​​​​​State of the Building
February 17, 2025
D. Gulley

As your outgoing president, it is my happy task to brief the owners on where we are today and what to expect soon.
1. The building is in good shape, with our new elevator and completed
Structural Integrity Reserve Study. This includes budgeting for long-term needs. No large expenditures are projected for a number of years to come.

2. We are now making good use of our common Apartment 107.

3. We introduced a best-practices approach to governance, including improved procedures for contracting and an end to cronyism; maximum transparency to owners; a return to regular audits by our accountants; and proper document control and retention. GRS and an outstanding board were very helpful in this.

4. We introduced owner surveys and made decisions based on the interests of the many, not the noisy few.

5. We introduced improved budgeting, restricted increases even in this inflationary economy, and did not ask for a single special
assessment.

6. Not one single lawsuit “frivolous” or otherwise, was filed or defended by your board. This compares favorably to earlier boards. I attribute this to careful adherence to the law. Legal fees were higher than desired, owing to owner misconduct, contractor misconduct, and the two “intent letters” sent by developers. With the large remediation investments behind us now, here are a couple of items to pay attention to in the future:

1. First, the big enchilada: Expect more developer interest.
a. The current board handled two letters of interest in purchasing
our building. The board followed legal advice, maximizing
transparency without encouraging the developers to spend
more on their current pre-offer. [This is done so they cannot
sue us for false encouragement.]
b. Owners should consider retaining a qualified adviser to brief
us on the in’s and out’s of selling, leading to a more informed
discussion.

2. Second, the unglamorous subject of electricity and water.

The question for owners is whether to address aging infrastructure head- on or wait for problems. Updating the SIRS report offers us that opportunity.

3. Third, further developments in board governance, prompted by
stronger state laws.

The state reminds us that the two biggest risks for communities, such as ours, are hurricanes and financial mismanagement. We’ve experienced both, but fortunately nothing catastrophic. Some past practices will soon be considered a crime. We should further improve document retention and requests, and communications generally. We’ve received advice, and none of the
improvements need to be expensive; we just need to move forward.

4. Fourth, we’re all hoping for progress in terms of landscaping, the
grounds more generally, and our private beach area.

Finally, I should correct some of the misinformation circulated during the election campaign: The elevator replacement was highly successful. The board completed the project with no special assessment. We made sure we had an exceptional amount of interaction with owners. I worked with Steve Pepe to review the contract specifications. Steve’s main interest was in delaying the project another year, increasing the scope of work, and finding his own preferred bidder for a later, more expensive project. Other than that, Steve offered some detailed suggestions, and while most were known, a few were helpful. In contrast to the elevator, the cement project was the biggest and most expensive project in the building’s history. It was an overwhelming responsibility, and we should keep realistic expectations about board performance. While we made progress this project was not completed.
We are still addressing lingering problems, a common situation with projects big and small. As for the recent column remediation: this work was in the original scope of work, and there’s a chance we ended up paying for it twice. As for last March’s column work, the engineer at the time (Marshall) recommended a contractor who bid $129,927. Instead, we went with Coral Sun, who bid $52,539 for the same scope of work, and who did a fine job. Marshall, of course, also supervised the USSI work, and approved a large payment for work that hadn’t been done. Then when we terminated him, he tried to get our building “red tagged” and evacuated. On the heels of this event, another developer came knocking. Had Marshall been successful, a demoralized ownership might have been open to selling on the cheap. We have filed a complaint with the licensing board over this and are asking the engineer to refund money sufficient to cover the legal costs. For now, this expense is behind us. The new board will consider whether to hold out for reimbursement of legal expenses. The upcoming painting contract is another opportunity to further improve the property.
In closing, thanks for your attention to my report of our labors on your behalf.

​D. Gulley

Feb 18, 2025
​Dear Gulley and Board Members,

The REAL State of Our Building

The REAL State of Our Building must be addressed transparently and responsibly. The ongoing mismanagement and neglect have resulted in unnecessary expenses, avoidable repairs, and a decline in the building’s value. This must change immediately.

Leaking Roof
For three years, I have repeatedly pointed out the need for proper sealing of the roof. Yet, the issue remains unresolved. Unfortunately, your continued inaction has caused avoidable damage and remains an urgent matter that requires immediate correction.

Elevator Consultant and Cost Overruns
The consultant you hired for $15,000, a friend of the doctor, made severe miscalculations. The proposed $425,000 plan for a six-story elevator failed to include the replacement of rusted-out door jambs and tracks. Now, correcting this oversight is costing an additional $120,000. I had already obtained a complete proposal from Schindler Elevator Company for $369,000—truthfully priced and fully inclusive of necessary repairs. Your decision to proceed with the doctor’s recommendation was reckless and costly.

