Exterior Outlet & Panel Inspections Edit page

 Windsong at AIP Condominium Association, Inc.

May 19th 2026

Via First Class Mail and Electronic Mail

All Unit Owners

Windsong Villas at Amelia Island Plantation

Re:        WINDSONG VILLAS ELECTRICAL INSPECTION PROGRAM

NOTICE TO COMPLETE REPAIRS TO YOUR UNIT
(Exterior Outlets and Interior Electrical Panels)

Dear Fellow Unit Owners:

The purpose of this letter is to notify you of electrical fixture repairs to your Unit that you are required to complete.  The specific work required is detailed in the attached unit inspection report and proposal. You are required to commence and diligently pursue these repairs as follows:

• Within 10 days: 
  • You may choose to work with Horizon Electric or with any other licensed electrician.  However, you must notify the Association of your selected electrical contractor within 10 days of the date of this letter.
  • Within 60 days thereafter: 
    • Complete all required repairs and provide proof of repairs (paid invoice). 
  • Retain and forward proof of repairs, in the form of your paid repair invoice, to [email protected] to be considered compliant and for association record keeping. 

If you do not do so: 

The Association will complete the work. 

The Association’s cost to complete the work will become an Assessment against your Unit.

Following is important background information about this initiative.

Background and Basis for Inspection

The Windsong Villas Board of Directors provides the following summary to establish a clear and documented basis for the Association’s recent electrical inspection initiative.

September 1, 2025 – Fire Event
Units 1409 and 1410 experienced a fire-related incident resulting in significant damage. Based on post-event observations, concerns were raised regarding the condition, safety, and code compliance of electrical components throughout the community. 

January 15, 2026 – Board Meeting (Recorded Minutes)
The Board formally discussed the condition of exterior electrical outlets and interior electrical panels across all units and engaged Horizon electric to inspect all units. The initial survey identified varying conditions across the community, indicating that while some units would require electrical repairs, others may not. The Board acknowledged that these conditions present potential life-safety risks as well as deferred maintenance concerns that warrant proactive attention. Based on these findings, a decision was made to proceed with a comprehensive inspection of all units to fully assess the extent of the issues. 

February 2026 – Community-Wide Electrical Inspection
The Board coordinated and chaperoned a full inspection performed by, Horizon Electric, James Coker, Owner with the following Scope of work: 

Inspection of all exterior outlets. 

Inspection of all interior electrical panels. 

Photographic documentation of deficiencies. 

Development of unit-specific reports, pictures and repair proposals. 

Inspection and Repair Overview 

While each unit report is specific, the inspection program generally identified, conditions inconsistent with local electrical code and safety standards: 

Deteriorated or non-compliant exterior receptacles (GFCI protection, in-use covers) 

Improper or aging weatherproof enclosures 

Lack of AFCI/ARC Breaker Requirement 

See below: AFCI/ARC Breaker Requirement

Electrical panels with: 

Improper configurations 

Double-tapped breakers 

Out-dated or non-compliant components 

AFCI/ARC Breaker Requirement
As part of the Association’s electrical safety initiative and in furtherance of applicable electrical code compliance standards, Windsong Association is requiring each Unit Owner to install an Arc Fault Circuit Interrupter (AFCI/ARC breaker) in the electrical panel associated with the exterior outlet circuits serving the Unit.

This requirement is intended to improve electrical fire protection and enhance overall community safety.

Estimated cost for AFCI/ARC breaker installation is approximately $150.00 per device, in addition to the estimated repair costs identified in the attached inspection report and proposal.

March 17, 2026 – Board Meeting (Recorded Minutes and Motion Passed)
The Board reviewed findings and adopted a formal path forward based on legal counsel recommendations (Attorney Josh Martin). The following summarized motion was approved unanimously.

Purpose of This Document

This document serves as the official cover letter to your unit-specific inspection package, which includes:

Electrical inspection report. 

Photographic documentation.

Scope of recommended repairs. 

Preferred contractor’s repair proposal.

The intent is to ensure:

Transparency in the decision-making process. 

Consistency in repair standards across the community. 

Mitigation of life-safety risks associated with electrical deficiencies. 

Contractor Selection and Material Requirements

Owners may select a qualified, licensed electrical contractor of their choosing; however, the following requirements apply:

Material and Installation Standards
To maintain uniform safety, code compliance, and community aesthetics, all repairs must: 

Be completed by a licensed electrician.

Utilize pre-approved electrical materials and components. 

Conform to applicable NEC standards and manufacturer specifications. 

Match existing approved configurations where applicable. 

If an alternate contractor is selected, the contractor must adhere strictly to the approved materials and specifications included within your report. 

*Note: If Horizon Electric is engaged, these standards will be automatically met. 

Contact Information:

For questions regarding your report, scope of work, or requirements, please contact:

Community Association Manager 

Matthew Nachbauer, CAM Windsong Villas
[email protected]

407-340-2564

To schedule your repairs within 60 days please schedule with our preferred contractor:

Horizon Electric
James Coker, Owner 
904-753-6117

[email protected]

Consider periodic electrical system audits as part of long-term maintenance planning

We appreciate your cooperation and prompt attention to this important life-safety initiative. 

This program represents a proactive effort by the Board to protect both individual units and the community.

Sincerely,

Board of Directors

Windsong Villas at Amelia Island Plantation Condominium Association, Inc.

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