THS Board Update — August 31, 2026

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From: mark.simonetto
To: Mark Simonetto
Cc: Joe Taylor (THS B101), Garrett Smith (THS C103), Jayne Maguire (THS D105), Bruce Sonnenberg (THS A101)
Aug 31, 2026, 5:32 PM
THS Owners,
 
We wanted to share some updates including some things that have happened since last Tuesday’s board meeting.  
 
We still expect our Drain Repairs and Water Mitigation to be 90% complete by the end of September – barring any unforeseen events.  At that point there may be some remaining landscaping, but the planned heavy lifting should be complete.  If you are planning on being onsite you will likely see some heavy landscaping work, but should not expect any major disruptions to water or sewer access.   
 
Note:  No work is planned 9/4-7 surrounding the Labor Day weekend.
 
Drain Repairs:  Joe Taylor previously reported some of this information, but we are pleased to add to his most recent update.  We expect all drain repairs to be complete in the next couple of weeks.
50 unit drain cleanouts are installed.
A-B-D buildings cleanouts are located in the front (carport side by the downspouts).
C-E-F buildings cleanouts are located in the back (slider side).
50 outside unit water shut offs are installed in the back of every unit (slider side) and fitted with a cone shaped cover to keep out debris..
C-E-F buildings shut offs are located opposite the drain cleanout.
Piping will be trimmed and the ground boxes raised after water mitigation grading is complete so that they rest slightly above ground.  Must establish the proper grade first.
Pavers in carport entries that had to be removed are being re-installed so carports are more easily accessible.  .
Pavers that were inadvertently damaged in (3) carports will be repaired. 
Drain repairs in C-D-E-F are complete.  Repairs in C went quicker than expected and were completed the week of 8/10.  Note, the open trench behind C will remain until Grading (see below) is complete. 
Drain repairs are underway in A-B, but one more overgrown tree must also be removed behind the pool along with the remaining stump(s) from previously removed trees.
Our external pool drain (in the back of D and B) and corresponding piping will be cleared and replaced as necessary.  
Hydro jetting of all areas has begun.  All drains will be hydro jetted starting with E-F working toward A-B and the main Swallow drain connection.
Water Mitigation/Grading:  This involves installation of new large ground level basins, additional permanent pumps and underground piping connecting those basins, and re-grading of our grounds for proper water flow.  
Low spots in our drives along the tennis court have been adjusted by removing those pavers and restoring the original pitch into the tennis court swale.  Pavers have been subsequently reinstalled.  
Low area in front of E and C.
Low area in back of A and front of C. 
The Tennis Court swale will be made deeper with improved piping into the collection basin.
We will be re-establishing a proper grade from the base of each unit LL sliders into the new swale basins.   
Underground pipes will carry the water from these basins mainly to the tennis court swale and eventually to the swales along the roadways.
Most of our inside roof downspouts will be directed underground toward these same basins and away from individual units
Water Mitigation/Landscaping:  This will be largely dependent on budget progress, but our intent is to replace the damaged sod and critical plantings.  We can do additional plantings if funds allow or we can always add to our external landscaping at a future date.  We may also be able to get some assistance from our neighbors during this portion.  
Border hedges along our north, east, and west sides have been removed or significantly cut back. Most of these hedges were killed by an invasive vine that had to be removed along with the hedges.  
We will need to replace them with something suitable that fits our budget.  Some of this work has been done and will continue as the weather dictates.
Most of the unsightly rock outside our pool area behind A-B buildings will be removed and replaced with sod.  This will provide a better appearance and help with groundwater handling. 
We may need to replace the missing trees with something less invasive (i.e. smaller palms) to comply with current ordinances.
Water Mitigation/Misc:  These are planned items that will be addressed during the grading or landscaping phases.
As expected we will be refreshing our irrigation system with new underground piping and new heads.  We also hope to replace our key controllers.
Once everything is complete we may be able to refresh our previous landscape lighting – as the budget allows.
Other Miscellaneous:  Here are a couple of things not related to our Drain Repairs/Water Mitigation project.
These include (3) lingering slider items from 2025/2026 planned construction.  We have been trying to get both our contractor and their door people onsite at the same time and that happened last Wednesday and Thursday.  Many of you with cameras were quick to notice.  We did not alert you as we have had some previous unforeseen scheduling problems.  We apologize for the surprise, but it was positive.
Those owners who upgraded some or all of their sliders received any missing slider plugs .  Note, they actually ran out and had to reorder a few more from PGT.  No current ETA.
Those owners who upgraded some of all of their sliders received any missing lip sills.  A couple of units also wanted previously installed lip sills removed.  Notes, they ran short of these for a couple units and have reordered from PGT.  Again, no current ETA from PGT but we are following.  
We are testing a better flush like exterior handle on LL sliders so that the screens function better.  This is still outstanding and is being closely followed.  
As discussed during our last board meeting, the board is reviewing proposals from Xfinity and Summit Broadband regarding the rewiring of our complex for fiber optic.  The Owner’s Advisory Committee (Pat Delahanty – Chair, Casey McDowell, Cynda Mellish, Judy Pluth) have also been asked to review.  The board will be discussing and hopefully deciding our future direction during the September meeting.  Comments can be directed to any member of the Board or Owner’s Advisory Committee.   
Reminders:  Some are ‘Save the Date’ items and some are pertinent to current happenings.
Our next board meeting is targeted for late September – TBD.  
Our 2027 Budget Board Meeting is set for December 1, 2026 @10:00am ET via Zoom.  
Our 2027 Annual Meeting is set for January 7, 2027 @2:00pm in-person only at the Chickee.
If you have guests (including family members) using your unit and you are not onsite, please send a Guest Registration form to Beachside.  If you are popping down for a quick visit we would also ask during construction that you send Jayne Maguire a quick courtesy email or text letting her know you are onsite.  Jayne has been doing an excellent job of communicating directly with onsite folks when some spontaneous things happen – as can occur during construction.  But she can’t keep you informed if she doesn’t know you are onsite.  
Questions about our current projects can be directed to Joe Taylor, Mark Simonetto, or any board member.  We thank you for your continued patience, cooperation, and support.  
 
