Important News About the Dawn
Current Parking Rates (Effective through December 31, 2025):
Parking Pass Information
Guests should visit the Dawn Clubhouse on Seawall Boulevard to pay for parking. Wristbands will be provided for identification and gate access. Please wear wristbands while on campus for security purposes.
Parking fees cover your entire stay and are not charged per day.
Current Parking Rates (Effective through December 31, 2025):
- 1–3 Nights: $40 (including tax)
- 4 Night or Longer: $40
***New Parking Rates Effective January 1, 2026***
- 1–3 Nights: $40 (including tax) per vehicle
- 4–29 Nights: $50 (including tax) per vehicle
- More than 29 Nights: $100 (including tax) per vehicle
Parking purchased before January 1, 2025 will remain valid for the dates originally booked.
Save Time – Prepay Before You Arrive!
Avoid long lines at check-in and start your vacation sooner by prepaying for your parking pass in advance. Simply scan the QR code on our homepage, complete your payment, and bring your receipt to the Clubhouse Office upon arrival.
New Dawn Communication Package Implementation
Dawn Condominium Communication & Service Upgrade - Sept 25th, 2024
We’ve made exciting upgrades to your services! As a Dawn Condominium HOA resident, you now have access to faster internet speeds, enhanced entertainment options, and dedicated support.
What’s New?
- X1 HD Cable Box for 3 Rooms
- Popular Channel Lineup
- Gigabit Internet (up to 1000 Mbps)
- XB7 or XB8 Modem
- Wireless Gateway
- Dedicated Platinum Support Team
How to Get Your New Equipment
- Pick up at an Xfinity Store at no charge
- Scan the QR code to find your nearest store
- Or call 1-855-307-4896 to have equipment shipped or schedule professional installation (fees may apply)
Platinum Support Team
Available 7 days a week, 8:00 AM – 8:00 PM CST
- Property support: 1-855-307-8483
- Email: xfinity_platinum@comcast.com
- Residents: 1-855-307-4896
Restrictions apply. Actual speeds vary and are not guaranteed. Additional taxes, fees, and charges may apply.
Occupancy by Dawn Unit Type
The Dawn Condominium Association is committed to follow occupancy maximums set by the City of Galveston. At the Dawn, occupancy is based on the number of bedrooms/lofts.
Number of Bedrooms/Loft Maximum Occupancy
1 bedroom 5
2 Bedrooms 7
1 Bedroom / 1 Loft 7
Courtesy Officer Hired
The Dawn Condominium Board of Directors has hired a Courtesy Officer that will ensure that our campus is patrolled after hours. The purpose of employing this staff member is primarily monitor for parking pass purchase compliance and other security issues.
The Dawn has recently been the subject of various security situations including car theft and vandalism. The Board feels that the occurrence of these malicious actions happen during our vacation period through September. The Courtesy Officer will be on duty during September, 2020.
Our Security Officer is NOT a public officer of the law.
The Board may extend our security presence is this test program is successful.
Emergency News
Mustard Algae
During all months of the year, our two (2) pools face the exposure of mustard algae.
Our owners and guests track this unsightly and stubborn microbial life by coming from the beach and NOT showering to remove the sand that contains the algae.
Each time we have a breakout, the pools need to be shutdown while the pool is treated with specialized chemicals.
Pleas inform your condominium users to shower before entering any pool for any reason. Just a brief time under th e shower to remove sand can greqtly help.
Association Begins Towing Parking Violators
On July 9, 2019, your association has begun towing of vehicles that have violated our parking rules and regulations. Two vehicles were towed after multiple warnings were placed on the vehicles. The two cars had piggy-backed" into our parking area without paying the parking fee and not having ANY guest or owner relationship with the Dawn. "Piggy-backing" is a common method for unauthorized vehicles to gain entry to our parking areas. The vehicle owners immediately left their cars (2) and went on a cruise, thinking they would scam the system. When they returned on Saturday, 9/10/2019, they questioned our weekend Customer Relations person, "Where are our cars?". She replied that they needed to call our towing service. They found that during their cruise, their unauthorized vehicles had been towed, after three days of leaving messages on the vehicles by our office staff. The cost to reclaim their vehicles was approximately $400 each.
Remember, parking areas are common elements of the Association and are managed by our office staff and the Dawn Board of Directors. All common elements of the Association, including parking spaces, are owned by all of our association members via an undivided interest in the common elements.
