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Grande Cay Lanai Repair Unit # : _________________ This form is to assist LW Construction (LWC) to successfully complete the lanai repairs specifically for your unit. Please provide this information prior to the time repairs to your unit start. Your instructions will assist LWC to install tile/grout and slider and storm shutter reinstallation (if necessary). Only second floor lanais will need to have tile/grout replaced. Lanai Tile You will need 170 sq. ft. if tile if installed square, 200 sq. ft. if installed on 450 (diagonal). There are three approaches for you to consider for coordinating your tile choice to LW Construction. Please circle the approach you choose below to coordinate your tile. You Buy and Provide Tile Where will the tile be stored? _____________________________________________________________________________ You Specify Tile and Have LWC Pick It Up From what store did you choose the tile? (Name) _____________________________________________________________ Address: _____________________________________________________________________________________________ Tile Manufacturer: ___________________________ Color Code and/or number: ___________________________________ Have LWC Choose the Tile. Grout: You have two approaches to consider coordinating your grout color to LWC. Please circle the approach you choose below to coordinate your grout color. You Specify Grout Color and Have LWC Pick It Up From what store did you choose the grout color? (Name) ______________________________________________________ Address: ____________________________________________________________________________________________ Grout Manufacturer: ___________________________ Color Code and/or number: _________________________________ Have LWC Choose the Grout Color Do You Have Sliders? The Association will reimburse up to $2,940 for removal and re-installation fees of your sliders if under warranty. A receipt is necessary for reimbursement. LWC will be authorized to option to supervise re-installation. Stainless steel fasteners and urethane caulk must be used. Will your manufacture/installer remove and reinstall your sliders? Yes No If “Yes”, provide manufacturer/installer contact information ____________________________________________________ Do You Have Storm Shutters? The Association will reimburse up to $$1,750 for removal and re-installation fees your shutters if under warranty. A receipt is necessary for reimbursement. LWC will be authorized to option to supervise re-installation. Stainless steel fasteners and urethane caulk must be used. Will your manufacture/installer remove and reinstall your storm shutters? Yes No If “Yes”, provide manufacturer/installer contact information ____________________________________________________ Other Special Directions : ___________________________________________________________________________________________________ Will You Be in Your Unit at the Time of Repair? Yes No If not, with whom did you leave your unit key, if entry is necessary? Name: __________________________________________________ Telephone: ___________________________ If you are not available, can your garage be used for storage, such as for furniture and shutters/sliders (if applicable)? Yes No Repairs are expected to
be completed by the end of June. Please refer to the bulletin board, by
the mail kiosk and web site for updates. Our web site is
www.grandecay.net. Thank you for your assistance. You can fax, e-mail, or hand deliver this information to Sheila Ullmann, D. G. Suitor Associates, 15751 San Carlos Blvd., Ste 8, Ft. Myers, FL 33908. Fax 239-437-5192. Sheila’s e-mail address is sheiladgs@comcast.net.
Grande Cay Recreation Lanai Repair Update-Number 2 Date: 6 March 2008 Subject: Progress and Answers to Common Questions. Progress: LW Construction (LWC) nears completion of Building 3300. Building 3100 is midway through repairs. Repairs have recently started on Building 3200. Lanai repairs have progressing well and on schedule. The order in which repairs will commence has been changed due to the availability of construction permits. The Building order of repairs and the approximate start dates are the following: 3100 (2/18/08), 3300 (2/21/08), 3200 (2/29/08), 3000 (3/7/08), 2900 (3/17/08), 2800 (3/21/08), 2700 (3/28/08), 2600 (4/7/08), 2500 (4/14/08), 2400 (4/24/08), 2300 (4/28/09), 2200 (5/5/08). The length of time for construction on each building will be about four weeks. The dates and the time of construction could vary dependant upon the weather. Notices have been sent and posted in advance of construction/repair. In addition, the Grande Cay Lanai Repair form has been sent to owners to detail their tile and grout choices as well as any other special orders. You will need to provide this form no later than two weeks from the start of the construction/repair of your building. Questions/Answers: Below are answers to questions that have been expressed by some that may be of some interest to all. Why not repair only the lanais that need to be fixed? Since it has been determined that all of the lanai boxes are not built to specifications, the Grande Cay Board is obligated by law, to take action to repair this defect for all units. Direct observation of the second floor lanai water barrier leads us to believe that all of the water barriers in the second floor lanais were not installed or not installed properly. What is the cost of repairing the first floor lanai versus repairing the second floor lanai? The cost difference to repair the first floor lanai versus the second floor lanai is irrelevant since all costs to the community are shared. The most recent analogy would be the cost to repair the lake. Five buildings (2200, 2300, 2400, 2500, and 2600) face the golf course, not the lake. Yet owners in these buildings contributed to the cost of the lake repair. Can I have any documents that lead to the decision to do all of the lanai repairs? There are three types of documents the Grande Cay Recreation Association keeps on file. These are the condominium documents that every owner reviews, inspects, and keeps as part of their membership in the association. These documents contain the rules and regulations of the Grande Cay Recreation Association, Inc. All owners have this document.