FYI: Florida Condo articles -

Now and then I find sites dealing with interesting subjects relating to Florida condos and I mention them on this blog. Here are direct links to 2 which are worth a look and both allow readers comments.

1) Florida Real Estate: Life Among The Toxic Assets
http://tinyurl.com/c992sf

2) The Mystery of Selling Condos - SOLVED!
http://pcbdaily.com/?p=4191

FYI: An update to old business-

You might recall the below incident here at NCC, it was in the local papers, subject to a press release by the BCSO and reported further down on this blog at: http://nautiluscondosrules.blogspot.com/2008/08/developers-will-rent-to-just-anyone-to.html

Meth Lab Dismantled

"The Bay County Sheriffs Office Special Investigations Division dismantled a Methamphetamine Lab in Bay County yesterday afternoon, July 22, 2008.

Narcotics officers developed information that led to a search warrant on a residence at 1502 Lighthouse Road, Panama City Beach. Investigators discovered five children living within the home and an active methamphetamine lab in the cooking process in the closet and bathroom adjoining the master bedroom."

The developer got his unit back after filing some paperwork and you might be wondering what happened to the 2 adults. Both remain in custody with the next appearance set for a 4/28/2009 Pretrial Conference for Dunkley and one for Hammock on 5/26/2009. If you have the time or interest you can pull up their information at the below click on links:

HAMMOCK, DANIEL RAY Bond set at: $170,000

http://records2.baycoclerk.com/courtcaseweb/CaseDetail.aspx?caseid=1509790

(below charges are just from the NCC arrest)
TRAFFICKING IN METHAMPHETAMINE (893135 1f1)
MANUFACTURE OF A CONTROLLED SUBSTANCE (89313 1a2)
CHILD ABUSE (82703 1)
CHILD ABUSE (82703 1)
CHILD ABUSE (82703 1)
CHILD ABUSE (82703 1)
CHILD ABUSE (82703 1)
RESISTING ARREST WITH VIOLENCE (84301)
POSSESSION OF LISTED CHEMICAL- (893149)
POSSESSION OF LISTED CHEMICAL- (893149)

DUNKLEY, LISA CHRISTINA Bond set at $140,000, the charges are the same except for no Resisting Arrest charge.

http://records2.baycoclerk.com/courtcaseweb/CaseDetail.aspx?txt=Dunkley%2c+Lisa&ps=50&m=name&s=4&caseid=1509776

In theory, NCC condos when rented out by the management firm, require background checks on applicants. Private rentals by owners and their real estate agents do not require such checks, hopefully the realtors fronting for the owners will do so on their own initative but it isn't so far a requirement. It should be!

The potential for additional criminal enterprise here at NCC is great with such a very high ratio of renters to owners (3 to 1).

At the time of the rental to Dunkley and Hammock even the most minor internet check of county records would have revealed their criminal pasts plus Dunkley had been evicted from another rental complex the prior year.

Also see:
http://nautiluscovearrests.blogspot.com

The Concord management agreement is now available

scroll down to July 1, 2008 to read the 9 pages, or to print them out. This and other information on this blog is available from the office for any owner to look at or obtain copies. It is posted here for quicker and easier access.

This agreement is pretty standard boiler plate, it runs for one year from July 1, 2008 and is renewable on a monthly basis for 7 years. It provides for any purchases by the manager over $5,000 be put out for competitive bidding and with only a few exceptions, any expenses over $1,000 must be authorized by the BOD.

The managers fee for service is $4,200 a month paid in advance each month (that is $25 per unit x 168 or $50,400 yearly, plus some additional fees) and increases of 5% are provided for each year. "Management Fees" in the 2009 Budget are set at $70,400. The manager is to have at least one person available at all times for management and maintenance.

Florida Landlord/Tenant Law -

About half the 168 condos here are for rent, we have had some very bad tenants here, some rented from the Developer (remember the Meth Lab?) and some rented from owners (think 606!).

Remember folks, check them out BEFORE they take occupancy, once they are in it is Hell to get rid of them, so check them out before you rent to them.

Here are some relevant links FYI:

Landlord/Tenant Law - Florida Division of Consumer Services http://www.800helpfla.com/landlord_text.html

Evicting Your Tenant
http://landlord.com/evicting_your_tenant.htm

Florida Law Help . Org
http://www.floridalawhelp.org/FL/StateSubTopics.cfm/County/%20/City/%20/demoMode/%3D%201/Language/1/State/FL/TextOnly/N/ZipCode/%20/LoggedIn/0/iTopicID/598/sTopicImage/g-housing.gif/bAllState/0%20

Relevant Info Elsewhere on this blog:
http://nautiluscondosrules.blogspot.com/2007/08/information-for-renters-and-landlords.html

It is 'Official' Quarterly Assessments up by 25% - now at $675 from $537

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Nautilus Cove - Under Construction

NCC Now

Budget and Reserves Schedule

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Bay County Sheriffs Office Press Release
July 23, 2008 Ruth Sasser, PAS

For Immediate Release 747-4700, ext. 2117

Meth Lab Dismantled

The Bay County Sheriffs Office Special Investigations Division dismantled a Methamphetamine Lab in Bay County yesterday afternoon, July 22, 2008.

