Davis Lake Condominium Association Mandate To research the - - PDF document

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Davis Lake Condominium Association Mandate

• To research the product, the supplier, the

specifications, the purchase and installation options for new windows to replace the current 34-year old aluminum, single pane windows.

• To provide a process for all owners to use to eventually

replace their windows and ensure that these will all be the same and look the same.

To present this report to the Membership at the Annual Meeting on March 11, 2017

Rick Delorme Presenter

Committee Members Dave Powell Keith McDonald Rick Delorme February 2017

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Thank you Dave and everyone for the opportunity to make this presentation on

• windows. The opportunity was available and we felt that this is important

information to inform so many of us at the same time. It’s a little technical so I am going to follow my script so that I don’t leave out any details and to get through this more quickly. On our committee is Dave Powell 325, the financial guy, Keith McDonald 225 the windows expert given that his business is working with windows and me Rick Delorme 523 who asked the question about new windows. We will recommend a process to approve a window product, a supplier and a time-line to replace our 34-year old windows. Today my goal is to suggest:

• Why we should replace our windows.
• What our options are for products.
• What we have chosen as the best windows.
• Who we have chosen to supply us with new windows.

Some of us want new windows and some don’t. Some need new windows and have been waiting for a resolution and approval on how we will do this. If we need a new front door, we know what it has to be. If we change our lanai enclosures, we know that we have to follow appearance and code guidelines. With this in mind, our committee has come up with a window replacement

• process. This will allow us to go ahead, at our discretion and time line and

eventually all have all the same windows.

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We have all heard all of the following regarding our windows  Broken and pitted aluminum frames that can no longer be cleaned or shined.  Sliders that are broken or do not open and close smoothly.  Locks that are broken.  Screens that are brittle and needing to be replaced.  Thin single pane glass windows that are pitted and scratched.  Frames that leak when we actually do get rain.  Humidity that seeps inside through the aluminum frames and glass.  Fabric fading on drapes and bed spreads.  No sound barrier from street traffic.  Cleaning is impossible except for going outside and for some that means requiring a ladder and someone to climb.  The screens are on the outside and are practically impossible to remove, they get brittle after a while and they break.  And what about those who live in the dark because they close their blinds and drapes to block out the heat of the sun and are not enjoying the views and the Florida sun.

Age and wear are not the only reasons to consider new windows:

Most people think of a window’s function as simply to allow light and air into the home. But when you think about it, a window in a Florida home has a rather complicated job:

• it must allow the sun’s light to pass through, but not the sun’s heat
• it must keep cool conditioned air inside, but not allow condensation to form on

the surface of the glass

• it must not allow hot, humid outside air to leak into the home
• as Hurricane Andrew and other significant storms have demonstrated, windows

are traditionally a key point of entry for storm-force winds, hail, rain, and wind- borne debris, so ideally a Florida window must also be impact-resistant.

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When doing an estimate, at my Condo, the sales person, from Home Depot, was about to finish and he said, “I noticed that all the time that I have been here, your AC has been operating quite often to keep your place cool. I find it odd that it is running that much for such a small space. He said let me check the temperature of your bedroom windows.” He used his thermal reading device and when he pointed it at the window he said my window was generating 82 degrees of heat into the room. So the outside temperature was coming right into my house, my AC was sending cooling into the bedroom via that small vent above the door and was being warmed by the heat from the window cancelling most of the potential for cooling that room. Standing next to the window was like standing in front of a heat radiator. This has confirmed MY decision to upgrade my windows regardless of any other reasons. Think of this also. When we run our AC’s during the summer months and that is at least 6 months for some, when we are not here, imagine if our systems would run even 1/3 less than they do now. Not only would we save electrical costs but we would save the wear and tear on our AC units. OK, let’s talk windows:

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Look at our current aluminum frame windows and single pane another way. This is your current window in a cold winter up north? Cold is icing up the frames and ice and moisture is showing on the inside of the glass. It’s easy to see cold when it is ice and moisture. The heat of the sun and humidity actually does the same, however it’s much less

• visible. Aluminum which is one of our best metals to conduct heat in cooking and

heating, is what we have around our windows. The temperature outside is what the aluminum frames radiate inside. What we need is a way to have a view on a bright sunny day (in Florida) but not get the heat from the sun. Now some of us have expensive California style shutters or black out drapes and we keep them closed to block the sun. This cuts some of the heat also but then all that heat, humidity and sun can’t be good for the shutters or drapes either. Not to mention that you no longer have a view of our nice property or the Florida sun. Using the same analogy, would you put shutters or heavy drapes to cut out the cold and moisture in that winter window?

