News and Events

Window Scam Alert 

December 2024

There have been several reports of a person going around Piper's Pointe telling residents that all the windows are being replaced and a special assessment is being levied to cover the costs of replacement.  They are telling residents that if they "act now" they can save money.  

THIS IS FALSE - IT IS A SCAM, there are no plans to replace windows or institute a levee.

Gulf Breeze Management Services

March 2023 Update

Important Changes From the 2023 Annual Meeting of the Members 

In order to foster a stable residential community, the leasing of units by their owners shall be restricted as provided in the Amendment to Section 13.  This amendment was approved and passed at the meeting of the Members held on March 23, 2023.  It now reads:

13. LEASING OF UNITS.  In order to foster a stable residential community and prevent a hotel-like atmosphere, the leasing of units by owners shall be restricted as provided in this section.  A maximum of twenty percent (20%) of the units in the condominium may be leased on a long-term basis, that is for a period of greater than six (6) months in length.  All unit owners as of the effective date of this provision are grandfathered in and may continue to request long-term lease approvals regardless of the percentage of units being leased in the condominium on a long-term basis.  Any owner acquiring title to a unit after the effective date of this provision shall be subject to this provision and may not lease their unit on a long-term basis unless or until the number of units leased in the condominium on a long-term basis is below the maximum allowable.  this provision does not affect short-term leases, that is leased that are for six (6) months or less, but such short-term leases must comply with all other provisions contained in this Section including the term of lease and frequency of leasing as set forth in Section 13.2.  All leases of units must be in writing.  A unit owner may lease only his entire unit, and then only in accordance with this Section, after receiving approval of the Association.  The lessee must be a natural person as opposed to an artificial entity such as a corporation, partnership, trust, etc. Each lease is a separate entity and "renewals" or extensions" for an existing lease are not permitted.

(The remainder of the Section remains unchanged)

To view the full Certificate of Amendment, please refer to the Purchasing a Unit section in the Condo Documents tab.

Hurricane Ian Update

We were very Lucky

The following is provided to give you a picture of how Hurricane Ian affected the property in Piper's Pointe, Naples, Florida.  It is based upon information received by persons who are on the property or have visited reliable news sources, George Diebel, VP of Association, Charles Nicola, our Maintenance Supervisor, Mario Nolasco CAM Gulf Breeze Management, Sue Ligouri and Louis Amen, owners in residence.

The first order of business was to check the status of the residents in the community.  To our knowledge, everyone in residence is safe.

Observations made indicate that we sustained sporadic soffit and fascia board damages on several buildings, destruction of the doors of the refuse container enclosures, and limited tree and palm uprooting.  There was a considerable amount of debris deposited on the entire campus.

That is the extent of the visible damages sustained.   Based on all evidence and observations, there is no reason to believe that any unit was breached or damaged.

Two buildings, 141 and 145, are without power.  No other buildings lost power.  All Wi-Fi, cable (X-Finity, etc.), and telephone services are not functioning.  It would appear that cell phone towers that service the community are not functioning properly.

Owners who need further information regarding their specific unit need to consult with their “Home Watch” person for that information.  The management company nor the Board of Directors do not have the authority to enter units without evidence of an emergency. 

Our landscape company arrived early Thursday morning and cleaned up all vegetation debris and foreign debris from the property.  The pools were shut down for the storm.  Considerable debris is collected in the pools.  The pool managers have indicated that they will respond and clean the pools, balance the chemicals and then restore circulation so they can be used.  Until that is accomplished, the pools will remain closed.  They must conform to local health regulations. 

While this hurricane was far worse than Irma’s (2017), we did not sustain the damages that Irma caused.  Our systems, to a large degree, have been upgraded since Irma and have proved to be a good investment.

Going forward, please know that it will be a long time before the effects of this storm have been mitigated, especially in the shore areas of Naples.  Much of the damage portrayed on the news outlets are of areas nearer to the coastlines of the county.  The closest to us was the surge that stopped before flowing into our property at the front entry in Piper’s Blvd.  That is 3.7 miles from the Gulf of Mexico.  See attached video.

You will be updated as events change, and ask that you be patient and cooperate as we return the campus to its normal function.

Brendan Denis Flynn – President, PPCA, Inc.

MARCH 2022 UPDATE

Important Changes From the 2022 Annual Meeting

Second Floor Unit Floor Coverings

During the 2022 Annual Meeting, a motion was adopted to revise the Piper's Pointe Condominium bylaws, Section 11.3C Floor Covering.  An exception was added to the current second-floor covering requirement of "wall to wall carpeting" to include "other floor covering approved in writing by the Board of Directors for the second floor units.  The document now stipulates that all floor covering approvals shall be contingent on the owners application specifying the use of underlayment with sound deadening impact and transmission ratings that meet or exceed the board's standards.  The standards adopted by the Board exceed Florida codes for condominiums.

The changes to the document also reiterates enforcement of the rules on units found to be in violation of the by-laws.  In the past the Board of Directors did not have the authority to approve an application to change flooring that was contrary to the requirements set out in the condominium documents.

This change will provide second floor unit owners with a broader spectrum of choices in design, decorating and updating their properties to the latest trends in flooring while respecting the issue of transmitting noise to their downstairs neighbors. 

Modification to Quorum Requirements to Vote on Condominium Document Changes

During the 2022 Annual Meeting, a motion was adopted to revise the Piper's Pointe condominium bylaws, Section 21.3, Vote Required.  A motion was adopted that changed the quorum requirement for a vote on condominium documents from 2/3 of all members to 2/3 of all voting interests present and voting in person or by proxy at an annual or special meeting in which a meeting quorum is present.

This change will enable the association to vote successfully, either for or against matters such as changes to the condominium documents that are critical and essential to sustain the quality of the community.  Past experience has shown that the association was not able to achieve a proper quorum to successfully obtain votes for critical changes. 

Both of these changes noted above will allow the Association to be more effective and efficient in maintaining the standards and quality of life that we have become accustomed to in our community.