architectural control committee (acc) · 14/04/2017 · installation of floor coverings is defined...

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Architectural Control Committee

(ACC)

Condo Owners

Guide and Information

To

Repairs, Modifications, Maintenance

Terraces at Heritage Isle Condominium Association Inc.,

Effective Date: April 14, 2017

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Table of Contents

Section Page

A. INTRODUCTION: …………………………………………………………………………………….. 3

B. GENERAL RULES:

B1 – Specifications For The Installation of Flooring …………………………………………………….. 4

B2 – Specifications For The Installation of Sliding Doors & Windows …………………………………. 6

B3 – Specifications For The Installation of Unit Window Treatments …………………………….…….. 8

B4 – Specifications For The Installation of HVAC Equipment …………………………………………. 9

B5 – Specifications For Screened Lanai Modifications …………………………………………………. 10

B6 – Specifications For Lanai Ceiling Fans ……………………………………………………………… 11

B7 – Specifications For The Installation of Exterior Lighting in Front Door Entrance………................... 12

B8 – Specifications For Lanai Floor Modifications………………………………………………………. 13

C. APPENDIX:

C1–Request for Modification–Application for Architectural Review and Project Approval (RF-2 form)… 15

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A. INTRODUCTION:

Pursuant to the Terraces at Heritage Isle Condominium Association’s covenants a homeowner, desiring to

make modifications within their condo unit shall submit a Request for Modification (RFM) to the

Architectural Control Committee (ACC) for review when such modification may affect the building

exterior and common area or may adversely infringe upon a neighboring unit.

This guide has been prepared as a reference document to assist owners in understanding what is required

when considering modifications, renovating, remodeling within their individual condo unit or introducing

modifications that will alter the external appearance of the condo buildings.

In general, any renovation, modification that will impact on the external appearance of the condo

buildings requires advance approval by the Architectural Review Committee (ACC). NO

EXCEPTIONS. Specifically, the following example of modifications, renovations, or remodeling fall

under this requirement:

a) Window Coverings (see B3 for details)

b) Lanai Screening and/or Installation of Sliders (see B5 for details)

c) Modifications to External Lighting (see B7 for details)

d) Replacement of Lanai Ceiling Fans (see B6 for details)

e) Sliding Glass Door or Windows (see B2 for details)

Modifications, renovations, and remodeling within an individual condo unit also requires advance

approval by the ACC if they could impact on the structural integrity or systems of the condo

building generally (Common Areas), or may impact on a neighboring condo unit. Specifically, the

following examples of modifications, renovations, or remodeling fall under this requirement:

a) Flooring Changes (see B1 for details)

b) Electrical system changes that require alternations to a condo units electrical panel entry service

c) Electrical system changes that include installation or relocation of existing electrical outlets

d) Interior wall changes that include changes to fire sprinkler or alarm systems

e) Plumbing system changes that require modification to plumbing hook-ups to building systems

In Section B, is detailed information outlines related to many of the above modifications identified. Where

there is no specific detailed information outline, the RFM application should include the following

information:

Descriptive statement defining scope of the work, location, diagrams, etc.

Supporting documentation including materials, manufacturer’s product information, colors

Contractor information including liability insurance, Worker Compensation Insurance, Florida

or Brevard County Licenses

Appendix C1 is the “Application for Architectural Review and Project Approval – RFM.

All Submissions and communications related to your RFM submission to the ACC shall be through Keys

Enterprise, 5505 North Atlantic Ave., Suite 207, Cocoa Beach, Florida 32931, and Attn. Mr. Scott

Headrick. E-mail – [email protected], Tele: 321-784-8011 ext212.

FOR YOUR OWN PROTECTION, HOMEOWNERS CONTEMPLATING A UNIT MODIFICATION REQUIRING

ARCHITECTURAL CONTROL COMMITTEE (ACC) APPROVAL SHOULD NOT ASSUME MONETARY

mailto:[email protected]

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CONTRACTUAL OBLIGATIONS OR PURCHASE MATERIALS UNTIL YOUR REQUEST FOR MODIFICATION

HAS BEEN APPROVED BY THE ACC

B1: SPECIFICATIONS FOR THE INSTALLATION OF FLOORING

As it is in the best interest of the Homeowners of the Condominium to regulate the installation of floor

coverings to improve the quality and living experience by adequately reducing the transmission of sound

between units and floors while allowing unit owners to replace, improve and upgrade floor coverings inside

their units; the Terraces I, II, III, IV at Heritage Isles Association Inc., has adopted the following policy

related to the replacement, installation, improvement, repair or upgrade of floor coverings:

1. Installation of floor coverings is defined as any installation, replacement, improvement, repair or

upgrade of floor or surface coverings or any portion thereof inside any unit.

