Aug 25, 2026

​​To the Shareholders and Owners of Palm Beach Shores Apartments,Inc.

Dear Shareholders and Owners,
We believe it is important that all shareholders be made aware of several serious concerns regarding the condition of our building, the management of our cooperative, and the oversight of ongoing construction and renovation work at 33 Ocean Avenue Cooperative.
In our opinion, shareholders have not received sufficient information regarding the financial condition, physical condition, and long-term viability of our building. We are particularly concerned that issues involving building maintenance, structural work, construction practices, and the expenditure of shareholder funds have not always been communicated with the level of transparency and detail that shareholders should reasonably expect.

Concerns Regarding Unit 606
One of our most serious concerns involves the ongoing renovation of Unit 606, which has been underway for more than three years. We have raised questions regarding work that may affect the building's structure and surrounding areas. Given the age of our approximately 70-year-old building, any work that involves structural components, significant loads, concrete, beams, plumbing, or other building systems should be carefully evaluated and properly documented. In June 2026, two steel C-shaped beams, reportedly approximately 17 feet long, were brought to Unit 606 by crane. We believe shareholders deserve clear answers regarding this work, including:
Who authorized or ordered the beams?
What structural problem are the beams intended to address?
What engineering plans or calculations support their installation?
How are the beams being supported and attached?
Was an engineer involved, and, if so, who was the engineer of record?
Were all required permits obtained?
Have the appropriate municipal authorities inspected and approved the work?

These are reasonable questions concerning work that could potentially affect the building's structural integrity and the safety of its residents. There was also an attempt to proceed with a substantial concrete or slurry installation in Unit 606 on a Saturday. We understand that approximately 11 cubic yards of material were proposed for installation. Concerned owners contacted the police, and the work was stopped at that time.
Eleven cubic yards of ordinary concrete can weigh approximately 19–22 tons. Because of the substantial weight involved, we believe shareholders are entitled to know whether an appropriately qualified structural engineer evaluated the proposed work and whether the necessary permits and approvals were obtained before the work was undertaken. We subsequently understand that work continued using bags of concrete rather than the originally proposed pumping operation. This raises additional questions regarding the total amount of material being placed, the resulting load on the structure, and whether the work was reviewed and approved by the appropriate professionals and authorities.

Our concerns are not directed at preventing legitimate improvements to individual apartments. Rather, they concern whether work that could affect the common structure and other residents is being performed safely, properly, and in compliance with applicable requirements.

Water Intrusion and Plumbing Concerns
More recently, the building experienced a significant water leak that was reportedly estimated at approximately 8,000 gallons per day. A large crack was reportedly discovered in a cast-iron waste pipe serving an apartment, resulting in water damage and concerns regarding possible mold in the affected area. We are also concerned that additional apartments may not have been inspected to determine whether other leaks or moisture-related problems exist. Given the age of the building and the seriousness of the reported water loss, we believe shareholders should receive information regarding:
The source and cause of the leak;
The amount of water reportedly lost;
What repairs have been completed;
Whether other units and common areas were inspected;
Whether moisture and mold assessments were performed where appropriate; and
What steps are being taken to prevent similar problems from occurring elsewhere.

Board Oversight and Shareholder Transparency
We believe these issues raise legitimate questions concerning Board oversight and communication with shareholders.
This cooperative represents a substantial financial investment for its shareholders. The Board of Directors has an important responsibility to protect the building, safeguard shareholder funds, ensure that necessary professional advice is obtained, and keep shareholders appropriately informed about significant matters affecting the property. When shareholders with relevant experience raise questions or concerns, we believe those concerns should be investigated and answered rather than simply dismissed.

We are therefore asking the Board to provide shareholders with clear documentation regarding the Unit 606 renovation and any work that may affect the building's structure, including applicable permits, engineering reports, plans, inspections, and approvals.
We also believe shareholders should be informed about the cooperative's current financial position, significant ongoing or anticipated capital expenditures, major building repairs, and any known conditions that could materially affect the value, safety, or future financial obligations of the cooperative.

Our intention is not to create unnecessary conflict. Our intention is to encourage transparency, accountability, and responsible stewardship of the building and the shareholders' investment. We believe every shareholder has a legitimate interest in knowing that significant construction, structural, plumbing, and financial matters are being handled appropriately and with the necessary professional oversight.

We encourage all shareholders to ask questions, review the available documentation, and seek answers from the Board concerning these matters.

We thought you should know what we believe are important issues affecting our cooperative.

