Important News About the Dawn

The Dawn Condominium Association, Inc.

7000 Seawall Blvd
Suite B
Galveston, Texas 77551

Coronavirus Operations at the Dawn

The Dawn Condominium Association is committed to follow the rules recently set by the City of Galveston.  Please continue to contact our clubhouse phone number (409-740-3488) should you have issues.  The Dawn Clubhouse is now open 7 days per week, on our summer hours.  We are still supporting the wearing of masks and strongly recommend social distancing.  For emergency or essential needs, you can call our office phone number.  If no one answers, our phones will be forwarded to our assistant manager or our maintenance person for prompt action. 

We are now supporting our Owners and guests with our full time staff, seven days per week.

Our Board maintains that our pool and maintenance persons are essential to the safety and welfare of our unit owners who call our campus their home, as is our management (although, our assistant manager may not be on site, rather on call),  Building lights, trash recepticles, plumbing and electrical issues, dog pickup,  must be maintained for our owners' safetty.

The Board urges all owners to remain in their units as required by the City of Galveston.  Essential services, such as dumpster trash removal and grounds maintenance will be continued using third party vendors.

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 occurance of these malicious actions happen during our vacation period through September.  The Security Officer willbe on duty during September, 2020.

Our Seurity Officer is NOT a public officer of the law.

The Board may extend our seurity presence is this test program is successful.

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

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.

Parking Pass Changes

You can now purchase Dawn Parking Passes via our website.  Click on the "Shop" menu button to use your credit card to pay for the Parking Pass.  At check out, in the Additional Information box, please make certain that you enter the Dawn Unit number that you have rented.

As of January 1, 2020, the cost of parking passes are $30.00 per stay, not per day.  As an example, a vacation stay of five (5) days costs only $6.00 per day.

Take your receipt and give it to the person when you check in.

Remember, the cost of the Parking Passes is for your complete stay if you are a renter.

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.

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 Katie Duarte at 409-740-3488 or asstmanager@thedawncondoshoa.com.

 

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.

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 not only provide utility during the scheduled four winter  months, but 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.

Maintenance News

Building 6 is in the process of having multiple leaks repaired.  In December, 2018, our contractor began repairing the first "stack" in Building 6: Units 165, 625 and 635.  Work is in process for Unit 612 and 622.  The leaks are primarily due to balconies and the method that was used in 1996 when the Dawn was built.  In the next 3 years, the Dawn will spend approximatley $400,000 in Building repairs to remediate the 1996 building issues.  A structural engineering firm is ovrseeing all repairs.

Please help our continued maintenance of our campus by letting our Manager, Assistant Manager or Lead Maintenance person know if you see any unsightly or dangerous situations in your walking around our campus.  The Dawn Condominium Association, Inc. maintains a work order system that tracks all work scheduled and completed on our property.  By notifying our HOA employees, we can add your discovery to our work order system.  Our Assistant Manager,Katie Duarte and her assistant will immediately add your issue to our system and our office will schedule our Lead Maintenance person, John, to get the items cared for as soon as possible.  Contact our Office at 409-740-3488 to log a maintenance item.

In May, 2018, all Buildings were treated for termites.  During the repairs for Building 6 (2019), evidence of termites were present.  Our termite treatment vendor, Truly Nolan, came out and retreated the areas being repaired.

Our two (2) pools are maintained by our full time maintenance person.  We take water samples each day with a pool tool that provides and overall reading of safety.  In addition, we will begin weekly readings verified by our local Leslie's Pool store for permanent record.

Budget News

The only way that our campus can be  properly cared for is through the monthly dues paid for by our owners.  As a matter of interest, the total revenue generated in a single month from HOA dues is $74,780.13 (2018 fiscal year) from all 175 units, not including garages which are billed on a yearly basis.  Dues are directly related to each units square footage.  We move approximately $10,000.00 to our Reserve Fund each month to pay for permanent campus upgrades and/or large projects.