Please have a safe and enjoyable Labor Day! 
 
THS Board of Directors
 

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[Time Sensitive] — THS OWNERS UPDATE — August 3, 2026 Link

THS OWNERS UPDATE — July 30, 2026 Link
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From: Mark Simonetto Date: Mon, Aug 3, 2026 at 12:16 PM
Subject: [Time Sensitive!] THS Owner Update 8.3.26 / Planned Water Shutoffs + Other

THS Owners,

As promised, we wanted to share a couple of known water shut off days/times.  These are necessary as we install individual unit water shut offs.  Please share with any guests you may have onsite.

Tuesday, August 4!  Water will need to be shut off tomorrow for the entire complex from around 9:00-10:30am to test the installation process.  Please plan accordingly.  

Wednesday & Thursday August 5-6!  Assuming things go well tomorrow, they will need to shut off water for the entire complex from around 10:00am-2pm on both of these days.  Please plan accordingly.  To minimize the number of turn offs, they will be installing individual unit water shut offs for about half of THS.  If there are any changes, anyone onsite will be notified by workers.  Everything is prepped, but it will take time to attach each to the main water line and for the piping glue to properly dry.  

Beginning the Week of August 17th!   Drain repair work in C building will commence.  Since this is essentially a full drain replacement, C building will need to be shut down for up to 2 weeks.  We know this impacts at least one full time resident, so hopefully this will provide sufficient time to make appropriate living arrangements.  Our goal is to try and minimize the down time, but most of this is unknown until things begin. 

Other Water Related Updates – Joe and our board want you to know that although you may not see high activity some days, work is continuing.  Because of scheduling and continued high heat workers are usually assigned daily tasks.  This results in partial days.  We do expect a lot of activity for most of this week.  Other project highlights from our last update according to phase.  

  • Drain work is now being done by groupings according to our drain layout rather than by individual buildings.  Please continue to follow the direction of onsite workers.
    • D building will only require jetting and all jetting will be done at the end of the project to minimize additional blockages.
    • F building is complete other than jetting. Water shut offs have been dug and prepped.  
    • E building is complete other than jetting.  A tree was removed and sections of drainage pipe were replaced. Water shut offs have been dug and prepped.  
    • C building is underway.  A trench has been dug along the backside of C to expose the water lines.  This has become complicated due to many of our pool lines also aligning by C. Drain work will begin the week of 8/17 (see above).
    • A/B buildings will be tackled last due to the large tree issues.
  • Water Mitigation work also continues.
    • They have started working on the basin behind the pool, but unfortunately not only have the tree roots significantly damaged our drains, but they have wrapped around our water lines.  They are taking extra care not to damage our main water lines behind the pool.   
    • They will eventually be doing more work in our tennis court swale to make it more efficient.   
  • Landscaping continues with specifics.
    • This has been mainly tree removal thus far, but trees will only be removed just prior to specific drain repairs.  
    • There is an invasive vine along our border hedgerows that is literally killing our hedges.  The landscapers tried to remove these vines last week to save them, but unfortunately they cannot be saved.  They will be removed and replaced with something more suitable.    
    • They are going to try and utilize a sod cutter along E/F to save on costs and reuse some of the sod that needs to be removed.  
    • Some layout work has occurred with the planned refresh of our main irrigation system.    

