Boardwalk update 11/21/2020
As some owners begin arriving for this next week there may be some minor issues in some units where something was missed or not yet totally finished. Please let Linda Tresler know via email at firstname.lastname@example.org so they may be addressed as quickly as possible. While workers are starting their last drop on the south face of the building on the west side, none of the balcony walls have not been repainted yet. That will be done as soon as they finish the south face work. The elevator consultant was here last week to inspect the work that Otis completed and has sent a number of issues to their Pensacola office that need to be addressed. The installation of the flooring in the north elevator was delayed on the 17th but the installer was on site yesterday preparing the floor and should be complete next week. Once down it will have to set for 48 hours before traffic can get on it.
The parking lot lights are out and the electrician is set to be on site either Monday or Tuesday with a lift to change out the bulbs. He has already checked to make sure it is not a wiring problem. Please remember that Linda Tresler is only on-site 3 days a week but can be reached by email and she will respond. She has been working on her off days over the last 5-6 weeks. There have been issues in a number of units where owners have put the paint that is to be used in the unit out for the contractor and in a number of cases the paint has been dried up or there was not enough to paint the areas needed. Please make sure you check the paint to be sure it is okay and there is enough. As I have said in previous updates everything for this next week in some instances will not be perfect,but the units are usable, and any items still lacking or overlooked will be rectified as soon as the unit is unoccupied.
Boardwalk update 11/17/2020
With Monday being the 23rd and the target date that the Board had previously set to allow rental guests back into the building this will be the most complete update that I am able to provide today. By Friday this week, all units on the 5th up thru the 10th floors are scheduled to be complete. On floors 1-4, virtually all work has been done except for hanging the sheetrock on the south wall in the living rooms, finishing, priming and painting it. All other work in those units is mostly complete. There is nothing incomplete that would prevent those units from being occupied, if needed. Of the 70 units in the building, 32 of those are in our rental program and there are no reservations scheduled in them before December 1. Owners in the 1st thru 4th floors that want to use their unit during the Thanksgiving week may do so but understand work will still be going on and there will be noise associated with that work. The installation of the flooring in the north elevator has been delayed and will not be down by next week. Work on the balconies of about 45 units is still to be completed. Work will be continuing on the south face of the building and the workmen may very well been in front of some units during the day working off the stage. If an owner of a unit on floors 1-4 is planning on coming down next week, please let us know by Friday so if we can complete remaining work in your unit before you arrive, we will try to do so. We would discourage rental guests next week in those lower 4 floors because I am positive a rental guest would not want to be bothered by workmen and noise from repair work. The pool will not be open for use due to the stage hanging off the south face of the building.
It had been our goal to be finished as much as possible, however we did lose several days due to preparation for Hurricane Zeta and the aftermath of it. There have also been some delays in the availability of materials. The work crews have worked 7 days a week non-stop and I think their progress has been as good as could be expected. As I told one board member today, the building is useable, but it is not pristine, and it will not be a quiet, peaceful environment for people wanting to rent so everyone needs to be prepared for that. Hopefully once we get through next week, we will be able complete all the interior work and then focus on the remaining work to be complete on the exterior. The replacement of the roof is still to be started but should begin in the next few weeks. I will have another update on Thursday late in the afternoon.
Boardwalk update 11/13/2020
All interior and balcony electrical boxes and outlets have been completed except unit 285 which has been occupied by the owner. It will be done when they depart. Now that those are complete, all foam insulation in the south walls has been placed except for the 4th and 5th floors, which will be finished next week. All sheetrock has been completed on floors 10, 9, 8, 7, and 6. By Monday, all interior work in floors 9 and 10 should be done. Work on the south exterior wall on the 83 and 84 stack is down to the 2nd floor with the first pass for removal of caulking and replacement. By the first of the week, they should start back on the 10th floor with the final two coats.
