December 2011

The 2012 Budget

One of the most important tasks of the Board is the preparation of the budget for the operation and maintenance of the Association.  In the preparation of the 2012 financial plan, our needs were prioritized and funds allocated for items such as landscape maintenance, insurance, snow removal, management, taxes and building maintenance.  While most contracted operating expenses will remain the same, the need for capital expenditures are now upon us as completion of the roof replacement program advances. 

The process of funding the roof replacements in 2012 will come from reserve fund fees collected during the budget year.  Other capital replacement expenses will be determined during the year as costs are ascertained.  To address the need for the replacement of two roofs per year, the Board continues a practice initiated 2 years ago of implementing progressive increases in the capital expense portion of the budget.  An additional $15.00 per unit per month (allocated to each unit based on the percentage of ownership) has been added to the reserve budget for these replacement costs.  The progressive fee increases are implemented with the hopes of minimizing the possibility of a separate  special assessment.  

The Board entertained several scenarios, hypothetical budgets and scenarios during the budgeting process and arrived at the following fees effective January 1, 2012:

Ownership Percentage:  2.525% - $160.00 per month  2.85% - $180.00 per month

Monthly maintenance fee payments are due on the first day of the month and are considered late when received after the 10th.  Should an unexpected situation cause a delay in payment, please contact us.  The payment of Association obligations are second only to your mortgage and taxes

Gas Appliance and Firewood Safety

Periodic maintenance is necessary to provide safe operation and minimize the possibility of the effects of carbon monoxide buildup in gas appliances.  The following items should receive your attention:

• All new furnace and water heater installations require a building permit  issued by the City of Berea.  You should see the building permit before any work is started at your home.
• Furnaces and hot water tanks should be cleaned and adjusted annually, to provide  efficient and safe operation.
• All homes must have working smoke and carbon monoxide detectors installed according to manufacturer's instructions.  Proper location of detectors is important to prevent false readings and to insure that units are audible in sleeping areas. 
• Do not warm up cars in the garage or park vehicles by backing them into the garage.    
• Never operate unvented fuel-burning appliances in any room where people are sleeping.
• Do not store propane gas tanks in the unit or garage. Return them to the dealer.
• Firewood must be stored away from exterior building surfaces to prevent siding damage and  insect or vermin infestation. 
• Purchase only small quantities that can be used within a limited period of time as firewood cannot be stored on the common elements

Service Requests

Non-emergency service requests may be placed on-line.  Complaints about the behavior of a resident, however, must be hand signed and received via US mail only. We cannot effectively address behavior related complaints received by telephone or other non-documented means. 

Care and Feeding of Your Garbage Disposal

The powerful roar of your disposal’s motor may convince you it can take on anything you throw its way, but it’s important to remember that your disposal is not a trash can. Disposals are designed to grind small bits of biodegradable food waste to help prevent clogged drains. Proper use and maintenance will not only extend the life of your appliance, but will also spare you unnecessary and costly service calls.

Do:

· Small amounts of skinless, boneless, pit-less and non-fibrous foods are safe to grind.

Don’t:

• Shells, skins, husks, rinds and other hard or fibrous materials (clam shells, oyster shells, corn husks, fruit pits, banana peels, avocado skins and bones).

• Large amounts of starchy foods (noodles and rice) Although they are easily ground, they expand in water and can clog drains.

Always:

• Run cold water when operating the disposal. Keep the water running for at least 30 seconds after you turn off the unit.

• Never:

• Use hot water when operating the disposal.

• Put non-food materials through the disposal. This includes all types of glass, plastic and metals (e.g., bottle caps, aluminum foil and plastic wrap).

• Put harsh chemicals in the disposal or down the drain.

Sometimes:

• Occasionally grinding bits of citrus peel helps clean and freshen the disposal.

• Grinding a little ice once a month helps scrape away deposits and remove odors.

March  2011

Property Projects

The Association will take on several maintenance projects during the spring and summer of this year.  They include:

• Spring gutter cleaning
• Repair of low and bare lawn areas
• Installation of mulch
• Pruning of shrubs in June
• Replacement of  2 roofs
• Trim painting - Buildings C & D
• Power wash Buildings C, D and E
• Replacement of certain plants around the gazebo

Most work will be performed as weather and scheduling permits.  Residents affected by roof and power washing services will be informed of the work  in advance.

Insurance Update

The Association maintains a master policy for the Common Elements with Nationwide Insurance.  This policy provides coverage as listed in the Declaration of Condominium Ownership and generally excludes the Limited Common Elements, the Units and all personal property. Due to policy limitations and exclusions, there may be situations where certain losses are not covered by any insurance.  Without a specialized policy, these losses include floor, earthquake and water backup from a shared sewer system.  In these instances, the costs will be borne by the individual unit owner.  Each owner must carry condominium owners’ (Form H0-6) for personal property, all portions of the unit and limited common elements as described in the Declaration, (furniture, carpet, interior improvements, patios, storm doors, etc.) public liability protection and additional living expenses in the event of a loss. 

Avoid Laundry Room Washouts

The supply valves to washers should be turned off when the machine is not in use.  If you are not in a habit of turning them off, make sure that the valve has not frozen open before starting the regimen, as forcing them could cause a leak.  Supply hoses to washers should be checked monthly and replaced with burst proof lines that have stainless steel sheaths or linings. 

While in the utility room, be sure to check the air conditioning drain line to make sure that it drains properly, does not leak and make sure that the washing machine drain is not clogged with lint. 

Your home also shares its sewer line with another home prior to entering the main line.  Please do not flush dental floss, diapers, personal hygiene, contraceptive products or other items that may form a mass in or otherwise clog sewer lines.  Cooking grease should be disposed of in a container placed in the trash.

Services to the Common Elements

The Association utilizes a variety of independent contractors to provide services to maintain the common elements. Theses services are initiated work orders to contractors for small items or by special agreement in the case of items such as landscape, snow removal, roofing or painting.   Substantial cost items are listed in the annual budget and certain services may only be performed in the years when budgeted or to address extraordinary conditions or emergencies. 

Residents may request services by contacting the Association Administrator by phone or by using a service request form by mail or online.   Routine requests are often   grouped to include similar services needed at other parts of the property before the work orders are issued to a contractor.  Other work that is seasonal or budgetary in nature may be authorized only at specific times. 

Certain online or mail requests  receive a confirmation  at the time the work is assigned to a contractor and all work is scheduled by the contractor, not the Association.  Contractors  utilize a variety of factors in scheduling work and while there may a range of general timelines for a particular service, the Association cannot provide a specific time that a task will be performed.  We hope this increases your understanding of the process of maintaining your Association.