All Seasons Vacation Resort Update
May 5, 2025
Happy Cinco de Mayo!
We’re happy to report that steady progress continues at All Seasons!
Roof:
The first phase of roof reconstruction has been completed. The contractors have replaced several sections of damaged plywood, engineered some of the trusses, and repaired or replaced multiple areas of fascia board trim around the roof. Additionally, they have installed underlayment across the entire roof surface.
The next step is a scheduled inspection on Monday, May 5. Once the inspection is successfully passed, the roofing crew will begin installing shingles.
Unit Restoration:
Interior restoration work will begin shortly after the roof is complete. The contractor will start on the 6th floor and work their way down through the building.
Pool & Spa:
Progress continues in the pool and spa area as well. All plumbing work has been completed and equipment has been set. Next week, the team will begin laying tile and applying marcite. If all stays on track, the pool is expected to be completed within two weeks.
Progress Photos:
We've requested updated photos of the roof progress from the contractor and hope to have those posted on the website soon.
Accounts Receivable:
Payment activity has slowed slightly over the past two weeks. Currently, 140 owners still have outstanding balances totaling $176,766.39.
All Week 1 owners are now paid in full.
For Weeks 2–18, 33 owners still have balances totaling $41,863.97.
We sincerely thank you for your continued support. Your Board of Directors and I greatly appreciate your understanding and patience as we work toward restoring All Seasons to full operation.
Best Regards;
Randy Paradine, on behalf of the Board of Directors.
4/21/2025
Dear Owners:
I believe we finally have some light at the end of the tunnel.
Over the past several weeks, I’ve been working diligently to gather the most accurate and up-to-date information, and I want to share what we know at this time.
Roofing and Reconstruction Timeline
Great news!! Construction on the roof started this morning. The primary reason we didn't start until today is our insurance company’s ongoing reluctance to cover the roof replacement. Despite four separate inspections by engineers — including a causation engineer — the insurance adjuster assigned to our case has yet to visit the property and may not do so at all. We initially paused to await their inspection, but given the current situation and information our internal causation agent has provided to the adjuster, we have moved forward with the roof reconstruction.
The roofing phase is expected to take approximately two weeks to complete. Once that’s done, we’ll begin interior reconstruction of the rooms, which should take an estimated eight to 10 weeks.
Insurance Status
All four engineering reports have been submitted to the insurance company, with the most recent report being particularly thorough and identifying additional damage. Despite the lack of engagement from the adjuster, the board remains committed to pursuing what is rightfully owed to the resort. Further action may be required down the road, depending on how things progress.
Projected Reopening
Our current goal is to open mid-summer. However, I hesitate to provide a firm date, as every timeline thus far has experienced delays beyond our control. To all owners who have missed their time at All Seasons, I sincerely apologize. Those who have visited the property firsthand understand the extent of the damage caused by the two storms.
Additional Progress
On a positive note, work on the pool is progressing well and is expected to be completed before the rooms. Once the resort reopens, we anticipate being fully operational and welcoming you all back.
Thank you — once again — for your continued patience, support, and understanding during this time. On behalf of the board, I hope you had a safe and joyful Easter weekend with your loved ones.
Warm regards,
Randy Paradine
On behalf of the Board of Directors
All Seasons Vacation Resort Update
4/4/25
Dear Owners:
I regret to inform you that we have no significant progress to report at this time. Although we have obtained all necessary permits, construction has not yet begun—not due to contractor delays, but because of ongoing issues with the insurance company.
The insurance provider is currently disputing coverage for the roof. Since the storm, four independent engineers have inspected the property, with the most recent visit occurring this past week. This engineer conducted an in-depth analysis, removing sections of shingles for further examination, documenting findings with notes and photographs, and working to substantiate that the hurricanes caused the damage.
The insurance company has yet to send an adjuster to assess the property, but we have been informed that this should occur within the next two weeks. It is expected that the engineer from last week will be present during this inspection to explain their findings. The board of directors remains committed to advocating for every dollar the association is rightfully owed. Given the engineers’ consistent findings that the roof is compromised, we must delay roof restoration until the adjuster completes their inspection. We understand this delay is frustrating and impacts owners’ vacation plans, but this step is necessary to ensure the financial stability of the resort.
On a more positive note, all pool equipment has arrived. Given the high demand for such supplies, this was a concern, but we are pleased to have secured what is needed. The contractor is expected to begin resurfacing the pool next week and will install the new equipment at that time as well.
