warning

[George Washington]

This is a warning to locals--don't think that you can count on the people who are in charge in Abaco, whether it be your local association prez or government departments.
Building codes are not being enforced and often you and your neighbors will not be informed by your assn. prez that gross zoning and building infractions are taking place in your neighborhood.
Check on things going on and going up nearby--there are numerous infractions that have been pointed out to authorities, that seem to be continuing.
If your assn prez has ever told you that "IT IS NOT MY RESPONSIBILITY" ask them what IS...my impression is that they are elected to represent your properties best interests, not to be a social climber.

Obviously George Washington is not my real name, but he was the fellow famous for not being able to tell a lie---even by omission---currently there are at least three second homeowner homes that, by law, should not have been built, and should be torn down. Think that will ever happen?

We can only hope that the people who live within the law will somehow, somday prevail.

This is a serious threat to Abaco and to your property values, not to mention the environment. Check with your neighbors who are there or have been to Abaco recently--you may be shocked at what is happening in your neighborhood RIGHT NOW!

[DrRalph]

George, just for the record: are you a US 2nd homie or native Abaconian?

[George Washington]

Second homeowner not US
purchased here in 70's

[DrRalph]

Thank you.

[SamFamAustin]

As the son of a second-dwelling owner on Dickie's, US residents, obviously I am not qualified to post here with flying colors ... but what exactly is the problem? Houses being constructed to less than hurricane standards as to their engineering, architecture, and construction? Or is it a matter of appearance and upkeep?

Please sir, do not take this a being crticial but if there is a persistent problem, perhaps we should know (us kids will eventually end up with the estate, after all). I find this an intriguing subject because of the recent history of so many large tropical cyclones that visited the Abacos - I thought strengthening was the single most important issue.

Please do not mention specific names or complaints, but rather the general scope of your protest. The reason I ask is that a large fraction of a million dollars was invested on what is a very small postage stamp of land and a dock - well, including a few Albury boats, too. Thank you very much for your consideration.

Sam Wells

[George Washington]

Safety standards are not the problem, building too close or often even over lot lines, sanitation standards not being met ie: pumping waste, oversize structures for lot size, height restrictions not defined, etc.

The neighborhood that you bought and built you home in (or your kids legacy) is likely changing rapidly, and not with the need or intentions of the neighborhood as a whole taken into account.

The large developments are deflecting attention from the fact that individual but HUGE McMansions are popping up Florida style all over Abaco, and spoiling the flavor of whole neighborhoods. Some of us feel that the character of Abaco deserves some attention in terms of preservation and encroachment of 'bigger is better" building rather than tasteful planning should be addressed.

I know that there has been alot of construction on Dickies Cay, and would wager that just when you think nothing else will fit, someone will build on a piece of land outlandishly small that you had dismissed as impossible for development. Land management is becoming a critical issue, and of course the infrastructure to support this boom is questionable at best.

[South Pause]

I find this interesting, as when we built our home at the South End of Guana, there were very specific restrictions which we had to adhere to, and inspections performed all along the way during the construction.
And there were very specific restrictions as to what we could and could not do with the lot we bought, and what we could and could not put on it. The inspectors who came over checked over everything and if anything was out of order, it had to be corrected before we moved on.

Hopefully, the infractions you are speaking of are not widespread.

[SamFamAustin]

THanks GW, it has been a while since I've been to Dickies ... my parent's house is so small we usually get a place on MOW for us kids ... I hope I don't have a moment of "shock & awe." The sanitation thing sounds rather troubling, and it could be that there are ways to secure "variances and exceptions" to the land use rules ... I will not venture further there.
:confused:

[George Washington]

Well South Pause, YOU corrected and moved on...some people don't bother, and then what are the inspectors supposed to do? Everyone agrees its wrong and vile and inappropriate, but it's being done.

[South Pause]

How do people obtain a Certificate of Occupancy if they do not follow the plans, codes and restrictions and get inspections that are signed off??

[George Washington]

The truth is they don't bother. Once the deed is done, everyone just acts like, it's someone else's responsibility, and they move in. It's sort of by default--who's going to stop them?

[South Pause]

BEC can just not give them power. I heard that BEC will not continue to offer temporary power but for so long if there is no C of O.

[George Washington]

That has not happened yet, and one of the houses is over a year old.

[peterodgers]

after a some years, often, the original land developer has moved on and s/he will no longer take action to enforce Covenants Conditions and Restrictions (CC&Rs). given this, it is up to individual property owners to initiate law suits to enforce their CC&Rs. check your deed restrictions and consider your options, preferably before you buy, eh?

and, building inspectors, generally, do not enforce CC&rRs, only building code requirements.

Safety standards are not the problem, building too close or often even over lot lines, sanitation standards not being met ie: pumping waste, oversize structures for lot size, height restrictions not defined, etc.

The neighborhood that you bought and built you home in (or your kids legacy) is likely changing rapidly, and not with the need or intentions of the neighborhood as a whole taken into account.

The large developments are deflecting attention from the fact that individual but HUGE McMansions are popping up Florida style all over Abaco, and spoiling the flavor of whole neighborhoods. Some of us feel that the character of Abaco deserves some attention in terms of preservation and encroachment of 'bigger is better" building rather than tasteful planning should be addressed.

