Board Meeting – Our next scheduled board meeting will be Zoom only on November 6th at 10:30am ET (9:30am CT). Notices and agenda will be sent soon. If you cannot join us, the meeting will be recorded and placed on our website.
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October 26, 2025 — THS Board Of Directors Update
THS Owners,
It’s been a few weeks since our last email and subsequent board meeting so in keeping with our cadence we wanted to share some updates with you.
GENERAL – As with any major commercial construction project there have been some delays and some unforeseen items surface, but we are getting close to the finish line. Some of you have opted to stay away during this process, but you have always been welcome to use your unit. The noise has stopped, but painting and screening continue – building by building as we have said all along.
For those of you who have recently visited Marco you realize that Milestone repairs are in full swing at many other condominiums on the island. Please remember, if it were not for Out-of-Scope Milestone items we would have surely been done by now. Unfortunately, as most of you know these are state mandated requirements that we, and every condo association in Florida must adhere.
In the last few weeks some of you have questioned our focus, but we can assure you that this project is getting actively worked 24/7 by your board with much personal sacrifice. Jayne remains onsite, Joe is now onsite, and Mark was onsite last week. We closely follow and monitor this project daily via onsite board contacts, shared contractor photos, and weekly meetings with our contractor. Issues that surface during the week are either addressed or calendared for the future.
TIMETABLE – Last week we had some serious in-person meetings with our contractor and subcontractors to jump start our project and get to the finish line. Because of some weather and supply chain issues beyond everyone’s control, we have experienced some delays. But right now our current target is mid-December if the weather holds. This is not too far off our original end of October target.
IN-SCOPE CATEGORIES – We are actively working (3) key areas – Waterproofing/Painting, Lanai Screens/Framing, and Punch Lists. We have also provided some Misc updates below.
- Waterproofing/Painting (60% complete) – Buildings A, B, and C are painted. D is in process with a small crew. We did a preliminary inspection of many units last week and have since developed a Painting Punch List. It was decided that the best way to get things done quickly and efficiently was to first address the Painting Punch List for each building. This includes railings and lanai’s without tile. As a result there are more people onsite than you may realize.
Aside from a few minor touchups that will be added to the main punch list, A&B are complete, and C is almost complete. Once C is complete we expect to have a LOT of people finishing D. After D they will be going to F. If you are onsite you may also see a change in painting sequence that is more efficient for completion. When your building is being painted, you will have your sliders covered in protective plastic, will need to remove any carport vehicles, and move any lanai furniture temporarily inside. If you are not onsite, we will move your vehicle as we did during concrete restoration. Roof boxes and the Pool area will be painted last and will follow the approved color scheme.
Our paint supplier has made (3) onsite inspections for warranty purposes and has indicated that they are very pleased with both the waterproofing and paint application. As you may recall, we selected a 10-year paint warranty to closely follow our expected reserve life.
Note: As you know, the lanai’s are ours but the finishes on those lanais are the owner’s responsibility. As agreed, we are painting any non-tiled lanai’s the building trim color. However, owners with non-tiled lanai’s may wish to consider having them finished with a special waterproofing after the project is completed. This will make your lanai’s more water resistant, reduce LL leakage, and will reduce future concrete restoration costs.
- Lanai Screening/Framing (50% complete) – Buildings A&B are complete. C will be complete early next week. We paused rescreening/framing due to rising costs, and asked for additional estimates. In the end we are staying with our original subcontractor and asked that he reduce his pricing.
The key to these rising costs is the increased cost of aluminum. Aluminum is subject to restricted supply chains and increased tariffs. In the end our contractor has negotiated acquiring aluminum stock in bulk to reduce costs. Everything looks terrific and the subcontractor has been working into the evening to get C finished. Any lanai with tile damage will not have screens/frames replaced until we can resolve the tile damage issue (see Punch Lists).
Some of the main lanai railings became loose or partially detached during concrete restoration. Our screening/framing subcontractor will be addressing the railings on each unit and reattaching with compliant screws and epoxy. Anything that got missed with already installed screens will be addressed via lift and ladder.
We have tried to save as much of the framing as possible, but if your building has not yet been painted and you still have lanai screening, the screening will be removed before painting. Every unit will be getting new screening.
- In-Scope Miscellaneous – Mostly small items, but other categories are re-capped below.
Front Doors (100% complete) – Weatherstripping has been installed or placed in all units. Note this is removed during painting and reinstalled afterwards. Not only is the weatherstripping very tight, but it helps with front door alignment as well. We know we have a few remaining front door items on our punch list.
Sliders (100% complete) – LL screens (and kitchen/side window) screens are being stored onsite, but have been removed during painting to protect them. We also know we have some slider related items on our punch list.
Electrical (90% complete) – Everything has been completed and house circuits repaired. Our electrical/utility rooms need to be refurbished to code, but are being sequenced now. Code compliant doors have been received and stored offsite.
Updated Wind Mitigation Study – Many of you have had your personal insurance carrier ask for an updated report – especially those of you who upgraded all of your sliders. We re in the process of requesting, but it is not yet completed. These typically last for 3-years, but the association’s carriers have asked for a new one. So our plan is the same as what we communicated, to get an updated study at the end of the project.
Note: For those of you who did slider upgrades, some have had success getting your carrier to accept a personal wind mitigation study that can be done on your timetable and at your expense. Likely around $200, but the resulting premium discounts can be significant. Please note, the company Chris North who did our last association wind mitigation (see website) also does personal.