Financial Update
Currently, 175 owners have outstanding maintenance fees, totaling $220,227.78. This figure includes $8,391.12 in credit card fees, which will either be covered by owners when paying via credit card or waived if payment is made by check or ACH. The board has authorized the issuance of intent-to-lien letters to 17 owners who have not paid their 2024 and/or 2025 maintenance fees. These owners will have 30 days from the date of the letter to make payment to avoid the risk of foreclosure.
Board Update
We are pleased to welcome Mitch Rayborn to the board of directors. Mitch was appointed at the last board meeting and brings firsthand experience with the challenges of storm recovery, having dealt with permitting and rebuilding his own home in Madeira Beach. We appreciate his willingness to serve and contribute to the board’s efforts.
Next Steps
I will provide another update once the insurance adjuster has completed their inspection. Until we have more clarity, we strongly advise against making travel plans at this time. As soon as we are closer to a reopening date, I will notify all owners, and we look forward to welcoming you back.
Thank you for your continued patience and understanding. While this process is difficult, please know that the board is making the right decisions in this fight for a fair insurance settlement.
Sincerely,
Randy Paradine, on Behalf of the Board of Directors
All Seasons Vacation Resort Update
3/21/25
Dear Owners:
WE HAVE ALL OUR PERMITS!!
We are pleased to share some positive news — our roof permit has officially been approved! Work will commence soon, and once it does, I will continue to document the progress with photos. The roof replacement is the beginning stage of getting All Seasons back open, as the board of directors did not want to start room repairs without securing the roof from any more possible water intrusion. Once the roof is secured, then we can move to the refurbishment of rooms.
At this time, I strongly advise against making any travel plans, as we still do not have a confirmed reopening date. While obtaining the permit was a significant milestone, there are several more steps ahead before we can provide a definitive timeline.
For those who have not yet paid their 2024 or 2025 maintenance fees, we kindly ask that you do so as soon as possible. Insurance reimbursements remain a major challenge, as the company continues to contest every dollar — including the roof replacement costs.
Despite this, the board has made the decision to proceed with construction, even without full clarity on the insurance payout. We believe it is time to move forward and get All Seasons Resort back open. While we continue fighting for the funds we are owed, our priority remains restoring the resort as quickly as possible.
Resort Updates:
Pool & Spa Renovations: Progress is underway! The contractor has removed all old tiles and marcite, including three layers of tile from the spa. The old pool equipment has also been removed, and the next step involves pressure testing the pipes to ensure there are no leaks, as the storm surge displaced a significant amount of equipment.
Financial Assistance: Vacatia upper management is assisting the board of directors in securing a Small Business Administration (SBA) loan. These loans offer low-interest rates and favorable terms, helping us cover expenses while negotiations with insurance carriers continue. Currently, we are in the credit evaluation phase of the loan process:
Application Submitted → Initial Review → Information Gathering → Credit Evaluation → Final Decision → Prepare for Closing → Funding
We appreciate your ongoing patience and support as we navigate these challenges. The board of directors and I remain committed to getting All Seasons Resort back up and running as soon as possible.
Best regards,
Randy Paradine, on behalf of the board of directors
All Seasons Vacation Resort Update
3/7/25
Dear Owners:
I was hoping to share entirely positive news this week regarding the approval of all required permits. Unfortunately, we are still awaiting the roofing permit. However, I have been reassured multiple times that the application has been
submitted to the city.
In the meantime, I do have some encouraging updates to share.
We have received the room permit, allowing us to proceed with interior work on the units. However, the contractor and the board of directors prefer to wait until the roof is sealed and secured before beginning interior work.
Additionally, construction on the pool is underway. The old pool equipment has been removed, and contractors have begun stripping the old marcite and tiles from the pool and spa. This project is expected to take approximately 10 weeks
to complete.
On March 4, late fees were applied to all accounts with outstanding balances. New statements are being mailed for unpaid balances. If you are mailing a payment, please add $40 to your previous balance.
As of today, the total outstanding accounts receivable balance is $251,343.42, with 213 owners still carrying a balance due to the association.
As construction progresses, I will continue posting updates and photos on our website, allseasonresort.net. To view them, go to the “About Us” tab and select “Photo Album.” New images of the pool reconstruction are now available.
Thank you for your cooperation, patience, and support of the board of directors and me.
