Category: Uncategorized

This week, I filled a form that GRS calls “Electronic Funds Transfer Authorization” which allows GRS to deduct the monthly COA fees automatically directly from my bank account.

Before, I was paying directly through GRS’s website which redirected me to their cincwebaxis platform and I noticed that every month, I was getting a 3.99USD charge showing as ORIG CO NAME:ACCT INTEGRATORS ORIG when they deducted the maintenance fee of my unit.

Here is what you need to do to avoid the 3.99USD monthly fee:

Download and fill in the ACH-HOA-Deduction form:

Save it as a pdf and include a voided check from where the community will deduct the monthly maintenance fee.

Send it to Farhana Mia (fmiah@grsmgt.com).

Finally, login to https://grs.cincwebaxis.com/ and remove the automated payment.

This will also update the COA monthly fee if the board decide to increase it or decrease it, that way you know that it will always be paid in full.

Today a lot of you might have noticed lots of cops around. Today, around 8am a lady was admitted in St Mary’s hospital because of a gun shot. It seems like tenants from 3501 Briar Bay Blvd, Unit 203 were responsible for this incident. We need to be on the lookout and notify any unusual behavior to maintain our community safe. Here is a link to the local news:

https://www.wptv.com/news/region-c-palm-beach-county/royal-palm-beach/woman-shot-in-royal-palm-beach-apartment-complex

https://youtu.be/GH1nrMTEN7g

if possible, notify our property manager (Darcel Dookwah)

DDookwah@grsmgt.com

as well as the master association

mail@briarbay.org
requesting the revocation of the right to be in our community to that tenant in our community
3501 Briar Bay Blvd Unit 203

Help us make our community safer!

Yesterday, we were supposed to have our annual meeting but it was cancelled by our President and our Lawyer because they said that not enough people voted. We were not able to confirm this as the meeting was over zoom, our lawyer was hosting the meeting and he claimed that he was having issues with the camera. We requested to be able to witness the count and verify the ballots received but we were denied that request. We also requested to have the meeting at the pool area of the cove II and that was also denied. Based on the numbers that they shared and the count that we were tracking, more than 80% of the owners voted against our current president and still, she managed to find a way to make sure that we don’t have elections and continue.

Here is the recording that we managed to capture about what happened:

https://neosdrive.com/index.php/s/Q25gCozfbrJKst9

If you cannot see the video on your browser, download it and play it locally from your computer:

FROM THE DESK OF

Elvis Espinal

March 15, 2021

Owners/Tenants of the Cove The Cove At Briar Bay

Dear Owners/Tenants,

I hope that everything is good with you, your family and work. All of you should’ve received the ballot for directors, here are the ones that I will vote for:

• Baijnath, Lynette
• Espinal, Elvis
• Hoyos, Jorge
• Seraphin, Linda
• Summer, Alicia

Help us lower our dues. We are currently spending 30k in legal expense when we don’t have any legal litigation, that money is returned but still owners are paying for it every year. We are spending about 14.8k (11.5k+3.3k on 2020) on office expenses/ rental when we have units available for our administration. We are spending 118k in insurance because the current board use the insurance for things that cost less than our deductible. We are spending 42.7k in maintenance and you continue to complain about improper maintenance. We are spending 78.3k (48.3k+30k) in Landscape. We are spending 94.1k (57.8k + 36.3k) in emergency repairs that even board members are not aware of and finally, it seems as if this year, we will also spend another 51.2k in (40k, 1.2k and 10k) in security/parking enforcement which is only putting tickets on owners, tenants and their guest that can park legally in the community.

There is a transparency problem and when owners/directors question anything, they are responded in an inappropriate way. Help us change this by not having a hand picked board by a single person, instead, lets have a board picked by all owners.

Sincerely yours,

Elvis Espinal

DEL ESCRITORIO DE

Elvis Espinal

3/15/21

Dueños/Inquilinos del Cove The Cove At Briar Bay

Queridos Dueños/Inquilinos,

Espero que todo este bien con ustedes, su familia y el trabajo. Todos deben de haber recibido la boleta para escoger sus directores, aquí les mando por los que votare:

• Baijnath, Lynette
• Espinal, Elvis
• Hoyos, Jorge
• Seraphin, Linda
• Summer, Alicia

Ayúdanos a reducir nuestras mensualidades. Estamos gastando 30k en gastos legales cuando no tenemos litigaciones, ese dinero se regresa pero aun lo pagamos cada año. Estamos gastando 14.8k en gastos/renta de oficinas cuando tenemos unidades que podemos usar para la administración. Estamos gastando 118k en seguro porque el board actual usa el seguro para cosas que cuestan menos que el deducible. Estamos gastando 42.7k en mantenimiento y ustedes continuan quejándose de este. Estamos gastando 78.3k en jardinera. Estamos gastando 94.1k en reparaciones de emergencia que ni los directores conocen y finalmente, parece ser que este año gastaremos otros 51.2k en seguridad/enforce de parqueo los cuales solo ponen ticket a los dueños, inquilinos y sus invitados que se pueden parquear legalmente en la comunidad. Hay un problema de transparencia y cuando los dueños/directores cuestionan algo, la respuesta en ocaciones no es la mas apropiada.

Ayúdanos a cambiar esto evitando un board seleccionado por una persona, vamos a seleccionar un board seleccionado por todos los dueños. Las notificaciones de la asociación también deben de llegar en español y no solo en ingles.

Sinceramente suyos,

Elvis Espinal

Here are the candidates that we recommend you to vote to make sure that we have a change for good, we avoid a hand picked board by a single person and together, continue improving our community.

Our annual meeting has been scheduled for March 24th, 2021 at 6:30pm. As soon as we have the meeting details we will share them with all owners via email.

Here is the link to the letter that all owner should’ve received on their mailboxes.

https://neosdrive.com/index.php/s/2AAjpWrLoGqx2Kp

On it you will find the annual meeting letter, the form to be included on the ballot as well as a word document that you can use to fill in the information in your computer/phone.

Some of you have requested the by laws of our community. Here is the document as a pdf with images not text. This don’t let us use search functionality of text editors but I also started transcribing it (I am working with the first 50 pages). Any help will be greatly appreciated.

https://neosdrive.com/index.php/s/A5wpQ8P9GaqJGCa

I also enabled an upload folder that anybody can use to share any transcription that they do.

https://neosdrive.com/index.php/s/tszqjPNfDpqmH9X

Did you know that Directors are limited to a maximum of 4 terms on HOAs or a max of 8 years? Express your desire to join the board, if nobody show interest, members gets re elected without any voting.

“A board member may not serve more than 8 consecutive years unless approved by an affirmative vote of unit owners representing two-thirds of all votes cast in the election or unless there are not enough eligible candidates to fill the vacancies on the board at the time of the vacancy.”

To read the fill article, please refer to the following link:

Everything You Now Need to Know About Term Limits for Directors