2023 Updates
December 30, 2023, 11:40 AM UpdateThough most contractors are home with their families for the holidays, some progress has been made on the ground level storage rooms and the HVAC systems.
The big news is a yearend “gift” from the City of Sanibel. The building permit for the clubhouse was issued on December 28th, so work can begin in early January!
December 15, 2023, 10:10 AM Update • Interior air handling units have been connected to the exterior compressors in six of the seven buildings. The systems are up and running in four buildings. • Gutters and back splash installation is completed on all buildings except for some final trough installations on one building. • Trim and carpet installation is complete in six of seven buildings. • Impact windows have been installed in the maintenance building. • Concrete support piers have been installed in six of seven buildings. Work continues installing stringers and platforms for the beachside stairs. • Relocation of the 800-amp distribution unit for building A continues, with expected completion after the first of the year. • Breakaway walls for the ground level storage rooms are under construction in four buildings. Unfortunately, we received some not-so-good news from FEMA regarding these storage rooms. They are requiring us to install hurricane impact doors. These doors have a longer lead time but more importantly will have an impact on parking. These doors must open out into the parking area. • Site surveys by two landscape architects are ongoing. These surveys are needed to finish all engineering work forward of the CCL (read the definition in our 11/29 update) and for the building permit application for all structures in that area. • We are still waiting to hear back regarding the clubhouse building permit. • Work progress is negatively impacted by the time workers spend getting on and off the island. Based on the hour of the day, commute times can take as much as two hours each way.
Since most workers will be off for the holidays, work will be significantly reduced during the last two weeks of this year. As a result, this is likely the last update for 2023.
December 6, 2023, 12:10 PM UpdateAs previously reported, work continues to get the interiors completed. Meanwhile the work outside continues to focus on the construction of the beachside stairs and HVAC connections. We still await the city’s approval of our plans for the reconstruction of the clubhouse, and as soon as it is received that work will immediately begin.
Another major project is in progress on building A, which unlike the other buildings had it’s main electric distribution equipment in the garage area. (The other buildings have this equipment in a utility closet upstairs in the front stairwells.) Building code requires it to be raised 12 feet. As a result, a platform has been mounted next to the elevated platform for the HVAC compressors. The next step will be the installation of the equipment and the associated electrical work.
All door locks are being replaced this month. The new locks will use RFID like we had but will also have a key backup in case the electricity goes down. This was not the case with the previous locks, so after the hurricane hit the only way to access some units was to cut through the deadbolt. The plan is to include these locks to control access to the tennis and pickleball courts. Owners that previously purchased wristbands for unlocking their unit will be able to exchange their old wristbands for the new version, at no cost.
November 29, 2023, 10:55 AM UpdateRegretfully it’s been too long since our last update, due in part to the lack of any “major“ developments and compounded by the Thanksgiving holiday.
Work has continued on the remaining interior refinishing…painting, replacing clothing and towel rods, grab-bar installation, misc. repairs, installation of trim/doors, etc. along with starting a very detailed unit-by-unit, room-by-room, wall-by wall punch list of what needs to be done to make every unit ready for occupancy. The same is true for the exteriors of all buildings, along with enclosures of the ground-level storage rooms, not to mention the HVAC air handling unit installation and compressor connections.
Major work continue on the rebuilding of the maintenance building and the beachside exterior stairs, beginning with the very time-consuming installation of the in-ground supporting concrete piers.
However, just before the Thanksgiving “pause”, we got some important news that we hope will speed things up. We’ll try to make a rather complex situation more understandable… Permitting for the rebuilding is under the jurisdiction of the City of Sanibel. Until this point, the “rule” was that every individual structure required its own separate building permit. Therefore, a separate permit was required for each of our 7 buildings, plus the office, maintenance and clubhouse buildings and each of the individual grilling gazebos. Then separate permitting for the 3 boardwalks to the beach. Additionally, a permit was needed for the grading and landscaping of the entire property from the buildings to the DNR zone.
Hope we haven’t lost you yet…but it gets more complicated before it gets simplified…There’s something called the Coastal Construction Line (CCL) which defines the property from a certain point forward to the beach. For Tortuga, the CCL basically follows a line from the beachside of building A to building G. In other words, the entire resort, from the buildings to the beach. This area forward of the CCL. is under the jurisdiction of the Florida Department of Environmental Protection (FDEP). Permits are issued by the City, but all approvals for this area must be done by the FDEP.
Okay, now we get to what we hope is the good news…Instead of requiring over a half dozen individual permits, the City has decided to include all structures forward of the CCL in a single permit,. Additionally, the 3 beach boardwalks should also be included in this one permit. Having said that, the FDEP stipulates that the permit application must include engineering for all structures in the entire area. This is not new.
What is new is that the FDEP is requiring the entire area be surveyed and planned by a certified landscape architect, rather than our landscape contractor. The landscape architects must include not only grade elevations, but also all plants and trees. This complicates things in the short-term but gives us very detailed site plans that will be beneficial in the years to come.
To expedite this work, we have two landscape architects working onsite. We are optimistic that this new development will positively impact the progress towards our goal of reopening by the end of 1Q2024. Nevertheless, there remain lots of variables that can impact this date, many of which remain out of our control. We’ll keep you updated as the work progresses.
Major work continue on the rebuilding of the maintenance building and the beachside exterior stairs, beginning with the very time-consuming installation of the in-ground supporting concrete piers.
However, just before the Thanksgiving “pause”, we got some important news that we hope will speed things up. We’ll try to make a rather complex situation more understandable… Permitting for the rebuilding is under the jurisdiction of the City of Sanibel. Until this point, the “rule” was that every individual structure required its own separate building permit. Therefore, a separate permit was required for each of our 7 buildings, plus the office, maintenance and clubhouse buildings and each of the individual grilling gazebos. Then separate permitting for the 3 boardwalks to the beach. Additionally, a permit was needed for the grading and landscaping of the entire property from the buildings to the DNR zone.
Hope we haven’t lost you yet…but it gets more complicated before it gets simplified…There’s something called the Coastal Construction Line (CCL) which defines the property from a certain point forward to the beach. For Tortuga, the CCL basically follows a line from the beachside of building A to building G. In other words, the entire resort, from the buildings to the beach. This area forward of the CCL. is under the jurisdiction of the Florida Department of Environmental Protection (FDEP). Permits are issued by the City, but all approvals for this area must be done by the FDEP.
Okay, now we get to what we hope is the good news…Instead of requiring over a half dozen individual permits, the City has decided to include all structures forward of the CCL in a single permit,. Additionally, the 3 beach boardwalks should also be included in this one permit. Having said that, the FDEP stipulates that the permit application must include engineering for all structures in the entire area. This is not new.
What is new is that the FDEP is requiring the entire area be surveyed and planned by a certified landscape architect, rather than our landscape contractor. The landscape architects must include not only grade elevations, but also all plants and trees. This complicates things in the short-term but gives us very detailed site plans that will be beneficial in the years to come.
To expedite this work, we have two landscape architects working onsite. We are optimistic that this new development will positively impact the progress towards our goal of reopening by the end of 1Q2024. Nevertheless, there remain lots of variables that can impact this date, many of which remain out of our control. We’ll keep you updated as the work progresses.
