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Frequently asked questions


Q? What is the Association mailing address?

Tomoka Oakwood North Condominium, Inc.

640 N Nova Road, unit 522

Ormond Beach, FL 32174

Telephone/fax number: 386-672-6840

Email: tomokaoakwood@att.net

Q? Where is the condominium located?

The condominium is located in Ormond Beach, Florida, about one mile north of the Trails shopping center and near the junction of North Nova Road and US 1. It is centrally located about 5 miles from the beach side and about 25 minutes from the Daytona International Airport. It is convenient to local shopping and I-95 and I-4.

Q? When was the Condo built?

The main structure was built in 1974 and is a 5 story wind resistive building with a reinforced concrete roof deck. This concrete frame design has an ISO construction code of group I code 6 – fire resistive. There are 90 condo units with two elevator banks – one on each side of the building. The general layout is that of a U.

Q? Does the condo have sprinklers?

While the building is not sprinklered, we have installed a state-of-the- art fire alarm system that is monitored 24/7. There are smoke detectors in all laundry rooms and all units. We also have ADT cameras in both elevator lobby areas as well as the pool, courtyard and the clubhouse

Q? What size units are available?

There are three separate layouts. Each unit has its own balcony which faces the courtyard. The balcony is approximately 12 feet by 8 feet.

“A” units are 2 bedrooms/2 baths for 1029 square feet.

“B” units are 2 bedroom/2 baths for 989 square feet.

“C” units are 1 bedroom/1 bath for 813 square feet.

All units have extensive storage/closet spaces. Each unit has its own hot water heater and A/C unit with the compressor unit located on the roof. NO clothes washers/dryers are allowed in the unit. The association maintains 10 laundry rooms – two on each floor. Each unit has a separate storage locker in the laundry room.

Q? What facilities exist on site?

The association maintains the grounds and the building as well as pool facilities. The main pool is not quite Olympic size but it has a 4 ft end and an 8 ft end. There is also a kiddy wading pool nearby. There is a clubhouse that is available for tenant use such as birthday parties as well as a shuffle board court. A pool key is required to open the clubhouse or the pool gate.

Q? Are there assigned parking spots?

Each unit has one (1) assigned parking spot. There are a number of additional “visitor” spots available. Any unauthorized vehicle in an assigned spot will be towed away as well as any vehicle with expired tags. Please note that auto repairs are NOT allowed in the parking lot and there are no facilities to wash vehicles.

Q? How is the association organized?

The condo association is a not-for-profit corporation under Florida law. There is a seven person Board of Directors that serves for a one year term and then stands for election. There are four officers appointed by the board – a president, a vice-president, a treasurer and a secretary, The board meets monthly except for July and August.

Q? How is the Board year defined?

The association is managed on a fiscal year and not calendar year basis. The year goes from April of the current year to March of the next year.

Q? What are the assessments/dues and how are they collected?

The regular assessment per unit is established as part of the annual budget process. The current dues are $330 per unit per month (collected monthly). Note that this includes Brighthouse basic cable to each unit as well as water and sanitation collections.

Q? Are there any special assessments?

There are no special assessments currently pending or anticipated.

Q?Does the association maintain reserves?

We maintain two reserve accounts – a general reserve account that covers the roof, building, grounds, etc and a separate insurance reserve. The reserve values have not been subject to a formal Reserve

Study but the Board is comfortable with the current values. Please note that a portion of the monthly dues goes towards funding the reserves.

Q?Does the association maintain insurance coverages?

Florida law mandates insurance coverage. The association through its broker – Brown & Brown of Daytona Beach – has the required wind storm, property and casualty policies in effect. We also maintain workers compensation coverage for our maintenance staff.

Unit owners and renters are encouraged to obtain their own insurance

policies since the condo’s insurance does not cover personal property.

Q?Does the condo have a third party review of the accounts?

We have an annual review by an outside CPA firm. They provide us

with compiled financial statements as well as Federal and state tax

returns. The financial statements are available to the membership.

Q?Are rentals allowed?

Each unit owner can lease their unit. However short term rentals are not allowed – the lease is to be for at least one-year. ALL prospective renters must be interviewed by the board before they move in

Q?What is the general community character?

There is a varied assortment of tenants – from senior citizens to

families with small children. However the condo population is generally older residents and professional couples. As such we enjoy a level of peace and quiet one would expect.

The association encourages tenants to meet their neighbors. To that

end the association sponsors a number of BBQ’s such as Memorial day, July 4th and a Halloween party – for adults. The clubhouse is

available for penny poker and other card games.