Application for Building Modification

As of March, 2007, the Architectural and Landscaping Committee has been changed to the Landscaping Committee. The old A&L Application has been renamed the "Application for Building Modifications". All Mutuals in Leisure World have Bylaws that govern the actions of unit owners for the benefit of the community. One such requirement is the need to gain the written approval of your Mutual Board of Directors prior to making any significant architectural or structural changes to your dwelling.

If you are ready to make substantial changes/additions to your unit, then you need to follow this procedure:

• Get an ABM form (Application for Building Modifications) from your Mutual Assistant or download the form from www.lwmc.com (General Information).
• Fill out the application completely.

  Once all the information has been gathered, you're ABM is to be returned to the Mutual Assistant who will forward it to PPD (Physical Properties Department) for review. PPD will review your request and, if your application is complete, make any pre-inspections necessary to provide comments to your Board of Directors.

  Your application and all the comments is then reviewed by Mutual 14's Property Maintenance Committee which make their comments. Finally, your Board of Directors reviews your application and all the comments and makes a decision to approve, modify or reject your request.

  NOTE: Until your Mutual Board has approved your application, it is premature to sign any contractor's proposal to perform work, purchase any materials for the job, or give any contractor deposit money.

  On occasion, the Mutual Board will require that the unit owner employ the services of PPD as an outside inspector to insure the work is done in accordance with the approved plans, specifications and code requirements.

  By following this procedure, we can help to insure that all work is done in a professional manner throughout Leisure World for the benefit of the entire community.

  Application for Building Modifications (ABM) Procedures

  In order to insure that building modifications/renovations/alterations are performed in a safe and professional manner in accordance with all applicable code requirements, the ABM procedure was established. Mutual Bylaws require written approval by the Mutual Board of Directors prior to making any significant architectural or structural modifications to a dwelling unit.

  There has been some confusion regarding what constitutes "a significant architectural or structural modification." The following are examples of changes that are NOT significant and do not require the submission of the Application for Building Modification (ABM).

  • Interior painting.
  • Replacement of existing floor coverings. Replacement of an existing appliance in its original location.
  • Counter top replacements and/or cabinet replacements provided there are not layout changes. If the layout is changed, an ABM is required since it may involve plumbing and electrical modifications.
  • Replacement of an existing storm door of the original color.

  Here are some examples of modifications that DO require an ABM (Application for Building Modifications):

  • Adding/replacing windows and doors.
  • Adding new space with a Florida room or by enclosing an existing patio/balcony/atrium.
  • Converting garage space into living space (adding a bonus room).
  • Lighting or electrical modifications (except for "in kind" light fixture replacement by PPD electricians).
  • Plumbing and HVAC modifications.
  • Kitchen renovations involving cabinet layout changes; appliance relocations; electrical circuit changes and/or plumbing relocation.

  The above examples are not intended to be an all inclusive list. If you have any doubt, please submit the ABM. If you need any further clarification, call the Director of PPD.

  A WORD ON EASEMENTS

  An easement is required when property from one entity is taken over by another entity. Some owners wish to extend the size of the Florida rooms at the back of their units, along the side at the back of the house not deepening the dimensions, thus converting some "common" element to private ownership. This means they are increasing the square footage of the Florida room. This increase in living area will be recorded as an addition to their property, thus increasing their County property tax. The cost of building the extension is borne by the owner as is all subsequent maintenance costs. Thus there is an increase in the assessment value of the unit also necessitating a condominium fee increase since that fee is based on square footage of living space. In general in making these conversions, energy saving designs and materials are used i.e. more insulation and better insulated windows and doors. County building codes must be observed and implemented. Our own By laws and rules for Application for Building Modifications must be followed. Licensed Contractors must provide a detailed description of the intended work.

  Another area of proposed change involves enclosing the open area between the garage and the main living area, (the atrium), known as a "limited common element". This results in the unit owner assuming complete responsibility for said area, removing it from being a Mutual maintenance responsibility, i.e. maintenance of house and garage siding and concrete and drainage control.