2. Replacement of carpet with new carpet in areas of a unit already carpeted does not require approval by

the Architectural Control Committee (ACC), provided the replacement carpet’s underlay meets or

exceeds the carpet underlay in place at the time of the carpet replacement and is mold/mildew resistant.

Homeowners are solely responsible to confirm and obtain necessary documents related to replacement

underlay. Homeowners are also responsible to insure the contractor used has the necessary licenses and

insurance (refer to 6 below).

3. All installations of hard surface floor coverings (does not apply to condos on the ground floor), must be

approved in writing and in advance by the Architectural Control Committee. Owners are required to

submit a signed “Request for Modification (RFM) + required attachments”, to Keys Enterprises

for review and approval by the ACC prior to the commencement of any work. Required

attachments include:

a. Manufacturer’s specifications (technical data sheet and product samples) for product to be

installed including sound transmission reports (refer to 4 below).

b. Underlayment beneath hard surface must be mold/mildew resistant.

c. Drawings and diagrams indication where flooring will be installed.

d. Contractor/Firm engaged to do the work; including the contractor’s certificate of insurance and

license (see 6 below).

e. When required a building permit. Owner is solely responsible to obtain any building permits

and must indicate on the RFM if a building permit is or is not necessary. Owners should ask

their contractor for this information.

4. The installation of any hard surface floor covering (does not apply to ground floor units) requires

an underlayment with a total minimum Impact Insulation Class (lIC) rating of 55dB and Sound

Transmission Class (STC) rating of 60dB minimum.

5. The unit owner is responsible to insure installation of acoustical underlayment and hard surface floor

covering is done in accordance with the manufacturer’s published instructions.

6. The unit owner must use licensed and insured contractors for all flooring changes. The unit owner must

obtain and submit when required a copy of the contractor's:

a. Certificate of Liability Insurance and Workers Compensation Coverage or Exemption.

b. Contractor’s appropriate Florida State and/or Brevard County License.

7. All work must begin and finish during weekdays between 8am and 6pm.

8. The owner/contractor must ensure that no damage is caused to the existing cement floors or any other

structural component while removing and installing any flooring and/or carpeting.

9. Upon receipt of an RFM, Key’s Enterprises will review the application and supporting documents to

verify that it is in conformity with the specifications including whether the underlayment meets or

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exceeds the minimum ratings and insurance requirements. Provided that the Application is in proper

order and includes all required documents, Key’s Enterprises will forward the application and

supporting documents to the ACC for review and final approval.

10. The unit owner shall exercise all appropriate care during the installation to ensure that the common

elements and other units are not damaged during the installation.

11. The unit owner or the contractor is responsible for removing all trash or bulk items during the removal

and installation of the floor coverings, which shall not be placed in the Association's dumpster area.

12. The unit owner will be held liable for all costs incurred by the Condo Corporation in repairing any

damage to or performing any cleanup of the common elements, including disposal of any trash that

results from the installation.

COMPLIANCE

All new installations must meet and comply with these specifications. Failure to comply with Florida

Building Code and/or these specification requirements will require the removal of the installation and

associated repairs at the unit owner’s expense. All work shall be safely performed and shall conform to the

requirements of Occupational Safety and Health Act (OSHA).

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B2: SPECIFICATIONS FOR THE INSTALLATION OF SLIDING GLASS DOORS & WINDOWS

The Repair or Replacement of existing sliding glass doors and/or window assemblies is the sole responsibility

of the homeowner. No prior approval is required for repairs to existing windows and sliding glass doors;

however, homeowners are solely responsible to insure licensed and insured contractors are used.

Homeowners are required to obtain prior written approval for all replacements and must submit a “Request

for Modification + support documentation” to the ACC for approval prior to commencement of work. The

following guidelines are minimum requirements for replacements:

1.1 Where SGDs and/or windows have been previously installed, all existing fasteners shall be

removed from the deck surface by drilling. The use of pneumatic hammers or other equipment

that may damage the deck is prohibited.

1.2 Holes shall be filled with Sikaflex-1a (or equal product).

1.3 All sliding glass doors and window assembles frames shall be white and be identical in

configuration in order to be consistent with the color and configuration that was originally

installed.

1.4 Expose substrate for inspection by removing existing door unit including caulk and bucks. The

contractor is responsible for confirming the soundness of the structure where the door and/or

window will be attached.