Best regards,
Randy Paradine, on Behalf of the Board of Directors
All Seasons Vacation Resort Update
2/22/25
Dear Owners:
Some positive news to share this week — one permit has been granted to All Seasons Resort for interior work. This allows PPD Construction to proceed with drywall repairs inside the units.
However, PPD Construction will not begin any interior work until they receive the permit for roof repairs. They want to ensure that no water intrusion occurs from an unrepaired roof before starting interior renovations.
This week, the resort experienced a significant water main break at the connection point of the main water line entering the resort. To access the pipe for necessary repairs, a substantial amount of vegetation had to be removed.
As of now, we are still awaiting approval for both the roof and fence permits. Additionally, the roof claim has not yet been approved by insurance. I have continued to follow up via email regarding these permits and will update all owners as soon as they are secured.
On the financial front, several owners have made payments following recent notifications. Currently, just under 300 owners still have outstanding maintenance fees. Please remember that any unpaid balance as of March 1 will incur a $40 late fee. Thank you in advance for your prompt payments.
Frequently Asked Question:
Why won’t Interval or RCI accept my deposit for exchange?
Since the resort remains closed, exchange companies will not accept deposits unless they can place someone in the exchange.
Thank you once again for your continued support of the board and myself.
Best regards,
Randy Paradine
On Behalf of the Board of Directors
All Seasons Vacation Resort Update
2/14/25
Dear Owners:
First and foremost, I want to wish you all a Happy Valentine’s Day. I hope you are spending it with loved
ones, and I truly regret that we cannot celebrate together at the resort.
Unfortunately, we are still awaiting necessary permits and insurance approval for the roof and other
critical repairs. We cannot proceed without confirmation that these expenses will be covered by
insurance rather than the association’s funds.
To date, approximately $674,000 has been spent on cleanup, sand and debris removal, unit remediation,
and contaminated drywall removal. The total estimated cost is $1,600,000, which includes roof
replacement, old pool equipment removal, replacing all new pool equipment, re-marciting the pool and
replacing ladders, handrails, drywall replacement in exposed units, landscaping restoration, and pool
area fencing.
Due to deductibles and policy exclusions, approximately $636,000 will need to come from the
association. The board is actively exploring SBA loans and other funding options to help offset these
costs.
We understand your frustration with these delays—we, the board and I, share it. However, the situation
remains beyond our control. PPD Construction and Vacatia upper management continue working closely
with the City of Madeira Beach to resolve permitting issues as quickly as possible.
At this time, we strongly advise against making travel plans until we have a clearer reopening timeline.
Thank you for your patience, understanding, and support.
Best regards,
Randy Paradine
On Behalf of the Board of Directors
All Seasons Vacation Resort Update
2/4/25
Subject: Update & Progress
Dear Owners:
I sincerely appreciate your patience during this challenging time at All Seasons Resort.
We are still awaiting the necessary permits to begin construction, but we are hopeful that the roof permit will be issued by Friday, allowing us to start replacing the roofing system. Vacatia management met again today with the insurance adjusters to finalize approval for the roofing costs, as we cannot proceed without insurance authorization. A permit for the roof has already been submitted.
Additionally, a member of PPD Construction visited City Hall this morning at 9 to continue discussions with officials. There has been extensive back and forth regarding the city's requirements, but we remain committed to moving the process forward.
I understand that while some restaurants and resorts are gradually reopening, several remain closed. Among the resorts still not operational are The Don CeSar, Postcard Inn on the Beach, Miramar Resort, Commodore, Bilmar Beach Resort, Thunderbird Beach Resort, The Beachcomber, and Bellwether Beach Resort.
Pinellas County had around 1,000 fewer hotel rooms available in November 2024, compared with the year prior, with losses concentrated in the St. Pete Beach and Madeira Beach area, according to a presentation by Visit St. Pete-Clearwater.
This week, I have scheduled meetings with three potential elevator service providers as we evaluate new companies for ongoing maintenance. This decision comes after continued concerns and a lack of response from the previous elevator company.
We will soon be sending out statements to owners with outstanding 2025 maintenance fees. Currently, approximately 380 owners still have unpaid balances. Please note that a late fee will be applied starting March 1, 2025, for any unpaid fees, including some outstanding balances from 2024.
For owners affected by the resort’s closure, the RCI Voucher Program remains available. To qualify for a voucher, your maintenance fees must be paid in full. Vouchers will be sent via email from donotreply@resortcerts.com, with one issued for each week owned. If you have any questions after receiving
your voucher, please contact the RCI Voucher Program at 866-280-7823.