There have been issues this week with the north elevator, and we have been waiting on Otis to figure out the problem. South elevator has been working well. New flooring is scheduled to be installed in the north elevator on the 17th. I had a lengthy discussion last night with the building consultant that was sent by the insurance company. He was finalizing his report submission to the inside adjuster – which he said was to get some advance money coming our way. I called the inside adjuster on Monday because I received a notice that the claim had be re-assigned to a new adjuster. Our discussion was very frank, and I was critical of the fact that we were this far into the process and were yet to have any idea of what the size of the claim was and when we could expect some advance. I don’t know if that discussion had anything to do with the call last night, but we will see. – DB
Boardwalk update 11/10/2020
Work on the south face of the building is moving along. The 81 and 82 stack is complete and they are now on the 82 and 83 stack. Work is ongoing on the balcony joints and they are about to start on the 8th floor with 10 and 9 complete. By Friday all the electrical work in the units should be complete. The sheetrock crew has gone back behind the electrician and have insulated the south walls and hung the sheetrock all the way down to the 5th floor. Our goal is to have a list by the end of the week of units that are nearly complete on interior work, or if not complete what remains to finish. The elevators appear to be functioning satisfactorily but we have not yet replaced the flooring in the north elevator. In addition, we will see by the end of the week if we will be able to meet the November 23 date previously set for renters to be able to occupy the building. My thinking today is we may have to push that date back a little. Even if the units are finished inside there will still be considerable work going on the exterior which will be noisy and not pleasant for renters. We will make the best call we can. There are not restrictions on owners coming to their units but we have had a couple of instances where owners were here and would not allow workmen in their unit. As a result, the workers were told to bypass that unit and move on.
On another front, the claim process continues to drag on and at this point we still have no idea what the actual settlement from the insurance company will be. The process was slowed even further last week when we received notice that the claim had been re-assigned to a different inside adjuster. I spoke to him yesterday and got no information on the status since he said he was waiting on reports from the building consultant and engineer that had visited the building. If we do not see any movement in the next week to 10 days, then we may need to bring in someone to assist with the claim. – DB
Boardwalk update 11/05/2020
Otis finished their work today on both elevators, hopefully there will not be many “bugs” to be worked out with the new electronics. The electricians have made good progress and are down to the 5th floor on the outlet change outs. The sheetrock crew has already completed some of the upper floors where the electricians were working. The work on the south face of the building is moving along but it is a slow process and will be a number of weeks before it will be completely done. However, this will not slow down any other work in the building. We have several crews working on the balcony joints and it is moving along as well. All the new AC’s have been installed and the contractor will finish up all the connection work tomorrow.
The engineer from the insurance company came this afternoon and inspected the roof, exterior of the building, and some units to get an understanding of the amount of water intrusion that was experienced. I am waiting on a return call from the Inside Adjuster to try and get some information on the status of the claim and a timeframe for money to start coming our way.
Boardwalk update 11/03/2020
The electricians are finished with the 9th and 10th floors and will start on the 8th floor tomorrow. Moving forward, unless there is a problem, they should be able to complete one floor a day with the change outs. Some unanticipated places in the south wall have slowed the final finish, but hopefully by Thursday, they will start on the 83 and 84 stack. The best guess at this time is it will be about 4 weeks before the work is completely done on the south face of the building. While that is going on, other crews are working on the balconies cutting out tile to accommodate the caulk joints to seal the balcony walls. Good progress is being made there. Some good news from Otis today. They have almost completed the work on the elevators – another couple of days for final adjustments should wrap that work up by this weekend. We will advise if this changes. AC units are scheduled to be delivered tomorrow and the old units will be removed from the roof on Thursday and new units placed up on the roof. Contractor says all that should be complete by end of the day Friday.
Now that a couple of floors have been completed by the electricians, work will begin on insulating and installing sheetrock on the living room walls. Priming and painting in other areas of units has been moving along. Owners have been cooperating with providing their paint so the crews can match the repaired areas. If you have not already done so, please get the paint into your units ASAP to help get the process done. Engineer for the insurance company will be on site Thursday at 2:00 p.m. I have talked to the agency that writes the insurance this morning trying to find out where we are with payment of any insurance money. Look to have some information on this, this week. Met with the roofing contractor yesterday and material delivery has been slow, so he is looking about another two weeks to start his work. This should not hold up any other work that is going on. – DB
Boardwalk update 10/30/2020
Back to work after Zeta. Almost all sheetrock in units has been replaced and most are finished except for the south living room walls facing the water. The electrician is working on replacing the outlets in that wall and the one on the balcony, as required by the code. As soon as they finish a floor then insulation and sheetrock will be replaced in that wall. The stage is back in service on the south side of the building and all old caulking has been removed and replaced in the 81 stack of units now moving over to the 82 stack. Work is also moving along on replacing caulk joints on the balconies where the balcony floor meets the exterior walls. This area was a source of water intrusion during the storm.
