Dunes Condo Owners Newsletter

Date: May 27, 2025 | 2025 Volume II

A Message from Your Board of Directors

Dear Dunes Condo Owners,

Can you believe Easter and Memorial Day have already zoomed by? Summer’s knocking, and The Dunes is bustling with updates! As your Board of Directors, we’re committed to keeping you informed with full transparency—and maybe a sprinkle of fun along the way. This newsletter is a tad late (life at the beach moves fast!), but we’re excited to share the latest condo news. Got ideas or suggestions? We’re all ears! Email us at Dunes32903@gmail.com.

Big shout-out to the owner who suggested a Zoom link for out-of-state owners to join our board meetings—what a fantastic idea! We’re working out the details and will share more soon. Keep those suggestions coming—we love your enthusiasm!

In this issue, we cover insurance wins, community room updates, maintenance progress, and a reminder to help our sea turtle friends. Dive in!

I. Insurance Update

Great news: our 2025 insurance premium dropped by $4,000! Yes, you read that right—our wallets are happy! Here’s how we pulled it off:

Wind Mitigation Report: Our last report was from 2014 (pre-2017 roof!), so we got a fresh one in March 2025. After submitting it to our insurer, we secured another $2,000 in savings for a total of $4,000. Check the full report at ourdunes.org (Password: DuneS1415#).

Financing Smarts: We discovered we’ve been paying hefty interest to finance our insurance policy. For 2026, we’re planning to pay 25% down and finance the rest at 0% interest to save even more. That's saving potentially a few thousand dollars.  Stay tuned for details!

Pool Gate Security: Recent reports of non-owners parking in our lot and strolling through the pool area (even as late as April!) have us on alert. Our current gate is too easy to open—even kids can reach through! New, secure gates are coming soon to keep out uninvited guests while ensuring safe exits. This upgrade will also protect our little ones from wandering into the pool area unsupervised.  Work will begin soon.

We’re focused on keeping The Dunes safe, enjoyable, and budget-friendly. View our full insurance details at ourdunes.org.

II. Community Room Access

We are thrilled to share an update on our community room reservation policy, starting June 2, 2025,—because who doesn’t love a good beachside gathering? Our goal is to make this shared space accessible to everyone while keeping things safe and secure. Here’s the scoop!

Great news: both owners and tenants (with tenant info on file) can reserve the community room for private events like birthday bashes or game nights! To keep things smooth and compliant with our insurance requirements, we need a little info about your tenants. Don’t worry—we’re not nosy about their financial arrangements! We just need:

Names of the tenants

Car tags

Rental dates

This helps us know who’s who, ensuring only authorized folks are using our shared spaces. It’s all about keeping The Dunes safe and liability-free—our insurance folks insist, and we agree!

How to Get Started

Owners, please submit your tenant’s details to Dunes32903@gmail.com within 3 days of their move-in, per our bylaws. Already on top of this? A huge thank you for being rockstars! For everyone else, it’s a quick step to unlock the community room for your tenants’ enjoyment.

Why It Matters

This simple process protects our community while letting everyone make the most of our awesome community room. Whether it’s a sunset party or a quick beach access stroll, we want you to love this space as much as we do. Got questions or ideas to make this even easier? Drop the board a line at Dunes32903@gmail.com—We are all ears!

Key Rules (Full Details at ourdunes.org):

Hours: Monday–Friday, 9:00 a.m.–1:00 p.m. for general use (restroom, beach access, or chilling).

Keep It Clean: No sandy surprises, please! Tidy up to avoid any “cleaning fee roulette.”

Reservations: Planning a birthday bash or game night? Reserve the room for weekends, holidays (9:00 a.m.–9:00 p.m.), or weekdays after 1:00 p.m. using our new web form HERE: at ourdunes.org. It’s first-come, first-served, with one guaranteed slot per owner/tenant monthly.

This is a brand-new process, so we’re open to feedback to make it even better. Email your thoughts to Dunes32903@gmail.com. Let’s make the community room a hub of good vibes!

III. Maintenance Update

Our maintenance pro is keeping The Dunes in pristine shape. Here’s the latest:

Lawn Care: Mowing happens every Friday, with Trugreen providing four weed-and-feed treatments and a shrub fertilizer boost annually.

