​​​​​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

​

HOUSE RULES OF PALM BEACH SHORES APARTMENTS, INC. as of 11.25.2019
​_________________________________________________________________

The By-Laws state that the rights of use and occupancy shall be further subject to the
establishment and promulgation of House Rules as the Board of Directors may from time
to time prescribe. These revised House Rules were approved and passed by the Board of
Directors at a Regular Board of Directors Meeting in February 2017.
THINGS YOU SHOULD KNOW AND DO We are all anxious to create an atmosphere of
modest luxury and pleasant living in our co-operative home. None of us enjoy
regimentation in rules, but a certain minimum of regulation is necessary for our mutual
comfort. Your cooperation in observing these rules will be greatly appreciated.
I. APPLICATION
a. These rules apply to ALL persons on the premises.
b. Owners are responsible for the conduct and actions of their families, guests, tenants
and visitors; owners are liable for damages caused to common area property and
equipment caused by themselves, their families, guests, tenants and visitors.
c. Owners shall keep their water sources in good working order to avoid water damage to
a neighbor’s apartment.
d. All owners have the right to expect compliance from others, and therefore, have the
right to assist in the enforcement of the House Rules. The Property Manager as per terms
of his contract has authority to enforce all rules of the Co-op.
e. To enforce the House Rules, when an offense occurs, the Board of Directors shall notify
the offender in writing. If a second offense occurs, the offender must appear before the
Board of Directors who will levy a $50.00 assessment. Such assessment shall accrue on a
daily basis to a maximum of $1,000.00 if the violation continues. (FL LAW 719-303).
PROPRIETARY LEASE – ARTICLE II THE LESSEE HEREBY COVENANTS WITH
THE LESSOR AS FOLLOWS
Fourteenth: If the Lessee shall at any time be in default (of the Rules and Regulations of
the Co-op) hereunder, or if the Lessee shall institute an action or summary proceeding
against the Lessor based on such default, the Lessee will reimburse the Lessor for the
reasonable expense of attorneys’ fee and disbursement thereby incurred by the Lessor,
and the Lessor shall have the right to collect same on demand, as additional rent.
II. REGISTRATION
a. Each and every visitor, tenant or overnight guest, REGARDLESS OF AGE shall register
in the Guest Book provided in the lobby. Information shall include full name, address,
apartment visiting, auto license number & state, date of arrival and date of departure.
b. Domestic employees and service personnel working in the co-operative shall also
register in the Guest Book.
c. Owners leaving for a period of forty eight (48) hours or longer shall advise the office in
writing of their departure and of their return and should leave an emergency contact.
d. The maximum number of persons (owners, tenants or over-night guests) allowed to
occupy an apartment shall be as follows:
One bedroom/one bath apartments 4 persons
Apt. 206, two bedrooms/one bath 4 persons
Apt. 306, two bedrooms/one bath 5 persons
Apt. 406 & 506, two bedrooms/one bath 6 persons
Two bedrooms/two bath apartments 6 persons
NOTE: Infants are considered “persons”.
III. RECREATIONAL FACILITIES
a. Recreational facilities are for the use of owners, their house guests and tenants only.
DAY GUESTS MUST BE ACCOMPANIED BY THEIR HOST.
b. All guests must be registered in the Guest Book by their host before using facilities.
c. Children under twelve (12) years of age shall play shuffleboard ONLY when
accompanied by an adult. These facilities are not to be used as a playground, and
improper use will not be permitted. Play may start at 9:00 A.M. and end at dusk.
d. When a unit is leased, the tenant and their guests only have the use of all facilities. The
owner relinquishes all rights during the term of the lease except as a guest. (FL LAW 719-
105 #3)
e. After using grill, please clean and cover it.
IV. SWIMMING POOL
a. Conform to Florida Rules. (See sign on pool wall).
b. Appropriate pool attire shall be worn at all times. No nudity!
c. All persons using pool do so at their own risk.
d. Pool hours are from 9:00 A.M. to dusk.
e. Any person coming from the beach is required to remove tar and sand before entering
pool.
f. Everyone that applied sunscreen is required to shower before entering the pool.
g. The maintenance person may raise and lower umbrellas weather permitting. However,
any owner, tenant or guest who raises an umbrella is responsible for lowering it when they
leave the pool area. To prevent damage to the umbrellas they must be raised to their
highest position so as not to be damaged by the wind.
h. Parents shall assume full responsibility for the safety and behavior of their children.
