Campbell Property Management Letters
Palm Beach Shores construction and building update. Dec. 16th-20th
Hello and happy holidays from PBSA! It was a wonderful week at 33 South Ocean. The weather was a little rough throughout but we persevered and much was accomplished. The project that I am most happy to see get underway is the replacement of the storage room doors. The storage room doors on floors 2-6 have now been installed and are being finished this upcoming week. However, the 1st floor storage room is going to take a little extra time. It's the only floor with tile and must be treated differently. We will be working with all parties involved to complete this task as quickly as possible. Once all doors have been properly installed, finished and inspected we will re-key the locks. Until that time, there is a key connected to each storage room door handle to allow entrance on a floor to floor basis. Please do no remove those keys. They are only for that door, and that door alone. Thank you for your patience while we finish this project.
Please note that the elevator lobby areas are going to be quite busy in the upcoming weeks. Not only is the storage room door project continuing throughout all the elevator lobbies, but we will also see extensive work done to the elevator lobby glass and door frames. While most of the glass has been installed there is still much work to be done to finish the job and bring everything up to code. Please be prepared to have installation and construction crews on multiple floors at the same time. We thank you for using caution while entering and exiting both the elevator lobbies and storage rooms on all floors.
Another large project of note, that I would like to touch on, is the continuation of the railing and gate installation. The first part of the install, the chain link fencing, has been started. You will see new fencing, including a new landscapers entry gate, running from the Southeast portion of the parking lot up to the beach entry gate. Our new railings and gates are being custom fabricated and will be delivered January 2nd, 2020. Installation of the delivered railings will start shortly after. We are expecting installation to continue throughout the entire month. There will be installation crews and their supplies on property beginning January 2nd. Please use caution when entering or exiting the pool, parking lot and throughout all ground level public areas at PBSA.
One of the construction crews that has been ever present at PBSA for quite some time has been USSI construction. They are wrapping things up for the holidays. The large commercial dumpster that has been in our parking lot for what must feel like forever has been removed. The trailer located in the same area will be picked up sometime this upcoming week. There won't be any employees of USSI construction on property throughout the holidays. However, they will be returning to wrap up multiple jobs throughout the building once the holidays are over. USSI did recently complete the refinishing of the large column in the main lobby, and also repainted the entire lobby area including the newly refinished column.
There was an issue last week with our entry gate system which was resolved within a couple days. However, the current system is deteriorating quickly, needing constant monitoring and upkeep. To rectify this issue we will be installing a new entry gate system to ensure we are providing all residents and guests of PBSA the proper level of security. The installation of the new entry gate system will take place during the month of January. I will happily update all residents with more information concerning this project once I have it. thank you for you understanding.
Finally. Please remember as a responsible and decent neighbor you should be aware of the policies at PBSA. Especially those regarding days and times work is allowed to be done in ones unit (this of course excludes emergency situations). May I please remind you that no resident is allowed to have work done on any Sunday or holiday. That of course includes, but is not limited to, the upcoming holidays on both Dec. 25th and Jan. 01. Also, no work is permitted to be done on ANY unit, on ANY day after 6pm. PBSA allows a work day of 10hrs (8am-6pm). More then long enough for service technician to complete their jobs. If they cannot complete their jobs by 6pm they must pack up and return the next day. Unless of course the next day is a Sunday or a holiday. I cannot stress enough the importance of following these very simple house rules. All residents at PBSA deserve a quiet evening and a peaceful Sunday. We greatly appreciate your understanding of the PBSA policies and commitment to being the best neighbor you can be, especially during the holiday season.
Cheers to all of our neighbors at PBSA!! Hope you and yours have a very Merry Christmas and an incredibly Happy Hanukkah!!
Justin Arnold
Building Manager
(561)-844-4040
10/23/2019
To All Palm Beach Shores Residents,
This will be my seventh Official Project Update. First I would like to start out by saying thank you to all, who have responded to my updates and again who I have had the pleasure to meet thus far. Please keep in mind that the work still continues at an accelerated pace as we get closer to a close of phase 1 for the winter.
Latitude Windows: I have been in constant contact with the owner Chris Luther and it appears that our elevator lobby doors and windows are being delayed from the manufacture. However, we should have them soon. In addition, Mr. Luther has set an appointment with me on Monday 10/28/2019 to begin our punch out list. Please continue to send in any information regarding windows and doors as he will be here to address those concerns.
