Manager’s Messages

Furniture Deliveries/Disposals/Donations

1. Management must be notified at least one business day prior to the preferred delivery date if up to two pieces of furniture (no matter the size) are being moved to/from the unit through common areas so that it can coordinate padding and protection of the elevators. Schedule the padded elevator by emailing @Manager Assistant Help
2. Moving more than two pieces of furniture to/from the unit through common areas will constitute a move. LINK MOVE POLICY WEBPAGE. A move fee, deposit, and move policy and procedures will be applicable.
3. Furniture movement can only be scheduled Monday-Saturday, 8 am to 4 pm.
4. Furniture movement must be conducted in elevator #4 on First Avenue if the item(s) are 7 feet tall or taller.
5. Elevator #2 on Front Street may be reserved for furniture movement only by request, as long as there are no items taller than 7 feet.

PIAZZA PALERMO ARCHITECTURAL GUIDELINES

1. Submittal of Application

Before starting any improvement, addition, alteration, or construction in a Condominium, Owners must submit a complete Architectural Submittal Package to the Board of Directors for approval. This applies unless an improvement is specifically exempt under the Declaration or these Guidelines. Approval is required even if the improvement is not explicitly listed.

2. Improvements Requiring Approval

Approval is required for interior changes, including flooring, moving non-bearing walls, plumbing modifications, permanent fixtures, ceilings, columns, and any change affecting structural integrity. Electrical, HVAC, and plumbing changes, exterior additions or alterations, patios, balconies, roof areas, window coverings, and entry door hardware all require Board approval. Outdoor furnishings and potted plants must follow specific protection and placement rules.

3. Failure to Obtain Approval

Unauthorized improvements or failure to follow approved plans constitutes a violation and may result in removal, fines, or reimbursement to the Association. Building permits may also be required, and Board approval does not replace governmental permit requirements.

4. Architectural Submittal Package

A complete package must be submitted to:

Piazza Palermo Owners Association
c/o Action Property Management, Inc.
1501 Front Street, San Diego, CA 92101

All required forms, drawings, specifications, contractor documentation, and insurance certificates must be included. Incomplete packages will be returned and will not be reviewed.

For patio furnishings or window coverings, one copy of drawings showing design, materials, and color is sufficient.

5. Review Process

Management reviews packages for completeness and forwards complete packages to the Board. The Board provides written approval, approval with conditions, or disapproval within 45 days. If no response is received, Owners may submit a reminder; if still no response within 15 days, the package is deemed approved, provided it meets all rules.

Owners may be responsible for consultant fees if the Board requires expert review.

6. General Conditions

Board approval does not waive compliance with building codes or governmental regulations. Owners are responsible for technical specifications, structural integrity, and damage to Common Areas or Association property. Approval authorizes work only within the Owner’s Condominium.

7. Contractor Requirements

Contractors must be licensed, insured, and registered with Management. They must follow designated routes, wear identification, and comply with Association rules. The Owner is responsible for all contractor actions and for repair costs for any damage caused.

8. Work Rules

Work hours: Monday – Friday, 8:00 a.m. to 4:00 p.m.; no work on weekends or holidays. Flooring and elevators must be protected daily, and all debris must be removed off-site. Workers may not use Common Area power, leave trash, eat, or bring pets into the Project.

The Association may stop work for violations, hazards, or interference with Common Areas.

9. Completion and Inspection

Upon completion, Owners must submit a written Notice of Completion. For hard surface flooring, receipts must be provided. The Board or its representative may inspect work. Non-compliance must be corrected within specified deadlines, or the Association may take corrective action at the Owner’s expense.

If the Board does not notify the Owner of any issues within 60 days of Notice of Completion, the improvement is deemed compliant.

10. Appeals and Enforcement

Disapproved applications may be appealed in writing within 30 days. The Board’s final written decision is binding. Violations may result in fines, required corrections, or removal of improvements.

Updated June 23, 2026

The following policies and procedures protect the building, clarify responsibilities, and ensure a timely, efficient response to water and plumbing events within the Piazza Palermo Owners Association. These guidelines apply to all cases of water leaks, drain blockages, sewer backups, and mold mitigation across our 230-unit community.

Core Principles of Responsibility

Pursuant to the Association’s governing documents, maintenance and cost responsibilities are determined by functional use, not physical location:

• Unit Plumbing: Any plumbing component, fixture, appliance, or drain line that exclusively serves a single Unit is the Owner’s responsibility. This applies even to pipes running behind the drywall or under floors if they only serve that specific unit.
• Common Area Plumbing: Plumbing systems and drain lines that serve two or more Units (such as vertical stacks and horizontal main lines) are the Association’s responsibility.
• The Boundary: Financial and maintenance responsibility shifts at the Point of Connection, which is the exact location where a unit’s dedicated line ties into a shared common main or vertical stack.

