BAHAMAS BEACH COTTAGES
GENERAL MAINTENANCE REMINDER

In accordance with the BBC by-laws and regulations, all unit owners are also members of the condominium association. Accordingly, when you became an owner of property in BBC, you also became a member of the condominium association and agreed to adhere to the by-laws and regulations that govern our community. For example, every owner shall:

(1) maintain their particular unit and, more generally, (2) cooperate and support in the maintenance of the common areas. As you know, maintenance of the common areas is accomplished through your elected representatives, i.e., The Bahamas Beach Cottages Board (Council) carries out common area maintenance by planning, budgeting and contracting for maintenance related services of our roads, curbs, streetlights, street signs, ponds, and landscaping.

Fortunately, the majority of owners have been very responsible in terms of both individual and general maintenance, However, we have noticed that while some unit owners have meticulously maintained their units, some have continued to ignore their individual maintenance responsibility. Some of the maintenance problems we have observed are:

1. Shutters -- these are an architectural component of our community and need to be painted in approved Caribbean colors, and color coordinated with the siding and, in the event an owner chooses to replace their existing roof with one of the newly approved colors, the shutters and roof should be color coordinated. Dull, faded and peeling shutters need to be painted.

2. Parking -- the parking area in front of your unit is a limited common area which serves your unit. As such, it is your responsibility to keep it weed free and to remove any debris (leaves, branches etc.) covering your area including the adjacent curb. Some parking areas are covered with weeds, and they need to be pulled up manually or sprayed with a weed killer. Our landscape contractor (Sposato) can arrange to clean-up and/or spray your area if you cannot do it yourself. Of course, you may choose another licensed maintenance contractor. It's important to remember that debris collecting along the curbs restricts or blocks the flow of drainage water from our streets, so please maintain the curb areas around your unit.

3. Painting Trim -- fortunately, most of our units now have vinyl siding. However, trim on some units (trim boards, deck railing) are painted wood and must be periodically re-painted particularly where, as here, we have lots of sun and salt air exposure. If you have railings, porches, pilings, soffit and facia boards, decks, and trim that are dull, faded and peeling, it is time to paint. If you have one of the houses with original siding, then the whole unit must be painted on a regular basis. A good paint will last about three years in the salty air we have here..

4. Fences -- some of our picket fences have not been painted since the units were built. Clean white picket fences create a feeling of a neat cottage at a sea shore community. Dull gray, peeling fences, covered with algae do not. If your fences are dull, peeling, and gray, or covered with algae, please make arrangements to re-paint as soon as possible. Vinyl fencing is permitted if it is in the same style as the original wood fence.

5. Roofs -- most of the roofs are solid and rust free, however, some of the flashings and edge trim are rusting. Existing metal roofs that show evidence of rusty flashing etc., should either be replaced in the rusted sections or have the rust sanded and re-painted to eliminate the rust. Some of our owners have recently replaced their roofs. Some have had just the rusty edges and flashings replaced. One roof has been painted but we are not sure how long that will hold up. One of the things we have discovered when the old roofs were removed was that the galvanized metal under the flashings around dormers and skylights was perforated and rusted through. The rust you see is more than just an eyesore, it can cost you hundreds, if not thousands, of dollars in repairs if you roof starts leaking. Another problem that was found when the roofs were replaced was that some of the screws holding the roof in place had the heads broken off. This is caused when heat and cold flex the metal, eventually shearing the top of the screw off. These open screw holes are a serious cause of leakage. Additional maintenance is required where the plumbing vent pipe penetrates through the roof. There is a boot around this pipe that needs to be replaced from time to time and sealed.

6. House Numbers -- each unit is required by law to have the house number on the front of the house, easily seen from the road (i.e., large enough numbering). This is the Sussex County 911 law, which facilitates emergency responders to locate residence. If you do not have numbers on your house, or if your numbers are small, please replace them immediately. NOTE: the law imposes substantial fines for failing to do so.

7. Heat pumps and HVAC units -- If you have an original unit, it is probably 13 or 14 years old. That average life for these units in our area is 12 years and they are probably nearing the end of their useful life. Losing the units can be a discomfort during the Summer months but are a major risk during the Winter months when a failure could cause your pipes to freeze. Most units have a heat tape wrapped around the main water supply in the center chase. If yours has never been replaced, it could be trouble next winter. They are inexpensive and there is a receptacle in the chase to plug in to.

8. Water Heaters - If you water heater is original, it should be checked as 13 or 14 years of service is about all you will get. This is particularly important in those units where the water heater is on the second floor. We have had the bottoms rust out and the water damage to the lower levels is severe.

9. Please remember to shut off your water at the main when you are going to be away for extended periods of time during the summer months. When you turn off the water, you will also have to flip the breakers for the water heater to off. We had a shower drain cap burst in the middle of summer and the resident lost a large amount of water flowing freely down a drainage ditch. Because of the secluded location, it was by pure luck we noticed it and turned off the main valve. If you have a center shed and it is locked, the only option we have is to call Artesian Water and have them shut it off at the street. There is a charge for this that will appear on your water bill.

Legum and Norman's needs your contact information, phone numbers and email address, up-to-date, please contact them (Donna Hemphill), or email any of your board members with your updated contact information so we can reach you in the case of an emergency.

Thanks for your cooperation.