Different seasons bring different property risks.
Season-specific inspections—such as checking chlorine levels in an outdoor pool during summer, leaf buildup in eaves and gutters in the fall and sidewalks for ice in winter—should be done along with regular inspections.
Please take a moment and read this document to understand why you do not have to risk injury or expense to have your home's gutters maintained and repaired.
According to the "Property Reports" submitted by the management company, May 2018 was the first time an inspection of the Clubhouse exterior was reported.
The management company contract requires monthly inspections of the common elements. There should be an inspection of the Clubhouse exterior every month...not once every 18 months.
See the example below that demonstrates the importance of Clubhouse inspections and maintenance.
"The Great Room, Kitchen and Dinette areas of the Clubhouse will be closed and unavailable for use Monday, May 7 through Friday, May 18. During this time, the Great Room flooring will be removed and replaced." (Source: HOA Website)
"Great Room Repairs – The entire floor will need to be replaced...The back part of roof has been repaired and (is) no longer leaking, however now the front roof seems to be leaking and in need of repair." (Source: Sewickley Ridge Clubhouse & Pool Committee Meeting Minutes, April 5, 2018)
Residents and Central Blood Bank representatives witness the ceiling leaking. The Central Blood Bank's equipment had to be moved to prevent damage to the computers.
(Source: March 2, 2018 SR Blood Drive)
"...the ice dam that developed on the clubhouse roof resulting in interior leaking and damage to the Great Room and the steps being taken to have the roof as well as the Great Room repaired." (Source: February 10, 2018 Special Meeting of the Executive Board of Directors)
"As a result of what we believe to be an ice jam/dam in the gutters of the clubhouse, a leak has developed in the wall and ceiling of the clubhouse Great Room." (Source: email from noreply@sewickleyridgehoa, Thursday, 1/18/2018)
Roof leak at corner back of the clubhouse. (Source: Property Management "Report", September, 2017)
"It may be helpful for the Board to perform a more thorough review of the ““Replacement Reserve Report FY 2018 Sewickley Ridge” and the “Traditions of America at Sewickley Ridge Declaration.”
1. The following information is provided to you as an explanation as to why I believe the gutters on our unit at xxx Independence Way are common elements which are the responsibility of the Association to be inspected, maintained and repaired. It is also my understanding that the [management company] is contractually obligated to inspect our community’s common elements monthly.
As you can see from the above information, the gutters on our home are designated as common element. Your references to “limited common elements” and unit roof access in the Rules & Regulations are irrelevant and superfluous to this discussion.
2. I have spoken to neighbors who have informed me that they have had their gutters inspected, cleaned and repaired after submitting a maintenance request. They were not required to hire a contractor or pay for any of the services.
Why would we, as neighboring homeowners, be advised by you to hire and pay someone to address our gutter issues? Why the double-standard? I would hope that the Board’s decision to treat us differently is not a vindictive action taken against homeowners who have openly questioned the Board’s performance.
I also have a list of residences from the monthly [management company] reports who have had gutters inspected, sealed, and repaired. I am happy to share this list with you, with the understanding that you can provide documentation that the homeowners listed were also advised to hire and pay an outside contractor to address their gutter problems.
I simply wish to make sure that all homeowners are being treated fairly and equitably by both the Board and [management company]. It would be disturbing to think that some homeowners were provided service that others were denied."
* There was no reply from the Board.
"Please provide me with a copy of the community's current maintenance plan. Not the new "matrix", but the current, comprehensive property maintenance plan that has been executed since January 2017.
If it is available in electronic form you can send it to this email address. Or, if there is a website where the plan is located, please provide the URL.
Please send me a copy of the existing Property Maintenance Plan no later than Tuesday, September 25, 2018.
August 27, 2018: The Board announces the formation of a new committee to address our maintenance needs. Great...another committee but still no plan.
You can follow our year-long effort to establish a comprehensive maintenance (and inspection) process by going to the "Inspections/Maintenance" page on this website. Just click on the button below.