November 14, 2023, 3:55 PM Update • Interior painting of the last building continues. • Interior trim and door installation is ongoing. • Kitchen and bath cabinets are on order with 6–8-week lead time. • A detailed inventory of all kitchen dishes, pots, pans and utensils has begun. • Gutters have been installed on all buildings, with the office and maintenance buildings scheduled next. • Scupper drain replacement work is ongoing. • Beachside exterior stairs completed on one building and pier installation is ongoing at 4 other buildings. Once the stairs are completed on 3 buildings, handrail installation will begin. • Breakaway walls for the ground level storage rooms are starting to be installed. However, the doors for these rooms have a 4–6-week lead time. • Emergency lighting/exit signs are being installed.
November 6, 2023, 3:35 PM UpdateAs previously reported, reconstruction of the beachside stairs began last month. When you get back to the resort, you’ll see that the new stairs are quite a bit sturdier than the originals. As our contractor said, “you can march an elephant up these stairs”. Building codes have changed significantly, and meeting these new codes presented numerous challenges. The new code requires the support posts sit on a 6-foot-deep concrete pier. Since where the stairs sit is at about 4 feet above sea level, the concrete piers will be partially below sea level. As a result, no sooner do they drill the hole for the concrete forms, the hole fills with water. Then once pumped out, the is set, and fills with water.
With the arrival of the concrete truck, the forms are pumped “dry” and the concrete poured into each form. The piers are then capped providing a level substructure for the wood posts.The posts are 8” x 8” pressure-treated wood, weighing 300 pounds each. They are attached to the piers by stainless steel fittings. The rest of the staircase structure is built, the Brazilian pine treads installed and the structure is ready for finishing and handrail mounting. The handrails will be aluminum, like those on the front stairs.
Since the wood is so attractive, we’ve decided to treat it with a clear sealant, rather than painting, which will require repainting every few years. We can always decide to paint at some time in the future.
November 2, 2023, 1:45 PM UpdateThis update is aimed at giving additional clarification to the 2024 fee invoices.
In our October 30th update below, we covered the process and timing of credits to owner accounts. However there have been some additional questions regarding the account balances after credits have been applied.
For owners that requested a refund of their 2023 credit, clearly the full 2024 fees are due on 1-1-2024. For those who kept the credit in their account, the balance due on 1-1-2024 is the difference in annual fees from 2023 to 2024. This amount is $83.91 per unit week.
In addition to the annual fees there are the property taxes, which are determined by Lee County. The county also sets the brackets for the taxes, based on the time of the year. The length and number of brackets can change from year-to-year, and are currently set at: Weeks 1-6: $99.33 Weeks 7-12: $286.93 Weeks 13-16: $90.20 Weeks 17-50: $45.79 Weeks 51-52; $ 99.33The taxes above are higher than the prior year. Therefore, any increase in taxes will be added to the increase in the annual fees. As an example, for week 32, the taxes increased by $7.02. Additionally, the voluntary ARDA fee is now $7.00, an increase of $4.00. Therefore, the total remaining balance due on 1-1-2024 is $94.93 ($83.91 + $7.02 + $4.00).
Owners can log into their HGV account to view current and past detailed billing statements.
For owners that requested a refund of their 2023 credit, clearly the full 2024 fees are due on 1-1-2024. For those who kept the credit in their account, the balance due on 1-1-2024 is the difference in annual fees from 2023 to 2024. This amount is $83.91 per unit week.
In addition to the annual fees there are the property taxes, which are determined by Lee County. The county also sets the brackets for the taxes, based on the time of the year. The length and number of brackets can change from year-to-year, and are currently set at: Weeks 1-6: $99.33 Weeks 7-12: $286.93 Weeks 13-16: $90.20 Weeks 17-50: $45.79 Weeks 51-52; $ 99.33The taxes above are higher than the prior year. Therefore, any increase in taxes will be added to the increase in the annual fees. As an example, for week 32, the taxes increased by $7.02. Additionally, the voluntary ARDA fee is now $7.00, an increase of $4.00. Therefore, the total remaining balance due on 1-1-2024 is $94.93 ($83.91 + $7.02 + $4.00).
Owners can log into their HGV account to view current and past detailed billing statements.
October 30, 2023, 11:15 AM UpdateWith 2024 fees due on January 1, 2024, this update will attempt to clear any confusion regarding credits for unused weeks in 2022 and 2023. • Everyone must pay 2024 fees, even if you know the resort will not reopen in time for your week. • If you deposited your week(s) in the HGV Club for points, you are not eligible for a credit of your fees. • Owners of weeks in the 4th quarter of 2022 received a credit to their account in March or April 2023. • Owners of weeks in the 1st and 2nd quarters of 2023 received credits to their account about 6 weeks after the close of the respective quarter. • Owners of weeks in the 3rd quarter of 2023 will have their accounts credited in mid-late November 2023. • If you did not request a refund of your account’s credit balance, that credit balance is applied against the 2024 fees. Therefore, what you will owe for 2024 is simply the difference between 2024 and 2023 fees. (However, for 4th quarter owners, the balance due is the difference between 2024 and 2022 fees and your accounts will be credited for your 2023 fees in mid-late February 2024).
Simply log into your account and check the balance due. You’ll then see that the credit has been applied towards the 2024 fee.
October 29, 2023, 5:00 PM UpdateWe reported not long after the storm that the damage to the clubhouse made it unsafe to enter. Subsequently, our contractor was able to secure the structure with temporary wood and steel supports. That allowed the team to begin the preparations for repairing the structure.
The ceiling/roof structure was held in place by over a dozen steel columns around the perimeter of the building. We could not see them because they were covered with a wood façade. When the façade was removed, we uncovered a surprise. The bases of the steel columns were severely damaged due to rust. These columns will have to be repaired before additional work can move forward.
Additionally, removal of other wood facades revealed the extent of the damage to the overhead concrete structure.
The clubhouse building permit application is being reviewed by the City of Sanibel. The work is expected to take at least 2 months to complete.
October 23, 2023, 3:10 PM UpdateWe are pleased to announce that Lisa Welday has joined the TBC team as our new Assistant Manager. Lisa obtained a degree in hotel management and since graduating has gained tremendous hands-on experience in many different departments within the hotels she has worked at. She looks forward to meeting all the owners once the resort opens. (In the meantime, we need to figure out how we deal with having three Lisas in the office!)
October 23, 2023, 10:40 AM UpdateThere will be some updates dealing with some specific items, notably the clubhouse and the beachside stairs. This update will deal with more general items: • All skylights have been replaced. • Exterior painting is complete and the interior is at about 70% completed. • Interior door and baseboard installation is moving forward. • Screen door installation is delayed because the doors were a custom size. • Scupper drains for upstairs bedroom balconies is ongoing. • Exterior electrical installation is on hold until all in-ground support piers for the beachside stairs are in place. • There are about 20 kitchens that need to be replaced. We need to keep the granite countertops, which require custom cabinets, that have a 3-month lead time. • To eliminate further damage to the beachside pathways from heavy equipment, the pavers have been removed and the paths will be reinstalled later. • Installation of interior air handling units and connection to outdoor compressors is progressing. • To meet health requirements while waiting for new pool pump equipment, a temporary recirculating pump has been installed. • Maintenance building drywall is being installed.
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October 21, 2023, 4:50 PM UpdateYour board endeavors to keep maintenance fees as low as possible while ensuring that the comfort, safety, and maintenance of your units are well funded. The dollar increase to your fees would be more than $124.00 due to the insurance premium increase alone. However, we have been able to review the rest of the budget and reserves and reduce the increase to less than $85.00 for the entire budget.
