The Issues

These are conditions shareholders have seen or experienced directly. Where a responsibility comes from Florida law, we cite it. Where we don’t know the answer, we’ve written it as a question for the Board.

1. Roof leaks and ceiling damage

Since late summer 2026, at least two roof leaks have caused interior ceiling damage in shareholder units. In one unit, part of the ceiling has collapsed.

The roof is the cooperative’s to maintain. Florida law requires the cooperative’s annual budget to include reserves for roof replacement (s. 719.106(1)(j), F.S.).

What we’re asking: What repairs have been made or scheduled? When was the roof last professionally inspected? What is the current balance of the roof replacement reserve?

2. A detached gutter

A gutter has come away and is hanging from the roofline at 2065 NE 56th Street. Gutters that don’t drain send water against walls and foundations, and a loose section is a hazard to anyone below.

3. Repairs without a licensed contractor

As far as shareholders can see, roof repairs are being attempted without a licensed roofing contractor engaged by the Board. Unlicensed work on the roof can void warranties, fail inspection and leave the cooperative exposed if someone is hurt.

What we’re asking: Who is performing roof work, and are they licensed, insured and engaged by the Board?

4. No professional management

Carlton Terrace has no licensed community association manager or management company. Maintenance requests, vendor oversight, budgeting and record-keeping have no consistent, accountable process. A 74-unit, 1960s property needs one.

What we’re asking: Will the Board engage a licensed management company, and by what date? If not, how will it oversee maintenance and operations?

5. An election that was never counted

The annual meeting was held on March 28, 2026. Ballots were cast in the board election, but they have never been counted and the results have never been announced.

What we’re asking: When will the ballots be counted and the results announced?

6. Termites

In May 2026, active drywood termites were reported in the shared framing of one building. Three licensed pest-control companies inspected it, and all three recommended whole-building fumigation. Shareholders have not been told whether treatment has been scheduled.

7. The 2027 budget

Florida law requires the Board to adopt the annual budget at least 14 days before the fiscal year begins (s. 719.106(1)(j), F.S.). If the fiscal year is the calendar year, that means a budget meeting by mid-December 2026.

What we’re asking: When is the budget meeting? Will the budget fund professional management and roof maintenance?

Has something happened in your unit? Tell us about it. It stays private unless you say otherwise.