Driftwood Sands
Condominium Association, Inc.
March 13, 2024 • Indian Rocks Beach, FL
STRUCTURAL INTEGRITY
RESERVE STUDY


Driftwood Sands Condominium Association, Inc.
Indian Rocks Beach, Florida

Dear Board of Directors of Driftwood Sands Condominium Association, Inc.:
At the direction of the Board that recognizes the need for proper reserve planning, we
have conducted a Structural Integrity Reserve Study of Driftwood Sands Condominium
Association, Inc. in Indian Rocks Beach, Florida and submit our findings in this report.
The effective date of this study is the date of our visual, noninvasive inspection, March
13, 2024.
This Structural Integrity Reserve Study meets or exceeds all requirements set forth in
Florida Statute 718.112 and the Association of Professional Reserve Analysts (APRA)
standards fulfilling the requirements of a “Level I Full Reserve Study.”
An ongoing review by the Board and an Update of this Reserve Study are necessary to
ensure an equitable funding plan since a Reserve Study is a snapshot in time. We
recommend the Board budget for an Update to this Reserve Study in two- to three-years.
We look forward to continuing to help Driftwood Sands Condominium Association, Inc.
plan for a successful future.
As part of our long-term thinking and everyday commitment to our clients, we are available
to answer any questions you may have regarding this study.
Respectfully submitted on March 22, 2024 by
Reserve Advisors, LLC
Visual Inspection and Report by: Tyler C. Gidden, RS1
Review by: Alan M. Ebert, RS, PRA2, Director of Quality Assurance














1 RS (Reserve Specialist) is the reserve provider professional designation of the Community Associations
Institute (CAI) representing America's more than 300,000 condominium, cooperative and homeowners
associations.
2 PRA (Professional Reserve Analyst) is the professional designation of the Association of Professional
Reserve Analysts. Learn more about APRA at http://www.apra-usa.com.
Reserve Advisors, LLC
735 N. Water Street, Suite 175
Milwaukee, WI 53202

©2023 Reserve Advisors, LLC. All rights reserved.

















Table of Contents
1. RESERVE STUDY EXECUTIVE SUMMARY ..................................................1.1
2. RESERVE STUDY REPORT ...........................................................................2.1
3. RESERVE EXPENDITURES and FUNDING PLAN ........................................3.1
4. RESERVE COMPONENT DETAIL ..................................................................4.1
STRUCTURAL INTEGRITY - Exterior Building Elements ................................4.1
Balconies and Breezeways, Concrete ........................................................4.1
Balconies and Breezeways, Railings, Aluminum ........................................4.4
Doors, Front Entrances ..............................................................................4.5
Roofs, Mansard, Metal ...............................................................................4.6
Roofs, Thermoplastic ..................................................................................4.7
Sealants, Windows and Doors ....................................................................4.10
Structural Members, Inspections ................................................................4.11
Walls, Stucco ..............................................................................................4.12
STRUCTURAL INTEGRITY - Building Services Elements ..............................4.15
Electrical System ........................................................................................4.15
Generator, Emergency ...............................................................................4.18
Life Safety System ......................................................................................4.19
Pipes ..........................................................................................................4.21
Pump, Fire Suppression .............................................................................4.23
STRUCTURAL INTEGRITY - Property Site Elements .....................................4.24
Carports ......................................................................................................4.24
STRUCTURAL INTEGRITY - Garage Elements ..............................................4.25
Fire Suppression System ...........................................................................4.25
GENERAL - Exterior Building Elements ...........................................................4.26
Light Fixtures ..............................................................................................4.26
GENERAL - Building Services Elements .........................................................4.27
Elevators, Hydraulic ....................................................................................4.27
Pumps, Domestic Water .............................................................................4.29
Security System ..........................................................................................4.31
Trash Chutes and Doors ............................................................................4.32
GENERAL - Property Site Elements ................................................................4.33
Asphalt Pavement, Repaving .....................................................................4.33


Light Poles and Fixtures .............................................................................4.36
GENERAL - Pool Elements .............................................................................4.37
Deck, Pavers ..............................................................................................4.37
Deck, Wood ................................................................................................4.38
Furniture .....................................................................................................4.39
Mechanical Equipment ...............................................................................4.39
Pool Finishes, Plaster and Tile ...................................................................4.40
Structure .....................................................................................................4.42
2024 Reserve Transfer ...............................................................................4.42
Structural Integrity Reserve Study Update .......................................................4.43
5. METHODOLOGY ............................................................................................5.1
6. CREDENTIALS ...............................................................................................6.1
7. DEFINITIONS ..................................................................................................7.1
8. PROFESSIONAL SERVICE CONDITIONS ....................................................8.1




Page 1.1 - Executive Summary
1. RESERVE STUDY EXECUTIVE SUMMARY
Client: Driftwood Sands Condominium Association, Inc. (Driftwood Sands)
Location: Indian Rocks Beach, Florida
Reference: 231209

Property Basics: Driftwood Sands Condominium Association, Inc. is a midrise style development
which consists of 45 units in a six-story building. The building was built in 1982.

Reserve Components Identified:
• 17 Structural Integrity Reserve Components.
• 15 General Reserve Components.

Inspection Date: March 13, 2024.

Methodology: We use the Cash Flow Method to compute the Reserve Funding Plan. This
method offsets future variable Reserve Expenditures with existing and future stable levels of
reserve funding. Our application of this method also considers:
• Current and future local costs of replacement
• 2.0% anticipated annual rate of return on invested reserves
• 3.5% future Inflation Rate for estimating Future Replacement Costs

Sources for Local Costs of Replacement: Our proprietary database, historical costs and
published sources, i.e., R.S. Means, Incorporated.
Project Prioritization: We note anticipated Reserve Expenditures for the next 30 years in the
Reserve Expenditures tables and include a Five-Year Outlook table following the Reserve
Funding Plan in Section 3. We recommend the Association prioritize the following projects in
the next five years based on the conditions identified:
• Structural Integrity - Paint finish applications and partial replacement to limit water
infiltration into the units, and to maintain a uniformly clean and consistent appearance of
the buildings
• General - Replacement of the wood deck at the pool to prevent further deterioration

Unaudited Cash Status of Reserve Fund:
• $243,860 as of January 1, 2024
• $100,000 in budgeted 2024 reserve contributions ($100,000 remaining)
• $104,000 in estimated remaining 2024 reserve expenses
• We project a 2024 Reserve End Balance of $244,660.

As part of our Cash Flow method we analyzed future expenditures and identified the reserve
balance split to produce the lowest overall required contributions. Due to the statutory restrictions
on structural integrity reserve funds, we recommend the Association maintain separate funds for
Structural Integrity reserves and General (non-structural) reserves. However, the existing reserve
funds are not split. We, therefore, analyzed future expenditures and identified the starting reserve
balance split that produces the lowest overall reserve contributions. We recommend the
Association allocate $9,786, or 4% of the 2024 Projected Reserve End Balance to the Structural
Integrity Reserve Fund and $234,874, or 96% to the General (non-structural) Fund to minimize
the total combined contributions to the statutory Structural Integrity Fund and the recommended
General (non-structural) Fund. A vote of the membership may be required to allocate funds in this

Page 1.2 - Executive Summary
manner. The following chart depicts the analysis of future expenditures and the reserve balance
split to produce the lowest overall required contributions.
Lowest Contributions: 4% of
the balance towards
Structural Integrity
Reserves
$28,260
$48,260
$68,260
$88,260
$108,260
$128,260
$148,260
$168,260
100%
95%
87%
81%
76%
71%
66%
61%
56%
51%
46%
41%
36%
31%
26%
21%
16%
11%
6%
1%
Initial Reserve Contributions
Percent of Total Reserve Balance Towards Structural Integrity Reserves
Starting Cash Flow - Optimized Reserve Balance Split
Structural Contributions
General Contributions
Recommended Contributions
Structural Integrity
General
FY2024
2025
2025
Beginning Reserve Balance as of January 01, 2024
243,860
9,786
234,874
Remaining Budgeted Reserve Contributions:
100,000
130,100
31,700
Estimated Remaining Interest Earned:
4,800
4%
Anticipated Remaining Structural Expenditures:
0 96%
Anticipated Remaining General Expenditures:
(104,000)
------------------------------- ------------------------------- ---------------------------
Anticipated Reserves at Year End:
$244,660
Cash Flow - Existing Reserve Balance and Contribution Split


Page 1.3 - Executive Summary
Structural Integrity
Funding Goal: The Funding Goal of this Reserve Study is to maintain reserves above an
adequate, not excessive threshold during one or more years of significant expenditures. Our
recommended Funding Plan recognizes these threshold funding years in 2045 due to the
replacement of the waterproof coatings at the balconies and breezeways and in 2052 due to the
replacement of the thermoplastic roofs.

Recommended Reserve Funding: We recommend the following in order to achieve a stable
and equitable Cash Flow Methodology Funding Plan:
• Allocate $9,786 of the Anticipated 2024 Year End Reserve balance to the Structural
Integrity Reserve Fund.
•
Increase to $130,100 in 2025
•
Inflationary increases thereafter through 2054, the limit of this study's Cash Flow Analysis
• The Association may ascribe the actual contributions and assessments per owner based
upon percent ownership, as defined by the Association's governing documents.
• Florida Statute 718.112 prohibits waiving or reducing reserves for Structural Integrity
items for budgets adopted after December 31, 2024.
Recommended Reserve Funding Table and Graph
Year
Reserve
Contributions ($)
Reserve
Balances ($) Year
Reserve
Contributions ($)
Reserve
Balances ($) Year
Reserve
Contributions ($)
Reserve
Balances ($)
2025
130,100
125,389
2035
183,600
921,690
2045
259,100
225,395
2026
134,700
247,390
2036
190,000
875,854
2046
268,200
467,847
2027
139,400
375,999
2037
196,700
369,689
2047
277,600
578,657
2028
144,300
511,529
2038
203,600
557,705
2048
287,300
845,119
2029
149,400
454,513
2039
210,700
732,087
2049
297,400
1,092,460
2030
154,600
563,507
2040
218,100
940,214
2050
307,800
1,010,528
2031
160,000
716,716
2041
225,700
1,159,243
2051
318,600
1,313,404
2032
165,600
774,220
2042
233,600
1,389,660
2052
329,800
281,306
2033
171,400
783,457
2043
241,800
1,335,752
2053
341,300
589,739
2034
177,400
743,936
2044
250,300
789,289
2054
353,200
856,777

-2000
-1500
-1000
-500
0
500
1000
1500
2000
Reserve Expenditures
Recommended Reserve Contributions
Year-End Reserve Balances



Page 1.4 - Executive Summary
General
Funding Goal: The Funding Goal of this Reserve Study is to maintain reserves above an
adequate, not excessive threshold during one or more years of significant expenditures. Our
recommended Funding Plan recognizes this threshold funding year in 2049 due to the
replacement of the pool structure.

