Restore the Rights of Owners at Ocean Point Community! Replace Management!
Restore the Rights of Owners at Ocean Point Community! Replace Management!
The Issue
Josie Todd of Ocean Point Community, started this Petition on 01-22-2024. If you prefer a printed version, call or text (305) 988-9362
Hello ocean point owner’s community,
I am standing up for all that have come before me that had issues with Ocean Point but have not been able to resolve. I have taken it upon myself to continue to carry that torch and in that spirit, please take the time to read what follows.
Imagine living in an apartment where every year your rent goes up 20% from the year before, every year...
Currently as of now we are not allowed to vote on the budget or anything. We live where we have no rights. We don’t have a vote on how our money is spent and we might as well live in an apartment building. Lets take a moment to examine Board Members behavior and actions during tenure, such as financial and ownership choices and the increasing lack of transparency.
Where did the money go?
OVER $15 MILLION flowed through their hands in the last 5 years! The lack of transparency is alarming. It is pertinent that owners know how their money is being spent. In the last 4 years we have paid over 59k in Special Assessments. Owners since 2017 paid a grand total of 62K in Special Assessments and much more w payments and interest. This kick started a cycle of financial burden, for some owners, to the extent of liquidating assets or distress selling of their homes
3.4 Million-Dollar claim settlement our current president filed for in 2021 (filed 4 years late) we only received $1.761 million, and $1.987 Million of our claim was paid to attorney and assessor fees, so they got more then we got! To add salt to the wound, ensuing insurance hikes soon followed. Our insurance rocketed from 200k in 2022 to a projected 965k in 2023 and $1.14 Million by 2024. Do the math, we will have paid the insurance co the entire claim back in 4 years & continue to pay exorbitant premiums for years to come. Some of that increase is consequent of said claim.
§ 11 Million dollar loan taken out in Ocean Point Associations name, which by the way puts us in peril even for owners that paid in full! In the event they do not pay off loan, we OWNERS are ALL LIABLE! Why not close the portion of this line of credit that represents the sum total of what owners paid upfront when they were assessed? Tremendous financial burdens and little information given on where we are at: totals spent in change orders, how much has been spent in total, how much work is left and expected cost. All this while certain board members enrich themselves by buying units from distressed owners and at below market values.
§ We spent ¼ Million on Security, seen watching YouTube, studying for exams. No patrolling floors, no checking if doors are locked nor signing in people.
§ A concerned owner recalled, it appears the work that was proposed for SPA11 was duplicated in 2022 SPA, in an email to Board Members and owners, and color coated to show same items we’d already been assessed for. President Jeff DeCarlo pooh-pooh this discrepancy, sweeping it under the rug. Do they care how many SPA’s are passed? Or are they there for financial gain, profiting from the carnage, while unit owners suffer as a result of not being able to continually pay for undone work and exorbitant cost. Now there are rumors of another spa
2017 SPA9 $991,650. Owners paid $4.18k per unit upfront
2019 SPA11 $4 Million+, Owners paid $17.135k per unit upfront
2022 SPA22 $6.8 Million, Owners paid $41k per unit upfront
§ Our roof should have been Priority #1. Major ongoing water damage is costing us big money and comprised our building structure to what extent? Our leaky and unrepaired roof mentioned in a recent board- meeting was also sited in minutes and board correspondence as an issue since 2017 (Hurricane Irma in Sept 2017 to be exact), remains uncorrected despite years of collecting spa’s, claim settlement money and a huge loan(s).
§ No SPA / Construction Project Manager nor Performance Bonds in our contracts with construction related vender’s, is the reason why our construction project has been prolonged. Is there structural damage the board is not disclosing to the owners? Big-ticket-checks (some $20k+) to a CT Consulting (a Building Engineers and management co) Same for a Restoration Cleaning co. who did restorations on 8 units, including gutting and replacement of drywall sheetrock and framing paid by our association.
§ Per concerned owner, Guillermo Gleizer’s, email, Aug 31st, 2023 RE; Proposed Amendments to our bylaws. 3 of the 8 amendments have nothing to do with owner’s and everything to do with benefitting 10 owner’s (two on our board) with multiple units. Yet all 8 amendments passed with only 8 - 22 opposing.
Did you vote to pass ALL 8 amendments?
I did not! We did not!
What’s alarming is, since electronic voting was implemented, the votes are not typical of the history of the unit owners.
Our voting and bylaws and owners rights need an honest reset.
§ Minutes from meetings on Sept 6th meeting and Nov 2nd, 2023, reveal current Board President Jeff DeCarLo “contemplating” disrupting our “1-vote-per-unit” protocol by amending bylaws to make possible “multiple- votes-cast-per-1-unit” so potentially, large investor groups or companies could set up with multiple owners, listed on a unit, who could cast multiple votes per qualified unit. (no limits mentioned) That’s a method used for hostile take-overs.