Fees for unit weeks while the resort remains closed will continue to be reimbursed per the same process/timetable since the hurricane. All 2024 fees are due January 1, 2024, and only accounts that have been paid in full can be reimbursed. As was the case this past year, any weeks deposited into an HGV account for points cannot receive fee reimbursement.
Additionally, once the resort is reopened, fees for unit weeks after that date will no longer be reimbursable, regardless of the amount of time owners are notified of the reopening date.
Fees for unit weeks while the resort remains closed will continue to be reimbursed per the same process/timetable since the hurricane. All 2024 fees are due January 1, 2024, and only accounts that have been paid in full can be reimbursed. As was the case this past year, any weeks deposited into an HGV account for points cannot receive fee reimbursement.
Additionally, once the resort is reopened, fees for unit weeks after that date will no longer be reimbursable, regardless of the amount of time owners are notified of the reopening date.
October 20, 2023, 9:50 PM UpdateThe Board had a series of meetings at the resort this week with HGV and ATI, our reconstruction contractor. We learned that the target date for completion of the work has been moved into 2024. Additionally, as previously reported on September 12, once the work is done, it can take several weeks to get other service providers to finalize there work, along with the needed inspections for the City of Sanibel to certify that the property can resume occupancy.
As a result, reopening of the resort is now estimated to occur in mid-late first quarter of 2024. This estimate can move based supply chain and vendor delays.
Additionally, as HGV has gotten some experience with reopening other resorts, they’ve learned that the previously announced 30-day notice of a reopening date is not manageable, due again to these independent service providers, who do their own scheduling. HGV will endeavor to provide as much advance notification as possible, but even then, it could be relatively short and subject to change. Therefore, those owners looking to book travel are encouraged to be prudent and get refundable fares, and/or obtain travel insurance.
All of us appreciate your continued patience and understanding as we work diligently to get the resort back to the standard you are accustomed to.
As a result, reopening of the resort is now estimated to occur in mid-late first quarter of 2024. This estimate can move based supply chain and vendor delays.
Additionally, as HGV has gotten some experience with reopening other resorts, they’ve learned that the previously announced 30-day notice of a reopening date is not manageable, due again to these independent service providers, who do their own scheduling. HGV will endeavor to provide as much advance notification as possible, but even then, it could be relatively short and subject to change. Therefore, those owners looking to book travel are encouraged to be prudent and get refundable fares, and/or obtain travel insurance.
All of us appreciate your continued patience and understanding as we work diligently to get the resort back to the standard you are accustomed to.
October 4, 2023, 4:45 PM UpdateFollowing our September 18th update, work on the beachside stairs has begun. The first step (no pun intended) is the removal of the previous foundation/footings. This is required because new building codes require the supporting posts be sunk six feet deep in concrete. When drilling the holes, water incursion is a bigger problem than originally anticipated. This is causing this second step to take longer than planned, and could potentially be the longest part of the rebuilding.
We are confident that once the contractor gets some posts installed, they will have a system that will hopefully speed things up. Regardless, this stair reconstruction is forecast to take at least two months. As soon as we have some above-ground structures, we’ll post some pictures of the progress.
As for the clubhouse, our plans are still being reviewed by the City.
September 27, 2023, 9:40 AM UpdatePickleball or tennis anyone?As previously reported, the ground under the pickleball and tennis courts was compromised by Hurricane Ian’s storm surge. As a result, the courts must be replaced, and that work has begun. As you can see from the picture below, the first step is the removal of the existing courts.
Once rebuilt, we will have at least seven pickleball courts and one tennis court. This reflects the pre-Ian court usage.
September 18 2023, 5:55 PM Update - Interior painting is nearly completed. - Carpet installation has begun. - Interior trim and door installation has begun. - Screen enclosure installation is completed and screen door installation continues. - Exterior stair construction is scheduled to begin soon. The new stairs will be far more study than in the past. - Exterior HVAC compressors have been raised onto the new platforms and interior air handling unit installation has begun. - We’ve received two of our three new maintenance team golf carts.Check out a few long-awaited photos…
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September 14, 2023, 7:50 PM UpdateWe now have some sort of estimated work completion date…a key step toward reopening our resort. Let’s now talk about what we can expect when we reopen….
Though every effort is being made to open with everything as it was, we’re sure everyone can understand that things will not be perfect. One thing is certain, the landscaping will not be completed, and will take quite some time. We will soon have an update dedicated to this subject. Regarding furniture, it is clear that all box springs/mattresses are being replaced. As far as other furnishings, our insurance adjuster will determine what needs to be replaced once the units are ready to have furnishings moved back in. As a result, all furniture may not be in ideal condition as repairs and replacements are processed.
Most, but not all, appliances avoided damage, but all are being evaluated. We have a second round of RFP’s out for quotes to replace everything in accordance with our long-term replacement schedule.
The rebuilding of the clubhouse and pool equipment will begin soon and are targeted for completion in December. Included is the replacement of the stone walls around the spa and shower. Though not desirable, it is possible that the City of Sanibel could determine that our resort can resume occupancy before these amenities are completed. We endeavor to avoid this unattractive situation.
It’s also possible that not all the grill gazebos will be rebuilt before we reopen, so grill access might not be as convenient as in the past.
Rebuilding noise may also disturb the tranquility after reopening. Access to the beach will likely be severely limited since we cannot rebuild the three boardwalks until we receive Federal Permits (not the same as City of Sanibel permits). The Federal Permits for the DNR (Department of Natural Resources) Zone (from TBC Property line to the water) have up to an 8-month waiting period along with no construction that can occur during turtle season. Until the boardwalks are rebuilt, we hope to be able to access the beach via the walkway between Building A and Loggerhead.
We’d be remiss not talking about what to expect on the island when we reopen…- The vegetation took a major hit everywhere. - As for shopping, most shops are closed, with question marks on reopening. - There are a handful of restaurants open. Again, reopening schedules are in question. - For food/groceries, Jerry’s is open. The Bailey’s shopping center has been taken down and is being rebuilt. The island is in a “chicken and egg” situation… if visitors stay away, why should shops/restaurants reopen…and if there are no shops/restaurants, why should visitors come back? None of us can control what the proprietors do, however we can control our own actions by coming back to our beloved island, but with reduced expectations…at least in the short term. We are Sanibel Strong!
As we get closer, we’ll be better able to assess what the situation will be when we reopen.
Though every effort is being made to open with everything as it was, we’re sure everyone can understand that things will not be perfect. One thing is certain, the landscaping will not be completed, and will take quite some time. We will soon have an update dedicated to this subject. Regarding furniture, it is clear that all box springs/mattresses are being replaced. As far as other furnishings, our insurance adjuster will determine what needs to be replaced once the units are ready to have furnishings moved back in. As a result, all furniture may not be in ideal condition as repairs and replacements are processed.
Most, but not all, appliances avoided damage, but all are being evaluated. We have a second round of RFP’s out for quotes to replace everything in accordance with our long-term replacement schedule.
The rebuilding of the clubhouse and pool equipment will begin soon and are targeted for completion in December. Included is the replacement of the stone walls around the spa and shower. Though not desirable, it is possible that the City of Sanibel could determine that our resort can resume occupancy before these amenities are completed. We endeavor to avoid this unattractive situation.