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Our windows need to provide a way to reflect the UV rays but let the light in. What windows offer this technology? The choice is already made for us. All windows sold in Florida are now manufactured and supplied to the end user according to the Florida Energy Code. So actually waiting this long has made it easy for us and we will get the benefit of the latest research in windows technology. The following is the Florida Energy Code.

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The following will explain the code. All suppliers and sellers of windows are now selling only according to the building

• code. A permit is required and the job will be inspected so this guarantees that all

windows must be according to this energy and impact codes. Although there are significant variations in prices for windows, the manufacturing processes and quality of materials and the installation costs would be the obvious reasons for this. We have located a local business that works directly with many manufacturers. This company has a reputation for winning awards and has been in business for 15 years. This is a family business and they have in-house sales people and several installers.

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The Company known as Clear Choice USA Windows is owned and operated by Rance and Stacey Fulks. We met Rance at a presentation here at the Davis Lake office. He explained in detail regarding building codes and what manufacturer’s products were offering and assured us that he had windows to meet our needs. We visited their sales showroom. We saw more windows that you can imagine. We saw cut away windows, bad windows, shattered laminated windows that demonstrated how they do not crumble when they break. We saw a warehouse

• f new windows all going to hundreds of new installations. This greatly increased
• ur approval and confidence in this company and the people who own it. We met

Stacey and found out that at one time, she even helped with installations. She know windows.

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Clear Choice USA Windows represents the largest supplier of windows in North America. I’m sure you’ve all heard of Andersen Windows. They have suggested a window manufactured by Silver Line Windows which is

• wned by Andersen and they developed a new window to beat all other

manufacturers on specifications and price. This new design exceeds current code requirements and is lighter and easier to install. This is the window label to show the compliance to the code:

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See excerpts from the presentation letter submitted with our estimates. Letter excerpts: It was a pleasure speaking with you. We realize your home is one of the most valuable investments you will make. Therefore, we will always treat you & your home with the service, quality, & kindness that you deserve. We thank you for contacting Clear Choice USA of SWFL for an estimate on your home. As the owner of Clear Choice USA, I obviously have a vested interest in everything we do, and every customer is of the utmost importance to me. I'm very proud of the fact that we are an A+ rated Better Business Bureau Company (zero complaints in company history), as well as an A rated Angie's List recommended company, and the 5 STAR RATED window replacement company in The Home Services Review for Collier and Lee County. We recently won a Best of Everything Award for the Hurricane Impact & Window Company Category in the Fort Myers News Press "Best of Everything in Southwest Florida", and just won the 2016 "Choice Award" for Naples Daily News as top #1 Hurricane Impact & Window Company. The state of Florida has extremely stringent codes and restrictions, and all of the products we represent meet those restrictions. I believe in being as transparent as possible when quoting projects for our customers, therefore your estimate contains the total installed price including, product, install, trim, screws, caulk, engineering, and permit. Our company operates on a simple 15% overhead & 10% profit margin, and as the owner, I’m quoting your project with no sales commission. When we requested estimates with suggestions he had them in our hands on the same day. Of all the options he gave us, we found that the best window was the least expensive. We have chosen the Silver Line, 2127 White-In/White-Out vinyl windows. This means that the extruded vinyl is all white throughout making it wear extremely well over time. This virgin vinyl is not recycled plastic like some are. White will always be available and last a long time. White goes well with window treatments, shutters and doesn’t clash with wall colours.