Pest Control: Slug-A-Bug tackles bugs quarterly around the building and garage.

Hurricane Prep: We’re gearing up for hurricane season (June 1–November 30) with new shutter locks, Velcro upgrades, and secured rooftop AC units. Fingers crossed we won’t need them!

Sea Grapes: Trimmed in mid-May to tame those wild branches.

Fire Protection Backflow: Our 50-year-old system failed inspections in 2024 and February 2025. We’re awaiting parts to replace it and working with the county to avoid $250/day fines. Expect completion in June.  It's literally decaying in front of us but will be replaced soon.

Elevator Door Control Panel: A custom part was fabricated at the TKE factory, and repairs are complete—smooth rides ahead!

Painting on the 2nd & 3rd floor continues.  Please reach out to our maintenance to schedule your deck inspection.

Daily TLC: Grounds, building, and pool upkeep remain top priorities.

Our focus is safety, compliance, and keeping The Dunes looking fabulous.

IV. Electronic Communication Update

A huge thank you to everyone who signed the electronic consent form—most of you are on board! This saves time and postage while keeping you in the loop faster. A quick reminder of our notification process, per Florida Statutes (Section 718.112):

Board Meetings: 14 days’ notice via mail, email, or hand-delivery for special assessments or rule changes.

Annual Meetings: 14 days’ notice (mailed, emailed, or delivered) with agendas posted on-site.

Special Assessments: You’ll get advance notice of relevant meetings.

Delivery Options: Choose mail, email (with consent), or personal drop-off. Your email stays confidential unless you say otherwise. No e-notices for recall meetings.

Haven’t signed up for email updates? Return the mailed consent form or email Dunes32903@gmail.com to join the digital crew.

V. Milestone Balcony Inspection

Per our 2024 Milestone Study, balcony repairs are underway and on track for completion by mid-June. We’re cleaning, painting, and removing rugs or furniture touching concrete with metal. Floors 4 and 5 are done—floors 1–3, contact Jim to schedule your balcony’s inspection!

VI. Turtle Time: Nesting Season Is Here!

Brevard County’s beaches are a sea turtle paradise, and nesting season (May 1–October 31) is in full swing! Help our flippered friends thrive:

Lights Out: Beachside lights confuse nesting moms and hatchlings. Dim or shield them at night—think of it as a turtle-friendly blackout!

Spot Trouble? Call the Sea Turtle Preservation Society Hotline at 321-206-0646 for distressed or deceased turtles.

Nests in Peril? If someone’s disturbing a turtle or nest, contact the hotline or FWC at 888-404-3922.

Thanks for helping make this nesting season a success for our shelled neighbors!

VII. Hurricane Preparedness: Be Ready!

Hurricane season starts June 1 and runs through November 30, with August and September as peak months. Our maintenance team is prepping: replacing shutter locks, upgrading Velcro, and securing rooftop AC units. Hopefully, it’s all smooth sailing, but preparation is key! Check out the State of Florida Hurricane Preparedness Guide at ourdunes.org for tips to stay ready.

VIII. City of Melbourne “Code Red Alerts”

On April 11, a boil water notice caught some of us by surprise. Don’t miss critical updates—sign up for the City of Melbourne’s Code Red Alerts HERE: to stay informed about emergencies like water advisories.

IX. Join Us for the Quarterly Board Meeting

Mark your calendars: our next Quarterly Board Meeting is Tuesday, July 1st, 2025, at the Community Room at 6:30pm. All owners are welcome, per our bylaws and Florida Statutes. We’ll discuss insurance, community room policies, maintenance, and more. A detailed agenda will be posted by June 15th at ourdunes.org and the bulletin board. Can’t make it in person? Stay tuned for Zoom details for out-of-state owners!

Closing

We’re dedicated to keeping The Dunes a vibrant, well-maintained community—and we couldn’t do it without your input. Share your thoughts at Dunes32903@gmail.com, and watch for more updates soon. Here’s to a summer filled with sun, sand, and community spirit!

