Campbell Property Management Agreement
Florida Statute 718.111(12), defines Official Records, that must be made available to
Association members within 10 working days to avoid penalties, as including "A current copy of any management agreement".
Since very little information on the Association's Property Management Agreement with Campbell for the
operation, maintenance, and management of our Condominium Association was provided by the Board, I felt it important for Association
members to understand the deal made with Campbell and changes it will make to our community and lifestyle. Consequently, I
obtained a copy of this 24-page Agreement, and from this Agreement created a 3-page list of observations.
Attached is this list.
This Agreement between Jupiter Bay Condominium Association (Association)
and Campbell Property Management and Real Estate, Inc. (Agent) was approved on 11/7/19, effective on 11/11/19 and signed on
11/18/19. However, the Association’s Addendum refers to an effective date of 7/9/19.
2. The Agreement is for one year (11/1/19 through 10/31/20). It automatically renews each year for
an additional year but can be cancelled, without cause, by either party providing 30 days written notice.
3. The Agreement is for the Agent to provide consultation, advice, guidance and management for the
Association's common areas. Included are Administrative Services, Property Management Services, and Community Website Services.
Expressly excluded are Financial Services.
4. The exclusion of Financial Services is rather odd for two reasons:
would make the Association the only Agent-managed community (according to Agent) to do their own financials, and
b. Many of the listed excluded financial services need to be performed by Agent staff regardless of
what’s stated (e.g., budget input, invoice processing, coupon book issuing, collections, audit support, bookkeeper interface,
assumption is that, for the time being, the Association will remain on its own self-administered QuickBooks accounting system.)
All Association staff (receptionist, office administrator and
maintenance employees) at the inception of the Agreement were transferred to Agent’s payroll and became the Agent’s
employees. These employees can be transferred back upon termination of the Agreement.
6. Agent-provided employees, former Association employees (excluding those transferred to Agent at
start of Agreement), or employees presented for consideration, cannot be hired by Association within 12 months of Agreement
termination. Violation of this non-solicitation carries a penalty of 25% of the annual salary of the employee.
The Agent’s charge for Property Management Services is an
annual fee of $12,000 plus:
a. Payroll costs of 25% of gross wages of Management / Administrative personnel (excluding medical
insurance) – Estimated at $34,323 based on 2019 payroll. (Agent fees include 25% of the Property Manager’s wages.)
b. Payroll costs of 32% of gross wages of Maintenance / Janitorial personnel (excluding medical insurance)
– Estimated at $60,742 based on 2019 payroll.
Reimbursement for the employer’s contribution for employee
medical insurance (for those employees that choose to participate.)
8. Agent picks up the cost of Workers Comp Insurance ($10,330 in 2019) and Payroll Processing ($9,698
The Agreement lists several fees that the Agent receives, some
of which were Association income and charged to the condominium owner or renter:
Delinquency Notice fee of $5.00 charged to the owner and forwarded
to the Agent (this may not be allowed under Association bylaws).
Account Turnover to Attorney fee of $50.00 charged to the owner and forwarded to the Agent.
c. Application/transfer fees, applicable to West C Building, of $100 for sales and $75 for leases.
Applications to be entered online into Agent’s system, with fees transferred to Agent.
d. Estoppel fees related to the transfer or refinance of a unit to be paid to the Agent. (Per 2017 legislative changes,
Associations may charge up to $250 for the preparation and delivery of an estoppel certificate if no delinquent amounts are
owed to the Association; if delinquent amounts are owed, an additional fee of up to $150 may be charged.)
e. $1 per billing per owner collection fee ($359 total) for special assessments to be paid to Agent.
10. Agent provides a CAM-licensed Property Manager for 40 hours per week who receives support and supervision
from the Agent’s Regional Manager.
11. The Property Manager will assist the
Board in the development of reasonable and enforceable Rules and Regulations and assist the Board with the administration
and enforcement of them.
12. Agent does not
provide the following services: Landscaping, Architecture, Engineering, Traffic Engineering, or Security and is not responsible
for these service areas.
13. The Association website’s domain
(JupiterBayCondoAssoc.com) was transferred from the Register.Com website hosting service to the Agent’s hosting service
and their FRONTSTEPS Community Management software. The Association paid a one-time setup fee of $250 for this new website
service. Association office staff will be trained to maintain the website.
14. Upon Agreement termination, Agent will transfer back to the Association the following:
data in Agent's possession, custody and control including all financial data, official books and records, and all other Association
The Association’s website domain name.
c. All documents stored on the website to ensure that the termination of this Contract does not result
in unit owners not being able to access the Association's website or otherwise result in the Association not being in compliance
with the website requirements of Florida's Condominium Act.