Despite the delays, we are seeing progress, and I truly hope this is a sign of things gaining momentum. Once we receive the permit, I will provide another update, including photos documenting the roof repairs.
Thank you again for your patience and support. While this process has taken longer than expected, we remain fully committed to restoring All Seasons Resort.
Best regards,
Randy Paradine
On behalf of Board of Directors
All Seasons Vacation Resort Update
1/21/25
Subject: Updates on PPD, Permits, and Timeline
Dear Owners:
This week, I’ve received additional information regarding PPD and the permit process. After speaking with PPD’s main contractor, I’ve compiled updates to address key points raised by owners:
Cost Estimates from PPD
PPD is currently working with the insurance company to finalize approvals, ensuring all expenses align with what the insurance will cover. This process is expected to be resolved within the next week.
Permit Application
PPD has informed me that permit applications for building, fencing, and roofing were submitted three weeks ago. However, the city of Madeira Beach’s system does not recognize permits as filed until they enter the review process. Once the permits move into review, they will officially show as submitted.
Permit Timeline and PPD Schedule
PPD estimates that permits will be issued within two to three weeks. They plan to start with the roof to ensure the units remain dry and secure. Once the roof is stabilized, they will proceed with interior repairs. Addressing the roof first is critical to the overall repair process.
PPD has indicated that they will have 12 – 15 employees working on restoring All Seasons once work begins.
Roof Replacement
The roof replacement involves more than just shingles. There are underlying truss issues that must be addressed as part of the repair process. This is a complex repair but is essential for the building’s long-term structural integrity.
I understand everyone’s concern and the desire for a clear timeline. PPD’s current goal is to have operations running by Easter, which is mid-April. However, please note that this is an estimate, and the timeline may change since no work has begun yet. I will continue to provide updates as soon as new information becomes available.
Lastly, I want to assure you that I maintain daily communication with at least one member of the board of directors, who assists in preparing these updates for owners.
Thank you for your patience and understanding.
Best regards,
Randy Paradine
On behalf of the Board
All Seasons Vacation Resort Update
1/17/25
Dear Owners:
We have received the non-substantial damage determination from the city of Madeira Beach. This
information has been provided to the contractors, PPD Construction Services, who are working with
Vacatia management and the insurance companies to finalize the restoration cost estimates.
Once an approved dollar figure is determined, PPD will be able to file for permits. As part of the
permitting process, the city of Madeira Beach requires the total cost of restoration to ensure compliance
with FEMA’s 50% rule, which prohibits exceeding 50% of the property’s market value.
We understand that owners want to assist with the process in the hope of speeding things up. However,
this has caused some confusion with Madeira Beach officials and other owners due to misinformation.
To clarify, the permit being filed will be an umbrella permit for the entire building. Individual permits for
each unit are not required, as we are classified as a commercial property, not a residential one.
We are doing our best to reopen the property, and the process has taken much longer than anticipated.
Please be assured that the contractors are not being paid until work begins, so they are equally eager to
start the restoration work.
I will have another update for you next week.
Best Regards,
Randy Paradine
On behalf of the Board of Directors
All Seasons Vacation Resort Update
1/10/25
Dear Owners:
I hope this message finds you well. As we move into 2025, I want to provide an update on the restoration of All Seasons Vacation Resort. Unfortunately, the progress has been slower than anticipated, and there are significant challenges still impacting our efforts.
Here is the current status of the project:
BUILDING PERMITS: We cannot secure building permits until FEMA and the city of Madeira Beach issue Substantial Damage Letters to businesses. FEMA’s guidelines require that the cost of repairs not exceed 50% of the building’s value. This letter is a prerequisite to applying for permits. I have personally visited City Hall to advocate for the expedition of this process, and while we are making progress, the letters are not yet available for commercial properties. Residents on the barrier island have begun receiving theirs, and we hope commercial letters will follow soon. Please note, businesses operating without permits risk severe penalties, including fines and closures.
FEMA COMPLIANCE: The city of Madeira Beach is awaiting confirmation from FEMA to determine if the 50% rule applies to us. While our damages do not exceed this threshold, we must still obtain official documentation to move forward.
ROOF DAMAGE: The resort’s roof sustained extensive damage and will require a full replacement.
ROOM CONDITIONS: Twenty-seven of the 29 rooms suffered damage of varying degrees.
