Effective August 2021: Window and Slider replacement

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WHITE VINYL TRIM OPTION

You are now allowed to request via your ARC to use white vinyl trim when replacing windows and sliding doors. You are not REQUIRED to select white trim. Bronze trim finish remains acceptable, although it is increasingly difficult to find as a stock item at home improvement retailers. 

FRENCH DOORS

You are now allowed to request via your ARC to install French doors as a replacement for sliders, provided the French doors are a close aesthetic match to the existing sliders. No paned, etched or frosted glass will be allowed; please contact our property manager or a BOD member for additional information if you plan to replace your sliders with French doors. 

GARDEN WINDOW REPLACEMENT

You may elect to install a side slider to replace the dining area garden window. Again, if you have questions or concerns or are considering replacement of your garden window, please reach out to our property manager for more information or assistance with your project. 

As with ALL exterior modifications and changes, an approved ARC is required prior to commencement of work. If you are not sure how to fill out an ARC for your project or what to include with your ARC, contact our property manager or a BOD member for assistance. 

The Board has recently voted to allow composite shake shingles as an alternative to replacement of your red cedar wood shakes. Please carefully review the following information if you’re planning to do a shingle replacement.

1. You are NOT required to select a composite product to complete your project. If you prefer, you can replace with the original RED CEDAR wood shakes.
2. The composite shakes you choose must comply to the same profile that we currently have in the community (they must closely “match” the existing profile).
3. If you choose composites, you must indicate on the ARC the brand/manufacturer and color you would like to have approved. The Board will only consider colors in a mid-gray range. It is essential that you completely fill out the ARC with brand and color information.
4. INCOMPLETE ARCS WILL NOT BE CONSIDERED. If you do not completely fill out the ARC, it will be rejected and returned to you until such time that you supply all required information.
5. If you have questions about this process, contact our Property Manager (see the "contact information" page). 

While you must still fill out an ARC and receive approval prior to commencement, the following manufacturers and colors have already been approved: 

Manufacturer: Brava, Color: Lake Forest

Shake shingles can benefit from occasional cleaning however it is generally NOT recommended to use any cleaning solvent or bleach. Red Cedar (what your shakes SHOULD be according to Association standards) will age/gray over time. As it ages, because of the high humidity in our Florida climate, you may have mold and algae build-up. You can LIGHTLY pressure wash your shakes to bring back some of the original red cedar coloring, but because you shouldn't penetrate more than a few surface layers (washing not only impacts any flame retardant that your shingles have, it can also damage the wood fibers) eventually, the mold and/or algae will come back to the surface.

Also note that pressure washing should be done in a vertical pattern (top to bottom) rather than a horizontal pattern (side to side) to ensure that there is less visible "streaking" as the shakes begin to weather again.

Remember that it’s also imperative if you have gutters, to keep them cleaned out of debris as if they become clogged, you’ll increase the chances of shake staining when water finds the path of least resistance.

Find more information about cedar shake maintenance, go to the Cedar Bureau website and check out their “Roof Manual” for some helpful tips. There is a detailed “Care and Maintenance” section in their manual as well as excellent installation guidelines for our Mansard roofs. 

Please refer to the "Downloads..." page for information about the correct, approved colors for all exterior painting/staining. Some useful tips:

• In humid months, your exterior stucco (particularly, your balcony slabs) may quickly stain with mold. Cleaning during humid months may need to be completed frequently to keep the mold at bay. 
• Please DO NOT color match your existing fence stain as it will have faded over time. Instead, use the approved colors on the website, or contact our property manager or a board member for more information. 
• Your front door may be painted any color you choose. 

We periodically receive questions from owners and renters. As applicable, we'll post those questions, with responses, below. If you have a question, please use the "Contact Us" form on the Contact Information page. 

PET RULES: We are aware that there are several large dogs in the community that are likely over the 30-pound weight limit. Some of these pets have been “grandfathered” into the community as there was a time when community rules were not being enforced. In cases where ANY large dogs or unleashed dogs are observed by Board directors, we ask our Property Manager to send those pet owners (if we can identify to whom the pets belong) a notice of violation. But there are many times where the dogs are not observed by Board members, and that’s when it is up to the community to advise us of the issue. Please read the current Rules and Regulations to familiarize yourself with the parameters of Association responsibility. As an owner, you can call Brevard County Animal Services if you are threatened by an off-leash animal. Please also let us know—fill out the “Contact Us” form on our website with as much information as you can so that we can make note of the problem. There’s little we can do, but we will work with you to do as much as we can. 

Pet owners should also understand that large dogs being permitted in the community have an impact on our master insurance policy. We all pay for the master insurance via our monthly assessment. When individual owners or renters violate our Rules and Regulations, we all pay the price. 

If you are an owner or renter and observe problems with pets or loose animals in the neighborhood, please work WITH US. Notify us when something happens or when you observe a problem. 

Please also note that you are required by our Rules and Regulations to fill out an information form which identifies your pet to the Property Manager. 

MAINTENANCE OF THE POOL AREA: Why is the pool area not getting any "upgrades" right now? 

We received a comment about the lack of upgrades and improvements to the pool area. The Board acknowledges that the pool could use some “sprucing up.” Unfortunately, we do not have the money in our budget. We have money set aside for maintenance of the deck, the pool itself, the pump and other mechanical issues that require regular maintenance, but we don’t have any surplus funds for aesthetic improvements. 

FINES FOR “REPEAT OFFENDERS:” Can we fine owners/tenants who are “repeat offenders” of our Rules and Regulations?

There is a process in place which involves first notifying owners (and/or their tenants) of the violation with a chance to remedy the violation. If violations continue, the Property Manager will escalate the letters, which could culminate in legal action. 

We will be discussing the feasibility of a fining structure at our regular Board meetings. Please attend the meetings (or let us know by using the contact form on the web) as we would like to hear from owners about how to proceed on this matter. If you have ideas about how we should proceed, we welcome your feedback.