Assessment Increases
Raising assessments three years in a row has significantly devalued the building. Not once has the board proposed or implemented cost-saving measures to offset these increases. This is not just incompetence; it is financial negligence.

Painting Contract Mismanagement
The painting contract you signed is a failure of planning and oversight. The decision to exclude balconies and walkways—the most visible and critical areas—demonstrates a complete lack of foresight. Additionally, the railings, which are powder-coated, should not be painted for years, making this an unnecessary expenditure and a waste of funds.

Failure to Address Rust Prevention
Painting without properly sealing balcony railings guarantees that rust will bleed through within months, rendering the entire job ineffective. Any competent decision-maker would recognize that the roof should be repaired before undertaking a major painting project.

Financial Mismanagement and Inexperience
The board's handling of construction projects and financial oversight has been amateurish at best. The last three years have seen excessive and poorly justified expenditures, particularly in legal fees. This reckless spending must end.

Mismanagement of Purchase Offers
Significant mistakes were made in handling offers for the building. The was a lack of transparency in strategic decision-making by not including more details regarding the offers. 

Lack of Transparency and Accountability
Your well-worded letters do nothing to mask the reality of this board’s failure. The refusal to be transparent and truthful about the state of the building is unacceptable. Enough is enough.

This board has proven time and again that it is incapable of properly managing the building. It is time for a leadership change. I urge my fellow owners to demand accountability and consider a new direction—one that prioritizes competence, transparency, and financial responsibility.

Sincerely,
Steve Pepe​

02/18/2025

He just can’t help himself with the “election interference”. There was nothing necessary or even helpful in this message. Clearly, its intent was again to interfere with the election as BOD President and disparage Steve. He did not write this in his capacity as a fellow member. He wrote this in his capacity as the outgoing President . It’s despicable. We have never had anyone behave like this before. Anyone else want to call him out on it this time? 
name hidden, given upon request

02/18/2025

Dear PBSA Neighbors,
I hope everyone is well and enjoying their winter.  I was not going to send am email out to you all because I did not want to talk about certain things but clearly some owners have chosen to act out inappropriately and downright nasty and I feel the need to call them out.  After President Gulley (who calls himself the Sheriff of PBSA) put up so many obstacles for Rick Koch and I to moderate an Owners Candidate Evening we stepped away. Sheriff Gulley thought he won but actually it was a manipulation on my part because he was trying to stop the event altogether and I knew he would say no to be but he would never say no to Liz Sullivan who graciously stepped up to provide the owners with a practice that has been ongoing since the beginning of time.  
Liz ran a calm, respectful and inclusive event that 36 owners, more than the 12 that attended the Board Candidate Event, showed up.  The evening was a hybrid of Zoom and in person attendance and three candidates, all of whom had been on the board before showed up to answer whatever questions were thrown their way.   The questions were not vetted nor rewritten, unlike the Board Event ones were.   Every person at PBSA gets a vote.  Therefore every person at PBSA gets a say.  Not a muted say, not a ‘rewritten’ say but rather an 'owners right' say.  Liz asked that everyone treat all with respect and there was a reminder that the three previous board candidates knew it was a thankless job yet they were prepared to do it again for the betterment of our paradise here.   The evening went along beautifully.  People got to ask questions, candidates got to show their passion for being on the board and it was very well run.  
As I said I was not going to speak about this but then President Gulley sent out ‘his’ ‘State of the Building’ and within all the mumble jumble of the great things he has done, like surveys - that lead no where, the elevator project that was already in process when he became President (and still is not working well) OR how he was going to ruin our season by painting the building while we were all here until some owners spoke up to put a stop to it - he used this ‘State of the Building’ to once again get involved with “election interference”.    It was his State of the Building email that made me speak out.  Gulley used this to slam a candidate and it took me back to the Owners event when certain individuals were swearing and being rude on an unmuted zoom and posed a ‘Gotcha’ question.  Some owners asked why I didn’t mute the three people that were inappropriate and I said that at the owners event everyone gets a say (unlike the Owners monthly meetings where we are constantly shut down) and, owners themselves, should hold themselves accountable to be ‘better’ and respectful.  Clearly the three on the zoom that were rude don’t really hold themselves to any standards, let alone higher standards.
I am not writing this email to influence anyones vote.  Unlike what Lisa and David Gulley and Jay Jordan have done.   We all have a say. We all get to vote for whomever we want . But shame on two board members and the wife of the president (whom I expected more from) trying to use their power to slag a candidate.
David Gulley ran for the board under the guise of bringing transparency to the table and did anything but. It is rich of him to talk about another ex board member and their transparency when he did nothing but hide.  However, he has been transparent about one thing and one thing only - it would be his way or the highway.  We have had NO committees.  The breezeway which was a process of months was not an official committee because the President would not approve it.  It got done because one board member pushed and pushed to make that area more beautiful for all owners.  There has been no events in the lobby.  The President could not even get enough owners to vote for a free putting green that a gracious owner was going to donate.  
I could go on and on but I just want to put everyone back on track. We need two people to join the board (unlike when President Gulley would not assign a 5th person to the board as he was afraid to be challenged - remember that year!), and all five of the candidates have thrown their hat into the ring.  All five deserve our respect.  Speak to them.  Ask them what they will and won’t do.  Don’t listen to an outgoing President whose only fear is that the next board will actually get stuff done.  I for one (of many) will be very happy to see his term end on Thursday. Thank you for your service President/Sheriff Gulley.
I will also ask the three remaining board members to welcome whomever comes to the board.  To work as a UNIT for the owners not as individuals and to please do the one thing that we have asked every board to do before…..Listen to the owners.  It is the owners that make this place a paradise.  
Be well.  Be kind.  Be respectful.
name hidden, given upon request

