Beach Woods Building Components & Specifications

Beach Woods Building Components & Specifications This section describes areas of maintenance concerns. Information is provided regarding Owner responsibilities and is accompanied by a list of items that the Unit Inspection Committee uses as a guide during their annual inspection walk-throughs. Updates will occur as additions or changes are made; changes can be made only through approval of the Beach Woods Board of Directors. If you have received approval for a condition that isn t addressed or that is different than what is stated in this document, please advise the Architectural Control Committee through the Beach Woods POA office. An annual inspection of all buildings will be performed by the Unit Inspection Committee. All Beach Woods homeowners will be notified of findings concerning their residence. 1. Owner information regarding building maintenance is located in: A Declaration of Restrictions Item IV, Sections 3 &3b and Items VI, VII and VII. B. Policy and Procedures Manual (for reference only) 1. Whether performing exterior maintenance, making changes to or adding a new building component to your building, an Architectural Request Form must be filled out and submitted via Beach Woods POA office, to the Architectural Control Committee for review prior to the commencement of work. Forms may be obtained at the Beach Woods POA office or from the Beach Woods web site. (beachwoodsonline.com) 2. Requests to the Architectural Control Committee that include a product or procedure that is new to the Beach Woods community will be forwarded to the Beach Woods Board of Directors for their review before the Architectural Control Committee can act on the request. C. Building Components installed prior to January, 2006 whose color, style or configuration differs from those listed in these specifications are required to be brought up to conformance when building maintenance is next needed. Building components installed after January, 2006 should be in compliance with these specifications. If not, the owner(s) will be directed to immediately comply. 1

Please note that over time some pre-existing conditions have been grandfathered by the Board of Directors and that only the approval of the Board of Directors is cause for deviation from these specifications. 2. Painting Please note that a limited supply of approved paint colors are available in gallon cans at the Beach Woods office; the paint is resold to residents at cost. A. Walls-There are three shades of Beach Woods Cream on our buildings. 1. Oyster a whitish cream color 2. Mustard an orange cream color 3. Cream a full cream color and the only shade currently approved for use with the following exception. When touching up an existing wall including painting a new utility box, the existing wall color is approved for use. 4. Complete buildings and walls must be painted with Beach Woods Cream B. Trim There are three shades of Beach Woods Brown as well. 1. Chestnut a medium brown color 2. Royal a medium brown color with a tint of purple 3. Rustic a dark brown shade and the only shade currently approved for use with the following exception. 3. Painting Concerns When touching up existing trim, the existing trim color is approved for use. Complete buildings and single walls must have all of the trim painted with Beach Woods Brown. A building could be required to be completely painted if the Unit Inspection Committee deems the walls are damaged as a result of repair or lack of repair, stained, discolored faded or worn resulting in a loss of paint finish and/or color. 2

Multiple unit homes are considered to be one building; costs are shared by all owners. (See Declaration of Restrictions). A. Partial Painting It is permissible for a Unit Inspection team to request painting a single wall or single trim section on a home. The notation on the inspection diagram that accompanies notification will read, Paint wall to match or paint trim to match. An arrow on the diagram will indicate the area(s) of concern. A wall is painted from corner to corner. B. Painting to Match When trying to match paint to an existing color for touch-up purposes, bring a color sample of the color paint you want to the paint store where they will best be able to effect a match. Remember not to ask for the current Beach Woods colors unless you plan to paint at least an entire wall or trim section that covers a complete exposure. Of course, if you re matching something painted recently and current colors were used, you won t have this issue. Ultimately, matching paint colors is the owner s responsibility. C. Wood, Vinyl and Aluminum faced walls Gables 1. Components should be free of cracks, damage, warped, loose, faded or otherwise damaged sections; they should not be in need of paint. 2. Include roof gable walls and associated metal flashing. 3. Gables are to be painted Beach Woods brown or cream. (Board decision Nov, 2005). All gables on a single building are to be painted the same color. D. Paint availability Beach Woods paint colors are available at: 1. Beach Woods POA office 2. Richards Paint Co. 3. Florida Paints The following Information is provided for homeowners information to assist them in maintaining their building(s) in accordance with Beach Woods standards. 3

Unit Inspection Committee guide for annual inspection walk-throughs. The Committee shall report all of the following observed conditions that do not conform: 1. Wood, Vinyl and aluminum sided Gable Vents and associated metal flashing 4