(The replacement cost for these documents is $50.00.) A second category of association documents are the attorney-client privileged documents. These confidential documents are communications between your board and the association’s attorney. The attorney-client documents are not allowed to be distributed to non-board members. Owners are considered shareholders in the association rather than clients. Distribution of these documents to non-board members would compromise confidentiality if the association where to be involved in any litigation. The third category of association documents are all remaining documents that the association maintains as part of doing business. If any owner wishes to obtain documents, that is, of the third category described above, they need to provide a request, in writing detailing the documents they wish to obtain. The documents will be copied and charged to the requestor at $0.25/page, which is a standard charge for this service. How much tile should I order? You have three approaches to coordinate your tile choices. You can buy it and have it delivered. You can specify it and have LWC pick it up and transport it. Alternatively, you can let LWC choose the tile for you. Please note that only the second floor lanais will need to be retiled. The second floor lanais are 156 sq. ft. However, for the “Square Installation”170 sq. ft. will be needed since there will be waste due to cutting. If you are specifying that the tile be installed at a 450 angle, a “Diagonal Installation”, then 200 sq. ft. will be needed. There is an additional charge of $275 to owners who specify the “Diagonal Installation”. However, most installations with be the “Square Installation.” How do I specify the tile? The Grande Cay Lanai Repair form will used by you to detail your choices for tile and grout information to LW Construction (LWC), our contractor. Essentially, you can either provide the tile, specify the tile and LWC will pick it up, or you can let LWC choose the tile for you. Since grouts can be somewhat different in texture and application, you can choose the grout color, but LWC will purchase and pick up the grout. Does LWC recommend any tile stores? Yes. LWC recommends Tile Outlets of America located on the north side of Daniels, east of Route 41. However, any other tile store can be specified. LWC just needs to know the store name, location, tile manufacture and model/number. Should I buy any tile? The choice is up to you. However, those who are letting LWC pick up the tile are considering buying at least one tile, leaving it on their lanai with their unit number. When construction starts, LWC will have a means to compare the tile you have left on your lanai to the tile that you specified on the Grande Cay Lanai Repair form, providing a check that LWC obtained the correct tile. My storm shutters and/or sliders are under warranty. How do I keep my warranty of these items? Your manufacturer/installer will likely require that they remove and re-install sliders or storm shutters. The Association will allow up to $2,940 for removal and reinstallation of sliders, in warranty, and up to $1,750 for storm shutters, in warranty. LWC has the option to supervise the re-installation since the type of sealing done can affect waterproofing quality. Stainless steel fasteners and urethane caulk must be used during reinstallation. Future: We will continue to keep everyone up-to-date, as more information becomes available. Regards, Grande Cay Board
Building Schedule 1. Building 31 Start February 18, 2008 Complete March 14, 2008 2. Building 33 Start February 21, 2008 Complete March 21, 2008 3. Building 32 Start February 29, 2008 Complete March 28, 2008 4. Building 30 Start March 7, 2008 Complete April 4, 2008 5. Building 29 Start March 17, 2008 Complete April 11, 2008 6. Building 28 Start March 21, 2008 Complete April 18, 2008 7. Building 27 Start March 28, 2008 Complete April 25, 2008 8. Building 26 Start April 7, 2008 Complete May 2, 2008 9. Building 25 Start April 14, 2008 Complete May 16, 2008 10. Building 24 Start April 24, 2008 Complete May 16, 2008 11. Building 23 Start April 28, 2008 Complete May 23, 2008 12. Building 22 Start May 5, 2008 Complete June 6, 2008 Note: This schedule may change due to weather or additional work on each building. Larry West LW Construction Concepts
Dear Grande Cay Condominium Owner in Building 3300 As you know, the lanai repairs have begun. These repairs will commence in your building starting: February 21, 2008 We are anticipating that the repairs will be completed in three weeks. To expedite the repairs, the contractor will have four teams working. These will be a Demolition Team (to remove the cages and tile on the second floor along with sliders and storm shutters, if installed), a Framer Team (to rebuild the box above the first floor lanai), a Stucco team (to apply stucco), and was Water Proofing, Tile and Cage Installation Team (to complete the repair as well as to reinstall the shutters and/or sliders where applicable).
