Board members with keys to maintenance areas etc?

For boards with a management company do any of your board members or officers have keys to mechanical or storage areas in case of emergency?

For example the electronic lock malfunctioned on our pool gate over the weekend and trapped residents in the pool area. On the plus side the residents called the management company emergency line. However while a representative from the management company was on their way across town to get the emergency override key and return back to the property some handy homeowners broke out their tools and attempted to disassemble the locking mechanism. Of course that led to a repair bill for the company to come repair the lock beyond the part that malfunctioned.

If I (and I assume other members) had keys I would have been happy to override the lock, let the people out and shut down the pool area. I also think this would be useful if there was a malfunctioning piece of mechanical equipment such as pool pumps that needed to be shut down quickly in the event of a malfunction without having to wait for management or the fire department.

I am considering proposing a key cabinet in one of our storage areas with keys to the property in it and having a few board members with access. This would only be access to mechanical and storage areas and not individual units.

Pros or cons to this?

I think you have a great idea. Just remember that if you do except the responsibility to have this key box, you will also carry the responsibility if something goes wrong, and it is traced back to you. You may be better off, having a few trusted members you can call on, and give them a key to suit your purposes.

The pool regulations put forward by the Missouri Department of Health (see the link above) stipulate that pool fences for public pools must:

Be at least 4 feet tall.
Not provide handholds or footholds on the exterior of the wall.
Have no openings 4 inches in diameter or larger.
Use self-closing and positive self-latching gates whose latches are as high as possible while still lower than 4 feet.

The Department of Health standards also state that indoor pools must have self-closing and positive self-latching doors whose latches are as high as possible and at least 4 feet above the ground. https://www.signs.com/blog/state-by-state-guide-to-pool-signage-and-fencing-requirements/

Sounds like a fire code violation

Our 2 pool entrances, which are locked for safety reasons are entered with a fob. I suppose the computerized locking mechanism could malfunction locking residents inside. But they could push pool furniture to the 4 ft. fence & climb over.

I think keys for trusted people are a good idea too. I'd worry l though about any unqualified person messing with pumps or motors. I don't think your HOA insurance would cover them in case of injury or damage to equipment.

There should be a Knox Box attached to the structure(s) which would allow the PD and FD to access

We have no lifeguard on duty at our HOA, which has a swimming pool & spa. We do have a couple of cameras directed at the pools and 24-7 security to monitor them. So, here, IF ( hasn't happened in 15 years) someone gets locked in or in other difficulty they'd be observed by security or our mgr. & Asst. mgr., M-F 8-5. But it doesn't seem that Chris has such staff. so, it seems that somehow the Board would have to play a role.

(I'd definitely check with the insurance agent, though about directors entering locked rooms & trying to fix electrical, plumbing or mechanical equipment. Our agent has told us that directors/committee members should not even get on ladders in the common areas.)

We do have Knox Boxes at both sidewalk entrances to our 2 buildings.

My parents had a house in an HOA with an unattended pool, after my father passed, my mom bought a condo in an association with unattended pools. I think that is pretty common here in Florida. In neither case were there any access controls during the day, I'm not sure if the gates were locked at night or not.

Florida must have some very Pro-HOA Laws. It would seem that the liability issues alone, would require at lease self locking gates at a minimum. This is what I found for residential pools in Fl.

"515.27 Residential swimming pool safety feature options; penalties.—
(1) In order to pass final inspection and receive a certificate of completion, a residential swimming pool must meet at least one of the following requirements relating to pool safety features:
(a) The pool must be isolated from access to a home by an enclosure that meets the pool barrier requirements of s. 515.29;
(b) The pool must be equipped with an approved safety pool cover;
(c) All doors and windows providing direct access from the home to the pool must be equipped with an exit alarm that has a minimum sound pressure rating of 85 dB A at 10 feet;
(d) All doors providing direct access from the home to the pool must be equipped with a self-closing, self-latching device with a release mechanism placed no lower than 54 inches above the floor.

http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0515/0515.html

I also found this article. It seems that HOAs in Florida, took a beating in 2010, for meeting new Safety measurements, concerning their pools. One HOA spent $200,000.00 to meet the new codes / requirements.

http://www.floridacondohoalawblog.com/2010/10/articles/operations/community-pools-are-subject-to-health-department-regulation/

Now, I am confused. Is your statement above stating that you leave your pool access unlocked, from 10am to 5pm? Or are you stating that your FOB is deactivated to prevent, anyone from entering?

NO

We are stating that the gates must self close and be child/infant proof FROM THE OUTSIDE but be ALWAYS openable from the inside whether 'fob access' or not.

Entering may be limited but exiting must ALWAYS be available.

Like a 'food service' refrigerator or freezer may be locked to prevent entry but MUST have a provision for release of door from the inside. An override device.

PERIOD

Our gates do everything that you say PiTa.

I obviously have written very unclearly, Dana. The two pool gates alway are locked and can be accessed with a fob from the outside. From the interior of the pool area, we push a button that allows the gate(s) to be opened. The button can't be reached by someone from the outside of the pool.

I don't understand your reference to "getting trapped," so I must have been especially murky (twice) about how simple it is to move a lightweight poolside chair to the 4' fence and climb out. I must not have stated clearly, either, that in 15 years no one has been "trapped" inside the pool area as the gates always have worked properly, are maintained regularly and are inspected weekly by our engineer.

All under 14 must be accompanied by someone 18 or older. In addition to two cameras, staffed 24-7 with monitors, dozens of condos have close-up views of the pools an many others, further views, e.g., 17th floor vs. 3rd floor.

The pool area gates are deactivated by security staff most nights at 10p (as I wrote above), some at midnight, as stated above. They reactivate the gates at 5am every day.

I assume you missed my most recent attempt to explain our enclosed pool area, Larry? Why can't I explain it so folks understand. Maybe my brain has frozen!

I was addressing the follow comment. I did not respond to your quote to say I DID NOT understand, but that I DID UNDERSTAND. The rest of my comment was directed at: "My parents had a house in an HOA with an unattended pool, after my father passed, my mom bought a condo in an association with unattended pools. I think that is pretty common here in Florida. In neither case were there any access controls during the day, I'm not sure if the gates were locked at night or not".

I hope this helps your brain freeze!

BINGO!

Very good advice! I did a quick google search and most electric / key pad / fob all come with a mechanical override lever to exit the pool. Power off, pool is closed, as well it should be, due to pumps and filters not working. Power off, engage the manual lever and exit.

https://www.google.com/?gws_rd=ssl#q=pool+gate+fobs+with+mechanical+emergency+releases

D'OH

What? You don't like it when people praise your advice?

Hi Chris:

I would agree with TimB4 ... this is potentially a fire or local government ordinance violation. Most HOA pool gates allow anyone to exit wiithout a key or code and only requirie codes for entry. Another example would be hotels ... You can enter pool area via your access key; however, they must provide an exit without any key needed. Potentially your HOA needs to review State and Local laws regarding pools and access to pool areas.