Saying Goodbye

Tomorrow I will leave Portofino South for the summer. I regret that I will be signing off till next fall. I am sorry to leave and not reporting on the big projects that are going to happen. I cross my fingers.

I leave you with the sight out of my window. Have a good safe summer.


Who pays when there is a flood from a neighbor

From Brick

What happens if my apartment is damaged by water from a neighbor’s apartment? Who’s responsible for covering the repairs?


If you’re facing a water damage issue in your apartment, who ends up paying will depend on where the water is coming from, and in some cases, who caused the leak, says Steven Wagner, a co-op and condo attorney with Wagner Berkow LLP and a longtime board member of his own 420-unit Manhattan co-op. It will also depend on whether your building is a co-op or a condo.

“In a condo, if there’s no real proof that the leak was caused by someone else’s negligence, everything in the ‘unit’ is the responsibility of its owner, and everything outside is a ‘common element’ for which the board of managers is responsible,” says Wagner Berkow partner Ian Brandt.

“It’s a lot more cut and dried, if you’ll excuse the pun, than it is in co-ops,” adds Wagner. However, what is technically defined as your condo unit can get a little tricky. “You have to look at the Declaration of Condominium to see what is considered the unit and what is considered a common element of the building,” says Wagner. “In condos, sometimes they define a unit as being midway through a wall or the exterior. And if the unit owner owns it, it’s their responsibility.”

In a co-op, things are more complicated, but it’s also more likely that the building will be responsible for shouldering the bulk of the costs, both inside and outside the apartments. Besides checking the proprietary lease to determine who owns the area where the leak took place [i.e. whether it’s your apartment or a common area], housing laws such as the Warranty of Habitability, the Housing Maintenance Code and the Multiple Dwelling Law will come into play here, too, and often make the landlord—in this case, the co-operative—responsible for repairs.

The third thing to consider is whether the leak was caused by negligence, whether on the part of one of your neighbors, the board, or a contractor working in the building. “If somebody is negligent and damages someone else’s apartment, or if the co-op or condo is negligent, then that party is the one who is ultimately responsible,” says Wagner.

(Though keep in mind that if the damage is a specific person’s fault, that doesn’t mean that a co-op can shirk its duties and wait for the individual to pony up and make the repairs. “Third party fault is never an excuse for a co-op not to fulfill its contractual or statutory repair obligations,” says Brandt, “But the co-op can sue the cuplable party. It would be a huge mistake for the corporation to say, ‘We’re not doing this because it’s someone else’s fault.'”)

Regardless of responsibility, though, Wagner recommends, in both co-ops and condos, addressing the problem immediately with your insurance company, rather than waiting for someone else to step in. “It’s always a good idea to try to resolve the physical issues, because otherwise things will fester, you could develop mold or other conditions,” says Wagner. “Take care of it. Don’t wait for all of the lawsuits to start and for the insurance companies to resolve the issues. They don’t necessarily move as quickly.”

For this reason, it’s a good idea to have homeowners’ insurance that covers “betterments and improvements,” to guarantee that any upgrades you’ve personally made to the apartment (painting, furniture, new appliances, etc.) will be covered in the event of damage, as the building won’t always be responsible for those.

“If you’re adequately insured, the best thing to do is to go to your own insurance company, and have them adjust your claim,” says Wagner. “And let the insurance company be the one who goes after the other parties. They can bring a lawsuit in your name. Very often what will happen is they will simply tender a claim to the responsible party’s insurance, and work out the arrangement directly with the other insurance company.”

You should also put your building’s management on notice about the damages, and give them access to your apartment as requested. “You have to tell the co-op board and say, ‘Please come back and look, send your adjusters and insurers,'” says Brandt. “If the co-op doesn’t know and isn’t given access, they have no liability.”

“The best scenario is that the co-op’s insurer and the shareholder’s insurer work out an apportionment of the loss,” adds Brandt.

Additional Meeting- Design Committee- Hallways, Lights,and Assessment

Doug Spain spoke and finally gave us a thorough outline and description of what the lights will be like and the ceiling tiles.

Of course there was much discussion between the board and the audience as this adds a great deal of money to the already huge money that they want to spend on the parking lots and cooling tower.

Usually i go into the specifics of the discussion but this time I will not as it is a very complicated matter because of the future assessment which can not to put into effect without firm bids on all projects.

The work in the halls is not firm,the parking lot only has one bid and the cooling tower is in January. And the assessment is inevitable but how much and when?

The final version of the new docs is ready to be picked up and reviewed by condo owners . They have to give us 14 days before we vote on them. Of course, the changes and/or additions are not bolded or italicized so they are difficult to read again. I have my notes on the items I thought were important to me and will try to see if those are changed. April 18th is the date for the vote on the condo docs.



Repavement of Washington Road from James Young

1. Happily we heard  great news that we are on the docket to have Washington Rd. repaved but even  more importantly to also  have the very old infrastructure beneath the roadway redone as its been there  a very long, long time. & that tired  debilitation  is what is causing our sink  holes & pot holes. Originally the construction  was only  going to be from Avila Rd. to Royal Palm Rd. but most fortunately, we requested & the City took a good  look at  it & now it  is going to be done from Avila Rd. down to Edgewood Dr. (Prospect & Southland Park) , which is terrific news for all.  Starting in April there will be a selection of the design concept approximately 12 months,  then 4-6 months to hire a contractor,  so construction could start in  approximately 18 months from now. I know it seems a bit away, & it will be during the Southern Blvd.  Bridge Construction. However, I know how many of you have asked for this to happen so yes, it will not happen tomorrow, & yes there will be some inconveniences for all of us with the major construction,  but we have wanted a redo of Washington Rd. for a very  long time now  as it is certainly needed so we will endure the inconveniences, & I asked the City to keep us up to date so that we all can attend any called meetings.

