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Hillsboro Le Baron Condominium
2006 SHUTTERS POLICY
- The effective date of this policy is November 1, 2006. Purchases prior to that date will be honored provided shutters are code-compliant and an application for approval has been submitted or the shutters are already in place.
- Installation of new or previously installed code-compliant shutters around the perimeter of balconies is permitted so that owners may use their balconies, subject to the following conditions:
- All owners complete a detailed application in advance for permission to install shutters, including those previously installed. Upon application, the owner will receive instructions. The Board will approve automatically those previously-installed shutters deemed to be currently code-compliant and will act no later than 30 days from date of completed application for new shutters.
- All shutters (new and old) are installed according to strict written specifications designed to minimize balcony damage, including all stainless steel hardware, pre-drilled holes for Tapcons, high-grade caulk such as NP1 or Sonolastic 150, and weep holes in lower tracks.
- All shutters are to be inspected during and after installation and annually thereafter by the Board’s agent at the owners’ expense. The initial inspection, estimated to be about $200, must be paid with the application.
- If upon inspection the installation is deemed less than 100% compliant, the shutters must be removed and damage to the balcony repaired at the owner’s expense and, further, shutters deemed by the examiner to be less than 90% compliant may not be reinstalled after balcony repair without a new application and installer. Owners will be required to sign that they understand, have discussed this condition with their installer, and will comply.
- For the sake of appearances, all window openings facing A1a must either (a) remain without shutters (preferably) or (b) have code-compliant white accordion shutters. It is assumed but not necessary for this condition that all windows will be large missile impact laminated glass with a currently valid Miami-Dade NOA. (notice of approval). The Board anticipates that in the future all windows facing A1a will have large impact glass with a current NOA and no shutters.
- For the sake of appearance and also because they have less potential for accelerating concrete deterioration, new installation of only white roll down perimeter shutters is permitted on any balcony with an exposure facing A1a or with a north or south exposure proximate to A1a (i.e., in the front half of the building).
- On balconies and windows with less noticeable non-A1a exposures (those not specified in #3), both White Roll down and White Accordion shutters are permitted. Armor Hurricane Screens are permitted only for perimeters of balconies and are not recommended if shielding from insects isn’t critical.
- For reasons of both appearance and preservation of concrete, no sunshades or other attachments to the perimeter are permitted.
- In fairness to other owners, those who select perimeter installation of accordions will be held liable for any concrete damage in that area of their balcony in less than 15 years from the completion of the most recent concrete restoration project unless similar damage is shown to be present where accordions were not installed. Owners will be required to sign upon application that they understand this and that any purchaser of the unit must be informed of this obligation.
On the other hand, the Board will encourage and assist any individual or group who arranges with one or two companies for a discounted group price on roll downs to make this option more attractive.
- Both wall-mounted accordion and roll down shutters are permitted for placement directly over sliding glass doors in all balcony locations.
- Written approval for installation of all shutters, whether old or new and whether protecting a window, sliding glass door, or balcony, must be obtained in advance through written application. Installation of shutters over sliding glass doors or windows will involve a simpler application and receive expedited approval.
- The Board will publish, or cause to be published, written and electronic materials and otherwise educate owners as to effective means of hurricane protection, preserving our balconies, and enhancing the appearance of our buildings.
- This policy will be published in the minutes, on the official website, and in annual directories, as well as given to all new owners. Ignorance of the policy does not constitute a valid excuse for non-compliance, and all shutters installed in violation of any condition of this policy must be removed and balcony damage repaired at the owner’s expense.
- "Code-compliant" applies to the separate components of glass window/SGD or shutters and specifically to their Miami-Dade NOA (Notice of Approval) in effect at time of installation. "Large impact" means large missile impact, indicating the most rigorous Miami-Dade rating.
- It was resolved that the motion stated above was passed unanimously by the Board with the proviso that any portion of the motion deemed in the future to be contrary to the law or governing codes be null and void.
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