Sincerely,

The Dunes Condo Association Board of Directors

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Previous Newsletter Below:

Dunes Condo Owners Newsletter

Date: March 15, 2025 | 2025 Volume 1

Welcome Message

Dear Dunes Condo Owners,

Spring has sprung, and The Dunes is already buzzing with activity—we’re thrilled to bring you the scoop! For those who haven’t dropped by lately, rest easy: our property is in tip-top shape and looking better than ever. To keep you in the loop, we’re launching regular newsletters packed with updates. Haven’t signed up for email delivery yet? See below to join the digital party! For the latest news anytime, visit ourdunes.org (Password: DuneS1415# – case sensitive).

In this issue, we’ve got the lowdown on insurance, community room access, maintenance, and more. Dive in!

I. Insurance Update

In January 2025, the Board met with our insurance agent to review The Dunes’ coverage. Good news: we’re fully insured! That said, a couple of items need attention to keep risks low and rates happy:

Pool Gate Security: Our current pool gate is more “welcome mat” than barrier, potentially letting outsiders slip in—a safety and liability no-no. We’re proposing new gates to block unauthorized entry while keeping exiting easy. Reports of non-owners and non-tenants splashing around have us on high alert. More details coming soon!

Wind Mitigation Report: On March 10, 2025, we completed a wind mitigation inspection to snag potential insurance credits. Curious? Download the report at ourdunes.org. If your insurer asks for it, it’s there for the taking! HERE

Thanks for helping us keep The Dunes safe, sound, and budget-friendly.

II. Community Room Access

Big news: the community room is opening wider for all owners and tenants (with leases on file)! We’re mixing fun with a few rules to keep things smooth. Here’s a sneak peek—full rule details will follow after our April 22 Quarterly Board/Owners Meeting:

~Sneak Peek Below~

Community Room Access Rules:

Hours: Open Monday–Friday, 9:00 a.m.–1:00 p.m. Pop in to use the space or sneak through to the beach. Our Maintenance Manager, Jim, unlocks it at 9:00 a.m. and locks up at 1:00 p.m.

More to come…

Reservation Procedures:

When: Reserve it for weekends and holidays (9:00 a.m.–9:00 p.m.) or weekdays after 1:00 p.m.

How: First-come, first-served! Booking procedures are coming soon—stay tuned.

Fair Share: Every owner/tenant gets one guaranteed slot per month, plus extras if the schedule’s open.

Lock It Up: Clean up and lock the door by 9:00 p.m.—no late-night stragglers!

More to come officially…

These rules might get a tweak or two—stay posted! We’ll dive deeper at the April 22nd board meeting. Got ideas? Email us at Dunes32903@gmail.com. Here’s to more beach days and good vibes!

III. Maintenance Update

Our maintenance pro, Jim, is keeping The Dunes looking fantastic. If you see Jim let him know how great of a job he is doing to keep our property in tip top shape!  Here’s the latest:

Lawn Care: Jim’s mowing weekly, and Trugreen is handling four weed-and-feed treatments plus a shrub fertilizer boost each year.

Pest Control: Slug-A-Bug zaps bugs around the building and garage quarterly—a fresh 2025 service!

Milestone Report Repairs: Big fixes are starting soon (see below for balcony details).

Painting: Garages, steps, and balconies are getting fresh coats as needed.

Daily TLC: Grounds, building, and pool upkeep remain top priorities.

Fire Protection Backflow: This 50-year-old system flunked its February inspection. We’re fast-tracking a replacement to meet city mandates—expect it done within a month.

Elevator Door Control Panel: Repairs are scheduled before the annual elevator checkup.

Sea Grapes: North and south sides got a trim in February—those wild branches were staging a takeover!

Pool Inspection: Our Pool passed the latest required inspection

We’re all about safety, function, and a little curb appeal.

IV. Electronic Communication Update

Per Florida Statutes (Section 718.112), here’s a quick reminder on how we notify you:

Board Meetings: 14 days’ notice via mail, email, or hand-delivery for special assessments or rule changes.

Annual Meetings: 14 days’ notice (mailed, emailed, or delivered) with agendas posted on-site.

Special Assessments: You’ll hear about relevant meetings ahead of time.