§ It time to rethink our entire board…
§ OWNERS need to UNITE NOW and be informed so we can protect our investment. We’re facing titanic levels of mismanagement of our Association's funds, our staff services, building's construction project - all without transparency or accountability. Inflated staff salaries and undue spa expenses are draining our resources while recently amended bylaws infringe on our rights as owners - including our right to vote on budgetary matters! This petition aims to unite no less than 128 designated voters among us - a majority that can address these concerns head-on. We seek transparency in management decisions; fair allocation of resources towards necessary repairs; review of staff salaries; reduction in unnecessary expenses such as those incurred by the SPA; reconsideration of materials & services costs; reversal or amendment of any bylaws that infringe upon owner rights.
§ Our unity is not just about addressing current issues. We need to unite to protect our investment by prohibiting being taken advantage of by unethical board members, in it for financial gain, AND management that turns a blind eye to what is going on. (Such as, owners with more then 1 unit, physically joining units, renting unit without living in said unit for 1 year, selective enforcement, mismanagement….
Rules for thee but not for “me and my friends” has to STOP. Per Guillermo Gleizer: Members of the Board, in a conflict of interest position must have nothing to do with the discussion and preparation of the Proposed Amendments.
§ In sum, mismanagement, overpaid salaries, double-dipping escalating-budgets, skyrocketing-insurance, prolonged construction, spa’s, late financial reports & minutes, too many private meetings. The lack of reserves exacerbates these issues.
We want the work that we paid for to be done but we also want accountability for what we have paid for so we can secure a financially stable future for all owners at Ocean Point. Let us come together to make sure we can enjoy what we invested in – a peaceful home where we can retire with assurance. Please sign this petition if you believe in creating an accountable management system at Ocean Point that respects owner rights. Owners who wish to run for office, register deadline is Sat Feb 3d, Thank you for your continued support of our Ocean Point Community.
Save the dates; Budget meeting is Wed, Jan 24th-2024, Register to run for office by Sat Feb 3d, meeting and vote for Reserves is Feb 21st, 2024, Board Election Meeting and Vote is on March 14-2024
Sincerely,
Josie Todd and on behalf of concerned owners of Ocean Point Community
Josephine Todd, 345 Ocean Drive, Miami Beach, FL, 33139, Unit 303, (305) 988-9362, text/call friendly (11am - 7pm)
Email us: OceanPointCommunity@gmail.com please always text an alert if you send email so we don't miss your correspondence. If you prefer a printed version, we will accomodate you! Godspeed!
In accordance with 723.078 Bylaws of homeowners association. The 2023 Florida Statutes (incl Special Sessions C) Time is of the essence! Please Sign this petition!
The undersigned members hereby petition the Board of Directors of Ocean Point to,
1) Management (Carlos Rodrigues) to resign, step down or be removed (Failing to perform duties as required by DBPR and condominium bylaws. Selective enforcement, mismanagement & failure to provide office records in 10 business days). After and immediately a new management company (as described in 3), to begin managing our association.
2) New Management. A Licensed, Bonded & Insured Management Company to replace old Management. After a year, owners vote to retain or replace. Owners want competitive bids for Management Co candidates that offer transparency and have a reputation for being accountable for the services they provide, especially, as it pertains to balancing our checkbook, providing Spa Expenditures, Audits to be given every 3 months per Bylaws. Owners to consider bids from venders, headhunter, staffing co or legal advisor to present vendor bids. (Budget for new Management limited to current Management budget or less)
3) Hire an Independent Forensic CPA Auditor to provide clear accountability for monies we’ve paid for work identified in the last 2 SPAS’ in addition to the maintenance fees, since 2019. Over 14.5 Million dollars for which we currently have no accountability. (Auditor budget capped at $25 per unit)
4) Approval of the 2024 budget by the Board to be rescinded. The 2024 Budget is to be vetted by new management co., (per 3) with assistance of Auditor. (Per 4) After of which, New Management to draft new 2024 budget proposal, to be voted on by owners or adopted by New Management, per bylaws at time of vote.
5) Owners want accountability At time assessed for Cosmetic Changes such as gym, front & rear lobby, front parking-covers etc., owners were not informed of; 2025 mandatory reserves, increasing dues, spa’s, new roof costs etc. Spa expenditures provided quarterly. Auditor (per 4) to report & provide best path for owners to get accountability on monies collected, work completed or uncompleted etc. Per Florida Statute 718.404(24)
6) Investigation of our voting system. To be conducted by Controller, Auditor or Legal Rep.