If you rent your property as a vacation condominium, please inform your vacationers that they must register with the Dawn office in our Clubhouse and pay a fee of $25.00 per vehicle. Additional vehicles are $25.00 each. For long term renters, please contact the Dawn office staff at 409-740-3488.
The fee is valid for an entire stay, not per day.
The fees are intended to assist in the upkeep of the Dawn campus due to useage by vacationers.
Collection of Batteries and Light Bulbs
Owners and renters can now deposit their dead batteries and light bulbs at the Clubhouse of the Dawn. Please see Katie Duarte, Assistant Manager for more details.
Parking of Trailers, Boats, RV's of Any Kind
The Board wishes to inform all Owners, visitors and Guests that the parking of all types of trailers, boats and recreational vehicles is strictly prohibited in all areas of the Dawn. This action violates the Dawn Rules and Regulations. Trailers, boats on trailers, RV's will be towed without notice.
The only excepton is during the Motorcycle Rally held in late October/early November.
Owners that allow their units to be rented and violate this rule will be fined $250.00 for the infractions of their renters.
Using Trash Pickup for Large Items
The DAWN does NOT pay for heavy trash pickup. Please do not put your heavy trash such as....furniture, mattresses or appliances in the dumpster area. Trash company will not pick these items up and it costs The DAWN extra money to have them hauled to the dump.
If you have tenants moving out/in please be sure to advise them of this. If you or your tenants are found leaving such items you will be fined and charged for the cost of transporting the large items.
Dawn Receives Galveston Condominium Awrad for 2019
The Dawn Condominium Association has received the Galveston Condominium Complex Award for 2019. The Dawn Association Board and management would like to thank all owners for their attention to keeping the campus in the order that led to this award.
Dawn management and owners together have weathered our share of condominium issues. As we have together met each issue and came up with practical solutions, both short term and on-going, our Board has done so while maintaining one of the lowest square foot cost of owner ship (in terms of dues) on the island.
Thanks to all owners and guests that enjoy all of our amenities on the finest vacation spot in the United States.
Please read the press release as follows:
FOR IMMEDIATE RELEASE
The Dawn Condominium Association Receives 2019 Galveston Award
Galveston Award Program Honors the Achievement
GALVESTON August 13, 2019 -- The Dawn Condominium Association has been selected for the 2019 Galveston Award in the Condominium Complex category by the Galveston Award Program.
Each year, the Galveston Award Program identifies companies that we believe have achieved exceptional marketing success in their local community and business category. These are local companies that enhance the positive image of small business through service to their customers and our community. These exceptional companies help make the Galveston area a great place to live, work and play.
Various sources of information were gathered and analyzed to choose the winners in each category. The 2019 Galveston Award Program focuses on quality, not quantity. Winners are determined based on the information gathered both internally by the Galveston Award Program and data provided by third parties.
About Galveston Award Program
The Galveston Award Program is an annual awards program honoring the achievements and accomplishments of local businesses throughout the Galveston area. Recognition is given to those companies that have shown the ability to use their best practices and implemented programs to generate competitive advantages and long-term value.
The Galveston Award Program was established to recognize the best of local businesses in our community. Our organization works exclusively with local business owners, trade groups, professional associations and other business advertising and marketing groups. Our mission is to recognize the small business community's contributions to the U.S. economy.
SOURCE: Galveston Award Program
CONTACT:
Galveston Award Program
Email: PublicRelations@2019-city-awards-advisory.com
Katie Duarte, The Dawn Condominium Association, Inc.
7000 Seawall Blvd., Suite B, Galveston, Texas 77551
409-740-3488
New Guidlines for Package Delivery at the Clubhouse
Effective immediately, the Association will start the receipt of packages at the Clubhouse. This service is to provide our Owners with the ability to have packages received when they are not available.
The following services are available:
- receipt of packages that do NOT require signatures
- packages requiring a signature will be refused
- All shippers are supported (US Mail, FedEx, UPS, etc.)
For more information, contact Michelle Mielke at 409-740-3488 or asstmanager@thedawncondoshoa.com.
Building News
New Back, West and East Fencing
The replacement of the north fence that separates the Dawn from its northern neighbors, has been completed. The entire north fence will be stained using a protective stain. The North fence is 986 feet from the 69th Street gate to the shed in the back. The West fence is 342 feet from the Shed to the Seawall Blvd. exit gate.
The Board has approved supplemental funds for the replacement of the west fence as well. The east fence, separating the Circle K and he Dawn has been replaced. The Circle K purchased the land previously owned by Valero (the Corner Store).