A. Shall be free of cracks, warped, loose, faded or otherwise damaged components. B. Shall be painted Beach Woods Brown or Beach Woods Cream. (Board decision Nov, 2005). All gables on a single building are to be painted the same color. 2. Stucco Walls A. Cracks in walls, window sills and above windows and doors at lintels. The lintel is the weight supporting area above windows, doors and any other openings in the wall including garage doors. B. Hairline Cracks are to be reported as an informational item. Numerous reports after the hurricanes of 2004 blamed large amounts of damage on infiltration of water driven through hairline cracks in stucco walls by heavy winds. Water can be trapped in the wall cavity resulting in possible mold 5

and drywall damage. Homeowners will be advised of the condition for informational purposes, but no action will be required. C. Damaged or missing stucco must be replaced and painted. 3. Windows, Entry and Garage Doors A. Material, Color and Condition 1. Are to be made of wood, fiberglass or metal. 2. Glass insert panels are to be intact. No cracks in the glass or broken glass seals. 3. Rust or color fading will be grounds for repainting. 4. Doors, frames and associated trim are to be intact without evidence of damage or extreme deterioration of any kind. 5. Door and window hardware are to be intact without evidence of damage or extreme deterioration of any kind. 6. Windows and doors are to be kept clear of any items that would create an unsightly condition. Construction materials or other non-standard items are not to be used as window coverings. 7. Windows are to be bronze or Beach Woods brown. The exception to this is Rick s Way where the windows have white frames. 8. Entry doors that are visible from the common areas shall be an earth tone color: Beach Woods brown, mauve, terra cotta, tan, cream, or beige. Earth tones are understood to be muted. Screen covered recess entry doors or any doors that are behind fences and cannot be seen from common areas can be white. 9. Garage doors are to be bronze or Beach Woods Brown. The exception is the High Rise garage door which can be Beach Woods Cream, Beach Woods Brown or white at the discretion of the Riverside Condominium Association, Inc. 10. The use of screens and/or storm doors is not mandatory, but if installed, their condition is a reportable item. 6

B. Styles and Guidelines 1. Windows can be single hung, double hung, fixed, sliders, casement, garden window, sky lights, bubble sky lights, collapsible sun room standards or glass block. All have been approved for use. 2. Replacement windows are interchangeable. Sizes are to remain as originally built. 3. The use of window film or tinting to retard sun effects is permissible, but as with screens, if employed, their condition is a reportable item. 4. The use of exterior roll-up shades, curtains or other shading material attached to a building or deck is not approved. 5. Entry doors can be smooth or include raised panels and can be with or without glass panels. 6. Sliding glass doors and French doors are approved for use. a. Sliding door frames are to be Beach Woods Brown or bronze. b. French door frames can be Beach Woods Brown or Beach Woods Cream. The exception is Rick s Way which has white doors and frames. 7. Garage doors made of wood, fiberglass or metal are approved for use. Doors can be smooth, have raised panels or a full width series of panels. They cannot have permanent windows or vents. A removable framed screen, not to exceed 24 inches in height, is approved for ventilation. 4. Storm Shutters The following storm shutter styles have been approved for use: A. Roll-ups manual or electric 7

B. Accordion manually operated, installed in a vertical position. C. Solid Panels manually installed with rigid panels of either corrugated metal or clear vinyl. (Please note that this type of shutter can present both storage and maintenance issues). 8

D. The use of plywood to cover windows is permitted just prior to a named storm for our area. Plywood must be removed within seven (7) days after the named storm has passed. In all other cases, plywood window coverings are not permitted. The following considerations should be incorporated into Unit Inspections when viewing shutters for conformity. E. Color shutter colors are to be as close a match to the wall on which it is installed as possible. This can be effected by painting the shutters to match the wall. Clear vinyl shutters do not require painting. Clear vinyl shutters should be free of yellowing, cracking and evident deterioration. F. Condition All components must be of the correct color, free of damage or deterioration. Tracks, headers, rails and sills must be secure. G. Installation to be installed in a vertical position, secured at the top and bottom by brackets or manufacturer s enclosure. H. Storage Individual panels are not to be stored on decks or in other locations where they are visible and not projecting above fence lines. Panels must be secured when stored to avoid damage to neighboring 9

homes and injury to individuals during high winds, hurricanes or tornados that could turn an unsecured item into a projectile. I. Shutters may be left in place (with the exception of plywood as above in 4D) while units are not occupied, but all component parts must be in good condition and free of damage, fading, etc. 5. Roofs and Roof Components 10