- end of petition
10
The Issue
Josie Todd of Ocean Point Community, started this Petition on 01-22-2024. If you prefer a printed version, call or text (305) 988-9362
Hello ocean point owner’s community,
I am standing up for all that have come before me that had issues with Ocean Point but have not been able to resolve. I have taken it upon myself to continue to carry that torch and in that spirit, please take the time to read what follows.
Imagine living in an apartment where every year your rent goes up 20% from the year before, every year...
Currently as of now we are not allowed to vote on the budget or anything. We live where we have no rights. We don’t have a vote on how our money is spent and we might as well live in an apartment building. Lets take a moment to examine Board Members behavior and actions during tenure, such as financial and ownership choices and the increasing lack of transparency.
Where did the money go?
OVER $15 MILLION flowed through their hands in the last 5 years! The lack of transparency is alarming. It is pertinent that owners know how their money is being spent. In the last 4 years we have paid over 59k in Special Assessments. Owners since 2017 paid a grand total of 62K in Special Assessments and much more w payments and interest. This kick started a cycle of financial burden, for some owners, to the extent of liquidating assets or distress selling of their homes
3.4 Million-Dollar claim settlement our current president filed for in 2021 (filed 4 years late) we only received $1.761 million, and $1.987 Million of our claim was paid to attorney and assessor fees, so they got more then we got! To add salt to the wound, ensuing insurance hikes soon followed. Our insurance rocketed from 200k in 2022 to a projected 965k in 2023 and $1.14 Million by 2024. Do the math, we will have paid the insurance co the entire claim back in 4 years & continue to pay exorbitant premiums for years to come. Some of that increase is consequent of said claim.
§ 11 Million dollar loan taken out in Ocean Point Associations name, which by the way puts us in peril even for owners that paid in full! In the event they do not pay off loan, we OWNERS are ALL LIABLE! Why not close the portion of this line of credit that represents the sum total of what owners paid upfront when they were assessed? Tremendous financial burdens and little information given on where we are at: totals spent in change orders, how much has been spent in total, how much work is left and expected cost. All this while certain board members enrich themselves by buying units from distressed owners and at below market values.
§ We spent ¼ Million on Security, seen watching YouTube, studying for exams. No patrolling floors, no checking if doors are locked nor signing in people.
§ A concerned owner recalled, it appears the work that was proposed for SPA11 was duplicated in 2022 SPA, in an email to Board Members and owners, and color coated to show same items we’d already been assessed for. President Jeff DeCarlo pooh-pooh this discrepancy, sweeping it under the rug. Do they care how many SPA’s are passed? Or are they there for financial gain, profiting from the carnage, while unit owners suffer as a result of not being able to continually pay for undone work and exorbitant cost. Now there are rumors of another spa
2017 SPA9 $991,650. Owners paid $4.18k per unit upfront
2019 SPA11 $4 Million+, Owners paid $17.135k per unit upfront
2022 SPA22 $6.8 Million, Owners paid $41k per unit upfront
§ Our roof should have been Priority #1. Major ongoing water damage is costing us big money and comprised our building structure to what extent? Our leaky and unrepaired roof mentioned in a recent board- meeting was also sited in minutes and board correspondence as an issue since 2017 (Hurricane Irma in Sept 2017 to be exact), remains uncorrected despite years of collecting spa’s, claim settlement money and a huge loan(s).
§ No SPA / Construction Project Manager nor Performance Bonds in our contracts with construction related vender’s, is the reason why our construction project has been prolonged. Is there structural damage the board is not disclosing to the owners? Big-ticket-checks (some $20k+) to a CT Consulting (a Building Engineers and management co) Same for a Restoration Cleaning co. who did restorations on 8 units, including gutting and replacement of drywall sheetrock and framing paid by our association.
§ Per concerned owner, Guillermo Gleizer’s, email, Aug 31st, 2023 RE; Proposed Amendments to our bylaws. 3 of the 8 amendments have nothing to do with owner’s and everything to do with benefitting 10 owner’s (two on our board) with multiple units. Yet all 8 amendments passed with only 8 - 22 opposing.
Did you vote to pass ALL 8 amendments?
I did not! We did not!
What’s alarming is, since electronic voting was implemented, the votes are not typical of the history of the unit owners.
Our voting and bylaws and owners rights need an honest reset.
§ Minutes from meetings on Sept 6th meeting and Nov 2nd, 2023, reveal current Board President Jeff DeCarLo “contemplating” disrupting our “1-vote-per-unit” protocol by amending bylaws to make possible “multiple- votes-cast-per-1-unit” so potentially, large investor groups or companies could set up with multiple owners, listed on a unit, who could cast multiple votes per qualified unit. (no limits mentioned) That’s a method used for hostile take-overs.
