Windows

 

·        You have read that Florida underwriters will not insure any condo unless all glass is impact glass. This misleading statement is untrue. "Impact glass" has no meaning. We must understand the building code, and glass technology.

·        Tempered Glass. Tempered glass (also known as toughened glass) is a type of safety glass that has increased strength and will usually shatter in small, square pieces when broken. Tempered glass is used in shower and sliding glass doors. Tempered glass can be a security risk in some situations due to the tendency the glass has to shatter upon impact.

·        Laminated Glass. Laminated glass consists of a tough protective interlayer made of polyvinyl butyral (PVB) bonded together between two panes of glass under heat and pressure. Tempered glass can be used to produce laminated glass. Similar to the glass in car windshields, laminated glass may crack upon impact, but the glass fragments tend to adhere to the protective interlayer rather than falling free and potentially causing injury.

·        1974 Windows. Southpoint was built in 1974 to the then current building code, using windows with anodized aluminum frames and double-strength window glass. An impact will shatter this glass into dangerous shards.

·        1998 Windows. In 1998-1999, Owners purchased replacement windows with white aluminum frames and tempered glass. These windows do not have impact resistant glass. An impact will shatter these windows into small crumbs.

·        2006 Windows. Florida changed the statewide building code in October 2005 to require impact resistant glass and upgraded the installation requirements. This is a performance standard, and not a design specification.

·        Window Film. There are many types of window films. Some reject solar heat, act like sunglasses, or increase the impact resistance of the glass. Your windows can have a high-tech film installed to make them impact resistant.

·        Florida Law and "Your" Windows. Florida law requires that all condominiums insure our windows and patio doors. Condominiums are regulated by the DBPR. In January 2006 the DBPR issued DS 2005-055, stating that all Florida condominiums are responsible to repair and/or replace anything they are responsible for insuring.

·        Responsibility. "Your" windows are owned by, and must be insured by Southpoint. If your windows/door need to be repaired, Southpoint is responsible. If your window/door cannot be repaired to current Code, Southpoint is responsible.

·        Palm-Aire Condominium. On April 24, 2006, the Palm-Aire Country Club Condominium Association Board wrote to the Owners that the DBPR has made a decision for all the condominiums in the State that says, "If a Condominium Association insured an item, they must be responsible to repair or replace that item." They wrote to the Owners that if they repaired or replaced their windows to submit their bills for reimbursement. If they have not been repaired or replaced, the Office will get bids and have their windows and door repaired or replaced. Palm-Aire is obeying the law!