During the October, 2019, Baord Meeting, The Dawn Condominium Association, Inc. Board of Directors approved the 2020 Budget for the care, maintenance, new projects and overall operations of the campus.  Here are some highlights:

  • 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 Assistant Manager, Katie Duarte,  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 or contact Katie.

Our full time office staff are Katie Duarte (Assistant Manager) and Bonnie Youngs (Office Coordinator).  Our full time maintenance staff are Clint Yoas (Lead Maintenance).  As of January, 2020, we are looking for a full time porter.  Should you have anyone in mind that would be a great addition to our staff, please contact Katie Duarte at 409-740-3488.

We also have a Guest Representative that covers our weekend condominium needs.  Her name is La Tasha Baldwin and she loves 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:

  1. Bicycles, exercise equipment, swim gear or toys may NOT be displayed or stored on patios/balconies, porches, lobbies, walkways or under stairways.
  2. 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,

Insurance News

  1. 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.
  2. 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. 
  3. 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.
  4. 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:

    1. The Association is responsible for "common elements"
    2. Owners are responsible for what is known as "walls in" which means the square footage of your unit, including drywall
    3. Owners are reminded to fully insure themselves and their units against any perceived threat
    4. 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
    5. 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

Unit Insurance News

In the Condominium world there are two types of properties:

  1. Common Elements (owned jointly by all owners)
  2. Owner Units (owned privately by individual Owners)

Each of these property types are insured individually.  The Association insures all common elements on behalf of all Unit owners against all foreseeable hazards .  Unit owners insure their Units individually, also against all foreseeable hazards.

This brings us the subject of just how these two properties (common elements and owner units) are differentiated under the Texas Condominium Act, also known as the Texas Condominium Owners Association Law. This differentiation of properties determines how Unit owners purchase insurance.

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".

Coronavirus Operations at the Dawn

The Dawn Condominium Association is committed to follow the rules recently set by the City of Galveston.  Please continue to contact our clubhouse phone number (409-740-3488) should you have issues.  The Dawn Clubhouse is now open 7 days per week, on our summer hours.  We are still supporting the wearing of masks and strongly recommend social distancing.  For emergency or essential needs, you can call our office phone number.  If no one answers, our phones will be forwarded to our assistant manager or our maintenance person for prompt action. 

We are now supporting our Owners and guests with our full time staff, seven days per week.

Our Board maintains that our pool and maintenance persons are essential to the safety and welfare of our unit owners who call our campus their home, as is our management (although, our assistant manager may not be on site, rather on call),  Building lights, trash recepticles, plumbing and electrical issues, dog pickup,  must be maintained for our owners' safetty.

The Board urges all owners to remain in their units as required by the City of Galveston.  Essential services, such as dumpster trash removal and grounds maintenance will be continued using third party vendors.

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 occurance of these malicious actions happen during our vacation period through September.  The Security Officer willbe on duty during September, 2020.

Our Seurity Officer is NOT a public officer of the law.

The Board may extend our seurity presence is this test program is successful.

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

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.

Parking Pass Changes

You can now purchase Dawn Parking Passes via our website.  Click on the "Shop" menu button to use your credit card to pay for the Parking Pass.  At check out, in the Additional Information box, please make certain that you enter the Dawn Unit number that you have rented.

As of January 1, 2020, the cost of parking passes are $30.00 per stay, not per day.  As an example, a vacation stay of five (5) days costs only $6.00 per day.

Take your receipt and give it to the person when you check in.

Remember, the cost of the Parking Passes is for your complete stay if you are a renter.

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.

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 Katie Duarte at 409-740-3488 or asstmanager@thedawncondoshoa.com.

 

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.

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 not only provide utility during the scheduled four winter  months, but 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.

