BOARD MEETING ZOOM ID/PASSCODE  

Zoom Meeting Information:

Meeting ID: 799 277 5544
Passcode: 176620

 

SPECIAL ASSESSMENT FOR ROOF REPLACEMENT

 The Tiburon Plan and Implementation Plan for the roof replacement also has useful information for planning purposes.

 

Tiburon 2025 Special Assessment Roof Replacement Projects
Owners Special Assessent in the amount of:					$264,218.00
		One Payment	Two Payments
Unit Type	%	Pay in Full by Feb 1, 2025	1st PYMT by Feb. 1, 2025	2nd PYMT by May 1, 2025	# of Units	Total
1 Bedroom Units	0.767	$2,028	$1,014	$1,014	11	$22,305
2 Bedroom Units	0.985	$2,603	$1,301	$1,301	71	$184,795
3 Bedroom Units	1.201	$3,173	$1,587	$1,586	18	$57,118
				Total:	100	$264,218

 

A NOTE OF THANKS

A heartfelt note of thanks to Pat Kennedy and his group of voluteers, specifically Russ Brown, Rob Milko, Corny Kennedy, and Martina Grunwald, who removed the pool furniture from the pool deck and stored them in Building 4 storage room, saving the association money that would have been required to hire the work out.

 

NEXT OCEAN CITY SPRING CLEANUP

7AM-12PM, Saturday, March 29, 2025 (Please note: on this day, you can put out anything for bulk pick up and you won't be charged!)

https://oceancitymd.gov/oc/departments/public-works/solid-waste

 

LETTER TO OWNERS ON ROOF PROJECT

 

TIBURON ROOF PROJECT 2024

Dear Owner,
As everyone is aware, we have been diligently working on our roof project,
which will commence in the fall. There are a lot of component parts, which
is why you have not had communication sooner. Until all the parts and
pieces were in place, communication would only have given rise to
additional questions. There are multiple vendors on this project, and
concise coordination is essential.
 

At this point in time, we feel that we have a report upon which owners can
rely. Please take the time to read the following and note as to how this will
affect your individual unit.

SCHEDULE

All AC units will be inspected for viability on or about September 26 and 27,
2024. The roofing company and the HVAC contractor will need to access all
units. It will be the responsibility of the owner to provide a key or door code at
least 24 hours prior to the scheduled date. Should access not be available to a
unit, the owner will be notified by email and a courtesy call to the information on
file. The owner must provide a key or door code within 72 hours of being notified
Otherwise, a locksmith will be contacted, at the expense of the owner.

Please note: Should an AC unit be found to be nonoperational, past its
economic or functional life, it will be noted and reported to the unit owner. At
that time, it would be in the best interest of the owner to plan to replace their
A/C system. In addition, there may be a bulk discount to do so.

For those owning third floor units, a visible inspection will be necessary to be
sure there have not been any previous leaks.
During this project those on the third floor should plan for noise and vibration
more than other floors. All items should be removed from the walls during this
time.

Building materials will be delivered to the site. The parking lots will initially house
those materials. Owners will need to make alternative parking arrangements
should they have building materials in their parking space.
As part of this project the A/C units on the roof will be disconnected to allow for
the roof replacement. The A/C units will be installed at the completion of each
individual roof. The roofing company will reengage within each unit and test for
proper function.
 

As the project progresses, the building materials may be moved from lot to lot.
While this is a monumental project, good coordination, patience, and cooperation is essential.
 

Thank you,
BOD, Tiburon

 

NOTEWORTHY ITEMS FROM AUGUST BOARD MEETING

LATE FEE POLICY: Given the challenge of moving to a new management company, we relaxed the Late Fee Policy during the transition.  We are now in a position to re-institute the late fee policy and counsel each owner to make both the quarterly dues payment and the special assessment on time to avoid the late fees. Please note that the second payment of the special assessment is due on September 1st.

UNIT OWNER KEYS: As we approach the fall when the roof replacement project will begin, we ask that each owner ensure that he or she has provided the management company a valid, working key to the unit for the contractor to inspect third floor units and turn off (and turn back on) the hvac units as each of the 8 remaining sections of roof are replaced.

ROOF REPLACEMENT PRECONSTRUCTION MEETING SUMMARY: Preconstruction meeting with ETC, Tecta and Susan held on 8/7 at 2 pm. 4 people representing Tecta, Kirk representing ETC, Susan representing Tiburon and Mike representing CPM.

Preliminary Notes subject to change:

1. Original start date was Sept 30 but will be delayed until Oct 30.  Kirk notes the work will occur during cold weather.  Tecta is preparing for it.  Total project time: 150 calendar days or 5 months estimated from start to finish.
2. Time extensions allowed for issues beyond their control, e.g., wind, rain, temperature.
3. Logistics with HVACs removal and installation.  No HVAC possible for 2 weeks from when they are removed to when they are reinstalled.  Emergency heat should be functioning but no guarantee.
4. HVACs will be inspected by Tecta before removal to notify the owners if their a/c unit needs to be replaced.  If anyone is looking to replace their unit, now is the time.
5. Kirk has requested to have Tecta inspect HVAC units sooner than later.  HVAC contractor will provide report.  All agreed
6. Change order--Rot is most typical.  Documentation for change orders forthcoming.
7. Kirk requested Tecta to provide schedule by September 1, with staging areas identified.  Grounds to be cleaned during process.
8. Tecta requests payment for materials delivered onsite.  Materials for all bldgs. Will be delivered onsite first.  Parking lots will be used for staging areas.  No parking allowed in staging areas per Tecta schedule.  Material will be shrink wrapped, tarped and put on pallets.
9. Kirk emphasized communication with owners.  Board must communicate regularly.
10. Daily work schedule 6:30 am--6:30 pm.  Saturdays are possible from 9-5.
11. Owners can report issues through the portal or the Tiburon website.
12. Kirk will inspect the roofs on original roof installs.  Progress mtgs during the beginning.
13. Will be a noisy project especially for 3^rd floor units.
14. Tecta will need unit access to all units for HVAC disconnect and reconnect.
15. Kirby will be the field person responsible from Tecta.
16. Mgmt will require an email if Tecta is not working on a particular day.  Tecta will provide generators.  Tecta may need to use the Association’s water.
17. No one is allowed on the roof during the construction process, except Susan, ETC, Tecta and CPM management, with advance notification.
18. Tecta must inspect top floor units ceilings and walls before starting.
19. Owners might remove important items from their walls that could be damaged.

