bay breezes, plus it is just minutes from all the amenities Miami has to offer. Williams Island condominiums are

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Florence Beatrice Perry
6 years ago
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Williams Island's 2600 Condominium, also known as Residence du

This development has 172 units, on the incredible Intracoastal,

just minutes from all the amenities Miami has to offer.

privacy and sophistication in a unique island setting.

1 Williams Island's 2600 Condominium, also known as Residence du Cap, is located at 2600 Island Blvd in the city of Aventura, FL. This development has 172 units, on the incredible Intracoastal, city and ocean views and year round bay breezes, plus it is just minutes from all the amenities Miami has to offer. Williams Island condominiums are known for their elegance, privacy and sophistication in a unique island setting. Williams Island 2600 features breathtaking views in all directions, and luxurious amenities. Residence du Cap consists of a sophisticated Mediterranean design that has earned its description as The Florida Riviera.

2 In May of 2013, I was recruited to apply for the full time Manager position at Residence du Cap. After 16 years of service, the former Manager, who worked 20 hours a week, resigned and the Board of Directors was seeking a full time Manager. It was an honor to be considered for this position amongst 90 applicants and shortly after interviewing, I was selected into the final 3. At this stage in my career, I was looking for stability, for a place where I could make a difference and apply my passion and for a place to call home. I was honored to be chosen to follow in the footsteps of a well-respected Manager who had been instrumental since the island s development. The building was starting to age and in order to be more competitive with the newer buildings being built, they needed some fresh ideas to keep up with the innovative technology offered in other condos. We can all agree that high-rise buildings are always in need of being restored and repaired; otherwise, the structure will continue to deteriorate. The Board of Directors and I had a fiduciary responsibility and commitment to maintain the structure and the common areas and to ensure the safety and security of the residents. The Chief Engineer was also working part-time and was a part of the former Manager s contract. One of my first assignments was to hire a full-time working Chief. I needed a strong maintenance person that would have the ability to be my right hand man and take the team to the next level. After interviewing several applicants, I hired a highly qualified hands on Chief Engineer. This was just the beginning of building my team!

3 One has to assume first, that the individual human being at work knows better than anyone else what makes him or her more productive - even in routine work the only true expert is the person who does the job. Peter Drucker Change can be difficult for some, especially after 16 years of having the same faces in place. My Chief Engineer and I worked together to cultivate a culture. The building deserved a high level of service and it was up to us to set the highest standards. I was determined to train all staff members and earn their trust, embrace them and make them feel comfortable. I implemented weekly staff meetings and a Bright Ideas Campaign. This is an Employee Suggestion program which provides each and every staff member an opportunity to speak up, to provide their ideas and feedback. I believe that capturing employee suggestions and ideas drives employee engagement and improves employee motivation. It creates a more productive and satisfying work environment. I asked them using a form: What is working well? What isn t working well? I also implemented the Residence du Cap Gold Standards. I wanted to make sure the employees knew that I was there for them, to support them and to listen. I explained that I contribute my success to the manner in which my mentors and colleagues that were always there to listen and coach me. I expressed that as a football fan, I relate teamwork in football to my style of managing and my philosophy: I am just the coach on the sidelines; they are the players on the field. Our job is to make sure that we all make the plays to get to the goal line and make a touchdown -- and then onto the Super Bowl! If they do not tell me what is not working, I can t fix it. I rely on them, the players, to get the job done! I also conveyed to them my strategy in managing by performing a SWOT analysis. We must ask ourselves.what are our STRENGTHS? WEAKNESSES? OPPORTUNITIES? THREATS? We must minimize the weaknesses, look for the opportunities and eliminate the threats!

The Management office and other departments did not have a universal domain for email and did not have the use of a server.

We added Residence du Cap for the domain name, and cleaned up the drives to provide a shared calendar.

Security Cameras and digital upgrades are also in the process of being be addressed. Recently we experienced an incident in the garage.

4 The Management office and other departments did not have a universal domain for and did not have the use of a server. In order to increase communications and improve the efficiency for our residents, many new technological advances had to be implemented. We added Residence du Cap for the domain name, and cleaned up the drives to provide a shared calendar. We assigned each department supervisor a Residence du Cap address. All important documents had to be converted from Word Perfect to Microsoft Office. Security Cameras and digital upgrades are also in the process of being be addressed. Recently we experienced an incident in the garage. A famous baseball player s Rolls Royce s window see below had been shattered in the parking garage. We were unable to determine the cause or if the damage and whether it had been an act of vandalism. The Association stores vehicles that total millions of dollars and are models such as Bentley, Jaguar and Rolls Royce that can be costly for repairs.

6 SECURITY CAMERAS UPGRADE PROJECT

Packages, Guests & Contractor Tracking Improvements This past year, a Package, Guests and Contractor Tracking Management Software System had been installed.

A Package is entered into the Resident's Access Control System Database, typically describing the box and storage location. A Date and Time Stamp is automatically generated.