Rivas Metal Works: It gives me great pleasure to address this issue and pass on the great news. As of 10/21/2019 we have officially been granted a partial release of permits for all balcony railings that are installed. They have passed inspection! You may now use and have access to them. Also, note that stacks 1&2 are in fabrication and the 6th floor should be delivered within the next several days. Then once completion of concrete restoration on stack 12, those balconies will be measured and fabrication will start on them.
USSI: Has been working on all areas of the building, starting with the portico to painting the building in different shades of white. They are doing spray deck in the elevator lobbies as well. Please note the elevator floor lobbies will be a darker color to help with all of the heavy traffic. USSI is also getting ready to build a handicap ramp in the breezeway, where it will be easily accessible for any handicap person to navigate to the pool area with ease. They will also be redoing the stairs on the South side of the pool area. Stack 12, should be completed within the next several days, then they will be ready to have railings installed.
The Lobby: Den-Air has started working in the lobby. As of today they have started marking where they will be cutting holes for a/c lines and duct work preparation. They have also ordered more stainless steel parts to finish the last bit of work on the condensation lines for the balconies. Per the owner, he has assured me that within the next several days, they too will be completed. The lobby paint work has also been started and the electricians have ran electric to the knee walls and put a power supply by the North doors closest to the elevator for automation. In addition, I have spoken to All City Tile. We hope to have them here to install the tile, hopefully next week sometime. As long as the schedule continues without any setbacks, we should be fine.
Advanced Roofing: They came out and completed their job. And we’re great!
This concludes my official construction update. I will be sending another email separately with only pictures. I again look forward to meeting all of you when you arrive, and hope to see you enjoy the new look and enjoy your home for years to come. Remember my door is always open. If you have any questions or concerns, please contact me direct.
Mike Piatt, LCAM
The Palm Beach Shores Apartments
33 S. Ocean Ave # 107 Palm Beach Shores, FL 33404
October 11, 2019
Palm Beach Shores Weekly Construction Update = 3 PHOTOS
October 4, 2019
To all Palm Beach Shores Residents, this will be my Fifth Official Update. We have been extremely busy here at 33 S Ocean. I am happy to report that the progress is moving faster and faster with each day and getting closer to obtaining our goals.
Latitude windows: As always still maintaining open lines with Chris Luther the owner from Latitude. And we are still expecting delivery and installation this month. Also, many of you are still sending me emails regarding work that still needs to be looked at in your unit regarding Latitude. PLEASE KEEP IT COMING SO WE CAN GET A COMPLETE PUNCH-LIST FOR THEM.
Rivas Metal Works: Has installed all balcony railings except for stacks 12, 1, 2, and the 6th floor. The 6th floor went into paint yesterday and stack 1, 2, and 12 were measured for fabrication as well. Regarding usage of balconies, I have spoken to the building inspector and to Rivas Metal, we have agreed to submit a request for partial release of permit following inspection of all finished balconies sometime next week so you can start using them.
USSI: So these guys are just working hard and getting it done. Stack 2 is completely finished Stack 1 is going to be done any day now and 12 was just poured on Monday. USSI is waiting for the concrete to cure on stack 12 and to reach a 5000 psi strength before removing the forms. Then water proofing and spray deck will follow. All elevator curbs have been formed and poured, and are looking good. USSI is still working on the front overhang in front of the building and it is almost done. They also have chipped through the cat walks on various floors all the way through exposing some electrical conduits that needed to have some attention by the electricians. The electricians also replaced some of our exit lighting signs that were in need of replacement. They worked terrific with helping USSI progress forward. USSI also started sanding the floor and preparing for spray deck in our elevator lobbies. Again, it looks great along with painting more areas of the building white. It is really starting to come together in the last push to end phase 1.
The Lobby: I am happy to report that we have awarded the air conditioning contract to Den-Air. They will be installing a 3 ton system in the lobby so when you relax in your new lobby you will be able to enjoy it. DEN-AIR has also started installing condensation lines on some of the stacks. The doors for the garbage, meter, and storage rooms are still pending. However, we are still taking in proposals. Once USSI has gotten close to finishing the stack work, they will be putting workers on the service ramp in the lobby and handicap ramp in the breeze way. Then of course paint and tile will be next. Please keep in mind the objective is to have this completed before the season starts and you arrive.
Mailboxes are still on hold until we gather more input from residents.
Advanced roofing: Still waiting on AT DESIGNS to let me know when to get the roofers out to finish their work.
New Web Site: I have great news on this topic, we are getting closer to unveiling the new website for the building. It will have all the information on the building including forms, documents, updates and just GOOD pertinent information regarding the building.