Children under twelve (12) shall be supervised and accompanied by an adult when in the
pool. No children of diaper age allowed in pool at any time unless wearing state approved
swimmies.
i. Only unbreakable tumblers shall be used for beverages in the pool area. No one is
allowed to drink liquids of any kind or eat food while in the pool or within four feet of the
pool edge. (FL LAW)
j. Rafts, tubes, flippers, toys or scuba gear shall not be allowed in the pool.
k. Any person wearing hairpins, curlers, etc. are required to wear a bathing cap. Foreign
objects in the pool can clog the filters and damage pump impellers, causing destruction of
pumps and electric motors.
l. Excessive splashing and noise, diving/jumping, running and ball playing are not allowed
in the pool area.
V. PETS
a. ONLY fully documented service animals are permitted (FL LAW). b. No other animals,
including domestic animals, shall be kept, maintained or allowed to visit any apartment on
the premises owned by the Corporation. Small domestic birds and fish shall be excluded
from the definition of “animals”.
VI. ATTIRE
a. All persons must wear some kind of cover up, or upper garment; and shoes or sandals,
when passing through the lobby, walkways and in the elevator.
b. All bathers must refrain from using the lobby and/or elevator when wearing dripping
suits.
VII. SAFETY
a. All hallways, stairways and elevator are common areas and must be kept free of
grocery carts, toys, etc. AT ALL TIMES.
b. Bathing suits, towels, or any other items, are not to be hung on balcony railings or
bushes.
c. Children shall not be permitted to loiter or play on the stairways, in the halls, lobbies,
walkways or elevator.
d. Cooking is not permitted on balconies/patios or walkways.
e. Members are not to store any items outside their enclosed storage area.
f. Members are not to store any items, with the exception of bicycles, in the Meter Rooms
at their own risk. Non-owners bikes shall not be kept in the Meter Rooms.
g. Upon leaving and entering the elevator in the lobby ALL bicycles/riders must go out thru
the door near the elevator into the north driveway. Please do not ride bicycles inside the
lobby or beneath the portico and area leading to that door.
h. When owners leave to return to their primary residence they must move their bikes to
their storage area or apartment. At no time will the Co-Op be responsible for damage or
theft of their bikes in any other area.
i. In the event of severe winds remove patio furniture and plants from balcony/patio.
VIII. PROTECTION
a. Except in case of extreme emergency, no one shall be allowed to enter any apartment
without written permission by the owner, except exterminator personnel and management
inspection. b. When vacating an apartment for any length of time, residents shall close all
doors and windows, remove all items from the balcony and notify the office of their
leaving.
IX. PARKING
a. The parking lot is part of the common area.
b. Each apartment shall be entitled to one assigned parking space. Holders of two
apartments shall be entitled to one space for each apartment.
c. Spaces shall be assigned upon the basis of seniority, i.e. by date of first certificate
executed for owner. The date of first certificate of owner shall transfer to surviving spouse.
d. A listing of persons desiring to move their parking space and the desired location shall 
be maintained by the board member assigned responsibility by the Board for parking. This
list shall be kept current. Persons desiring to be placed on the list shall do so by letter.
e. In no case shall a parking space automatically be permitted to be transferred to a new
apartment owner; spaces do not go with the apartment. New holders will normally be
assigned the least desirable space and progress to the more desirable spaces as they
gain seniority.
f. When seniority has been exercised to move to a more desirable space, it may not again
be used to that end within a three (3) year period.
g. In the event a space becomes available, notification shall be placed upon the bulletin
board as to the vacancy for a period of fourteen (14) days prior to assigning the space to
anyone. In addition, during the period from April through November, notification shall be
made in the newsletter as to the vacancy. At the expiration of the fourteen (14) day period
from either of the above, the space may be assigned per the guidelines as the parking
chairman may see fit. The decision of the chairman shall be final, save that his decision
may be appealed to the Board either in person or by letter within thirty (30) days of
assignment. This will be the only appeal.
h. Parking on the North side of the building may only be used for contractors to load and
unload their tools and materials, or for deliveries, time limited to 30 minutes.
i. You are entitled to one space and if you need the use of another space, you must obtain
written permission from someone who is not using their space and this letter will go to the
Board and Parking Chairman and will be kept on file.
j. Residents should park within their assigned parking area.
k. Guests should park in the guest spaces in the south parking area.
l. Parking will be permitted in the circle for loading and unloading only.
m. All cars shall be parked in a forward position.
n. Boats, trailers, or recreational vehicles are not permitted to park on the premises.