This current Board has been in control of our HOA since January, 2017. And now they decide we need a comprehensive, proactive maintenance plan? But first they want to spend valuable time selecting, interviewing, and approving members for another committee. We are asking the Board to please stop wasting time with bureaucratic "busy work" and immediately start developing an executable plan for professional inspections and maintenance to protect the community and property values. A plan that should have been a priority a year ago.
Every association should develop its own individualized plan for maintenance and upkeep of all common areas. Deferral of necessary upkeep only serves to prolong the inevitable - - at a cost (in dollars as well as property value) that is more often than not far greater than sacrificing to do what is right and necessary in a timely fashion.
Association directors must be aware of their association’s maintenance and repair responsibilities and diligently perform their duties when they become aware of a need for maintenance, repair, or replacement of common area components. IGNORING OR NEGLECTING NECESSARY INSPECTIONS AND MAINTENANCE CAN HAVE VERY SERIOUS CONSEQUENCES.
Article 3.3 (e)
After the Declarant transfers control of the Board to the Association, the Association shall, through a qualified independent contractor, inspect all Common Elements and Limited Common Elements on a regular basis as reasonably necessary, for the purpose of determining the condition of the Common Elements and Limited Common Elements and need for Maintenance work. Reasonably detailed written reports of such inspections shall be prepared by the independent contractor and submitted to the Association, and copies shall be made available to all Unit Owners.
So we respectfully remind the Board that professional inspections (as required in the Declaration, see above) are necessary to determine actual maintenance needs.
Maybe the management company is not fulfilling their contractual responsibilities.
Compare the committee description to the following management company's contract obligations:
25. Capital Improvements. Manager shall make such periodic recommendations as are necessary or appropriate to the Board with respect to capital improvements and reserves for capital improvements.
26. Maintenance. Manager is responsible for ensuring the maintenance of the Common Elements as generally described in the Introduction and specifically in the Community Documents. The Manager shall perform, at a minimum, monthly inspections of the Common Elements. Safety hazards or code violations noted in the ordinary course of business should be reported to the Board immediately. As a result of the inspections, the Manager will issue a report to the Board identifying all issues requiring attention and for those of a capital nature, provide an estimated cost and recommended timing for required improvements. An estimate of the impact on reserves for such capital improvements should also be included in the report.
(Source: Management Company Contract)
October 24, 2018
The Maintenance Matrix is incorrect. The Board is obligated by law* to provide maintenance to all common elements. That duty cannot be delegated to individual owners. It is improper for the Board to expect homeowners to take over its obligations and force homeowners to spend money on inspections and maintenance (in addition to the regular, monthly assessment already being paid.)
* PA Uniform Planned Community Act; § 5307. Upkeep of planned community.
Everyone wants the same thing: a chance to relax in his or her own environment. We can work together to create an atmosphere that benefits the community. Our goal is to find solutions so all homeowners can feel sate and comfortable in their homes.
Click on the "Find Out More" button to access an article "My Neighbor's Lighting." It contains suggestions on dealing with lighting issues and solutions to help residents work together to address lighting situations.
"Light trespass" occurs when spill light is cast where it is not wanted.
Homeowners collectively pay for ongoing maintenance and repair of all of the following:
Keeping storm water facilities in good repair is costly. Proper maintenance of storm water systems is critical to their performance, as it ensures the structures remain effective as designed. All systems require continuing operation, inspection and maintenance.
We rely on storm drains to carry large amounts of runoff from roofs and paved areas to nearby waterways. In urban and suburban areas, much of the land surface is covered by buildings and impervious pavement, which do not allow rain and snowmelt to soak into the ground.
For example: In our community, construction with impervious materials interferes with the function of a storm water management element such as a swale that is designed to carry water during storms. This adversely affects neighboring homes and common property and leads to costly remediation that must be paid for by the HOA (which is you the homeowner).
TOA at Sewickley Ridge Declaration definition: "Storm Water Management System" means all storm water drainage facilities to collect or control water on the Property and facilities related thereto such as detention basins, storm water conveyance pipe, inlets and controls, Rain Gardens, drainage easements, drainage swales and related facilities shown on the Plan from time to time located outside of legal rights of way of dedicated streets."