This concludes my fifth Official Palm Beach Shores Apartments Construction Update. As always, I will do my best to keep you informed, with any new information as it becomes available. If you have any questions or concerns, feel free to contact me direct. My door is always open!
Mike Piatt, LCAM
The Palm Beach Shores Apartments
33 S. Ocean Ave # 107
Palm Beach Shores, FL 33404
Phone: 561-844-4040
September 17, 2019
To All Palm Beach Shores Residents,
I hope this project update finds you well. Please see the attached photos, as they show the amazing amount of work that is being done to our building.
Latitude windows were out at the building this morning and going over some of the shop drawings of windows, doors, and transoms that will be going into the elevator lobbies. We are still expecting delivery and installation in the month of October. More information will be coming.
Rivas Metal Works is in the process of finishing fabrication of the 6th floor railings. Also, the rest of stacks 8,9,10,11, railings are just finishing up at the paint shop, once they are out from paint the 6th floor will go into paint, after that stacks 8,9,10,11, will be installed. This should happen by the end of this week. Please remember Florida was preparing for a Category 5 Hurricane, so everything has been delayed.
USSI has been exceptional, these guys have erected all the scaffolding back on stacks 1,2, and 12,since post Hurricane Dorian. They also started chipping up and removing concrete from stack 1 stairwell as well as stack 2 stairwell. They are forming, and pouring balconies on all stacks mentioned. Plus they are sandblasting all areas mentioned and even working on the front overhang entrance to the building. Please look at some of the steel that has been sandblasted, then coated with a rust inhibitor, this is a very hard job. I would like to add we have had some setbacks on this portion of the project all due to weather conditions and Hurricane Dorian. None the less, they are still progressively moving fast.
The lobby we have received three proposals on air conditioning for the lobby. We are in the process of determining which one we are going to accept. Also, USSI has completed the stucco on the inside knee walls and on the outside above the windows. We are getting ready to have USSI build a service ramp in the lobby by the bathroom’s and also a handicap ramp in the breezeway going to the pool. Once that has been completed we plan on painting and then putting the tile down. Lastly, the mailboxes have been picked out. They are a 16 bank cluster box pedestal mailbox. They will also be ordered within the next few days.
Advanced Roofing will be coming back out within the next several days to finish with the work they started on stack 1 to help advance USSI. Then they will be finished.
This will conclude my third Palm Beach Shores Apartments Official Update. I will always do my best to keep you informed, as information becomes available. As always, my door is always open, please feel free to contact me directly if you have any questions.
Warm Regards
Michael Piatt
Mike Piatt, LCAM
The Palm Beach Shores Apartments
33 S. Ocean Ave # 107
Palm Beach Shores, FL 33404
Phone: 561-844-4040
Sept 4, 2019
To All Palm Beach Shores Apartments Residents,
I would like to start this update by saying “Thank You” to Brad Peters, his son Justin, and Gayle Guenther. We unfortunately had to terminate Kenny’s employment on 8/29/2019, and they were a huge help in preparing our building for Hurricane Dorian.
From what we can see, the building has not sustained any structural damage. All windows, doors, roofing, and railings were not damaged. As far as landscape, the losses were minor. Overall, we actually faired rather well. All services seem to be intact: water, electric, cable, internet. Unfortunately, our beach has sustained some significant erosion.
USSI did an excellent job securing all construction material and dismantling scaffolding from stack’s 1 , 2, and 12 prior to the storm. USSI and Rivas will be back on Monday, September 9, 2019, to continue their work.
A.T. Designs was on site Friday to confirm our job site was secured. We were happy to see that USSI and Rivas were thorough in securing all construction materials.
Latitude is coming out this week to measure and pop lines for elevator lobbies. Our new elevator lobby doors are currently being fabricated.
The lobby has had work done, windows and doors are all in, and USSI has applied stucco to all knee-wall’s. We have also keyed the lobby doors to the same key that operates the gates around the building and downstairs bathroom’s. More information will be coming.
Lastly, you are encouraged to look or have someone check inside your units for any damage, and report back any damage to me. If you need assistance in inspecting your unit, please contact me directly.
This will conclude my Post Hurricane update and second official construction update
Warm Regards
Michael Piatt, LCAM
MPiatt@CampbellProperty.com
Sept 3, 2019
Jim
Am I to understand that Campbell will not be inspecting the 60 units at PBSA for wind driven rain damage. I understand that there are as few as 6 or 7 owners or renters in residence. Will Mike be available to inspect units and report damage back to the owners? Does the Campbell property manager have a qualified person to inspect the units if this is beyond his expertise and contractual agreement ?