X. REFUSE
a. In order to eliminate odors and vermin, and for health reasons, ALL GARBAGE SHALL
BE PLACED IN SEALED PLASTIC BAGS.
b. Large cartons, boxes, newspapers, glass bottles, etc. shall be carried by hand to the
trash room on the ground floor. All boxes must be flattened to fit inside the recycle bins.
c. Bones, corn husks, celery stalks, pineapple rinds and the likes are not suitable for
disposal units. Coffee grounds should be wrapped with other waste. Grease should be put
in cans or leak proof containers and carried to the ground floor trash room.
d. Trash room doors and trash chute doors shall be kept closed at all times.
e. Lighted cigarette butts or ashes constitute a fire hazard and shall not be placed in the
trash cans.
XI. GROCERY CARTS AND LUGGAGE CARRIERS
a. These convenience items are available under the stairs in the lobby and must be
returned as soon as emptied. They shall not be left in elevators or walkways.
b. Use the door next to the elevator for these items. Do not use the front entrance. a.
Contractors, including cleaning and business shall not use the grocery carts. The carts are
only for the use of the owners, their guests and renters. 
XII. NOISE
a. All persons returning late shall refrain from loud conversations and noise on balconies
and all common areas. Radios and television sets shall be played softly from 11:00 P.M.
to 8:00 A.M.
b. All owners, tenants and guests arriving after 11:00 P.M. shall unload as quietly as
possible at the service entrance on the north side of the building. This procedure shall also
be followed when leaving the building before 8:00 A.M. Care should be taken not to slam
apartment doors, car doors and trunks.
c. Construction or repair work causing noise is not permitted between the hours of 6:00
P.M. and 8:00 A.M., Monday through Saturday, and not at any time on Sunday (except in
case of an emergency).
XIII. EMPLOYEE ASSISTANCE

If a malfunction occurs in any apartment requiring the
assistance of the Property Manager, he shall be permitted a fifteen minute time period. It
will be the duty of the owner, tenant or guest to secure the services of other qualified
personnel to correct the problem. A list of qualified technicians is available through the
Property Manager. First Services does not permit their employees to work in owners
apartments after regular hours. Owners, tenants and guests may NOT give orders and/or
directions to building employees. Any suggestions, advice or recommendations should be
given to Property Manager or Board member. Owners, tenants and guests may NOT give
orders and/or directions to outside Contractors hired by the Corporation or Management
Company. The owner is required to notify the Property Manager in writing (email is
preferred) of his intended arrival and authorization to open and close their apartment
ONCE A YEAR. This service will include: open storm shutters, remove dehumidifier to
storage area and turn on water heater as long as the water heater and water pipe shut
offs are in good working order. When leaving for the season the office again should be
notified in writing to have their apartment closed addressing the shutters, dehumidifier and
turning off the water heater. This will be done on normal business hours. If an owner
wants to use an outside contractor or cleaning business, and wants the office to let them
into the apartment, the owner must inform the office in writing and state that the office and
employee is not held liable for any damage or theft.
XIV. EXTERIOR APPEARANCES / RENOVATIONS EXTERIOR APPEARANCES
a. Installation of shutters, doors, screen doors, central air, lights, or anything that may
change the outward appearance of the building, walks, etc., requires prior approval of the
Board of Directors.
b. Major Interior alterations require prior approval of the board of Directors…namely, the
moving of walls and installation of hard floor coverings. Walls replaced between two units
must be as originally constructed with cinder block. All workers must conform to Florida
laws (see attached Section 105 Permits). Workers must be licensed and perform their
duties within code and the final job must pass inspection.
c. Exterior walls, doors, ceilings, railings or balconies shall not be painted any color other
than existing throughout the building. As it has become difficult to purchase aluminum
colored replacement entrance doors and windows, white doors and windows may be
installed, but no other colors are permissible. The style of windows and doors must 
conform to BOD approved specs and have written guarantee of impact resistance by
company doing the installation.
d. No signs are to be displayed anywhere on an owner’s apartment including windows,
doors, balconies, cars or trucks.
e. Balcony tile is not to be replaced. Balcony may only be painted using the light colored
paint that is Board approved so all balcony/patio’s are uniform.
f. Anything other than a central AC unit, patio furniture or plants on a balcony or patio must
have Board approval.

