Condo Owner

Spring 2017

Condo Owner publishes information vital to the business and pleasure of resort condominium ownership. Topics covered relate to real estate market trends, community association matters, rental management issues, tax and insurance updates and more.

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S P R I N G 2 0 1 7 • condo owner 29 maintenance Gulf Shores, Orange Beach, Fort Morgan & Perdido Key 866-733-5482 6908 Maintaining a home is not a simple task. Let alone one that hosts a few hundred people a year. Opening your doors to others takes trust, and at Meyer, we take that responsibility very seriously. We treat your investments as our home and will do everything we can to make sure renters feel the same way. If they don't, we'll make it right. Call or email us to learn more! Si 967 Personally Invested In Your Return The National Fire Protection Association (NFPA) 82 Section—the standard used to govern waste handling sys- tems—provides comprehensive requirements including specifications on the construction and installation of waste chutes, waste storage areas, sprinkler system for waste compactors, maintenance, equipment, issues concerning waste handling systems and more. Companies like Giant Enterprises provide services to not only install and clean waste chute systems, but also to help condo associations and owners comply with the regulations. "We go by the NFPA 82 standard, which is fire safety code," said JD West, owner of Giant Enterprise, a trash maintenance and odor control solution company in the Florida panhandle. "We want to bring those condominiums associations up to fire safety code standards." While there are many reasons to properly maintain waste chutes, fire safety is the priority concern for condo owners. For instance, NFPA 82 requires that trash chutes have a self-closing, positive latching frame and a gasketed fire door assembly having a fire protection rating of not less than one hour. According to the Florida Community Association Pro- fessionals (FCAP), the chute acts like a chimney in a trash room fire, sucking flames and smoke upwards. Trash chute doors that don't self-close and self-latch allow the fire and smoke to escape into the corridors of the building making the damage much worse. West emphasized that regular inspections need to take place to address fire hazards. "We look for holes in the chutes as well. If anything were to happen with a fire taking place, the fire and smoke could escape through those holes in the chute," he pointed out. " When trash chutes have mul- tiple holes throughout the chute walls, they are in violation of fire safety codes." Not only are ignored trash chutes a safety problem but an odor problem as well. If holes form, trash can pile up in parts of the chute and start to emit an odor. These odors attract pests, such as rats and cockroaches, to the condo- minium and are also a source of germs and disease. Ignoring these types of problems could prove to be a very expensive lesson. West recalled a condominium that neglected their garbage chute until it became an emergency. "The trash chute was full; from the third up to the fifth floor was nothing but trash," he said. "The chute portion on the third floor was damaged and cockeyed, and anything from the third floor up would not take trash." It is important to conduct maintenance on the trash chute regularly, West said. "The national recommendation for cleaning a trash chute is twice a year," he said. "Most [con- dos] will do it only once a year." Preventative maintenance by professionals can consist of checking working parts to insure they are functioning, ►

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