Fountain Pool Heater
The Board has approved the addition of a pool heater for the Fountain pool. The cost is not prohibitive.. However, operating costs using an electrical heater are not inexpensive. The Dawn does not have natural gas to power a pool heater due to safety issues during serious storms from the Gulf.
It is the Board's view, that this project will provide ability for the Dawn to offer Owners and extended swimming season, but the intent is not to have a heated pool through the coldest winter months or potential freezes that occur ocassionaly. It is the hoe of the Board of Directors that this will also increase the value of the overall Dawn common elements and therefore unit values.
The Board expects that Bujilding 8 will be the next in line for painting. The Board's painting plan is to repaint each Building each 6 years.
Budget News
- The budget expense will exceed $1,100,000
- The budget revenue will exceed $1,100,000
- Tarp overlays for the newly re-constructed pergolas
- Addition of seven (7) new security cameras
- Addition of a full time Courtesy Officer to help manage vacationers and illegal parking of vehicles
- A pool heater for the Fluntain pool for year round swimming
- Consistent $10,000.00 being placed into our Reserve Fund each month with additional funding in months of low campus costs. Previous administrations did not make this commitment to a stable future. Kind of like the Grasshopper and the Ant story of old.
- Painting of two (2) buildings
- Purchase of an electric flatbed cart to assist maintenance personnel
- Installation of two (2) electric recharging stations for owners ONLY
Our Property Manager, is responsible for the day-to-day running of the campus within the budgetary limits.
Personnel News
The Dawn is very fortunate to have a great staff that handles an increasing number of administrative and maintenance tasks that keep all of the amenities on our beautiful campus looking just wonderful. The Board has a set our full time staff at four persons and a maximum part time staff of two; a maintenance lead and an assistant (Porter). Porters are full or part time personnel that help keep our campus clean and friendly during heavy need times like our summer months by doing odd jobs. If you need something done on our campus, please use our Owners Work Order system on the Owners page to create a work order.
We also have a Guest Representative that covers our weekend condominium needs. They are responsible to assist our owners and vacationers.
All of our employees are full time and now wear our dark blue Dawn "Staff" t-shirts with our Dawn logo on the front and back of the t-shirts, so you should be able to recognize them anywhere on our beautiful campus.
Property News
Theft of property is an ever present reality for condominium owners. Bicycle theft has been reported recently. The Dawn Condominium is not currently patrolled by police or security personnel. Please DO NOT leave any personal property outside your condominium. Bring bicycles, skate boards, roller skates and the like inside for protection against the lower forms of life that can gain entrance to our property. Please use good common sense to thwart this personal invasion. Do not leave any items outside your condominium. The Rules and Regulations for the Dawn Condominiums states, in part:
- Bicycles, exercise equipment, swim gear or toys may NOT be displayed or stored on patios/balconies, porches, lobbies, walkways or under stairways.
- Bicycles, scooters or other transport devices may NOT be attached to trees, posts or rails, or stored on porches or under stairways.
One of the reasons is that property stored indoors caries with it a much less chance of theft.
Our physical buildings were originally built in 1996, over 20 years ago. The salty environment is very harsh on our buildings; especially so over 23 years.
The HOA uses owner dues to pay for external pest control services for common areas only. Pest control services with owner units are the responsibility of our Unit owners. The HOA maintains a yearly contract for external pest services. Unit owners can use our contract to received discounts on internal pest control services. Please contact Katie Duarte at the HOA office 409-740-3488 for more information,
Unit Insurance News
Texas Property Code Requirements
Under the Texas Uniform Condominium Act (Texas Property Code §82.111):
- The Association must maintain property insurance on common elements and, if units have horizontal boundaries, coverage must include the units up to the unfinished walls (studs), but not improvements or betterments installed by owners.
- Owners are responsible for insuring everything “walls in”—including wallboard, paint, flooring, fixtures, and personal property.
Unit boundaries are defined in Texas Property Code §82.052:
If walls, floors, or ceilings are designated as boundaries of a unit, then all finished surfaces (wallboard, plaster, paint, flooring, etc.) are part of the unit. All other portions of walls, floors, or ceilings are common elements.
This is commonly referred to as “Walls In” coverage.
Owner Responsibility
Our bylaws require each owner to carry insurance for their unit. Owners should ensure their policy covers:
- Interior finishes and fixtures
- Personal property
- Liability protection
Strongly Recommended Coverage
Owners are strongly advised to add a rider for Wind-Driven Rain (sometimes called “Windstorm Endorsement” or “TWIA coverage”) to their policy.