1.5 Grout sill to ensure level for new product.

1.6 When replacement doors or windows are installed where a cut buck was used, that cut buck must

be removed and replaced with a buck that extends beyond the interior window frame and provides

full frame support. Install new bucks with caulking behind with a minimum of two 3/8” beads,

including corners. If applicable, do not cover exterior weep holes in track.

1.7 Fastener holes shall be pre-drilled, debris blown out, and holes filled with polyurethane caulk

sealant. Anchor bolts shall be stainless steel or ‘corrosion resistant tapcon’ self-threading type of

the diameter and quantity recommended by the manufacturer. Install product as required by the

manufacturer with no more than ¼” gaps to shim. Bottom of sill, head, jams and fasteners shall

be generously coated with Sikaflex-1a, or equal, polyurethane sealant. After installing the

threshold track caulk all fastener heads with sealant.

1.8 Use AAMA certified foam to fill any gaps and caulk inside and outside of product. The deck

coating and/or wall coating shall be repaired to seal all penetrations.

1.9 Installation must include a water intrusion tests and approval of results.

2.0 The manufacturer’s Notice of Acceptance (NOA) MUST be provided as well as having the

product approval labels installed on product as required by law.

2.1 Window and SGD installation must conform to the latest Florida Building Code Section.

The Terraces I, II, III, IV at Heritage Isles Association Inc., has adopted the following policy related to the

replacement, installation, repair or upgrade of Sliding Glass Doors or Windows:

1. All installations must be approved in writing and in advance by the Architectural Control Committee.

Owners are required to submit a signed “Request for Modification (RFM) + required attachments”, to

Keys Enterprises for review and approval by the ACC prior to the commencement of any work. Required attachments include:

a. Manufacturer’s specifications for product to be installed.

b. Drawings and diagrams related to installed.

c. Contractor/Firm engaged to do the work, including the contractor’s Certificate of Liability

Insurance and Workers Compensation Coverage or Exemption.

d. Contractor’s appropriate Florida State and/or Brevard County License.

e. When required a building permit. Owner is solely responsible to obtain any building permits

and must indicate on the RFM if a building permit is or is not necessary. Owners should ask

their contractor for this information.

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3. The owner/contractor must ensure that no damage is caused to the exterior of the building while removing

and installing.

4. Upon receipt of an RFM, Key’s Enterprises will review the application and supporting documents to verify

that it is in conformity with the specifications including whether the materials meet or exceed the minimum

ratings and insurance requirements. Provided that the Application is in proper order and includes all required

documents, Key’s Enterprises will forward the application and supporting documents to the ACC for review

and final approval.



6. The unit owner or the contractor is responsible for removing all trash during the removal and installation,

which shall not be placed in the Association's dumpster area.

7. The unit owner will be held liable for all costs incurred by the Condo Corporation in repairing any damage

to or performing any cleanup of the common elements, including disposal of any trash that results from the

installation.

COMPLIANCE

All new installations of windows and SGDs must meet and comply with these specifications. Failure to

comply with Florida Building Code and/or these specification requirements will require the removal of the

installation and associated repairs at the unit owner’s expense. All installations will be inspected by a

Professional Engineer, at the homeowner’s expense, and any deficiencies corrected at the owner’s expense.

All work shall be safely performed and shall conform to the requirements of Occupational Safety and Health

Act (OSHA).

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B3: SPECIFICATIONS FOR THE INSTALLATION OF UNIT WINDOW TREATMENTS

Homeowner’s can install window drapes, valances, etc. on the inside (Condo Interior) of window blinds

provided the white window blinds are not removed. No prior approval is required for this kind of window

treatment.

The Repair or Replacement of existing window blinds are the sole responsibility of the homeowner. No prior

approval is required for repairs to existing window blinds. Homeowners are required to obtain prior written

approval for all replacements to originally furnished and installed window blinds and must submit a “Request


following guidelines are minimum requirements for replacements.


replacement and installation of existing Window Blinds:






c. Contractor/Firm engaged to do the work, including the contractor’s Certificate of Liability Insurance

and Workers Compensation Coverage or Exemption.


2. Replacement Window Blinds must be mounted in a similar manner to existing window blinds provided

by the developer, and must to white, 2inch slats; Alternatively, “Plantation Shutter” that meet the

following guidelines:

a. All windows within an individual condo unit must be identical in their treatment

b. Shutter system may be hardwood, wood composite or vinyl

c. Configuration shall be flush mount, standard hinged panel(s)

d. Installation must be in a manner that will not disturb or remove existing marble sills

e. Panels are to have separate top and bottom controls by front mounted tilt bars

f. Shutter slats may not exceed a 3 ½ inch width

g. All shutters must be white (any other color including off-white shades is strictly prohibited


4. Replacement blinds must be installed in a similar manor to existing blinds, must to white

5. Upon receipt of RFM, Key’s Enterprises will review the application and supporting documents to verify




and final approval.