Inspections/Permits – Most Building & Fire inspections have now been completed for all buildings except A. The City has found the missing permit for A and has also asked for a couple of additional inspections on previously closed permits. Although strange, there has been quite a lot of change within the City inspections office. We expect all of those to be completed next week. The board will work with our contractor and inspectors for appropriate unit access.
Except for those of you in A, door/window stickers can now be removed. We would suggest you either save or take a pic of them for your future use.
Inside Trim – We originally said that owners would have to paint their own inside trim (i.e. front doors, installed sliders), but this has now been completed for all units. The paint was color matched and you may have a can of extra paint inside your unit.
Lanai Light Fixtures – If you have recently visited you will likely see your lanai outside light fixtures either broken or disconnected. They are original, badly rusted, and need to be replaced. Throughout this project we have been very concerned about the look and feel of our common elements. The board will be discussing this item during our next board meeting so please do not purchase your own ‘one-off’.
- Punch List(s) – As we have requested, we have received emails or texts from many of you and have completed on-site board inspections last week in most units. As a result we have developed a painting punch list, and a regular punch list. The painting list is being handled by the painters building-by-building (see Painting). The regular punch list will also be addressed building-by-building starting with A.
Our goal is to gather everything we can and then determine what is “reasonable”. We are not going to be able to fix every scratch or ding, but will do our best to address the major items. We will soon have all units inspected and will work through the punch list last. So no worry if you are not planning to visit until next year. When you do arrive and see something we might have missed, please send an email to Mark or Jayne. We will do our best.
Stay tuned as we work through these lists over the next few weeks. We will be discussing our approach to tile damage during our next board meeting.
OUT OF SCOPE CATEGORIES – Primary categories are shown below.
- Concrete Restoration (100% complete) – This was a difficult and costly category, but it’s now complete and we should not have to address for another 10 years (under current Florida law).
- Milestone Phase I/SIRS (90% complete) – Phase I and SIRS reports are now complete for each building and have been sent to the City for final review of the engineer’s recommendations. We are soon going to discuss the SIRS results with our engineering company as they may impact future budgets. Once we hear back from the City we will be able to share results.
- Out of Scope Miscellaneous – The larger items will be deferred for future board discussion. One smaller, but important item.
Storm Water/Pumps/Swale – We have upgraded our pumps to 1.5hp and they are handling any standing water much better. The newly created swale/berm along the tennis courts will soon be finished. It is interesting that after we did that our storm water situation improved significantly. The final goal will be to add some additional drains into our sump pit and plant lemongrass to reduce our mosquito issue during heavy rains.
FINANCIAL – We have two working groups hard at work.
Bank LOC – Joe is chairing this project and everything has been submitted to First Horizon Bank awaiting their decision and closing date. As discussed, our intention is for any incurred loan interest to be blended into our 2026 Budget.
2026 Budget – Garrett is chairing this project for us. Our 2026 Budget Board Meeting has been scheduled for December 2nd at 10:00am ET. Details will be forthcoming.
OTHER
- City of Marco Island Notice – This is positive for us at THS. The City has posted a notice stating they are constructing exfiltration swales for water quality pretreatment along S. Collier Blvd. Joe has had a conversation with them and we view this as a total positive. If you are onsite you will see them gathering materials across Swallow. In the end, this should help clear out clogged swales and help with our end drainage. A notice and map posted onsite by the pool has been attached to this email for your review.
- Board Meeting – Our next scheduled board meeting will be Zoom only on November 6th at 10:30am ET (9:30am CT). Notices and agenda will be sent soon. If you cannot join us, the meeting will be recorded and placed on our website.
We know it’s been a long process, but we’re almost to the finish line. When you do arrive onsite, we think you’ll see quite a contrast between the old and the new. Joe’s and Mark’s reaction was simply “Wow!”. Thank you for your continued patience, understanding, and support.
THS Board of Directors
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Subject: THS-Owner Updates / 9.24.25
THS Owners,
Our construction project is winding down. As expected, we expect to have most items wrapped up by the end of October. However, the last 20% of any project is typically very busy so we wanted to provide you with an update before our next board meeting tomorrow, September 25th at 10:30am ET (9:30am CT). This is a Zoom only meeting.
It’s important to remember that we continue to manage two different tracks. (I) In Scope (items included in our insurance settlement), and (O) Out of Scope (items outside of our insurance settlement).
In Scope Categories (5) – These are the categories directly associated with our insurance settlement. Our current primary onsite work is Waterproofing/Painting our buildings.
(I.1) Other – This includes everything from attorney/case fees, to items that do not directly correspond to the other categories. We estimated $700,000, paid $663,270, and have an estimated $30,000 outstanding. We are 90% complete.
(I.2) LL Sliders – We estimated $750,000, paid $728,377, and have zero outstanding. We do have a few small items that are in process of being addressed by PGT. We are 100% complete.
(I.3) Front Doors – We estimated $250,000, have paid $211,680, with an estimated $5,000 outstanding. Peep holes are done, but we still have to add weatherstripping. PGT provided weatherstripping was not up to our and RR’s standard. We are 95% complete.
(I.4) Electric Panels/Meters – We estimated $250,000, have paid $162,211, and have zero outstanding. Final Electrical Panel/Meter replacement was successfully completed for C&D on September 5th. Our electrical rooms still need to be rebuilt to code. We are 90% complete.