15. It will be increasingly difficult and costly for the Association to terminate its agreement with
Agent and return to self-management or transfer to another property management company due to integration with the Agent’s
employees, website, work order system (ACT), payroll processing system, sale/transfer application system and procedures.
16. Agent will give the
Association all discounts, rebates or commissions provided by any supplier or service contractor with Agent or the Association
for any services, supplies or materials purchased with Association funds or otherwise used in connection with Agent's duties.
17. Agent agrees to maintain and provide
evidence of the following insurance coverages: Commercial General Liability, Commercial Automobile Liability, Workers Compensation,
Umbrella and Fidelity Bond; and Association agrees to maintain and provide evidence of the following coverages: Commercial
General Liability, Directors & Officers, Workers Compensation, and Umbrella.
18. Any controversy between Agent and Association arising out of this Contract, relating to the enforcement, construction,
and/or application of any provision of this Agreement are to be submitted to mediation prior to filing a lawsuit.
19. Charges may be updated annually with written notice provided to Association. In the event no notice is sent, the most recent list of noticed charges will remain in effect.
Campbell Property Management Cost
As shown in Item #7 above, there are three components of the Campbell Property Management cost:
- A $12,000
- 25% of gross Management & Administrative wages, and
- 32% of Maintenance & Janitorial wages.
2020, these costs are estimated at $12,000, $39,162 and $69,306 respectively. The total of these three components is $120,468.
This cost will be partly offset by the following paid by Campbell:
- $11,095 - Workers Compensation Insurance, and
- Payroll Processing.
This yields a total net annual cost to the Association of $98,957 or $275.65 per owner.
partly compensate for the extra $98,957 cost, the Association terminated one maintenance employee and cut the salary of a
second. The estimated impact of this staffing cost reduction is $65,000, leaving a net cost difference of $33,957, or $94.59
Twisted Tuna Restaurant Opening
On May 23, 2019 the Jupiter Bay Condominium Association signed a 25-year lease, with renewal options, with Tuna Family
Trust LLC to open a Twisted Tuna Restaurant on Association premises at 353 S. U.S. Highway 1, Jupiter, FL. The Twisted Tuna
founders, Kenny and Rachelle Gibbs and their son Billy Forbes, have completed demolition work and much of the renovations.
They are scheduled to open the new Restaurant by late March or early April 2020. Remodeling is being done by Mel-Ry Construction,
Interior Design by Carey Design Group and Architecture services by Metro Architectural Group.
The restaurant will include
a sushi and raw bar, three full liquor bars, and a wide-ranging menu including Italian cuisine and seafood. It will be ADA
compliant and have an elevator for second floor banquet hall access.
Following is a restaurant opening announcement
from the Palm Beach Post and a summary of the Lease terms and conditions.
Here's the Restaurant opening announcement -->
Click here to download Article.
Here's a summary of the Lease terms & conditions -->
Click here to download Lease Summary.
Jupiter Area Beach Renourishment Projects Underway*
The first of three projects to replenish sand on beaches from the Jupiter Inlet south to Juno Beach started in late
November. Illinois-based Great Lakes Dredge and Dock was contracted for the $31.7 million projects, which were mostly funded
by federal relief tied to damage sustained during Hurricane Irma in 2017. After Hurricane Irma brushed over the east coast
of Florida, the storm left substantial losses of sand, primarily below the waterline.
The three projects will dump
an estimated 1.8 million cubic yards of sand on the beaches. Most of the sand will come from offshore dredging in an area
about 1.6 miles northeast of the Jupiter Inlet. The dredging site must be far enough away from shorelines but also a distance
from coral reefs.
Each project targets a distinct area between the Jupiter Inlet and the town of Juno Beach:
first renourishment project, run by the U.S. Army Corps of Engineers, is complete. It placed roughly 517,000 cubic yards of
dredged sand on a strip of beach between Jupiter Beach and the southern boundary of Carlin Park. Visitors will notice darker
sand, cloudy water and an odor from the new sand, which will subside within a few weeks of its placement.
For the second project scheduled to start later this winter, some 5,000
cubic yards of mined sand will be used for dune restoration on about 1,200 feet of beach north of Jupiter Reef Club.
On the third project, an estimated 1.3 million cubic yards
of dredged sand will be placed between southern Jupiter and Juno Beach starting in late 2020.
is responsible for the latter two projects. The 3 projects together have a relatively massive scale. For comparison, the Jupiter
Inlet District replenished the Jupiter beachfront this spring with roughly 28,000 cubic yards of sand, 5.4% of what’s
planned for the current projects.
*Based on a 10/18/19 Palm Beach
Post article by Sam Howard.