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You might be wondering what about bronze outside windows. This is a coating placed over the white. On vinyl this fades, wears and scratches over time. The cost of this was an added $1,400.00 to the total cost for each condo. If you look around any new construction like the new units on Davis Rd., all windows are white. Also, Rance provided pictures of our exact window that he installed in his own home. He assured me that white was the most accepted new window. What is our estimate and what does it include? To proceed at this time is less than $4,000.00 per Condo. This is for 5 single hung windows with the mull in between for the bedroom windows. This includes installation, Engineering drawings, all materials, building permit and inspections. Yes, there is no doubt that a slight increase will happen periodically going forward.

• No commission is charged on the sale
• No second floor installation extra charges
• No Sales Tax on building improvement products at this time in Florida
• Lifetime warranty with the option to carry over once to the next owner and 3-

Year service/installation warranty and any claims are handled by Clear Choice USA first.

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Will it look odd to see some new white window frames mixed in with our current aluminum frames? Yes Are we unique in having to do this? No There are many Condominium Associations currently going through the same process and it is time to do it. Martinique Condominiums is buying windows right now. The choice really came down to a making sure we have a window that will satisfy the Florida Energy code and a manufacturer that was reputable and stable for continued supply of the product. The window label on this recommended window confirms that this window meets and exceeds the requirements Yes the supplier and installation company are very important but in future years, regardless, the manufacturer certainly will be. This is the actual estimate for the Silver Line Window chosen for our condos. Information is available in the Questions and Answers later in this presentation.

• the ordering process - the delivery time from ordering
• the installation process - the payment options - the Warranties

Hopefully this has convinced you to start upgrading your windows to add to your comfort and safety and continue to make Davis Lake the best place to live.

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Our property is beautiful and our upgrades are all on track. New windows will enhance our property values and along with energy savings, will quickly provide return on this investment. Thank You More Information on Clear Choice and how to contact them.

"Home is where your heart is"? Of course it is! It's where we raise our family, it’s where we escape to after the work day, it's where we have cookouts, it's where we celebrate the holidays with our loved

• nes, and for many of us, it will be the most

valuable investment we will ever make. That’s right, it’s an investment, it’s an investment that needs constant maintenance, as well as upgrades if we wish to seek the greatest return. It can also be a place where we can save on our daily expenses. That’s right, an expenditure can have great returns while saving you money on a daily basis. Southwest Florida offers us a beautiful place to live, we’ve all heard the saying, “just another day in paradise”, and we all know what that means. Thousands of people make their annual trek to our paradise to escape the extreme winters up north. Unfortunately, our beautiful state has lagged behind our northern counterparts in certain areas of construction. Due to the building practices over the years in Southwest Florida, one of the most cost saving items available to us home owners has been ignored, our Windows and Doors. As technology has improved all around us, it's also improved in the window and door business. Let’s look at how.

14 Thermal pane, dual pane, double pane, insulating windows are terms that most northerners have been familiar with for years. Even though some companies like Clear Choice USA of Southwest Florida have been educating customers about the benefits of those products for a number of years, only recently has the building industry taken notice. In fact, as of June 30, 2015, The Florida Building Commission implemented the new Florida Residential Energy Code. The new code makes it mandatory for all of our glass products to be energy efficient thermal pane, LoE glass

• windows. What does that mean to us as consumers? Lower monthly electric bills!

Saving MONEY is music to all of our ears. Beautiful beaches and palm trees are fantastic, but with that brings us something that we’re all too familiar with, HURRICANES. We all know how destructive these storms can be, and with the destruction comes higher costs all the way around, including higher insurance premiums. When it comes to storms, fortunately the state

• f Florida has extremely stringent codes and restrictions. We already mentioned the

benefits of energy efficient windows and doors, there is also several benefits for protecting your home with hurricane impact products. First is the most obvious, STORM PROTECTION, protection from high winds, flying debris, and water infiltration. Our personal safety is the number one priority, but also keeping our valuable personal belongings is extremely important too. Lower insurance premiums is another added