INSULATION REMOVAL: Due to contamination concerns, all attic and wall insulation has been removed.
MOLD REMEDIATION: Black mold was discovered in several areas but has been completely removed. However, this required substantial drywall removal, which now needs replacement.
INSURANCE: While the property is insured, our policy includes a 5% deductible, calculated as a percentage of the building’s value. The association must cover this deductible before receiving any funds from the insurer.
LOANS AND GRANTS: The board of directors and Vacatia management are actively pursuing grants and loans to assist with repair costs.
Although some neighboring businesses have reopened, our situation is uniquely complex. I share your frustration and disappointment at these delays. Please rest assured that the board, Vacatia, and I are fully committed to reopening the resort as soon as possible, but we must adhere to legal and safety requirements to avoid further complications.
At this time, we do not anticipate the resort reopening during the first quarter of 2025, so please do not plan to stay at the resort until further notice. Challenges such as obtaining supplies, roofing materials, and drywall further impact our timeline. While we are making every effort to expedite the process, we cannot provide a definitive reopening date at this stage.
The board of directors has made it clear that the resort will not reopen until it is fully safe for occupancy. Your patience and understanding during this challenging time mean a great deal to all of us.
Thank you for your continued support as we work diligently to overcome these obstacles and restore All Seasons Vacation Resort to its full potential.
Once we obtain permits, all owners will be the first to know of this major step forward.
Best regards,
Randy Paradine
On Behalf of the Board of Directors
All Seasons Vacation Resort Update
12/19/24
Dear Owners:
I regret to inform you that there is still no significant progress to report regarding the restoration of All Seasons Resort. Several factors continue to delay the process:
Permit Delays
The permitting process remains a major hurdle. Local municipalities are overwhelmed with requests, resulting in significant backlogs. News coverage highlights the extent of these challenges:
Insurance Challenges
With two storms occurring so close together, insurance companies are struggling to determine which storm caused specific damages. This is delaying claims processing and resolution with adjusters.
Holiday Schedule
As we approach the holiday season, permitting activity is likely to slow further, and contractors will have reduced availability for the next couple of weeks.
Given these challenges, the reopening date remains uncertain until restoration work actually begins, but it is highly unlikely we will reopen during the first five weeks of 2025. Once the restoration starts, I will provide a more accurate timeline based on updates from contractors.
Clarifications on Maintenance Fees and Insurance
Some owners have raised questions about maintenance fees and insurance policies. I would like to clarify these points to ensure a complete understanding:
Maintenance Fees: These cover the daily operations of the resort, including:
•Utilities
•Supplies and equipment
•Insurance
•Salaries and wages
Reserve Fees: These are allocated for major replacements or purchases, such as:
•Furniture
•Roof repairs
•Painting
•Restoration projects
•Appliances
Insurance Policies: The HOA holds several mandatory policies:
•Property Insurance: Protects against storm damage. Our current policy includes a 5% deductible for named storms, based on the building’s value (over $9 million). This results in a deductible of approximately $400,000 for initial repairs.
•Flood Insurance: A federal program with specific exclusions, such as fencing, pool structures, and pool equipment. These costs fall to the HOA.
Frequently Asked Questions
•Switching Weeks: Unfortunately, swapping weeks is not feasible. Most All Seasons Resort’s units are privately owned, and with 522 owners unable to use their weeks so far (weeks 39 through 5 x 29 units), the association’s 35 available unit weeks are insufficient to meet demand.
•Maintenance Fee Payments: Florida law requires all owners to pay maintenance fees regardless of the resort’s operational status. Specifically:
Florida Statute 718.116(2): “The liability for assessments may not be avoided by waiver of the use or enjoyment of any common element or by abandonment of the unit for which the assessments are made.”
Maintenance fees also contribute to covering the deductible and items excluded from insurance coverage, such as fencing and pool repairs.
Progress Updates
Despite the challenges, some positive steps have been made:
•Elevator repairs are underway, though a few more are needed before it becomes fully operational.
•A contract has been signed to restore the pool, with an estimated completion timeline of 10 – 12 weeks (subject to material availability and permitting).
•Our maintenance team has been actively refinishing closet doors.
•Meetings with various insurance brokers are ongoing to secure the best policies and services moving forward.
Important Note About SIRS
As many of you are aware, the state of Florida has mandated structural integrity inspections. Our inspection has been completed, and the results can be viewed on this site. Go to the Owners tab, then select Documents from the dropdown menu. There, you will find five reports to view under the heading of Structural Integrity Reserve Study — SIRS Milestone Inspection.
