THE RIDGE CONDOMINIUMS ARCHITECTURE GUIDELINES
(updated January 2026)
INDEX (* indicates contractor sign-off is required)
1. Air Conditioners & Ceiling Fans
2. Doors & Windows
3. Fireplaces*
4. Flooring*
5. Heat Pumps*
6. Kitchens & Bathrooms*
7. Satellite Dishes and Antennas
(for a printer-friendly version, use
THIS LINK)
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1. AIR CONDITIONERS AND CEILING FANS
(Please Note: this request does NOT require a contractor/business sign-off.)
Portable A/C:
Units with a functioning primary air conditioner in the living room wall may install auxiliary portable air conditioners seasonally, from April 15 to October 15 only. If the primary wall air conditioner is non-functional this should be addressed first.
All elements visible on the building exterior are subject to esthetic and safety guidelines of the COA. Installation of external portable air conditioners requires prior approval from the Architecture Committee. Submit your application at
THIS LINK (log-in is required).
It is the owner’s responsibility to purchase and properly install the unit, at his/her own expense. Service, repair, and/or replacement of an owner’s air conditioner are the sole responsibility of the condo owner. Portable air conditioners must meet the following guidelines:
-
- Correctly sized for the room that is being cooled
- Self-evaporating (water does not drip out of them.
- Securely installed following the manufacturer’s instructions. This includes making sure the window panels and open window are secure against tampering and/or unwanted/illegal entry.
- Panels around the tube vent must be painted the color of the building, window framing, and/or glass.
Ceiling Fan:
Another option for air movement other than an A/C unit is the installation of a reversable ceiling fan which could be useful year-round, not just during heat spells. As with any installation of a permanent electrical fixture, the installation of a ceiling fan must be performed by a licensed and bonded electrician since it is very likely that rewiring the interior of the room will be necessary.
As with A/C units, prior approval of the Architecture Committee is required (click
HERE for form).
2. DOORS & WINDOWS
(Please Note: this request does NOT require a contractor/business sign-off.)
Below are standards to be used by owners when choosing to replace entry doors, storm and security doors, windows, and door hardware. These standards are in place to assure The Ridge has a consistent look and feel for the entire community while allowing choices for individual owners.
Entry Door:
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- Must have a smooth, paintable texture
- Must be painted (current door paint color)
- Glass door can have textured glass (wavy, pebbled, etc.) although no inset pattern or color may be used.
Storm/Security Door:
- Storm and Security doors must offer an unobstructed view of the entry door. This can be done with solid glass and screen or simple, unadorned grate pattern. The frame of the door must be white in color.
Door Hardware:
- Hardware can be any style the owner chooses but handle, peep hole, knocker, hinges, kick plate and house numbers must all be the same color.
- Door numbers must be attached to the door, not the building.
Windows:
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- Must be vinyl, fiberglass or aluminum
- Must be horizontal sliding window
- Must be dark bronze/brown color to match current window color
3. FIREPLACES
(Please Note: this request REQUIRES a contractor/business sign-off.)
Fireplace changes, whether installing a new gas fired fireplace or an electric insert fireplace, must be approved by the Architecture Committee and professionally installed and inspected to ensure that the fireplace meets all safety codes for the city, county and state.
When installing or repairing a fireplace, the flue cannot be vented through the roof under any circumstances unless it can be vented through the existing flue. In addition, if a new gas fireplace exhaust grill is to be installed, it must be powder coated to match the color of the building. As an alternative to gas fireplaces there are many attractive electric fireplace inserts.
4. FLOORING
(Please Note: this request REQUIRES a contractor/business sign-off.)
All rooms and hallways in 2nd and 3rd floor units except the kitchen, bathrooms and front entry must be carpeted or floored using material adequate for soundproofing that has been reviewed and recommended by the Ridge Condominiums Board of Directors. Violation of this regulation will result in a $500 fine and may result in the need to replace the non-compliant flooring with approved flooring or carpeting.
The Ridge flooring assemblies between the 1st and 2nd and 2nd and 3rd floors are not of high standards for reducing noise. Vinyl, tile, wood and manufactured flooring products can be noisy and problematic for people living below a unit with hard flooring. The Ridge Board of Directors commissioned Coffman Engineers to conduct a study at the Ridge to develop noise control standards that are easy to understand, meet the minimum requirements for condos, and are readily available.
The noise report points out that even with the best hard surface flooring and underlayment on the market today, hard flooring will not provide the noise abatement to below units at the level of good quality padding and carpeting. Given our flooring construction, thicker flooring surfaces and underlayment materials are important to reduce sounds from above.
