Posted on January 13, 2023 by cphillips
While we use them daily, many folks don’t know exactly how a toilet functions, or the components used when one is installed. We’ll bypass the functioning part, but there is an installation component, which should be changed every so often, that most people are woefully unaware of. I refer to the wax seal or ring that a toilet sits on top of which seals around the very base of the toilet and the drain line opening directly underneath it. These components should be changed whenever a toilet is replaced, or pulled up to snake a line, or whenever a toilet has had to have excessive plunging done on it. They should also be replaced every 5 –10 years due to age and decay. Failure to do so can result in slow and insidious leaks which can damage the ceiling and walls of the unit below. Sometimes mold can start. And the thing is, this component is the responsibility of each owner to maintain and replace. So if damages to an adjacent unit occur because of a failed wax ring, you will be responsible for the cost of repairs. We’ve seen a number of such wax ring leaks and associated damages here at West Ocean, so please take heed and take action if warranted.
Posted on December 22, 2022 by cphillips
The pneumatic system that operates the trash chute doors on all the floors is failing. On several floors our Engineer has had to remove the red operating button and disengage the chute door from the system to allow it to operate manually. The Chute Doctor has provided a report on this issue which notes the system is antiquated and likely not repairable. Installing a new system would be quite cost prohibitive, so we’ve asked them to research the issue further. We hope to be able to put a set of options in front of the Board at their January meeting. Please look for updates on this matter in the coming weeks, and if your chute door has been impacted, please open and close manually when disposing of your trash.
Posted on December 9, 2022 by cphillips
Sadly, this is not the first time I’ve ever written about this topic, but I suppose as a High Rise Manager it is somewhat inevitable… Recently, I have again been contacted with a flurry of folks complaining that they regularly find cigarette butts and/or trash on their balconies due to residents above them not taking the time or being courteous enough to properly dispose of these items. More than one owner has sent me pictures of burnt and damaged furniture due to this type of thoughtlessness. Our Rules & Regulations strictly prohibit this type of behavior and if caught hearings are called and significant fines are levied.
Well, it’s Holiday time, and unfortunately I’m writing about this topic, but with the winds and weather, it is more critical than ever for folks to abide by the simple rules of never allowing anything, especially cigarette butts, to be blown or thrown from their balconies. Please help us with this small, neighborly act and take a moment to dispose of butts and trash properly. Thanks very much, and Happy Holidays…
Posted on November 18, 2022 by cphillips
The Association’s Committees are all in the process of regrouping and making their plans for the 2023 calendar year. This includes the Access Committee, Aesthetics Committee, Architectural Committee, Amenities Committee, and Landscape Committee. The last of these recently toured the exterior with our landscape service and some improvements are planned, with others set for the Spring. Anyone for a Social Committee???
Posted on November 18, 2022 by cphillips
As previously noted, West Ocean’s Giving Tree this year is going to support the Adopt a Family program at The Guidance Center “TGC”. The project was kicked off on Monday November 17th with residents & staff from TGC in attendance.
With their headquarters located in Downtown Long Beach, The Guidance Center, est in 1946, provides comprehensive mental health treatment to our community’s most disadvantaged children and families struggling with mental illness and abuse, leading them toward a positive and productive future.
We are into our third week and many thanks to all those that have already pledged a donation. It’s now time for the rest of us to pledge either a gift card or adopt a family. Here is an example of a small family:
Single mother with 2 kids, of which the 6-year-old girl was referred to The Guidance Center by the pediatrician due to concern about her speech delay, chewing on non-edible objects, bed wetting, and aggressive behavior towards others. Mother noticed that this behavior started when the father, the breadwinner of the family, abandoned them in May and they were subsequently evicted. The older brother 15, has Autism and receives special education classes as well as physical therapy. The family does not have access to all their belongings, and mother fears they will not get them back. Little girl misses her toys, the house she grew up in, and her dad. Adopt-a-Family will make a huge difference with this family! Not only will the donations bring a huge smile to their face, but it will also let them know that they are not alone during these tough times.
If you have any questions, please contact Hilda Tourians at htourians@gmail.com
Posted on November 18, 2022 by cphillips
Most residents may be wondering, “What happened to the automatic doors that were going to be installed?” Well, in the near future, Stanley Doors together with National Fail Safe will be installing automatic open/close doors at 20 common area locations that function by pushing a large button mounted aside each door. These doors will be in the common areas on garage and lobby levels through both Towers. We’ve received the required permit from the City and are now awaiting final approval from the LBFD. Please look for updates on this project in the coming weeks!
Posted on November 3, 2022 by cphillips
This past Sunday was my first Sunday Express in our Banquet Room and it was great! It was great to meet so many West Ocean residents and share in such a warm and slightly less informal atmosphere. Thank you to all whom I spoke with and welcomed me so graciously as your new General Manager! I look forward to continuing to broaden communications, keeping everyone informed about Association maintenance and administrative projects, and maintaining transparency of operations, while also working to strengthen our sense of community here at West Ocean. Soon I will be posting a revamped Newsletter, which I hope to use as a key vehicle in my communication efforts. Please look for the November, inaugural issue by mid-month!
Sincerely,
Craig Phillips, West Ocean G.M.