According to Florida Statute
718.111(4), “The association has the power
to make and collect assessments and to lease, maintain, repair, and replace the common elements or association property.”
assessments provide a means for the Association’s Board of Directors to obtain, from its members, money for unplanned,
unexpected and unbudgeted expenses. Although normally used for covering capital replacement costs (i.e., for reserve items),
special assessments can also be used for replenishing unfunded operating expenses. However, they should not be used for covering
regular routine expenses that exceed budgeted values. (These are taken into consideration in preparing the next year’s
Unplanned capital expense occurs when the Reserve Schedule’s estimated “years-of life”
is too high or “capital replacement costs” are too low to cover actual expenditures. Examples include 1) replacing
lines and pumps that supply irrigation water, 2) replacing or substantially repairing a damaged lake bridge, or 3) major rebuild
of swimming pool restrooms/pumphouse.
operating expense occurs when a budgeted line-item is substantially exceeded due to unforeseen circumstances. Examples include
1) unplanned major litigation, 2) major vendor repricing of equipment and/or services, 3) midyear increases in insurance costs,
or 4) breakdown of equipment requiring significant repair work.
Special assessments must be approved by a majority of the Association’s Board of Directors
at a Board Meeting requiring 14-days advance notice, posted on Association property in the places designated for the posting
of such notices. In addition, Florida statute 718.112(21)(c)1. requires that “Notice of any meeting in which
regular or special assessments against unit owners are to be considered must specifically state that assessments will be considered
and provide the estimated cost and description of the purposes for such assessments.”
Statute 718.116(10) says that “The specific purpose or purposes
of any special assessment shall be set forth in a written notice of such assessment sent or delivered to each unit owner.
The funds collected pursuant to a special assessment shall be used only for the specific purpose or purposes set forth in
such notice.” The special assessment notice must list,
describe and estimate the cost of each item included in the special assessment. The sum of the included items must equal the
total amount of the special assessment. Then, the special assessment amount is divided by the number of units within the association
to determine each unit’s/member’s share. Special assessment amounts cannot vary by condominium unit within an
According to paragraph 9.10
of the Association’s Bylaws, “Assessments for Common Expenses for emergencies that cannot be paid from the annual
Assessments for Common Expenses shall be due only after ten (10) days’ notice given to the Unit Owners concerned and
shall be paid in such manner as the Board of Directors of the Association may require in the notice of such Assessments.”
This provides the Board wide latitude in the timing and approach to collecting special assessments. They can be due with short
notice, broken into multiple installments, and subject to late fees and interest. Late fee maximums are $25.00 (if under
$1,000), otherwise $50.00. Interest is 15% per annum starting with the due date. Finally, the special assessment letter should
specify whether a grace-period is granted.
718.116(10) “Upon completion of such specific purpose or purposes (of
the special assessment), any excess funds will be considered common surplus, and may, at the discretion of the board, either
be returned to the unit owners or applied as a credit toward future assessments.” Monies received from the special assessment
must be tracked against actual expenditures for each included item to determine whether there are excess funds, and if the
excess funds will be returned or applied toward future assessments.
Florida's New Texting & Driving Law
Texting and driving was already illegal in Florida, but the new law makes texting (including messaging, emailing and other
forms of typing on a mobile device) a primary violation, rather than a secondary violation. That means police can stop you
solely on suspicion of texting while driving. Next, it more broadly bans any use of a handheld cell phone while operating
a motor vehicle in a designated school crossing or school zone or a road work zone.
Hands-free uses remain
The penalties for these noncriminal traffic violations remain the same:
First Violation – $30 base
fine plus court costs and fees.
– A second violation within five years is considered a moving violation carrying a $60 base fine plus court costs and
Drivers caught texting will also be dinged
3 points against their licenses.
driving became a primary offense on July 1, 2019. The ban on handheld use in school and work zones can be enforced starting
October 1, 2019 with an education period of warnings until January 1, 2020, when fines can be imposed.
Texting at a stoplight or while a vehicle is stationary is not an offense.
Police and emergency personnel are exempted as are those receiving navigation, vehicle operation or safety information (traffic,
Defense of Foreclosure
When the taxing authority or mortgage holder forecloses on a condominium unit, the condominium association, as an
interested party, receives notice. They then engage the services of their attorney to defend them in the foreclosure action.
The expense associated with a Defense of Foreclosure cannot be charged to the negligent unit owner if that
owner has paid all of their assessments on time, unless this is provided for in the association's documents. This is a flaw
in the Florida condominium statutes that needs to be addressed.
Following is the text from
my complaint, filed on 4/27/16 with the Division of Florida Condominiums, Timeshares and Mobile Homes:
The Jupiter Bay Condominium Association is a multi-condominium association comprised of eight individual
associations, 14 buildings, and 359 units. In August 2011 a mortgage servicer filed a mortgage foreclosure action against
one of our Association members. Our Association was advised of the foreclosure and, as an interested party in the mortgage
foreclosure, engaged the services of an attorney to defend our interests. Our attorney advised us that it was the Board’s
fiduciary responsibility to engage the services of an attorney in Defense of Foreclosure and that this was not optional.
