Background Information:
Capri Gardens was built in 1976. Our entire plumbing infrastructure was built using cast-iron pipes. New construction no longer uses such material. Cast iron degrades over time and eventually cracks completely. (one of the reasons why older properties are costlier to maintain).
The current assessment deals specifically with cast iron drains in the kitchen and bathroom. Each drain runs vertically across 8 units. The kitchen drains are independent from the bathroom drains.
2021 Action Plan:
Continue with the urgent needed repairs. We plan to replace an additional 8 stacks during 2021.
Q: Why are you doing a special assessment at a time when many jobs have been laid off?
We remain very sensitive to the financial situation that many are facing due to the current health / economic crisis. As an organization we have also been affected negatively.
In the past, we have funded the repairs from our operating funds and savings. This is not sustainable since these are large unbudgeted repairs. These unbudgeted expenditures have resulted in underfunding of other areas of operations.
Please also note that our type of organization (Florida Condominium Association) did not qualify for any of the financial assistance (federal, state, local) that became available to other organizations during 2020.
We have taken every effort to minimize the financial impact on residents. Unfortunately, these are important repairs that cannot be postponed nor delayed.
Q: After you receive monies from the special assessment, how soon will the plumbing repairs begin?
Repairs already began. We have been conducting repairs in needed areas for the last 3-4 years. This is a long-term project. Total count of completed vs. pending repairs is as follows:
Building A
Kitchen 8 of 12 stacks completed.
Bathrooms 0 of 24 stacks completed.
Building B
Kitchens 2 of 8 stacks completed.
Bathrooms 0 of 15 stacks completed.
Building C.
Kitchens 6 of 8 stacks
Bathrooms 3 of 15 stacks
Q: What is the name of the company responsible for the plumbing repairs?
Ximeno Plumbing (dba of Frontela Construction Corp). They have been servicing Capri for over 10 years. They are very familiar with the property and have a proven track record of good performance and reliability. They have also performed repairs at a lower cost than similar companies.
Q: What happens if an owner decides they will not pay their portion of the assessment?
Is best to contact us at the office if you are unable to meet the payment schedule. Special assessments are subject to the same collection procedures as regular maintenance payments. Failure to pay could lead to liens, attorney fees and other collection costs.
Q: What if I can pay the assessment but need an additional time?
Please reach out to us at the office so we can discuss your specific situation.