Thanks
Rich Bolton
410
PS still waiting for your call
August 28,2019
To All Palm Beach Shores Apartments Residents,
Please let me start out by saying “Thank you” to all the residents and Board Members I have had the pleasure to meet thus far. I am excited to work with you all, and my door is always open.
Please accept the following project update below and find related photos attached. Project updates will be provided weekly.
1. Latitude has confirmed an error was made on measurements for our new elevator lobby doors. All elevator lobby doors have to be reordered, at no additional charge to PBSA. It does put us off schedule about 45 days, but we are expecting delivery and installation by the second week in October. More information to come.
2. USSI is very close to completing the 12 stack. The 2 stack has scaffolding up and is being chipped out and sand blasted. Also, stack 1 has multiple balconies that are having large portions restored (please see pictures). After speaking with A.T. designs, they mentioned to me some of the balconies were not physically tied to the building with steel, that they were just supported by two columns. Per A.T. designs, this is not to code and thee areas need to be tied into the structure of the building. USSI will be able to finish chipping and sand blasting stacks 1&2 along with chipping and sand blasting the overhang in front of the lobby by the end of the month, possibly first week of September to be completed. Stack 12, balconies 2&4, have been formed and poured. USSI is currently working on 3&5 balconies, once they are done chipping and blasting they will form and pour them. They should be completed around middle of September. Lastly, USSI has also exposed steel in the soffit of the 6thfloor and is working toward related repairs.
3 Roof work is needed in order for USSI to address spalling concerns on stack 1 by drip edge where our roof connects to the exterior wall. Advanced Roofing has been contracted to arrange the same with USSI.
4 . Rivas Metal Works is currently working to finish installing all railings on 3,4,5,6,7. Stacks 3&4 are reported completed and awaiting inspection. Additional railings are being fabricated for the 6th floor and are 6 to 8 weeks out for delivery and installation. All other railings are expected to be installed within the next 2 weeks, except for stacks 1, 2, and 12. As soon as I have more information I will provide.
5. Also, very important to all owners. We are keeping a close eye on Tropical Storm Dorian. We are working with USSI and A.T. Designs to ensure all equipment and supplies are secured for the storm. Please follow weather reports and make plans to prepare you unit for a possible storm event.
This concludes my first official construction update. As you know, an amazing amount of work is being done to orchestrate this construction project. As information becomes available, we will do our best to keep you informed. As always, should you have any questions, please do not hesitate to reach out to me directly.
Warm Regards
Michael Piatt, LCAM
MPiatt@CampellProperty.com
Aug 29, 2019
To All Palm Beach Shores Apartments Residents,
As Dorian continues its track toward South Florida, we are preparing your building for a Category 4 Hurricane. USSI is removing all plywood, placing any loose materials in containers, and strapping down any materials that remain. As of now, USSI will be leaving scaffolding in place.
As of this afternoon, the lobby will be secured and accessible only using your resident key. This is the key used to open the pool gates. Starting later today and into tomorrow, pool furniture and other items will be moved and secured. The vehicle gate arm will be removed tomorrow as well.
For those with mobility concerns, please be advised the Elevator will most likely be shut down at some point Saturday afternoon. We will place notice on each floor tomorrow. We will delay the elevator shut down as long as possible, but please plan accordingly.
We will provide more information tomorrow. In the meantime, please make plans to secure your unit and plan for a possible evacuation order.
James Hotchkiss
Campbell Property Management
Aug 28, 2019
To All Palm Beach Shores Apartments Residents,
Please let me start out by saying “Thank you” to all the residents and Board Members I have had the pleasure to meet thus far. I am excited to work with you all, and my door is always open.
Please accept the following project update below and find related photos attached. Project updates will be provided weekly.
1. Latitude has confirmed an error was made on measurements for our new elevator lobby doors. All elevator lobby doors have to be reordered, at no additional charge to PBSA. It does put us off schedule about 45 days, but we are expecting delivery and installation by the second week in October. More information to come.
