A Letter to Sandarac II Owners with Window Shutters

Dear Sandarac Owner,                                                                                                July 28, 2003

This letter is going to all owners who have storm shutters on exterior windows (not the large inside shutters on your lanai). As you know, we’ve been planning the building restoration and painting project for this fall. As reported in the “Owners Update Newsletter” last week, we’ve engaged a contractor and the work will begin during the last week in August.

Both our contractor and engineer have recommended that all exterior window shutters must be removed before the concrete restoration phase of the work can begin. The Board of Directors has passed a motion that all window shutters must be removed. As an owner with shutters, this letter is intended to provide you with information and options regarding your shutters.

Background information:

• About one-third of the units have storm shutters on exterior windows (two-thirds of the owners do not have shutters). The shutters were installed by the owners at their expense and belong to owners (the Association owns the building but the owners own their shutters). Our attorney has determined that all costs associated with the shutters are the responsibility of the owner and not the Association. Consequently, the cost to maintain, repair, remove, store and reinstall the shutters is the responsibility of the unit owner.
  
• The Board instructed our engineer to look at the existing shutters on the building. In his professional opinion, most, if not all, of the shutters currently on the building DO NOT meet the building code for hurricane shutters, and are “strictly shade panels”. (Several contractors concur). The Board of Directors unanimously passed a motion that only shutters that meet building code standards as qualified “hurricane shutters” may be installed (to the engineer’s specification) after the painting is completed.

• Ron Wolf, our manager tried to contact the dealer(s) who previously sold the old type of shutter in an effort to identify those contractors interested in removing, storing and reinstalling the old shutters should an owner wish to take that option. What he found was that the original company that installed most of the shutters here at the Sandarac is out of business. In addition, the old type of shutter is no longer made and parts for the old shutters are no longer available. Although he did find a few companies that would remove, store and reinstall the old shutters (see page four), all made it very clear that it would be costly and due to the flimsy nature of the old shutters no one would guarantee they would work after being reinstalled.

• As required by FS 718, the Board has adopted a specification (approved by our engineer) for hurricane shutters that meets or exceeds the building code. The installation of all hurricane shutters now requires a building permit and will be inspected by the building inspector.
  
• We’ve negotiated with our concrete and painting contractor to remove and discard existing shutters at no charge to the owner if they choose that option.

Options:

Considering the background information above, what does it all mean?

      A)    All the shutters must be removed.

B)    All owners must notify the office of your decision regarding your shutters.

C)    If you do not want to save your old shutters, you simply notify the Manager and the building contractor will remove and discard your shutters when they get to that section of the building. There will be no cost to you or the Association.

D)   If you want to save your shutters, you must have them removed by your contractor no later than October 1, 2003. Shutters remaining on the building after that date will be removed by the building contractor and discarded.

E)    If you feel your shutters meet building code standards for hurricane shutters and you want to reinstall them, you must provide the Manager with a letter from an engineer stating your shutters meet the Lee County building code. If your shutters meet the code it is your responsibility to engage a contractor to remove, store and reinstall the shutters. (Note: You or your contactor are responsible for obtaining a permit).

F)    For those owners who want to discard the old shutters and install the new style “certified hurricane shutters”, we’ve negotiated a quantity purchase price with the Rolesafe Corporation. Their shutters meet or exceed Lee County building code standards and the standard for hurricane shutters adopted by our Association. Please contact Ron Wolf for costs for your unit. It will be your responsibility to enter into an agreement with the Rolsafe shutter company.

 Questions and Answers

As an owner with the old style shutters on our windows, I had a number of questions. (FYI, three of the seven Board members have the old shutters).

Question: Why must the shutters be removed?
The shutters need to be removed so that our building contractor can paint, caulk and repair around the windows. In addition, a number of the old shutters were installed improperly and have caused damage to our building. The Association is spending a large amount of money to repair and paint the building and the shutters must be removed to do a good job.

Question: Why doesn’t the Association pay for this?
They’re the ones requiring that the shutters be removed? Our attorney has informed the Association that the shutters and all costs associated with the shutters are the responsibility of the unit owner. In addition, it would be unfair to those owners without shutters to pay for costs incurred by owners with shutters.

Question: I think my shutters meet the code for hurricane shutters. Can I reinstall them?
Yes, if you provide the manager with a letter from an engineer stating your shutters meet the current building code for Lee County. It is your responsibility to contract for the removal, storage and reinstallation of the shutters. In addition, it’s the responsibility of you or your contractor to obtain applicable permits.

Question: I think my old shutters DO NOT meet code as a hurricane shutter and I want real hurricane shutters that will protect me from a hurricane. What should I do?
Tell the Manager that you want the building contractor to remove and discard your old shutters (no cost to you). Take advantage of the quantity purchase for new hurricane shutters and have real hurricane protection.

Question: I can’t make up mind without knowing the costs involved. What is the cost to remove, store and reinstall the old shutters (if they meet code) vs. the cost to buy new hurricane shutters?
This question is difficult to answer as Ron was unable to get any contractor to commit to a firm price to remove, store and reinstall the old shutters. Their cost is dependent on the number of shutters involved and the condition of the old shutters. The “verbal” estimates varied from $600-1,500 per window. As for the new shutters, Ron Wolf can provide you with the price for the new style hurricane shutter for your unit. The price varies depending upon the size of the window. As an example, the cost for a new hurricane shutter for the large living room window in my unit (77”X53”) is $990.00.

Question: Can I make the decision to buy the new shutters later?
Yes. The quantity discount price will remain in effect through the end of December. I’ve asked the Rolsafe Company (one of the largest hurricane shutter companies in Ft. Myers) to give us a presentation on their products on Thursday, December 4^th, 2003 (the afternoon before the Owner’s party.) Note: although you can wait until December to make a decision on the new shutters, you must make your decision on the old shutters ASAP.

Question: What does the new hurricane shutters look like and how do they work? 
The new shutters are housed in a rectangular box above the window. Although stronger that the old shutters, the new shutters are less obtrusive than the old shutters and require less space on the side of the building. To lower the shutter you simply insert the crank (from inside your condo) and manually lower the shutter. To open the shutter you simply reverse the procedure. Motorized shutters are available for about $300.00 more per window.

Question: Do other condominiums have the new style shutter?
Yes, most of the condominiums on the beach have the new style shutter including Island Winds, Smugglers, etc. Most have replaced the old style shutters because they do not meet code, are more obtrusive on the side of the building and require more maintenance.

As an owner with the old style shutters, I face the same decisions as you. Although no one likes to spend additional money, I have a large investment in my condo and want the Association to do what is best to maintain the building. As for the old shutters, I think it will cost me almost as much (if not more) to try and retain the old shutters as it would to buy new (real hurricane) shutters. I plan to discard the old shutters and install the new ones after the painting is completed.

I apologize for the length of this document but wanted to provide as much information as possible so we can all make an informed decision.

Warm Regards,

George H. Pacharis

George H. Pacharis, President
The Sandarac II Association, Inc.

 PS. FYI, Sandarac I is doing the same building restoration and painting project and they’ve passed the same motion(s) regarding existing shutters.

Shutter Contractors*

(For the removal, storage & reinstallation of old shutters)

Romano’s Shutters          Cape Coral           239-458-9440

Pro Shutters                Ft. Myers                   239-936-5700

Hurricane Shutters          Ft. Myers                   239-466-7577

Rolsecure                       Ft. Myers                   239-278-1733

* The Association is not recommending these contractors. These are simply names of contractors that have been identified as possible shutter contractors in the Ft. Myers area.