Important Telephone Numbers from James Young

Here are a few important numbers you should have in case of an immediate need or emergency at your home, at your neighbors house, or on your street: all of these are (561) numbers (except FPL’s # below, & the Sober House Hotline # below, & the poison control #) also, if you do not who to call for a situation , or it is not listed below, dial the WPB City, 24 Hour Hotline # at 822-2222 & they will direct you to the correct WPB  City Dept. Please copy this & keep by your home telephone or on your refrigerator  so the whole family & nanny have  easy access to the #’s, & put the  #’s in your cell phone, as things can occur at any time & we  are not far away from hurricane season, so we all need to be at the  ready for the quickest telephone response time possible.  Hope this list helps you & yours & we can add any numbers you think others might need, just let me know,  Lila

– Police Dept.,  Non emergency, 822-1900, & of course Dial 911 for emergencies Only.
– Fire Dept.,, 804-4700.
– Garbage/Trash Collection Dept., 822-2075.
– Street Repair Dept., 494-1040.
– Water Dept., 822-1300.
– Public Works After 4pm, 822-2210
– Building  Dept., 805-6700.
– Parks Dept., 804-4900.
– Code Enforcement Dept., 822-1465.
– City Library, 868-7700.
– Mayors Office, 822-1400.
– City Commissioners Offices, 822-1390.
– Animal Control, 233-1200.
– Poison Control PBCo., 800-222-1222
– Florida Power & Light Emergency, 800-468-8243.
– Coast Guard, 848-8868, 844-5030.
– Florida Fish & Wildlife, 624-6935, 625-5122.
– SeaTow, 844-8056.
– Sober House Hotline @ the State Attorneys Office, (844) 324-5463.
– PBIA Noise Line, 683-7242(you can leave a message on the answer recording  machine , & say where & when the extra noisy airline passing over was heard & seen).

More Window Information from Home Advisors-Zip 33405

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How Much Does it Cost to Install Windows?

Install Windows Costs
based on 9,075 cost profiles
$2,602 – $7,404
based on 168 cost profiles
$4,550 – $13,434

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Project Average Most Spent Between
Less than 5 windows $2,219 $1,244 – $3,198
Between 5 – 10 windows $4,917 $3,367 – $6,491
More than 10 windows $14,504 $8,532 – $20,605
The average national cost of window installation is $4,995, with most homeowners spending between $2,602 and $7,404. This data is based on actual project costs as reported by HomeAdvisor members.

Windows can bring light and warmth, provide views, beautify inside and out and add tremendous value to your home. They also can let in the elements and intruders that put your home at risk. That’s why windows – quality windows – must be considered an important investment. The cost of windows will depend on the type, dimensions, materials used, security features, the complexity of the installation, and, of course, the number of windows needed.

Number of Windows

Generally, the more windows you need to install, the more expensive the installation price. But installation professionals will charge less per window if you install several at the same time. So if you’re thinking about only replacing a couple of windows, it might make sense for you to talk to your pro about the cost of installing multiple windows at one time. It may save you money in the long run.

Window Sizes

Windows tend toward different dimensions depending on where they’re needed. Living rooms typically have larger picture windows hung in multiples ranging from 3×4′ to 6×6′. Standard bathroom windows are quite a bit smaller, ranging from 2×1.5′ to 2×3′. Major window manufacturers can customize windows to any dimensions, but be aware that you may pay more for odd sizes.


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Window Sash Materials

Vinyl windows are inexpensive and require little or no maintenance. They’re also extremely durable; changes in humidity don’t cause them to swell or shrink. Most vinyl window manufacturers stand behind their products with strong warranties. Their greatest drawback is that they’re not as sturdy or attractive as wood. Wood frames, on the other hand, cost more and require much more maintenance. Fail to repaint and finish wooden window frames and they become susceptible to the elements. But all that work and money can be worth it for the classic, authentic architectural appeal of wood. That’s why some historical neighborhoods have covenants requiring that windows be framed with wood. New composite windows attempt to capture the best of both worlds by mixing PVC polymers with wood fiber to create a stronger, more attractive synthetic window frame.

Window Panes

New windows can save you considerable money on your utility bills and make your home more comfortable. Windows are rated by the U-factor. The lower the U-factor, the more energy efficient and higher the initial cost. You’ll pay more for double-pane windows, but they will pay for themselves over time. Experts say double-pane windows can save up to 24 percent in cold climates during the winter and up to 18 percent in hot climates during the summer. More about double-pane options.

Other Window Cost Factors

Replacing existing windows is, of course, usually cheaper than cutting walls for new ones. You might consider talking to both your contractor and a security firm about how to make your windows safe from burglars. Also, be aware that windows above the first floor may be more expensive to install because of access issues.

Are we Maximizing our Proximity To Trump?

Frank announced at the last condo meeting that he had made a deal for a local TV channel to use our roof. He announced the amount of money per month that we would earn but I have to wonder if we should strategically investigate all our options and the highest going rates. The building next store has done a major installation on their roof lately …I wonder what other buildings are getting. He also announced it was a five year deal….that is a very long time in this ever changing technology world to lock in a price. This is something a committee of people in this field should be investigating. We are the highest building in relation to Trump so we have the advantage.

Power went out in the building on Thursday at 5:44 pm but this was definitely weather related.