Frequently Asked Questions

Not sure of something? Here are answers to common questions.

The monthly assessment is determined each year after the Board of Directors adopt the proposed operating budget, and the association members vote to fully, or partially, fund the reserves at the annual meeting in January. The new amount becomes effective in February.

The approved budget, which includes the monthly assessments, are posted on the private Owners' page of this website. Please note that the monthly assessment includes the flat cable rate (around $55) that is applied for service to each unit, irrespective of unit size.

Payments are made directly to our property managment company, Ameri-Tech. Typically association members set up Automated Clearing House (ACH) payments so that the payment moves directly from one bank to another. Questions about the process should be directed to David Fedash, Ameri-Tech.

Please note that a monthly assessment differs from a special assessment.
Because Ocean Sands Condominiums budget is over $500,000, Florida law requires us to prepare a year-end audited financial statement, using the rules established by the Division of Florida Condominiums.

This statement must be prepared within 90 days of the end of the fiscal year (Jan 31) and must be available by the end of May (120 days after the end of the fiscal year). Association members are entitled to a copy of the report within 5 business days of receipt of a written request.

The statute allows condominium associations to waive the audit requirement providing the vote is taken at a “properly called meeting of the association” (open to all unit owners and where a quorum of members are present). Proxies may be used as per FL 718.112 (2) (b).

Each year at the Ocean Sands Condominium Annual Owners' Meeting in January, association members vote to waive the audit requirement. If a majority of voting members are in favor of waiving the audit requirement, one of the following reports will be prepared instead:

1. A report of cash receipts and expenditures, or
2. A compiled financial statement, or
3. A reviewed financial statement

Notes:
  • The requirement limiting the number of consecutive years an audit may be waived has been removed from the statute.
  • If the Division of Florida Condominiums receives notice that a report was not provided to an association member within 5 business days of receipt of written request and the condominium does not respond to the Division's request, then an audit must be performed for that year and it may not be waived for the following year.

For more information, see FL 718.111(13) or contact our Treasurer.
(Prepared in 2021)
After election or appointment, each director certifies in writing that:
  • they have read the association’s declaration of condominium, articles of incorporation, bylaws, and current written policies,
  • they will work to uphold such documents and policies to the best of their ability, and
  • they will faithfully discharge his or her fiduciary responsibility to the association’s members. [ref FL 718.112(2)(d)4b]
Certifications are posted on our website per FL 718.111 (12)(g)2.h.

Specific responsibilities for the Directors are described in our governing documents (Ref Exhibit E, Bylaws, Article IV Officers):

The President
The President shall be chairperson of, and shall preside at, all meetings of the unit owners and directors, shall have general and active management authority over the business of the Association except that which is delegated, shall see that all orders and resolutions of the Board are carried into effect, and shall execute bonds, mortgages, and other contracts or instruments requiring a seal of the Association. The seal, when affixed, shall be attested by the signature of the Secretary.

In addition the President shall:
1. Supervise and direct all other officers of the Association and shall see that their duties are performed properly.
2. Submit a report of the operations of the Association for the fiscal year to the Directors (whenever called for by them) and to the members at their annual meeting, and from time to time shall report to the Board all matters within the President’s knowledge which the best interests of the Association may require be brought to its notice.
3. Be permitted to appoint committees and assign a Director to be an ex-officio member of a committee.
4. Have the general powers and duties of supervision and management usually vested in the office of the President of a corporation.

The Vice President
The Vice President shall be vested with all the powers and be required to perform all the duties of the President in the President’s absence, together with such other duties as my be prescribed by the Board or the President.

The Secretary
The Secretary shall keep the minutes of meetings of the members and of the Board of Directors in one or more books provided for that purpose. The minute book shall be available for inspection by all members, or their authorized representatives, and by the Board, which minutes shall be retained for a period of not less than seven years.