Zeta’s approach delayed the delivery and placement of the new AC units on the roof this week. This will be scheduled for next week. The engineer that will review the adjuster’s work will be at the building next Thursday for his inspection of several building issues. His focus will be primarily on the roof and the exterior of the building. Good weather is forecast so we hope to make significant progress next week. Hope to have a report from Otis the first of the week on status of the elevators and projected completion date. – DB
Boardwalk update 10/29/2020
Fortunately, other than some wind-blown water in a few units and a little more vinyl soffit under the building that blew out, we did not have any other damage from Zeta. The contractor set the stage back up today and will begin working on the south face of the building again in the morning. Otis Elevator was back at the building this morning. Good weather is forecast for the next 5-6 days so we should get quite a bit done. Sheet rock work will resume tomorrow. We are still waiting on the insurance company to finalize the claim. They are sending out an engineer Thursday of next week to verify a number of items that the field adjuster has turned in on the claim. This time around, the entire claims process is being handled much differently than after Ivan in 2004. The process is moving much slower and getting information regarding the status of the claim has been very difficult. None of the buildings we are involved in have received any claim related money yet. – DB
Boardwalk update 10/27/2020
Most of the day was spent securing the building for potential impacts expected from Zeta. Electrical and sheetrock replacement work continued today and Otis continued to work on the elevators. We have taken the stage down completely until after the storm passes. We are sealing off unit doors in order to prevent windblown water from entering the units. Expected impacts will be 50-60 mph winds, even if landfall is west of us. Winds are expected to pick up early tomorrow afternoon. The storm is moving rapidly so weather should improve by Thursday afternoon. I will provide another update Thursday when we see what effects we experience from Zeta. – DB
Boardwalk update 10/26/2020
Otis Elevator continues to work on the elevators. They have been there every day but have given no timeframe yet on when they will be complete. Work is continuing on the south face, but we have had to start securing the building in the event that Hurricane Zeta impacts our area. Landfall is expected sometime Wednesday on the Gulf Coast. We are monitoring the progress and taking necessary steps to secure the building to prevent additional damage. Hopefully the storm will weaken to a tropical storm before landfall but we can’t be certain of that at this time. Consequently, very little will be done tomorrow and Wednesday until we see the impact of the storm. The contractor is securing the stage on the south side of the building and taking down the rigging for now. We will update again when we know more about the current storm. – DB
Boardwalk update 10/23/2020
Not a whole lot of new information today. Work is progressing well in the units needing sheetrock replacement and finishing. Workmen are down to about the 4th floor on the 81 stack checking sealants and areas around windows on the south face of the building. Otis Elevator continues work in the elevator pits cleaning and painting equipment. Hopefully, installation of new components will begin next week. The company that will be installing the new roof system is scheduled to be on site in the next week or so. The AC contractor will begin placing units on the roof next week as soon as they are delivered. B & D Services will be doing that work. As I have said before in previous updates, if any owner has had some other company check their AC unit and has found storm related damage, we need documentation in order to give to the adjuster. The Building consultant that was sent to verify information supplied by the adjuster finished up most of his work today. We will be trying to get an update on when the Association might expect some advance money on the claim this next week. Today, the electrician began changing out the boxes and outlets in the living room walls that face the balconies. This is required by code since they had been wet. That work should move quickly. Workers will be on site during the weekend continuing their progress. I will provide another update late Monday afternoon. – DB
Boardwalk update 10/21/2020
Work has begun on the south face of the building today starting with the 81 stack of units. Sheetrock work also began on the 10th floor and they will work down as they complete each floor. The insurance company has sent a Building Consultant to the building today. His role is to check on the paperwork that has been generated by the adjuster to see if he concurs with his assessment. We started on the roof and worked down through a few units. He will be back tomorrow. Over the next couple of days he will see every unit. I have provided him with all the paperwork that we have given to our adjuster from all the various contractors for him to review. He, myself and Daniel Jones met, and went over several items and answered questions he had. I stressed to him that we were moving ahead with work and that we wanted some indication of when we might see some advance money on the claim in order to keep the work moving. He said he understood and that he was committed to trying to complete his review quickly. Otis is on site again today working on the elevators.