It’s also possible that not all the grill gazebos will be rebuilt before we reopen, so grill access might not be as convenient as in the past.
Rebuilding noise may also disturb the tranquility after reopening. Access to the beach will likely be severely limited since we cannot rebuild the three boardwalks until we receive Federal Permits (not the same as City of Sanibel permits). The Federal Permits for the DNR (Department of Natural Resources) Zone (from TBC Property line to the water) have up to an 8-month waiting period along with no construction that can occur during turtle season. Until the boardwalks are rebuilt, we hope to be able to access the beach via the walkway between Building A and Loggerhead.
We’d be remiss not talking about what to expect on the island when we reopen…- The vegetation took a major hit everywhere. - As for shopping, most shops are closed, with question marks on reopening. - There are a handful of restaurants open. Again, reopening schedules are in question. - For food/groceries, Jerry’s is open. The Bailey’s shopping center has been taken down and is being rebuilt. The island is in a “chicken and egg” situation… if visitors stay away, why should shops/restaurants reopen…and if there are no shops/restaurants, why should visitors come back? None of us can control what the proprietors do, however we can control our own actions by coming back to our beloved island, but with reduced expectations…at least in the short term. We are Sanibel Strong!
As we get closer, we’ll be better able to assess what the situation will be when we reopen.
September 12, 2023, 9:40 AM UpdateIn a meeting yesterday, the Board discussed a possible mid-December, 2023 target completion date for the reconstruction process, and it is highly probable that reopening will not occur before the end of the year.
Though reconstruction might be completed, providers for internet, phone, fire alarms and other critical services can have their own timetables that we cannot control. As a result, this may delay the actual reopening by another 3-5 weeks. Additionally note that it is the City of Sanibel that makes the final determination on whether occupancy can resume. We will be posting more updates on the progress being made next week.
Though reconstruction might be completed, providers for internet, phone, fire alarms and other critical services can have their own timetables that we cannot control. As a result, this may delay the actual reopening by another 3-5 weeks. Additionally note that it is the City of Sanibel that makes the final determination on whether occupancy can resume. We will be posting more updates on the progress being made next week.
September 8, 2023, 10:30 AM Update - Interior painting should be completed in the coming weeks. - Interior trim/baseboard and door installation has begun. - Outdoor screen door installation continues. - Repairs to the upper unit MBR balcony scupper drains has begun and should be completed by the end of the month. - Maintenance building rough plumbing and electrical has been completed. - Clubhouse engineering plans are being submitted to the City to begin the permitting process. Once work begins, it is estimated completion will take 2 months.
- We are awaiting a second round of quotes for appliance replacement.
August 31, 2023, 5:45 PM UpdateOur team has walked the property. It appears that the only damage is to two small trees. There is still a fair amount of standing water, but that is to be expected after a storm of this magnitude.Though parts of the island lost power, we did not. Electricity and water are on. We were very lucky.
August 30, 2023, 10:20 AM Update
After a quick walk-through by ATI, looks like we dodged the Idalia bullet and the resort is okay, More details once we have a more extensive investigation after the rain passes.
More importantly, our staff is all okay.
August 28, 2023, 5:25 PM UpdateOur team on site has spent the past day, or more, preparing for the approaching storm. As of this afternoon the property has been secured and is locked down for up to the next 72 hours. As soon as we have information regarding any storm's impact, we’ll post an update on this site.
Since the last update, our work crews continue to make progress, despite the intense heat. - Interior painting is about 30% completed. - Exterior electrical rough-in is progressing. - All HVAC ductwork has been cleaned/sanitized, in preparation for the installation of interior air handling units. - Screen doors are being installed.
Since the last update, our work crews continue to make progress, despite the intense heat. - Interior painting is about 30% completed. - Exterior electrical rough-in is progressing. - All HVAC ductwork has been cleaned/sanitized, in preparation for the installation of interior air handling units. - Screen doors are being installed.
August 21, 2023, 8:40 PM UpdateThough the resort is closed while we rebuild, the sales office is open remotely.
For those interested in buying or selling units, Lisa Snider is working from her home and can be reached on her mobile phone, 305-797-6391, or by e-mail at lisa.snider@hgv.com.
She’s available to help all current and prospective owners.
- August 16, 2023, 1:10 PM Update
- Interior unit painting has begun. All units will get a fresh coat of paint throughout.
- Final design work and permitting have been completed for the maintenance building. Electrical, plumbing and drywall installation has begun.
- Pool/spa equipment is on order and expected to be delivered by the end of September. Installation is estimated to take at least a month.
- Engineering design work on the clubhouse is nearing completion so we can apply for a permit as soon as it is done. Work will hopefully begin in early September, and is anticipated to take about two months.
August 15, 2023, 12:55 PM UpdateIn response to owner requests for an updated prediction on a reopening date, HGV recently posted the following statement on their website:
“Immediately following the landfall of Hurricane Ian, we estimated that SWFL Resorts would likely not open for at least a year, or approximately a year making it September of 2023. We have maintained that date all along as to reduce issuing many changing and moving dates. We are likely going to miss that target due to the amount of damage, supply chain issues, and permitting processes. We are working with a third-party consultant to set an estimated completion date and will share that estimate once we have it. We will be reaching out by mail and telephone calls when we have an established opening date.”
As soon as we hear more from HGV, we will post it on this website. In the meantime, we appreciate everyone's continued patience.
August 7, 2023, 2:45 PM UpdateWhile the work mentioned in the past couple of updates continues, let’s take a look at some of the completed exterior work…
August 1, 2023, 9:40 AM Update - Drywall replacement/taping and wall texturing has been completed in 6 of our 7 buildings. - Interior painting should begin in the next week or so. - Removal of interior air handling units continues. - Balcony screen replacement has been completed in 5 of our 7 buildings. - Installation of the elevated brackets for the A/C compressor platforms is complete. - Rough-in for exterior lighting is in progress. - Engineering for the clubhouse rebuild is nearing its final stages. - A proposal for the replacement of all pool deck and clubhouse furniture is in review.
July 24, 2023, 12:10 PM Update - Drywall replacement/taping and wall texturing continues and has been completed in 5 of our 7 buildings. - Screen replacement has begun for enclosing the balconies. - Rough-in for exterior lighting has begun. - Needless to say, primary focus is on the buildings, but there are scores of other small items that are being addressed. As an example, all our signs were damaged, or washed away. Checkout a few samples of the new signs…
July 19, 2023, 9:35 AM UpdateAs previously reported, drywall installation is well underway and we’re over halfway completed, including taping. We’re about 1/3rd of the way through wall texturing.
The old interior air handling units are being removed and the installation of the brackets for the new exterior elevated A/C condenser platforms has begun.
Installation of exterior vinyl siding and the custom metal capping, for the roof transition, are ongoing.
Here are some long awaited photos…sorry for the delay. More to come soon.
July 17, 2023, 11:25 AM UpdateThis post will address the extensive exterior electric, lighting and related issues being addressed by our reconstruction team.
First and foremost, the storm did extensive and random damage to our underground electrical system for outdoor lighting and other services. It’s therefore been deemed more efficient/cost effective to replace all underground conduit and “start from scratch”. This will not only facilitate the replacement work but give us new comprehensive diagrams of all underground electric systems.
