Tuscany Square Projects

Below are current and past projects the COA is working on
  • Start Date : 2022-08-22 
  • Northwest building paver area broken pipe under pavers causing washout of lower concrete sidewalk
  • Tom’s Landscaping contracted to remove pavers above drain break (9/26/22)
  • Armitage Plumbing scheduled 9/29/22 to repair broken pipe
  • Tom’s Landscaping will replace Pavers after Armitage has completed repair
  • Start Date : 2022-02-08
  • Roof leak above Unit 431 identified, AWS investigated 5 separate times and patched several areas on the flat roof without successfully resolving the problem
  • In late March/early April ACE was called to support the repair and identified several areas which were repaired on the exterior and flat roof and to date eliminated the leaks in Unit 431
  • ACE also identified several areas independent of the original problem area which need repair
  • In April with this issue still open AWS informed use they would no longer service our roof
  • ACE recommended Davis Construction Services to do repairs on those areas
  • Quotes from ACE and Davis are pending
  • 4/28/2022 Davis quote received ($7895)
  • 5/19/22 Roof leaks continuing, Davis scheduled next week, ACE Wess Pell worked on area thought to be problem unsuccessfully and rescheduling this week also
  • 6/29/22 based on recommendations from Sun coast roofing Steve Joyce Jr
  • has sealed multiple areas of seams and opening areas of expansion joints
  • No leaking has been observed since 6/16/22
  • This work is tedious and time-consuming for Steve, it may be more practicable to have an outside contractor complete the GaCo sealing
  • Additional areas require sealing as recommended by Sun Coast
  • Davis Roofing completed repairs of tile roofing and underlayment quoted this past May and have identified additional areas of concern
  • no action on completion of GACO coating from Davis Roofing
  • 8/8/22 Still no action on completion of Gaco coating
  • 8/22/22 Davis Roofing reviewed area again quoted due 8/26/22
  • 8/31/22 Bid received and approved awaiting Start date from Davis Roofing
  • Start Date : 2022-02-01
  • Entry area of Building 1 stones removed and used in other areas
  • Potted plants moved from both sides of the entry walkway and large plants cut to expose location of sprinklers and valves to be replaced/repaired
  • 3/25 no update available
  • 5/24/22 no update available
  • 6/29/22 Replacement stone delivered and spread
  • Sick and Dead Palms removed
  • Grinding complete buy clean-up required especially by buildings 4,5 and 6
  • Area in front of building 5-6 still requires attention
  • No action reported, building 5-6 garden still unplanted
  • Start Date : 2022-01-13
  • Calking, parking lot bulbs, Screen Install, broken tension cable
  • Quote received 1/26/2022
  • Complete, Christmas lights on bushes and palms also removed
  • End Date : 2022-02-01
  • Start Date : 2022-01-02
  • Steve Joyce Jr has been contracted to re-sand the pavers in the walkways and common areas and relevel any potential trip hazards within the areas we are required to maintain
  • Pedestrian gate area completed
  • 5/24/22 no additional progress
  • 6/29/22 several areas on the North side of the building and the walkway leading to the Bistro have been completed
  • 7/26 ongoing
  • 8/8 on going
  • Potential for use of Tom’s Landscaping Services on an ongoing project
  • Start Date : 2021-12-15
  • Sanitary sewer stacks need to be cleaned out
  • Armitage Plumbing has been contracted to “power Jet” each stack (approximately 26)
  • This work will be done in conjunction with Cold-water valve installation in each stack
  • Work scheduled every Wednesday until all sanitary stacks and cold-water stacks are completed
  • Buildings 6 and 5 mostly completed, some difficulty finding locations of cleanouts
  • main sewer lines from building 6 to junction of building 3 and 4 jetted
  • Located Sanitary stack in breezeway women’s room
  • 3/23 breezeway stacks (2) jetted
  • stack located in SNAP Jetted, Stack located in WolfGang completed
  • Access to stack in the SPA is inaccessible
  • Exit and Bistro cleanouts to be scheduled with owners
  • 4/25/22 rescheduling cleanouts and Valve replacement due to conflicts with Fire panel replacement and roofing issues
  • no additional progress
  • Several Stack cleanouts are inaccessible and require review
  • 7/26 ongoing
  • 9/21/22 ongoing
  • Start Date : 2021-12-01
  • Contract with Dynafire signed
  • Work delayed by lack of as built documentation
