November and December are the quietest months of the year in PCB, so this is the time when most owners take care of annual maintenance, deep cleans, repairs, upgrades, renovations, etc. During these months, we will be coordinating several additional preventive maintenance tasks for you:
Coastal Green Air Inspections:
The Coastal Green Air systems help to control energy costs by setting limits on temperature settings for your thermostat, using motion detectors to determine when a unit is occupied or when it is not, and using door sensors to detect open doors. If a unit detects no motion for 12 hours, temperatures are automatically adjusted. In addition, if a door is left open for more than 90 seconds, the entire system will shut off until the doors have been closed. This not only saves money, but also protects your system from freezing up. For those of you with the CGA systems, those require inspection, cleaning, battery changes, and position checks every other year. The last inspection was November of 2021, so this is the year for those inspections. We will be coordinating those this month. This is an inspection that is billed to you and the current estimate from the CGA inspector is $140 + $6 per battery updated. This inspection takes about 90 minutes to clean the system, inspect, and update.
HVAC Contract Inspections and Cleanings:
Most owners requested to have the preventive maintenance contracts last spring for your HVAC systems. For those of you that contracted for the HVAC service contract with Total Climate Control, they will be scheduled for their second service visit to inspect and clean the systems this month. This cleaning and inspection takes a minimum of 30 minutes. If any concerns are noted you will be contacted, but no news means all is good. There will be no additional charge to owners for this second visit. Next spring, we will reach out again when it’s time to renew service contracts for another year.
Deep Cleans:
All Premium Beach Condos are receiving their annual deep cleaning during November. Those that were onboarded in October, have already had a recent deep clean so will not need another one. Deep cleans take 1-2 days. All deep cleans are billed on your November statement, as noted in your Schedule G.
Inventory and Assessments:
During the month of November we personally inspect every unit, update the inventory, replace worn or broken items, and let you know of any specials needs we observe. We will also update the battery systems in the resort locks and smoke detectors as part of our regular maintenance program. This year the assessments will be done between Nov 11-Nov 18. At that time we will be able to let you know if your condo has any specific issues or if you need any of the additional cleaning services addressed below.
Additional Cleaning Services:
Balcony Cleaning:
Throughout the year, things spill on the balcony floors, and guests just don’t clean up those spills. Birds also make deposits. and the weather leaves salt deposits that don’t clean up with a broom. Thoroughly cleaning the balcony is more challenging than just sweeping or mopping because you can’t allow water to overflow on the edges. This cleaning requires special cleaning equipment and a lot of manual scrubbing. In the past we often waiting until a guest complained or brought it to our attention…but we prefer to be proactive instead of reactive.
We will be inspecting all of the balconies in November, and letting you know if your balcony requires additional cleaning. Those that were cleaned earlier in the year may not need it again or may be able to wait until spring, but some are particularly bad at the moment. We are doing the cleaning with a local company that charges $100-$150, depending upon the size of the balcony. They are steam cleaning with vacuum water removal and hand scrubbing difficult areas to remove the built up stains and ensuring that no water leaves the balcony. This abides by Florida statutes and does not inconvenience the units below.
Grout Cleaning:
Over time, the grout in your tile areas can collect and harbor dirt that cannot be removed by traditional mopping. This cleaning for the grout in your inside tile is needed at least once ever few years to remove build up in the grout areas. When grout build-up occurs it can rub off on guests’ feet, with guests complaining that the floors are not clean or leaving their feet or socks black when walking inside without shoes. This can only be addressed by cleaning the grout build-up. Each unit will be inspected in November, and if cleaning is recommended, we will let you know. From time to time, this need arises during the year too – when that happens we will contact you and arrange for the proper cleaning.
Carpet and Upholstery Cleaning:
If you still have carpets anywhere in your unit, including throw rugs, we will continue to monitor the condition of those and clean as needed. Many were cleaned recently, but if you have carpets that need additional cleaning, we will let you know.
Chairs and sofas collect a lot of dirt. Spot treatments are done during routine cleans between guests but often don’t address the longer term wear and tear of body sweat, minor food stains, and general dirt. Upholstery cleaning should be completed at least once a year. Drapes can be cleaned as needed, but are typically good for several years. Several units have already cleaned upholstery recently, so we will inspect the remaining units and let you know what may be needed in your condo.
All of these events will be scheduled without blocking any potential booking from the calendar. If something is scheduled and a booking is received, it will be rescheduled so that no one loses any booking opportunities during this low period.
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