2. USSI is very close to completing the 12 stack. The 2 stack has scaffolding up and is being chipped out and sand blasted. Also, stack 1 has multiple balconies that are having large portions restored (please see pictures). After speaking with A.T. designs, they mentioned to me some of the balconies were not physically tied to the building with steel, that they were just supported by two columns. Per A.T. designs, this is not to code and thee areas need to be tied into the structure of the building. USSI will be able to finish chipping and sand blasting stacks 1&2 along with chipping and sand blasting the overhang in front of the lobby by the end of the month, possibly first week of September to be completed. Stack 12, balconies 2&4, have been formed and poured. USSI is currently working on 3&5 balconies, once they are done chipping and blasting they will form and pour them. They should be completed around middle of September. Lastly, USSI has also exposed steel in the soffit of the 6th floor and is working toward related repairs.
3 Roof work is needed in order for USSI to address spalling concerns on stack 1 by drip edge where our roof connects to the exterior wall. Advanced Roofing has been contracted to arrange the same with USSI.
4 . Rivas Metal Works is currently working to finish installing all railings on 3,4,5,6,7. Stacks 3&4 are reported completed and awaiting inspection. Additional railings are being fabricated for the 6th floor and are 6 to 8 weeks out for delivery and installation. All other railings are expected to be installed within the next 2 weeks, except for stacks 1, 2, and 12. As soon as I have more information I will provide.
5. Also, very important to all owners. We are keeping a close eye on Tropical Storm Dorian. We are working with USSI and A.T. Designs to ensure all equipment and supplies are secured for the storm. Please follow weather reports and make plans to prepare you unit for a possible storm event.
This concludes my first official construction update. As you know, an amazing amount of work is being done to orchestrate this construction project. As information becomes available, we will do our best to keep you informed. As always, should you have any questions, please do not hesitate to reach out to me directly.
Warm Regards
Michael Piatt, LCAM
MPiatt@CampellProperty.com
The Palm Beach Shores Apartments, Inc.
August 1, 2019
Good Morning,
Campbell Property Management has officially taken over the management and accounting functions for The Palm Beach Shores Apartments as of today, August 1, 2019. We at Campbell are excited at the opportunity to work with your Association and will continue to work hand-in-hand with your Board of Directors to ensure a smooth transition. More information will be sent to you over the next few weeks, to include information on how to pay future assessments. We thank you in advance for your patience and participation in the transition.
Attached is the welcome letter and request for information that was mailed to the address you have on file with the Association. Please pay special attention to the emergency after-hours information included. Mike Piatt has been assigned as your Campbell Property Manager. As we will be a couple of new faces, I have attached a photo of your new Campbell Property Management Team as well. Along with Mike, my entire Campbell team is ready to serve. Please continue to contact the onsite office at 561-844-4040 with any requests. Onsite office hours will be Monday through Friday from 9:00am to 1:00pm. For after-hours or weekend emergencies, please call 561-203-7910 and leave a message for our Emergency Services. You will receive an immediate call back.
I am also happy to report Rivas Metal Work arrived yesterday with railings and starting installation. A weekly construction project update will be emailed to all residents. If you have any question, please don't hesitate to ask.
Warm Regards,
James Hotchkiss
Regional Director
Campbell Property Management
July 22, 2019
TO: The Palm Beach Shores Apartments, Inc.
RE: Professional Management of your Association
Campbell Property Management has been retained by the Board of Directors of your Association, effective
August 1st, 2019, to manage the daily maintenance and fiscal operations of your Association. As your property
management company, our main purpose is to ensure the smooth operation of your Association.
Our Jupiter office is located at 401 Maplewood Drive, Suite 23, just South of Indiantown Road, in the Maplewood
Center behind Home Depot. The office hours are 9am to 5pm Monday through Friday. For general questions,
please call or email your management office directly. For questions about your payments or account activity, please
email ARJupiter@CampbellProperty.com.
*For Property Emergencies after-hours, please call (561) 203-7910*
To ensure a smooth transition, please complete the enclosed Owner Information Update Form and return by mail to
401 Maplewood Drive, Suite 23, Jupiter, FL 33458, or by email to Jupiter@CampbellProperty.com.
Coupons for your Maintenance Assessments for the remainder of 2019 have been ordered and should be
received at the mailing address on record with the Association. Payment instructions will be included in the
coupon mailing. Please discard any payment coupons sent by your prior management as that bank account is no
longer accepting deposits.
Campbell is a well-respected South Florida Property Management Company headquartered in Deerfield Beach,
Florida. Campbell was founded in 1953 and has decades of experience providing professional management
services to local condominium and homeowner associations. We are committed to your satisfaction and look
forward to providing you with great service and working with you for many years to come.
Sincerely,
James Hotchkiss
Regional Director