Meeting of the Visconti East Condominium Association, Inc.
January 19, 2006
The meeting was called to order. Rick Giles and Brian Wilson introduced themselves as
board members and employees of the developer.
It was stated that the meeting was properly noticed pursuant to the bylaws for the purpose
of electing a new board member from among the owners to replace resigning board
member Barbara Gaziano.
It was stated that, as a homeowner at Visconti West, Dorothy Towle was ineligible for
membership to the board in the Visconti East Condominium Association.
The board appointed Andrea Myatt as the inspector of the election.
Property Manager Carmen Coffman and Maintenance Supervisor Nelson Rodriguez were
introduced, and it was stated that Carmen and her staff were available to the owners to
resolve problems and to answer questions.
While ballots were being counted, the board members opened the floor to owner’s
In response to a series of questions about the composition of the board, the process of
selecting board members, and meetings of the association, the following information was
The process of turning board seats over to the owners from the developer is
dictated by Florida state law, based on the percentage of units sold. That process
is what had triggered the election being held January 19th, 2006.
The remaining two board seats will be turned over in an election in the next few
months. That process will take 60 days once the statutory sales level is reached.
Board members must be unit owners, but are not required to reside on the
It was stated that the association is a fully operational owners association at this
time, and owners are encouraged to be active and move forward with the
association’s business now.
A copy of current financials can be obtained at any time from the Property
Board meetings can be held as frequently as the board desires. At this time, the
board plans to hold them once a month.
Changing the declarations, which are filed with the state, requires a vote of all
owners. Rules and regulations are made by the association and are much easier to
pass. The rules do not supercede the declarations, but they can clarify the
declarations on an issue, such as adding rules about renting a unit.
The developer cannot force owner participation. It is up to the owners
association’s members to encourage their neighbors to participate in meetings and
The problem of dog feces not being picked up was raised and discussed. These points
Dog owners are required to pick up after their pets.
Owners may speak to violators themselves or, if not comfortable with that, they
may report the violation to Property Management to address the issue with the
The board can create any number of committees to deal with various issues it
faces. One committee that the current board recommends creating is a Rules and
Fines Committee to deal with this type of issue.
A Rules and Fines Committee can start the enforcement process with a letter to
owners or to an offending owner about a rule violation, rather than starting with
an immediate fine.
The developer of Visconti East is a pet friendly developer. Residents may have up
to two pets according to the declarations.
In response to questions about the role of the Property Manager and the process of
making a complaint, the following information was provided:
The Property Manager handles the day-to-day operations of Visconti East, hires
the maintenance staff, and oversees maintenance of the common property.
Complaints or problems should go to the Property Manager. If they are not
resolved, they should be brought to the board.
If an owner has a problem or issue after hours, they can call the Property
Management office at (407) 475-9886. Maintenance is on call 24 hours a day.
There will be an answering service that will page out an on call technician in
cases of emergency.
In response to a comment about new owner frustration with lack of information
and a request for a newsletter, the board said that many owners associations have
newsletters. It suggested the formation of a Communications Committee to
explore that issue.
An issue of entry gate malfunction was raised.
It was stated by Rick Giles that gate systems on properties often experience
Vendors should always come out in a timely manner. It was proposed to keep
certain parts, that are prone to experiencing problems and are known to take a
long time to order, on hand so that lag time between problem assessment and
resolution is minimal.
Concern about security was expressed. After discussion, the following information was
provided and suggestions for next steps were made:
Other potential security measures owners raised included having a guard at the
gate and the use of security cameras. The installation of a monitored guard station
would be up to the association. A committee would need to be formed a vote
taken and association budget checked.
In response to the suggestion of the implementation of more speed limit signs and
speed bumps: A committee would need to be formed, a vote taken and the
association budget checked.
The board directed that from now on the maintenance staff remove any
accumulation of flyers from breezeways or unit doors to minimize a potential
offender’s ability to determine a unit was unoccupied.
Discussion resulted in owners concurring that the vigilance of residents and
concern of neighbor for neighbor were vital to keeping the property secure.
If owners notice suspicious activity on the property, they are advised by the board
to contact the police. The property is in the jurisdiction of the Orange County
Sheriff’s Office. The Property Manager can provide the non-emergency number
to any resident who wants it. For emergencies, residents should call 911.
Responding to a question about individual unit security systems being monitored,
the board said that there is no master agreement with any alarm service providers
and owners can obtain service from a provider of their choice. The possibility of a
quantity discount for owners was mentioned and will be looked into by the
In response to owner suggestion, the board said that it would encourage the
formation of a committee to look into security issues.
The issue of rental units was raised and discussed and the following information was
The Federal cap on the number of investment units for a condominium property,
as dictated by Fannie Mae (Federal National Mortgage Association), is 30%. The
developer of Visconti East, however, has kept it capped at 25%.
Owners can, of course rent their own units.
In response to owners expressed concerns about having some control over the
quality of renters on the property, the board said that some associations have
established rules about rental. Examples of possible rules include requiring a
security deposit (that could be up to one month’s rent) to protect the common
areas of the property, or requiring a criminal background check on prospective
The owner’s responsibilities for renting a unit are laid out in the declarations. An
owner landlord is responsible for the acts of the renters.
A suggestion of vehicle decals to differentiate between renters and owners was
Added rules about renting must be properly noticed and appear on an agenda for
an association meeting.
The board will place a discussion of possible rental restrictions on the agenda for
the next association meeting.
In response to several other questions posed to the board the following answers were
Inoperable vehicles should be notified to the Property Manager. They will be
tagged with a 24 hour notice and if not remedied they will be towed at the owners
The fitness center is cleaned daily by Property Management. At the suggestion of
an owner the fitness center will be equipped with a hand sanitizing station to be
installed by Property Management.
A series of broken tiles leading up to the fitness center is currently being matched
to inventories and is expected to be remedied in approximately 45 days.
New “heavy duty” spring hinges will be installed on the bathroom doors by the
pool area to keep them secure from animals while still allowing them to remain
open to residents using the fitness center and pool area outside of the Property
Management office hours of operation.
Irrigation system leaks are addressed through Property Management.
Mulch is supplied to the property and distributed twice a year.
It was discussed that currently there are no alternatives to Brighthouse in regards
to cable service providers. The owners may change that by a vote to allow
satellite dishes in the common areas.
Late fees are applied to association dues because when an owner does not pay
their dues they are taking money from the association budget.
An owner praised the excellent work of Property Manager Carmen Coffman and
Maintenance Supervisor Nelson Rodriguez and started a round of applause.
A discussion of how the association will notify members took place.
For now, the board will put notices on each building.
The Communication Committee will address this issue for the future. Other
options were suggested including notification from volunteers for each building,
and sending email notices.
A discussion of forming committees at the next board meeting was held.
These committees have been proposed
--Rules and Fines
Results of the election were announced. The new board member is Robert Hoppenfeld,
who was elected for a one-year term. Mr. Hoppenfeld spoke briefly thanking the owners
for his election to the board and informed them that a centralized system of
communication was set in place in the form of a web site he had created to foster
relations between the owners and between the owners and Property Management. The
web site is www.viscontieast.com .
The meeting was adjourned.