Recommended Reserve Funding: We recommend the following in order to achieve a stable
and equitable Cash Flow Methodology Funding Plan:
• Allocate $234,874 of the Anticipated 2024 Year End Reserve balance to the General
Reserve Fund.
•
Increase to $31,700 in 2025
•
Inflationary increases thereafter through 2054, the limit of this study's Cash Flow Analysis
• The Association may ascribe the actual contributions and assessments per owner based
upon percent ownership, as defined by the Association's governing documents.
• Florida Statute 718.112 provides for a majority of the voting interest to waive or reduce
reserve for General (non-structural) items. Consult legal counsel or your property
management company for further guidance.
Recommended Reserve Funding Table and Graph
Year
Reserve
Contributions ($)
Reserve
Balances ($) Year
Reserve
Contributions ($)
Reserve
Balances ($) Year
Reserve
Contributions ($)
Reserve
Balances ($)
2025
31,700
266,362
2035
44,700
316,086
2045
63,100
839,622
2026
32,800
276,238
2036
46,300
369,171
2046
65,300
911,604
2027
33,900
303,235
2037
47,900
415,456
2047
67,600
449,981
2028
35,100
331,446
2038
49,600
420,760
2048
70,000
503,205
2029
36,300
345,049
2039
51,300
472,527
2049
72,500
96,826
2030
37,600
255,838
2040
53,100
535,609
2050
75,000
122,634
2031
38,900
300,244
2041
55,000
566,652
2051
77,600
203,463
2032
40,300
251,951
2042
56,900
635,454
2052
80,300
242,588
2033
41,700
253,957
2043
58,900
685,360
2053
83,100
227,837
2034
43,200
265,626
2044
61,000
760,677
2054
86,000
207,277

-800
-600
-400
-200
0
200
400
600
800
1000
Reserve Expenditures
Recommended Reserve Contributions
Year-End Reserve Balances



Page 2.1 - Report
2. RESERVE STUDY REPORT
At the direction of the Board that recognizes the need for proper reserve planning, we
have conducted a Structural Integrity Reserve Study of
Driftwood Sands Condominium Association, Inc.

Indian Rocks Beach, Florida
and submit our findings in this report. The effective date of this study is the date of our
visual, noninvasive inspection, March 13, 2024.

We present our findings and recommendations in the following report sections and
spreadsheets:
• Identification of Property - Segregates all property into several areas of
responsibility for repair or replacement
• Reserve Expenditures - Identifies reserve components and related
quantities, useful lives, remaining useful lives and future reserve
expenditures during the next 30 years
• Reserve Funding Plan - Presents the recommended
Reserve Contributions and year-end Reserve Balances for the next 30
years
• Five-Year Outlook - Identifies reserve components and anticipated
reserve expenditures during the first five years
• Reserve Component Detail - Describes the reserve components,
includes photographic documentation of the condition of various property
elements, describes our recommendations for repairs or replacement,
and includes detailed solutions and procedures for replacements for the
benefit of current and future board members
• Methodology - Lists the national standards, methods and procedures
used to develop the Reserve Study
• Definitions - Contains definitions of terms used in the Reserve Study,
consistent with national standards
• Professional Service Conditions - Describes Assumptions and
Professional Service Conditions
• Credentials and Resources





Page 2.2 - Report
IDENTIFICATION OF PROPERTY

Our investigation includes Reserve Components or property elements as set forth in your
Declaration. The Expenditure tables in Section 3 list the elements contained in this study.
Our analysis begins by segregating the property elements into several areas of
responsibility for repair and replacement.
Our process of identification helps assure that future boards and the management team
understand whether reserves, the operating budget or Owners fund certain replacements
and assists in preparation of the annual budget. We derive these segregated classes of
property from our review of the information provided by the Association and through
conversations with Management and the Board. These classes of property include:
• Reserve Components (Structural and General)
• Long-Lived Property Elements
• Operating Budget Funded Repairs and Replacements
• Property Maintained by Owners
We advise the Board conduct an annual review of these classes of property to confirm its
policy concerning the manner of funding, i.e., from reserves or the operating budget. The
Reserve Study identifies Reserve Components as set forth in your Declaration or which
were identified as part of your request for proposed services. Reserve Components are
defined by CAI as property elements with:
• Driftwood Sands responsibility
• Limited useful life expectancies
• Predictable remaining useful life expectancies
• Replacement cost above a minimum threshold




Page 2.3 - Report
Structural Integrity Reserve Expenditures - At the direction of the Board that
recognizes their fiduciary responsibility and as required by Florida Statute 718.103 (25),
we have conducted a Structural Integrity Reserve Study of Driftwood Sands
Condominium Association, Inc.. A Structural Integrity Reserve Study states the estimated
remaining useful life, the estimated replacement cost or deferred maintenance expense
of the common areas being visually inspected and provides a recommended annual
reserve amount that achieves the estimated replacement cost or deferred maintenance
expense of each common area being visually inspected by the end of the estimated
remaining useful life of each common area. Specifically, as per Florida Statute
718.112(2)(g), we have investigated the structural integrity and safety of common
elements within the following:
• Roof
• Load Bearing Walls or Other Primary Structural Members
• Exterior Doors
• Fireproofing and Fire Protection Elements
• Plumbing
• Electrical Systems
• Structure
• Waterproofing and Exterior Painting
• Windows
• Any other item that has a deferred maintenance expense or replacement
cost that exceeds $10,000 and the failure to replace or maintain such
item negatively affects the items listed above
Items Excluded from Structural Integrity Reserve Expenditures - We exclude
expenditures for the elements below for one or more of the following categories of
reasons:
• Remaining useful lives or their replacement may occur beyond the 30-
year scope of the study
• Current condition does not warrant predictable maintenance expenditures
• Issue applies to a unit owner maintained element

We discuss specific exclusions for the following elements:
• Structure and Primary Structural Members - We anticipate a useful life of
up to and beyond 100 years and consider full replacement unlikely and
cost prohibitive. Management and the Board report no history of water
infiltration or repairs to the foundations. Based on the current condition,
we do not anticipate the need for replacement, repair or maintenance
expenditures through reserves within the 30-year scope of this study.
Future updates of this Reserve Study may incorporate costs for
remediation based on historical data if they become significant enough to
require reserve funding.
• Interior Fire Protection Pipes - We anticipate a useful life of up to and
beyond 80 years. Our inspection is visual, non-invasive and excludes


Page 2.4 - Report
camera inspections. Based on the current condition, we do not anticipate
the need for replacement, repair or maintenance expenditures through
reserves within the 30-year scope of this study. Future updates of this
Reserve Study may incorporate costs for remediation based on historical
data if they become significant enough to require reserve funding.
• Unit Windows and Doors - Maintained and replaced by the unit owners

The following tables depict the items excluded from the Reserve Expenditure plan:


Reserve Advisors, LLC
• Shade Structure, Mechanical Equipment²
• Signage
• Sport Courts, Shuffleboard⁴
• Valves, Small Diameter⁵
¹ At the request of Management and the Board. These are replaced in-house.
² At the request of Management and the Board. This was installed in-house and will be maintained in-house.
³ At the request of Management and the Board
⁴ At the request of Management and the Board. The Association does not plan to rebuild the shuffleboard courts. This area would be repurposed
through the operating budget if the shuffleboard courts need to be removed.
⁵ Replacement as-needed in lieu of an aggregate replacement
• Air Handling and Condensing Units, Split System, Common
• Concrete Curbs and Gutters, Repairs and Partial Replacements
• Concrete, On-grade, Garage, Repairs and Partial Replacements
• Elevator Cab Finishes¹
• Fences, Wood²
• Grill Area (Excluding Gazebo)²
• Irrigation System
• Landscape
• Meeting Room, Renovations³
Repairs normally funded through the Operating Budget and Expenditures less than $5,000 (These relatively minor expenditures have a limited effect on
the recommended Reserve Contributions.)
The operating budget provides money for the repair and replacement of certain Reserve Components. The Association may develop independent criteria
for use of operating and reserve funds.
• Light Fixtures, Bollard, Pool²
• Light Fixtures, Garage
• Light Fixtures, Stairwells
• Lobbies, Renovations³
• Seawall, Concrete, Subsurface, Capital Repairs³
• Paint Finishes, Touch Up
• Pipes, Common, Interim Repairs and Waste Rodding
• Pipes, Subsurface Utilities, Repairs and Partial Replacements
• Pumps Less Than Five-HP (horsepower)
Operating Budget Components
Excluded Components
for
Driftwood Sands
Condominium Association, Inc.
Indian Rocks Beach, Florida
Printed on 3/22/2024
Exclusions Lists - Section 2 - 1 of 2
Reserve Advisors, LLC
Excluded Components
for
Driftwood Sands
Condominium Association, Inc.
Indian Rocks Beach, Florida
• Shutters, Hurricane
• Windows and Doors (Excluding Front Entrance Door)
• Seawall, Concrete, Subsurface, Total Replacement
• Structural Frame
• Electrical Systems (Including Circuit Protection Panels)
• Heating, Ventialating and Air Conditioning (HVAC) Units
• Interiors
• Pipes (Within Units)
N/A
Indeterminate
N/A
Indeterminate
N/A
• Foundation
• Pipes, Interior Building, Sprinkler and Fire Standpipes (Excluding Garage)
Indeterminate
N/A
Certain items have been designated as the responsibility of the Owners to repair or replace at their cost, including items billed back.
These elements may not have predictable Remaining Useful Lives or their replacement may occur
beyond the scope of this study. The operating budget should fund infrequent repairs. Funding
untimely or unexpected replacements from reserves will necessitate increases to Reserve
Contributions. Periodic updates of this Reserve Study will help determine the merits of adjusting the
Reserve Funding Plan.
Useful Life
Estimated Cost
Owners Responsibility Components
Indeterminate
Long-Lived Components
Printed on 3/22/2024
Exclusions Lists - Section 2 - 2 of 2


Page 3.1 - Reserve Expenditures and Funding Plan
3. RESERVE EXPENDITURES and FUNDING PLAN
The tables following this introduction present:

Reserve Expenditures
• Line item numbers
• Total quantities
• Quantities replaced per phase (in a single year)
• Reserve component inventory
• Estimated first year of event (i.e., replacement, application, etc.)
• Life analysis showing
− useful life
− remaining useful life
• 2024 local cost of replacement
− Per unit
− Per phase
− Replacement of total quantity
• Percentage of future expenditures anticipated during the next 30 years
• Schedule of estimated future costs for each reserve component including
inflation
Reserve Funding Plan
• Reserves at the beginning of each year
• Total recommended reserve contributions
• Estimated interest earned from invested reserves
• Anticipated expenditures by year
• Anticipated reserves at year end
Five-Year Outlook
• Line item numbers
• Reserve component inventory of only the expenditures anticipated to
occur within the first five years
• Schedule of estimated future costs for each reserve component
anticipated to occur within the first five years
The purpose of a Reserve Study is to provide an opinion of reasonable annual
Reserve Contributions. Prediction of exact timing and costs of minor Reserve
Expenditures
typically will not significantly affect
the 30-year cash
flow
analysis. Adjustments to the times and/or costs of expenditures may not always result in
an adjustment in the recommended Reserve Contributions.
Financial statements prepared by your association, by you or others might rely in
part on information contained in this section. For your convenience, we have provided
an electronic data file containing the tables of Reserve Expenditures and Reserve
Funding Plan.