Over the past 4 ½ years there have been dozens of court filings associated
with this mortgage foreclosure, months of bank negotiations, extensive correspondence among attorneys, and several sell auctions
scheduled and rescheduled. This April the condominium owners, who defaulted on their mortgage, negotiated a revised payment
plan with their mortgage holder.
Our Association accumulated
$10,000 (36.4 hours @ $275/hour) in Attorney fees over the course of the 4 ½ year period. These fees were charged to
the condominium owners who were negligent in meeting their mortgage payments and responsible for the Association’s expense.
The condominium owners, who felt they were wronged by the Association, filed a Summary Judgment against the Association to
1) get to the case dismissed, 2) remove the Association’s attorney fees from their account, and 3) obtain reimbursement
for their own attorney fees. The court ordered mediation as an attempt to resolve the dispute.
The mediation settlement cost the Association $10,750 as payment for the defendant’s
attorney. We were unable to get reimbursed for any Association fees. Therefore, this negligent action by a member of our Association
cost us over $20,000 in total, and it necessitated a special assessment for other members. This was because the Florida Statutes
do not give an Association the right to assess the negligent owner for attorney fees associated with our Defense of Foreclosure.
This is a serious flaw in Florida Statute 718 that must be remedied immediately. I recognize
that this is somewhat unorthodox to be writing a complaint against Florida’s condominium associations’ governing
body; however, I’m not sure what recourse is available. The interest of the Association and its members must be protected
in bank and tax lien foreclosures against its members.
WPB Tops Nation in Vacation Rental Growth
In its July 31st edition, the Palm Beach Post reported that
Beach tops the nation in vacation rental growth, according to the popular travel website Hipmunk.
from the travel website found vacation rental bookings in West Palm Beach skyrocketed by 852 percent from summer 2014 to summer
2015. Rounding out the top five cities for the biggest vacation rental growth are: New York with 488 percent; Greenville,
N.C., with 410 percent; Pittsburgh with 356 percent; and Dallas with 279 percent.
Vacation rentals have grown in
popularity as more travelers look for alternatives to hotels. From summer 2014 to summer 2015, the share of overall vacation
rental bookings on Hipmunk increased 78 percent, the analysis said.
Ryan Poliakoff Says "Employee Salaries Can be Revealed"
The Condominium Act was amended a few years ago to specify
that, among the documents that are not inspect-able by unit owners are “personnel records of association or management
company employees, including, but not limited to, disciplinary, payroll, health and insurance records.” This was done
in an effort to protect personal employee information. But the statutes also state that the term “personnel records”
does not include written employment agreements with an association employee or management company, or budgetary or financial
records that indicate the compensation paid to an association employee.
So it is not the salary, itself, that is protected. If that salary can
be found in an employment agreement, or if it is a line item in the budget, or if it is within the association ledger, or
the check register (or if the association maintains copies of canceled checks), you can make a written request to inspect
those records and find out the salaries. Also, you have a right under the Condo Act to send a written inquiry to the
board of directors, by certified mail, and the board must respond to that inquiry within 30 days (or a longer time frame if
they seek the advice of the Division of Condominiums, or legal counsel).
Mr. Poliakoff goes on to say that "I have never dealt with the
issue directly, but I think an argument can be made that, given that the salary, itself, does not appear to be protected information,
the board would have to answer a written inquiry regarding these salaries. Perhaps this is a loophole in the law or perhaps
the division would find, if pressed, that the Legislature did in fact intend for employee salaries to be private, except in
the limited instance when the salary is referenced in another, otherwise inspectable record."
Association's Annual Budget
Each fall annual budget preparation activities get underway. The process, which culminates in owner
notification and Board approval, needs to complete before start of the new budget year so that coupon books can be printed
A page was added to this website which explains the annual budget preparation process. This
is being provided for those owners who are members of the Budget Committee and for other owners who are interested in understanding how
the budget is developed and how their quarterly assessments are calculated.
Condominium Association Management
Many condominium owners take for granted a smooth-running association. They
either have limited interaction with the management office or only correspond with work orders or complaints.
With its 14 buildings, 8 associations, 359 units, 60+ acres, 9 staff members and nearly 100 vendors,
Jupiter Bay is a complex multicondominium association requiring specialized management skills for its day-to-day operation.
Association Management page was added to this website to describe some of the tools, systems, and procedures
used by the management office at Jupiter Bay.
Owner Access to Association Records
As described in the Ownership page of this website, the homeowners in Jupiter Bay own their
unit, and collectively they own the rest of the Association (each homeowner owns a fractional share of everything else).