I know that there has been alot of construction on Dickies Cay, and would wager that just when you think nothing else will fit, someone will build on a piece of land outlandishly small that you had dismissed as impossible for development. Land management is becoming a critical issue, and of course the infrastructure to support this boom is questionable at best.

[George Washington]

In this case, there is an impotent Homeowners Assn that might well be seen as the final word as they do indeed have covenants. Unfortunately, most of the members are absent and will not know about the infractions until their annual trips, and in the past have viewed these infractions as a series of fait accompli and are apparently not interested in recourse, or are discouraged by the "board", I don't know, Meanwhile, the prez of the Homeowners Assn is unreachable.

[peterodgers]

again, it is up to you as individual property owner to protect your own interests.

this is probably a lot easier in the States (than in the Bahamas) where the legal system can be used to control CC&R violaters via injunctions and liens. first, however, one needs a set of CC&Rs with teeth. second they must be defended by legal actions. or, the CC&Rs mean nothing.

In this case, there is an impotent Homeowners Assn that might well be seen as the final word as they do indeed have covenants. Unfortunately, most of the members are absent and will not know about the infractions until their annual trips, and in the past have viewed these infractions as a series of fait accompli and are apparently not interested in recourse, or are discouraged by the "board", I don't know, Meanwhile, the prez of the Homeowners Assn is unreachable.

[George Washington]

[quote=peterodgers]again, it is up to you as individual property owner to protect your own interests.

That's why this thread was begun.

[abacofever]

A law with no enforcement, is not a law. Everyting you can think of is an issue on this one, Safety, Building code and CC&R,s. The real problems start with Government and some real teeth in the laws already in place. Another majior problem is having building and electrical inspectors that are still in the building trade. Serious conflict of intrest. I know for a fact some of them will show up when they get wind of a project, and put the squeeze on for their company to get the job. Bahamins need to become willing to throw their own in jail, or none of Abacos problems will ever get serious attention.

[Island Daze]

Hey George it sounds like you have an axe to grind, maybe go cut down a electric pole or two.:eek:

[Yellow Hanna]

George Washington has a legitimate point. (Although, it is probably too late for him)

Regard his posting as a warning to those who have not yet purchased in a development with impotent CC&Rs. The time to act is before you act.

There is far less recourse in the Bahamas than in the UK or US and often the situation on the ground is not what you assume it to be.

There is a new type of buyer more frequently arriving in the Abacos who is less concerned with fitting in than making a statement, often at your expense.

[SamFamAustin]

Forgive me on advance, but it seems there are some valid points and not a small degree of "retiree rage." Back in the 79's and 80's, the Abacos was largely undiscovered and was mainly cottages, with a few resorts but not many. Nowdays, we're seeing more McMansions and Florida-style monstrosities.

But folks let's remember that if a person follows all the Bahamian rules, regulations, and local deed restrictions, you do have some "property rights" to enjoy your land as you see fit. Perhaps Yellow Hanna is correct that if local governments wanted to impose design and review standards, along with additional code enforcement officers, they could.

On out little Island in Texas I am currently working on an ordinance to help protect the old beach houses. What is happening is that a developer or speculator will buy an old "bulldoze-down" property and put up some California monster. So my proposal was that if a person voluntarily elected to enlist the property and house as an historical landmark, that property would be protected in perpetuity (except for what the Lord deals us).

If so designated, the house would have to be maintained to its historical design. You can make small upgrades, do an entire remodeling job, or bulldoze it down and built it exactly like the old structure, to the inch. To create a demand for this kind of thing I was contemplating some kind of property tax reduction, although that means involving off-islander politicians - a long shot at best.

If you think about it, if you elect to being historically designated somehow, you would now enjoy some "new" property rights (called preservation). I'm not saying this will solve all the problems or that at the end of the day you would save a penny. It is just a thought.

I welcome any comments there and let me conclude by saying that the cultural and historical nature of the island is what should be valued and somehow treasured and preserved, especially with the increasing land demand pressures. Island history and culture is often reflected in the architecture of its old cottages, houses, inns, cabana bars, and stores. I don't think we can force everyone to build to those exact proportions and sizes, but saving the existing structures is well worth the effort - and setting a good example sometimes really helps. /Sam

[PELLUCID]

A US-style zoning and preservation "white paper" (can't really call it an ordinance) was put before the voters of Hopetown this spring. They turned it down.

I've stated many times that the Bahamas would benefit by having local governments with their own revenues and budget authority, so that each community could control its own development destiny. Reactions from Bahamians range from polite disinterest to "Never happen here!"

Setting up US-style municipal governments would require changes to the constitution, and (depending on which functions the locals took over) might significantly diminish the power of the national government.

Between lack of enthusiasm for the idea, and the numerous political obstacles, I wouldn't look for local preservation laws to be on the books anytime soon!

This is something Bahamians will have to deal with in their own time frame. To a foreign homeowner, development restrictions may be the #1 priority that government should address. To the average Bahamian voter, that is likely a good ways from the top of the list.