Reserve Advisors, LLC
Structural Integrity
Years 2024 to 2039
RESERVE EXPENDITURES
Explanatory Notes:
1)
3.5% is the estimated Inflation Rate for estimating Future Replacement Costs.
Driftwood Sands
2) FY2024 is Fiscal Year beginning January 1, 2024 and ending December 31, 2024.
Condominium Association, Inc.
Indian Rocks Beach, Florida

Estimated
Life Analysis,
Costs, $
Percentage
Line
Total
Per Phase
1st Year of
Years
Unit
Per Phase
Total
of Future RUL = 0
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
Item
Quantity Quantity
Units
Reserve Component Inventory
Event
Useful Remaining
(2024)
(2024)
(2024)
Expenditures FY2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
2036
2037
2038
2039
--------------------------- ------------- ------------------ ------------------------------------------------------------------------------------------------------------------------------------------- --------------- ----------- ---------------- ---------------- ---------------- ------------------- ------------------ ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- -------------
Exterior Building Elements
1.060
14,000
7,000 Square Feet Balconies and Breezeways, Concrete, Repairs and Waterproof Coating Applications, Subsequent, Phased
2044
to 20
20 to 21
40.00
280,000
560,000
18.0%
1.065
14,000
14,000 Square Feet Balconies and Breezeways, Concrete, Sealer
2029
to 5
5
1.00
14,000
14,000
2.1%
16,628
19,748
23,455
1.105
1,820
910 Linear Feet
Balconies and Breezeways, Railings, Aluminum, Phased
2044
to 40
20 to 21
120.00
109,200
218,400
7.0%
1.180
2,500
85 Square Feet Doors, Front Entrances, Phased (Incl. Common Windows and Doors)
2025
to 30
1 to 30
180.00
15,300
450,000
13.0%
15,836
16,390
16,963
17,557
18,172
18,808
19,466
20,147
20,852
21,582
22,338
23,119
23,929
24,766
25,633
1.460
45
45 Squares
Roofs, Mansard, Metal
2037
to 35
13
2,000.00
90,000
90,000
2.2%
140,756
1.530
16,600
16,600 Square Feet Roofs, Thermoplastic
2037
15 to 20
13
20.00
332,000
332,000
22.1%
519,233
1.540
6,900
3,450 Linear Feet
Sealants, Windows and Doors, Phased
2029
to 20
5 to 12
7.00
24,150
48,300
2.7%
28,683
36,492
1.605
1
1 Allowance
Structural Members, Inspections, Milestone, Subsequent
2034
to 10
10
6,500.00
6,500
6,500
0.6%
9,169
1.880
64,200
64,200 Square Feet Walls, Stucco, Paint Finishes and Capital Repairs
2029
5 to 7
5
2.00
128,400
128,400
14.4%
152,499
194,021
Building Services Elements
3.300
1
1 Allowance
Electrical System, Main Panels
2052
to 70+
28
55,000.00
55,000
55,000
2.3%
3.440
1
1 Each
Generator, Emergency, 161.5-kW (Incl. Transfer Switch)
2033
to 30
9
115,000.00
115,000
115,000
2.5%
156,733
3.555
1
1 Allowance
Life Safety System, Control Panels
2037
to 15
13
20,000.00
20,000
20,000
1.3%
31,279
3.560
1
1 Allowance
Life Safety System, Emergency Devices
2047
to 25
23
65,000.00
65,000
65,000
2.3%
3.605
90
45 Each
Pipes, Riser Sections, Domestic Water and Waste, Partial
2052
to 80+
28 to 30+
2,300.00
103,500
207,000
4.3%
3.770
1
1 Each
Pump, Fire Suppression, 50-HP (Incl. Controller)
2032
to 50
8
78,000.00
78,000
78,000
1.6%
102,711
Property Site Elements
4.096
4,290
4,290 Square Feet Carports (Incl. Entrance Awning and Gazebo)
2034
25 to 35
10
30.00
128,700
128,700
2.9%
181,544
Garage Elements
7.500
15,000
15,000 Square Feet
Fire Suppression System
2030
35 to 45
6
2.00
30,000
30,000
0.6%
36,878
------------------------------------------------------------------------------------------------------------------------------------------- ---------------------------- ---------------- ---------------- ------------------------------------- ------------------ ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- -------------
Anticipated Expenditures, By Year ($6,294,219 over 30 years)


0
15,836
16,390
16,963
17,557
215,981
55,685
19,466
122,858
177,586
232,043
22,338
253,633
715,197
24,766
49,088
Printed on 3/22/2024
Structural Integrity Expenditures - Section 3 - 1 of 2
Reserve Advisors, LLC
Structural Integrity
RESERVE EXPENDITURES
Driftwood Sands
Condominium Association, Inc.
Indian Rocks Beach, Florida

Estimated
Life Analysis,
Costs, $
Percentage
Line
Total
Per Phase
1st Year of
Years
Unit
Per Phase
Total
of Future
Item
Quantity Quantity
Units
Reserve Component Inventory
Event
Useful Remaining
(2024)
(2024)
(2024)
Expenditures
--------------------------- ------------- ------------------ ------------------------------------------------------------------------------------------------------------------------------------------- --------------- ----------- ---------------- ---------------- ---------------- ------------------- ------------------
Exterior Building Elements
1.060
14,000
7,000 Square Feet Balconies and Breezeways, Concrete, Repairs and Waterproof Coating Applications, Subsequent, Phased
2044
to 20
20 to 21
40.00
280,000
560,000
18.0%
1.065
14,000
14,000 Square Feet Balconies and Breezeways, Concrete, Sealer
2029
to 5
5
1.00
14,000
14,000
2.1%
1.105
1,820
910 Linear Feet
Balconies and Breezeways, Railings, Aluminum, Phased
2044
to 40
20 to 21
120.00
109,200
218,400
7.0%
1.180
2,500
85 Square Feet Doors, Front Entrances, Phased (Incl. Common Windows and Doors)
2025
to 30
1 to 30
180.00
15,300
450,000
13.0%
1.460
45
45 Squares
Roofs, Mansard, Metal
2037
to 35
13
2,000.00
90,000
90,000
2.2%
1.530
16,600
16,600 Square Feet Roofs, Thermoplastic
2037
15 to 20
13
20.00
332,000
332,000
22.1%
1.540
6,900
3,450 Linear Feet
Sealants, Windows and Doors, Phased
2029
to 20
5 to 12
7.00
24,150
48,300
2.7%
1.605
1
1 Allowance
Structural Members, Inspections, Milestone, Subsequent
2034
to 10
10
6,500.00
6,500
6,500
0.6%
1.880
64,200
64,200 Square Feet Walls, Stucco, Paint Finishes and Capital Repairs
2029
5 to 7
5
2.00
128,400
128,400
14.4%
Building Services Elements
3.300
1
1 Allowance
Electrical System, Main Panels
2052
to 70+
28
55,000.00
55,000
55,000
2.3%
3.440
1
1 Each
Generator, Emergency, 161.5-kW (Incl. Transfer Switch)
2033
to 30
9
115,000.00
115,000
115,000
2.5%
3.555
1
1 Allowance
Life Safety System, Control Panels
2037
to 15
13
20,000.00
20,000
20,000
1.3%
3.560
1
1 Allowance
Life Safety System, Emergency Devices
2047
to 25
23
65,000.00
65,000
65,000
2.3%
3.605
90
45 Each
Pipes, Riser Sections, Domestic Water and Waste, Partial
2052
to 80+
28 to 30+
2,300.00
103,500
207,000
4.3%
3.770
1
1 Each
Pump, Fire Suppression, 50-HP (Incl. Controller)
2032
to 50
8
78,000.00
78,000
78,000
1.6%
Property Site Elements
4.096
4,290
4,290 Square Feet Carports (Incl. Entrance Awning and Gazebo)
2034
25 to 35
10
30.00
128,700
128,700
2.9%
Garage Elements
7.500
15,000
15,000 Square Feet
Fire Suppression System
2030
35 to 45
6
2.00
30,000
30,000
0.6%
------------------------------------------------------------------------------------------------------------------------------------------- ---------------------------- ---------------- ---------------- ------------------------------------- ------------------
Anticipated Expenditures, By Year ($6,294,219 over 30 years)