Delivery Options: Mail, email (with consent), or personal drop-off. Choosing email? Your email address stays confidential. A consent form went out by mail—most of you have returned it (thanks!). Not yet? Pop it in the envelope we provided in our February update or email Dunes32903@gmail.comfor instructions to join the digital crew.

Email allows for timely updates and it's less expensive for approved electronic communication topics.

V. Spectrum Access to the Community Room

Cue the applause: Spectrum hooked up internet in the community room at no cost! Big thanks to Bill Balogh for donating a very nice TV—installation’s coming soon. Movie night, anyone?

VI. Milestone Balcony Inspection

Following our 2024 Milestone Study, we’re sprucing up balconies: cleaning, painting, and clearing rugs or furniture touching concrete with metal. Floors 4 and 5 are done—floors 1–3, call Jim to schedule your turn! The required porch repairs from the Milestone Report kick off soon—stay tuned.

VII. Turtle Time: Nesting Season Starts May 1

Brevard County’s beaches are a sea turtle hotspot, and nesting season (May 1–October 31) is almost here! These flippered friends need our help:

Lights Out: Beachside lights confuse nesting moms and hatchlings. Dim or shield them during the season—think of it as a turtle-friendly blackout!

Spot Trouble? Call the Sea Turtle Preservation Society Hotline at 321-206-0646 for distressed or deceased turtles.

Nests in Peril? If someone’s bothering a turtle or nest, dial the hotline or FWC at 888-404-3922.

We’re lucky to share our shores with these critters—let’s keep them safe and sound!

Closing

We’re committed to keeping The Dunes thriving and you informed. More updates are on the way, so don’t be shy—reach out with ideas or questions at Dunes32903@gmail.com.

Here’s to a fantastic year ahead!

Look for Volume 2 at the end of April for more Dunes updates!!!

Best regards,
The Dunes Condo Association Board

Date: October 20, 2025To: All Dunes Condo Association OwnersFrom: The Dunes Board of DirectorsSubject: Owners Meeting & Discussion of  Proposed Assessment (Addition of Window maintenance/reseal on South, East, & North side of the condo Complex) related to recent water leaks observed by our maintenance professional and board members after our last 10/07/2025 Board Meeting

Meeting Details:

November 4th Dunes Condo Owners MeetingTuesday, November 4th · 6:30 – 7:30pmTime zone: America/New_YorkGoogle Meet joining info for joining remote

Join with Google Meet Using the Link Below

meet.google.com/wcr-pvdv-rra

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Dear Dunes Condo Association Owners,

           The Dunes Board of Directors is dedicated to maintaining the safety, integrity, and comfort of our community while ensuring transparency and compliance with Florida Statutes (Section 718). As discussed at our October 7, 2025, Board meeting, we approved an assessment to fund critical projects, including the Structural Integrity Reserve Study (SIRS), (Mandatory) backflow pipe repair, and pool gate compliance. Following heavy rainfall on October 10, 2025, our maintenance professional and board members, identified water leaks in several units caused by deteriorating window seals. To prevent further water intrusion and protect our property, the Board is proposing to amend the current assessment to include necessary window maintenance and resealing. We welcome your input on this matter and will provide detailed cost estimates in our upcoming meeting.

Window Maintenance (Reseal Windows for South, East, & North side of the condo complex)

            The Dunes Board of Directors is committed to keeping our community safe and well-maintained while ensuring transparency and compliance with Florida Statutes (Section 718). On October 10, 2025, our maintenance professional inspected approximately 15 units and found active water leaks in each, caused by water seeping through unit windows. To address this issue and prevent further water intrusion, the Board proposes amending the current assessment to include window maintenance/resealing. We have $4,000 in unallocated funds from last year’s assessment, which we plan to repurpose for this project. An initial estimate for resealing the windows is $7,600, and we are actively seeking additional quotes to ensure cost-effectiveness. To cover the remaining balance, the Board is proposing an additional assessment of $3,600. We welcome your feedback on this proposal and will share further details, including updated estimates, in our upcoming meeting. 

Again, this is just an estimate and we are hopeful we can reduce some of this expense and will present additional details during the board meeting.

Proposed Assessment ($4000 Unallocated assessment account + $3600 = $7600)

Proposed Assessment: $3600 ($4000 Overage in assessment account + $3600 = $7600)  approximately $103 per owner, based on 35 units).