Maintenance News

Building 6 is in the process of having multiple leaks repaired.  In December, 2018, our contractor began repairing the first "stack" in Building 6: Units 165, 625 and 635.  Work is in process for Unit 612 and 622.  The leaks are primarily due to balconies and the method that was used in 1996 when the Dawn was built.  In the next 3 years, the Dawn will spend approximatley $400,000 in Building repairs to remediate the 1996 building issues.  A structural engineering firm is ovrseeing all repairs.

Please help our continued maintenance of our campus by letting our Manager, Assistant Manager or Lead Maintenance person know if you see any unsightly or dangerous situations in your walking around our campus.  The Dawn Condominium Association, Inc. maintains a work order system that tracks all work scheduled and completed on our property.  By notifying our HOA employees, we can add your discovery to our work order system.  Our Assistant Manager,Katie Duarte and her assistant will immediately add your issue to our system and our office will schedule our Lead Maintenance person, John, to get the items cared for as soon as possible.  Contact our Office at 409-740-3488 to log a maintenance item.

In May, 2018, all Buildings were treated for termites.  During the repairs for Building 6 (2019), evidence of termites were present.  Our termite treatment vendor, Truly Nolan, came out and retreated the areas being repaired.

Our two (2) pools are maintained by our full time maintenance person.  We take water samples each day with a pool tool that provides and overall reading of safety.  In addition, we will begin weekly readings verified by our local Leslie's Pool store for permanent record.

Budget News

The only way that our campus can be  properly cared for is through the monthly dues paid for by our owners.  As a matter of interest, the total revenue generated in a single month from HOA dues is $74,780.13 (2018 fiscal year) from all 175 units, not including garages which are billed on a yearly basis.  Dues are directly related to each units square footage.  We move approximately $10,000.00 to our Reserve Fund each month to pay for permanent campus upgrades and/or large projects.

During the October, 2019, Baord Meeting, The Dawn Condominium Association, Inc. Board of Directors approved the 2020 Budget for the care, maintenance, new projects and overall operations of the campus.  Here are some highlights:

  • 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 Assistant Manager, Katie Duarte,  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 or contact Katie.

Our full time office staff are Katie Duarte (Assistant Manager) and Bonnie Youngs (Office Coordinator).  Our full time maintenance staff are Clint Yoas (Lead Maintenance).  As of January, 2020, we are looking for a full time porter.  Should you have anyone in mind that would be a great addition to our staff, please contact Katie Duarte at 409-740-3488.

We also have a Guest Representative that covers our weekend condominium needs.  Her name is La Tasha Baldwin and she loves 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:

  1. Bicycles, exercise equipment, swim gear or toys may NOT be displayed or stored on patios/balconies, porches, lobbies, walkways or under stairways.
  2. 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,

Insurance News

  1. 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.
  2. 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. 
  3. 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.
  4. 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:

    1. The Association is responsible for "common elements"
    2. Owners are responsible for what is known as "walls in" which means the square footage of your unit, including drywall
    3. Owners are reminded to fully insure themselves and their units against any perceived threat
    4. 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
    5. 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

Unit Insurance News

In the Condominium world there are two types of properties:

  1. Common Elements (owned jointly by all owners)
  2. Owner Units (owned privately by individual Owners)

Each of these property types are insured individually.  The Association insures all common elements on behalf of all Unit owners against all foreseeable hazards .  Unit owners insure their Units individually, also against all foreseeable hazards.

This brings us the subject of just how these two properties (common elements and owner units) are differentiated under the Texas Condominium Act, also known as the Texas Condominium Owners Association Law. This differentiation of properties determines how Unit owners purchase insurance.

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".

Coronavirus Operations at the Dawn

The Dawn Condominium Association is committed to follow the rules recently set by the City of Galveston.  Please continue to contact our clubhouse phone number (409-740-3488) should you have issues.  The Dawn Clubhouse is now open 7 days per week, on our summer hours.  We are still supporting the wearing of masks and strongly recommend social distancing.  For emergency or essential needs, you can call our office phone number.  If no one answers, our phones will be forwarded to our assistant manager or our maintenance person for prompt action. 