As previously noted, all lighting must meet very strict codes designed to eliminate any impact on turtle nesting. Fundamentally, the code does not allow any exterior lights that can be seen from the beach. Therefore, not only must our exterior lighting use specific colors, but all lights must be downward facing, and are limited to height restrictions. This includes not only the exterior building accent lighting, but also the lanais, grill gazebos, stairwells, and underground parking areas.
Additionally, there can no longer be pole mounted lighting for our entrance and driveway areas. These will be replaced by 42” high Bollard post lights.
Though our lighting plan has been approved by the City, it is the City that must still approve the actual lights that we select!!
Back underground, the code has changed and the distance from the beach, for any electricity and lighting, has been increased. As a result, there will not be any lighting extending past the end of the buildings (A & G which are the closest to the beach). Therefore, our new boardwalks cannot have lighting.
On a separate but related note, the cable service from the street is being replaced by Comcast. Having said that, we learned that there is a service line that came in from the west side (Building A) of the property, in addition to their cable from the street to the office. All of this must be rationalized as we move forward.
On the bright side, all of these issues are allowing us to lay a firm groundwork for the decades to come, replacing old paper blueprints/plans with digital records of nearly all aspects of our resort.
July 13, 2023, 12:45 PM UpdateAs previously noted, on several occasions, it is still too early to predict a reopening date. HGV announced last October that the resort would remain closed until at least the end of September 2023. This does not mean that reopening will be in early October 2023. There are many moving parts as there are supply chain issues, and lengthy permitting requirements that must be met. Much work has been accomplished, but there is still a lot to be done. We are confident that as the September timeframe approaches, we will get additional direction.
We are pleased to be able to announce that we will be given a 30-day advance notice of re-opening. The TBC ownership would like more notice for planning purposes, but as mentioned above, with all the moving parts, this is not possible. Normally the advance notice, if any, is far shorter. We appreciate your patience and understanding as we work through rebuilding from the devasting destruction caused by Hurricane Ian.
One last note…Annual fee reimbursement by our insurance company will continue up to and including the 30-day notification period. However, fee reimbursement will discontinue for all weeks after the reopening date.
July 11, 2023, 11:00 AM UpdateUpdates and photos are long overdue, in large part due to summertime and July 4th holiday vacations for everyone involved. As folks have been settling back in, we are receiving more information about the work that has been progressing in the meantime.
Here are some key points on the progress, with photos coming, hopefully, in the not-to-distant future: - Scaffolding has been removed from Buildings A, B & C, and will soon be removed from Building D. No scaffolding was erected outside Buildings E, F & G, so before the end of July, we should be scaffolding free! - Roofing is nearing completion with just a very small amount of metal trim to install, which will be completed once the backordered trim is received on site.
- Exterior building painting is nearing completion.
- Interior insulation installation is nearing completion. - Interior drywall installation is over 50% completed and wall texturing has just begun. - The comprehensive landscape replacement plan has been completed and is being reviewed by the City. This plan includes regrading the property, replacing the irrigation system and all vegetation that was lost or killed by the storm. - Engineering design work for the beachside stairs has been completed and approved by the City. Bids are out so a contractor can be selected.
- Engineering work on the Clubhouse is nearing completion. This required numerous changes to meet the current construction codes. This includes the need to elevate the electric control boxes, and the pool’s geothermal temperature control equipment on a platform 8’ above ground. Additionally, anything below 6’ from ground level must be waterproof, including the building’s walls, support beams, electric, etc. - The stone walls around the hot tub and shower areas need to be replaced. For a consistent look, we are reviewing the replacement of the wall in the grill area as well as the wall in the shaded seating area that has the fans. - Engineering design work continues for the grill gazebos, boardwalks, IT equipment closets, ground floor “blowout” walls (for storage under the buildings) and building A’s electrical access panels. The engineering plan for the maintenance building is complete and scheduled to be reviewed by the City this week.
An upcoming update will address the extensive outdoor electric and lighting issues that are being addressed.
June 22,2023, 11:25 AM UpdateWe continue to receive numerous owner inquiries asking about the reopening date. Unfortunately, it is still too early to predict a date the resort will reopen. As a result, owners need to make their individual decisions regarding any travel/vacation plans. The rebuilding process is complex and everyone's patience is appreciated.
In the meantime, note that interior and exterior work reported in our last update continues.
June 13, 2023, 9:00 AM UpdateThere have been numerous comments and concerns voiced through email and social media when TBCboard.Com updates are not posted on a weekly basis. It’s been perceived that delays in website updates support unfounded social media claims that rebuilding work is not progressing. While the Board is pleased that owners are using their website as a source for information, nothing could be further from the truth.
The fact is that the webmaster of this website had made the decision not to post updates simply repeating information from the prior posting… “work on x, y or z was continuing”. But based on feedback, that will change.
Additionally, the webmaster has a life, and travels quite a bit. Updating the website from his tablet is tedious, and lugging around a laptop for the sole purpose of updating the TBC website is not part of his travel plans.
As a result, rest assured that though our goal is to provide frequent updates, delays of 2-3 weeks between updates are not a reflection of a lack of rebuilding progress at our beloved resort. Work is moving forward regardless of the fictitious social media postings to the contrary.
Note that the next update will not be until early July unless time permits. In the meantime, rebuilding continues.
The fact is that the webmaster of this website had made the decision not to post updates simply repeating information from the prior posting… “work on x, y or z was continuing”. But based on feedback, that will change.
Additionally, the webmaster has a life, and travels quite a bit. Updating the website from his tablet is tedious, and lugging around a laptop for the sole purpose of updating the TBC website is not part of his travel plans.
As a result, rest assured that though our goal is to provide frequent updates, delays of 2-3 weeks between updates are not a reflection of a lack of rebuilding progress at our beloved resort. Work is moving forward regardless of the fictitious social media postings to the contrary.
Note that the next update will not be until early July unless time permits. In the meantime, rebuilding continues.
June 11, 2023, 5:10 PM Update
- Asphalt shingle installation is going well and should be completed this month. - Soffit repairs are completed and aluminum facia replacement is close to completion. - It’s been decided that all skylights will be replaced. - Insulation installation in the attics has started. - Drywall installation has begun. - Exterior building painting should be completed in the next week. - All HVAC systems are ordered and the first shipment is expected by early July. - Since outdoor HVAC units must now be placed 11-12 feet above ground, our engineering team has put together a plan to bolt aluminum platforms to the side of the buildings. This will be far more attractive than building wood platforms on posts and cross-members. The City is currently reviewing the plan. - Unfortunately, it appears that there is an 8-month waiting period for the federal permits required to rebuild the boardwalks to the beach. All engineering must be completed to be included with the permit application.
May 23, 2023, 10:10 AM Update
- TPO flat roofing installation has been completed. - Asphalt shingle installation is in progress. See photos below. - Soffit repairs and aluminum facia replacement continues. - Exterior building painting has begun. - The City now requires all fittings for our now beachside staircases be stainless steel. - Drywall and insulation are onsite but interior work cannot begin until the City approves our exterior turtle-lighting plan. (Leave it too Sanibel!) - All electrical boxes, including the geothermal units will have to be elevated about 11 feet high behind the clubhouse. Design work will attempt to make it visually pleasing, but it will have some impact the view from some units. We’ll look at adding palm trees to “neutralize” the structure visibility.