Years 2040 to 2054
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
2040
2041
2042
2043
2044
2045
2046
2047
2048
2049
2050
2051
2052
2053
2054
------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- -------------
557,141
576,641
33,085
39,295
217,285
224,890
26,530
27,459
28,420
29,414
30,444
31,509
32,612
33,754
34,935
36,158
37,423
38,733
40,089
41,492
42,944
869,897
46,428
59,070
12,934
18,244
246,849
314,061
144,109
52,403
143,397
271,188
------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- -------------
26,530
27,459
28,420
322,692
817,803
833,040
32,612
177,151
34,935
69,243
410,554
38,733 1,377,686 41,492
100,483
Printed on 3/22/2024
Structural Integrity Expenditures - Section 3 - 2 of 2
Reserve Advisors, LLC
Page 1 of 1
RESERVE FUNDING PLAN
Structural Integrity
CASH FLOW ANALYSIS
Driftwood Sands
Condominium Association, Inc.
Individual Reserve Budgets & Cash Flows for the Next 30 Years
Indian Rocks Beach, Florida
FY2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
2036
2037
2038
2039
Reserves at Beginning of Year
(Note 1)
N/A
9,786
125,389
247,390
375,999
511,529
454,513
563,507
716,716
774,220
783,457
743,936
921,690
875,854
369,689
557,705
Total Recommended Reserve Contributions
(Note 2)
N/A
130,100
134,700
139,400
144,300
149,400
154,600
160,000
165,600
171,400
177,400
183,600
190,000
196,700
203,600
210,700
Estimated Interest Earned, During Year
(Note 3)
N/A
1,338
3,691
6,172
8,787
9,565
10,079
12,675
14,762
15,423
15,123
16,491
17,797
12,332
9,182
12,770
Anticipated Expenditures, By Year
N/A
(15,836)
(16,390)
(16,963)
(17,557)
(215,981)
(55,685)
(19,466)
(122,858)
(177,586)
(232,043)
(22,338)
(253,633)
(715,197)
(24,766)
(49,088)
----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- -----------------
Anticipated Reserves at Year End
$9,786
$125,389
$247,390
$375,999
$511,529
$454,513
$563,507
$716,716
$774,220
$783,457
$743,936
$921,690
$875,854
$369,689
$557,705
$732,087
(continued)
Individual Reserve Budgets & Cash Flows for the Next 30 Years, Continued
2040
2041
2042
2043
2044
2045
2046
2047
2048
2049
2050
2051
2052
2053
2054
Reserves at Beginning of Year
732,087
940,214
1,159,243
1,389,660
1,335,752
789,289
225,395
467,847
578,657
845,119
1,092,460
1,010,528
1,313,404
281,306
589,739
Total Recommended Reserve Contributions
218,100
225,700
233,600
241,800
250,300
259,100
268,200
277,600
287,300
297,400
307,800
318,600
329,800
341,300
353,200
Estimated Interest Earned, During Year
16,557
20,787
25,237
26,984
21,040
10,046
6,864
10,361
14,097
19,184
20,822
23,009
15,789
8,624
14,322
Anticipated Expenditures, By Year
(26,530)
(27,459)
(28,420)
(322,692)
(817,803)
(833,040)
(32,612)
(177,151)
(34,935)
(69,243)
(410,554)
(38,733) (1,377,686)
(41,492)
(100,483)
----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- -----------------
Anticipated Reserves at Year End
$940,214 $1,159,243 $1,389,660 $1,335,752
$789,289
$225,395
$467,847
$578,657
$845,119 $1,092,460 $1,010,528 $1,313,404
$281,306
$589,739
$856,777
(NOTE 5)
(NOTE 5)
(NOTE 4)
Explanatory Notes:
1) Year 2024 ending reserves are projected as of December 31, 2024 and exclude funds in the General Reserve Funding Plan; FY2024 starts January 1, 2024 and ends December 31, 2024.
2) Reserve Contributions are budgeted through 2024. Anticipated Reserves at Year End include these budgeted contributions and anticipated Reserve Expenditures. 2025 is the first year of recommended contributions.
3) 2.0%
is the estimated annual rate of return on invested reserves.
4) Accumulated year 2054 ending reserves consider the age, size, overall condition and complexity of the property.
5) Threshold Funding Years (reserve balance at critical point).
Printed on 3/22/2024
Structural Integrity Funding Plan - Section 3
Reserve Advisors, LLC
*Refer to the Reserve Expenditures pages
for the full list of reserve elements
Structural Integrity
FIVE-YEAR OUTLOOK
Driftwood Sands
Condominium Association, Inc.
Indian Rocks Beach, Florida
Line
RUL = 0
1
2
3
4
5
Item
Reserve Component Inventory
FY2024
2025
2026
2027
2028
2029
----------- ---------------------------------------------------------------------------------------------------------------------------------------------- ---------------- ---------------- ---------------- ---------------- ---------------- ----------------
Exterior Building Elements
1.065 Balconies and Breezeways, Concrete, Sealer
16,628
1.180 Doors, Front Entrances, Phased (Incl. Common Windows and Doors)
15,836
16,390
16,963
17,557
18,172
1.540 Sealants, Windows and Doors, Phased
28,683
1.880 Walls, Stucco, Paint Finishes and Capital Repairs
152,499
---------------------------------------------------------------------------------------------------------------------------------------------- ---------------- ---------------- ---------------- ---------------- ---------------- ----------------
Anticipated Expenditures, By Year ($6,294,219 over 30 years)
0
15,836
16,390
16,963
17,557
215,981
Printed on 3/22/2024
Structural Integrity Five-Year Outlook - 1 of 1
Reserve Advisors, LLC
General
Years 2024 to 2039
RESERVE EXPENDITURES
Explanatory Notes:
1)
3.5% is the estimated Inflation Rate for estimating Future Replacement Costs.
Driftwood Sands
2) FY2024 is Fiscal Year beginning January 1, 2024 and ending December 31, 2024.
Condominium Association, Inc.
Indian Rocks Beach, Florida

Estimated
Life Analysis,
Costs, $
Percentage
Line
Total
Per Phase
1st Year of
Years
Unit
Per Phase
Total
of Future RUL = 0
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
Item
Quantity Quantity
Units
Reserve Component Inventory
Event
Useful Remaining
(2024)
(2024)
(2024)
Expenditures FY2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
2036
2037
2038
2039
---------------------------- ------------- ------------------- ------------------------------------------------------------------------------------------------------------ --------------- ----------- ---------------- ---------------- ---------------- -------------------- ------------------ ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- -------------
Exterior Building Elements
1.260
135
135 Each
Light Fixtures, Balconies and Breezeways
2029
to 25
5
100.00
13,500
13,500
2.7%
16,034
Building Services Elements
3.320
2
2 Each
Elevators, Hydraulic, Pumps and Controls
2047
to 25
23
123,000.00
246,000
246,000
27.1%
3.330
2
2 Each
Elevators, Hydraulic, Cylinders
2030
to 40
6
54,000.00
108,000
108,000
6.6%
132,760
3.700
2
2 Each
Pumps, Domestic Cold Water, 5-HP (Incl. Controls)
2034
to 20
10
13,000.00
26,000
26,000
5.5%
36,676
3.820
1
1 Allowance
Security System
2037
10 to 15
13
6,000.00
6,000
6,000
1.3%
9,384
3.880
2
2 Each
Trash Chutes and Doors
2032
to 50
8
23,500.00
47,000
47,000
3.1%
61,890
Property Site Elements
4.020
2,050
2,050 Square Yards Asphalt Pavement, Patch, Seal Coat, and Striping (Incl. Garage Striping)
2028
3 to 5
4
5.60
11,480
11,480
4.0%
13,174
18,583
4.040
2,050
2,050 Square Yards Asphalt Pavement, Mill and Overlay, Parking Areas
2033
15 to 20
9
16.00
32,800
32,800
6.7%
44,703
4.560
6
6 Each
Light Poles and Fixtures
2027
to 25
3
1,900.00
11,400
11,400
2.1%
12,639
Pool Elements
6.200
1,500
1,500 Square Feet Deck, Pavers
2029
to 25
5
7.50
11,250
11,250
2.0%
13,361
6.250
1
1 Allowance
Deck, Wood (2024 Budgeted)
2024
to 25
0
80,000.00
80,000
80,000
13.4% 80,000
6.500
1
1 Allowance
Furniture
2026
to 12
2
21,000.00
21,000
21,000
5.4%
22,496
33,993
6.600
2
1 Allowance
Mechanical Equipment, Phased
2025
to 15
1 to 8
5,000.00
5,000
10,000
2.2%
5,175
6,584
8,377
6.800
670
670 Square Feet
Pool Finish, Plaster and Tile
2032
8 to 12
8
29.00
19,430
19,430
3.0%
25,586
6.900
670
670 Square Feet
Structure, Total Replacement
2049
to 60+
25
170.00
113,900
113,900
13.4%
1 Allowance
2024 Reserve Transfer
2024
N/A
0
24,000
24,000
24,000
1.2% 24,000
1 Allowance
Structural Integrity Reserve Study Update with Site Visit
2026
to 2
2
5,800.00
5,800
5,800
0.3%
5,800
------------------------------------------------------------------------------------------------------------ ---------------------------- ---------------- ---------------- ------------------------------------- ------------------ ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- -------------
Anticipated Expenditures, By Year ($2,002,881 over 30 years)


104,000
5,175
28,296
12,639
13,174
29,395
132,760
0
94,060
44,703
36,676
0
0
9,384
52,575
8,377
Printed on 3/22/2024
General Expenditures - Section 3 - 1 of 2
Reserve Advisors, LLC
General
RESERVE EXPENDITURES
Driftwood Sands
Condominium Association, Inc.
Indian Rocks Beach, Florida

Estimated
Life Analysis,
Costs, $
Percentage
Line
Total
Per Phase
1st Year of
Years
Unit
Per Phase
Total
of Future
Item
Quantity Quantity
Units
Reserve Component Inventory
Event
Useful Remaining
(2024)
(2024)
(2024)
Expenditures
---------------------------- ------------- ------------------- ------------------------------------------------------------------------------------------------------------ --------------- ----------- ---------------- ---------------- ---------------- -------------------- ------------------
Exterior Building Elements
1.260
135
135 Each
Light Fixtures, Balconies and Breezeways
2029
to 25
5
100.00
13,500
13,500
2.7%
Building Services Elements
3.320
2
2 Each
Elevators, Hydraulic, Pumps and Controls
2047
to 25
23
123,000.00
246,000
246,000
27.1%
3.330
2
2 Each
Elevators, Hydraulic, Cylinders
2030
to 40
6
54,000.00
108,000
108,000
6.6%
3.700
2
2 Each
Pumps, Domestic Cold Water, 5-HP (Incl. Controls)
2034
to 20
10
13,000.00
26,000
26,000
5.5%
3.820
1
1 Allowance
Security System
2037
10 to 15
13
6,000.00
6,000
6,000
1.3%
3.880
2
2 Each
Trash Chutes and Doors
2032
to 50
8
23,500.00
47,000
47,000
3.1%
Property Site Elements
4.020
2,050
2,050 Square Yards Asphalt Pavement, Patch, Seal Coat, and Striping (Incl. Garage Striping)
2028
3 to 5
4
5.60
11,480
11,480
4.0%
4.040
2,050
2,050 Square Yards Asphalt Pavement, Mill and Overlay, Parking Areas
2033
15 to 20
9
16.00
32,800
32,800
6.7%
4.560
6
6 Each
Light Poles and Fixtures
2027
to 25
3
1,900.00
11,400
11,400
2.1%
Pool Elements
6.200
1,500
1,500 Square Feet Deck, Pavers
2029
to 25
5
7.50
11,250
11,250
2.0%
6.250
1
1 Allowance
Deck, Wood (2024 Budgeted)
2024
to 25
0
80,000.00
80,000
80,000
13.4%
6.500
1
1 Allowance
Furniture
2026
to 12
2
21,000.00
21,000
21,000
5.4%
6.600
2
1 Allowance
Mechanical Equipment, Phased
2025
to 15
1 to 8
5,000.00
5,000
10,000
2.2%
6.800
670
670 Square Feet
Pool Finish, Plaster and Tile
2032
8 to 12
8
29.00
19,430
19,430
3.0%
6.900
670
670 Square Feet
Structure, Total Replacement
2049
to 60+
25
170.00
113,900
113,900
13.4%
1 Allowance
2024 Reserve Transfer
2024
N/A
0
24,000
24,000
24,000
1.2%
1 Allowance
Structural Integrity Reserve Study Update with Site Visit
2026
to 2
2
5,800.00
5,800
5,800
0.3%
------------------------------------------------------------------------------------------------------------ ---------------------------- ---------------- ---------------- ------------------------------------- ------------------
Anticipated Expenditures, By Year ($2,002,881 over 30 years)