Sincerely,
Concerned Shareholders
Palm Beach Shores Apartments, Inc.
www.PBSAPT.com

Rich Bolton 410

Follow-Up Regarding Building Structural Concerns

I am writing to follow up on the concerns raised in my previous email and to provide additional information that has come to my attention. Since that email was circulated, five owners and one renter have independently told me that they recall hearing a loud cracking noise. I am reporting their recollections as they were communicated to me and am not drawing any conclusion as to the cause of the noise. Given the subsequent work involving the installation of two approximately 17-foot “C” beams, I believe it is reasonable for the shareholders and residents to ask whether there was any relationship between the reported cracking sound and the work that was later performed. Was the cracking sound related in any way to the concrete beam or other structural component that required the installation of the two “C” beams, or was there another explanation for the sound? I am not qualified to determine the cause, and I am not suggesting that any particular structural failure occurred. I believe, however, that this is an important question that should be answered by the building’s qualified structural engineer, GRS, and/or the Board of Directors based on the actual engineering findings and records. Our goal is simply to understand what occurred and to ensure that shareholders and residents have accurate information concerning the condition and safety of the building.

We respectfully request that the Board provide a factual explanation, including any relevant engineering findings or documentation that can appropriately be shared with the shareholders.

Thank you for your attention to this matter.
Rich Bolton, 410

​October 30, 2021, on going problems with Saturday construction at PBSA

On Saturday morning, October 30, 2021, an issue arose at 33 Ocean Avenue that several owners believed warranted immediate attention. At approximately 8:00 a.m., residents heard jackhammering and truck air brakes coming from the building. Upon investigating, we observed construction activity involving Apartment 606. The work appeared to include the use of jackhammers in connection with the removal of west-facing windows. A concrete pump was also positioned in the circle, apparently to pump a concrete mixture to the sixth floor for the purpose of leveling the floors. Several owners questioned the work and sought clarification regarding what was being done. During the discussion, the owner of 606 stated that the windows being worked on were his windows and that he was replacing them. I pointed out that, to my understanding, the building's governing documents address ownership and responsibility for windows and exterior building components. I was concerned that this work should be reviewed by the Board before any exterior building component was altered. At that point, exterior concrete around one of the windows had already been chipped, and the work was stopped. The owner also stated that approximately 10 cubic yards of concrete material would be used to level the floors by approximately one to three inches. I asked about the approximate weight being added to the building. I was told that the engineers had reviewed the project. Because of my previous professional experience managing a concrete pumping company involved in numerous major construction projects in the New York metropolitan area, I was particularly conscious of the substantial weight associated with concrete. My understanding at the time was that conventional concrete weighs approximately 4,000 pounds per cubic yard, which would make 10 cubic yards approximately 40,000 pounds. I was not, however, acting as an engineer and was not qualified to determine whether the proposed work was structurally appropriate for the building. My concern was simply that any significant additional load, as well as the use of a concrete slurry or other material, should be evaluated and approved by the appropriate professionals before the work proceeded. I was also concerned about the possibility of water or construction material entering areas below the apartment if the work was not properly contained. I subsequently learned that Kevin Bennett and Carl Tomik had not been made aware of the work at that time. I do not know what approvals, permits, engineering reviews, or other authorizations may have existed, and I therefore do not want to speculate about whether the work had been properly authorized. My concern was that the Board and appropriate building representatives should be informed and given an opportunity to verify that the work complied with the building's requirements and applicable regulations. At the time, the building's general construction period was scheduled to end on October 31, 2021, with an extension subsequently discussed at a Board meeting allowing owners additional time to complete work. Emergency work had also been permitted in certain circumstances, including repairs associated with water damage that had previously affected portions of the 05/06 stacks. Several owners, including myself, were concerned about the continuation of substantial construction work during the holiday season. Many owners have family visiting during Thanksgiving and other holidays, and construction noise and activity can have a significant impact on residents. My purpose in raising these concerns was not to make a determination about the safety or legality of the work. Rather, I believed that the Board should ensure that any construction involving structural components, significant additional weight, plumbing, windows, or other building systems was properly reviewed, documented, and authorized before proceeding.

In my opinion, it would also be reasonable for the Board to consider whether Saturday construction and construction during designated holiday periods should require advance Board approval and appropriate notice to the residents. Clear procedures could help prevent misunderstandings and ensure that everyone understands what work is permitted. Following the events of October 30, 2021, the Board subsequently took action to stop further construction beginning Saturday, November 13, 2021, until after the winter season. I am providing this account to document what I personally observed and the concerns that were raised at the time. Where I was not personally aware of the underlying facts or approvals, I have intentionally stated that rather than draw conclusions.

My hope is that we can learn from these events and establish clearer procedures going forward that protect the building, its residents, and the rights of all shareholders while allowing properly reviewed and approved work to proceed.

