Millennium Town Homes Association

Property Maintenance

Common area upkeep, landscaping, and exterior maintenance coordinated through the association to keep our community looking its best.

Community Advocacy

Active representation on zoning, environmental, and development matters that impact our neighborhood and quality of life.

Resident Communication

Regular updates, meeting notices, and important community information shared with all homeowners to keep everyone informed.

Evacuation & Shelters

When do we have to evacuate? Only if Miami-Dade County orders an evacuation for Zone E — our storm surge evacuation zone. The county calls evacuations zone by zone, starting with Zone A (most vulnerable, coastal) and ending with Zone E (least vulnerable). Zone E is ordered only for the most extreme storms with Category 5–level surge — so in most hurricanes, we will not be told to leave. Our concrete-block townhomes were built in 2018–2019 to current Miami-Dade code; unless Zone E is called, the county's guidance is to prepare well and shelter at home.

How you'll know: evacuation orders are announced by Miami-Dade County on local TV and radio, at miamidade.gov, and through 311 (1-888-311-DADE). The Board will also email owners. If an order for Zone E is issued, leave early — do not wait for conditions to worsen.

If we do evacuate: the nearest shelter is G. Holmes Braddock Senior High, 3601 SW 147th Ave; W.R. Thomas Middle School, 13001 SW 26th St, is also a shelter.

Don't confuse the two "zones": our FEMA flood zone (AH/AE) only affects flood insurance and rainfall flooding — it never triggers an evacuation. Evacuations are decided by the storm surge zone (ours is E).

Look up any address's zone: miamidade.gov storm surge zones

Shuttering & Preparation

All unit owners are responsible for installing hurricane shutters or impact-rated protection on their windows and doors. Secure all loose items in patios and limited common areas before a storm watch is issued. Review your unit's shutter type and have hardware ready.

Emergency Contacts

Miami-Dade Emergency: 311 or 1-888-311-DADE
FPL Power Outages: 1-800-4-OUTAGE (468-8243)
National Hurricane Center: nhc.noaa.gov
FEMA: 1-800-621-3362

HO-6 Policy (Required)

Each unit owner must purchase a separate HO-6 (condo/townhome) insurance policy covering the unit's interior, personal property, and personal liability. The association's master policy covers common areas, the building exterior ("walls-out"), and flood insurance. Your HO-6 covers everything "walls-in."

Windstorm Coverage

The association's master policy includes windstorm and hurricane coverage, funded through your association dues. Individual HO-6 policies must include interior windstorm coverage for personal property and unit improvements. Miami-Dade County requires hurricane-rated shutters/windows, which may qualify you for premium discounts.

Fully Funded Reserves

The association maintains full reserves in line with Florida's post-Surfside reserve reforms (SB 4-D / HB 1021) — going beyond what the law requires for two-story townhome communities. This ensures adequate funding for major repairs and replacements without special assessments, and supports strong lender confidence for unit financing.

Loss Assessment Coverage (Board Recommendation)

The association's master policy — like most in South Florida — carries a 5% per-building named-storm deductible. After a major hurricane, a condominium association may pass its deductible through to owners as a special assessment; across our four buildings the worst case is roughly $11,500 per unit. Florida law (FS §627.714) requires HO-6 policies to include only $2,000 of Loss Assessment coverage — the statutory minimum, and what most policies carry by default. At your next renewal, the Board recommends asking your agent: (1) does your carrier offer a higher Loss Assessment limit (some offer $25,000–$50,000, typically for tens of dollars a year; availability varies by carrier, and some do not offer increases at all); and (2) what sub-limit applies to assessments arising from the master policy's hurricane deductible. Timing matters: by statute, the limit that pays is the one in effect one day before a loss — coverage cannot be added once a storm is approaching. This is general information, not insurance advice; confirm options with a licensed agent.

Residential & Guest Parking

Rules governing the use of residential driveways, guest parking spaces, vehicle registration, towing authorization, and long-term guest provisions.

Limited Common Areas

Guidelines for enclosed patios and yard areas behind units, including structural attachments, grills and fire features, exterior maintenance, fencing, and painting.

Common Areas

Rules for front areas, driveways, walkways, and landscaped spaces including maintenance responsibilities, structural attachments, water features, and gate access.

Fine Schedule

Complete schedule of fines and penalties for violations of the community rules and regulations, organized by severity category.

Shadow Impact

The proposed 38-foot building would cast significant shadows across our western-row homes, with peak winter coverage increasing mold risk by up to 68%.

Stormwater & Flooding

Post-development, the site would shed roughly 2–3.5x more stormwater depending on storm intensity, increasing flood risk for adjacent properties in an already designated AH/AE flood zone.

Financial Impact

Projected property value losses and insurance increases over 30 years, including rising master policy costs, HO-6 surcharges, and supplemental flood insurance.