If You Can’t Stand The Heat …
Well, here’s another issue that was raised during the January 6th Board of Directors/Membership meeting.
I hope I can explain it without making everything sound too complicated, but in order to do that, I have to go back to the Fall of 2023, because that’s when we were finally reaching toward the completion of our extensive clubhouse renovation.
Among many of the details that had to be addressed by the Board of Directors back then was to decide on and fund which appliances were to be installed as part of the new clubhouse kitchen.
Interestingly enough, a number of current Board of Directors members were also sitting on the Board during the many intense decision-making situations back then, including that of the kitchen appliances.
Anyway, an issue was made public during the recent Board/Membership meeting a couple nights ago, and it goes something like this:
According to President John Morgan, the Association, per a rather recent (I suppose) declaration by our current property insurance carriers, we’re not allowed to use the industrial-quality stovetop/oven combination, that’s been in place for more than two years, within a commercial building. Now bear in mind, this is a top-of-the line electric (not gas) appliance, approved for purchase by the 2023 Board of Directors, which at that time cost approximately $2,475.
Yes, you read that correctly, two years after installation, which was fully approved at the time by formal, documented inspections by both the City of Tamarac’s Building Department and the City of Tamarac’s Fire Department, the insurance company is just now objecting, even though the stove in question stove is properly fitted with a high-velocity ventilation hood functioning as a Class I air handling system.
But, … yes, it seems there’s always a but, … so here’s the kicker. Our clubhouse, according to legal definition across the state of Florida, is not a commercial building. And, on top of that, it’s not considered a commercial kitchen unless there is regular preparation of food being sold to individuals from out side our community.
The occasional parties(4th of July, Winter Holiday, SUperBowl, etc.) we have for the Association Members and residents are exempt from such commercial consideration; as are the rental that we allow, since only Association Members are allowed to rent the clubhouse and the state recognizes any outside guest invited to such a rental event as also being exempt from the commercial building consideration.
So then, what’s the logic being used by our insurance company?
Well, according to what President Morgan stated, the insurance company simply objects to us using a residential appliance within a commercial building.
Okay, then let’s perform our due diligence and dissect that concern.
Number 1, … yes, it is classified as an industrial-style residential appliance, but it’s not commercial-grade. It doesn’t have to be. Had the 2023 Board of Directors opted for such a commercial-grade stove it would have cost the Association much closer to $6,000.
Number 2, … no, the building is not considered a commercial building within the State of Florida because we don’t regularly prepare and serve food for a profit to outside guests.
Number 3, … yes, it’s already been installed, with a proper, high-quality ventilation system, one that was approved by all pertinent inspection departments with jurisdiction in the City of Tamarac, Florida.
And then to make things even more complicated, the insurance company, according to Mr. Morgan stated that a fire suppression system would be required. Of course this is in direct conflict with the official Florida Building Code with states such a suppression system is only required in a commercial kitchen, which ours simply is not.
Sorry, this is running a bit long, but there’s still more to consider:
Just because an insurance company says we are a commercial building doesn’t make it so. It’s very common for insurance companies to state such things to help minimize their financial exposure. That may very well be the case here.
And the Board of Directors should never have just voted to remove the current stove and sell it (or worse, they even discussed donating it, or giving it away) based on what feels to me like inaccurate information.
So what should be done?
Well, based on the experience I gained during my many years on our Association’s Board of Directors, five of those years having served as your Association President, I have some very simple advice for President Morgan, and the current Board of Directors, … PUSH BACK AND PUSH BACK HARD!
We have no reason to jump at the drop of a hat based on what this particular insurance company has said.
If this particular insurance issue hasn’t surfaced at all over the past two years, I suggest you all meet your fiduciary responsibilities and be diligent with your research time and decision-making.
President Morgan himself needs to be quickly asking pertinent questions.
We need the insurer to provide written documentation as to what they choose to classify us as a commercial building, and if the Tamarac Fire Department has any such concerns, they too need to provide clear and concise written documentation.
President Morgan needs to immediately contact our insurance broker and ask him why he can’t find a different insurance company, a carrier within our price range, who won’t try to play games with potentially made-up information.
Unless and until that’s done, this Association should reverse their recent vote to sell the stove and not be taking any further action regarding this stove and this kitchen until clear answers have been obtained.
Push back, John, that’s your job. You need to ask the key questions and you need to push back!
If you need help, just ask.
RFH
opinion(s) of this writer and does not necessarily represent the thoughts,
feelings or opinions of the Mainlands Section 6 Civic Association’s
current Board of Directors, either individually, or as a whole.