In House CAM or another Management Firm?

There has been some minor interest in using an 'in house' CAM and Maintenance people rather than getting a replacement management firm to step in for Concord.  I inquired of Grandshores on this issue and here is the reply I got from them:

There are several reasons why a community should choose a management company like The Continental Group.

First off, I will argue the savings and here’s why: there is no way that a single community, regardless of its size, can bring the resources, buying power and “clout” to the table as Continental can.

We have the resources of 700+ CAM’s statewide and 31 CAM’s that work out of our Miramar Beach Regional Office. The Certified Vendor Program that we have incorporated assures communities that ALL vendors are licensed, insured and provide the BEST customer service or they are off the program. Our CAM’s are the highest trained and experienced in the industry and we hire only the best of the best.

Our ValueEngineering program will give Nautilus Cove National Account buying privileges with companies such as Waste Management, Otis, AmSan to bring BETTER PRICING to your association. Just last year, we were able to save our associations millions of dollars using these vendors.

If NCC were to hire a CAM at $50,000 per year, you would have to still pay the payroll taxes and any expenses related to that position. These expenses may include major medical insurance, additional liability insurance, uniforms, cell phones, radios, drug testing, criminal background checking, etc. All of these costs are borne by Continental PLUS reducing your expenses with the National Account program.

One of the first things we would do for NCC is to bring in our team of insurance professionals to review and analyze your insurance program. If we cannot reduce your premium by as much as 15%, reduce your deductable while increasing your coverage, I would be very surprised. We just saved Destin Yacht Club $22,000 in insurance premiums and they only have 48 units. Imagine how much in savings there may be at NCC. The Board at The Breakers of Fort Walton Beach was self managed for 25 years. They hired us beginning October 1, 2011 and will tell you that we have saved them in excess of $100,000.00 per year.

Now, if you/they still believe that you can save money by being self managed, then there is no convincing you. We have the best program and our growth will verify that fact.

We would love to spend some time with your Board. If they will take the time, I will show them our program and complete a Cost Savings Analysis and show them where we can save them money.

I did some additional research and found other info:

Hiring (and Firing) A Property Management Company, at this link:
http://www.condo-owner.com/article/hiring-and-firing-a-property-management-company/
 
also these sites:http://www.hoa-condoblog.com/JBBlog42712.html

http://www.allpropertymanagement.com/faq/hiring-a-property-manager_c7.html

You can also get information on the company at: http://www.thecontinentalgroupinc.com/  and http://happiercondos.com

Click on document for larger size or print out:

Here is one option for a new management company for NCC:

also remember to take a look at:

http://nccmanagementcompany.blogspot.com/

These are some of the reasons that Concord Management needs to be replaced:
1)  Provided incorrect information on when Turnover Election should be held, (off by 5 months)

2)  Commingling Condo and Developer Funds,

3)  In conjunction with the BOD, scheduling a Turnover Election 52 days before the AGM when both could easily have been combined,

4)  Spending Association time renting out developer condos,

5)  Leaving Condo with no CAM for 4 1/2 months when old CAM was fired,

6)  Taking 1 year to purchase new pool chairs and tables,

7)  Very slow in gate and camera system repairs, 2 motorcycles stolen because of this, (& we got sued for this)

8)  Not enforcing Rules and Regulations as to rental standards, (again sued for this - still in the courts)

9)  Allowing Owners and Renters to continue to use personal barbeque grills in violation of condo regulations,

10)  Very slow in getting maintanence done at condo, (poor staffing for maintanence, sharing maintanence with Stone Harbor development - also managed by Concord)

11)  Office not responsive to Owners complaints, even tenants complain of lack of service and shoddy work when they did get something fixed,

12)  Taking up to 10 months to create minutes of AGMs,

13)  Refusing to provide information as to why a 4/16/08 'Emergency' 2 minute BOD meeting was necessary when Concord departed briefly and Seagrove Management came back,

14)  Historically very tardy in filing liens for past due owners, (more recently this has changed for the better)

15)  Setting up a Compliance/Fining Committee of 3 people when 2 were not eligible to serve (1 was not an owner another was a BOD member)
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Do you want a new Management firm at Nautilus Cove?

A comprehensive management proposal was sent to the Owner members of the Nautilus Cove Condo BOD by an international management firm with regional representation in the panhandle.  This firm currently represents the Westwinds on the Sandestin Resort, Majestic Sun, Destin, The Grand Sandestin, Ariel Dunes and Ariel Dunes II, Destin.

The 24 page proposal covers all aspects of representation including costs.  If  you are an interested Owner I would be pleased to provide you a copy of this document via email.  Please note that this information would only be provided to verifiable Owners at NCC.  

My previous inquiries have indicated that the recently signed 3 year sweetheart contract with Concord Management could be undone in several ways.

2010 Budget F.Y.I.:

The 2 documents below are NOT part of the above proposal and are taken from the blog found at: 
http://nautiluscondosrules.blogspot.com/ , they are on this site to give you an idea of our Assn. financials.

Nautilus Cove Budget for 2010
Misc FYI:  The document title should read '2010 Proposed Budget'.  It was put together in 2009 and approved by the BOD on Dec. 20, 2009 as the 2010 budget.

Click on for larger image:

10/25/10 Balance Sheet FYI:

Click on for larger image or print out:

Information is provided on this blog site for owners or renters at Nautilus Cove Condos. The information comes from public records or condo documents and is published here to assist your efforts in finding them.  Direct inquiries to:  computer201@hotmail.com

This is a private site and is not associated with the developer or the association.

PLEASE CLEAN UP AFTER YOUR DOGS

Residents are reminded that they must clean up after their dogs.  Our Rules and Regulations provide at A. General Rules 7.b. "Messes made by pets must be removed by Owners or handlers immediately."  Unfortunately many residents are NOT doing this.  


Fines of up to $100 per occurrence may be levied for those not in compliance.  If you know of anyone disregarding this rule please advise the office of the unit number involved.

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Lending Library is Available for Residents

There is a free lending library in the clubhouse. The approx. 125 donated books are available to any resident. 

No library card is required and there is no time limit for their return. Take a few and if you have any to donate then leave them for others to read.

(Most Photos: Anderson Marine, Construction of Retention Pond mid 2006 (If you want to see a 6 minute video of the 1,000 ft Everlast Seawalls being installed at Nautilus Cove, Florida click on: http://www.youtube.com/watch?v=T9tKlFKvoPk&NR=1)

NOTE: This is a private site and is not associated with the developer or the association.

Contact Info: computer201@hotmail.com

Various photos of Nautilus Cove Condo, Panama City Beach, Fla.