I had another discussion this morning with the adjuster regarding AC work. There are several things I need to stress very strongly. The insurance company will not cover for an owner to have a technician check out their unit to find that it is properly working. That will be at the owners’ expense. If the unit is damaged and can’t be repaired, it will be replaced. If it can be repaired, then it will not be replaced. There are a number of units on the roof that are in bad need of replacement that were not damaged by the storm. Some of those AC units look as if they should have been replaced long ago. Over the next few days, I will try and get a list of those and forward that information. This is the list of units that were blown over during the storm and knocked off the mounting racks that are proposed to be replaced: 182, 183, 187, 282, 285, 287, 384, 482, 587, 682, 684, 784, 787, 882, 884, 887, 982, 984, 1082, 1084. As I said, these are all units that were blown off and damaged by the storm. If any owner had a service company check their unit and it was damaged, a statement from the service company saying exactly what was wrong with the AC unit will have to be supplied so it can be submitted to the Adjuster to try and get it covered. That information can be sent to me at email@example.com.
I need to stress again the Board has mandated that no rental guests should be at the building until the week of November 23rd. There are a couple of people today at the building that I am certain are rental guest since one of them told one of the workers that they rented through VRBO. If there are people in units, the contractor has been instructed to ignore that unit and move on. Workers can’t do their job with people in the units. We are working as hard and as fast as possible to get the building back in service. We don’t need any unnecessary people on site other than owners checking on their units. – DB
Boardwalk update 10/20/2020
Otis Elevator is currently on site working on rust proofing and cleaning in the pit areas. The door operator motors that were back-ordered, are now here on site. The technicians on site say it will be a couple of weeks to finish all the work – if all goes well. The stage for the work on the south elevation of the building is on site and it is being set up this afternoon, hopefully for work to begin in the morning. Sheetrock replacement has begun in areas of units other than the south master bedroom walls that are not affected by the leakage in the south exterior. The electrician will begin changing out the electrical outlets in the living room balcony walls this week. Work is progressing nicely and it is great to have Otis on site and parts here for repairs. If any owner has any issues with repair or replacement with their AC unit, we need that information. David has spoken with the adjuster this morning. If you had a technician check or repair your AC unit, or if your AC unit was working prior to the storm but is not now, we need to have that information. Documentation of what the caused the damage to an AC unit will be required in order for the Adjuster to include it in his figures. The coverage is the lesser of cost of repair or replacement. If it can’t be repaired, it would qualify for replacement. If it can be repaired, then it would be covered for repair. – DB
Boardwalk update 10/16/2020
The Board of Directors at Boardwalk met this afternoon to discuss the status of storm repair at the building. The elevators are still non-operational and Otis Elevator is waiting on parts that are backordered. We do not have a delivery date at this time. Due to the work that is ongoing in units and on the exterior of the building and the lack of elevator service the Board has decided that rental of units in the building are not to be allowed until November 23rd. This is a tentative date for rentals to restart and will be reviewed on a weekly basis to determine if that date can be moved up based on the progress of repairs. Owners are free to access their units any time but must understand workmen are in and out making repairs and this work does not need to be slowed down. In addition please understand elevators are not working for owner access to units.
Work will begin next week on repairing the south exterior of the building and the roof replacement will start in the next couple of weeks. Sheetrock replacement should begin in areas of some units next week, other units will be on hold until the south exterior is water tight. We will have another update the first of the week.
Boardwalk update 10/14/2020
The Board of Directors sent the letter linked below to all Boardwalk owners today, October 14, 2020.
Boardwalk update 10/10/2020
A little bit of a setback this morning with heavy rain that came from feeder bands of Hurricane Delta. This resulted in water coming through the exterior walls into a number of units that had already been dried. We have video to show the adjuster. Also, leakage through the roof on the 3-story office section. Went back through all units to check for water. ServPro put equipment back in units that got wet – these should be dry by Monday. Communicated to the adjuster about today’s issues and he responded to continue to rectify. He will be onsite this coming week. ServPro will not be on site tomorrow but will be back Monday to check drying. – DB
Boardwalk update 10/09/2020
Just left Boardwalk – final stages of ServPro work is in progress and due to wrap up this weekend. The Adjuster has advised that all of their personnel have been sent home for Thursday , Friday, and the weekend due to the storm about to make landfall in Louisiana. As a result, it will now be later in the week next week, not Monday, before he will be here to go through all the units. Waiting to hear back from Otis on delivery of the rest of the parts for the elevators.