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Insurance Coordination (Crucial Information)

The CC&Rs require every Owner to maintain adequate HO-6 insurance coverage for their unit.

When water intrusion occurs, the payment for repairs and restoration operates differently than core maintenance liability:

• Damaged Items vs. Component Failures: While the party responsible for a broken pipe must pay to fix the pipe itself, the resulting cosmetic and interior damage (e.g., drywall, paint, flooring, cabinets, and personal property) is typically handled via insurance.
• Primary Funding: Personal HO-6 insurance policies are the primary source of funds to cover interior damage until the total claim for covered items exceeds the Association’s Master Policy deductible.
• Waiver of Subrogation: Owners must ensure their individual property insurance policy contains a waiver of subrogation rights against the Association.

Note: You may be financially responsible for protecting and restoring your Unit interior even if the leak originated elsewhere or was not your fault. Carry proper coverage!

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Water Intrusion Protocol: What to Do

Any occupant has an immediate duty to minimize water damage.

1. Identify the Condition

• Non-Emergency Conditions: Localized clogs, slow leaks, or appliance issues that are contained within your unit. Action: Shut off the water to the affected fixture and call a licensed plumber immediately. Management does not diagnose private unit issues or hire vendors for homeowners.
• Emergency Conditions: Uncontrolled water leaks, active spreading, water coming from a ceiling or wall, or an issue affecting multiple units. Action: Turn off the water supply to the entire unit at the water sub-meter shut-off valve. (These are located either above your kitchen cabinets or on the ceiling of your living room linen closet). Contact Management immediately.

2. Association Emergency Authority

If a leak source is unknown or an emergency risks damaging building infrastructure, the Association has the legal authority to enter any unit (including accessing inaccessible units by emergency measures) to mitigate the damage.

The Association or its preferred vendor may remove drywall, flooring, or cabinets to dry out the space. The HOA does not guarantee or warrant the condition of these removed items, and the risk of loss remains with the Owner. Residents are responsible for their own temporary relocation costs and lost rent.

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Drain Blockages & Sewer Backups

All drain stoppages affecting a unit are initially presumed to be the Owner’s responsibility unless clear evidence proves otherwise.

• Initial Action: The resident must hire a licensed plumber to clear the line using equipment of sufficient length to reach the common line connection.
• Shared System Exception: The HOA will only take responsibility for a backup if a plumber verifies that the clog sits directly within a shared system serving multiple units, and the blockage was not caused by unit misuse (such as flushing grease, wipes, or fibrous debris).
• Repeated Backups: If a shared common line suffers multiple backups within a 30-day window, the Association will investigate, and all sharing unit owners may be called to a Board hearing to address improper system usage.

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Submitting an Evidence-Based Claim for Reimbursement

There is no longer a automatic or guaranteed flat-rate reimbursement for exploratory plumbing work. Instead, cost allocation is determined on a case-by-case basis based strictly on verifiable evidence.

If your plumber proves that a clog or leak was located on an Association-maintained component, you must submit a claim packet to Management containing:

1. A written request for reimbursement.
2. A copy of the itemized plumbing invoice and proof of payment.
3. A detailed professional plumber’s report specifying the scope of work, the exact location/distance of the blockage, and the definitive cause of the issue.
4. Photo or video/camera evidence showing the blockage or component failure.

Failure to provide proper professional documentation will result in a denial of the reimbursement request.

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Preventative Maintenance Obligations

Homeowners must proactively complete plumbing check-ups at least annually to prevent negligence claims. Be sure to check:

• Supply lines and shut-off valves for toilets, sinks, and washing machines.
• Dedicated unit sewer lines and water-using appliances.
• Vacancy rule: You must shut off the main water valve to your unit anytime it will be vacant for 48 hours or more.

The Board strongly advises keeping a digital log of your annual professional plumbing inspections. Under Section 8.5 of the CC&Rs, if a leak or backup occurs due to an owner’s lack of maintenance, improper disposal, or delayed response, the HOA can recover all response, administrative, and repair costs for secondary damage to neighboring units or common areas through a formal Cost Recovery Enforcement Hearing.