(I.5) Waterproofing/Painting – We estimated $470,000 including screening, have paid $100,000, with an estimated $370,000 outstanding. A&B are done except railings which are underway. C is in process. Screens will be after railings, and balconies without tile will be painted last. We are 35% complete.
(I) Miscellaneous – These items are indirectly related to our project.
Smoke Alarms/Detectors – Up to date alarms/detectors have been installed in all buildings and inspections have begun. Remember, the type and installation locations are prescribed by the Marco Fire Inspector.
Front Door Adjustments – We will be adjusting some of the front doors after painting is complete. The same for doing some final adjustments with the locksmith.
Unit Damage – Many of you are starting to share items that despite best efforts, were unfortunately damaged in your units. Email to Mark Simonetto or Jayne Maguire is still preferred. We are tracking all and plan to do a board unit review in the next few weeks. As we have said, everything will be addressed at the end of the project.
Out of Scope Categories (3) – These are items that we have been working on that were outside the scope of our insurance settlement, but utilized settlement funds. 2:3 categories are related to our state required Milestone Phase I/SIRS.
(O.1) Milestone Phase I/SIRS – We estimated $30,000, paid $16,280, and have an estimated $13,720. These costs are attributed to our engineering firm. There were additional engineering costs associated with our Concrete Restoration as this was integral to our Phase I. We are 45% complete.
(O.2) Concrete Restoration – We are currently estimating $575,000, paid $446,036, with an estimated $128,964 outstanding. All demolition is complete, and restoration is complete in A, B, C, D, F. Restoration is in final process for E. We are 90% complete.
Note: We know this was probably the most difficult category for all of us, and surpassed both time and financial estimates. However, as we have said before, it was a critical component of our required Milestone Phase I/SIRS and had not been addressed since initial construction in 1982. This should put us on firm footing (pun intended) for our next Milestone 10 years from now, and also assure each owner that our buildings are safe, structurally sound, and owner investments are protected.
(O.3) Other – We are currently estimating $300,000 with zero paid to date. This category includes items requiring repair (i.e. Electrical, Drains, Irrigation) and a current estimate for Water Mitigation (including basic landscaping replacement). Also included is an estimate for addressing an anticipated SIRS shortfall.
Financial:
In Scope Summary – The in scope portion of this project has gone extremely well. As you recall, we started with a gross settlement balance of $2,729,660. We estimated $2,420,000 for our (5) in scope categories. To date we have paid $1,865,538 for in scope items with an estimated $405,000 outstanding. Our current insurance settlement balance with Morgan Stanley is $438,448 including earned interest. Although some actual costs remain unknown, the current in scope forecast is a $459,122 surplus.
Out of Scope Summary – The out of scope portion is largely attributed to our required Milestone Phase I/SIRS and has also gone well. Unfortunately, it has also exceeded our estimates. As you recall, rather than come to you for Milestone funds as many associations have had to do, we have been using our insurance settlement proceeds to fund out of scope items. To date we have paid $462,316 for out of scope items with an estimated $405,684 outstanding.
We will work through things step by step, and will be discussing our strategy during the board meeting. Current estimates of out of scope items are as follows:
Milestone, SIRS, and Required Milestone Repairs Estimate: $665,000
Major Repairs Estimate: $90,000
Water Mitigation Estimate: $150,000
Other:
Storm Water/Pumps – We will talk more about this during our next board meeting, but please understand that the rains this summer have been regular and torrential. Jayne Maguire and Rick Horn have worked diligently to minimize unit water intrusion by keeping our pumps pumping day and night 24/7 (literally). Thank you!!
Board Meeting – We do hope that your schedule allows you to join us via Zoom tomorrow, September 25th at 10:30am ET (9:30am CT). If not, it will be recorded and placed on our website for your review.
Thank you for staying informed, staying patient, and for your continued support.
THS Board of Directors
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UPDATE: September 5, 2025
From: Mark Simonetto
Sent: Friday, September 5, 2025 at 08:04:17 PM EDT
Subject: [Urgent!] THS Electrical Update C&D Buildings / 9.5.25
THS Owners in C&D Buildings,
Power has now been restored to Buildings C&D, slightly ahead of schedule. We want to thank our electricians for working long hours this week in hot and rainy conditions tp make this possible.
We had successful inspections by LCEC and the City this afternoon and power is being brought back online now. Testing will continue over the next several hours. Onsite owners in C&D can return to your units later tonight 9/5!
This completes our electrical panel and meter replacement for all (6) buildings. Our (4) electrical/utility rooms will be rebuilt to current code in the near future, but should not require any power interruptions.
It has been a long process, but we thank you for your continued patience and understanding. Enjoy your weekend!
THS Board of Directors
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Update August 27, 2025
From: Mark Simonetto Subject: [Pls Review!] THS Electrical C&D Buildings & Other Updates / 8.27.25 THS Owners, We have been communicating directly with C&D owners about outage dates, but wanted everyone to know our current electrical status and some other quick updates since our last board meeting. Electrical – LCEC was a no show again on 8/25, but has finally confirmed a planned power outage for C&D Buildings from the morning of 9/3 until mid-day on 9/6. Our electricians have committed to working long into the night these days to get this done for us. We hope that power will be fully restored and tested by mid-day on 9/6. We will communicate status via email to C&D owners. We realize this may cause a slight change in plans for owners in C&D, but we need to seize the moment and get this done. As a reminder that buildings will receive a new electrical panel, every unit will get a new digital meter with full surge protection, and all wires from the building panel to individual units will be tested and repaired as needed. We have made significant repairs to our pump circuit between E/F which should now be fully operational. Temporary repairs have been made to the pump circuit along the tennis courts, but that will be done soon after the planned outage. Electrical rooms will be rebuilt to current code toward the end of the project. Other/Construction:
- Sliders – We are 100% installed. Some minor items are being addressed with PGT.