 

IMPORTANT NOTICE ON PLUMBING PIPE BLOCKAGE

Recently Tiburon has experienced a number of very expensive pipe blockages due to owners/renters not taking care to minimize what is put down their sinks.  (In one of our buildings, the blockage backed up and came out of the drain in the laundry room creating a huge mold issue and serious cleanup effort--not to mention rendering the laundry room unusable and inaccessible for much of the season.

These blockages cost each of us money to fix and can be avoided with a little care in how one uses the kitchen sink.  Remember the building pipes are smaller in diameter than what is used today and what is up to code and these pipes are nearly 50 years old!  Even with a garbage disposal, care needs to be taken not to put grains (rice, pasta, etc) or oinion peels or potato peels or crab debris to name a few inappropriate items down the disposal--eventually they will clog up the lines.  When in doubt, put your debris in the trash can,  And of course never put any food down the drain where there is no disposal. So to save all of us the headache and additional repair costs, exercise caution over what you put down your drains.  Your neighbors will thank you!

 

TIBURON ROOF REPLACEMENT BIDS-SUMMARY

ON MAY 22, 2024, TIburon was provided a summary set of bids to replace its roofs.  Contract to replace the remaining roofs was signed with Tecta, the company that replaced a section of roof in November 2023 and the company that has been on contract to Tiburon for years to conduct annual preventive maintenance on its roofs.

 

POOL AND TENNIS COURT RULES (REVISED MAY 2024)

Please ensure you have a copy in your unit and read, understand, and comply with the pool and tennis court rules.  Also please ensure that your guests/renters understand and comply with these rules. 

 

REMINDER: JUNE SPECIAL ASSESSMENT AND FUTURE QUARTERLY CONDO FEE PAYMENTS

Tiburon owners now have a choice in paying both special assessment and quarterly condo fees--(1) one may choose to continue to pay dues using Mann Property-produced payment coupons, envelopes, and mailing address (PO Box 3899, Ocean City, MD 21843); or (2) use the electronic payment system described in cmoc.managebuilding.com. 

 

PRESIDENT'S MESSAGE TO OWNERS IN NOV-DEC 2023

The following are 2 emails Nov-Dec 2024 from Amy Wasko, previous Board of Director's President, to all Tiburon owners discussing Tiburon’s roof project, 2024 Budget, and Search for a new Management Company. 

 

RISING INSURANCE RATES, CONDO VS PERSONAL INSURANCE COVERAGE, HB 107 RESERVE REQUIREMENTS

In October 2022, Maryland passed a law that requires all HOA and Condo Associations to conduct reserve studies at least once every 5 years and to fund the replacement/repair costs accordingly within a 3 year time frame.  Text of the law can be found here.

 

BULK PICKUP

Long-time and short-time owners at Tiburon all understand that too often large bulk items are placed alongside the 2 dumpsters at Tiburon.  This is both costly to the Association to have the city pick up the waste and unsightly for everyone.  Below is an announcement of the annual Spring Cleaning, free, bulk pick up at Tiburon on March 23, 2024.  Please review the announcement here and note the list of prohibited items (e.g., tires, building materials, hazardous waste, paint, oil, rocks, dirt) that the city will not pick up at any time of the year.

 

DUMPSTER USAGE AND BULK PICKUP

Here is a description of dumpster usage at Tiburon.  Please note that use of the 2 dumpters on Tiburon property are for Tiburon owners and guests only. 

 

WATER SHUT OFF

Tiburon is on a water loop system, which means turning off water for one unit will turn off the water for every owner in the building.  To minimize the inconvenience to fellow owners/renters, please contact Coastal Property Management at 443-373-8349 before scheduling any plumbing modification that would require your water to be turned off. Furthermore, plumbing projects need to be planned and executed Tuesday through Thursday, preferably from 9:00 am to 1:00pm, if possible, to minimize disruption to neighbors. 

Once informed, Coastal Property Management will communicate via email with all owners in your building that the water will be shut off for a limited amount of time on a specific date.  Please be considerate and allow sufficient time to provide advance notice to owners and residents of the date and time when the water will be shut off.  Thank you for your consideration.

 

2024 SPECIAL ASSESSMENT/DUES INCREASE

Based on estimates contained in the 2023 Reserve Study, Tiburon will need a minimum of $950,000 to replace all of its roofs.  Replacement of our roofs are being mandated no later than December 2024 by the Insurance carrier because they are 25 years old, irrespective of their good condition. Tiburon was informed that insurance could not be provided unless the roofs were replaced. Based on this rough estimate, which will be fleshed out and developed with bidding and our engineering oversight in 2024, owners have been assessed in the following manner.