PROCEDURES FOR OWNER RENOVATIONS
a. Owner to send letter to the Board of Directors notifying them about the work being
done, contractor name with phone number, start date and estimated date of completion.
b. In consideration of other Owners, no renovations are to be done during the season
when most Owners are present. All major renovations are to be scheduled to start only
after May 15 with completion by October 30 at the latest. This date limitation does not
include necessary emergency repairs. The rules will be enforced and fines will be levied.
c. Contractor and owner are responsible to obtain the proper permits and insurance from
the Town of Palm Beach Shores. The following must be provided to the BOD: 1. Copies of
the Contractors License for this jurisdiction. 2. Copy of Liability Insurance -Minimum
$1,000,000 naming Palm Beach Shores Apartments and the owner as additional insured
on their policy. 3. Workmen’s Compensation Insurance Certificate must also be provided.
No CE -200 or any other workmen’s compensation exemption certificates are acceptable.
d. All contractors and related workers must load and unload in the North driveway and use
the door nearest the elevator when entering and leaving the building. The grocery carts in
the lobby are only for the use of owners and may not be used by contractors to haul their
tools and equipment to their renovation location.
e. ALL contractors and workers must park in visitor spaces in South parking lot or in
assigned spaces as provided by the Property Manager.
f. ALL contractors and workers must sign in every day identifying themselves, their
employer, their vehicle and the apartment number where they are working.
g. NO work is to be done before 8 a.m. or after 6 p.m. Monday thru Saturday.
h. NO WORK IS TO BE DONE ON SUNDAY.
i. NO WORK IS TO BE DONE IN THE COMMON WALKWAY AREAS. Any sawing, etc. is
to be inside the apartment or on ground level near trash room.
j. Contractor is to dispose of all debris off-site and to clean walkways, elevator and any
other affected areas of the building at the END OF EACH WORK DAY. It is the
responsibility of the contractor or his workers to ensure that blankets are hung in the
elevator when hauling big equipment or furniture.
k. Paper runners are to be put down and maintained in areas where damage might be
done, i.e., elevator and elevator lobby floors. Elevator blankets are to be removed at the
end of each work day and under no circumstances shall they be left hanging over the
weekend.
l. In the event a contractor requires a dumpster, such dumpster shall be located in the
South parking lot and the contractor must provide his own means of transporting the
debris from the renovation site to the dumpster. Said dumpster shall be rented in the
name of the Owner, and a $1000 security deposit is required in the event damage is done 
to the property or if the dumpster is not removed in a timely manner. The dumpster must
be covered during windy periods and removed, or emptied when it is full, and only
replaced if demolition is incomplete. The dumpster size shall be in relationship to the
amount of debris to be taken away. NO DEBRIS from other construction sites may be
deposited at this location.
m. Contractor to contact the Property Manager with any questions.
n. When scaffolding is needed it must be included in the original application and have
board approval. * These items are also requirements of the Town of Palm Beach Shores.

Guideline for Installation of Central Air Conditioning Units
1. After Board of Directors approval, air conditioning units may be installed on the
owner’s patio as close to the patio door as possible. First floor owners can install
their AC unit in the garden on a solid base next to their patios.
2. Owners will connect to the preexisting condensation/drain line and maintain their
drain line from their unit to the preexisting condensate connection. Only one
condensate line per unit.
3. All AC lines (high- and low-pressure lines) will be run inside the apartment unit; no
lines may run on the outside of the building.
4. Before replacement of an existing AC system, the owner must fill out PBSApts “Unit
Work Request Form” Upon replacement of the existing AC unit, the owner must
have the contractor remove and discard the old AC unit and all associated
materials. The apartment owner is responsible for ensuring that the contractor
closes all penetrations in the exterior of the building wall.
5. Before installation of a new AC system, the owner must fill out PBSApts “Unit Work
Request Form”. AC units must be placed on an aluminum stand that is at least 6
inches from the balcony floor. All mounting hardware is to be stainless steel or
aluminum; steel or aggregate materials are not acceptable. Only one set of holes
for each stand leg -typicaly 4- is permitted; it is important to carefully position these
holes as there cannot be any re-drilling into the balconies. Once the stand is
mounted there is no re-positioning allowed without BOD approval. Each mounting
hole is to be filled with 100% silicone or 5200 caulk to prevent water intrusion.