- Front Doors – We are 100% installed. Some minor items (i.e. weatherstripping, peep holes) are in process.
- Trim – Outside trim is 100% done, and inside trim is about 50% done.
- Smoke Alarms – Installation continues. Permits cannot be closed on our sliders and front doors until smoke alarms are fully installed and the fire inspector signs off. These are needed for Certificates of Completion many of you need for your personal insurance carriers.
- Concrete Restoration – A,B,C,D are now completely done. Demolition along the back (Collier side) of E&F is 80% complete. The front side of E is about 80% and work continues on F. A few bad lanais, but not as bad as other buildings…so far. Still targeting another 2-4 weeks to be 100% complete.
- Waterproofing/Painting – Painting continues and they are painting front doors in A this week. The new color combination is looking terrific.
- Unit Keys (non-coded locksets only) – Remember, you need to email Jayne Maguire a few days before a planned arrival so that arrangements can be made to give you your new keys. Other/Financial:
- Owner Credit Advisories – This week we are sending email advisories to 26 owners who are receiving a net credit for sliders/front doors. Checks will subsequently be sent by Beachside Property
Management to the permanent address on file with them. We appreciate your patience as we work through this step. - Out of Scope Items – As we discussed during last week’s board meeting we are currently managing a significant financial commitment surrounding out of scope items that must be completed in order to comply with Phase I/SIRS requirements. We continue to monitor closely. More information should be available during our next board meeting (TBD). Other:
- Storm Water/Pumps – In the short term SWFL continues to get hit with heavy rains and our pumps are working overtime, as are some of our full-time residents. Jayne Maguire, Rick Horn, and other onsite owners continue to go above and beyond on behalf of all owners. Those of you with cams may see these folks wading in knee deep water day and night to minimize unit water intrusion. Thank you! For the longer term the board continues to explore water mitigation strategies with various engineers and subcontractors. Again, we hope to have more information to share during our next board meeting.
- Board Meeting – Minutes will soon be available on our website, but a recording of last week’s board meeting is currently available on our website. Special thanks to owner Guy Del Vecchio for continuing to do his magic with our website! We will continue to keep you updated on pertinent changes to the above. We also hope you and family have a safe and enjoyable Labor Day weekend! THS Board of Directors
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From: Mark Simonetto
Cc: Joe Taylor; Garrett Smith ; Jayne Maguire;;Bruce Sonnenberg
Sent: Monday, August 25, 2025 at 04:53:42 PM EDT
Subject: [Pls Review] THS Electrical Update C&D Buildings / 8.25.25
THS Owners in C&D Buildings,
LCEC did not confirm, nor show up today for our planned power outage this week for C&D
Buildings. We realize this is extremely frustrating for everyone and has caused many of you to alter personal
plans.
We remain hopeful that they will show up next week, but cannot confirm until they do same. We are tentatively
planning on a planned power outage for C&D Buildings 9/2-5. Should anything change we provide an
update when we receive one.
Both we and our contractor continue to do everything we can with LCEC to eventually make this happen.
Thank you for your continued patience.
THS Board of Directors
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From: Mark Simonetto
To: Mark Simonetto
Sent: Friday, August 15, 2025 at 11:59:27 AM EDT
Subject: [Urgent] THS Electrical Updates C&D Buildings / 8.15.25
THS Owners in C&D Buildings,
LCEC has cancelled our planned power outage for D Building on 8/18 as they are still trying to restore power in the Sanibel area. They are aiming at the week of 8/25 and we will plan on doing both C&D Buildings at the same time.
At this point, we are planning on a planned power outage for C&D Buildings 8/25-8/29. We also plan to reach out to LCEC directly from a THS perspective. The sooner the better as we will soon be in peak storm season. Should anything change we will keep you updated.
Extremely frustrating, and not a good look for them, but we are literally powerless (pun intended).
Thank you for your patience and understanding as we work through this situation.
THS Board of Directors
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From: Mark Simonetto
To: Mark Simonetto
Cc: Joe Taylor Jayne Maguire (THS D105); Bruce Sonnenberg (THS A101)
Sent: Tuesday, August 12, 2025 at 01:55:04 PM EDT
Subject: {Please Review!] THS Electrical C&D Buildings & Other Updates / 8.12.25
THS Owners,
We have some urgent electrical information to share with owners in C&D Buildings, and some brief general updates to share since our last communication a few weeks ago.
Electrical – The planned power outage in Building C for 8/11-15 has been canceled by LCEC! We had expected to begin electrical meter replacement and the planned power outage for Building C yesterday, but unfortunately LCEC was not onsite. This was likely due to intense weekend storms and flooding in their coverage area – mainly north of Marco. They contacted us today indicating they needed to cancel our scheduled services this week, but would contact us to reschedule very soon. This is frustrating for all of us – especially since this happened previously, but there is nothing we nor our contractor can do as they control the power at the pole.