Miscellaneous – A pool pump issue was discovered this morning by our Gulfshore partner.  It could be something minor or may end up requiring replacement of pump components. They will be diagnosing today and likely tomorrow (due to an approaching rain storm).  For now the pool is fine and remains open, but this may necessitate some future short closures to comply with health code issues.  

Jayne has been doing her best to keep folks notified onsite, but we ask that you stay aware and communicate with others as needed.  Thank you for your continued flexibility and understanding.  

THS Board of Directors

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July 30, 2026

THS Owners,

Although we did not have a July board meeting, we wanted to keep you updated on some things since our last owner update about three weeks ago.  If you are onsite or have guests onsite, please be aware and make others aware of needed complex wide water shut offs.  Days and times TBD.

Water Mitigation / Drain Repair:  We experienced some delays due to some recent high heat indexes.  OSHA has published and sent warning emails to Florida contractors to use caution outside when heat indexes reach 105+.  Most contractors were abiding as they risked fines from OSHA.  Regardless, Joe advises that we are back on track and expect to make up for the missed time.  

Some of you have asked if it is ok to use your unit.  The answer is of course.  The only issue is that there is some work being done in the common areas, but nothing like what we experienced last summer.  The only known inconvenience will be the need to shut off water for a few hours – likely 1-2 times a week.  We will do our best to send you an email ahead of time when water will need to be turned off.

Drain Repairs – Selected trees that have penetrated and damaged our drains are being removed before Florida Standard Plumbing (FSP) can do their repair/replacement.  FSP is onsite and is working on individual unit water shut offs building by building.  They will prep all the shut offs for a building and then designate a few hours when the water will need to be turned off complex wide.  They will then install the unit shut offs to the main water line.   Although the weekly timeline is now off a bit, the building sequence below remains the same.  Unit owner cautions remain the same.  Please follow the direction of onsite workers.  

  • Building F 
  • Building D or E
  • Building D or E
  • Building B
  • Building A
  • Building C

Water Mitigation – Remember, this will be happening simultaneously.  Selected trees by A, B, and E are being removed so drain repairs can be completed.  Work has begun on the basin in front of A.  Unfortunately, with all the digging some unforeseen issues will occur – like a nicked water line.  So if you are onsite or have people onsite, please stay informed and flexible.  

As we asked during last summer’s construction, if you have any questions or requests please direct them to Joe, Mark, or any board member – not the workers themselves.

Short Term Water Mitigation – Thus far, our permanent pumps are automatically handling things quite well and no onsite pump management has been necessary.  

Emergency Electrical Repairs D Building:  We are pleased to report that on July 10th all unit repairs were successfully completed by Prime Electrical.  In addition, all unit damage done by the first contractor has been successfully repaired by RR, the pavers that had to be removed alongside of D building were replaced by RR, and we have successfully negotiated a settlement of our bill with the first contractor.  There may be a future fire inspection with the City (TBD), but that is just how things are these days.      

2025 Florida Financial Audit:  In conjunction with Beachside Finance and our CPA auditor, our required audit has been successfully completed, reviewed by the board, and final paperwork completed.  Thank you Garrett for getting this to the finish line.

2025 Federal Tax Return:  As you know, we needed to file an extension (Form 7004) due to conflicting time constraints with the above audit.  Our 2025 federal tax return (Form 1120-H) has been completed and filed.  Although there were significant revenues and expenses moving through our association last year – mainly due to our insurance settlement and subsequent construction, our association did not incur any tax liability.  Thank you to Garrett for following this for us and to Jayne for providing needed onsite signatures.

Line of Credit (LOC):  Our request to increase our LOC from $500,000 to $650,000 was approved by First Horizons Bank.  Mark and Garrett successfully closed on this new amount last week. Any costs associated with this new amount will be included in our Operating Budget (OB) and is part of your quarterly COA fees.  As you remember, our plan is to term out the final amount before November.  Per previous discussions, the repayment schedule will be included in our OB with a reasonable repayment term.  This will be finalized during a future board meeting.  As you recall, so as not to shock our COA fees or generate a special assessment, our plans are to use anticipated future insurance savings to help offset the future repayment schedule.  We also plan to maintain an open LOC in case of future emergencies.  Thank you Joe and Garrett for getting this done for us.

Slider Door Issues:  We are working through a couple of slider door issues, but a positive solution is near.   

Owner Issues:  Per usual we are working through a couple of owner issues.  Thank you to Jayne for helping us manage things onsite.

2027 Budget Meeting:  The tentative date for the board presenting, discussing, and approving the 2027 Budget is Tuesday, December 1st at 10:00am.  

We hope you are having an enjoyable summer, and will let you know when an August board meeting has been scheduled.  As always, thank you for your continued patience and support!

THS Board of Directors