10/07/2025 Owners Meeting

On 10/07/2025, the Board approved to assess the SIRS, Backflow, & Pool Gate listed below to maintain compliance with Florida Statutes and Brevard County regulations, as well as to ensure the safety and integrity of our property. The assessment will fund the following and has not changed, see below:

Structural Integrity Reserve Study (SIRS) Adjustment

During our internal financial review, as noted in the August Newsletter, the Dunes Condo Association Board of Directors identified a discrepancy in the 2024 Structural Integrity Reserve Study (SIRS), mandated by Florida Statutes, Section 718.112. The SIRS inaccurately reported a starting reserve balance of $160,250. Following a thorough review, our bookkeeper and the Board confirmed the correct reserve balance as $145,245, as documented in the January 11, 2025, Board meeting minutes. This discrepancy arose due to an erroneous starting balance provided to the SIRS agent.

The proposed assessment will rectify this discrepancy, ensuring the reserve account aligns with the fully funded balance required by the SIRS and complies with Florida law.

Proposed Assessment: $15,000 (approximately $429 per owner, based on 35 units).

Fire Backflow Pipe ReplacementThe original fire protection backflow preventer, located at the north corner of A1A, failed inspections in 2024 and February 2025 due to physical deterioration. Replacement is urgent to avoid fines of $250 per day from the City of Melbourne Utilities Department. The scope of work includes removing the existing backflow preventer, installing a City-approved 6” Wilkins 350 DA double detector check valve made of stainless steel, and painting associated components.   

Proposed Assessment: $11,000 (approximately $314 per owner).

Pool Gate / Dumpster Post / North Gate Metal Fence RepairOur pool gates do not comply with Florida Administrative Code, Chapter 64E-9 or the Florida Building Code, enforced locally by the Brevard County Department of Health. Specifically, the main entry gate’s locking device is at 45 inches (below the required 54 inches), and the bars exceed the allowable ½-inch spacing within 18 inches of the locking mechanism. Compliance requires self-closing, self-latching gates that open outward, with appropriate latch heights and key lock mechanisms. The assessment also includes repairs to the metal fence and a new dumpster enclosure post.Proposed Assessment: $4,500 (approximately $129 per owner).

Total Proposed Special Assessment: $34,100 (approximately $975 per owner, based on 35 units).

Next Steps

Please review the proposed assessment and prepare any questions or feedback for the meeting. If you cannot attend, submit written feedback or questions to the Board by November 3rd, 2025, via email to dunes32903@gmail.com or the maintenance slot beside the elevator. The Board is dedicated to maintaining the safety, compliance, and value of our community, and we appreciate your engagement.

Sincerely,The Dunes Condo Association Board of Directors

As many of you know, the recycle bins have been removed from the trash area.  This was done because of health and safety concerns and potential issues with the Health Department.  There has been a continuous problem with some people putting regular trash, particularly food, in the recycle bins.  In addition, both the smell and maggots were becoming an issue.  As a result, the bins were removed.

Consequently, many complaints were received from owners who felt the lack of a recycling option was unacceptable.  Many people recycle, often stating they recycle twice as much as the throw away in trash. We want to do what is best for our community and environment so the RECYCLE RULES MUST BE FOLLOWED.  If you are unable to abide by the recycling rules, please do not use the recycle bins in lieu of the dumpster for your trash.

Community living presents its share of challenges and thus requires everyone to be respectful of our common property and considerate of their neighbors.  Our intent is to return the recycle bins to the trash area for use and we strongly encourage people to abide by Brevard County's recycling rules or simply do not use the bins.  If people do not abide by the rules, we will have no option except to remove them again. Although your participation is optional, everyone’s cooperation is crucial.  

After researching the County website regarding recycling, some education and further guidance is in order for everyone.  Attached to this letter is information on what can be recycled and what cannot.  This information will also be prominently posted in the recycle area.

As always, it is the unit owner’s responsibility to make sure that all visitors and renters are informed and follow the rules.  This is a very important matter to many owners, so please allow those who wish to recycle to be able to take advantage of this service on our property.  We thank you in advance for your help with this worth while endeavor.