We also plan to begin Building D next week, but that too is tentative! If our confirmed appointments next week are honored, then we may elect to do both Building C&D at the same time.
As soon as we get clarification from LCEC we will share that with you so that you can plan accordingly. We truly regret any inconvenience.
Other/Construction:
• Sliders – We are 99% complete with slider installation. Waiting on some needed replacement items from PGT and expect to be 100% complete within the next week or so.
• Front Doors – Weatherstripping and peep hole installation is still outstanding. Still waiting on some backordered peep holes from PGT.
• Trim – This is very close to being done both inside and outside for front doors and sliders.
• Unit Keys (non-coded locksets only) – Remember, you need to email Jayne Maguire a few days before a planned arrival so that arrangements can be made to give you your new keys.
• Concrete Restoration – Demolition and restoration is complete in A,B,C. Demolition is complete in D and our engineer has approved starting concrete resto. Demolition will soon begin in E.
• Waterproofing/Painting – This has begun in A&B Buildings. Remember, there are 4-steps power washing, sealing, primer, paint.
• Smoke Alarms-Detectors/Replacement & Upgrades – Installation continues and is now complete in A,B,and most of C.
Other/Financial:
• Owner Payment Advisories – On July 30th we sent specific payment advisories to owners in 15 units for owner paid upgrades with debit balances. The board wishes to thank Beachside Property Management for helping coordinate and to those owners for their responsiveness.
• Owner Informational Advisories – On July 30th we also sent informational advisories to owners in 9 units who did not upgrade so that they were aware of what was installed in their units.
• Owner Credit Advisories – We plan to soon send credit balance advisories and subsequent checks to owners in 26 units who have net credit balances. Debit and credit balance totals are similar so our owner receivables will fund our owner credits.
Other:
• Insurance Inspection – In the midst of all our construction we had an onsite property insurance inspection that required some additional follow ups. That has been completed.
• Irrigation – Due to many broken items, we have turned off our irrigation system. We will monitor conditions and adjust as needed. We will also address the breakage once construction is complete.
• Storms/Pumps – The storms this past weekend were intense and we received a lot of rain. Our pumps struggled to keep up. This was complicated by electrical issues with our pump circuits. We were finally able to double up our pumps in some areas to avoid a major issue. The board wishes to thank Jayne Maguire and Rick Horn for working throughout the wet weekend to keep our pumps pumping. We also wish to thank the owners of E101, and F108 for carport outlet access, and other onsite owners for helping check on units. It was much worse up north and we heard that they even had to do some evacuations in Sanibel. Thanks to Jayne’s leadership and Rick’s assistance we dodged yet another bullet – albeit a wet one.
We will share specifics regarding C/D Electrical when known.
Thank you for your continued patience and support!
THS Board of Directors
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| Mark Simonetto | July 24, 2025 | ||
| to Mark, Joe, Garrett, Jayne, Bruce, bcc: me | |||
THS Owners,
It’s been a few weeks since our last board update so we wanted to keep you in the loop. The weather has been sweltering at THS, but our project continues on. If you are onsite and see any of the many workers, a simple thank you and/or a cold bottle of water goes a long way.
Electrical – LCEC has confirmed the following dates for electrical meter replacement and planned power outage. We also have an update on planned electrical repairs to our house circuit for E/F.
- C Building – Power will be off 8/11-15. Onsite owners need to be offsite and make plans for their refrigerated items.
- D Building – Power will be off 8/18-22. Onsite owners need to be offsite and make plans for their refrigerated items.
- E/F Buildings – Our electrical subcontractor will be repairing and rewiring our house circuit for E/F next week 7/28. A specific day is not available due to daily weather issues, but tentatively planned for Wednesday, 7/30. This will necessitate a brief power outage next week (7/28+) when the new wiring is connected to the main panel.
Concrete Restoration – A&B are finished, restored, and sealed. This week they are working on the restoration phase in C, and the demolition phase of D. C Building was impacted the most so far, but our engineer has given the ok to start the restoration phase. This will likely take a while since we are restoring quite a few balconies in C.
Note: We know some of you have growing concerns about the scope of this restoration, and as we have said previously, this component is out of scope for our insurance settlement. But please understand that this component is critical to maintaining future structural integrity, compliance with our planned Phase I/SIRS studies, and preservation of your investment at THS. Being able to blend a lot of these costs with our other planned work has become a big positive to our overall financial picture.
Front Doors – Weatherstripping and installation of actual peep holes in the solid doors is in process. We did have a few difficult installations, but inside and outside trim has been replaced in all buildings.
Note: As a practical matter we will be painting the outside trim to match the building colors, but painting inside trim or any needed paint touchups will best be handled by individual owners. We have made every effort to leave the inside as it once was, but painting is so individualized that we feel this is best handled by owners.
Unit Keys/Master Key – Virtually all locks have been rekeyed to a new master key. Unfortunately, this necessitated creating yet another new key for owners. All onsite folks have received theirs and owners (without coded locks) should email Jayne Maguire or Mark Simonetto in advance of travel so proper arrangements can be made to give you or your guest your new keys.
Jayne is onsite and continues to manage this very well for all of us. Jayne has already contacted those owners who received an initial new key, but not their most recent new key. The reason for the most recent new key was due to insufficient tumbler length on the newly installed locksets. This was unforeseen, but is now resolved.