Narcotics officers developed information that led to a search warrant on a residence at 1502 Lighthouse Road, Panama City Beach. Investigators discovered five children living within the home and an active methamphetamine lab in the cooking process in the closet and bathroom adjoining the master bedroom.

The children, ranging in ages from 8 to 14 years of age, were removed by DCF and taken to a local emergency room for medical attention. Dangerous fumes created during the Methamphetamine cooking process were present in the home even after windows were opened. Narcotics officers had to wear protective suits and breathing gear in order to safety dismantle the lab.

Approximately five grams of methamphetamine in powder form were found and over 1000 grams of meth oil were found in the home. Also found was drug paraphernalia and all the glassware and equipment needed to use in an active methamphetamine lab.

Arrested was Daniel Ray Hammock*, DOB 3/23/76, and charged with Resisting an Officer With Violence, Trafficking in Methamphetamine over 200 grams, Manufacture of Methamphetamine, Possession of a Listed Chemical (x2), and five counts of Child Abuse. Also arrested was Lisa Christina Dunkley**, DOB 6/17/73, and charged with Trafficking in Methamphetamine over 200 grams, Manufacture of Methamphetamine, Possession of a Listed Chemical (x2), and five counts of Child Abuse.

Prepared by R. Sasser

Information by Inv. G. Schell

- - - - - - - - - - - - - - - - - - - - - -
*Daniel R. Hammock, 32, 1502 Lighthouse Road, Panama City Beach, Priors for Battery, Burglary of Structure, Burglary of Conveyance, Grand Theft, Petty Theft. Current arrest for: resisting an officer with violence, trafficking in meth, manufacturing of meth, possession of listed chemicals (Iodine, Ephedrine) child abuse.

** Lisa Christina Dunkley, 35, 13700 Panama City Beach Parkway. Priors for Worthless Checks, Traffic offenses and Eviction (2007) Current: failure to pay fine (passing worthless checks), trafficking in meth over 200 grams, manufacturing of meth, possession of listed chemicals, child abuse.

NCC Budget Comparison Cash Flow, Aug/Sept 2008

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Condominium Management Agreement

This CMA for Concord Management, Ltd, took effect July 1, 2008. It runs 9 pages and is almost identical to the CMAs which most of us got in our opening packet of paperwork. One CMA was effective April 12, 2006 with Nautilus Resort Realty, LLLP but was shortly replaced by a CMA which was effective Aug 16, 2006 with Coastal Property Services, Inc. Seagrove on the Beach was the management firm here after those mentioned and was replaced by Concord. All are pretty much boiler plate in that they read the same. The newer CMA has some minor changes and omissions. In general they are all the same document, just the names are changed.

For larger image, right click and 'open link':

Old Concord Management Agreement

Double click for larger image or print out

Concord back again, Seagrove out again!

Are you confused yet?-

Concord Management* is 'back again', you may recall that they were here for 6 weeks, having replaced Seagrove, but were quickly ousted with the "Emergency" BOD meeting that no one will talk about, do you remember that one?

The meeting lasted 2 minutes and only 2 Directors voted and then by phone in the Seagrove office. Well, now Seagrove the-useless-management-company-on-the-beach, is out as of July 1, 2008 and Concord is back with a manager, Kay Dobbins. The reason for the abrupt change is not officially disclosed, but you can see my speculation later in this blog.

Also an appointed BOD member to replace Ms. Jones is named as Leonard J. DiGiacomo, owner of unit 616 for the last year. Email him at: ljdpcb@gmail.com

So is this a 'good' change or just more BS from a management company? Too soon to tell, in the 6 weeks of their last tenure I didn't notice anything get done, and in fact I don't think they had a F.T. CAM on the property. In any event, they probably would have to try real hard to be as crappy as Seagrove was, so perhaps it will be a positive change???

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* Concord Management, Ltd.
Headquarters: 1551 Sandspur Road Maitland, FL 32751
Website: www.concordrents.com
Industry: Real Estate - Revenue: $19.6 Million
Number of employees: 1350
Primary Business: Property Management
Concord Management, Ltd. is a national company they manage over 140 low end housing development communities. Concord is an owner-managed multi-family property management company. They operate in Florida, Georgia, Michigan, New York, Ohio, Texas, North Carolina, South Carolina, Illinois and Tennessee.
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Page 2

Dean Price Nautilus Development Group Affidavit

NCC Memo of April 12, 2008

NCC Articles of Incorporation

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Nautilus Cove Condo Assn Information