The Association staff, vendors, maintenance supplies, and utility services are funded by the owners, and board members are
elected to represent and serve the owners.
The Association records
can inform the owners how their Association is structured, how it's being run and how their money is being spent. Likewise,
nearly all of the records of the association, whether financial or otherwise, are available to the homeowners.
Please reference the Communications page of this website for a listing of the Association's Official Records, which can be
viewed and/or copied by owners.
All Board decisions must be made at a noticed board meeting open to all association members. Reference FL Statute
Jupiter Bay’s current board has had four open board meetings over the past 10 months, since obtaining
control on March 30, 2019. The Board voted and approved the following at these meetings:
1. A Special Assessment in the total amount of $226,474 or $631.00 per unit. (10/16)
2. A Special Assessment payment plan of $439.00 paid by 11/19/19 and a final payment
of $192.00 paid by 2/19/20. (10/16)
3. Engaging Rosenbaum PLLC Attorneys’
at Law as the new counsel for Jupiter Bay. (11/7)
4. Ratification of the decision
to draw $30,000 from the line of credit in September 2019. (11/7)
to the Condominium Unit Alteration Approval Form. (11/7)
6. The Campbell Property Management
Contract and Addendum. (11/7)
7. The 2020 Budget for $ 2,459,104. (11/22)
Through mid-February, the
Board has made no other decisions at open board meetings despite many visible property improvements and other activities which
required majority board member concurrence and approval. The Board has not disclosed to Jupiter Bay owners the cost of most
of their major expenditures, and they have not approved any of the following by Board vote at an open board meeting:
1. Painting the four East buildings.
concrete balconies at West D, West E and West F buildings.
3. Repairing and replacing concrete
4. Purchasing tables and umbrellas for the bocce ball court.
5. Purchasing and installing extra landscape plants.
Two other major decisions were made
outside of open Board meetings:
1. Rules & Regulations, other than the Alteration Approval Process/Form, were changed
without review and input from a committee of association members. The Alteration Approval Rule change was approved at a Board
Meeting without the required 14-day notice.
2. The Restaurant Agreement was
approved at a closed meeting without association owners knowing its contents.
According to Florida Statutes,
a meeting among a majority of Board members to conduct association business is considered a Board meeting and must follow
the rules for scheduling, noticing and conducting a regular open meeting. Secret meetings among Board members are not permitted
under Florida law.
This Board needs to obtain more input from its constituents and provide more open communication
regarding their decisions and actions. They obtained their unelected positions to serve Jupiter Bay owners and not to dictate
or impose their will upon the other association members.
Jupiter Bay Ends 2019 $67,046 (2.94%) over Budget
Here’s a brief summary of the Jupiter Bay Condominium Association’s 2019 financials. These are unaudited
results based on the Association Treasure’s December Financial Report. Auditor adjustments will be reflected in the
Annual Financial Report published in March 2020.
Excluding the $97,523 special assessment expenses for reserve transfers
($49,500 for the Twisted Tuna elevator and $48,023 to replenish Common Reserves), the Association ended 2019 $67,046 (2.94%)
over budget. This would have been higher if the $8,998 to replace an East elevator pump was charged to Elevator Repair instead
of East Reserves.
Major over-budgeted items for 2019 included:
(64.6%) – Common Repair & Maintenance
- $16,095 (6.2%) –
- $14,672 (41.9%) – Legal
- $11,194 (28.0%) – Elevator Repair
- $9,774 (2.9%) –
Despite having received $129,006 extra operating funds from the $226,529
Special Assessment, the Association ended the year with a negative $18,224 cash balance.
2019 Reserve expenditures,
including $123,058 for East painting, were $672,817. This left yearend Reserve funds at $1,949,861, $62,711 less than the
year’s starting balance of $2,012,572. The West F building is showing a $78,799 negative reserve balance for Building
Restoration/Spalling, which will probably need to be funded via a special assessment.
Regarding delinquencies, everyone
has paid their fourth quarter maintenance assessment, but ten owners did not pay any of their $631 special assessment by yearend.
Unit Alteration Approvals
Alterations performed within a condominium unit are subject to certain restrictions and controls. Depending upon the
type of alteration, both the worker and the work performed may be subject to local, county and state regulations and building
codes as well as regulations imposed by the condominium association.
These regulations and controls are important
in protecting the condominium unit owner, his/her neighbors and the association. Controls ensure that the unit owner deals
with a licensed contractor who performs work according to code. They also help protect a unit’s neighbors from water,
fire or other damage caused by poor workmanship or negligence. The association, who owns the building as well as the unit’s
walls, floor and common areas used for the delivery of utilities (electric, water, cable and sewerage) is also protected.