We understand this situation is frustrating and disappointing for everyone involved. The staff and management at All Seasons deeply regret being unable to welcome our owners during this time. However, these delays are largely beyond the control of the management company (Vacatia), the board of directors, our contractors, and myself.
We extend our warmest wishes for a Merry Christmas and a Happy New Year to all our owners. Here’s to a brighter 2025.
Best regards,
Randy Paradine
On behalf of the Board of Directors
All Seasons Vacation Resort Update
12/6/24
Dear Owners:
Unfortunately, I do not have positive news to share regarding the reopening of All Seasons Resort at this time. We are still in a holding pattern, waiting on permits to begin the restoration process. Please understand that this delay is beyond the control of Vacatia, your Board of Directors, myself, or even the contractors. The holdup lies in navigating governmental red tape to secure the necessary approvals.
To provide clarity, the storm caused significant damage, including a compromised roof that allowed rainwater to enter and damage the drywall in most units. Nearly every unit has some degree of drywall or ceiling damage. Restoration work, including drywall replacement, cannot proceed without the required permits.
I believe we are close to obtaining the permits needed to begin work. Hopefully, within the next week, we will receive the necessary paperwork to start the restoration of the units and the building.
Progress Updates
· The elevator is scheduled for repairs next week. The elevator has not been operational since the first storm.
· The pool has been cleaned and is now secured with temporary fencing for safety.
· The Board has submitted paperwork for Hurricane Relief Grants.
· The Board has also been looking at all alternatives for assistance for financial aid due to the storm
I am optimistic that by next week, I will have positive news to share about the approval of permits and the commencement of restoration work.
At this point, it is unlikely that the units will be ready for Week 1 occupancy. Once I have more information from the contractors and clearer timelines, I will provide an update to help owners plan their travel accordingly.
The contractors have assured me that All Seasons remains their top priority. As soon as permits are granted, a team will begin the work of restoring the building and units.
Thank you for your continued patience and understanding.
Sincerely,
Randy Paradine
On behalf of the Board of Directors
All Seasons Vacation Resort Update
11/22/24
Dear Owners:
I hope this message finds you well. It has been some time since our last update, and I want to
apologize for the delay.
Currently, progress on the restoration of All Seasons Resort is at a standstill as we await
completion of the engineering reviews and permitting process. I am optimistic that these steps
will move forward starting next week.
Here are the key updates:
• Elevator Repairs: The elevator pit has been cleaned out; however, the elevator itself
sustained damage and is not operational. We have paid the repair deposit and are waiting
for the vendor to schedule the repair.
• Remediation and Testing: Remediation work has been completed, and all required testing
submitted to the state has passed.
• The pool and spa have been drained, thoroughly cleaned, and refilled with fresh water.
However, repairs to the pool equipment, including pumps, heaters, and plumbing, are still
required before they can be fully operational.
• Contractor Readiness: Contractors are confirmed and ready to begin, but work cannot
proceed until permits are issued.
I understand this may not be the update you were hoping for, but at this time, the restoration
process is constrained by factors beyond the board’s and my control. To ensure everyone’s health
and safety, we must adhere to the necessary permitting and repair requirements.
As it stands, the resort will remain closed, with the current goal of reopening in early 2025.
Thank you for your patience and understanding during this challenging process. Please know that
we are committed to making the necessary repairs and improvements for the benefit of all
owners.
Sincerely,
Randy Paradine, on behalf of the Board of Directors
All Seasons Vacation Resort Update
10/30/24
The cleanup phase at All Seasons Resort is now complete. The pool equipment area remains to be addressed, with the main equipment — pumps, heaters, pit, and plumbing — still needing removal due to storm surge damage. Most landscaping will also need removal, as saltwater intrusion from Helene has caused it to wither, and the winds from Milton knocked over a few of the trees on the property, along with the marquee sign for All Seasons.
We are now in the final remediation phase, expected to conclude this week, involving the removal of affected drywall in multiple units. This step is essential for the health and safety of all owners and guests. During remediation, the team discovered contamination and moisture within some units’ drywall. As a commercial property, we are required to test and report the removal of any contaminated areas to the state of Florida.
Once we receive clearance from the state, we will proceed to the restoration phase. At that point, contractors will begin replacing the drywall and painting affected areas.