  • Dynafire walk thru of commercial areas 1/24/2022
  • Dynafire working to develop drawing for submission to city for permits
  • Drawings submitted
  • Ken Gaines, Fire Marshal visited TSQ1 to review discrepancies between existing on record documentation and DynaFire submitted documentation
  • 2/22/2022 Per conversation with Michael Prater of DynaFire Ken Gaines is unwilling to accept documentation for our permit without as built drawings for the commercial spaces
  • We are currently working with commercial owners and original build out contractors to find as build documentation
  • 3/23/2022 Approved permit received by DynaFire, potential start date to mount new panels 4/4/2022 followed by residential elements before getting into the retail spaces including (pull stations, heat detectors for elevators and sprinkler related devices)
  • 4/25/22 all devices replaced, new panels installed, testing to begin 4/25
  • System testing in progress
  • 5/25/22 Bistro heat sensors problematic, continuing to shut down Bistro AC
  • Cross Creek sensors still to be tested (access conflicts)
  • We are still having issues with notifications of alarms, Jodi indicated that repeater issues are suspected and the problem and will be investigated
  • Mike Prater indicated that the project is 95% complete and should be completed and ready for final inspection by end of June
  • 6/29/22 No update available
  • 7/26 requested update from DynaFire, No response
  • Awaiting final inspections
  • 8/24/22 Final Inspection Scheduled for 9/7/22
  • 9/21/22 issues found during final inspection being investigated
  • Start Date : 2021-11-01
  • Steve Joyce bid accepted and work begun 11/01/2021
  • Scheduled completion 11/30/21
  • Windows and screens to be cleaned
  • While on site with the lift Steve will also replace lights, clean gutters and calk window areas as areas identified
  • Steve will also install Holiday lighting in the Park
  • 11/22/21 – Steve completed window washing project
  • End Date : 2021-11-22
  • Start Date : 2021-10-20
  • Michael is repairing raised pavers on the North and West side of the building caused by tree roots
  • Several sections on North side addressed large roots dug out and removed
  • Part of re-sanding contract with Steve Joyce
  • 4/25/22 work continuing as time permits
  • No Additional Progress
  • 6/29/22 See item above
  • 7/26 ongoing
  • 8/8/22 ongoing
  • Start Date : 09-28-2021
  • Max (geosam) reported a leak into geosam offices and suites- possibly from x20 or x21 stack
  • 9/29 – Michael inspected 220, found sewage backed up into tub and sink – overflowing – ServPro was called – cleanup started
  • 9/30 ServPro determined that lower 18 inches of a few walls need to be removed and replaced
  • ServPro remediating
  • insurance discussions in progress
  • This incident led to the creation of the Sanitary Sewer cleanout project currently ongoing
  • End Date : 03-01-2021
  • Start Date : 09-23-2021
  • Annual inspections completed, quotes for flat roof and tile roof repair accepted
  • Flat roof inspections annually and tile roof every other year
  • Flat roof membrane and tile replacement/ repairs to begin 1st week of October
  • TSQ maintenance will periodically inspect and clean the flat roof which may require the purchase of a portable scrubber
  • scheduling in progress
  • Tile roof repair scheduled for 10/29/21 estimated completion 10/30/21
  • Flat roof repairs to follow
  • 11/1/21 Flat roof cleaning and repairs started
  • 11/05/21 Tile replacement/repair finished
  • Cleaning and repairs of the flat roof have been completed
  • See invoice dated 1/11/2022
  • End Date : 01-11-2022
  • Start Date : 09-23-2021
  • Chemically damaged door paint and associated handle hardware inspections started
  • Approximately 40 doors and associated handle hardware sets are affected
  • TSQ maintenance has begun sanding door areas impacted
  • Quotes for painting and hardware requested
  • Updates on quotes and lead times due this week
  • 28 Door Handles ordered due 2/25/22 Steve Joyce Sr
  • contracted to paint 28 doors both sides
  • Hardware received awaiting scheduling from Steve Joyce Sr
  • 4/25/22 door sanding and painting started
  • Replacement of handle assemblies to begin shortly
  • 5/25/22 Painting and handle replacement complete
  • End Date : 6/29/22
  • Start Date : 09-01-2021
  • New bulk cable agreement will allow wifi to be installed in Michaels office
  • 10/5/21 – called Spectrum about install – they said unit 132 needs it’s own acct number
