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Feb 18, 2025

Dear Gulley and Board Members,

The REAL State of Our Building

The REAL State of Our Building must be addressed transparently and responsibly. The ongoing mismanagement and neglect have resulted in unnecessary expenses, avoidable repairs, and a decline in the building’s value. This must change immediately.

Leaking Roof
For three years, I have repeatedly pointed out the need for proper sealing of the roof. Yet, the issue remains unresolved. Unfortunately, your continued inaction has caused avoidable damage and remains an urgent matter that requires immediate correction.

Elevator Consultant and Cost Overruns
The consultant you hired for $15,000, a friend of the doctor, made severe miscalculations. The proposed $425,000 plan for a six-story elevator failed to include the replacement of rusted-out door jambs and tracks. Now, correcting this oversight is costing an additional $120,000. I had already obtained a complete proposal from Schindler Elevator Company for $369,000—truthfully priced and fully inclusive of necessary repairs. Your decision to proceed with the doctor’s recommendation was reckless and costly.

Assessment Increases
Raising assessments three years in a row has significantly devalued the building. Not once has the board proposed or implemented cost-saving measures to offset these increases. This is not just incompetence; it is financial negligence.

Painting Contract Mismanagement
The painting contract you signed is a failure of planning and oversight. The decision to exclude balconies and walkways—the most visible and critical areas—demonstrates a complete lack of foresight. Additionally, the railings, which are powder-coated, should not be painted for years, making this an unnecessary expenditure and a waste of funds.

Failure to Address Rust Prevention
Painting without properly sealing balcony railings guarantees that rust will bleed through within months, rendering the entire job ineffective. Any competent decision-maker would recognize that the roof should be repaired before undertaking a major painting project.

Financial Mismanagement and Inexperience
The board's handling of construction projects and financial oversight has been amateurish at best. The last three years have seen excessive and poorly justified expenditures, particularly in legal fees. This reckless spending must end.

Mismanagement of Purchase Offers
Significant mistakes were made in handling offers for the building. The was a lack of transparency in strategic decision-making by not including more details regarding the offers.

Lack of Transparency and Accountability
Your well-worded letters do nothing to mask the reality of this board’s failure. The refusal to be transparent and truthful about the state of the building is unacceptable. Enough is enough.

This board has proven time and again that it is incapable of properly managing the building. It is time for a leadership change. I urge my fellow owners to demand accountability and consider a new direction—one that prioritizes competence, transparency, and financial responsibility.

Sincerely,
Steve Pepe

Closing Procedures
originally written by Rich Bolton

Photos of Breeze Way
Ramp Construction.

Sea Grape Trimming 2023

The Elevator Project 2024

2023

The A/C louver problem at PBSA
and what the BOD is doing

2021 Drone Photos of PBSA Building

2001

In case of an emergency, first call 911
Non-Emergency Police Phone number 561-688-3400

For GRS Management after hour emergencies, please call (561) 641-8554 and follow the prompts.

2018

Photos of the surf on 2/6/2024 at Pump House
Press Here