Please complete the following tasks below in order to be ready for the “Teams”.
We understand that the lanai repairs are a major inconvenience and an expense to all. Your cooperation will greatly aid in completing these repairs. We anticipate that the repairs will be completed, for all of Grande Cay, by the end of June (weather permitting). Even though the repairs of the lanais will have been planned, this order is subject to revision. However, it is anticipated that the lanai building order of work will be the following: 3100, 3300, 2400, 3000, 2900, 2800, 2700, 3200, 2600, 2500, 2300 and 2200. Grande Cay Board of Directors
Grande Cay Recreation Lanai Repair Update Date: 18 February 2008 Subject: Assessments, Proxy, Progress, and Answers to Common Questions. As you know, discussions to proceed with lanai repairs and the associated costs have occurred on January 30, 2008 and February 12, 2008. The appropriate professional people have been at these meetings to answer your questions. Assessments and Proxy: The cost to repair the lanais will be $9,500 and paid in three installments of $3,500 by May 31, 2008; $4,000 by November 30, 2008, and the final payment of $2,000 by June 30, 2009. Your Grande Cay Board has voted to proceed with a lawsuit against Pulte to recover all or part of the cost to repair the lanais. However, a lawsuit cannot be filed unless at least 75% of the owners vote in favor of filing a lawsuit by March 28, 2008. If no lawsuit is filed, you will have no chance of recovering any part of $9,500/unit repair cost! However, there is no guarantee that the lawsuit would be successful. If you have not done so, please sign the proxy to authorize Grande Cay Recreation Association to file a lawsuit against Pulte Homes in an attempt to recover at least part of the lanai repair costs and return to Suitor and Associates on or before March 28, 2008. Another proxy is attached for your convince if you have misplaced your proxy. Progress: Repairs have already begun on Buildings 3100, 3300, with repairs to start on 26 February on the 2400 Building. A sample notice is attached for your reference. Please pay special attention to the section entitled: Please complete the following tasks below in order to be ready for the “Teams”. Answers to Common Questions: Many have expressed clarification to circumstance about the repairs. Below are answers to commonly asked questions. As more questions are asked, the Board coordinates answers through Suitor and Associates: What confidence do we have in the contractor and engineer supervising/inspecting the repairs? We have selected a contractor and engineering firms by competitive bid and recommendation. We have seen and reviewed their work. They are first rate. We will pay them as the repairs are made. The lanai repairs will be complete in 18 weeks, around the end of June 2008! How did we find out about the faulty lanai boxes and second floor lanai leaks? The inspection of the lanai boxes and the lanai floors in the second floor units (2406, 3104, and 3308) was the result of an investigation of water ingress in first floor units (2407, 3103, and 3307). As a result, the Grand Cay Board decided that it should inspect all of the lanai boxes. All of the lanai boxes have been inspected. It has been determined that they were not built to specifications and would, in all likelihood, leak or need to be repaired sometime in the future. Why not repair only the lanais that need to be fixed? Since it has been determined that all of the lanai boxes are not built to specifications, the Grande Cay Board is obligated by law, to take action to repair this defect in all of the units. Direct observation of the second floor lanai water barrier leads us to believe that all of the water barriers in the second floor lanais were not installed or not installed properly. Why does there seem to be a rush to fix the lanais? We have permits to repair the lanais in buildings 2400, 3100, and 3100. Fortunately, our contractor has been able to secure permits for repairs to meet building specifications at the time that the buildings were built, not current specifications. Future permits might only be granted for repairs that will include upgrades to current building specifications. These specifications can include, but not limited to, upgrade of storm shutters and sliders.
Why do all of the owners have to pay for removal and installation of sliders and storm shutters if most of the owners do not have them? Since the Grande Cay Board granted approval for shutter and slider installation, the Board feels that the Grande Cay Recreation Association is responsible for the removal and reinstallation of these items. Can the contract “skip” my unit during the season and repair it in the off-season? No. The construction schedule was designed by the contractor to provide us with the most completive price advantage. Further, even though last summer was a dry season, by Florida standards, the contractor and we cannot assume that the summer would be dry this year. Therefore, it is to our and the contractors advantage to do the repairs as soon as possible. Regards, Grande Cay Board
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