We know all owners are eager to return to All Seasons, and we appreciate your patience as we work to ensure a safe and healthy environment. Professional contractors with expertise in handling these circumstances are managing the remediation, allowing us to tackle the issues effectively.
The board of directors and the Vacatia management team is fully dedicated to restoring All Seasons for the enjoyment of our owners and guests. They are working to expedite the restoration process, though it may take some time as resources are in high demand across the area.
The board president and the management team have met with insurance adjusters for both the flood and property policies. The flood adjuster inspected the property on October 18, followed on October 29 by the property adjuster, who visited each unit and observed the contaminated areas. This process will likely require multiple follow-up meetings with the adjusters to ensure they are fully aware of the extensive property damage. While these policies include various exclusions, we are working closely with the adjusters to navigate the coverage details as effectively as possible.
Photos of the restoration process have been posted on the All Seasons website under the About Us section, in the Photo Album under All Seasons Restoration.
Thank you for your continued patience and understanding.
Sincerely,
Randy Paradine, on behalf of the Board of Directors
All Seasons Vacation Resort Update
10/17/24
On behalf of your board, the on-site team, and Vacatia, I hope you and your loved ones are well.
I know you have questions about the current status of All Seasons and how the recent hurricane damage will affect the resort in both the short- and long-term.
When Hurricane Milton made landfall last week, the barrier islands were closed. All contractors who had been repairing the resort since after Hurricane Helene had to evacuate.
Over the past few days, we’ve been able to return to the island. Meetings with insurance adjusters that had to be postponed as Milton approached are now being rescheduled, we have been cleared to begin the remediation process, and the contractors have spent recent days re-establishing the construction site. This includes setting up fences and a safety zone, returning the equipment to the site, and removing debris. Power has now been restored to the resort.
With these positive developments, challenges remain. While the resort has power, the island’s power has only been partially restored. There are roadblocks. Debris still needs to be cleared from some streets.
We will continue to work through any challenges, and now that work has resumed, we can provide an initial assessment:
•There is water intrusion in numerous units
•The roof has been damaged — primarily the shingles
•The pool suffered some damage
•The All Seasons sign has been destroyed
•At the front of the property, two palm trees are down
Again, this is just an initial report on the damage. We will continue to work closely with the contractors, and in the coming weeks we will start putting together a timeline for reopening.
I know the temporary closure of All Seasons is not welcome news, but I want you to know that we stand with our owners. And we will continue to work with your board and the on-site team to bring All Seasons back as soon as possible.
In the meantime, we will continue to send regular email updates, and we will post images in Vacatia Clubhouse (vacatia.com/clubhouse).
Thank you and we’ll be in touch soon.
Scott Weber | Senior Vice President of Hospitality | Vacatia
All Seasons Vacation Resort Update
10/12/24
We hope you and your loved ones are well. Now that Hurricane Milton has passed, we want to give you a brief resort update.
With All Seasons already closed post-Helene, we did not need to evacuate owners and guests. The staff is also safe.
As for the resort and the property, the remediation company will return to the island and fully assess the damage during the week of October 14. After we meet with the remediator, we will provide you with more detail, but at this time, we can say the resort will be closed for some time.
We can also say that this will continue to be a collaborative effort. The All Seasons board, the on-site team, Vacatia, and the remediators will work tirelessly to reopen All Seasons as soon as possible.
More to come soon. Thank you for your patience and understanding.
Less than two weeks after Hurricane Helene, Florida’s Gulf Coast now faces the imminent threat of Hurricane Milton. If you live in the path of this major storm, we hope you and your loved ones have evacuated and are safe. Our thoughts are with you.
Over the past few days, we have closely monitored the situation and worked with our on-site contractors to lock down the property and minimize any further damage. Construction fences have been pulled up, debris has been removed, and all other precautionary measures have been taken, including, of course, the evacuation of anyone remaining on-site.
It is very likely that there will be no access to the islands and the resort for three to five days in the aftermath of Milton, which is expected to make landfall early Thursday morning. Once we are allowed access, we will assess the situation and report back to you. We have opened insurance claims, and had several on-site meetings scheduled with adjusters for this week. These meetings will be rescheduled, as the safety of our owners, staff, and construction partners is our top priority.
In the meantime, please call Vacatia’s Owner Services team at 855-859-6983 with any questions.
Please rest assured that we will work tirelessly with your board of directors to bring your resort back as soon as possible. We’ll be in touch again soon.
Thank you and stay safe.