7. The unit owner or the contractor is responsible for removing all trash during the removal and installation,



damage to or performing any cleanup of the common elements, including disposal of any trash that results

from the installation.

COMPLIANCE

All new installations must meet and comply with these specifications. Failure to comply with these

specification requirements will require the removal of the installation and associated repairs at the unit

owner’s expense. All work shall be safely performed and shall conform to the requirements of Occupational

Safety and Health Act (OSHA).

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B4: SPECIFICATIONS FOR THE INSTALLATION OF HVAC EQUIPMENT

The Repair or Replacement of existing HVAC equipment is the sole responsibility of the homeowner. No

prior approval is required; however, homeowners are required to insure the following guidelines are met:

1 Owners must ensure that there is no damage to common area assets - doorways, stairs, elevators, etc.

2 Only licensed and insured HVAC contractors are permitted to install and/or remove both interior and

exterior HVAC equipment.

3 Only licensed and insured HVAC contractors are permitted to service (or repair) both interior and

exterior HVAC equipment.

4 The unit owner shall exercise all appropriate care during the installation to ensure that the common


5 The unit owner or the contractor is responsible for removing all trash during the removal and

installation, which shall not be placed in the Association's dumpster area.

6 The unit owner will be held liable for all costs incurred by the Condo Corporation in repairing any

damage to or performing any cleanup of the common elements, including disposal of any trash that

results from the installation.

COMPLIANCE

All new installations of HVAC equipment must meet and comply with these specifications and comply with

Florida Building Codes. All work shall be safely performed and shall conform to the requirements of

Occupational Safety and Health Act (OSHA).

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B5: SPECIFICATIONS FOR SCREENED LANAI MODIFICATIONS


replacement, modification or installation of existing Lanai Screening or Horizontal Slides. NOTE: existing

Lanai Screening and Ground Level Screen Entry Doors cannot be altered in any way that alters the

exterior of the condo buildings. All Horizontal Slides must be installed inside the existing in-place Lanai

Screening.









2. Horizontal Slides must meet the following guidelines:

a. Slide panels must be clear; however, panels can be lightly tinted.

b. Slide panels must be Plexi-Glass or Acrylic Sliders. Glass Sliders will be considered provided they

meet all over conditions for Plexi-Glass/Acrylic Sliders + Safety Requirements required for

Hurricanes.

c. Slide panels sizes must conform in a manner that slide frames are hidden by in-place screen framing.

d. Slide framing must be white aluminum framing.

3. All work must begin and finish during weekdays between 8am and 6pm

4 Upon receipt of RFM, Key’s Enterprises will review the application and supporting documents to verify




and final approval.

5 The unit owner shall exercise all appropriate care during the installation to ensure that the common


6 The unit owner or the contractor is responsible for removing all trash during the removal and installation,





COMPLIANCE





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B6: SPECIFICATIONS FOR THE INSTALLATION OF LANAI CEILING FANS

The Repair or Replacement of existing Lanai Ceiling Fans is the sole responsibility of the homeowner. No

prior approval is required for repairs to existing lanai ceiling fans. Homeowners are required to obtain prior

written approval for all replacements to originally furnished Lanai Ceiling Fans and must submit a “Request


following guidelines are minimum requirements for replacements.


replacement and installation of existing Lanai Ceiling Fans:

1. All Fan specifications must be approved in writing and in advance by the Architectural Control

Committee. Owners are required to submit a signed “Request for Modification (RFM) + required

attachments”, to Keys Enterprises for review and approval by the ACC prior to the commencement of

any work. Installation is the Owner’s responsibility and they can do their own installation or use a contractor.

If Owner is doing their own installation they should so indicate on their RFM. Required attachments include:

a) Manufacturer’s specifications for product to be installed.

b) Drawings and diagrams related to installation.

c) If a contractor is engaged to do the installation. Contractor/Firm engaged to do the work, including the

contractor’s Certificate of Liability Insurance and Workers Compensation Coverage or Exemption.

d) If a contractor is engaged to do the installation. Contractor’s appropriate Florida State and/or Brevard

County License.

1. Replacement Lanai Ceiling Fans must be mounted in a similar manner to existing Ceiling Fans provided

by the developer. The Base, Light and Paddles for replacement ceiling fans must to White or Tan. Upon

receipt of RFM, Key’s Enterprises will review the application and supporting documents to verify that it

is in conformity with the specification. Provided that the Application is in proper order and includes all

required documents, Key’s Enterprises will forward the application and supporting documents to the ACC

for review and final approval.