§ It time to rethink our entire board…
§ OWNERS need to UNITE NOW and be informed so we can protect our investment. We’re facing titanic levels of mismanagement of our Association's funds, our staff services, building's construction project - all without transparency or accountability. Inflated staff salaries and undue spa expenses are draining our resources while recently amended bylaws infringe on our rights as owners - including our right to vote on budgetary matters! This petition aims to unite no less than 128 designated voters among us - a majority that can address these concerns head-on. We seek transparency in management decisions; fair allocation of resources towards necessary repairs; review of staff salaries; reduction in unnecessary expenses such as those incurred by the SPA; reconsideration of materials & services costs; reversal or amendment of any bylaws that infringe upon owner rights.
§ Our unity is not just about addressing current issues. We need to unite to protect our investment by prohibiting being taken advantage of by unethical board members, in it for financial gain, AND management that turns a blind eye to what is going on. (Such as, owners with more then 1 unit, physically joining units, renting unit without living in said unit for 1 year, selective enforcement, mismanagement….
Rules for thee but not for “me and my friends” has to STOP. Per Guillermo Gleizer: Members of the Board, in a conflict of interest position must have nothing to do with the discussion and preparation of the Proposed Amendments.
§ In sum, mismanagement, overpaid salaries, double-dipping escalating-budgets, skyrocketing-insurance, prolonged construction, spa’s, late financial reports & minutes, too many private meetings. The lack of reserves exacerbates these issues.
We want the work that we paid for to be done but we also want accountability for what we have paid for so we can secure a financially stable future for all owners at Ocean Point. Let us come together to make sure we can enjoy what we invested in – a peaceful home where we can retire with assurance. Please sign this petition if you believe in creating an accountable management system at Ocean Point that respects owner rights. Owners who wish to run for office, register deadline is Sat Feb 3d, Thank you for your continued support of our Ocean Point Community.
Save the dates; Budget meeting is Wed, Jan 24th-2024, Register to run for office by Sat Feb 3d, meeting and vote for Reserves is Feb 21st, 2024, Board Election Meeting and Vote is on March 14-2024
Sincerely,
Josie Todd and on behalf of concerned owners of Ocean Point Community
Josephine Todd, 345 Ocean Drive, Miami Beach, FL, 33139, Unit 303, (305) 988-9362, text/call friendly (11am - 7pm)
Email us: OceanPointCommunity@gmail.com please always text an alert if you send email so we don't miss your correspondence. If you prefer a printed version, we will accomodate you! Godspeed!
In accordance with 723.078 Bylaws of homeowners association. The 2023 Florida Statutes (incl Special Sessions C) Time is of the essence! Please Sign this petition!
The undersigned members hereby petition the Board of Directors of Ocean Point to,
1) Management (Carlos Rodrigues) to resign, step down or be removed (Failing to perform duties as required by DBPR and condominium bylaws. Selective enforcement, mismanagement & failure to provide office records in 10 business days). After and immediately a new management company (as described in 3), to begin managing our association.
2) New Management. A Licensed, Bonded & Insured Management Company to replace old Management. After a year, owners vote to retain or replace. Owners want competitive bids for Management Co candidates that offer transparency and have a reputation for being accountable for the services they provide, especially, as it pertains to balancing our checkbook, providing Spa Expenditures, Audits to be given every 3 months per Bylaws. Owners to consider bids from venders, headhunter, staffing co or legal advisor to present vendor bids. (Budget for new Management limited to current Management budget or less)
3) Hire an Independent Forensic CPA Auditor to provide clear accountability for monies we’ve paid for work identified in the last 2 SPAS’ in addition to the maintenance fees, since 2019. Over 14.5 Million dollars for which we currently have no accountability. (Auditor budget capped at $25 per unit)
4) Approval of the 2024 budget by the Board to be rescinded. The 2024 Budget is to be vetted by new management co., (per 3) with assistance of Auditor. (Per 4) After of which, New Management to draft new 2024 budget proposal, to be voted on by owners or adopted by New Management, per bylaws at time of vote.
5) Owners want accountability At time assessed for Cosmetic Changes such as gym, front & rear lobby, front parking-covers etc., owners were not informed of; 2025 mandatory reserves, increasing dues, spa’s, new roof costs etc. Spa expenditures provided quarterly. Auditor (per 4) to report & provide best path for owners to get accountability on monies collected, work completed or uncompleted etc. Per Florida Statute 718.404(24)
6) Investigation of our voting system. To be conducted by Controller, Auditor or Legal Rep.
- end of petition
10
The Decision Makers
Petition created on January 23, 2024