Sliders/Windows – A, B, C, and D are all installed. Installation is underway in E followed by F likely next week. We have had some very difficult installs, but all have been handled properly. Inside and outside trim is completed in A&B and work continues in C this week.
Note: As stated with Front Doors, as a practical matter we will be painting the outside trim to match the building colors, but painting inside trim or any needed paint touchups will best be handled by individual owners. We have made every effort to leave the inside as it once was, but painting is so individualized that we feel this is best handled by owners.
Engineering – Since many of our project components are integral to our Phase I/SIRS, our engineer at W.J. Johnson is monitoring critical components such as Concrete Restoration and Electrical. As such, he is doing regular inspections both via daily photos and onsite. He is coordinating his findings and actions with the City of Marco Island. This will help finalize our Phase I/SIRS at the end of our project. So far, things continue to go smoothly.
Waterproofing/Painting – We are pleased to say that we will begin this phase of our project for A&B buildings starting on 8/4. Onsite owners in A&B may be contacted to move vehicles once this process starts. This includes multiple steps such as tree trimming, power washing, applying waterproofing, priming, and painting. Trim and doors will be last. As expected, A&B will likely be done before everything is complete with E&F.
Note: We have clarification that balconies that have painted finishes will be painted to match the building colors previously approved.
Screens/Frames – Estimates are being put together, but like most items, pricing is coming in a bit better than expected. Once painting is done, new screens and any framing that was removed for concrete restoration will be installed.
Damage – As we have stated previously, any unit damage that was incurred as a result of our construction project will be handled after most of the planned project is completed. If you are onsite and see anything you feel should be addressed please email Jayne Maguire or Mark Simonetto as we are developing a central list. The board will also be reviewing each unit at the proper time in the future.
Financial – We are in the process of preparing individual owner upgrade invoices for front doors and impact sliders/windows. Our goal is to get these out to you by month end. Although we expected to get these to you sooner, we needed to get a good feel for actual installation costs. All indications are that owner upgrade costs will closely resemble what we published in May. Your prompt attention to these notices will be much appreciated and help us maintain positive financial footing with our project. Once we start getting reimbursed for owner upgrades we plan to start sending out net credits to affected owners.
Other:
- You all continue to demonstrate tremendous patience and flexibility as we work through things. Your continued support of the board’s efforts is also appreciated.
- Thanks to our onsite ‘volunteers’ we have been able to maintain a solid pump presence despite peak summer travel.
- The board continues to work through some normal complex and owner issues not associated with this project.
Thank you!
THS Board of Directors
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Mark Simonetto Wed, July, 2, 2025, 3:23 pm
THS Owners,
As some of you are aware, there is a tropical depression heading towards central/south Florida later this week. The current forecast for us is some wind and a lot of rain. Although no formal work was planned this week, we do have concrete restoration workers onsite buttoning up some of the more exposed areas. We have plans in place for our pumps and hope that much of this rain misses Marco.
Unfortunately, because of this storm LCEC is gearing up for potential power outages in their coverage area and has cancelled all future appointments with us and others. So because of LCEC’s cancellations, the planned power outage in C Building on 7/7-11 will NOT be happening next week!
On all other fronts, we are running slightly ahead of schedule. Other status updates…
Electrical – LCEC has cancelled our planned future appointments so C Building 7/7-11 will be rescheduled as soon as possible with LCEC. That also means D Building is also on hold pending LCEC reschedule. Once we get rescheduled dates from LCEC we will let you know.
We now have 4:6 buildings complete and electrically things have gone well. We still have a couple of electrical issues to address after the new meter installations are complete.
Concrete Restoration – The restoration phase has started in A&B. Demolition wrapped up in C last week and will start again on 7/7 with D.
Front Doors – All have been installed and they are now working on weatherstripping the bottom of all doors, inside trim, and installing the actual peep hole device in the solid doors. These miscellaneous items for A&B are almost done and should be starting on C next week. Onsite folks are using a towel at the bottom of their doors until things are complete, and tape is covering the open peep holes.
Locksets – We hope to soon have the locksmith onsite rekeying every lock to a new master. If you have a coded lockset that was transferred you are all set. We will rekey the lock portion to the new master.
If you had a regular lock(s) you now have new locks (handle + deadbolt) and new key. Because of post office issues we will not be mailing new keys to you. Instead we will hold your keys onsite. Before you plan your next trip to THS we ask that you email Jayne Maguire a few days before you arrive. Jayne is onsite and will make arrangements to get you unit access and your new keys. Same applies for condo watch folks or any guests.
Sliders – A, B, C and D are done. Starting on E next week (hopefully).
Other:
- Mosquitoes are quite bad on the entire island and at THS. Much is due to standing water in the swales. We are told it is bad throughout SWFL and even parts of the Florida east coast. Collier County continues to regularly spray all of Marco (3X) using helicopters, and our contractor used a private company to specifically treat THS. Right now, it would be best to avoid THS if you are sensitive to insects.
- We will be working on owner upgrade invoices and you should expect them in the next 1-2 weeks.
- You have all done a terrific job adjusting to this unusual summer at THS. When everything is done it should be well worth these difficult few months.
- You were just notified of our next Board Meeting scheduled for Tuesday, July 8th at 10:00 am ET (9:00 am CT) via Zoom. We hope that you can join us.