​

02/18/2025

Thank you XXXX . A very well written, clear and on point letter.
Rich Bolton
410

02/18/2025

Great letter XXXXX,
We echo all of your words. It’s about time we start showing respect to all our neighbors, we are in this together! Let’s make it our paradise and not the hell that we have been experiencing. This is not about me BUT WE. We now have the opportunity to make it right let’s join together and make it happen.
name hidden, given upon request

02/18/2025

Great points XXXX!!

name hidden, given upon request

02/18/2025

Hi, XXXX,

Thank you for pointing out all of the inconsistencies referenced in David Gulley ,State of the Building ,message. I ditto your Be Kind, Be Well, Be Respectful 
name hidden, given upon request

​

​​​​

March. 2021.   Closing Up Your Apartment Before an Extended Vacancy by PBSA.COM

Almost every winter some unfortunate PBSA owner returns to find an apartment damaged by mold and / or water leaks. Pest infestations are also a risk. Each owner must take personal responsibility for leaving their apartment in a condition that will prevent mishaps while they are away. To protect your own property and your neighbors:
You MUST:

1.Shut off water supply valves (kitchen and bathroom). (prevent water leaks)

2. Close and lock all doors and windows. (prevent wind driven rain penetration)

3. Bring in all furniture from your balcony / patio. (hurricane projectile risk)

4. Bring in beach chairs and umbrellas (unsightly and hurricane projectile risk)

5. Notify the Office. (safety)

You are strongly encouraged to:

1. If you don’t have central A/C; run an appropriately sized dehumidifier connected to a drain. Wall Unit A/C is NOT sufficient. (control mold causing humidity)

2. If you do have central A/C; program it to run at least several hours a day. (control mold causing humidity)

3. Drains: Fill with water, then close up. (prevent sewer gas and insect infestation)

4. Toilets: Flush and seal bowl with saran wrap. (prevent pest infestation)

5. Turn off circuit breaker for hot water heater. (save energy)

6. Unplug all electronic devices. (save energy, protect from power surges)

7. Refrigerator: Unplug, clean out, prop doors open. (prevent mold if there is a power outage)

8. Clean counters and kitchen floor; secure all left behind food in sealed containers. (prevent pest infestation)

9. Close all blinds. (reduce solar heat gain)

10. Clean window and door screens, store inside. (they will last longer.)

Additional Thoughts

Don’t be penny wise and pound foolish. The electric bill for running your refrigerator all summer will cost way more than the $15 worth of leftover condiments that you have stored inside. If there is a power failure, your refrigerator will be ruined by mold. Leaving windows ajar for fresh air as “natural” mold control could result in expensive torrential rain damage to your walls, floors, and possibly your neighbor’s apartment below. Running a dehumidifier or central A/C will cost several hundred dollars a year, but that is nothing compared to the cost of mold remediation. If you have central A/C and a programmable thermostat, FPL recommends setting it at 72F for two hours before dawn, then 82F the rest of the time. This will keep your energy bill down but provide good dehumidification. If you are running A/C or a dehumidifier, monitor your electric use to confirm it is running. If your apartment has year round internet service, install a “Smart” thermostat to monitor your apartment temperature remotely.

