Maintenance at SeaSpray is completed by contractors, service providers, owners (or their representatives) and Association Maintenance staff.
SeaSpray property is either Common (owned by the Association or all owners), Unit property (owned by a specific owner) or Limited Common Property (a combination thereof).
For more information on maintenance, access the subcategory tabs.
The responsibility for maintenance is defined in the condominium documents. In most cases, common areas are the maintenance responsibility of the Association and Unit Property is the maintenance responsibility of the Unit Owner. A summary of maintenance responsibility for most items can be found on the document attached below. For a comprehensive definition, please review the Declaration of Condominium and By-laws which can be found under the GOVERNANCE then Condominium Documents tabs.
Association Contracts & Services
Common Areas (swimming pools, parking lots, walkways, landscaping, etc.) are cared for by either contractors, service providers or SeaSpray Maintenance staff.
Some common area components are maintained through annual or task contracts. Bid summaries, copies of proposals and contracts for these services can be found in the folders below. The Board of Directors will often consider acceptance of repairs or services for common or limited common areas at Board of Directors Meetings. Once the Board has accepted and contracted with a provider, the information will be saved here for your reference.
Vendors & Service Providers
SeaSpray owners and the Rental Program (property manager for some of the owners) use local vendors, contractors and service providers to complete unit property repairs or betterments. A list of providers that perform work at SeaSpray is attached below. If you would like a referral from an owner, please contact the office and staff may be able to provide you owners that have used specific providers. The general manager, rental manager and maintenance manager may also be able to provide you some information. If you use a contractor or service provider that is not on the list and would like to share their information, please contact the office with the information so that it can be added to the list for all owners.
As a reminder, if you would like the staff to provide a key for your unit access to a service provider, contact the office and advise so that the permission can be recorded in the database. Unit keys are not provided without permission. A log for key distribution is maintained and keys must be returned before the office closes. Rules and regulations for expected behavior of contractors and service providers can be found under the GOVERNANCE then Rules & Regulations tabs.
Please also visit the Construction and Repair Standards tab under MAINTENANCE before making improvements in your unit and to your balcony.
Maintenance Work Order System
A cloud-based work order system (Landport) was implemented for work order management on January 1, 2018. This work order system includes the ability for you to enter a work order 24/7 for in-unit repair, per the list of available services attached. Please note that personal, in-unit maintenance services will be completed by SeaSpray maintenance staff as time allows and charged for reimbursement. The system also includes accessible history of work that has been completed in your unit.
Your user name and password for this system is the same as your Association website credentials.
Construction & Repair Standards
To maintain a consistent appearance and prevent property damage, SeaSpray’s Board of Directors have adopted standards. If improvements are made to the limited common area property outside of these standards the unit owner may be held responsible for the cost of the repair to the affected common area.
Repairs or improvements to the common area are not allowed by Unit Owners. Additionally, permission from the Association via a special owner voting approval is needed for material alterations to the property.
Owners should check with the office before contracting on improvements to be sure the standards are being met and the rules and regulations are being followed. Failure to do so could result in corrective reimbursing expense to the Association.
More information on Maintenance, Repair and Replacement Obligations can be found in the Declaration of Condominium (pages 10-16 of 36 pages), located on this site under Governance-Condominium Documents-Amended & Restated Declaration of Condominium.
Maintenance & Warranty Data
Information about items installed in your unit is included for your maintenance needs.