In addition the Secretary shall:
1. See that all notices are duly given in accordance with the provisions of these by-laws or as otherwise required by law.
2. Be the custodian of the corporate records and the seal of the Association and shall see that the seal of the Association is affixed to all documents on behalf of the Association, and is duly authorized in accordance with the provisions of these by-laws.
3. Keep a register of the post office address of each member, which shall be furnished to the Secretary by such member.
4. Maintain any certificates of voting and proxies as hereinafter described.
5. Perform all duties incident to the office of the Secretary and other duties as from time to time may be assigned to the Secretary by the President or by the Board.

The Treasurer
The Treasurer shall keep full and accurate accounts of receipts and disbursements in books belonging to the Association, and shall deposit all monies and other valuable effects in the name and to the credit of the Association in such depositories as may be designated by the Board.

In addition, the Treasurer shall disburse the funds of the Association as ordered by the Board, taking proper vouchers for such disbursement and shall render to the President and Directors, at the regular meeting of the Board, or whatever they may require it, an account of all such transactions as Treasurer and of the financial conditions of the Association.
Directors are elected at the Annual Meeting in January; however, if a vacancy occurs during the year, a successor may be chosen at a special meeting by majority vote of the remaing Directors.
You are always welcome to provide feedback to the Board of Directors. Contact them through our office assistant.
However you can make an even greater impact by considering to be a candidate for the Board of Directors. Check the Home page in Nov/Dec for the deadline to submit your name. Elections are in January.
Any voting member of the association can submit their intent to run for office by completing the form that is sent in November in the first notice of the Annual Meeting. Your written intention must be received by a specific date in December. This date and form is always posted on the website.

Association members receive the candidate information in the second notice of the Annual meeting, and ballots are counted at the Annual Meeting in January.

Immediately following the Annual Meeting, the newly elected Board of Directors meet to vote on offices (President, VP, Secretary, Treasurer).
As Association Members, we agree to the following:

1. To promptly pay assessments.
2. To maintain our units and seek prior written approval of the Board, or designated Committee, before making any alterations.
3. To conform to the association governing documents.
4. To allow access to our units for maintenance or inspection.

For more information, refer to our Bylaws (Exhibit E, Article X) and the Remodeling Guideline posted on the Our Investments page.
Domestic cold water travels in pipes that run vertically in the building (i.e., pipes that provided water to unit 303, also provides it to units 403, 503, ...up to 1203). Each of these vertical set of units is called a stack. The example above where each unit number ends in 3, would be called the 3-stack. There are eight stacks per building.
Fencing is installed along the sides and back of the property to distinguish our private property from a public beach thruway.

In the event of a severe tidal surge, common during major tropical storms and hurricanes, the fencing along the back of the property would be destroyed by the rushing water after it breaches the dunes. Gates are designed to be opened towards the street prior to the storm to allow the water and any debris to freely move through our property.

Breakaway walls are part of the lower level garage design to serve the same purpose: prevent restriction of surging water and thereby preserve our foundation.
Over time hydrocarbons in exhaust will stain our perimeter garage walls if vehicles are backed against the walls. To keep our paint looking fresh, everyone is asked to pull into their spaces rather than back-in. Thanks for helping keeping our garage looking clean and reducing the number of times we have to paint.
Our Maintenance Staff keeps Ocean Sands in tip-top shape.

However, if you spot a facility issue, the best way to bring it to their attention is through our UpKeep Work Request System. You do not need to create an account, just enter your email address.

Please submit a work order using the link on the webpage.
New User

 If you are an association member, or within the members' household, please select Register on our webpage.

Forgotten password

If you have previously signed up and have forgotten your password, please use the forgot password link in the login page.
The website is managed by Ameri-Tech’s IT Department in accordance with Florida Statute. The Ocean Sands Webmaster is Hera Massey, who makes decisions regading the design or any development questions. Please use the contact form to contact the IT Department for any questions.
Call or email the management company using the information on the management page. You may also submit your question using the contact form.