Thank you for staying patient and flexible. Enjoy your July 4th holiday!
THS Board of Directors
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From: Mark Simonetto <mark.simonetto@gmail.com>
Sent: Friday, June 27, 2025 at 05:27:54 PM EDT
Subject: [Urgent!] THS Electrical Update E&F Buildings / 6.27
THS (Onsite) Owners,
We have more good news to share before the weekend. Power is being restored earlier than expected to Buildings E&F. We had successful inspections by LCEC and the City this afternoon and power is being brought back online now. Onsite owners in E&F can return to your units tonight, 6/27!
As you now all know, power must be brought back gradually online and continually checked. So far everything is good so you can return now.
Reminders:
- There is no major construction planned from 6/30-7/6.
- Onsite owners in C and unit perishables will need to relocate by the morning of 7/7 when the power is turned off until 7/11.
- Power will be turned off in D from 7/14-18.
- Except for locksets that were transferred, everyone has a new lockset with a new key. If you are planning on being onsite, please email Jayne Maguire beforehand so that proper arrangements can be made for unit access. Failure to do so can result in a costly visit by a locksmith.
- If you are onsite and have any pressing issues, please do not contact our onsite workers directly. We ask that you email or contact Mark Simonetto or Jayne Maguire who will handle.
The board wishes to thank our contractor, and especially their electrical and plumbing subcontractors for working long hours to make this happen for both buildings in only 4 days instead of the planned 7. This included an unexpected event involving a ruptured water pipe underground near our E/F Utility room. This unfortunately necessitated the water being turned off to the entire complex virtually all day on Wednesday.
We want to thank our onsite owners for their patience and understanding. We also want to thank our onsite residents for maintaining a quality pump presence for all of us.
We wish everyone a safe and happy July 4th!
THS Board of Directors
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From: Mark Simonetto
Sent: Friday, June 20, 2025 at 05:06:44 PM EDT
Subject: [Urgent!] THS Electrical Update / 6.20.25
THS (Onsite) Owners,
As promised, we are pleased to share some good news before the weekend. Power is being restored earlier than expected to Buildings A&B. We had successful inspections by LCEC and the City late today and power is being brought back online now. Onsite owners in A&B can return to your units starting at 9 pm tonight, 6/20! This should give everyone onsite a bit more time to relocate before Tuesday.
We are sending this tonight as you will likely start seeing some lights coming on. Bringing the power back online is a lengthy process and it should be complete by 9 pm tonight 6/20. Power must be gradually brought back online and continually checked. AC and a few lights are being set in all A&B units to test the load. Should be complete by 9 pm tonight.
Reminders:
- Onsite owners in E&F and unit perishables will need to relocate by the morning of 6/24 when the power is turned off until the morning of 6/30.
- There is no major construction planned from 6/30-7/6.
- Power will be turned off in C from 7/7-11.
- Power will be turned off in D from 7/14-18.
The board wishes to thank our contractor, and especially their electrical subcontractor for working very long hours in high heat to make this happen for both buildings in only 3 days. We also wish to thank our onsite owners for their flexibility. Lastly, we are doing our best to maintain pump circuitry, but there have been some challenges. We are aware of the rains and are making every effort to maintain a pump presence.
THS Board of Directors
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From: Mark Simonetto
Sent: Thursday, June 19, 2025 at 04:27:58 PM EDT
Subject: [Pls Review] THS Updates 6.19.25
THS Owners,
As promised, we wanted to provide some pertinent updates since our last communication on 6.8.25. As you know from yesterday’s email, there is a lot happening right now at THS.
We were reminded of “normal” last week in the form of a notice from the City for shrubbery encroachment along Swallow. Yes, it was a citizen complaint, but thanks to our onsite folks the 4″ of offending shrubbery (a few branches) has been successfully handled. We also want to thank all onsite who continue to maintain a strong pump presence for us in the event of heavy rains.
ASSOCIATION INSURANCE CERTIFICATES – As expected, everything has now cycled and all our insurance has been paid. Certificates of Insurance are now available from our broker by reaching out via the following link www.coirequest@aminsurancegroup.com . This link is also available on our website www.thsmarcoisland.com under THS Documents. Password is ths (lower case). If you experience any issues getting what you need after using this link please email Mark Simonetto for assistance.
CONSTRUCTION OVERVIEW/UPDATES – Thank you for your cooperation, patience, and flexibility with various items. Unfortunately, we have had some owners locked out with the new locksets and a few flat tires despite efforts to keep carports and driveways clear of nails and screws. We have also had to have vehicles moved with little notice. Overall things have significantly ramped up and continue to move along nicely and on schedule – even with the very hot weather conditions. Mosquitos are pretty bad right now on the island, but they too are being addressed and things are moving ahead.
Concrete Restoration: All work is being done sequentially and remains on schedule. Demolition is complete in A-B-C, and continues in D-E-F. We have received positive inspections and engineering approval to begin the actual restoration phase in A & B.
We have had some owners identify a couple of issues related to outside water intrusion that we plan on assessing for everyone during the restoration phase. This includes some minor cracks in LL concrete where the sliders are installed, and also some balcony gaps by the installed sliders. The timing is ideal and a small fix now is always better than a larger fix down the road. Remember concrete restoration is out of scope for our insurance settlement, but a key requirement of our upcoming Phase I. As such, we continue to closely monitor and are blending costs when possible.