6. Eaves - Soffit, Fascia Cover with trim, and Drip Edge 11

A. Color All components are to be Beach Woods Brown B. Material 1. Soffit - Wood, fiber board, aluminum(can be solid or perforated) or Vinyl 2. Fascia Wood. Formed aluminum trim caps are permitted. 3. Drip Edge Aluminum C. Condition and Appearance 1. All components Must be the correct color without fading Should be intact without loose or missing parts and properly secured Must show no evidence of damage or warping 2. Drip Edge and Aluminum Trim Caps (if employed) Must be secure, aligned and free of rust and corrosion. 3. Soffit Vent Holes Vent holes that are screened or capped should be free of damage to prevent entry by birds or animals 12

7. Chimneys including cement block, stucco, liners, caps, flashing, spark arresters and, if used, guy wires A. Block and stucco are to be intact and all components are to be free of damage and secure. B. Exposed block or visible stucco are to be the same color as the building without evidence of fading or discoloration. C. Flashing between the chimney and the roof is to be the same color as the roof tiles. D. Spark Arresters and Metal chimneys, many supported by guy lines or braces, may remain a grey galvanized color. When maintenance requires painting, they should be painted to match the roof tiles so as to be as inconspicuous as possible. 13

8. Gutter Systems Size Both 5 and 6 gutters and 3 and 4 downspouts are approved for use. Color Beach Woods Brown. Please note that single family homes have the option to paint all downspouts Beach Woods Cream. Attached homes where all homeowners of the same building agree, can also have the same option. Gutters and downspouts should be aligned and secured with gutter spikes and downspout straps. The use of downspout extensions and splash blocks is encouraged to direct water away from building walls to limit ground deterioration, wall cracking and water infiltration. Water should not be directed onto a neighbor s property. Downspout extensions must be the same color as the downspout. 14

Downspout Extension Splash Block 9. Roof and Wall Vents This section includes fixed and rotary roof vents, plumbing vents, wall vents and dryer vents. All vents shall be complete and color fast. A. Fixed Roof Vents and Plumbing Roof Vents including Escutcheons and associated Flashing - Shall be the same color as the roof. The three items in the foreground are, from left to right, a fixed roof vent, a plumbing roof vent and a sky light. 15

B. Rotary Roof Vents Shall stand erect and operate freely. Original galvanized material can be left the same color as when installed. C. Wall Vents and Dryer Vents Shall be painted the same color as the wall. 16

Shall have either screening or a damper to prevent birds and other animals from using this rain protected area for nesting or entry to the home. Shall have their discharge pointed down. Shall be clean and free of obstructions to air flow. 10. Roof Tiles There are two types of roofing products available to Beach Woods residents, cementitious and metal barrel style roofing. 17

A. Cement based and metal barrel style roofs are to fall within the basic color scheme of Red, Beige and Brown. B. All Roof Tile cement and flashing shall be the same color as the roof tile. C. Any replacement tiles shall be the same configuration and color as existing tiles. D. All roofs are to be complete without missing or broken tiles. E. Roof tile shall be free of mildew and discoloration. The washing roof tiles will be requested by The Unit Inspection Committee to address these issues if needed. F. Roof tile shall be vibrant in color. Painting of roof tiles will be requested by The Unit Inspection Committee when tiles appear worn or devoid of color. Paint finish to be satin or Semi-Gloss. Painting of the tiles of a single housing unit within a group of homes is permitted per Board of Directors decision January 13, 2004. All painting is to be done in accordance with paint manufacturer s recommendations and guidelines. 18

Exception: A flat metal roofing product has been approved for use on The High Rise. Color to be Terra Cotta. Board Decision January 13, 2004. G. When roof tiles need replacement, they shall be replaced with tiles of the same color and size as the original/remaining tiles. H. Bird-Stops are too be painted Beach Woods Brown. I. The Owner that initially paints their roof designates the color scheme for the other owners of that building. 11. Exterior Light Fixtures A. Posts Lamps Shall be black in color, free from rust and fading. Shall stand erect, stand secured into the ground and have all components in working order. B. Wall, Ceiling, Garden and Fence Lights including those with motion detection Shall be free from rust and fading and shall have all components in working order. C. These fixtures shall be brown, bronze, black or crème. D. Light fixtures may be of various sizes and designs but should be compatible with the size and style of fixtures that were originally installed in Beach Woods. 12. Communication and Electrical Service Devices All components should be complete and operable, free of rust and fading. A. Service boxes and meter boxes including associated conduit mounted on walls including cable television, telephone, internet and electrical service shall be painted the same color as the wall. B. Satellite Dishes are allowed. Location must be coordinated with Beach Woods Property Manager. 19