We are now supporting our Owners and guests with our full time staff, seven days per week.

Our Board maintains that our pool and maintenance persons are essential to the safety and welfare of our unit owners who call our campus their home, as is our management (although, our assistant manager may not be on site, rather on call),  Building lights, trash recepticles, plumbing and electrical issues, dog pickup,  must be maintained for our owners' safetty.

The Board urges all owners to remain in their units as required by the City of Galveston.  Essential services, such as dumpster trash removal and grounds maintenance will be continued using third party vendors.

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 occurance of these malicious actions happen during our vacation period through September.  The Security Officer willbe on duty during September, 2020.

Our Seurity Officer is NOT a public officer of the law.

The Board may extend our seurity presence is this test program is successful.

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

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.

Parking Pass Changes

You can now purchase Dawn Parking Passes via our website.  Click on the "Shop" menu button to use your credit card to pay for the Parking Pass.  At check out, in the Additional Information box, please make certain that you enter the Dawn Unit number that you have rented.

As of January 1, 2020, the cost of parking passes are $30.00 per stay, not per day.  As an example, a vacation stay of five (5) days costs only $6.00 per day.

Take your receipt and give it to the person when you check in.

Remember, the cost of the Parking Passes is for your complete stay if you are a renter.

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.

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 Katie Duarte at 409-740-3488 or asstmanager@thedawncondoshoa.com.

 

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.

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 not only provide utility during the scheduled four winter  months, but 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.

Maintenance News

Building 6 is in the process of having multiple leaks repaired.  In December, 2018, our contractor began repairing the first "stack" in Building 6: Units 165, 625 and 635.  Work is in process for Unit 612 and 622.  The leaks are primarily due to balconies and the method that was used in 1996 when the Dawn was built.  In the next 3 years, the Dawn will spend approximatley $400,000 in Building repairs to remediate the 1996 building issues.  A structural engineering firm is ovrseeing all repairs.

Please help our continued maintenance of our campus by letting our Manager, Assistant Manager or Lead Maintenance person know if you see any unsightly or dangerous situations in your walking around our campus.  The Dawn Condominium Association, Inc. maintains a work order system that tracks all work scheduled and completed on our property.  By notifying our HOA employees, we can add your discovery to our work order system.  Our Assistant Manager,Katie Duarte and her assistant will immediately add your issue to our system and our office will schedule our Lead Maintenance person, John, to get the items cared for as soon as possible.  Contact our Office at 409-740-3488 to log a maintenance item.

In May, 2018, all Buildings were treated for termites.  During the repairs for Building 6 (2019), evidence of termites were present.  Our termite treatment vendor, Truly Nolan, came out and retreated the areas being repaired.

Our two (2) pools are maintained by our full time maintenance person.  We take water samples each day with a pool tool that provides and overall reading of safety.  In addition, we will begin weekly readings verified by our local Leslie's Pool store for permanent record.

Budget News

The only way that our campus can be  properly cared for is through the monthly dues paid for by our owners.  As a matter of interest, the total revenue generated in a single month from HOA dues is $74,780.13 (2018 fiscal year) from all 175 units, not including garages which are billed on a yearly basis.  Dues are directly related to each units square footage.  We move approximately $10,000.00 to our Reserve Fund each month to pay for permanent campus upgrades and/or large projects.

During the October, 2019, Baord Meeting, The Dawn Condominium Association, Inc. Board of Directors approved the 2020 Budget for the care, maintenance, new projects and overall operations of the campus.  Here are some highlights:

  • 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 Assistant Manager, Katie Duarte,  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 or contact Katie.

Our full time office staff are Katie Duarte (Assistant Manager) and Bonnie Youngs (Office Coordinator).  Our full time maintenance staff are Clint Yoas (Lead Maintenance).  As of January, 2020, we are looking for a full time porter.  Should you have anyone in mind that would be a great addition to our staff, please contact Katie Duarte at 409-740-3488.