6. Before moving pre-existing balcony AC units and approved aluminum stands, the
owner must receive BOD approval and fill out PBSApts “Unit Work Request Form”.
XV. GUESTS
a. Guests may be invited to occupy an apartment for two (2) weeks or less in the absence
of the owner, subject to the following conditions: That the management of the building is
notified by the member, in writing, at least five (5) days prior to the arrival of the guests,
stating the full name, address, date of arrival and departure, number of guests (specifying
number of children and their ages), and relationship, if any, to the owner. For obvious
reasons, unidentified guests will not be permitted to occupy an apartment.
b. Guests to occupy an apartment for a period longer than two (2) weeks in the absence of
the owner must submit, through the owner, the information and references in full, called 
for on the standard questionnaire form prepared by the Board of Directors. This must be
received two (2) weeks in advance to permit time to follow-up by mail of all references,
and in any case not less than three (3) weeks prior to the intended arrival of the guest.
The owner will be subject to an amount allowed by the Florida Statutes as an assessment
to cover the work entailed. The fee is charged per adult applicant excluding a married
couple.
c. Regarding guests who wish to stay longer than two weeks, the Board of Directors, or a
special committee appointed for that purpose, must conduct an interview in person with
the prospective guest and approve or deny their request in writing before the guest can
take occupancy.
d. Guests will be asked to sign for a set of House Rules when registering, or within twentyfour (24) hours of their arrival. Owners will be held responsible for any violations.
e. In no case may a guest allow others to occupy the apartment in his absence.
f. Owners are limited to having overnight guests, excluding members of their immediate
family (i.e. parents, children and grandchildren) in their absence for a cumulative total of
thirty (30) days during any year. (Nov. 1 to October 31)
XVI. SUB LEASING
The Lease and By-Laws of the Corporation provide for sub-leasing of an apartment one
time per year. For the purpose of this provision, the year will start Nov. 1 and extend
through Oct. 31. Such sub-leasing will be granted, subject to the following conditions:
a. The sub-lessee shall submit to the Board, through the owner, an application to lease
and a personal waiver inquiry form prepared by the Board of Directors. The Board, or a
special committee of the Board, shall conduct an interview in person with the prospective
sub-lessee. The foregoing must be completed in sufficient time to permit follow-up by mail
of all references, and in no case less than three (3) weeks prior to the intended arrival of
the sub-lessee. The Board will then move to approve or disapprove in writing any such
application for occupancy. The owner will be subject to an amount as allowed by the
Florida Statutes as an assessment for duties performed in effecting the lease. Apartments
rented for periods of six months or less are subject to a sales tax to the State of Florida,
plus a bed tax to the County of Palm Beach. To pay this tax, the owner must make
application to the Department of Revenue, 111 Georgia Ave., West Palm Beach, FL
33401. The owner is responsible for payment of this tax. However, he may collect the
amount of the tax from the lessee. Owners of rental apartments must apply to the town of
Palm Beach Shores for an occupational license prior to renting the apartment before the
Board will approve any rental application.
b. Sub-lessees will be asked to sign for a copy of the House Rules and are expected to
understand and observe the rules. Failure to do so will be sufficient reason to terminate
the sub-lease, should such action be deemed appropriate by two-thirds (2/3) vote of the
Board of Directors at any regular or special meeting. Children under 18 not permitted
under any sub-lease.
c. In no case may a sub-lessee sub-sub- lease an apartment without express approval of
the Board or of a committee of the Board appointed for this purpose.
d. It is the express obligation of the sub-leasing owner to require the sub-lessee to read
these aforementioned conditions.
e. Any apartment owner that rents their apartment must produce to the Board of Directors
a Renter’s Insurance Liability policy in the amount of three hundred thousand ($300,000)
dollars naming Palm Beach Shores Apartments and the owner of the apartment as
additional insured on the policy.
AS A MEMBER/OWNER OF A PROPRIETARY LEASE, IT IS TO YOUR ADVANTAGE
TO SEE THAT HOUSE RULES ARE OBSERVED BY THE FAMILY, GUESTS AND SUBTENANTS. ​