The 81 Beach Hill committees were created by the Board of Directors to ensure proper operation of various aspects of the condominium.  Occasionally the committee structure may be modified by the Board of Directors (e.g. create, dissolve, or merge  committees or change a committee's charter).  The Board oversees the operation of the committees, and the committees are accountable to the Board.  Each committee is represented at meetings of the Board of Directors, and committee chairpersons read out on status at these meetings.

Within that framework the committees generally operate independently to fulfill their charters.  They manage committee membership, incur incidental expense, manage service providers to negotiated contract terms, and communicate with unit owners.  Certain actions are always vetted by the Board, for example proposal solicitation, contract negotiation, and major expenditures.  The Board also remains available to consult with committees and provide assistance as necessary.

The goal is to have broad participation in committees by many of the unit owners.  This way committees are composed of several voices, each which bring unique experiences, ideas, and abilities.  In such a scenario the committees are able to handle the load imposed on them and give each task the attention it is due.  Additionally, broad participation affords an opportunity for owners to get to know each other better.  In some cases it is very helpful for committee members to either be full-time or part-time residents or possibly live close by.  However, this is not a requirement - there are many roles and tasks that members can take on remotely.

We encourage you to consider volunteering for a committee.  You can adjust your level of participation based on your skills and availability.  To find out more about a committee click on the appropriate link to the left.

The Property Management Committee works hard to insure overall cleanliness and "curb appeal" of 81 Beach Hill's common property.

The committee is responsible for building custodial services, landscaping, common grounds, and pest control.  The committee solicits a building custodial contract every two-three years and makes a recommendation to the Board for contract approval. 

Services

Custodial Contractor services include the following activities:

• Trimming bushes, applying herbicide to cracks in parking lot, and weeding/mulching landscaped areas.
• Sweeping or blowing walkways, stairwells, parking lot, garage, elevator floors and crushed shells along parking lot
• Damp mopping walkways, stairwells, and elevator floors.
• Removing sand, trash, and debris from outside shower area, landscaped areas, and dune area
• Removing and replacing trash bags in the pool and garage
• Mowing grass by outside shower
• Wiping fire pulls and extinguisher boxes
• Emptying ashtrays
• Turning pipe heater tapes on and off
• Securing and opening the auxiliary parking lot
• Inspecting the building after a storm
• Removing snow from the parking lot and garage
• Polishing metal surfaces of elevators (including insides and outsides of doors) and dusting ceiling grates in elevators
• Swapping dumpsters connected to the compactor
• Cleaning compactor room
• Opening and closing trash chutes (and stowing dumpsters in compactor room)
• Testing the Flood Alarm system
• Applying pesticides

This contractor visits the building Sunday through Friday during the summer (mid-May through mid-September) and once weekly during the winter.  Most of the services listed above are performed on every visit and some are performed as needed.  If you believe any of these services are not being performed properly please contact the Property Management Committee chairperson with your concerns.

The Maintenance Committee is responsible for ongoing upkeep and maintenance of the building's common elements, aesthetics, and utilities.

The committee handles repairs using sound maintenance practices minimizing the impact on enjoyment of the building in a safe and environmentally friendly manner.  The committee also serves as coordinator and primary contact for external contractors for all major maintenance and repairs of building common elements.

Efforts include initial investigation, common element verification, bid process, engaging appropriate contractor (with Board approval as necessary), coordinating efforts, and verifying the final outcome.  This committee also has responsibility for the associated building inspections and soliciting the roof maintenance contract every 5 years.

Services

The committee arranges for repair services such as the following:

• Minor repairs and painting on exterior walls
• Painting of exterior walkway walls
• Repairs to leaks in common pipes
• Repairs to walkways and the common element portions of balconies

If a unit owner or occupant notices that a common area of the building is in disrepair he or she should report the situation to the Building Maintenance Committee chairperson with a phone call or email.

Issues occurring within a unit are the unit owner's responsibility to repair.  If during the course of a repair there is evidence that a common element (e.g. a pipe) or another unit is involved then the Maintenance Committee chairperson should be contacted.  If the source of the issue is a common element then the Association will pay for the repair.  If the source of the issue is another unit then that unit owner is responsible for the repair.

