Renovations, Maintenance and Repairs
General
- Maintenance and repairs in the individual units are the responsibility of the unit owner. Removal from the premises of any replaced appliance, carpet, cabinets, etc. shall be the responsibility of the individual unit owner or resident. The Ocean Shore residential dumpsters should not be used for this purpose.
- Owners must recognize that Ocean Shore units are aging. While many units have had some renovations, there are many toilets and showers that have not been replaced or serviced. This can result in leaks due to deterioration in caulking and gaskets, particularly if the items are not used on a regular basis. It is recommended that any original toilets be monitored and checked by a plumber. The wax seal and toilet flapper valves can deteriorate and cause leaks or result in excess water consumption. The values for the washing machine water supply are also susceptible to deterioration and any connection or disconnection must be done with caution.
- Owners are responsible for helping to keep the condensation lines open and running from their air handlers. This requires adding a cleaning solution to the drain line inside the mechanical/furnace room. There are various options, and your plumber can provide his recommendations. This needs to be done monthly between May and November. If you are unable to do this, please ask a neighbor for help.
- Owners must notify the Board of Directors in advance of any HVAC contractors needing access to the roof of any building. Residents should use the website CONTACT THE MANAGER tab to inform the Board.
- No owner shall make any structural addition, alteration or improvement in a unit without prior written consent of the Board of Directors. Owners desiring minor or major renovations to their respective unit must submit in advance an ARB Architectural Review by Board Application to the Board of Directors with a description of the addition, alteration or improvement - including plans and specifications, types of material to be used, illustrations of any new or replacement components such as windows, doors, external door hardware, lighting, etc. A copy of the city building and zoning permits, if required, should be included. Photographs and drawings should also be included if applicable. The Board of Directors are required to respond within 45 days of the request.
An ARB Application for Architectural Review is required for the following
1. All renovations involving wall removal or modification.
2. All renovations involving movement of water or gas lines.
3. All upgrades to unit air handlers and water heaters that require rewiring or changes to gas lines.
4. All maintenance/renovations involving HVAC replacements and roof access.
5. Replacement of carpet with wood or vinyl flooring or the replacement of existing wood or vinyl. All wood and vinyl flooring must have padding to minimize noise. A sample of the new product must be provided as part of the ARB review process.
If you have questions, submit them via the website CONTACT THE MANAGER tab.
- Work inside the 4th floor attics of buildings (including new light fixtures for 4th floor units, running or verification of DTV lines, adjustments to 4th floor air vents) will not normally be approved. However, any owner desiring work in the attic must submit an ARB for Board review and consideration. Since attic work has the potential to impact the attic insulation and also damage the building's sprinkler system, approval will not be made except for unique circumstances.
- After approval of an ARB, the Board of Directors will appoint a liaison for the project to oversee the renovation to ensure that contractors know our condominium rules, set up a schedule for putting the mats down on the breezeway prior to beginning work to prevent damage, obtain the elevator key if necessary when loading materials, and show the contractor the location of the water cut-off values, etc.
- Owners have the responsibility of overseeing their contractors' work and monitoring the cleanup of all common areas impacted by their renovations. Owners will be responsible for all damage related to the renovation, including common areas, which result from accidents, malfunctions of equipment, or negligence. Unit owners should perform their due diligence when hiring any contractor and fully vet the company and individuals involved to ensure they are properly licensed and fully insured. This could include reviewing their insurance rider and license documentation. Any plumbing work that will require water interruption requires notification to UPA and all residents/tenants in the building at least 24 hours in advance.
- Owners have the responsibility of informing their respective contractors that NO SMOKING is allowed in the Ocean Shore community.
- Residents out of town or not living at Ocean Shore during their renovations must notify the Association Manager and provide a local primary contact and phone number for the contractor's project manager in case there are any issues that may occur on site.
Gypcrete - Gypsum Floors in Multi-Family Structures
The use of gypsum floors is a substitute for light-weight concrete. The need for gypsum floors is based on building codes that require a one-hour fire rating on all multi-family wood-frame buildings. Ocean Shore condos have a gypsum-based sub flooring under all carpeting, hardwood floors and tiles. When replacing flooring during renovation, the gypcrete may need to be replaced. Please review the attached detailed article on
Gypsum Floors in Multi-Family Structures.
Contractors
- Contractors are limited to specific hours of operation for construction at Ocean Shore Condominiums - unless the Board of Directors grants an extension of time for major capital improvements to the property. This will insure the quiet and comfort of all residents/tenants.
- Contractors working hours: Monday through Saturday, 8 am to 5 pm. On Sunday, work should be restricted to "noise free" construction work. In addition, all work should be terminated by the designated end time unless it is "noise free" and not disturbing other residents and tenants.
- Many contractors supporting our community and individual owners are now using extended length trucks and vans. When parked in our normal visitor spots, these vehicles stick out into the driving area and can cause a safety issue for our owners. Please ask your contractors to place an ORANGE CONE near the back of their vehicle to help provide increased visibility and help prevent any accidents.
- Contractors shall not block or hold/prop the elevator door in the open position - causing damage to the elevator control system. Do not overload the elevator with material and/or equipment. A key to lock the elevator door open may be obtained by the resident through the website CONTACT THE BOARD tab.
- Contractors must protect the breezeways and elevators (common elements) by putting down protective material, drop cloths or mats. If the contractor does not have protective material, the resident can "borrow" protective mats owned by the Association. The resident can request these protective mats through the website CONTACT THE MANAGER tab. Contractors are responsible for daily cleanup of the breezeways and elevators.