We also have a Guest Representative that covers our weekend condominium needs.  Her name is La Tasha Baldwin and she loves 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:

  1. Bicycles, exercise equipment, swim gear or toys may NOT be displayed or stored on patios/balconies, porches, lobbies, walkways or under stairways.
  2. 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,

Insurance News

  1. 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.
  2. 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. 
  3. 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.
  4. 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:

    1. The Association is responsible for "common elements"
    2. Owners are responsible for what is known as "walls in" which means the square footage of your unit, including drywall
    3. Owners are reminded to fully insure themselves and their units against any perceived threat
    4. 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
    5. 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

Unit Insurance News

In the Condominium world there are two types of properties:

  1. Common Elements (owned jointly by all owners)
  2. Owner Units (owned privately by individual Owners)

Each of these property types are insured individually.  The Association insures all common elements on behalf of all Unit owners against all foreseeable hazards .  Unit owners insure their Units individually, also against all foreseeable hazards.

This brings us the subject of just how these two properties (common elements and owner units) are differentiated under the Texas Condominium Act, also known as the Texas Condominium Owners Association Law. This differentiation of properties determines how Unit owners purchase insurance.

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".

Fountain Pool Now Heated

The Dawn Condominium Association hosted a pool party on Friday, February 28, 2020, to celebrate the opening of the new 2020 vacation season at theDawn.

All of our amenities are available for use by all registered guests and owners, including two beautiful swimming  pools, a hot spa, an exercise room and the Gulf coast right aross the street.

There is one additional amenity that has been added to the list of things to enjoy at the Dawn....a new electric pool heater for the convenience of all during normal pool hours.

The new pool heater is designed to provide the pool water at a constant 81 degrees throughout the wtnter months.  The temperature controls are not user changeable.  This is by design.  Increaseing and decreasing the water temperature greatly affects the cost of keeping the pool at a constant temperature.  Please bear in mind that having an electric pool heater can become expensive if terperature levels are constantly changed to meet individual preferences.

The Lagoon pool will continue to be NOT heated.

Heating will be provided from September through March only.

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 occurance of these malicious actions happen during our vacation period through September.  The Security Officer willbe on duty during September, 2020.

Our Seurity Officer is NOT a public officer of the law.

The Board may extend our seurity presence is this test program is successful.

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

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.

Parking Pass Changes

You can now purchase Dawn Parking Passes via our website.  Click on the "Shop" menu button to use your credit card to pay for the Parking Pass.  At check out, in the Additional Information box, please make certain that you enter the Dawn Unit number that you have rented.

As of January 1, 2020, the cost of parking passes are $30.00 per stay, not per day.  As an example, a vacation stay of five (5) days costs only $6.00 per day.

Take your receipt and give it to the person when you check in.

Remember, the cost of the Parking Passes is for your complete stay if you are a renter.

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.

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 Katie Duarte at 409-740-3488 or asstmanager@thedawncondoshoa.com.

 

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.

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 not only provide utility during the scheduled four winter  months, but will also increase the value of the overall Dawn common elements and therefore unit values.

The painting on Building 9 is near completion.   This project is being supervised by a structural Professional Engineer in addition to our own TWIA engineering firm, Aran and Franklin.  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.

Maintenance News

Building 6 is in the process of having multiple leaks repaired.  In December, 2018, our contractor began repairing the first "stack" in Building 6: Units 165, 625 and 635.  Work is in process for Unit 612 and 622.  The leaks are primarily due to balconies and the method that was used in 1996 when the Dawn was built.  In the next 3 years, the Dawn will spend approximatley $400,000 in Building repairs to remediate the 1996 building issues.  A structural engineering firm is ovrseeing all repairs.