Electrical / Planned Power Outage(s): We had a slight setback with LCEC last week and it necessitated replacing the electrical meters in both A & B buildings at the same time during 6/18-23. As you know from yesterday’s update we must now adjust the schedule to replace the electrical meters in E & F buildings on 6/24-30. The electrical crews have agreed to put in some long hours and work through the weekend to make this happen. We also have the City on notice should things go better than expected.
The new meters are state of the art digital and will have built in unit surge protection at the meter. We are also working with Xfinity to upgrade all our main cable box connections in those same utility rooms.
Front Doors: We continue to receive positive comments about the new front doors – both solid and 3/4 glass. A-B-C-D are now done and E is underway. Installation is going smoothly with few issues so far. Installation costs are running a bit lower than expected. After we get invoiced for A-B-C-D installations, we will work on sending owner upgrade invoices toward the end of June.
Locksets: As a reminder, all coded locksets and the few units wishing to keep their old lockset are having their locksets transferred to the new doors. All others are having a new Schlage basic handle brushed nickel lockset (with deadbolt) installed. Because of the age and condition of some of the old tumblers, we will not be able to transfer those tumblers to the new lockset as we originally thought.
Important! This means that if you received a new lockset, we will soon be sending you new unit keys in the mail. We will also need to re-key all locks to a new master key. This re-keying to the master will happen for both new and transferred locksets. This is a separate step that will happen soon, but not immediately. If you are onsite, after your new lockset is installed, you should request a key from Enrique with RR who is also onsite. If you are planning a trip to THS before your new keys arrive, just contact Mark Simonetto so that a new key can be left for you upon your arrival.
Sliders: Sliders in A & B are now done and they are starting on C. As expected we did have some LL installation issues, but are working through them and will bake them into the installation costs. Where framing or the LL slab needed some TLC we will do our best to repair and leave inside and outside as it once was – albeit with new impact glass sliders. As stated with Front Doors, after we get A-B-C done we will work on owner upgrade invoices toward the end of June.
We will continue to provide updates as the situation merits, but our 2025 Construction continues to be going fairly smooth. You can expect our next board meeting to be in the next few weeks.
THS Board of Directors
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From: Mark Simonetto
Sent: Wednesday, June 18, 2025 at 02:39:12 PM EDT
Subject: [Please Review!] THS Urgent Update 6.18.25
THS Owners,
We have two urgent items below that require your attention! For a construction project as large as ours, there are daily things to work through. Most of these get handled, but we have spent the morning today working through two that require immediate action. While #2 directly impacts owners who are onsite or are letting other full-time residents use their units, both indirectly affect all owners. We have negotiated the best case scenarios for both. We know this won’t be easy for some of you, but unfortunately we do not have a choice.
1. Unit Fire Alarms – We had some fire inspections today that will require some changes to unit smoke alarms. The new City policy is that any time the fire inspectors have unit access they are inspecting the entire unit for current code compliance. While we are grandfathered from a lot of code compliant items, we do have to add or update quite a few smoke detectors. So as not to impede future permitting and other planned work at THS we have asked our contractor to make sure all units have what is needed to be compliant. These will be battery powered and not hard wired. Any existing hard wired detectors (3rd floor) that are out of compliance will be updated. Current alarms must be less than 10 years old, must be on every level, and LL areas with closets must be treated as a bedroom and have detectors both inside the LL and outside in the entry foyer. You do not need to do anything, as we will coordinate with our contractor.
2. Emergency Power Shut Off E&F Buildings / Schedule Change – We must change the planned power outage schedule immediately at the request of LCEC and the Marco Fire Inspectors.
Last week we had a small electrical fire from one of our underground electrical boxes between E/F. Thanks to the alertness of our residents, and quick response from our contractor, their electrical subcontractor, LCEC, and the MFD the situation was quickly stabilized. Since the wires burned back to our panel’s House circuit this left our irrigation, outside lighting, and pump circuit along E/F inoperable. We will get this properly repaired with new wiring and underground conduit in between our electrical meter changes. In the interim, our contractor has implemented a work around via a special extension cord from E101 to provide power to our pump circuit in front of E building as needed.
Unfortunately today, because of last week’s electrical fire and problems with our main breaker between E/F buildings, LCEC and the MFD are insisting that we do the planned electrical meter updates to E&F buildings immediately. We, along with our contractor negotiated the following schedule with both. Failure to comply would mean that they would shut off the power to the entire THS complex immediately and displace everyone. Onsite residents in E&F have been notified and are all being understanding and cooperative. Thank you!
E&F Buildings will be done simultaneously as are A&B Buildings. A&B are underway now and power will be off from 6/18-23. Power to E&F Buildings will be off the morning of 6/24 through the morning of 6/30. Electricians will be working long hours and through the weekend as necessary. Should anything change we will let everyone know.
This means that 6/23 is moving day for many onsite folks. A&B onsite owners should be able to return to their units. E&F onsite owners will be vacating their units. E&F onsite folks remember to empty or transfer your fridge items too. Any items transferred to other units during the A&B outage will have them transferred back on 6/23 or very early on 6/24.
This will change the future planned power outage schedule so that C Building power is now planned to be off 7/7-11. D Building power is now planned to be off 7/14-18.
You can expect another email later today or tomorrow with an update on less pressing items. As someone recently reminded us, with a project this size these things are to be expected.
Thank you for your understanding and cooperation!
THS Board of Directors