrete. Most sliders are 9” and do require concrete work to fill the excess space of the opening before installation.
Painting.
At this point only a binder has been painted over the new stucco. Painting will begin once stack 1-4 are completed.
Railing.
The railing has not been installed at this time. This will not occur until stacks 1-4 are painted and the balconies have been waterproofed.
Travel to JBE
If your condo is in stack 1 – 4, I highly recommend that you delay any travel to JBE until all the concrete and window work is completed in those stacks. The existing windows are covered with blue plastic to protect them so you cannot see out of them, the jack hammering to remove concrete is noisy and dirty, men will be working immediately outside you condo so you will not have any privacy, you will not be able to use your balcony if one is there, and there may be a need to build a false wall inside your sliding door to repair or rebuild the concrete for the door. I am sure I missed several issues but the message is, this is not a time to visit JBE if your condo is in the work zone. It is going to take at least 30-60 days before these stacks will be ready for use, if then. We cannot keep you from visiting, but please understand we cannot stop working.
Sorry for the inconvenience but this all must be done to be in compliance with Florida law.
Terry Jones
Post Storm "Milton" Update (10/11/2024)
Annie Kirkwood, Board Secretary confirmed that "everything is cleaned up after the storm" at Jade Beach East and provided a few images (below). Also, Juan Torrejon from condo 404 provided us with some beautiful drone images from September 2024 (below).
Construction Update (09/09/2024)
Dear members,
Good news. The hurricane windows are finally being installed at JBE. The windows can only be installed where the concrete has been repaired or where there are no concrete repairs necessary. You will be contacted by SafeGuard as they are able to make the installation.
The problem is that SafeGuard needs to remove the old window, remove the old box which is the wood around the opening, repair (chip and grind) the concrete so they have a good fit, build and install a new pressure treated box and then install the window. This process creates a lot of dirt and the winds at JBE are not helping. Although plastic is being put down prior to doing the work, the plastic tends to move and get blown around because of the wind. As such, it will be necessary for you to have an extensive cleaning done after the windows are installed.
Please make sure that the dirty water is NOT dumped in the toilet or sink. The dirty water needs to be dumped outside in the dirt area across from the garbage dumpster. We do not want all that dirt getting into our plumbing or it will cause a serious drainage problem which will be very expensive to fix.
Thank you for your cooperation.
Good news. The hurricane windows are finally being installed at JBE. The windows can only be installed where the concrete has been repaired or where there are no concrete repairs necessary. You will be contacted by SafeGuard as they are able to make the installation.
The problem is that SafeGuard needs to remove the old window, remove the old box which is the wood around the opening, repair (chip and grind) the concrete so they have a good fit, build and install a new pressure treated box and then install the window. This process creates a lot of dirt and the winds at JBE are not helping. Although plastic is being put down prior to doing the work, the plastic tends to move and get blown around because of the wind. As such, it will be necessary for you to have an extensive cleaning done after the windows are installed.
Please make sure that the dirty water is NOT dumped in the toilet or sink. The dirty water needs to be dumped outside in the dirt area across from the garbage dumpster. We do not want all that dirt getting into our plumbing or it will cause a serious drainage problem which will be very expensive to fix.
Thank you for your cooperation.
Construction Update (07/30/2024)
Stack 1 and 2 balconies are CLOSED.
Stack 1 and 2 are currently being worked on. The stucco has been removed from the bedroom side of the condo, the windows have been reinforced by inserting rebar in the hollow block on each side of the window and filling the void with concrete and the damaged concrete block is being repaired to prepare for the stucco to be installed. That process is expected to take about 2 weeks.
The balcony areas in stack 1 & 2 are just getting started. All shutters have been taken down, the old railings are being removed and the balcony and the wall repairs are in process. This is estimated to take 30-45 days. In some cases, if there is concrete damage around the windows, then the windows/doors will be removed and plugged with plywood until the concrete work is completed.
After stack 1 & 2 are completed, stack 3 & 4 will have their concrete work begin. The bedroom sides will be worked on first. Stucco on the bedroom side of stack 3 will be removed and go through the same process as 1 & 2. Stack 3 & 4 should take ~60 days to be completed.
It is anticipated that the new windows will be installed after the concrete is repaired but before the new stucco is finished. The window contractor is working closely with the concrete contractor on the timing of the installation. If there is concrete damage around the window, the window will be removed and plugged with plywood, repaired and the plug will remain until the new windows are installed.
Painting and new railings are not expected to occur until after Stack 5 and/or stack 6 is completed.
This has been a difficult time for all of us. Please remember that a project of this size has never happened at JBE other than the original construction in ~1965 - 59 years ago. Please be patient and think of what the building will be like after it is completed.
Board of Directors
Stack 1 and 2 are currently being worked on. The stucco has been removed from the bedroom side of the condo, the windows have been reinforced by inserting rebar in the hollow block on each side of the window and filling the void with concrete and the damaged concrete block is being repaired to prepare for the stucco to be installed. That process is expected to take about 2 weeks.
The balcony areas in stack 1 & 2 are just getting started. All shutters have been taken down, the old railings are being removed and the balcony and the wall repairs are in process. This is estimated to take 30-45 days. In some cases, if there is concrete damage around the windows, then the windows/doors will be removed and plugged with plywood until the concrete work is completed.
After stack 1 & 2 are completed, stack 3 & 4 will have their concrete work begin. The bedroom sides will be worked on first. Stucco on the bedroom side of stack 3 will be removed and go through the same process as 1 & 2. Stack 3 & 4 should take ~60 days to be completed.
It is anticipated that the new windows will be installed after the concrete is repaired but before the new stucco is finished. The window contractor is working closely with the concrete contractor on the timing of the installation. If there is concrete damage around the window, the window will be removed and plugged with plywood, repaired and the plug will remain until the new windows are installed.
Painting and new railings are not expected to occur until after Stack 5 and/or stack 6 is completed.
This has been a difficult time for all of us. Please remember that a project of this size has never happened at JBE other than the original construction in ~1965 - 59 years ago. Please be patient and think of what the building will be like after it is completed.
Board of Directors