Years 2040 to 2054
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
2040
2041
2042
2043
2044
2045
2046
2047
2048
2049
2050
2051
2052
2053
2054
------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- -------------
37,892
542,704
72,977
15,721
22,070
26,213
88,950
29,870
26,587
189,060
51,365
10,658
13,559
34,871
269,174
------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- ------------- -------------
0
34,871
0
22,070
0
0
10,658
542,704
26,213
484,820
51,365
0
45,591
102,509
110,868
Printed on 3/22/2024
General Expenditures - Section 3 - 2 of 2
Reserve Advisors, LLC
Page 1 of 1
RESERVE FUNDING PLAN
General
CASH FLOW ANALYSIS
Driftwood Sands
Condominium Association, Inc.
Individual Reserve Budgets & Cash Flows for the Next 30 Years
Indian Rocks Beach, Florida
FY2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
2036
2037
2038
2039
Reserves at Beginning of Year
(Note 1)
N/A
234,874
266,362
276,238
303,235
331,446
345,049
255,838
300,244
251,951
253,957
265,626
316,086
369,171
415,456
420,760
Total Recommended Reserve Contributions
(Note 2)
N/A
31,700
32,800
33,900
35,100
36,300
37,600
38,900
40,300
41,700
43,200
44,700
46,300
47,900
49,600
51,300
Estimated Interest Earned, During Year
(Note 3)
N/A
4,963
5,372
5,737
6,284
6,698
5,949
5,506
5,467
5,009
5,144
5,760
6,785
7,769
8,279
8,844
Anticipated Expenditures, By Year
N/A
(5,175)
(28,296)
(12,639)
(13,174)
(29,395)
(132,760)
0
(94,060)
(44,703)
(36,676)
0
0
(9,384)
(52,575)
(8,377)
----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- -----------------
Anticipated Reserves at Year End
$234,874
$266,362
$276,238
$303,235
$331,446
$345,049
$255,838
$300,244
$251,951
$253,957
$265,626
$316,086
$369,171
$415,456
$420,760
$472,527
(continued)
Individual Reserve Budgets & Cash Flows for the Next 30 Years, Continued
2040
2041
2042
2043
2044
2045
2046
2047
2048
2049
2050
2051
2052
2053
2054
Reserves at Beginning of Year
472,527
535,609
566,652
635,454
685,360
760,677
839,622
911,604
449,981
503,205
96,826
122,634
203,463
242,588
227,837
Total Recommended Reserve Contributions
53,100
55,000
56,900
58,900
61,000
63,100
65,300
67,600
70,000
72,500
75,000
77,600
80,300
83,100
86,000
Estimated Interest Earned, During Year
9,982
10,913
11,902
13,077
14,317
15,845
17,339
13,481
9,437
5,941
2,173
3,229
4,416
4,658
4,308
Anticipated Expenditures, By Year
0
(34,871)
0
(22,070)
0
0
(10,658)
(542,704)
(26,213)
(484,820)
(51,365)
0
(45,591)
(102,509)
(110,868)
----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- ----------------- -----------------
Anticipated Reserves at Year End
$535,609
$566,652
$635,454
$685,360
$760,677
$839,622
$911,604
$449,981
$503,205
$96,826
$122,634
$203,463
$242,588
$227,837
$207,277
(NOTE 5)
(NOTE 4)
Explanatory Notes:
1) Year 2024 ending reserves are projected as of December 31, 2024 and exclude funds in the Structural Integrity Reserve Funding Plan; FY2024 starts January 1, 2024 and ends December 31, 2024.
2) Reserve Contributions are budgeted through 2024. Anticipated Reserves at Year End include these budgeted contributions and anticipated Reserve Expenditures. 2025 is the first year of recommended contributions.
3) 2.0%
is the estimated annual rate of return on invested reserves.
4) Accumulated year 2054 ending reserves consider the age, size, overall condition and complexity of the property.
5) Threshold Funding Year (reserve balance at critical point).
Printed on 3/22/2024
General Funding Plan - Section 3
Reserve Advisors, LLC
*Refer to the Reserve Expenditures pages
for the full list of reserve elements
General
FIVE-YEAR OUTLOOK
Driftwood Sands
Condominium Association, Inc.
Indian Rocks Beach, Florida
Line
RUL = 0
1
2
3
4
5
Item
Reserve Component Inventory
FY2024
2025
2026
2027
2028
2029
----------- --------------------------------------------------------------------------------------------------------------- ----------------- ----------------- ----------------- ----------------- ----------------- -----------------
Exterior Building Elements
1.260 Light Fixtures, Balconies and Breezeways
16,034
Property Site Elements
4.020 Asphalt Pavement, Patch, Seal Coat, and Striping (Incl. Garage Striping)
13,174
4.560 Light Poles and Fixtures
12,639
Pool Elements
6.200 Deck, Pavers
13,361
6.250 Deck, Wood (2024 Budgeted)
80,000
6.500 Furniture
22,496
6.600 Mechanical Equipment, Phased
5,175
2024 Reserve Transfer
24,000
Structural Integrity Reserve Study Update with Site Visit
5,800
--------------------------------------------------------------------------------------------------------------- ----------------- ----------------- ----------------- ----------------- ----------------- -----------------
Anticipated Expenditures, By Year ($2,002,881 over 30 years)
104,000
5,175
28,296
12,639
13,174
29,395
Printed on 3/22/2024
General Five-Year Outlook - 1 of 1


Page 4.1 - Reserve Component Detail
4. RESERVE COMPONENT DETAIL
The Reserve Component Detail of
this Full Reserve Study
includes
enhanced solutions and procedures for select significant components. This section
describes the Reserve Components, documents specific problems and condition
assessments, and may include detailed solutions and procedures for necessary capital
repairs and replacements for the benefit of current and future board members. We advise
the Board use this information to help define the scope and procedures for repair or
replacement when soliciting bids or proposals from contractors. However, the Report in
whole or part is not and should not be used as a design specification or design
engineering service.
STRUCTURAL INTEGRITY - Exterior Building Elements

Front elevation

Rear elevation
Balconies and Breezeways, Concrete
Line Items: 1.060 and 1.065
Quantity: 55 concrete balconies and breezeways comprising approximately 14,000
square feet of horizontal surface area. The balconies and breezeways comprise
reinforced concrete with a waterproof coating.
History: Repaired and coated in 1996. The balconies and breezeways have recently
started showing signs of underlying concrete cracks.
Condition: Fair overall with cracks and isolated damage evident.


Page 4.2 - Reserve Component Detail

Breezeway overview

Breezeway with coating

Breezeway coating damage at second floor

Breezeway with areas tested for issues

Balcony overview at unit 104

Crack at unit 104


Page 4.3 - Reserve Component Detail

Concrete balcony undersides

Useful Life: Capital repairs including a close-up visual inspection, patching of
delaminated concrete, routing and filling of cracked concrete, and waterproof coating
applications every up to 20 years. High-grade waterproof coatings typically require sealer
applications up to every five years.
Component Detail Notes: A waterproof coating application minimizes storm water
penetration into the concrete and therefore minimizes future concrete deterioration.
Failure to maintain a waterproof coating on the balconies and breezeways will result in
increased concrete repairs and replacements as the balconies and breezeways age.
Capital repairs may also include replacement of the caulked joint between the balcony
and breezeway and the building, and repair or replacement of the metal railings and railing
fastener attachments as needed.
Priority/Criticality: Defer only upon opinion of independent professional or engineer
Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3. The Association plans to replace the waterproofing with
a high-grade waterproof coating in 2024, funded by a special assessment. Our cost
includes the following activities per event:
• Partial depth replacement of up to one percent (1%) of the concrete
topsides, edges and undersides
• Crack repairs as necessary
• Repairs to the railings as necessary
• Replacement of perimeter sealants as needed
• Application of a high-grade waterproof coating (Urethane based
elastomeric)
The Association should coordinate both balcony and breezeway and facade capital
repairs and maintenance to allow for the possible use of a single contractor and combine
any applicable staging or mobilization costs. Also, coordinated repairs will reduce
disruption to owners.


Page 4.4 - Reserve Component Detail
Balconies and Breezeways, Railings, Aluminum
Line Item: 1.105
Quantity: 1,820 linear feet of aluminum railings at the balconies and breezeways which
are mechanically attached
History: The original wood railings were replaced with aluminum railings between 2004
and 2005.
Condition: Good overall

Aluminum railings at balcony

Aluminum railings at balconies

Aluminum railings at breezeway
Useful Life: Up to 40 years (The useful life of the finish is indeterminate. Future updates
of this Reserve Study will again consider the need to refinish the railings based on
condition.)
Priority/Criticality: Defer only upon opinion of independent professional or engineer


Page 4.5 - Reserve Component Detail
Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3.
Doors, Front Entrances
Line Item: 1.180
Quantity: 2,500 square feet comprised of 45 front entrance doors and common windows
and doors throughout the building.
History: Varied ages. The Association historically replaces two to three unit entrance
doors each year. The stairwell windows were installed around 1996 and replaced again
12 to 13 years ago. The meeting room sliding doors were replaced in 2016. The age of
the windows and doors at the lobbies was unavailable at the time of our inspection.
Condition: Good overall


Unit entrance door

Common windows and doors at lobby

Common windows at stairwell

Common doors at breezeway


Page 4.6 - Reserve Component Detail
Useful Life: Up to 30 years
Preventative Maintenance Notes: We note the following select recommended
preventative maintenance activities to maximize the remaining useful life:
• Annually:
o Inspect and repair any damage, base corrosion or alignment
issues
o Replace deteriorated hardware and loose weather stripping
o Periodic touch-up paint finish applications as needed
Priority/Criticality: Defer only upon opinion of independent professional or engineer

Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3. Our cost is based on information provided by the
Association.
Roofs, Mansard, Metal
Line Item: 1.460
Quantity: Approximately 45 squares1
History: Replaced from 2004 through 2005.
Condition: Good overall

Standing seam metal mansard roof

Metal roofs

1 We quantify the roof area in squares where one square is equal to 100 square feet of surface area.


Page 4.7 - Reserve Component Detail

Standing seam metal roof

Useful Life: Up to 30 years
Preventative Maintenance Notes: We recommend the Association maintain a service
and inspection contract with a qualified professional and record all documentation of
repairs conducted. We note the following select recommended preventative maintenance
activities to maximize the remaining useful life:
• Annually:
o Record any areas of water infiltration, flashing deterioration,
damage or loose fasteners
o Implement repairs as needed if issues are reoccurring
o Ensure proper ventilation and verify vents are clear of debris and
not blocked from attic insulation
o Clear valleys of debris
o Periodic cleaning at areas with organic growth
Priority/Criticality: Defer only upon opinion of independent professional or engineer

Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3.
Roofs, Thermoplastic
Line Item: 1.530
Quantity: Approximately 16,600 square feet of roofing
History: Replaced in 2022. The Association conducts inspections of the roofs annual.
We concur with this preventive maintenance practice and recommend the Association
continue to fund these inspections through the operating budget.
Condition: Good to fair overall with periodic standing water evident. Management and
the Board do not report history of leaks.