Posted on October 27, 2022 by cphillips
For those owners who weren’t able to attend the Board meeting on Tuesday evening, the Board made decisions on a number of items, and a number of project updates were noted. Below please find information on a number of projects that we’ve picked back up on!
BALCONY DECK RE-COATING PROJECT – MPM will be finishing the balcony surface recoating project this week, and have re-inspected a few balconies that have some minor sloping problems, the correction for which they are scheduling over the next couple of weeks.
TOWER 1 BANQUET ROOM KITCHENETTE UPGRADE – As one of the final common area renovation/improvement projects, the Board has authorized Montes de Oca Construction to remodel the back wall of the kitchenette in the Banquet Room to include new counters, cabinets, and a stove. This project start in the coming weeks and will be done concurrently with the project noted below…
POOL AREA SHOWER TILING REPAIRS – The Board has also authorized Montes de Oca Construction to make all necessary leak repairs and re-tile the shower in the pool area.
TRASH CHUTE REPAIRS – The Chute Doctor has advised that all components and materials necessary for completing the major repairs to the chute in Tower 2, and the more minor repairs to the chute in Tower 1, have been received (finally) and they will be starting the project on November 8th. The project will start with the repairs to the chute in Tower 2 and will likely take about a week to complete. More info will be provide as soon as it becomes available.
PUSH BUTTON / AUTOMATIC DOORS IN COMMON AREAS – We have a group of 3 contractors who will be involved in installing 20 automatic open doors that function by pushing a large button. These doors will be in the common areas on garage and lobby levels through both Towers. We’ve received the required permit from the City and are now awaiting final approval from the LBFD.
*** BUDGET PREPARATION & RESERVE STUDY UPDATE – The Board and Management have been diligently working on the Proposed 2023 Budget, which incorporates the information contained in our Reserve Study Update for 2023. Please note that a Budget Presentation meeting will be held on Tuesday, November 8th to go over with the membership the key points of the budget and how assessment levels will be impacted. *Please look for more info on the time and location of the meeting which will be posted and emailed to all owners in the near future.
Posted on October 18, 2022 by cphillips
The intent of this article is to explain in simple terms how leak events are handled at West Ocean, and what the responsibilities are for all the parties involved. It’s important to note that about 90-95% of the leaks that occur are related to failed components inside individual units for which unit owners are responsible.
Let’s start with “small leak” events. The most common example here would be when the caulking of a unit’s shower/tub fails, or when the shower pan below it or the overflow drain decays to the point of leaking. This usually results in water leaking into the bathroom of the unit directly below. It manifests itself by dripping directly through the ceiling drywall or possibly the light fixture. Small toilet leaks due to a supply line leak or overflow could also cause such a leak, as could a supply line issue from the vanity sink. When this occurs, the front desk is usually contacted, and they help to try to qualify the nature of the leak and assist the resident with contacting the neighbors above and/or adjacent to advise them to immediately stop using the bathroom in question until our Maintenance Staff can fully assess the leak the next day, if it’s after hours. At that point, Management and/or Engineering contacts the parties involved and explains to them each of their responsibilities. For the leak source unit owners, this includes scheduling a plumber immediately to fully source out and repair the leak, and then work with the impacted owners below to ensure any damages caused are repaired—at their expense since the leak damage was caused by a failed component in their unit. Some folks like to get their insurance company involved, which is always recommended. This is an owner to owner issue, and West Ocean owners are responsible for handling matters related to small leaks such as these in a reasonable and responsible manner.
Now, with regard to “Large Leaks/Floods”… The most common examples here would include when an older, unmaintained water heater fails, or when a wax toilet seal that’s never been changed fails, or when a toilet or sink water supply line fails. When something like this happens it could be a gusher or an insidious leak that goes on for days/weeks until finally discovered. Either way, the damage done extends to multiple units and common areas. Per Association policy, the Management Team immediately dispatches an Emergency Restoration company to help with water extraction, moisture detection readings, drying equipment, and overall impact assessment and reporting. This is done on behalf of all impacted residents and to minimize damages to all areas. Typically the restoration company takes the lead and in conjunction with the Management and Engineering teams work with all impacted unit owners to ensure pertinent information is disbursed fully and expeditiously. They handle the leak in 3 phases: 1) Emergency Restoration—includes the steps noted above, 2) Abatement—includes scheduling testing for asbestos, lead, mold and obtaining clearances from the appropriate authorities as necessary, then removing damages building materials that cannot be saved. And 3) Renovations— the restoration of the units to their original condition—including drywall, flooring (depending upon improvements made and insurance coverage provisions , and other damaged components. In some cases the Association or unit owner may utilize a different contractor for the renovation phase.
Posted on October 18, 2022 by cphillips
It’s been a while since the community had a social gathering, so we’ve decided to re-start our Sunday Express events in the Banquet Room of Tower 1. The grand re-staring event will be held on Sunday, October 30th, and yours truly, Craig Phillips, the new General Manager at West Ocean will be on hand to meet and greet those who attend! I’m very much looking forward to the event, so please stop by if you can… In my short time here at West Ocean, its become quite apparent that a great many projects have been on hold, or slowed down, but things are picking up and I’ll be happy to share and talk about them with you in this slightly less formal setting on October 30th!