7 Packages, Guests & Contractor Tracking Improvements This past year, a Package, Guests and Contractor Tracking Management Software System had been installed. It provides an advanced management system to control packages received and track guests and contractors. Packages arrive at the condo Receiving Office. A Package is entered into the Resident's Access Control System Database, typically describing the box and storage location. A Date and Time Stamp is automatically generated. A USB Barcode Scanner that records the package upon arrival is utilized and the Receiving Clerk adds a description and location of the package. An message or a text message is sent to the resident automatically advising that a package has been delivered and can be picked up at the "pick-up" location. This system has improved the efficiency of tracking packages and has eliminated the use of paper in triplicate to track the packages. Contractors are logged in via a scanner and a badge is printed indicating the unit that they are visiting. A sign-in pad is utilized for guests. In the past, everything had been entered manually with pen and paper and now that we are utilizing these systems, the residents are much happier and the process is much more efficient!

TV ROOM CONVERSION FITNESS CENTER PROJECT Upon my arrival, in addition to my responsibilities as the new Manager, assessing and evaluating the operations and cultivating a culture, it was conveyed to

The condominium documents outline that a material alteration that exceeds $100,000 in a calendar year requires Unit Owner approval.

8 TV ROOM CONVERSION FITNESS CENTER PROJECT Upon my arrival, in addition to my responsibilities as the new Manager, assessing and evaluating the operations and cultivating a culture, it was conveyed to me that I would be responsible for overseeing a major project that required obtaining the vote of the membership. The condominium documents outline that a material alteration that exceeds $100,000 in a calendar year requires Unit Owner approval. Plans were drafted by an architect, bids obtained from construction companies, gym equipment reviewed, etc. This proposed upgrade would cost approximately $150,000 and the reserve funds would be utilized to pay for this improvement. The proposed Fitness Center would add hurricane-impact windows to view the outside pool garden areas, and include an expanded ceiling, mirrored walls and state-of-the-art fitness equipment. The vote was conducted at a Special Meeting that took place on July 23, 2013, at 4:00 pm. The vote passed. It was time to get to work!

FITNESS CENTER PROPOSED CONSTRUCTION COSTS OVERVIEW

10 FITNESS CENTER PROPOSED CONSTRUCTION COSTS OVERVIEW Construction (Including New Window) $70, Contingency $7, Architect Plans Drafted $5, Architect Oversight 20 hours $3, Interior & Exterior Camera, Access Control, Intercom System $2, Television $1, Equipment $58, TOTAL: $146,

ARCHITECTURAL CHANGES-NEW SIGNAGE BEFORE PHOTOS Any proposed architectural improvements to

du Cap entry fountain monument facing Island Blvd.

12 ARCHITECTURAL CHANGES-NEW SIGNAGE BEFORE PHOTOS Any proposed architectural improvements to the outside and exterior of the building must be approved by the Williams Island Property Owner s Association (POA). A formal request was made to allow for an improvement to the 2600 Island Boulevard Résidence du Cap entry fountain monument facing Island Blvd. The monument lettering was in need of updating and we would often receive complaints from guests, PROPOSED NEW SIGN LAYOUT contractors and emergency medical services that they are unable to locate our building.

13 ARCHITECTURAL CHANGES-NEW SIGNAGE AFTER PHOTOS

GOING GREEN Reducing electrical consumption is a key factor in managing our building. We recently contacted Florida Power and Light to obtain an energy audit and evaluated our electrical consumption.

14 GOING GREEN Reducing electrical consumption is a key factor in managing our building. We recently contacted Florida Power and Light to obtain an energy audit and evaluated our electrical consumption. It has been an ongoing process as we retrofit the lighting and address areas such as the garage, lobby and fountains for energy efficiency and has reduced the building s energy consumption as well. We are in the process of changing out our Exit lights for LED. We are offering our residents the option to replace their toilet flappers and fill valves and our maintenance team will perform the work in-house. We recently replaced the flex lines to stainless steel hoses to prevent leaks as well. Our building Automation Energy Management System is installed and monitored by our Chief Engineer. He monitors the energy consumption in the building and has the ability to make adjustments remotely. We are always seeking ongoing opportunities that can create an environmentally friendly, responsible and healthy association. Our building has won consistently year after year The City of Aventura GO GREEN Recognition Program.

Guests and residents arrive at the valet ramp and

Florida Friendly landscaping and water features.

15 Guests and residents arrive at the valet ramp and are greeted by our friendly valet attendants, Florida Friendly landscaping and water features. The dog park and dog run overlooks the Intracoastal waterway. This is a quiet, peaceful place where dog owners on the island meet and greet their neighbors.

16 The Chief Engineer and I walk the property Aircraft lights are inspected daily and replaced when necessary. What a view! regularly and have implemented a Preventative Maintenance Schedule. New carpet installed on Valet Carts His team logs and documents all maintenance tasks. Our on-site Painter has painted many doors throughout the property and installed kick plates to prevent further damage. We inspect all common areas.