In addition, controls ensure conformance to the association’s rules regarding color, style, sound mitigation, and quality/performance.
Since the unit owner is solely responsible for the space within the walls of his/her unit and since they have considerable
investment in their “home”, it’s important that they have flexibility in choosing who performs the alterations
to their unit and the nature of the work performed. This imposes certain limitations on how much control the association should
have and how onerous their approval process/requirements are. In general terms a simpler approval form and process encourages
owner understanding and universal acceptance/conformity.
The number and types of alterations that can be made to a condominium
unit are limited, allowing for the ability to create a list of all possible changes and to classify those changes as: A) Alterations
requiring both a Town permit & association approval, B) Alterations requiring association approval but no Town permit,
C) Owner Renovations Not Requiring Permits or Board Approval, and D) Prohibited alterations. Please reference the “Alterations”
page of this website for this list and a simplified Condo Unit Alteration Notification & Approval Form.
Jupiter Bay's 2020 Budget
Jupiter Bay's Board of Directors proposed a $2,459,104 budget for 2020 consisting of $1,915,843 of Operating
expense and $543,261 of Reserve contributions. This budget is a $178,820 increase over 2019. The increase (7.84%) is
the greatest in the past 11 years (see table in the Financial page of this website). This is on top of the recent largest
general special assessment ($631.00) in this same 11-year period.
Despite higher insurance, security and salary expenses, 2020 should have significantly reduced legal fees. (Legal
fees were $41,908 in 2017, $78,284 in 2018, and projected to be $48,031 in 2019.) Also, unlike the 2018 and 2019 budgets,
the 2020 budget does not have to incur a high percentage increase caused by the commencement of association-paid internet
expenses. Finally, the reserves for West building painting became fully funded in 2019, requiring no additional funding in
the 2020 budget.
The 2020 budget increase together with the special assessment gives this Board $405,294 ($178,820
+ $226,474) extra money to spend. Although a small amount of the special assessment was used to pay off fund balance shortages
from prior years, the vast majority (81.5%) is for current and planned expenditures. Note that according to our auditor, prior
year shortages, mostly from 2017, were $74,855, not the board's reported $94,336.74. The same auditor reported that last year
ended within 0.05% of budget.
All Association members should be concerned with these skyrocketing
increases in our cost of living in Jupiter Bay.
Jupiter Bay Ends 2018 within 0.05% of Budget
Despite extremely high ($78,284) legal fees, we ended 2018 within budget due to good budgeting,
tight expense management and significant reductions in other expense areas.
At the last (March 30,
2019) Jupiter Bay Owners Meeting, it was reported that the Association would end 2018 over budget by $10,099 (0.46%), primarily
due to legal fees associated with the restaurant litigation and tenant contract negotiations. However, the yearend 2018 Auditor’s
Report, received in April 2019, showed a negative budget variance (revenue minus expenses) of only $1,110, much lower than
This amount, together with a negative $73,745 fund balance carryover from 2017, yielded
a total overall Association shortfall of $74,855. With 359 owners the average impact is $208.51 per owner. However, the fund
balance deficit does not evenly impact the eight associations, with two associations (Plantation Villas and the East) having
positive fund balances and the remaining six associations owing between $10,204 and $20,116. These shortfalls will need to
be made up in future budgets and/or special assessments.
Older Air Conditioners May Need to be Replaced
According to a September 17, 2019 article in the Palm Beach Post, Freon, needed by air conditioners installed before
2010, may not be available after January 1, 2020. Freon is the Dupont/Chemours Company brand for the refrigerant R-22. Since
it will no longer be manufactured in the US or imported after year-end, Freon supplies will be limited and will eventually
run out. This means that air conditions that require additional Freon may need to be replaced with new units that use the
newer R-410A refrigerant.
Replacement includes both the compressor outside the unit and the air handler inside the unit.
Although retrofitting a current air conditioner to use R-410A is an option, it may be more cost-effective to replace a current
air conditioner with a newer, more energy-efficient unit. Another factor to consider in the purchase of a new unit is that
the new refrigerant is less efficient than Freon and may require upgrading to a larger unit. For example a 2-ton unit may
need to be upgraded to a 2.5 ton unit to obtain equivalent cooling capacity.
Town of Jupiter & Harbourside Resolve Violations
The Town of Jupiter announced in July 2019 that it reached an agreement with Harbourside Place to resolve current
and future event violations related to some of the company’s approval terms. Harbourside admitted to 20 violations
of the Town Code and will pay a fine and costs related to these.
The agreement includes the following:
Harbourside will pay a fine of
$35,200 and fees of $5,568.68 to the Town to cover legal and staff time spent on the various violation cases.
The Town will allow events including car shows, yoga classes
and green markets to resume at Harbourside.
