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.com for 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

A Message from Your HOA President: Join Us for the Quarterly Board Meeting

Dear Dunes Condo Owners,

As President of The Dunes Condo Association Board of Directors, I am pleased to invite you to our Quarterly Board Meeting on Tuesday, April 22, 2025. This meeting is open to all owners, consistent with our Association Bylaws and Florida Statutes (Section 718), and your participation is both valued and encouraged.

The meeting will provide an opportunity for the Board to address key matters impacting our community and for you to stay informed and engaged. We will convene at the Community Room on the ground floor at 6:30 p.m., and the agenda will include the following topics:

Call to Order

Roll Call

Review previous board meeting minutes for February & March

Financial Update

Milestone / Concrete Update

Community Room (Expanded Access & New Rules)

Wind Mitigation Report

Update on recent unit sales

Elevator Repair Update

Discuss Creating an Official Complaint Process

New Business & Old Business

A detailed agenda was posted on our website, ourdunes.org (Password: DuneS1415# – case sensitive), and at Dune’s bulletin board by the elevator on March 26th, 2025. This notice meets the requirements that meetings are posted no later than 14 days prior to the meeting, in compliance with statutory notice requirements.

Your input is vital to the governance of The Dunes, and I strongly encourage you to attend. Should you have questions or topics you’d like to raise, please submit them in advance to Dunes32903@gmail.com by April 15, 2025.

Thank you for your continued commitment to our community. I look forward to seeing you on April 22nd as we work together to ensure The Dunes remains a premier place to call home.

Sincerely,
Jason Neese
President, The Dunes Condo Association Board of Directors

On behalf of the board

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.