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Fire Alarm/Horns

GUIDELINES:

• Every condominium at Piazza Palermo has a speaker on the wall or ceiling called an annunciator or horn. This device is required by the fire code. It allows residents to hear the alarm in case of emergencies. If you disconnect or damage this device, a fault code is sent to the fire alarm panel in the fire control room. The fault code only shows the floor of the fault, not the condo producing the alarm. The Association must have our alarm vendor troubleshoot the system to narrow down the approximate area. If you damage the speaker, you are responsible for the cost to replace.

MAINTENANCE:

• No maintenance required on owner’s part.
• Paint around the speaker. DO NOT DISCONNECT. We do not ignore fire alarm faults.

Smoke Detectors

GUIDELINES:

• The smoke detector in your unit is your responsibility and only affects your unit. The smoke detectors outside your condo in the corridors are tied to the building fire alarm system. When a corridor detector is activated the fire alarm panel will tell us what floor and which device detected smoke. All fire alarms are taken very seriously and we never reset the panel until we are sure there is no actual fire.
• If you burn food or popcorn in your unit, do not open your front door. Open your windows and balcony doors. The sprinklers on your balcony are not smoke sensitive, they are temperature sensitive and will only activate under a real fire condition.
• If there is an actual fire, leave your condo immediately, close the doors behind you, and call 911 and then contact Management to tell them where the fire is.

MAINTENANCE:

• Replace the 9v batteries in your smoke detectors twice per year.
• If you do not not know if your device is younger than 10 years old, it is recommended you replace the smoke detectors in your unit. The smoke detectors are only designed to last 10 years and may malfunction causing disruptive alarms that replacing the battery will not solve if the device fails due to age. Also, if you are not able to reach the smoke detectors with the ladder or step stool you keep in your unit, it is even more responsible to ensure you are replacing and maintaining these with a trusted vendor, handyman or friend as it would be costly to have an after hours visit in the event of an errant battery or device failure.

Fire Sprinklers

GUIDELINES:  

• Every condo has fire sprinkler heads in every room, closet, and patio/balcony. Maintenance of the fire sprinkler system is the Association’s responsibility and owners are responsible to pay for maintenance of sprinklers in their condo. But owners should not attempt to clean or repair these safety devices. If you have a sprinkler head that is damaged, corroded, or leaking you must call Management to report it. Management will have our sprinkler contractor perform the appropriate repair to assure there is no water discharged. If you break a sprinkler it will discharge water continuously until the fire pump is manually stopped. This flow will cause catastrophic damage to your condo and the building in only a few minutes.
• Never paint sprinkler heads or trim
• Never hang anything on fire sprinkler heads
• Never place candles or bulbs within 2 feet of sprinkler heads
• Never touch or disturb fire sprinkler heads

MAINTENANCE:

No maintenance required on the owner’s part. Notify management of any damaged, corroded, or leaking fire sprinklers. If sprinklers or sprinkler lines serving your unit fail or do not pass annual inspection, then the homeowner is responsible for the costs for replacing the elements serving your unit similar to plumbing lines. Management will coordinate the repairs to be conducted when the certified fire sprinkler contractor for the building can arrange a sprinkler shut down for the repair.

Overview

The Club Room and Conference Room are shared community amenities available for resident use. To ensure fair access, proper coordination, and compliance with Association rules, all reservations must be requested in advance through Management.

How to Request a Reservation:

All Club Room and Conference Room reservation requests must be submitted by email to: managerassistanthelp@actionlife.com

When submitting a request, please include the following information:

Requested date and time

Amenity requested (Club Room or Conference Room)

Purpose or intended use

Estimated number of attendees (if applicable)

Unit number and contact information

Management will review the request, confirm availability, and provide next steps or alternate options if needed.

General Reservation Guidelines:

Reservations are subject to availability and Association approval.

Amenities are for resident use only unless otherwise approved by Management.

The reserving homeowner is fully responsible for their guests and for compliance with all community rules.

Use of the amenities must not create excessive noise or a nuisance to other residents.

All common area rules and the Association’s Enforcement & Fine Policy apply during use of both amenities.

After Your Reservation:

Residents are expected to:

Leave the Club Room or Conference Room clean and free of trash or personal items

Return furniture and equipment to their original arrangement

Avoid damage to furniture, fixtures, or surrounding common areas

Report any issues or damages to Management immediately

Failure to comply with these requirements may result in fines or suspension of amenity privileges in accordance with the Association’s Enforcement Policy.

Club Room Conference Room Rules & Form:

https://piazzapalermo.org/wp-content/uploads/sites/249/2026/01/Club-Room-Conference-Room-Rules-Form.pdf