Ongoing Maintenance Items That Should Be Reviewed and Addressed by Each Owner
Condo Watch Service: All Owners who are not full time residents at MCT should be using a registered Condo Watch Service to check in on your Unit weekly. We have had several instances of toilet water leaks, A/C system failures, and water heater break downs. Unfortunately these issues affect not only the Unit where they have occurred but also Units below and above the problem. Having a registered Condo Watch Service inspect your property weekly will help you as well as your neighbors to avoid costly repairs. The Board is requesting to know who you are contracting as your service so that we insure all Owners are complying with this request. Please complete the attached form and send back in the stamped, self-addressed envelope to Safe Harbor our property management company.
Replacing AC Unit, Water Heaters and Dishwashers: Since our property was built in 2000-2001 we are well past the useful life of the original AC Units given they are exposed on the building roofs in the hot sun. If you still have the original AC Unit we strongly encourage you to replace it. When an AC Unit fails and there is no Condo Watch Service inspecting the property mold will quickly develop within the Unit and that has occurred on our property. Mold can affect not only the Unit where the AC failed but additionally other Units in the same building. Mold remediation is a costly endeavor so we would request that out of respect for your neighbors if you have not replaced your original AC Unit that you do so in the near future.
The useful life of a water heater is 6-8 years so again if you have an original it is well past its useful life. This has been, and is, a major issue here at MCT that could impact your property as well as those below you. When a water heater fails about 35-40 gallons of water have the potential of flooding your Unit and the one below.
The useful life of a dishwasher is 8-10 years as seal and hose failures are common. Again, we request that you replace the original appliance if it is still in service as a safeguard for you and your fellow Owners.
Stainless hoses for washing machines and toilets: We have requested in the past that all Owners replace rubber hoses on washing machine hook ups as well as toilets with stainless, braided connectors which can be purchased here on the Island at Sunshine Ace. This again is a safeguard as stainless connectors rarely fail and since a water leak in one Unit could cause issues for adjacent Units it is simply a matter of looking out for one another and protecting each other’s interests.
Smoke Detectors:The smoke detectors installed in your Unit are 14-15 years old and the life expectancy is 10 yrs. There are five Smoke Detectors in each Unit and the exact replacements, BRK brand, can be purchased at Sunshine Ace for about $17 per detector. The Board recommends that all Owners replace the Smoke Detectors in their Units if you have not already done so.
We appreciate all Owners considering and taking action on these Operating and Maintenance. We also thank you in advance for promptly returning our request for information about your Condo Watch Service as well as updating your personal contact information.Please return the attached form by Friday 5/29/15 to our management company Safe Harbor.