In cases in which the loss is covered by the Master Insurance Policy and the source is a unit, that unit owner is responsible for paying the policy deductible (currently $5000.00).  Details on insurance coverage and repairs can be found on the Owner Information page.  If an incident is serious or involves multiple units the Maintenance Committee or Board of Directors may immediately get involved in the repair and investigation of the incident.  For example, if there is a serious water leak the Maintenance Committee may take action to stop the leak and dry out the unit(s) involved.  Once the final source of the issue is determined then financial responsibility will be assigned.  In such cases, even if the Association initially incurs expenses a unit owner may ultimately be responsible for those costs.

The Pool Committee ensures the pool is clean, safe, secure, and in good repair so that owners and their guests can enjoy it throughout the summer season.  The committee also maintains the systems and accessories in the pool area (e.g. furniture, tools).

The committee solicits a service contract with a licensed pool maintenance company every three years and makes a recommendation to the Board for contract approval. This company maintains the pool in top condition with daily service and cleaning.  The committee has responsibility for the annual pool inspection each March so the permit to operate can be issued for the summer season.  The following is done at pool opening (on the Wednesday prior to Memorial Day Weekend):

• Provide repair estimates before opening the pool
• Pressure wash the pool deck and furniture
• Drain and clean the pool as needed
• Inspect all equipment
• Mount handrails and ladders
• Remove and store the pool cover
• Balance chemicals to Health Department requirements
• Schedule and support any necessary City/County inspections and maintain inspection certificate

The following is done daily:

• Clean and maintain the pool
• Log and retain daily maintenance records
• Check chemical levels
• Vacuum as part of the first chemical check

At the end of the season the pool is winterized and closed as follows:

• Prepare furniture to be shrink wrapped
• Lower water and winterize pool and filter equipment
• Install swimming pool cover
• Check swimming pool during winter months

Minor repairs are contracted on a Time and Material basic as needed before opening and during the season.  Major renovations to the pool are undertaken with the BRIC committee.

The Elevator Committee keeps the elevators clean, safe, and in good operating order.  The committee also ensures that the Association follows all state and federal laws regulating the elevators (e.g. annual inspections and license to operate).

The committee solicits a service contract every three years with a company licensed to perform elevator maintenance and makes a recommendation to the Board for contract approval.  This company performs preventive and routine maintenance as part of the contract and will complete other repairs on a Time and Material basis.  The committee has responsibility for the annual elevator inspection each January so the permit to operate can be issued and posted.

In the event of an issue with the elevators a member of the elevator committee will contact the maintenance company to address the issue.  If the doors on a car become stuck in the open position please contact an elevator committee members and someone will place a cone in front of the open door as a warning not to use the elevator.

If severe weather is forecast the committee will determine whether to ask the  maintenance company to park the cars on the top floor to avoid damage due to flooding.

If you encounter any problems with the elevators please contact a member of the committee, who will address the concern.

The BRIC's charter is to define, prioritize, and manage all major building renovation and capital improvement projects.

The BRIC undertakes capital projects by letting a Request for Proposal, evaluating contractors' proposals, selecting the best proposal, making a recommendation to the Board for contract approval, overseeing the effort, verifying conformance of the work to the contract, and approving payment.

The Rules, By-laws, and Insurance Committee's charter is to establish and publish all Association rules and responsibilities for owners and tenants, serve as the go to resource for interpretation and changes to the Association by-laws, and manage the Association's Master Insurance Policy and any associated claims.

This committee reviews the published documents associated with Rules & Regulations and Owner's Responsibilities on an annual basis to verify accuracy and completeness.  Updates are incorporated when needed.  Additionally, this committee stays current with the by-laws and as Board actions are required that may impact the by-laws, it leads all efforts relating to by-law interpretations and updates when required.  Additionally, this committee solicits master insurance policy quotes at least every 3 years to verify coverage and cost of current policy is competitive.  It is required the Board's President be a member of this committee given its importance to the Association's operations.

The Social Committee is a group of owners who are interested in fostering a sense of community through events and activities for all the residents of 81 Beach Hill to enjoy. Membership on the committee is open to any owner.

Work of the Committee:

• Solicit ideas and feedback from 81 Beach Hill owners
• Plan activities and events based on this feedback
• Manage the Event Budget that has been approved by the board
• Provide communication about the planned activities to all 81 Beach Hill owners.

Inspection	Frequency	Committee	Month
Pool	Annual	Pool	March
Elevator	Annual	Elevator	January
Roof	Sem-annual	Maintenance	May & November
Fire Extinguisher	Annual	Maintenance	August
Fire Alarm	Annual	Maintenance	September
Standpipe wet test	5 Years	Maintenance	August