May 9, 2023, 1:20 PM UpdateSome very observant owners caught an inadvertant error in the April 19th update regarding the timing of maintenance fee credits. Thanks go to Katie and Jim T! The following is the corrected text:
As previously reported, maintenance fees paid for weeks that cannot be used while the resort is closed are being credited back to owner accounts, unless the owner has deposited their week(s) for use at another HGVC property. Accounts are credited about 6 weeks after the end of the quarter in which the week occurs. As an example, for weeks in the first quarter of 2023, accounts should be credited by mid-late April May.
Account balances online only reflect if a payment is due. If there is a $0, or credit balance, the online system will only show “No Payment Due”. A separate paper statement being sent by USPS, or by e-mail (only if you have “opted-in” to electronic communications) will show the credit balance.
To request a refund of the credit balance, call 877-311-4440 (U.S. and Canada) or +1-407-613-3119 (worldwide). Select Option #2 (Payment) and request to speak with an agent. Refunds are made the same way payment was made, by check or by credit to the credit/debit card originally used. You must wait until the credit is applied to your account before you can request a refund.
May 3, 2023, 2:50 PM Update - We have over 50% of the TPO flat roofing installed and are on track to be completed this month. Asphalt shingles have been delivered so installation can be scheduled. Vinyl siding is due to be delivered very soon. At that time, installation will also be scheduled. - Aluminum facial installation has begun. Power washing of all building exteriors has been completed and prep work for painting has begun. - Rough electrical, plumbing, and framing inspections were passed.
April 24, 2023, 10:30 AM UpdatePermits have been received from the city, YEA! And roof inspections have been completed. Here’s some good and not-so-good news: - TPO flat roofing is being installed and should be completed by mid-May. - Replacement vinyl siding to match could not be located in Florida. The correct siding was finally found after a state-by-state search. The material should be received soon and installation completed by the end of May. - Electricians are troubleshooting all exterior lighting (light poles, etc.). - An inspection of all fire alarm boxes found that all must be replaced. - Engineering for the beachside staircases to downstairs units is complete.
April 19, 2023, 9:45 AM UpdateAs previously reported, maintenance fees paid for weeks that cannot be used while the resort is closed are being credited back to owner accounts, unless the owner has deposited their week(s) for use at another HGVC property. Accounts are credited about 6 weeks after the end of the quarter in which the week occurs. As an example, for weeks in the first quarter of 2023, accounts should be credited by mid-late April.
Account balances online only reflect if a payment is due. If there is a $0, or credit balance, the online system will only show “No Payment Due”. A separate paper statement being sent by USPS, or by e-mail (only if you have “opted-in” to electronic communications) will show the credit balance.
To request a refund of the credit balance, call 877-311-4440 (U.S. and Canada) or +1-407-613-3119 (worldwide). Select Option #2 (Payment) and request to speak with an agent. Refunds are made the same way payment was made, by check or by credit to the credit/debit card originally used. You must wait until the credit is applied to your account before you can request a refund.
April 16, 2023, 11:00 AM UpdateNumerous owners have been asking when the resort will reopen. Unfortunately, it is still too early to forecast a reopening date and we currently do not have an idea as to when we will be able to announce a date. We appreciate everyone’s patience and understanding as we continue the extensive rebuilding process.
April 15, 2023, 10:10 AM UpdateAs you can see, work is in full swing.
The storm was devasting, taking away our vacation time with family and friends. But we’ve taken advantage of the resort closure by:- replacing rotted wood soffits, siding and trim. Since this damage was not caused by the storm, we must pay for the replacement/repairs. However, it is at a fraction of the cost since the lifts/scaffolding/carpenters are already on site.- tenting all the buildings for termite treatment. Photos were posted on February 25th. Here again we were lucky to be able to do this without inconveniencing owners on vacation.- making repairs to cast iron sewage lines. Not a fun thing to deal with while on vacation!
Dead trees and foliage have been removed, along with the damaged grill station gazebos. These will all be replaced.
April 8, 2023, 9:30 PM UpdateAs announced during the Annual Owners Meeting on April 5th, we received a quorum for the voting on the statutory funding of the reserves. Owners voted in favor of waiving the statutory funding.
We thank all owners who stepped up to bring our vote number up to the required number.
April 6, 2023, 9:45 AM UpdateSome TBC owners are planning vacations at other properties in the area while we are rebuilding. They have asked about any Dunes member privileges they might be able to take advantage of. This update will attempt to address these questions.
The Dunes is currently closed. However, the pool is scheduled to open April 7th and they expect to have the tennis courts open mid-late April and the clubhouse open with a VERY limited lunch/dinner schedule by early-May. It is still yet to be determined when the pickleball courts will reopen.
The golf course will undergo a regrassing process in the summer and is scheduled to reopen on October 1st, with all new carts!
The club’s management has made the very generous offer which maintains club membership privileges to TBC owners even in advance of our reopening. Therefore, you can take advantage of the available Dunes facilities as you would when normally staying at TBC. Pool and tennis are no charge to TBC owners and family, tennis guests will have a court fee of $12/person. Golf will be the $28/person cart fee for TBC owners and family.
If you plan to take advantage of Dunes member privileges, please contact Lisa Diggins to obtain a card showing you are a TBC owner.
The Dunes is currently closed. However, the pool is scheduled to open April 7th and they expect to have the tennis courts open mid-late April and the clubhouse open with a VERY limited lunch/dinner schedule by early-May. It is still yet to be determined when the pickleball courts will reopen.
The golf course will undergo a regrassing process in the summer and is scheduled to reopen on October 1st, with all new carts!
The club’s management has made the very generous offer which maintains club membership privileges to TBC owners even in advance of our reopening. Therefore, you can take advantage of the available Dunes facilities as you would when normally staying at TBC. Pool and tennis are no charge to TBC owners and family, tennis guests will have a court fee of $12/person. Golf will be the $28/person cart fee for TBC owners and family.
If you plan to take advantage of Dunes member privileges, please contact Lisa Diggins to obtain a card showing you are a TBC owner.
April 05, 2023, 8:35 AM UpdateThings are moving forward nicely, though not as fast as any of us would like. But again, we need to do things correctly, and by-the-book.
All building roofs are now dried in and are awaiting inspection. Once inspected, the roofs can be finished and interior unit rebuilding can proceed. Having said that, some insulation is already being installed, all units have water since plumbers completed inspections, and electricians are taking out any lighting and fans from impacted ceilings, along with outlets and switches from impacted walls.
On the flip side, we’ve uncovered numerous cracks in the old cast iron sewage lines. We are getting a more detailed assessment and looking at costs for repair/reline versus replacement with PVC. Though not a storm damage issue, the good news is that this work can be done during the rebuild, without causing any delay. This is not work you want being done while you are on vacation!
Finally, though it was previously announced that our clubhouse would have to be demolished and replaced, additional engineering studies have shown that the building can be repaired. The truss structure is in good shape. Interior demolition has begun and everyone will be pleased to hear that our beloved turtle on the wall has been carefully removed and will be stored for reinstallation at a later date. He/she did have some damage from the storm, but it just adds character!
April 4, 2023, 3:50 PM UpdateFollowing our appeal late last week (below) for owners to vote in favor of waiving the statutory reserve funding, we’re pleased to announce that enough owners have come forward and we now have the required quorum for this vote. Voting has closed and the results will be announced at the Annual Owners Meeting tomorrow afternoon.