Page 4.8 - Reserve Component Detail

Thermoplastic roof overview

Thermoplastic roof

Standing water by drain

Standing water at drain

Thermoplastic roof overview

Thermoplastic roof overview

Useful Life: 15- to 20-years. However, the Association plans to have to replace the roof
every 15 years due to insurance requirements.



Page 4.9 - Reserve Component Detail
Component Detail Notes: Thermoplastic roofs include the following:
• Polyvinyl chloride (PVC or simply vinyl)
• PVC alloys or compounded thermoplastics
• Thermoplastic olefin (TPO)
• Chlorinated polyethylene (CPE)
The following characteristics define most thermoplastic roofs:
• Attachment to the roof deck is either fully adhered, mechanical or ballasted
• Membranes are commonly white and reinforced with polyester
• Seams are sealed with heat or chemical welding
• Sheet widths range from 6- to 12-feet wide
• Sheets are typically 40- to 100-mils thick
• Single ply (one layer)
Over time, exposure to ultraviolet light, heat and weather degrade the membrane. This
degradation results in membrane damage from thermal expansion and contraction,
adverse weather and pedestrian traffic. The aging process makes the membrane less
pliable and more difficult to maintain. Ponding water on the roof can increase the effects
of ultraviolet light on the membrane and contaminants in ponded water can cause the
membrane to deteriorate prematurely. Thermoplastic roofs (especially TPO) are
relatively new and their long term performance is not well defined.

Contractors can install a new thermoplastic roof in one of two ways: tear-off or an overlay.
An overlay is the application of a new roof membrane over an existing roof. This method,
although initially more economical, often covers up problems with the deck, flashing and
saturated insulation. The tear-off method of replacement includes removal of the existing
roofing, flashings and insulation, and installation of a new roofing system.

The contractor should follow the manufacturer's directions and specifications upon
installation of the roof. The contractor should remove the original insulation if saturated
or compacted and apply a new layer of insulation per the manufacturer's instructions. The
insulation should fit loosely with gaps no greater than ¼ inch. Gaps will cause failure of
the membrane later. Mechanical fastening of the insulation is the best manner of
installation.

Preventative Maintenance Notes: We recommend the Association maintain a service
and inspection contract with a qualified professional and record all documentation of
repairs conducted. We note the following select recommended preventative maintenance
activities to maximize the remaining useful life:
• Semi-annually:
o Note drainage issues with water ponding after 48 hours of rainfall
event. Verify scuppers and drains are free of debris. Replace
damaged or missing drain covers.
o Inspect perimeter flashing for loose fasteners, deflections, and
sealant damage


Page 4.10 - Reserve Component Detail
o Verify membrane surface is free of ruptures or damage, and
areas of extensive blistering or bubbling
o Remove oil spills or contaminants from mechanical equipment
o In areas of possible foot traffic, remove any sharp debris or trash
and note areas of crushed insulation
o If frequency of leaks increase or location of water infiltration is
unknown, we recommend the consideration of a thermal image
inspection
Priority/Criticality: Defer only upon opinion of independent professional or engineer

Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3.
Sealants, Windows and Doors
Line Item: 1.540
Quantity: Approximately 6,900 linear feet of exterior sealants or caulk2 at the windows
and doors
History: Varied ages.
Condition: Good overall

Sealant in good condition

Useful Life: Up to 20 years
Component Detail Notes: The rate of deterioration of the sealants is not uniform due to
the different exposures to sunlight and weather. The Association should anticipate
gradual dispersed deterioration as the sealants age.

2 The terms sealant and caulk are used interchangeably throughout this text and throughout the industry.


Page 4.11 - Reserve Component Detail
Correct preparation of the joint surfaces before re-application of a sealant is important to
ensure proper adhesion. The surfaces must be removed of all contaminants, including
the previous sealant material, paint, rust and other corrosion, water, grease, etc. The
surfaces should also be dry and free from dust and grit, which can be removed using dry
compressed air or brushes. The Association should ensure the manufacturer's
instructions are followed in determining if the substrate is compatible with the sealant and
that the chemical cleaners and solvents used to prepare the surfaces are also compatible
with the sealant.
Several types of caulk are available with significantly different weathering and elongation
properties. We recommend a silicone-based or polyurethane-based caulk. The major
advantage of polyurethane-based caulks is their ability to bond to most construction
surfaces without special preparation, such as primer application, as is required for
alternate materials like silicone caulk. With proper surface preparation, i.e., removing
surface contaminants, silicone-based caulks perform better than most other caulk
materials. The weathering and elongation properties of silicone-based caulk give it a
much longer useful life than other caulk materials.
Priority/Criticality: Defer only upon opinion of independent professional or engineer

Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3. We recommend Driftwood Sands replace up to fifty
percent (50%), or 3,450 linear feet of joint sealant in conjunction with stucco paint
applications.
Structural Members, Inspections
Line Item: 1.605
Quantity: The primary structural members of the building comprise:
• Foundation
• Floors
• Load-bearing walls
• Structural frame
History: The milestone inspection will be completed this year and is being paid for
through a special assessment.
Condition: Driftwood Sands does not report a history of water infiltration, settlement or
major structural concerns with the primary structural members. Our visual, non-invasive
inspection is limited to visually apparent components of the structural members.
Useful Life: Up to and likely beyond 100 years; however, we consider full replacement
unlikely and cost prohibitive. Per Florida Bill SB 4-D, condominium and cooperative
buildings three stories or more in height require milestone inspections 30 years after initial
occupancy. Subsequent milestone inspections are required every 10 years thereafter.


Page 4.12 - Reserve Component Detail
Component Details: Per the Bill (553.899(2-7)), a milestone inspection consists of two
phases. The initial milestone inspection (Phase 1), conducted by a licensed engineer or
architect, includes a visual examination “including the major structural components of a
building, and provide a qualitative assessment of the structural conditions of the building”.
Phase 2 is only required if “substantial structural deterioration is identified”.
Priority/Criticality: Defer only upon opinion of independent professional or engineer

Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3. At this time we do not anticipate capital repairs related
to the structural members. Rather we include an expenditure for required inspections
discussed above. Updates of this Reserve Study would incorporate significant repair
costs deemed necessary following necessary inspections. Our cost is based on
information provided by the Association.
Walls, Stucco
Line Item: 1.880
Quantity: Approximately 64,200 square feet of the building exteriors including the
balcony and breezeway ceilings
History: Applied paint finishes and repaired in 2022.
Condition: Good overall

Stucco wall finishes

Stucco paint finishes at breezeway


Page 4.13 - Reserve Component Detail

Stucco wall finishes

Stucco wall finishes

Finish at balcony ceiling

Stucco wall finish detail

Wood siding and paint finishes at garage

Stairwell paint finishes

Useful Life: We recommend inspections, repairs and paint finish applications every five-
to seven-years.


Page 4.14 - Reserve Component Detail
Component Detail Notes: The following graphic details the typical components of a
stucco wall system on frame construction although it may not reflect the actual
configuration at Driftwood Sands:

Correct and complete preparation of the surface before application of the paint finish
maximizes the useful life of the paint finish and surface. The contractor should remove
all loose, peeled or blistered paint before application of the new paint finish. The
contractor should then power wash the surface to remove all dirt and biological growth.
Water-soluble cleaners that will not attack Portland cement are acceptable for removing
stains.
Priority/Criticality: Defer only upon opinion of independent professional or engineer

Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3. Our cost is based on information provided by the
Association and anticipates the following in coordination with each stucco paint finish
application:
• Complete inspection of the stucco
• Crack repairs as needed (Each paint product has the limited ability to cover
and seal cracks but we recommend repair of all cracks which exceed the
ability of the paint product to bridge.)
• Underlying concrete structure repairs as needed
• Replacement of up to one percent (1%), of the stucco walls (The exact
amount of area in need of replacement will be discretionary based on the
actual future conditions and the desired appearance.)


Page 4.15 - Reserve Component Detail
• Paint finish application to the stairwell walls, stairs and railings
• Paint finish application to the garage ceiling and piping
• Paint finish application to the wood siding in the garage with partial
replacements of up to twenty percent (20%) per event
• Engineering fees
• General conditions
• Mobilization and access
• Scaffolding
• Sidewalk protection
STRUCTURAL INTEGRITY - Building Services Elements
Electrical System
Line Item: 3.300
History: Primarily original to construction
Condition: Reported satisfactory without operational deficiencies.

Electrical system main panel
Useful Life: Up to and sometimes beyond 70 years
Component Detail Notes: The system includes:
• Breaker type circuit protection panels for low ampacity circuits
• Copper wires
• Homeowners are responsible for the electrical system from the meter to
the unit
We give a brief overview of electrical system components in the following sections of this
narrative:


Page 4.16 - Reserve Component Detail
Primary Switchgear - The primary switchgear is located where the electric supply
comes into the building. Switchgear can include associated controls, regulating,
metering and protective devices, and is used for the transmission, distribution and
conversion of electric power for use within the building. Switchgear components
have a useful life of up to and sometimes beyond 70 years. Replacement is often
determined by a desired upgrade of the entire electrical system.

Transformer - A transformer is an electric device with two or more coupled
windings used to convert a power supply from one voltage to another voltage.
Transformers within a building lower the supplied electrical voltage to a level that
can be utilized by the building's equipment and unit owners. Transformers do not
utilize mechanical components and therefore have a long useful life. However, the
Association should anticipate periodic replacement of a limited quantity of
transformers.

Distribution Panel - The distribution panel is an electric switchboard or panel used
to control, energize or turn off electricity in total or for individual circuits. The panel
also distributes electricity to individual and controllable circuits. One or more
distribution panels may exist and further distribute electricity to individual panel
boards for each unit. The distribution panel is enclosed in a box and contains
circuit breakers, fuses and switches. Distribution panels have a useful life of up to
and sometimes beyond 70 years.

Circuit Protection - Once electricity is distributed throughout the building and is at
a usable voltage level, the electricity is divided into circuits. Each circuit requires
circuit protection. Circuit protection is necessary to prevent injury and fires, and
minimize damage to electrical components and disturbances to the electrical
system. Abnormalities in the circuit can include overloads, short circuits and
surges. Circuit protection devices are commonly referred to as circuit breakers
and fuses. For the protection of the circuits in the units and common areas, we
recommend the use of only circuit breakers as they are safer than fuses. However,
the use of fuses is common for equipment like emergency systems and individual
items of equipment. Fuses with a low capacity rating can easily be replaced with
fuses of a higher rating resulting in an unprotected, overloaded and unsafe circuit.
The circuit protection panels have a useful life of up to and sometimes beyond 70
years.

Conductors - Conductors are the electrical wires that convey electricity to the units,
light fixtures, receptacles and appliances.