Town will permit up to 12 Class A and up to 4 Class B special events per year at Harbourside, providing proper paperwork is
submitted (permits, etc.). The events may include amplified events such as concerts.
The Town will also allow
yoga, farmers markets, and classic car shows to resume pending payment of the fines.
Top Beaches in Palm Beach County
According to a January 15th, 2016 article in the Palm Beach Post, we have the top 4 Palm Beach County
beaches at our doorstep or a short drive away. They are:
1. Coral Cove: This
tiny Tequesta beach, which is the northernmost in Palm Beach County, attracts snorkelers to its rocky shore. Bonus: You can
walk to the sublime Blowing Rocks Nature Conservancy from there. Location: 1600 S. Beach Road, Tequesta, 561-624-0065,
2. Carlin Park: What are you looking for in a beach experience? You’ll likely
find it in Jupiter’s megapark, the largest county-maintained beach park, which comes with a side of soft, clean sand.
Location: 400 S. State Road A1A, Jupiter, 561-629-8775, free parking
3. Juno Beach Park: The
Juno Beach Pier is the crown jewel of this stretch of coastline, and it costs only a buck to stroll its 990-foot length.
Location: 14775 U.S. 1, Juno Beach, 561-624-0065, free parking
4. John D. MacArthur State Park: The
county’s only state park, MacArthur is a must-visit attraction for nature lovers in this neck of the mangrove forest.
A walk across a 1/3-mile boardwalk leads to an undeveloped, and typically unpopulated, beach. Location: 10900 Jack
Nicklaus Drive, North Palm Beach, 561-624-6952, $5 per vehicle ($4 for single-occupant vehicle or motorcycle)
Renters Have 30 Days to Vacate Foreclosed Condo
TALLAHASSEE — Among the 17 bills signed by Gov. Rick Scott on June 2, 2015 was HB 779, which
protects renters in foreclosed homes from swift evictions. Under the bill, unanimously approved in both chambers, tenants
renting a foreclosed home that is sold to a new owner must be given at least 30 days to vacate the residence.
Gov. Scott Signs New Service Animals Bill into Law
The service animals bill (HB 71) makes it a second-degree felony to misrepresent a pet as
a service animal or harass disabled service-animal owners about their disability and need for the service animal.
Rental of a Homesteaded Property
The restrictions on renting your
homesteaded property are strict and confusing.
According to FL Statute 196.061 and the Palm Beach County Tax Appraiser's Website, "You may rent your homesteaded
property for 30 days or less per calendar year and maintain a homestead exemption. Rental for more than 30 days
for two consecutive years or for more than six months constitutes abandonment of a homestead exemption.
rented after January 1 of any year does not affect the homestead exemption for that particular year. If the property is
rented on January 1 of the following year or the terms of the lease are six months or more the exemption will be denied.
owners are required to notify the Property Appraiser’s Office when their property no longer qualifies for exemption.
Failure to do so could result in a Homestead Tax Lien with substantial penalty and interest."
What Happens with Surplus Funds?
Association budgets are simply projections of expenses for the next year. It's
rare that estimated income and expenses closely align (within 5-10%) with actual receipts and expenditures. Consequently,
each year the Association must deal with budget deficits and surpluses.
Budget deficits are usually accommodated
with line-item increases in the new budget. Please view the Financial page of this website for a description of how
surpluses are handled.
Right of Owners to Assemble
Florida Statute 718.123
grants the right of owners to peaceably assemble on condominium property.
See the Communications Page of this website
to read the text of this Statute.
Understanding and Clarifying Association Leadership Roles
There tends to be confusion and misunderstanding regarding Director and Officer positions within the condominium
association, sometimes among the Directors themselves. The Florida statutes and Jupiter Bay's condominium documents clarify these positions
and how they interrelate. Textbooks and industry organizations provide further insight, particularly in defining Officer
Please reference the new Director/Officer Roles page of this website for detailed information
regarding these positions.
"Condo Consultants" Clarify Board Meeting Notice
In their April 6th, 2014 Palm Beach Post column, Gary A. Pollakoff and Ryan Pollakoff (The Condo Consultants)
provided further clarification regarding Board Meeting notices. They said that "the Condo Act states that adequate
notice of board meetings must be posted 48 hours in advance of the meeting. There is no stated exception. Separately,
the act states that meetings where personnel issues are discussed may be closed to owners. But, it does not additionally
say that such meetings do not need to be noticed, and so, reading between the lines (as one must often do when interpreting
statutes), all board meetings must be noticed, whether or not they are open to owners. This includes legal meetings
and personnel meetings.
Remember, notice of board meetings is intended to benefit the individual board members, as well
as the owners."