A simple trick to see if you had a power failure

Fill a small dish with water.

Freeze the dish.

Place a coin on top of the ice.

Upon return, if the coin is under the ice you had a power failure that came back on.

************************************************************************************************************************************************

Print this Check List  

************************************************************************************************************************************************

SEASONAL CLOSING GUIDELINE CHECKLIST

.  Turn off the hot water heater.

.  Set up dehumidifier or air conditioner. Dehumidifier is the preferred way to go.

.  Close storm shutters if applicable.

.  Turn off main water valves in kitchen and bath.

.  Shut off circuit breakers in electrical panel for

.  Washer/dryer

.  Electric stove

.   Empty refrigerator of perishable items, empty trash cans.

.  Turn refrigerator/freezer to #1, “vacation” setting, or leave ajar.

. Bring patio/deck furniture inside the apartment. Balcony should be empty.

.  Unplug small appliances (toaster, coffee maker, television, microwave, chargers etc.).

.  Close & lock all windows.

.  Take new screens out of the windows and store in your Unit

.  Close all drapes.

.  Add one cup of bleach to the toilet and tank, then cover bowl with plastic wrap to prevent evaporation. Close the lid and place a heavy object on top to prevent possible rodent entry into the apartment.

.  Bring all beach chairs in from pool wall and place in your storage unit or apartment.

.  Remove all bicycles from the electric meter room and place in your storage unit or apartment. The Co-op is not responsible for damage or theft of any bikes in any area.

.  Lock the door. Please make sure a current copy of your keys is in the office if you have replaced your door or lock.

Palm Beach Shores Apartments April 1, 2019 

​

***************************************************************************************************************************************

Closing Up Your Apartment Before an Extended Vacancy by GRS 03/24/2023

Almost every winter some unfortunate PBSA owner returns to find an apartment
damaged by mold and / or water leaks. Pest infestations are also a risk. Each owner must
take personal responsibility for leaving their apartment in a condition that will prevent
mishaps while they are away. To protect your own property and your neighbors:
You MUST:
1. Shut off main water supply valves (kitchen and bathroom). (Prevent water leaks)
2. Close and lock all doors and windows. (Prevent wind driven rain penetration)
3. Bring in all furniture from your balcony / patio. (Hurricane projectile risk)
4. Bring in beach chairs and umbrellas including those up against the wall leading to
the beach. (Unsightly and hurricane projectile risk)
5. Notify the Office. (safety)
You are strongly encouraged to:
1. If you don’t have central A/C; run an appropriately sized humidifier connected to
a drain. Wall Unit A/C is NOT sufficient. (Control mold causing humidity)
2. If you do have central A/C; program it to run at least several hours a day. (Control
mold causing humidity)
3. Drains: Fill with water, then close up. (Prevent sewer gas and insect infestation)
4. Toilets: Flush and seal bowl with saran wrap. (Prevent pest infestation)
5. Turn off circuit breaker for hot water heater. (Save energy)
6. Unplug all electronic devices. (Save energy, protect from power surges)
7. Refrigerator: Unplug, clean out, prop doors open. (Prevent mold if there is a
power outage)
8. Clean counters and kitchen floor; secure all left behind food in sealed containers.
(Prevent pest infestation)
9. Close all blinds. (Reduce solar heat gain)
10. Clean window and door screens, store inside. (They will last longer.)
11. Change fire Alarm Battery

Additional Thoughts

Don’t be penny wise and pound foolish. The electric bill for running your refrigerator all summer
will cost way more than the $15 worth of leftover condiments that you have stored inside. If
there is a power failure, your refrigerator will be ruined by mold. Leaving windows ajar for fresh
air as “natural” mold control could result in expensive torrential rain damage to your walls,
floors, and possibly your neighbor’s apartment below. Running a dehumidifier or central A/C
will cost several hundred dollars a year, but that is nothing compared to the cost of mold
remediation.
If you have central A/C and a programmable thermostat, FPL recommends setting it at 72F for
two hours before dawn, then 82F the rest of the time. This will keep your energy bill down but
provide good dehumidification. If you are running A/C or a dehumidifier, monitor your electric
use to confirm it is running. If your apartment has year-round internet service, install a “Smart”
thermostat to monitor your apartment temperature remotely.
It is recommended you purchase your own home owners insurance policy which covers mold
damage and repairs and replacement necessitated by water leaks (note that leaks from hurricanes
require an additional rider). PBSA insurance covers common areas of the building, not individual
apartments.