COMPLIANCE




Safety and Health Act (OSHA)

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B7 – Specifications for the Installation of Exterior Lighting in Front Door Entrance The installation and costs of exterior lights in front door entrance is the sole responsibility of the homeowner no prior approval required if the Outdoor Wall Light unit is purchased from Lowe’s with the following specifications and installation criteria:

Item # 432331 -- Model # V8853-6

Description: 6-in High White Outdoor Wall Light

The installation must be done by a Lowe’s Florida Licensed Electrician. If a non-Lowe’s contractor is used, APPROVAL must be obtained.

The unit owner will be held liable for all costs incurred by the Condo Corporation in repairing any damage to or performing any cleanup of the common elements, including disposal of any trash that results from the installation. COMPLIANCE All new installations must meet and comply with these specifications. Failure to comply with these specification requirements will require the removal of the installation and associated repairs at the unit owner’s expense. All work shall be safely performed and shall conform to the requirements of Occupational Safety and Health Act (OSHA)

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B8: SPECIFICATIONS FOR LANAI FLOOR MODIFICATIONS


resurfacing of a Lanai floor by painting or tiling.

NOTE: The Terraces does not guarantee the procedure/materials outlined, does not recommend

homeowners resurface their lanai floor and the resurfacing of a Lanai floor is the sole responsibility of

the homeowner.

No prior approval is required for re-painting of the floor; provided the paint used is similar in color to the

existing Lanai floor or wall (beige or light/medium brown). However, it is highly recommended that

procedures outlined in 2 (a), (b) & (c) below are followed and that a high quality exterior latex concrete paint

is applied to minimize chances the new paint does not adhere to the floor surface.

The following procedure must be followed for any tile installation.

B. All tile resurfacing must be approved in writing and in advance by the Architectural Control Committee.

Owners are to submit a signed “Request for Modification (RFM) + required attachments”, to Keys

Enterprises for review and approval by the ACC prior to the commencement of any work. Required

attachments include:

a. Manufacturer’s specifications for product to be installed/used including the waterproofing membrane,

thin-set mortar, grout and caulking.

b. Color picture or sample of tile to be installed + manufacturer’s specifications, ie porcelain.



d. Contractor’s Florida State and/or Brevard County License.

4. Tiling process and materials are to meet the following outline, to minimize future moisture migration

under the tile :

a. Current painted floor surface scraped/sanded to remove tops/tips of existed rough surface, then

vacuumed to remove all debris;

b. All walls and screen/white lanai metal, where they meet floor, taped to insure no materials splash up

and discolor surfaces;

c. Floor surface cleaned with TSP (trisodium phosphate), washed and dried;

d. Place a temporary spacer (removable), minimum 1/16 inch against white lanai metal and walls. This

is essential to allow for final stage use of caulking around parameter of floor tile which will allow for

possible expansion/contraction, future repairs to lanai screening and/or migration of moisture under

tiles;

e. Application of a water proofing membrane (2 coats) to floor surface. ie Red Guard Waterproofing and

Crack Prevention Membrane;

f. Tiles used shall have the following specifications: porcelain similar in coloring to existing floor or

wall paint (ie beige, light/medium brown), exterior rated with a non-slip surface;

g. Use a polymer-modified thin set mortar cement adhesive rated for outdoor use;

h. Tile Grout rated for outdoor use preferable with a grout sealer. If grout used does not include a grout

sealer, a grout sealer must to applied after 48 hours or time period manufacturer recommends. This is

an essential step to minimize risk of excessive moisture migrating under the tile.

i. Caulk the parameter of tile along walls and lanai’s white metal frame using an exterior rated sealing

caulking similar in color to tile grout. Before caulking remove tape and temporary spacer (see (d)

above. This is an essential step to minimize risk of excessive moisture migrating under the tile.

5. All work must begin and finish during weekdays between 8am and 6pm

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6. The unit owner shall exercise all appropriate care during the resurfacing to ensure that the common


7. The unit owner or the contractor is responsible for removing all trash during the installation, which shall

not be placed in the Association's dumpster area.


damage to or performing any cleanup of the common elements, including damage to the lanai screening,

condo exterior or the disposal of any trash that results from the resurfacing.

COMPLIANCE





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APPENDIX C1 – REQUEST FOR MODIFICATION

architectural control committee (acc) · 14/04/2017 · installation of floor coverings is defined...

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