  • 10/25/21 ticket (#45541262) created to add 132 to TSQ1 units list
  • 10/26/21 Monica Sanchez Ayres says there is no account # for 132
  • 11/01/21 – spoke to Yaya – still no acct # for 132
  • 11/03/21 – Kathleen created a new ticket (#00466552) and sent it to ops team – said they will call in next few days to schedule install
  • 11/30/21 – Called Monica again – she said acct was created on 11/18/21
  • told me to call to schedule install
  • 11/30/21 – Alicia said install would happen today
  • End Date : 11-30-21
  • Start Date :  07-15-2021
  • Location identified, conduit, double gang box and wiring pulled
  • Tie in to existing wiring in progress
  • DynaFire installation awaiting our wiring completion
  • 8/3/21 electric cut in completed, awaiting DynaFire scheduling of repeater installation
  • DynaFire installation complete
  • End Date : 08-05-2021
  • Start Date : 03-08-2021
  • Kone contacted, parts ordered and delayed
  • Parts to be available 3/12/21
  • In progress
  • All work complete
  • End Date : 03-15-2021
  • Start Date : 02-25-2021
  • Kone to supply specifics and detailed quote Approx cost for all 6 elevators is $35K
  • Quote accepted, work in progress
  • All Upgrades complete
  • End Date : 02-25-2021
  • Start Date : 02-02-2021
  • Soft Spray quote for interior walkways, stairs, trashroom, and commercial trash areas accepted by board
  • Soft Spray (Josh) will contact us with start date and estimated completion date
  • Start date 3/8/21 Completion 3/12/21
  • Minor issues with standing water during process
  • End Date : 03-17-2021
  • Start Date : 02-02-2021
  • Soft Spray quote for interior walkways, stairs, trashroom, and commercial trash areas accepted by board
  • Soft Spray (Josh) will contact us with start date and estimated completion date
  • Start date 3/8/21 Completion 3/12/21
  • Minor issues with standing water during process
  • End Date : 03-12-2021
  • Start Date : 01-19-2021
  • Unit empty Approx 12 months
  • Significant water on floors with mold growth approximately 24″ up the walls
  • Source of leak currently unidentified
  • Owners Insurance company investigating
  • Leak identified Toilet in bedroom valve
  • The Owner believed he had shut off unit main water supply in the hot water closet, however the valve was found not to be completely closed causing the bathroom toilet leak to continue for an extended period of time
  • Armitage plumbing was hired by owner
  • Unit main shutoff valve was found to be operable and shut off, the toilet valve was then replaced
  • Unit main was left in the off position
  • End Date : 07-17-2021
  • Start Date : 01-14-2021
  • Potential Roof leak identified in Unit 433
  • Michael investigated and identified large puddle on the roof above leak area
  • AWS was Called and on the Jan
  • 15th reviewed the area AWS asked Michael to vacuum the area and they will return 1/18/21
  • AWS indicates leak is not from roof
  • Michael opened the ceiling and found a leaking elbow in the cold water supply line
  • Cold water line repaired drywall replaced and area repainted
  • End Date : 01-21-2021
  • Start Date : 09-10-2020
  • Collecting Bids
  • Bids requested by D&A building Services, Ace Enterprises and Steve Joyce independent contractor
  • No quotes received as of 9/22/2020
  • D&A quote received 9/25/2020
  • 9/30/2020 Joyce quote received
  • Board approved Joyce quote work begun 10/23/2020
  • 10/28/2020 exterior of building 6,5 and 4 complete
  • 11/8/2020 building 1 – 6 windows complete, while Steve has the lift he will do some palm trimming and install Holiday lights in the Park
  • All 6 buildings window washing complete
  • Gutters cleaned, Palms trimmed and Christmas lights installed in park trees and bushes
  • End Date : 11-23-2020
  • Start Date : 08-05-2020
  • Contracted ACE to reattach downspout on building 1 above Bistro kitchen door which required a lift (inadequate original hardware installed)
  • While on premises re-caulked windows in Unit 331 which were leaking
  • End Date : 08-14-2020
  • Start Date : 07-28-2020
  • Contracted Steve Joyce to rent a lift and complete the work over 3 days
  • $2600
  • End Date : 07-30-2020
  • STart Date : 06-12-2020
  • Broken fire suppression pipe under the sidewalk between garages was repaired and the pavers which were removed during the process have been replace and the sidewalk area is now open
  • The garage floor which was also opened to address the repair has also been repaired
  • An Insurance claim has been made
  • End Date : 08-01-2020
  • Start Date : 09-02-2019