• benefit. There’s one benefit that often goes overlooked, hurricane impact glass also
• ffers us security against intruders. Fortunately for our market, there’s a company

like Clear Choice USA of Southwest Florida that offers products that meet those stringent codes. Not only do they offer the products, they offer outstanding installations and customer service. If you’re interested in learning more about all the benefits of new windows, sliding glass doors, and entry doors, contact Clear Choice USA of Southwest Florida. You’ll be in great hands. Every customer is of the utmost importance to them, and it shows in the fact that they are an A+ rated Better Business Bureau Company, as well as an A rated Angie's List recommended company, and a 5 STAR RATED window replacement company in The Home Services Review for Collier and Lee County. Clear Choice USA of Southwest Florida is a local family owned business. Their home is where our home is. Contact them at:

Clear Choice USA of Southwest Florida 11350 Metro Parkway #108 Fort Myers, FL 33966 (239)337-2287 www.swflwindows.com

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Question and Answers

What would be the Ordering process? Orders are placed with each individual homeowner due to the permitting process. Quite frankly it's real simple, they set an appointment with the office and I simply come out and fill the contract out with them along with a few other documents for permitting, take a deposit, then we order the product. The product will arrive within 3-4 weeks, the office will then contact the homeowner to schedule

• installation. We prefer to install within 1-2 weeks upon receiving the product so

we can keep the warehouse clear for weekly deliveries. Would you have any Payment options or suggestions for anyone who would want to go ahead but are not able to pay all at once? Our typical process is 50% deposit, then balance upon installation. However, we do have finance options available through home improvement finance companies. What would be a typical installation time for one Condo? 5 - 6 hours typically, but I believe it will be possible to do 2 condos per day, per crew. Can an owner just do partial windows only? Yes. Will this have a permit implication? A permit must be pulled for even 1 window, the engineering cost would come down though and there is a $25 per window charge on anything less than 4 windows, due to the fact that small jobs aren't good for the homeowner, the installer, or the company. Will we need to add casings around the inside? We don't have any now. This seems like a request for "northern" window installations that are on wood

• homes. Florida window installations in concrete block structures are very cut and
• dry. There is a certain spot, per the engineering where the window must be
• installed. All our homes have a drywall return to the window on the inside, and

stucco on the outside. Our window sizes are standard "call size" due to concrete block construction. Any tax incentives or rebates in Florida? Not in Florida, but there used to be a federal tax credit, but I'm not sure if that's available anymore.

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Any sales tax on final invoice? No, when you purchase from a state licensed contractor and they do the installation it's called "improving real property" so there is no sales tax to the homeowner charged by the selling and installing contractor. Any second floor installation extra charges? We typically have a $25 per window, but I waived that on your quote. How does the warranty work? Product and labor? All warranties are processed thru our company. We also give you a free 3 year labor warranty. The product is Lifetime. You can also transfer the warranty once to the next owner. Can you change the size of the screen fabric for “no-see-ums”? All windows in the industry are supplied with a standard mesh. These cannot be

• rdered any differently. You would have to eventually have the screens changed

for the windows you want to have the 20/20 fabric. Can the glass be tinted? No, the tinting would then alter the Lo-E properties and it would become

• ineffective. Having them tinted by an outsourced provider would void the

warranty. Can the lifter to open the window be placed at the bottom? It has been determined that because of the weight of the window with the heavy glass, that the bottom lifters were breaking. This is why it was placed at the top to

• ffer more strength to lift instead of pushing up.

How long will the estimate given to us in March be in effect? The prices will only change if the window manufacturer of the product quoted on, raises their prices. This can be a possibility within the next year and would probably be about 4%.

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Assuming that the exterior would look the same can someone purchase a double hung window instead - cost? Double-Hung windows would look slightly different due to the fact that the framing has to be different with the extra weight of the upper window. This upper window would have to have more impact resistance than a permanent window since it would now open or slide. It would be "substantially" more money. Home of the $185.00 window. What is this all about? This is a promotional piece that is offered on occasions to attract callers. This promotion ended on Feb. 15, 2017. It may be offered again. It is for a non-impact window with Lo-E which is intended for places like mobile homes or homes with wind shutters. You must purchase 4 windows and you must have hurricane shutters to be compliant with the Florida Impact Code. It would not be approved in our settings. It is also just the basic vinyl frames because of the non-impact and is not including any permit charges, engineering costs or installation or materials.