Unit Owner Keys
the convenience and growing popularity of keypad locks, over 30 Jupiter Bay homeowners have replaced their conventional entrance
door locks with keypads. This has caused an issue with the Association being unable to access many of these units
during the annual pest control treatment. Many of these locks were installed without notifying the office
or providing keys.
This episode has provoked a discussion among Board members as
to how this change in door locks relates to the Association's Unit Owner Key Rule #5, which says "For
pest control and emergency access, the Association must retain a pass-key to all units. Whenever an Owner or agent alters
any lock, or installs a new lock, the Unit Owner shall provide the Association with an additional key."
A notice posted
on the Jupiter Bay Condominium website reaffirms the Association's requirement to have a physical key for every condominium
unit. This, and the corresponding rule violation letter to various homeowners, was precipitated by an annual
pest control treatment during which the Association was unable to access over 30 condominium units that had keypad locks
installed. Most were installed without notifying the office or providing keys.
The notice cited Florida statute
718.111(5) which says that “The association has the irrevocable right of access to each unit during reasonable hours,
when necessary for the maintenance, repair, or replacement of any common elements or of any portion of a unit to be maintained
by the association pursuant to the declaration or as necessary to prevent damage to the common elements or to a unit or units.”
This statute affirms the Association's "access rights" but does not provide a process or procedure for compliance.
It does not say that condo owners can decide on their own how they'll chose to comply with the statute - i.e.,
whether to give the Association a physical key, access code or other means of gaining entry to their unit. But it does
allow for Condo Associations to establish their own compliance rules and procedures.
already has a Rule #5 which says that “For pest control and emergency access, the Association must retain
a pass-key to all units. Whenever an Owner or agent alters any lock, or installs a new lock, the Unit Owner shall provide
the Association with an additional key.”
Jupiter Bay's Board has reviewed
and discussed this rule in light of the recent upgrading of many door locks to keypad units and has concluded that the Association
will continue to require physical keys. The primary reasons are as follows:
door locks, both conventional key locks and keypad locks, include a set of keys for gaining entry.
Access codes may change frequently, possibly for each rental period, causing an administrative
issue in obtaining, recording and protecting the most recent access code.
Access codes can be memorized and disclosed easily leading to unauthorized unit access.
Physical keys can be securely protected in a locked key-control safe in the Association
It's easier to administrate a single procedure applicable to all 359
For these reasons the Association will
continue to enforce Rule #5. Any owner who changes their lock and/or key without notifying the management office or
does not provide a new key is in violation of this rule and is subject to $100 per day (maximum of $1,000) fine.
In imposing this fine the Association must provide at least 14 days written notice and an opportunity for a hearing held
before a committee of other unit owners
Board Member Email Communications
Email communication continues to play a greater role in the Association's business.
We now have email addresses for a large percentage of our homeowners. The management office, homeowners, Board
members and our vendors are using email communications to replace many if not most of the traditional "snail mail"
types of correspondence. The Property Manager and Board of Directors conduct much of the day-to-day association
business via email. This leads to some interesting questions, several of which Florida statutes are beginning to address.
Please reference the Communication page of this website for an update on Board Member Email Communications.
Landscaping is very important to the residents of Jupiter Bay because it contributes to
the attractiveness of the community, the value of their investments and the overall quality of life.
The condominium association is solely responsible for landscaping at Jupiter
Bay. This includes the trees, shrubs, flowers, lawns, mulch, irrigation systems and other landscaping items. Maintenance
responsibility for the property grounds requires the Association to assure that the overall appearance of the property is
preserved, as much as possible, as it was initially designed and built. This means that trees destroyed by hurricanes
or trees classified by the Florida Exotic Pest Plant Control Council as “nuisance and invasive exotic vegetation”
need to be replaced. It also means that shrubs, flowers and other landscaping throughout the community need to be maintained
and replaced as necessary to preserve the area’s attractiveness. Any landscaping improvements must be consistent
with the overall landscaping theme.
Most homeowners value the grounds adjacent to their condominium unit. In light of the Association’s
limited landscaping budget, some homeowners, particularly those owning first floor units, have independently contributed
to the beauty of our community by adding flowers, landscaping stones and other plants and materials to the areas adjacent
to their units. Some have funded the planting of memorial trees or shrubs or other special landscaping to beautify their
It has been suggested that all homeowners should be allowed to beautify the areas
in proximity to their condo unit. However, it is important that these landscaping enhancements are in compliance
with our condominium documents and are compatible with existing landscaping. The Association is obliged by its
condominium documents to prevent any changes that could be considered common area material alterations as defined in Sections
2.5, 6.1(c), and 6.2 of our Declaration. (Please reference the Alterations page of this website.) Also,
we must assure adherence to our Rule #44 which says “Owners who wish to contribute plants, materials,
funds, or labor to common element landscaping areas/projects must receive approval from the Association”.