Spinnaker Condominium Corporation

Unit Remodeling Policies and Approval Procedures

Revised November 2019

 

These Construction/Remodeling Policies and Procedures are specific guidelines for unit renovations and alterations at the Spinnaker. This is a supplement to the Rules and Regulations and Fines Handbook. The Spinnaker Board of Directors has several goals in instituting a remodeling policy and procedures. First, it is designed to explain the process to owners who want to improve their units. The policy also seeks to protect owners and the Spinnaker against substandard construction work as well as assisting contractors obtain the necessary requirements to access units and common areas. The second purpose is to protect owners from unnecessary disruption, inconvenience and damage to their properties. In addition, the Board wants to protect the Association from damage to common elements, claims of property damage, and injury caused by unqualified contractors. Finally, our goal is to help maintain continuity with regard to material and workmanship used within the Spinnaker.  

 

The following construction policy was established by the Board of Directors of the Spinnaker Condominium Corporation effective June 1, 1996 and revised November 2019 in order to properly monitor any and all construction or remodeling activity at the Spinnaker.

 

***Lack of compliance with these Policies and Procedures will generate applicable fines and/or rejection of plans or stoppage of construction.

 

Definitions:

Contractor: Any person or company that is engaged in construction in a Spinnaker unit, with or without compensation.  This includes unit owners who do their own work.

 

Outside Contractor:  Any person or company that is hired for the purpose of providing construction services to an owner or resident with or without compensation to the contractor.

 

Construction Work:  Any work performed within the building that requires material, parts, supplies, labor, tools or knowledge in a particular field of endeavor pertaining to the interior or exterior of the building and any of its components (i.e. electrical, lighting, plumbing, carpentry, dry wall, flooring, mill work, wall finishing, etc.

 

Plans and Specifications: Any drawings, plans, schematics, diagrams, technical notes, specifications, brochures or product information sheets that clearly define the level of construction and description of items being installed or removed as part of the outside contractor’s scope of work.

 

 

Spinnaker Construction Categories

 

Remodeling and renovating projects at the Spinnaker are divided into 2 categories: Major (“A”) and

Minor (“B”) as defined below along with approval requirements and procedures for both type of projects before construction can begin.

 

Category “A” Projects: Major

ANY changes or renovations to the unit’s existing kitchen, bathrooms, flooring, carpeting, tile, ventilation, walls, or ceiling are considered category “A” projects. 

Examples of “A” projects include but are not limited to: replacing kitchen cabinets/countertops, bathroom vanities, sinks, toilets, retiling bathroom, removal of bathtub, flooring changes, changes to existing electrical or panel, rerouting plumbing, removing, adding or relocating of walls, drywall or millwork, removal and drywalling of popcorn ceiling, replacing HVAC System or hot water tank, etc. Category “A” projects may also involve potential interruption to the building’s water, cable, and electrical.

  • All Category “A” projects require Pre-Approval by the Association and must adhere to policies and procedures outlined below (#1 – 11).
  • Work will not commence until unit owner submits all necessary paperwork and receives association approval
  • Owners must obtain the required permits from Sea Isle and submit these permits with their application for association approval

 

Category “B” Projects: Minor

Projects are considered category “B” or minor if it does not interfere or impact Spinnaker’s common elements. Examples of minor projects are; painting, wallpapering, carpet cleaning, shelving, closet renovation, replacing existing light fixtures, toilet and faucet replacement not involving plumbing alteration, replacing kitchen appliances that doesn’t alter electrical or plumbing.

  • Category “B” projects do not require prior association approval.
  • All Category “B” project must adhere to the Spinnaker Association Construction rules and procedures #6 – 11 outlined below.

 

 

Violation of Procedures: Category “A” & “B”

 

Every unit owner is responsible for assuring that construction work (either Category “A” or “B”) is performed by the contractor in accordance with all applicable provisions of the In-House Construction Policy. 

The Spinnaker Board has the ability to impose a fine, in an amount not to exceed $500, in the event of policy violation and/or stop the construction till violation has been resolved.

 

 

Procedures and Rules for Construction and Remodeling Approval

 

All Category “A” Projects: Major

 

1.Application – Owners or residents who retain an outside contractor to perform construction work or who plan to perform construction work themselves, must obtain and completely fill out the Contractor Application Forms for any Category “A” Projects.

A completed application, along with contractor information, insurance certificate as well as any required permits from Sea Isle City is submitted to the General Manager for approval. Depending upon the extent of the renovation, the owner will be notified between 2 and 10 business days of receipt of completed application with an approval or if more details are needed for an approval.

  • No construction or work is allowed without an approval.

 

  1. License -ALL contractors must provide a copy of an applicable and current New Jersey contractor’s license

and a certificate of insurance with a minimum of $500,000 in aggregate coverage against damage to property,

loss of life, auto and employee compensation. The Spinnaker Condominium Corporation shall be named

additional insured on the certificate and be notified of any cancellation.

 

  1. License – Certain trades (plumbing and electrical construction) must have a valid contractor’s license to work in the City of Sea Isle City. Outside contractors must provide a copy of these licenses to the management office before commencing work in the Spinnaker.

 

  1. Permits – If any permits were required by the city. A copy must be submitted along with the construction application.

 

 

  1. Flooring: Changes to flooring must be submitted with the Application and comply with the Association’s Flooring Policy issued November xx, 2019

 

Both Category “A” and “B” Projects:

 

  1. Construction in the Spinnaker building is allowed Monday through Friday from 9:00am to 6:00pm., from the day after Labor Day to the Friday of Memorial Day weekend. Work is not allowed on any weekends, extended weekends or weekday holidays. The above applies to all construction work done by outside contractors and owners, as defined above under “Construction Work.”
  • The exceptions are emergency repairs which require prior approval by the General Manager.

 

  1. Unit and Building Access – It’s the unit’s owner responsibility to notify the General Manager prior to giving a contractor permission to access a unit, even if the owner provides the contractor with a key to the unit and building.
  • The contractor or owner must notify the office on the first day of construction at the Spinnaker property.

 

  1. Elevators – Elevator #1 in North and South towers are designated as service elevators. The General Manager requires prior notification for elevator access. It is the responsibility of owner or their contractor to notify the office prior to delivery of any remodeling supplies, such as carpeting, mirrors, appliances, tile, flooring, drywall, cabinets, fixtures, furniture or the like so the elevator is properly prepped and protected.

 

  1. Trash – All construction debris, refuse and garbage must be removed from the site at the owner’s or contractor’s expense. Use of the Spinnaker’s trash facility, chutes, bins, and its carts are strictly prohibited.

 

  1. Damages – Contractors are responsible for their work to be done in a timely, neat, and clean manner. Any damages to units or common areas; Ceilings, Elevators, Doorways or the like during construction shall be promptly reported to the General Manager, and immediately remedied by the contractor or by an outside contractor before said contractor leaves the job site.

 

  1. Inspections – A Board Member and/or general manager has the right to inspect any work in progress, completed work, materials used to ensure compliance with the rules and guidelines governing unit’s construction.

 

 

Exterior Windows, Sliders and Door Replacement:

 

If construction involves replacing outside windows, sliders, or exterior doors, the Spinnaker has established material and installation standards for their replacement. The unit owner will be provided a copy of these specifications for the contractor prior to entering into any contract.  If replacement materials and installation do not comply with Spinnaker standards, the Board will require removal and reinstallation at unit owner’s expense.