Please help our continued maintenance of our campus by letting our Manager, Assistant Manager or Lead Maintenance person know if you see any unsightly or dangerous situations in your walking around our campus.  The Dawn Condominium Association, Inc. maintains a work order system that tracks all work scheduled and completed on our property.  By notifying our HOA employees, we can add your discovery to our work order system.  Our Assistant Manager,Katie Duarte and her assistant will immediately add your issue to our system and our office will schedule our Lead Maintenance person, John, to get the items cared for as soon as possible.  Contact our Office at 409-740-3488 to log a maintenance item.

In May, 2018, all Buildings were treated for termites.  During the repairs for Building 6 (2019), evidence of termites were present.  Our termite treatment vendor, Truly Nolan, came out and retreated the areas being repaired.

Our two (2) pools are maintained by our full time maintenance person.  We take water samples each day with a pool tool that provides and overall reading of safety.  In addition, we will begin weekly readings verified by our local Leslie's Pool store for permanent record.

Budget News

The only way that our campus can be  properly cared for is through the monthly dues paid for by our owners.  As a matter of interest, the total revenue generated in a single month from HOA dues is $74,780.13 (2018 fiscal year) from all 175 units, not including garages which are billed on a yearly basis.  Dues are directly related to each units square footage.  We move approximately $10,000.00 to our Reserve Fund each month to pay for permanent campus upgrades and/or large projects.

During the October, 2019, Baord Meeting, The Dawn Condominium Association, Inc. Board of Directors approved the 2020 Budget for the care, maintenance, new projects and overall operations of the campus.  Here are some highlights:

  • 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 Assistant Manager, Katie Duarte,  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 two 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 or contact Katie.

Our full time office staff are Katie Duarte (Assistant Manager) and Bonnie Youngs (Office Coordinator).  Our full time maintenance staff are Clint Yoas (Lead Maintenance).  As of January, 2020, we are looking for a full time porter.  Should you have anyone in mind that would be a great addition to our staff, please contact Katie Duarte at 409-740-3488.

We also have a Guest Representative that covers our weekend condominium needs.  Her name is La Tasha Baldwin and she loves 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:

  1. Bicycles, exercise equipment, swim gear or toys may NOT be displayed or stored on patios/balconies, porches, lobbies, walkways or under stairways.
  2. 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,

Insurance News

  1. On October 7, 2017, the Dawn Condominium Association renewed the General Liability and Property insurance that will cover our property and liability needs for one (1) year, until October 6, 2018.  The policy in its entirety can be reviewed on our Owners Page.  The cost of this insurance is $75,000 for one (1) year.  The Dawn has paid the premium for this common area expenditure on October 6, 2017.
  2. The FEMA managed Flood insurance that is due on January 11, 2018, has been renewed.  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.  The Dawn Has paid the premiums on this common area expenditure ($29,328.00 in total) as of January 5, 2018.
  3. On Januray 13, 2018, your Association  renewed our Crime Insurance Policy.  This year (2018), 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 Dawn has paid the premium on this insurance on 1/5/2018.
  4. 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 renews on April 19, 2018, is currently valued at $143,000.  The Association renewed its TWIA coverage in April, 2018.  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:

    1. The Association is responsible for "common elements"
    2. Owners are responsible for what is known as "walls in" which means the square footage of your unit, including drywall
    3. Owners are reminded to fully insured themselves and their units against any perceived threat
    4. 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
    5. 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

Unit Insurance News

In the Condominium world there are two types of properties:

  1. Common Elements (owned jointly by all owners)
  2. Owner Units (owned privately by individual Owners)

Each of these property types are insured individually.  The Association insures all common elements on behalf of all Unit owners against all foreseeable hazards .  Unit owners insure their Units individually, also against all foreseeable hazards.

This brings us the subject of just how these two properties (common elements and owner units) are differentiated under the Texas Condominium Act, also known as the Texas Condominium Owners Association Law. This differentiation of properties determines how Unit owners purchase insurance.

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".