Our thanks go out to the owners that have answered our request, and to the TBC/HGV staff that have been calling and e-mailing owners these past several days.
March 31, 2023, 12:00 PM Update
URGENT AND IMPORTANT We do not have enough votes for a quorum on the annual question of waiving the statutory funding of the reserves. We want to announce the results during the Annual Owners Meeting next Wednesday.
If you have not voted, or not sure, please send an email to amy.high@hgv.com to vote yes or no. She will manually enter all votes from the emails.
The Board of Directors encourages owners to vote YES, in favor of waiving the statutory funding of the reserves.
If you have not voted, or not sure, please send an email to amy.high@hgv.com to vote yes or no. She will manually enter all votes from the emails.
The Board of Directors encourages owners to vote YES, in favor of waiving the statutory funding of the reserves.
March 29, 2023, 10:15 AM Update - Revised 10:00 PMOwners are invited to listen in on two meetings next week. The Board will meet beginning at 9:00 AM EDT on Tuesday April 4, 2023. The Annual Owners Meeting will be held beginning at 2:00 PM EDT on Wednesday, April 5, 2023.
Owners must register in advance, no later than 11:59 PM EDT the day prior to the scheduled meeting. Once you register, you will receive an e-mail with separate link to join each meeting. A separate registration is required for each meeting. To register, use the following links: 9:00 AM EDT Tuesday, April 4 Board Meeting 2:00 PM EDT Wednesday, April 5 Annual Owners Meeting
March 25, 2023, 10:00 AM UpdateJust as a reminder, for safety and other logistical reasons, the resort is a closed construction site to anyone not working on the rebuilding. No visitors are permitted on-site. This includes all owners. The site has now been secured with fencing and signage. We appreciate everyone’s understanding and cooperation.
March 23, 2023, 2:30 PM UpdateThen there are those little hidden items that need to be taken care of…
During some more in-depth evaluation of bathrooms, we now know we need to replace 20 bath enclosures. Demolition has begun so replacements can be installed.
Additionally, since the toilets have been without water for so long, parts are rusting and gaskets/flappers are dried and cracks. Our maintenance team is in the process of replacing all the “innards” so our facilities are working properly when the resort reopens.
March 21, 2023, 4:30 PM UpdateThere’s been significant progress since our last update.
First and foremost, the permit for roof replacements was approved and work has begun. Included are facia board and vinyl siding replacement where required. Check out the initial work...
Water is on in all buildings and 6 have been fully tested with all leaks sealed. The last building should be completed very soon.
Drywall has already been delivered so interior restorations can begin as soon as roof replacements are completed.
Finally, temporary a/c is being installed at the office so staff can spend more time on site during the rebuilding process.
February 28, 2023, 1:10 PM UpdateWe thank First On Site for their hard work in doing all the remediation work that takes us now to the rebuilding stage. Taking over the project is ATI Restoration, a nationwide company specializing in all aspects of disaster recovery and rebuilding. They have submitted multiple building permit applications and as soon as those permits are received, work will begin on the roofs and HVAC.
ATI is working first to get the HVAC in the office, and perhaps a couple of units that can be used as their on-site base of operations.
Separately, about 100 internet access points have been removed and tested. As you can imagine, even a small amount of saltwater takes its toll on electronic equipment. With everything tested, our IT service provider has ordered all the replacement equipment needed to get our IT infrastructure and internet up and running. Though it may take as much as 3 months for delivery of the equipment and devices, we’re moving in the right direction.
February 25, 2023, 10:50 AM UpdateAs reported in our last update, we’re treating all 7 buildings for termites. This is done by tenting the buildings to seal them. Then a special gas, that is poisonous to the termites, is pumped in. The whole process takes a few days and will be completed by early next week.
Here are some pictures of what the tented buildings looks like:
February 16, 2023, 3:00 PM Update
As we have now hit a major milestone with the completion of remediation and wait as we go through the initial permitting, we decided to take advantage of a bad situation.
Many TBC owners are aware that some units had a termite infestation problem. For several years, we’ve tried to deal with this issue, while minimizing the impact on owner vacations experiences. The best way to deal with the issue is to “tent” a building and treat it with an approved gas insecticide. However, this requires the building to be uninhabited for 3 days. See the problem under normal circumstances?
We looked at doing the treatment during scheduled maintenance weeks when buildings are not occupied. However, our maintenance weeks are scheduled well in advance with major work, most recently for tile floors, carpet replacement, trim/baseboard/door replacement. Taking the buildings down for termite treatment for 3 of the 7 days would not allow us to do these other upgrades.
Enter Hurricane Ian, and all the devastation brought onto our resort. Now that remediation is completed, we’ve decided to move forward with treating all 7 buildings for termites. It’s particularly opportune since many walls have some or all drywall removed, exposing the wood studs. This will be done in the coming weeks, and since we’re doing all buildings at once, we’ll benefit from an a rather significant savings.
Some may question why we are doing this now, instead of waiting until the rebuild is complete. An excellent question since the Board already discussed this. The post treatment rebuild does not impact the termite warranty. Moreover, had we waited until the rebuild was completed, and delayed reopening by a week or two for the termite treatment, we would have been liable for the uninsured maintenance fees, to the tune of about $70,000 per week.
Many TBC owners are aware that some units had a termite infestation problem. For several years, we’ve tried to deal with this issue, while minimizing the impact on owner vacations experiences. The best way to deal with the issue is to “tent” a building and treat it with an approved gas insecticide. However, this requires the building to be uninhabited for 3 days. See the problem under normal circumstances?
We looked at doing the treatment during scheduled maintenance weeks when buildings are not occupied. However, our maintenance weeks are scheduled well in advance with major work, most recently for tile floors, carpet replacement, trim/baseboard/door replacement. Taking the buildings down for termite treatment for 3 of the 7 days would not allow us to do these other upgrades.
Enter Hurricane Ian, and all the devastation brought onto our resort. Now that remediation is completed, we’ve decided to move forward with treating all 7 buildings for termites. It’s particularly opportune since many walls have some or all drywall removed, exposing the wood studs. This will be done in the coming weeks, and since we’re doing all buildings at once, we’ll benefit from an a rather significant savings.
Some may question why we are doing this now, instead of waiting until the rebuild is complete. An excellent question since the Board already discussed this. The post treatment rebuild does not impact the termite warranty. Moreover, had we waited until the rebuild was completed, and delayed reopening by a week or two for the termite treatment, we would have been liable for the uninsured maintenance fees, to the tune of about $70,000 per week.
February 14, 2023, 3:00 PM UpdateAs some of you may have heard, there is a “50% rule” that has been put in place for rebuilding. This rule basically says that if a property has damage that is more than 50% of the value, it needs to be demolished, not rebuilt.
Yesterday, Hilton learned that this 50% rule applies to each structure, not the resort as a whole. Additionally, on top of the City’s notoriously slow permitting process, additional paperwork is now required as part of the permitting process. This paperwork is a valuation assessment of each structure, pre and post Hurricane Ian. The pre-storm valuations exist as part of standard requirements for insurance. However, we must now have post-storm valuations, for each building, showing that the post-storm loss is not greater than 50% of the pre-storm value.
We are confident that the buildings A-G and the office will meet the required criteria. However as previously announced, the clubhouse suffered severe damage and was deemed too dangerous for workers. It’s been blocked off with no one allowed to go in. The building almost certainly exceeds the 50% rule and will be demolished (requires a permit…of course) and will be rebuilt, requiring multiple permits.