Conductor Insulation and Conduit - Conductor insulation provides protection
against the transfer of electricity. Conductor insulation can eventually become
brittle and damaged from rodents or heat from many years of service. Conductor
conduit is a pipe or tube used to enclose insulated electric wires to protect them
from damage. Steel conductor conduit, although galvanized, will eventually rust if
used in damp conditions. The useful life of conductor insulation and conduit is
indeterminate.


Page 4.17 - Reserve Component Detail
Preventative Maintenance Notes: We recommend the Association obtain and adhere
to the manufacturer’s recommended maintenance plan. We also recommend the
Association maintain a maintenance contract with a qualified professional. The required
preventative maintenance may vary in frequency and scope based on the unit’s age,
operational condition, or changes in technology. We note the following select
recommended preventative maintenance activities to maximize the remaining useful life:
• Annually:
o
Inspect system for signs of electrical overheating, deterioration,
and/or panel corrosion
o Clean and vacuum exterior and interior switchboards
• Five-Year Cycles:
o Check power meters, lamps, indicators, and transformers for
deficiencies
o
Inspect wiring, relays, power supply units, and timers
o Verify surge protection is intact
• As-needed:
o Test outlets and ground-fault circuit interrupters (GFCI’s) for faulty
components
o Examine the insulation at switchgears for signs of deterioration or
cracking
o Ensure all conductors are clean and dry with no moisture build-up
o Check and inspect for loose wire connections
o Clean and clear dust and debris away from system components
o Check for flickering or dimming light fixtures as these could indicate
a short in the wiring, arcing, or an over-extension of the electrical
system
o Conduct thermal image scanning if system experiences numerous
or consistent outages
o Keep an accurate record of all repairs to the electrical system
Priority/Criticality: Defer only upon opinion of independent professional or engineer

Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3. We recommend the Association budget to replace the
main switchgear, distribution and circuit protection panels. Updates of this Reserve Study
will consider possible changes in the scope and times of component replacements based
on the conditions, including the need for replacement of the wires.
We recommend the Association conduct thermoscans of the distribution panels and
circuit protection panels, and inspections of the transformers for any indications of arcing,
burning or overheating on a regular basis, funded through the operating budget.
Verification of the integrity of all connection points minimizes the potential for arcing and
fires.



Page 4.18 - Reserve Component Detail
Generator, Emergency
Line Item: 3.440
Quantity: One 162-kW (kilowatt) diesel generator
History: Replaced in 2003.
Condition: Reported satisfactory without operational deficiencies. We note rust at the
generator housing.

Emergency generator with rust at housing

Transfer switch
Useful Life: Up to 30 years
Preventative Maintenance Notes: The Association conducts weekly load tests. The
Association informs us preventative maintenance is conducted on a regular basis. We
recommend the Association obtain and adhere to the manufacturer's recommended
maintenance plan. As a reference, the Association may consult the following document:
NFPA 110, Standard for Emergency and Standby Power Systems. The required
preventative maintenance may vary in frequency and scope based on the unit’s age,
operational condition, or changes in technology. We note the following select
recommended preventative maintenance activities to maximize the remaining useful life:
 Weekly:
o Check fuel and oil levels
o
Inspect cooling and exhaust systems
o Check battery, electrical components and transfer switches
o Run generator without load and look for unusual conditions such as
leaks
 Monthly:
o Exercise generator under load test for minimum of 30 minutes
o Check oil levels before running and after 10 minutes of run time
 Annually:
o Complete full inspection and necessary repairs
o Change fuel and air filters


Page 4.19 - Reserve Component Detail
o Change oil and replace oil filter
o Change spark or glow plugs
o Flush cooling system
Priority/Criticality: Defer only upon opinion of independent professional or engineer

Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3. Our estimate of cost includes replacement of the
transfer switch. We recognize that the transfer switch may require replacement prior to
the replacement of the generator. For purposes of this Reserve Study, we assume
coordination of replacement with the generator.
Life Safety System
Line Items: 3.555 and 3.560
Quantity: The life safety system at Driftwood Sands includes the following components:
• Audio/visual fixtures
• Control panel
• Detectors
• Exit light fixtures
• Pull stations
• Wiring
History: Replaced in 2022.
Conditions: Reported satisfactory without operational deficiencies.

Control panel

Secondary panel


Page 4.20 - Reserve Component Detail

Emergency devices
Useful Life: Up to 25 years for the devices and up to 15 years for the control panels
Preventative Maintenance Notes: We recommend the Association obtain and adhere
to the manufacturer’s recommended maintenance plan. In accordance with NFPA 72
(National Fire Alarm and Signaling Code) we also recommend the Association maintain
a maintenance contract with a qualified professional. The display panel read 'All Systems
Normal' at the time of our inspection. The required preventative maintenance may vary
in frequency and scope based on the age of the components, operational condition, or
changes in technology. We note the following select recommended preventative
maintenance activities to maximize the remaining useful life:
 Semi-annually:
o
Inspect and test all components and devices, including, but not
limited to, control panels, annunciators, detectors, audio/visual
fixtures, signal transmitters and magnetic door holders
o Test backup batteries
 As-needed:
o Ensure clear line of access to components such as pull stations
o Ensure detectors are properly positioned and clean of debris
Priority/Criticality: Defer only upon opinion of independent professional or engineer

Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3. Our cost is based on information provided by the
Association. Changes in technology or building codes may make a replacement
desirable prior to the end of the functional life. Our estimate of future cost considers only
that amount necessary to duplicate the same functionality. Local codes or ordinances at
the actual time of replacement may require a betterment as compared to the existing
system. A betterment could result in a higher, but at this time unknown, cost of
replacement.



Page 4.21 - Reserve Component Detail
Pipes
Line Item: 3.605
Quantity: Based on the layout and configuration of the units, we have estimated the
quantity of the interior building plumbing. Future updates of this Reserve Study will
incorporate additional information if it becomes available.
History:
• Domestic Water – Primarily original; all of the exposed copper domestic
water pipes in the garage were replaced with PVC in 2020.
• Sanitary Waste Disposal – Original
Condition: Reported satisfactory without operational deficiencies
Component Detail Notes:
Domestic Water - Copper piping is the predominant type of pipe used in new
construction for domestic water piping. With low mineral content in the water, the
useful life of copper domestic water pipes is up to and sometimes beyond 80 years.
However, there is recent evidence that copper piping prematurely develops pinhole
leaks. In the event that numerous pinhole leaks develop or occur throughout the
system of pipes, the Association should also consider “in-place” pipe restoration
technology. This process includes drying, sandblasting away interior pipe
occlusions and applying an epoxy lining to the interior surfaces of the pipes. Future
updates of this study will consider the possibility of the pipe restoration process in
lieu of pipe replacement at the Association. Restoration technology can extend
the useful life of a pipe system thus avoiding a system pipe replacement.
Sanitary Waste Disposal - The pipes are made of PVC.
Valves - The piping systems include various valves. Identification of a typical
useful life and remaining useful life for individual valves is difficult. Associations
typically replace valves on an as needed basis in our experience.
Pipes, Remaining - We anticipate a useful life of up to and sometimes beyond
100 years for the remaining pipes, which may include fire standpipes, gas supply
lines, interior sprinkler pipes, among others. Therefore, we do not foresee the
need to budget for replacement of these pipes within the 30-year scope of this
study. Future updates of this study will revisit the need to include partial
replacement of these pipes.
Preventative Maintenance Notes: The status of preventative maintenance was
unavailable to us during our inspection. We recommend the Association obtain and
adhere to the manufacturer's recommended maintenance plan. We also recommend the
Association maintain a maintenance contract with a qualified professional. The required
preventative maintenance may vary in frequency and scope based on the building’s age


Page 4.22 - Reserve Component Detail
and demands of the piping systems. We note the following select recommended
preventative maintenance activities to maximize the remaining useful life:
• Quarterly:
o
Inspect all visible piping for corrosion and leaks, including common
areas or areas immediately surrounding pipes such as insulation,
ceiling tiles or the floor for moisture, water accumulation, mold or
mildew
• Annually:
o Verify system pressure is sufficient (pressurized piping systems)
o Check accessible valves for proper operation
o Test backflow prevention devices
o
Inspect and obtain certification for pressure relief valves
o Test drain line flow rates
o Mechanically or chemically clean waste lines as needed
Priority/Criticality: Defer only upon opinion of independent professional or engineer

Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3. Our cost for a single riser section assumes replacement
of all pipes located within each wall opening, associated branch piping, fittings and
minimal interior finishes. However, the cost does not include temporary housing for
affected residents, pipes within the units or significant interior finishes. Our estimate
provides funds to replace approximately fifty percent (50%) of the riser sections during
the next 30 years.
An invasive analysis of the piping systems will provide various replacement options.
Replacement of the systems as an aggregate event will likely require the use of special
assessments or loans to fund the replacements.
Although it is likely that the times of replacement and extent of repair costs may vary from
the budgetary allowance, Driftwood Sands could budget sufficient reserves for the
beginning of these pipe replacements and have the opportunity to adjust its future
reserves up or down to meet any changes to these budgetary estimates. Updates of this
Reserve Study would incorporate changes to budgetary costs through a continued
historical analysis of the rate of deterioration and actual pipe replacements to budget
sufficient reserves.
We recommend the Association budget for replacement of the following items through
the operating budget:
• Replacement of valves on an as-needed basis
• Minor pipe repairs and replacements
•
Invasive investigation of the condition of the piping system prior to
beginning more aggregate replacements
• Rodding of waste pipe systems



Page 4.23 - Reserve Component Detail
Pump, Fire Suppression
Line Item: 3.770
Quantity: One 50-HP electric fire suppression pump
History: Original
Condition: Reported satisfactory without operational deficiencies.