C. Weather Vanes and Radio Masts and Towers are not approved for use in Beach Woods. 13. Air Conditioners The exterior component of the air conditioning system, the condensing unit, shall be complete and operable. Air Conditioning Condensing Unit A. The original color of the unit should be maintained. B. A fenced enclosure is not mandatory however, unfenced units that evidence rust or damage must be painted or repaired. A fence can be installed to hide the rusted or damaged condition as long as the unit remains operable. (See #15 below for information on fences.) C. All conduit and piping shall be painted the same color as the wall on which it is mounted. 14. Decks, Balconies and Porches 20

A. Replacement 21

B. Repair 1. Complete replacement of a deck, balcony or porch shall be done using Pressure Treated Pine, Cedar, or Composite Woods. 2. Structural members including, but not limited to, rim joists, ledger boards, joists and beams must be of pressure treated lumber or wood rated the equivalent in terms of loads and span. Decking can be any of the materials listed above. 3. Support posts may be removed if a new design incorporates revisions that allow for the load that the posts carried to be carried by other deck components. 4. New decks do not require painting. 5. All work is to comply with State and local codes. For instance, baluster spacing and railing height must be in accordance with prevailing code at the time of replacement. 6. It is the owner s responsibility to determine prevailing code requirements at the time that the work is done as well as to determine whether any permits are required and, if so, secure those permits. 1. It is required that all components be the same size and species of wood when repairs have been completed. 2. Replacement of a single component must be done with the same size and species of wood as the one replaced. For instance, a pressure-treated 2 x 2 baluster shall be replaced with a pressure-treated 2 x 2 baluster. Mixing wood species or sizes is not permissible. 3. Replacement of all of a single component can be done with a different species of wood and in some cases with different sized wood. For instance, all new decking may use a different board width and different material than the decking being replaced. Also, you may replace pressure-treated decking with cedar decking. 4. Decks that have been painted must have new components painted to match. If the painting of a repair is visible, the entire deck, porch or balcony shall be repainted. C. Maintenance 22

1. All wood shall be free of mildew, decay, insect infestation and any other visible damage. 2. Railing systems shall be secured to walls and properly aligned. 3. Joist hangers must be serviceable, properly secured and free from rust and decay. 4. All decks must be level and upright. Sagging or out of level decks may be due to improper support. 5. Stairs must be level and upright. Sagging stairs or stringers out of alignment may be due to improper support. 6. Flower boxes and other decorative objects placed on railings must be securely fastened. D. Exceptions a. Ocean Units i. The construction of a storage area under the 1 st floor rear deck is permissible. ii. All decks within a series of decks are to be painted the same color, Beach Woods Brown. b. High Rise i. High Rise balcony railings are to be wrought iron. ii. High Rise balcony railings are to be painted black. 15. Sun (Florida) Room A structure either attached or integrated into a building, to enclose a patio or deck, which allows enjoyment of the surrounding landscape while being sheltered from adverse weather. 23

The installation of a Sun Room that is assembled on site using aluminum and vinyl components is permissible. This is not an enclosed structure that could be considered living space of the home. See Declaration of Restrictions, Item VIII, Section 7. The construction area is limited to the confines of your owned lot. A. Walls 1. Color to be Beach Woods Brown or Bronze only. 2. Should be free of buckling. 3. Should be free of corrosion including all fasteners, braces and accessories. 4. Through-the-wall AC units shall be painted the same color as the walls. 5. All window screens shall be the same color as the window frames. B. Roofs 1. Color can be White, Bronze, or Beach Woods Brown. 2. Roofs can be attached to fascias and walls as needed 3. Roofing material, including flashing that extends onto walls or fascias should be the same color as the wall or fascia. 4. Inclusion of Skylights, Skylight Roof Panels and Fixed Glass Panel Sky Lights is permitted. 24

16. A. Satellite Dishes are permitted. The location and placement must be determined by the Property Manager. Please contact Beach Woods office to coordinate the installation. B. Weather Vanes, Radio Towers and Antennas have not been approved for use in Beach Woods. 17. Fences All fences are to be Shadowbox style and left unpainted; clear sealer may be applied. A. Fences should be constructed of Pressure-Treated Pine or Cypress lumber. B. Fence supports shall consist of posts at least 4 x 4 installed inside the fence line. Concrete footings are not required for posts. Use of concrete is at the owner s option. C. Fences shall have three horizontal 2 x 4 stringers placed near the top, middle and bottom on the outside of the posts. These will support the vertical slats. D. Slat sizes are 6 x 72. Cypress slats shall not be less than ½ thick; Pressure-Treated slats shall not be less than ¾ thick. E. Spacing between slats shall be between 3 and 3 ½. F. Fences shall stand erect without excessive bowing or sagging and be aligned to meet adjoining fence sections and neighbors fences where applicable. 25