All of this to say, we expected delays due to permitting, but now weeks are being added due to this new paperwork requirement. Young & Associates is working hard to get a certified assessor on site to do these post-storm valuations. In the meantime, First On Site is working with the City to move permitting forward for roofing and HVAC so as soon as the post-storm valuations are available, the permits can be issued.
Our focus, and that of our service providers and the insurance adjuster, is to move forward as rapidly as possible, but without sacrificing quality and thoroughness.
Also note that some owners have inquired about elevators being considered for the other six buildings. The due diligence required to assess this takes significant resources and a multi-year effort in normal circumstances. We are an area recovering from devastation, so please know you are heard and info will be gathered, but at this time we are concentrating on restoring and opening.
We will continue to keep you updated through this website as new information is received. We appreciate everyone’s patience and understanding.
February 6, 2023, 8:40 AM Update (corrected 2/7/23 at 9:00 AM)The vote count on the revised condominium documents was announced this morning during a virtual online meeting attended by 12 owners.
Existing statutes require that at least 50% (about 1,350 unit owners) must cast votes in order for these revised documents to be adopted. Though over 85% 98% of the votes cast were in favor of the revised documents, only about 1,200 votes (about 45% of owners) were cast. As a result, the revised documents were not approved.
During the past months of document review, several owner comments were received and will be considered for inclusion in the next revision. There is currently no timetable set for this.
February 4, 2023, 10:30 AM UpdateRemediation is basically complete with all units fully cleaned and sanitized. Some work remains in the office. As previously reported, electricity has been restored to all buildings. Dehumidifiers are running in all units along with whatever fans remain. Water and sewer are being connected, on a building-by-building basis, with ongoing leak testing. The pool is being refilled, to protect the shell, and so it too can be tested for leaks.
Bids for various contractors continue to be received and reviewed. The most important of which is for the roofs, which must be replaced before any interior work can proceed. Building permitting is currently the slowdown. As one can imagine, with virtually every building on the island impacted by the hurricane, the city must be overwhelmed by the demand for permits.
The goal remains to open the resort in the fall.
January 23, 2023, 4:00 PM UpdateHere’s an update just received from our Resort Director, Lisa Diggins. It was in response to an recent owner inquiry:
"We have just completed the remediation phase and our restoration company has begun the permitting process to begin rebuilding. We now have electricity restored to the property and they are currently working on the water - they're turning it on in sections to check for leaks.
We've received several proposals for various projects - roof, electrical, etc. - so progress is being made. I provide weekly updates on the HGV site as well.
I understand it's been 4 months since the storm and owners are wanting more substantial updates, but we are simply not at the point in this process where we have substantial updates to provide. I cannot emphasize enough the devastation that our communities suffered and the amount of work we still have ahead of us.
Four months is really not a long time, and our property is actually ahead of some of our sister properties as far as progress is concerned. We still anticipate opening in the fall, but again, it's far too early for us to know anything for sure. We are doing our best to provide updates to our owners when we have them."
January 18, 2023, 11:00 AM UpdateWe’ve been asked for an update on our incredible staff.
While all cleanup and remediation are being done by specialized specialist contractors, our staff is busy with other support functions.
We’ve recently implemented a daily security program which is being handled, on a rotating basis, by our maintenance team.
Allison has moved out of the area. Janeen has been setup at home to handle phone inquiries and other administrative functions until the office can be opened. The same holds for Lisa S. in sales. JoAnn is working with Lisa D. on various other action items.
While all cleanup and remediation are being done by specialized specialist contractors, our staff is busy with other support functions.
We’ve recently implemented a daily security program which is being handled, on a rotating basis, by our maintenance team.
Allison has moved out of the area. Janeen has been setup at home to handle phone inquiries and other administrative functions until the office can be opened. The same holds for Lisa S. in sales. JoAnn is working with Lisa D. on various other action items.
January 13, 2023, 10:15 AM UpdateSadly, but not surprising based on the damage, it was confirmed in the past day that the clubhouse must be torn down. As we learn more, we’ll pass it along via this website.
In the past week or so we’ve posted recent pictures of the outside areas of our resort. The last of these posts demonstrates the devastation, from the storm surge and high winds, to our beautiful landscaping and paths to the beach. Here are some pictures taken last week showing what’s been left behind…
January 11, 2023, 10:25 AM UpdateHere are some photos taken last week showing some of the damage to the outdoor areas…
January 9, 2023, 5:30 PM Update
Great news…It appears we are only days away from getting electricity into the property. The replacement transformer has been received, is being installed and will be ready for testing. Fingers crossed!
We are all very anxious to learn what the timetable is for rebuilding. We all want it done as soon as possible, but done correctly. Additionally, it’s a complicated process between the remediation company, hygiene inspectors, insurance procedures, adjusters, permitting, etc., etc., etc.
Here’s what we understand is the near-term process…As each unit has gone through remediation (removal of damaged wallboard/molding/cabinets/etc., dry out, HEPA vacuuming and sanitizing), hygiene inspectors test the air quality of the unit. If mold is detected, the unit must go through additional sanitizing. Until the inspector deems the air quality of the unit to be acceptable, the unit is not ready to move forward for any further work. As of today, we believe there are about a dozen units that are undergoing additional sanitizing and testing. However, it's not that simple... It's not until ALL units at the resort have approved air quality can we move forward with applying for rebuilding permits.
The very first priority is getting the roofs replaced. We are getting quotes for this work and the insurance company will be reviewing them. Once the roofs are replaced, work inside the units can begin, but that is quite a bit away. The big question is how long will it take to get permits. The city is currently only accepting residential applications and won’t accept commercial applications until at least next week. We'll update this website as additional information is received.
January 9, 2023, 2:30 PM UpdateSince we’ve posted photos of the clubhouse, here are some pictures the pool and spa areas…
January 6, 2023, 12:00 PM UpdateNow that it is a bit easier to get our amazing staff on the island and to the resort, we’ve taken advantage of a visit by JoAnn to get some exterior photos of the property. These will be posted in the coming week, grouped by subject.
This post covers the clubhouse, which we still need to determine if it must be taken down…
January 4, 2023, 4:00 PM UpdateWe have retained the services of Young & Associates, which has operations across the country. Young is working with our insurance adjusters on the resort restoration. They specialize in establishing the scope of work, preparing bid packages for the rebuild and securing contractors.
Our focus is restoring the property to the best possible condition. As a result, this may take a bit longer. Doing it better is more important than doing it faster. The work by Young & Associates is key to this goal.
Once the scope has been finalized, key to moving forward will be the responsiveness of the City of Sanibel regarding permitting/inspections, as well as scheduling materials receipt and contractors. We will update you though this website as we get more information and details.
January 3, 2023, 12:00 PM UpdateA recent inspection by Lee County Electric Cooperative (LCEC) revealed that one of our three transformers was damaged by the storm and a replacement has been ordered. In the meantime, electrical engineers will continue repair work while waiting for the new transformer.
January 3, 2023, 11:15 AM UpdateThe results of the voting for the revised condominium documents will be reported during a February 6, 2023 meeting at 8:30 AM EST. Use the following link to register to attend: https://my.hgv.com/3zU2bgxYou have until midnight on February 5, 2023 to register for the meeting. Once you register, you will receive an e-mail with the link to join the meeting.