  • Requesting quotes from original installer, Atlas Glass, Indian River Glass and New Smyrna Glass
  • New Smyrna visited 9/25/19 will submit quote
  • Currently 6 units are exhibiting similar issues
  • Contacted NSG 10/21/2019 awaiting response
  • No response from NSG
  • Glass Doctor contacted will be on site December 27th to review potential repairs and give estimates
  • 2 units with broken glass repaired
  • Roger Barlow recommended by builders 1st Source indicated seal replacement can be done but is very labor intensive and therefore very expensive
  • We are investigating alternative solutions
  • Door panels and windows on balconies exhibiting “fogging” can be replaced by our maintenance staff, Window/door cost Approximately $390 with inserts
  • Seal material has been identified and sufficient material purchased to install in all identified units exhibiting failed fiber seals
  • Michael Wilson will install for unit owners as unit access is possible
  • Board review of interpretation of broken window was concluded
  • Failed seals are determined not to be TSQ Condo Assoc responsibility
  • Broken (Glass) windows will be repaired/replaced at Condo expense
  • 335 balcony window replacement pending by Indian River Glass
  • Windows replaced
  • End Date : 07-15-2021
  • Start Date : 07-01-2019
  • Contract option exercised to replace 4 obsolete V3F16L elevator drive assemblies with new KDL16L drive assemblies
  • At discounted total cost of $20498
  • 45 (normally @ $15750/$63000) Kone schedule to be defined
  • Project scheduled to start 2nd week of August
  • Estimated 1 day per elevator
  • End Date :  8-15-19
  • Start Date : 6-27-2019
  • On going electrical issues
  • It was discovered that both elevators shared a single breaker causing sporadic electrical overloads
  • The current panel is full requiring the need for a duplex breaker to be ordered and installed
  • Breaker due July 8th
  • Project complete new circuit with separate breaker installed
  • End Date : 7-08-2019
  • Start Date : 05-20-2019
  • Collecting Bids
  • 5/20/19 Quotes and spreadsheet sent to BOD for review
  • 5/23/19 Ace proposal accepted with clarifications work to begin early July
  • Work began 7-8-19
  • Inside gate complete, started with building 1
  • Walkways on floors 2,3 & 4 completed by Michael Wilson
  • Outside gated area buildings 6,5,4,3 including balconies completed
  • Many residence did not remove screens (estimated 100+ screens) which may increase costs
  • Several balconies required ACE to redo the floor areas
  • Some residence did not clear balconies
  • Inspections identified 2 cracks in stucco to be repaired under warranty
  • Walkway inspections ongoing
  • Last 3 balconies scheduled to be completed today
  • Awaiting billing negotiations for approximately 140 screens that were removed and replaced by ACE @ $10
  • End Date : 07-19-2019
  • Start Date : 02-15-2019
  • Plumbing leak in unit 312 (repaired)lead to realization that the Association does not have accurate plumbing plans showing emergency shutoffs for building stacks
  • Initial investigation indicates that all shutoffs are in ceilings of commercial units
  • Members of the BOD and researching plans in our possession and are working with the commercial owners for access to their properties for inspections
  • Once shutoff locations are confirmed the BOD will prepare a plan for ensuring 24/7 access for emergency situations
  • 7/17/2020 All Valves and Risers located and documented
  • Commercial unit keys have been received and discussions with Commercial owners are beginning to arrange 24/7 access and determine best times to access work areas that minimize impact to their businesses
  • In discussions with Katie, SPA owner She indicated she would prefer having any work done by her contractor
  • Have installed ceiling markers on 15 of the shutoff valve locations
  • Plan is to complete placing markers by end of week 10/2/2020
  • Breezeway below 222 (1 valve), SPA (3 valves) and area not built out (1 valve) incomplete
  • 10/15/2020 Armitage Plumbing reviewed work and is putting together a proposal
  • 10/15/2020 Faithfull Plumbing call awaiting response
  • 10/21/2020 no response from Faithfull
  • 10/21/2020 Howell plumbing reviewed work to be done will provide quote
  • 10/26/2020 Howell quote received awaiting response to questions
  • 10/28/2020 Armitage Plumbing quote received
  • Evaluating quotes
  • 11/8/2020 Lawyer indicates we need owner majority approval to proceed
  • Nancy G discussing with Scott