Linked below is the update on status of units relative to ServPro’s work. – DB
Boardwalk update 10/08/2020
We know everyone is concerned about the damages in their unit and when the repairs will be completed. The adjuster will be on site the first of the week to do a detailed walk thru of all units to determine the cost of repairs. This will be covered under the Master Insurance Policy on the building. We are in the process of finishing up the removal of the sheetrock in each unit, once that is completed a crew will go in and start the replacement of the sheetrock in all areas that were affected. Most all of the units will have some sheetrock that had damage and has been removed. Currently the building is closed and rentals are not allowed until at least the 1st of November, however, this date may have to be extended to a later date. We will update when we have a better time frame of repairs.
Thanks for your patience. – LT
Boardwalk update 10/07/2020
I just finished talking with the adjuster. He came back to boardwalk this afternoon to check on the status of ServPro’s work. He says they will finish demolition tomorrow and will have all equipment out of the building Saturday and be gone from the site by Sunday. The adjuster will be back the first of next week to go through all units again to make his final tally’s on damage amounts. Jones Coastline Services will begin replacing sheet rock either Friday or Monday of next week. Bear in mind, while just about every unit had some level of moisture intrusion and most had some sheetrock removed the amount of removal is minimal in most units. Generally, baseboards were removed and sheetrock was removed up 1-2 feet . Hopefully, that work will go smoothly and pretty quick. I sent an email today to Otis asking for an update on delivery of the repair parts but have not heard back yet. I will follow up again tomorrow.
We have been watching the progress of Hurricane Delta closely. While it currently appears that we might dodge a bullet for the most part, it is still too early to tell for sure where it will make landfall on the Gulf Coast. At this time, our area is not in the cone of possibility for landfall but things could change, as we well know. The mandatory evacuation of all short term rental guests that was ordered by the Governor effective this morning remains in effect until further notice. There is no set time for that to be lifted at this time.
As we continue to go through units, additional things come to light. There will be a number of electrical outlets that will need to be replaced due to moisture. Replacing these is required by Building Code. Initial roof repairs were done to address punctures that resulted from 18 AC units that were blown off the racks. These are just temporary patches – we need to discuss moving ahead with the roof replacement this fall, particularly since we got a much better bid from Willoughby Roofing . As a precaution, in the event we were to have been affected by Hurricane Delta, all the AC units have been strapped down to the racks. I will forward another update tomorrow as I have new information. – DB
Boardwalk update 10/05/2020
ServPro began removing drying equipment today from a large number of units. Should have an update on 10/06/2020. Jones Coastline Services is on-site getting ready to replace sheet rock and baseboards that were removed to facilitate drying. All replacement parts for elevator repairs were ordered last Wednesday and will hopefully arrive by the end of this week. We are looking more closely at the exterior of the building since there was so much moisture that was found in the units. Caulk joints were probably the source of a lot of the water intrusion. Removal of some sheetrock has revealed a number of metal studs that have deteriorated and will need to be replaced as the sheet rock work proceeds. We will attempt to contact the field adjuster tomorrow to see what kind of numbers he has, so far.
All eyes are on the tropics watching Tropical Storm Delta, which is projected to enter the gulf Tuesday or Wednesday. At this time the cone of uncertainty stretches from Louisiana to the Florida Panhandle. By Thursday, we should have a better idea as to possible impacts to our area. – DB
Boardwalk update 10/01/2020
Below is a status list of units as of 10/01/2020. It will be updated frequently. There will be a meeting in the morning between ServPro , Jones Coastline , and Linda to go over replacing any baseboards and sheet rock that have been removed, as well as what else needs to be removed. I have talked to ServPro this afternoon and told them that we do not want to remove any sheet rock that absolutely does not need to be removed. We will post this list on the Boardwalk page of Young’s Suncoast web site and will keep it updated.
Boardwalk update 9/30/2020
Parts have been ordered for the elevator at Boardwalk, with an expected delivery date in one week. Otis is working 7 days a week on repairs around the area and they will be here to make the necessary elevator repairs as soon as the parts arrive. We do not have an estimated date of completion at this time. – DB
Boardwalk update 9/22/2020
Power is now on at Boardwalk and there appears to be no major damage determined at this point. ServPro is on site mitigating water intrusion in a number of units, none of them major. There was some minor roof damage due to some AC units blown off stands. Those AC units have been returned to their stands and we are having them checked for damage. Crews will be on-site to make temporary repairs to the minor roof damage today or tomorrow. We are trying to get the roof sealed up to prevent any further water damage since rain is in the forecast for the next several days. One elevator is out until parts arrive. The other elevator was working but did go down today. Otis will be coming out tomorrow to repair. Linda Tresler is on-site. – DB
2017 Boardwalk Board of Directors