17 MAINTENANCE & REPAIRS Main Entry Pavers Broken and Repaired OUR SUPERIOR ENGINEERING DEPARTMENT AT WORK! Exhaust Fan on Roof Rusted due to the salt Air and Repainted Before -Missing Plate After- Repaired

18 This past year, we installed a new sink, TV, and an icemaker behind the bar. A new vending machine was also added. Our pool attendants provide towel service and all towels and cups include our GOLD RdC logo. We recently rescued a baby raccoon on the pool deck after a storm! Our pool deck is first class and many of the residents truly enjoy the beautiful landscaping, waterfalls, fountains, water features and peaceful environment.

SOCIAL EVENTS One of the concerns that I had when I

that I discovered that many of the residents did not

The residents have private elevators that drop them

The Concierge and I coordinated scheduling several

19 SOCIAL EVENTS One of the concerns that I had when I first arrived as Manager at Residence du Cap was that I discovered that many of the residents did not know their neighbors. The residents have private elevators that drop them off right into their units and no hallways. The Concierge and I coordinated scheduling several social events in addition to the Resident Holiday Party. Every Sunday, up until the end of April, a catered continental breakfast is being served. Residents are very pleased with the new Meet & Greet!

20 MORTON S STEAKHOUSE SPONSORED A SOCIAL WINE AND HORS D OEURVES MEET & GREET EVENT IN THE LOBBY

21 Upon my arrival, I negotiated and reviewed all contracts and created a contract binder. After drafting the 2014 budget in an Excel spreadsheet, eliminating Word Perfect, I included an Insurance Schedule. I was finally able to take some time to obtain a clearer picture of why the flood insurance premium was so high. I could not understand why the flood insurance exceeded what I had paid on oceanfront properties. I discovered that the Flood Elevation Certificate was incorrect. I ordered a new inspection and revised it to reflect the correct base elevation and as a result, the association received a refund of over $54,000 due to the error in Flood Certificate: the premium was reduced from $75K to $25K. $50,000 of the refund was deposited into the reserves.

22 2600 ISLAND BOULEVARD CONDOMINIUM ASSOCIATION, INC. Recently, an update was performed to the 2011 Reserve Study. I provided an analysis below of the components that have a remaining useful life of 1-2 years in order to be prepared for replacements and or repairs. After careful review of the reserves, the association is fiscally responsible and will continue to make contributions to ensure that the building has adequate funds for capital expenditures. Description ROOF RESERVES-NONE DUE In NEXT 2 YEARS-3 YEARS DUE PAINTING RESERVES-NONE DUE In NEXT 2 YEARS-3 YEARS DUE LANDSCAPING RESERVES 2014 RESERVE STUDY 1-2 YEARS REMAINING USEFUL LIFE ANALYSIS Cost of Replacement Useful Life (Years) Estimated Useful Remaining Life (Years) PAVING RESERVES 96, Parking Drive Area seal concrete pavers 13, replace concrete pavers 114, ELEVATORS RESERVES 688, elevator flooring 6 28, elevator decorating 6 75, elevator decorating 3 6, elevator electrical 10, elevator electrical 2, Total Reserves as of December 2013 Comments 385, Roof -coal tar & coating due in 7 years-probel Inspection due this year - $14K 151, Painting buiding/garage due in 3 years 192, Planters due to be replaced in 3 years AIR CONDITIONING RESERVES 400, stair exhaust fans 23, May not be needed-may just requires repairs not replacement INTERIOR RESERVES 325, Office & telephone equipment scheduled in 5 years-changing out phone equipment this year 2014 computers & printers (2) Completed in 2013/2014 (Receiving)-not needed computers & printers (2) Completed in 2013-not needed Pool Lounge wall panel renovation 4, furniture allowance 50, lighting & decorating 10,

It is all about our residents and making them happy each

The TEAM works hard to ensure that all residents and

Security, Housekeeping, Engineering, Concierge, Receiving

Over the past 9 months, we have worked together as a TEAM

preserving and protecting their assets, their investment.

to working with my new 2014 Board of Directors.

23 It is all about our residents and making them happy each and every day! The TEAM works hard to ensure that all residents and guests truly enjoy the buildings amenities and services. I could not do it alone. My staff all 42 Members Pool Attendants, Valet, Front Desk Security, Housekeeping, Engineering, Concierge, Receiving and Administration are all service and results oriented. Over the past 9 months, we have worked together as a TEAM in enhancing a lifestyle for our residents while preserving and protecting their assets, their investment. I am proud of our many accomplishments and looking forward to working with my new 2014 Board of Directors. We will continue our efforts in working as a TEAM! I am proud to be the Manager for Residence Du Cap a warm and family/friendly place that I can call My Home Away From Home!

Cielito Lindo de Tubac Home Owners Association PAINTING POLICIES AND PROCEDURES

Cielito Lindo de Tubac Home Owners Association PAINTING POLICIES AND PROCEDURES The CC&Rs for Cielito Lindo de Tubac HOA address exterior repainting only briefly under Article 3.1(A), (B) and (E). As this