  • Question proposed to residents, quorum not achieved
  • Carl Rogers evaluating alternative solutions
  • Discussion on Alternatives scheduled for 4/29 Board Meeting
  • Alternatives identified as excessively expensive
  • Armitage Plumbing was contacted to update their quote
  • TSQ1 will readdress original option and owner vote to approve
  • Updated quote received and approved
  • Access to unit 224 and 225 stack shutoff unavailable
  • work scheduled for July 19th to address these units requiring water to be shutoff in all units in buildings 6,5,4 and 3
  • work on units 224 and 225 were completed July 19 without incident
  • Scheduling of the balance of 24 second floor units to be determined
  • 9/21/21 scheduling and information communication emails and postings are being completed and will be distributed to commercial unit owners and renters, 2nd floor unit owners and renters and all units in stacks being worked on
  • It is anticipated that 2 units per day can be completed and each installation will take approximately 4 Hours
  • Work will be scheduled to minimize inconveniencing affected properties to the best of our ability
  • Units 224 and 225 complete
  • units 210 and 226 scheduled for 10/26/21
  • Units 210 and 226 complete
  • Units 233 and 234 are scheduled for 11/09/21
  • Units 233 and 234 are complete
  • Armitage is scheduled to be on site every Tuesday to work on installation of shut-off valves and power jetting of sanitary sewer stacks
  • Wednesday schedule will continue until all cold-water valves are installed and sanitary stacks are cleared
  • Units 214 and 215 completed 2/16/2022
  • Units 216 and 217 scheduled for 2/23/2022 cancelled by Armitage will be rescheduled
  • Located sanitary sewer stack in exit reality for 235 stack
  • Units 216 and 217 completed 3/9/22 with HW heaters
  • 4/25/22 Scheduling delays associated with fire Panel installation, work to resume at conclusion of Panel installation and testing
  • No additional progress
  • 6/22/22 Units 231 and 232 completed
  • 6/29/22 Units 218 and 219 completed
  • Additional units scheduled through July and August
  • 7/20 units 221,227 completed
  • 7/27 schedule postponed (units 220 & 235) to 8/3 Remaining 4 units to be completed over next 3 weeks
  • 8/8/22 Units 211 and 228 completed
  • 8/10/22 unit 222 completed, unit 221 rescheduled
  • Cleanouts being documented and verified
  • Unit 221 still occupied and unavailable for shutoff installation
  • STart Date : 02-01-2019
  • Venting recommended to allow evaporation of trapped water under membrane
  • AWS quote 2/11/19 20 vents 1 per 1000sqft recommended $7500
  • Quote accepted work to begin 5/10/19
  • Work completed
  • End Date : 05-20-2019
  • Start Date : 10-26-2018
  • Multiple starts and stops
  • Pinski Permit issues resolved
  • Holland electrical work complete awaiting permit and inspection
  • Vacation
  • 10/26/18 Electrical inspection complete and passed, Mechanical inspection Kommer/Pinski was not signed off, Need verification of UL rating of access door
  • 11/8/2018 Final Inspection passed
  • End Date : 11-08-2018
  • Start Date : 10-20-2018
  • Building 1 and 2 issues
  • AWS Quotes Received
  • 10/26/18 AWS quotes approved
  • Contacted AWS requested details of work to be performed (mechanical fastening)
  • Details submitted
  • Start date TBD
  • 11/20/18 Will call with start date after holidays
  • AWS work to start the week of Jan11, 2019
  • Leak over Unit 426 will also be addressed at that time
  • Significant additional repairs identified
  • 1/14/19 Work started on building 1 significantly more extensive than originally identified, an area of approximately 17′ X 35′ is being replaced
  • Work expected to be completed by Jan 22-23
  • Building 2 repairs are expected to be minor and will be addressed after building 1 work is completed 1/18/10
  • Buildings 5 and 6 repairs consists of areas approximately 10′ X 10′ each are are currently underway including the area above unit 426
  • Buildings 2,3 & 4 repairs are expected to be minor and will be determined upon additional inspection
  • all work expected to be complete1/22-23/19
  • Costs of work outside original quote are TBD
  • Invoice 1/30/19 $14,985
  • End Date : 01-30-2019
  • Start Date : 10-01-2018
  • Building 6,5,4 and 3 issues
  • Quotes requested Atlantic Seamless Gutters
  • 10/26/18 AWS quote requested
  • No response from AWS, Simco and Atlantic Seamless Gutters
  • S&K Quote accepted Start date Saturday Nov
  • 17
  • Completed w/e 11/17
  • End Date : 11-17-2018