- This rider is critical for coastal properties in Galveston County, where standard policies often exclude wind-driven rain damage.
- The endorsement is typically referenced as Form 321 by many carriers, but confirm with your insurer.
- Without this coverage, water damage caused by wind-driven rain during hurricanes or tropical storms may not be covered.
For more information, visit the Texas Windstorm Insurance Association (TWIA) at www.twia.org or call (800) 788-8247.
Unit boundaries are defined by the Texas Condominium Act in Sec. 82.052. UNIT BOUNDARIES.
(1) if walls, floors, or ceilings are designated as boundaries of a unit, then all lath, furring, wallboard, plasterboard, plaster, paneling, tiles, wallpaper, paint, finished flooring, and any other materials constituting part of the finished surfaces are a part of the unit, and all other portions of the walls, floors, or ceilings are a part of the common elements
This is most often referred to as "Walls In". In other words, the condominium unit definition of what the owner "owns" is the wallboard or dry wall, inward. Everything inside the unit belongs to the owner and needs to be insured so that everything "walls in" is properly covered in an insurance policy that covers that area that is referred to as the Unit.
The Condominium Association insures everything up to and including the wall studs for all Unit owners. Owners insure everything "walls in".
Insurance News
- On October 7, 2019, the Dawn Condominium Association renewed the General Liability, Property, Flood and Wind and Rain insurance that will cover our property and liability needs for one (1) year, until October 6, 2020. The policy integrates three (3) individual policies into one. The policy in its entirety can be reviewed on our Owners Page. The cost of this insurance is approximately $225,000 for one (1) year. The Dawn has paid the premium for this common area expenditure on October 6, 2019.
- The FEMA managed Flood insurance that is due on January 11, 2020, has been renewed on October 6, 2019, as part of our combining policies. This insurance covers an entire year of unforeseen difficulties in terms of flood damage. This insurance must be paid from internal funds and cannot be financed. The new Flood Insurance Reform Act has changed the way FEMA and the National Flood Insurance Programs is run. The key changes include, rising flood insurance rates to correctly reflect flood risks, make the NFIP financially stable, and change how flood insurance rate maps are calculated. FEMA will increase rates by 25 percent each year until premiums reflect full risk rates. In essence, the Dawn will be faced with significantly higher flood insurance costs in the future.
- On October 7, 2019, your Association renewed our Crime Insurance Policy. This year (2019), we are increasing our covered amount from 200,000 to $300,000, to be in line with FHA/Conventional mortgage requirement. The current cost is $1,588 per year.
- The final insurance that the Board pays for the Association and its Owners is for Wind and Rain coverage. This is by far the most expensive insurance and is paid to TWIA (Texas Windstorm Insurance Association). This coverage that normally renews on April 19, 2020, was renewed on October 7, 2019, when we consolidated all separate insurance policies into one. The policy is available for viewing on the Owner's Page (password protected). This insurance provides coverage in case of high winds and heavy rain. It is affectionately called "Wind and Rain" insurance. We financed this insurance; our current premium is $11,815.00 per month.
Remember how insurance works in a condominium project in the state of Texas:
- The Association is responsible for "common elements"
- Owners are responsible for what is known as "walls in" which means the square footage of your unit, including drywall
- Owners are reminded to fully insure themselves and their units against any perceived threat
- Remember, Wind and Rain insurance and Flood insurance are completely different policies. Wind and Rain covers damage from blowing wind and rain. Flood insurance is a Federal program that covers owners from damage from standing water
- These policies can be a bit intimidating, so please contact your insurance broker to help you through the process of keeping your property investment up to its ne4eds
New Pool Pergola Re-Construction
The Dawn had previously added two (2) new pergolas for the benefit of our Owners and vacationers. Electrical outlets (110 VAC) for coolers, electric grills, outdoor cell phone recharging and evening lighting, etc. have been installed.
However, after our PE (professional engineer) examined the two pergolas, it was found that the previous vendor did not properly anchor the pergolas for strong, hurricane force winds.
During the week of July 18, 2019, Alfredo DelValle (our construction vendor), after input from their PE (professional engineer), the entire anchoring method was replaced by a more robust, approved anchoring method. In part, the pergolas posts were replaced with 6 X 6 inch from 4 X 4 inch posts. The two (2) structures have been inspected by the PE for soundness and approval of work.
Starting from the 2020 vacation season in March 2020, sun screen tarps will be added and maintained by our staff.