Fire suppression pump

Fire suppression pump controls
Useful Life: Up to 50 years
Component Detail Notes: Prior to replacement, the Association should schedule
periodic inspections to maintain its correct operation in the event of an emergency.
Driftwood Sands should also anticipate, as normal maintenance, interim repairs and
component replacements to maximize its remaining useful life.
Preventative Maintenance Notes: The Association conducts monthly churn tests. The
Association informs us preventative maintenance is conducted on a regular basis. We
recommend the Association obtain and adhere to the manufacturer's recommended
maintenance plan. The required preventative maintenance may vary in frequency and
scope based on the unit’s age, operational condition, or changes in technology. Valuable
motor information to note in a preventative maintenance plan or schedule includes age of
unit and last time of repair, horsepower and rpm (revolutions per minute), bearing type
and conditions surrounding motor/pump. We note the following select recommended
preventative maintenance activities to maximize the remaining useful life:
• Weekly:
o Check/adjust controls
o Check/adjust pressure levels
o Check for leaks
o Conduct churn tests
• Quarterly:
o
Inspect/clean motors
Page 4.24 - Reserve Component Detail
o
Inspect mountings and connections for proper alignment, torque
and condition
o
Inspect/replace pump packing as needed, consider replacement
with mechanical seals
o Check for appropriate oil levels
• Semi-annually:
o Lubricate pumps, motors and motor bearings
• Annually:
o Clean filters if present
o Assess proper internal component performance and replace
damaged or malfunction components as necessary, and tighten
fittings
o Access temperature and vibration performance of motors in
accordance with the intended design
Priority/Criticality: Defer only upon opinion of independent professional or engineer
Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3. Our estimate of cost includes replacement of the pump,
motor, and motor controller.
STRUCTURAL INTEGRITY - Property Site Elements
Carports
Line Item: 4.096
Quantity: Approximately 4,290 square feet. This quantity includes the lobby entrance
awning and the gazebo.
History: Installed between 2004 and 2005
Condition: Good overall
Carport and entrance awning
Carport and entrance awning roofs
Page 4.25 - Reserve Component Detail
Carport
Gazebo

Useful Life: 25- to 35-years
Priority/Criticality: Defer only upon opinion of independent professional or engineer
Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3.
STRUCTURAL INTEGRITY - Garage Elements
Fire Suppression System
Line Item: 7.500
Quantity: Approximately 15,000 square feet of garage area
History: Original; The pipes were wrapped in 1996. Isolated repairs are planned in the
near term, funded through the operating budget.
Condition: Good to fair overall with pipe rust evident.
Fire suppression system
Rust at pipes planned to be repaired


Page 4.26 - Reserve Component Detail
Useful Life: 35- to 45-years for open air parking garages
Preventative Maintenance Notes: We recommend the Association obtain and adhere
to the manufacturer’s recommended maintenance plan. In accordance with NFPA 25 and
local guidelines, we also recommend the Association maintain a maintenance contract
with a qualified professional. The required preventative maintenance may vary in
frequency and scope based on the age of the components, operational condition, or
changes in technology. We note the following select recommended preventative
maintenance activities to maximize the remaining useful life:
 Annually:
o Complete full inspection of valves, hangars, pipes, fittings and
heads
o Ensure sprinkler heads and pipes are free of ornamentations and
coverings
o Check for pipe corrosion
o Test system operation
o Conduct paint finish applications to the pipes as needed as these
protective finishes may extend the overall useful life in highly
corrosive environments
Priority/Criticality: Defer only upon opinion of independent professional or engineer

Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3. We defer replacement based on the planned near-term
repairs.
GENERAL - Exterior Building Elements
Light Fixtures
Line Item: 1.260
Quantity: Approximately 135 exterior light fixtures accent the balconies and breezeways
History: Replaced from 2004 through 2005.
Condition: Good overall


Page 4.27 - Reserve Component Detail

Wall mounted light fixture at balcony

Wall mounted light fixture at breezeway
Useful Life: Up to 25 years
Preventative Maintenance Notes: We note the following select recommended
preventative maintenance activities to maximize the remaining useful life:
• As-needed:
o Replace burned out bulbs at common fixtures as needed
o Inspect and repair broken or dislodged fixtures
o Ensure a waterproof seal between the fixture and building exists
Priority/Criticality: Per Board discretion

Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3.

GENERAL - Building Services Elements
Elevators, Hydraulic
Line Items: 3.320 and 3.330
Quantity: Two hydraulic passenger elevators
History: The pumps and controls were modernized in 2022. The cylinders are original.
Condition: Reported satisfactory with no service interruptions


Page 4.28 - Reserve Component Detail

Hydraulic elevator equipment

Hydraulic elevator controls
Useful Life: Pumps and controls have a useful life of up to 25 years. Cylinders have a
useful life of up to 40 years.
Component Detail Notes: Major components in a hydraulic elevator system include the
pump, controls, cylinder, fluid reservoir and a valve between the cylinder and reservoir.
Once activated by the elevator controls, the pump forces hydraulic fluid from the reservoir
into the cylinder. The piston within the cylinder rises lifting the elevator cab. The elevator
cab lowers at a controlled rate when the controls open the valve.
Preventative Maintenance Notes: The Association
informs us preventative
maintenance is conducted on a regular basis. We recommend the Association obtain
and adhere to the manufacturer's recommended maintenance plan. The required
preventative maintenance may vary in frequency and scope based on the unit’s age,
operational condition, or changes in technology. We note the following select
recommended preventative maintenance activities to maximize the remaining useful life:
• Ongoing:
o Maintain a maintenance contract with a qualified professional for
the elevator(s) and follow the manufacturer’s specific
recommended maintenance plan adhering to local, state, and/or
federal inspection guidelines
• As-needed:
o Keep an accurate log of all repairs and inspection dates
o
Inspect and adjust misaligned door operators
o Check for oil leaks or stains near the pump housing and confirm oil
levels are adequate
o Clear and remove any items located in the elevator machine
room(s) not associated with the elevator components (These rooms
should never be used for storage)
o Lubricate the hydraulic cylinders
o
Inspect electrical components for signs of overheating or failure
o
Inspect spring buffers in elevator pit for signs of corrosion or loose
attachments
Page 4.29 - Reserve Component Detail
o Ensure air temperature and humidity of machine/pump housing
room meets the designated specified range for proper operation
o Ensure all call buttons are in working condition
o Check elevator cabs for leveling accuracy to prevent tripping
hazards
Priority/Criticality: Defer only upon opinion of independent professional or engineer
Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3. We defer replacement of the cylinder based on the
current condition. We anticipate the following hydraulic elevator system components will
require replacement:
• Cab control panels
• Door operators
• Hallway panels/buttons
• Microprocessor based controllers
• Pumps (Power Unit) (30-HP)
These costs may vary based on the desired scope of the actual replacements, changes
in technology and requirements of local codes or ordinances at the actual times of
replacements. However, we judge our estimated costs sufficient to budget appropriate
reserves at this time. The Association should require the contractor to verify that elevator
component replacements include all of the necessary features for the latest in elevator
code compliance.
Pumps, Domestic Water
Line Item: 3.700
Quantity: Two each
History: Varied ages.
Condition: Reported satisfactory without operational deficiencies.
Domestic water pumps with controls


Page 4.30 - Reserve Component Detail
Useful Life: Up to 20 years
Component Detail Notes: Major pumps included in this Reserve Study are those with
a motor drive of at least five-HP. The Association should replace or repair all pumps with
motor drives less than five-HP as needed and fund this ongoing maintenance activity
through the operating budget. The Association may choose to rebuild pumps prior to
complete replacement. However, this activity becomes less desirable as pumps age due
to the scarcity of parts. We regard interim replacements of motors and component parts
as normal maintenance and base our estimates on complete replacements. An exact
replacement time for each individual pump is difficult, if not impossible, to estimate.
Preventative Maintenance Notes: The Association
informs us preventative
maintenance is conducted on a regular basis. We recommend the Association obtain
and adhere to the manufacturer's recommended maintenance plan. The required
preventative maintenance may vary in frequency and scope based on the unit’s age,
operational condition, or changes in technology. Valuable motor information to note in a
preventative maintenance plan or schedule includes age of unit and last time of repair,
horsepower and rpm (revolutions per minute), bearing type and conditions surrounding
motor/pump. We note the following select recommended preventative maintenance
activities to maximize the remaining useful life:
• Weekly:
o Check/adjust controls
o Check/adjust pressure levels
o Check for leaks
o Conduct churn tests
• Quarterly:
o
Inspect/clean motors
o
Inspect mountings and connections for proper alignment, torque
and condition
o
Inspect/replace pump packing as needed, consider replacement
with mechanical seals
o Check for appropriate oil levels
• Semi-annually:
o Lubricate pumps, motors and motor bearings
• Annually:
o Clean filters if present
o Assess proper internal component performance and replace
damaged or malfunction components as necessary, and tighten
fittings
o Access temperature and vibration performance of motors in
accordance with the intended design
Priority/Criticality: Defer only upon opinion of independent professional or engineer

Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3. Our costs include an allowance for replacement of the
controls.


Page 4.31 - Reserve Component Detail
Security System
Line Item: 3.820
Quantity: Driftwood Sands utilizes the following security system components:
• Cameras (14)
• Multiplexer (1)
• Recorder (1)
• Intercom panel (1)
History: Upgraded in 2022.
Condition: Reported satisfactory without operational deficiencies

Intercom panel

Security system camera
Useful Life: 10- to 15-years
Preventative Maintenance Notes: We recommend the Association obtain and adhere
to the manufacturer’s recommended maintenance plan. The required preventative
maintenance may vary in frequency and scope based on the unit’s age, operational
condition, or changes in technology. We note the following select recommended
preventative maintenance activities to maximize the remaining useful life:
• Monthly:
o Check cameras for proper focus, fields of view are unobstructed
and camera and lenses are clean and dust-free
o Check recording equipment for proper operation
o Verify monitors are free from distortion with correct brightness and
contrast
• Annually:
o Check exposed wiring and cables for wear, proper connections and
signal transmission
o Check power connections, and if applicable, functionality of battery
power supply systems


Page 4.32 - Reserve Component Detail
Priority/Criticality: Per Board discretion

Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3. Our cost is based on information provided by the
Association.
Trash Chutes and Doors
Line Item: 3.880
Quantity: Two trash chutes
History: Original
Condition: Reported satisfactory without operational deficiencies

Trash chute

Trash chute door
Useful Life: Up to 50 years.
Component Detail Notes: Damaged doors or poor door operation will result in a
decreased useful life. The Association should fund interim repairs and partial
replacements of the doors through the operating budget.
Preventative Maintenance Notes: The Association
informs us preventative
maintenance is conducted on a regular basis. We recommend the Association obtain
and adhere to the manufacturer's recommended maintenance plan. . We note the
following select recommended preventative maintenance activities to maximize the
remaining useful life:
• Weekly:
o Clean doors and latches
o
In accordance with NFPA 82 and fire code, ensure all trash chute
doors self-latch and self-close
• Monthly:
o Check operation of discharge door


Page 4.33 - Reserve Component Detail
o
Inspect fusible link and replace if necessary
o
If applicable, inspect, reinforce and/or replace discharge elbow
• Quarterly:
o
If applicable, check vent cap for damage and tighten fasteners
• Semi-annually:
o Lubricate and/or replace doors, hinges and latches
o Clear obstructions, clean and scrape trash chute and doors. The
frequency of this activity may vary based upon occupancy and
usage rates. This activity may also be based upon limitation of
unwanted odors, prevention of harmful bacteria, pest infiltration and
debris removal to further prevent fire hazards.
Priority/Criticality: Per Board discretion

Expenditure Detail Notes: Expenditure timing and costs are depicted in the Reserve
Expenditures table in Section 3.
GENERAL - Property Site Elements
Asphalt Pavement, Repaving
Line Items: 4.020 and 4.040
Quantity: Approximately 2,050 square yards at the parking areas
History:
• Repaving: The age was unavailable at the time of our inspection.
• Repairs: Repaired and seal coated in 2023.
Condition: Good to fair overall with periodic cracks and raveling evident.

Pavement overview

Pavement overview