G. Fence Gates must be comprised of the same material and lumber sizes as fences. Fence Gates can be either Shadowbox or Stockade style. H. Gate slat tops can have a design. I. Gates must stand erect and not show signs of warping. J. Gate Hardware must be free of rust and serviceable. An exception to the gate style exists for 3140 River Villa Way by Board Decision (3/11/05). K. Fence components shall be free of moss, mildew and stains. L. Fence components shall not be loose, warped, rotted or missing. M. Storage of any kind shall not be visible from common areas. N. Storage sheds shall not extend above the fence line and shall not be visible from common grounds. Exception Sheds built prior to February, 2000 that extend slightly above the fence line have been grandfathered and are accepted. These can remain until they are in need of repair when they must be brought in line with the current policy. 18. Sidewalks and Driveways A. Cement, Asphalt and Paver sidewalks and driveways. Owners are responsible for the sidewalk that leads directly to their home. Sidewalks that lead from a parking lot or driveway and travel through common ground are considered common ground and are the responsibility of Beach Woods. When sidewalks lead to multiple homes, homeowners are responsible for the area that splits from the main sidewalk and leads directly to their home. It is entirely possible that one neighbor is responsible for 3 feet of sidewalk and that their neighbor is responsible for 12 feet of sidewalk. B. Owners are responsible for driveways that service their garage and aprons of a stand-alone garage that they own. Below, the concrete pavers (lighter colored paving portion) form the apron. 26

Stained or discolored Sidewalks and Driveways shall be cleaned. Cracked or otherwise damaged Sidewalks and Driveways shall be repaired. Cracks and expansion joints that are vertically misaligned by ½ or more shall be leveled as necessary for realignment. Concrete, paver and asphalt patches shall be painted if the repair looks as bad as or worse than the condition before repair. Paint colors shall be Mauve, Red, Brown, Tan, Terra Cotta or Grey. Seal Coating an asphalt driveway is permitted. Pavers are also permitted for driveways and sidewalks. 19. Stand Alone Garages are those groups of garages that are not attached to a home. A. Individual owners are responsible for maintenance in the same way as garage owners with attached garages with respect to garage aprons. B. Maintenance concerns that affect the entire building will require that all owners act in concert and share costs equally. For instance, painting the entire building that houses the garages. C. Unit Inspection members will provide the Manager a single copy of their recommendations for distribution to all respective owners. 27

20. Mail Boxes and Posts There are two types of mail boxes in the community both of which are located in common areas. It is not mandatory that an owner have a mailbox. A. US Postal Service Owned and Maintained Group Mail Boxes No maintenance by homeowners is required for these units. Report any problems to Beach Woods POA Office. 28

B. Individually Owned and Maintained Mail Boxes and Posts 1. Are to be basic black utility mail boxes 21. Landscaping 2. Placed on common grounds near the curb in front of owner s homes. 3. Neighbors can use a single post for two mailboxes if desired. 4. Boxes must not be visibly damaged, faded or discolored and be properly secured to the post. 5. Posts are to be natural wood without paint or stain. 6. Posts are to stand erect, be secure in the ground and be free from mildew and visible damage. Exception: A one piece box and post made of green vinyl has been approved for one location and is grandfathered in. A. Common Grounds Managed by Beach Woods Manager and Beach Woods Landscape Committee. 29

Owners are asked to report any issues or problems to Beach Woods POA Office. The Unit Inspection Committee will not inspect all of Beach Woods landscaped Common Grounds, but should notify Beach Woods Manager of any concerns. Beach Woods Manager will notify the Landscape Committee accordingly. B. Landscaping inside Owners property Fence Lines 1. Plants that originate inside fence lines shall not protrude through or over the fence into Common Grounds in any way. 2. Plants must be pruned and kept trim so that they do not become an eyesore through overgrowth. 3. Bushes and trees should not intrude into a neighbor s space. 4. If an Owner is planning to be away for an extended period of time it is requested that they cut plants back so that they do not become overgrown during the Owner s absence. Further, Owners that will be away for an extended period must secure all plantings in pots, boxes, on balconies and porches or in any other location that could become vulnerable to high winds and thereby pose a danger to people and property. 5. Owners are prohibited from cutting down ANY trees, regardless of where located, without advance written approval. 22. Beach Woods Amenities and Buildings will be inspected annually. All guidelines, limits and regulations above apply to Beach Woods Amenities and Buildings in every respect. The Unit Inspection Committee will provide two copies of the inspection report; one copy will be given to Beach Woods Manager and the other will be provided to Beach Woods Chairman of the Board of Directors as an information item. This report shall include the South Commercial properties. 30