And so, in 2026 the Ridge Board adopted equal to or higher than previous noise standards to minimize noise complaints from residents living below. It is also strongly recommended that for any hard surface flooring, area rugs with heavy duty pads underneath be placed over hallways and other highly used areas of the dining, living and bedrooms. And, to be respectful of neighbors below, keep in mind that exercise equipment like tread mills make a lot of noise so it is also recommended a high quality thick mat should be placed below the equipment.
|
Flooring
Type
|
Standards for
Flooring Products |
Standards for
Underlayment Products |
| Carpet |
any high-quality carpet |
A pad of at least 3/8" (9.5mm) thick is required for noise reduction
|
Any Manufactured Hard Flooring,
such as Vinyl, Luxury Vinyl Tile,
or Artificial Wood |
at least 4/10" (10mm) or
just under 1/2" (12mm) thick |
Pliteq Genie Matt DH765 rubber mat, at least 7/16" (11mm) thick
QUIETBOARD Premium Acoustical Insulating Fiber Board, at least 1/4" (6.35mm) thick
Cork, at least 1/4" (6.35mm) thick
|
| Wood or Bamboo Plank Flooring |
minimum of 3/4" (19mm) thick |
Pliteq Genie Matt DH765 rubber mat, at least 7/16" (11mm) thick
QUIETBOARD Premium Acoustical Insulating Fiber Board, at least 1/4" (6.35mm) thick
Cork, at least 1/4" (6.35mm) thick
|
| Ceramic Tile Flooring |
minimum of 5/16" (8mm) thick |
Pliteq Genie Matt DH765 rubber mat at least 7/16” (11mm) thick
|
5. HEAT PUMPS
(Please Note: this request REQUIRES a contractor/business sign off.)
The requirements and considerations for replacing the air conditioner installed in a unit with a heat pump are discussed below. As this change can be complex, an
Architecture Change Request is required.
Heat pumps differ from “through the wall” air conditioners in several ways. The principal difference is that heat pumps split the components between the inside of the condo and the outside. For this reason, they are often called “splits”. The inside units are called “heads” or “air handlers” and the outside unit is called the “compressor” or simply the “outside unit”.
Advantages of heat pumps:
-
- They are usually much quieter.
- They are more energy efficient.
- They can both heat and cool a condo.
- It is possible to install multiple heads (the part which moves hot or cold air inside the condo). Thus, they can be installed in more than one room.
- More flexibility in room design.
Disadvantages:
-
- Higher cost to purchase and install.
- Installation can be complex.
- The outside unit takes up space on the balcony/lanai, which is the only place it may be installed. On ground floor units, it may be installed immediately beside the lanai, provided that does not interfere with other structure or other units.
- The outside unit generates condensate (water) during operation depending on the humidity. This is especially the case in winter when heat is needed. Each head inside the condo will generate condensate during cooling. A line to drain this condensate is needed from each head to a drain, which may be inside or outside, for proper disposal. If the line is not set up to permit draining by gravity alone, a condensate pump is required.
- The portions, if any, of outside drains must be protected from freezing.
- An electrician is required to connect the heat pump components to a power source and to each other. Normally, the power source would be the 20 amp/ 220 volt circuit powering the existing air conditioner. Some units require more than that. If so, a larger dedicated circuit and wiring must be installed by an electrician.
A plan must be submitted which addresses all these items in detail. The plan should include:
-
- Written sign-off from the installer that all work will be done by qualified professionals and inspected to meet all relevant safety standards and codes.
- A diagram showing:
- The desired locations of the heat pump outside unit and the heat exchangers (heads) inside the condo.
- How the line sets will be routed among the components.
- How the condensate from both the heads and the outside unit will be handled.
- How the unit will be mounted to minimize noise to adjacent units.
- The desired color of the outside unit, and the drainage and electric conduits, so that it does not clash with the building.
- Filling in the wall and the stucco in the space currently occupied by the air conditioner and painting the stucco.
- How the unit will be powered, as the existing air conditioning circuit is 220v 20 amp, and some splits require a bit more.
- The desired timing and names of the firms/contractors doing the work.
6. KITCHENS AND BATHROOMS
(Please Note: this request REQUIRES a contractor/business sign off.)
Anyone considering remodeling or modifications to kitchens or bathrooms should contact the
Architecture Committee Chair or an Architecture Committee member to review the project before submitting an architectural request. There are several issues that have occurred with remodeling different units that we can help you with. In addition, even units with the same floor plans may or may not have load-bearing walls in the same locations. Further, if removing soffits, there may be the need to move plumbing lines.
Any change in walls must be approved by a structural engineer and the Architecture Committee. All work should be done in compliance with City codes and permitting process. As required by our insurance policy, all plumbing installations except toilets must be done by a licensed plumber. Electrical wiring installation/repair must be performed by a licensed electrician. If requesting to put in a vent for a stove, the exhaust outlet must be on the side of the building, not vented to the front or back, and the outside must be a neutral color. Any stucco that is chipped or damaged in the process must be repaired and painted the color of the building. There are no requirements for kitchen and bathroom flooring.
7. SATELLITE DISH AND ANTENNA
(Please Note: this request does NOT require a contractor/business sign-off.)