Rich Bolton

DUNE SEAGRAPE TRIMMING

​St Valentine's Day Photos

​Click on year to view

​​2026 Season

​Another season is nearing the end

​​As of April 19, 2026, the pool heater has neither been replaced, repaired nor installed. The Board’s continued failure to address this essential amenity in a timely manner, particularly as seasonal owners depart, constitutes a material lapse in its maintenance obligations.
Only two umbrellas were installed in late March, and only after multiple work orders were submitted without timely response. This pattern reflects a disregard for routine maintenance requests and established owner concerns.
The rust condition on balcony 409 remains unaddressed. A request for interim mitigation (painting) pending permanent repair was not acted upon. The failure to implement even temporary protective measures may accelerate deterioration and exposes the Association to avoidable damage and potential liability.
Accordingly, the Board is hereby placed on notice that the continued deferral of necessary maintenance and repairs may constitute a breach of its fiduciary duties and obligations under the governing documents and applicable law. Prompt corrective action is expected to mitigate further risk and exposure.
All rights and remedies are hereby expressly reserved, including those available under Florida Statutes Chapter 719 and the Association’s governing documents.​

This is the main issue that this website has been calling for since it was created nearly a decade ago

​

 Today from the website NEXTDOOR in Florida​

​Perspective of the Day

Should Palm Beach County create stricter regulations for HOA property management companies after repeated complaints about lack of transparency and poor maintenance?

The recently passed legislation for FL state statutes governing condos and HOA's have provided real teeth in enforcement of transparency. Research FL statutes and you will see. The property manager has had much of these issues placed directly on their back. Use the DBPR complaint portal and it will guide you. All complete financials, contracts, bids etc... Must now be posted on a webportal if more than 25 units. The property manager must post these or a dark mark is placed on their license, then can escalate to suspension. Everything became effective Jan 1, 2026. We just went through it and within 3 weeks of DBPR accepting the complaint EVERYTHING is now online. Go For It!! It's sort of unfair to the PM because they must now refuse orders of non-transparency from the board & their boss. They deserve a raise for this. But that's the law now.

Photo of the two 17 foot ‘C’ beams and an undetermined amount of additional concrete to level the whole apartment floors. Where are the engineers reports?

Response to my email Aug 25, 2026…Original email below…

08/27/2026. Thank you for providing this information. Today, my off season property manager entered my unit in the 06 stack and found standing water in both my kitchen sink and my bathtub. The water in the kitchen sink rusted my stainless steel sink. This is really strange since we have all the water turned off at the water mains. She is there monthly and was last there on July 29 when there was no water in either of these locations. After reading your email, and then learning about this water in my unit, I called my plumber here in Boston to ask how water could get in my sink and tub with my water turned off. He said condos share vertical plumbing stacks and an issue in the main building drain or my branch line can force wastewater backward into the lowest fixture on that line- usually bathtub or in kitchen plumbing the kitchen sink. I would suggest everyone have their unit checked for unusual water because standing water over time can cause issues such as the rust I experienced in my kitchen sink. Thanks again! 
Polly 

Polly,
Thank you for your email and for sharing what your property manager and plumber found. I agree that the presence of standing water in both your kitchen sink and bathtub, particularly with the water turned off at the main, needs to be investigated promptly.
Based on what your plumber explained, it appears that the problem could be related to a blockage or obstruction somewhere in the shared plumbing stack or building drain serving the 06 stack. Rather than simply addressing the symptoms in individual apartments, I believe the Board and management should identify the location and cause of the blockage.
I would strongly suggest that the Board have a plumbing company camera the waste line serving the 06 stack. A camera inspection could help determine exactly where the obstruction is located and, importantly, what is causing it. It could also establish whether there is a damaged, displaced, or otherwise obstructed section of the waste pipe.
I also believe the timing of the problem deserves to be investigated. Given the extensive renovation work that took place in Unit 606, including jackhammering, it is reasonable to ask whether vibrations or debris from that work could have caused something to become dislodged and subsequently obstruct the waste line below the apartment. I am not suggesting that this is what happened; I believe it is simply one possibility that should be ruled in or ruled out through an appropriate inspection.
The important thing is that the Board determine the actual cause rather than speculate. A camera inspection would provide objective information and could potentially answer whether the obstruction is directly below a particular unit, within the shared stack, or elsewhere in the building's drainage system.
Given that wastewater appears to have backed up into your kitchen sink and bathtub, I agree that the Board should address this promptly. It would also seem prudent to check the other apartments in the 06 stack for any signs of unusual water or drainage problems while the source is being investigated.
Hopefully, the Board will authorize a camera inspection and provide the shareholders with the findings once the cause has been established.
Rich Bolton

****

Wow, 
This is unbelievable. I have asked many times about 606, and surprise,  surprise looks like we discovered why the water bill is so high.
Thank you Rich for sharing. 

****

​Compliments on your email. I hope the board members respond positively to the information requested 
****

​

​

​​St Patrick's Day Photos

Click on year to view