Declaration Article 6.1 (h)(ii) "...all such Storm Water Management System shall be kept in good working order and repair at all times. The Association is perpetually responsible for maintenance of the Storm Water Management System. This obligation shall run with the Property and be binding on the Association. These maintenance obligations shall include mowing the grass, maintaining the basins, swales and Rain Gardens, and maintenance of the plantings and ground cover in the Storm Water Management System."
BMPs [Best Management Practices] are structural, vegetative or managerial practices used to treat, prevent or reduce water pollution. Cleaning, inspecting, and maintaining storm water BMPs is far from glamorous -- but it is essential.
We need everyone to do their share in maintaining a safe and healthy environment.
WE'VE BEEN ASKING FOR INSPECTIONS AND PROACTIVE, PREVENTIVE MAINTENANCE FOR OVER TWO YEARS!
The board announced (3/28/2019) they formed an "Asset Management Project Team." Not an original idea or timely decision. There has been a lack of action for over TWO YEARS and it is costing homeowners thousands of dollars.
We are long overdue for proper inspections and a proactive, preventive maintenance plan. Reactive maintenance isn't working.
7/8/2019 WE'RE STILL WAITING TO HEAR FROM THE BOARD ABOUT OUR OFFER TO HELP.
4/2/2019 WE VOLUNTEER TO WORK WITH THE BOARD AND HELP THEM IMPLEMENT MORE OF OUR IDEAS AND SUGGESTIONS!
Following is the response from the management company to a homeowner's request for siding maintenance to treat artillery fungus.
Aug 5, 2019, at 1:17 PM
Management company representative response:
"I [the management company rep] contacted the vendor and he said the black dots are a fungus and there is no way to remove them from vinyl siding.
The homeowner responded to the management company by telling them the response was unacceptable. The homeowner asked for clarification as to how the situation will be handled and corrected. (For the response: See the August 12, 2019 update above.)
5/28/2019 Board Response: "The Board is aware of Declaration, Article 3.3, Section (e), page 6 which allows for inspection of all Common Elements and Limited Common Elements on a regular basis as reasonably necessary as well as all unit owners receiving reasonably detailed written reports following such inspections. The Board’s fiduciary duty to maintain roofs and siding of units requires a data informed and effective combination of both preventative and restorative maintenance activities and inspections to inform of maintenance efforts. As the community’s units age, we are aware of the need to inspect units in order to determine the requirements for both preventative and restorative maintenance. The Board has appointed an Asset Management Project Team who currently is working to develop a strategy and process for inspection of the areas of individual units for which the HOA has maintenance responsibilities. Once this strategy and process is finalized and approved by the Board, an implementation plan which will include the time frame, the companies and/or individuals performing the services and the costs of the inspection services will be shared with all residents."
WE NEED FEWER PROMISES AND MORE ACTION.
Our response to the Board:
SO, YOU IGNORE THE DECLARATION AND AFTER TWO YEARS OF NEGLECT YOU NEED TO "DEVELOP A STRATEGY" TO CONDUCT INSPECTIONS?
JUST GET ON WITH IT, GET THE JOB DONE AND STOP WITH ALL THE BUREAUCRATIC BUSYWORK, EQUIVOCATING, AND ONE-WAY B.S. MESSAGES!
"There is no reference to when the project mgmt team is to give them any information. Therefore they could take another two years before doing anything. What a waste! How about some action not just appointing another team to do something. This place is getting worse not better."
(Resident name and address withheld by request.)
"They might as well have said, "We don't know sh*t about what's going on." (Resident name and address withheld by request.)
"These incompetent gas bags are eventually going to drown in their nonsensical verbiage. It is obvious that they have no clue how to run this place and that they are terrified of the people who do." (Resident--Patriot Lane)
"We have these small black spots that look like specks of tar, all over the vinyl siding of our house. It's on the porch, my windows, but it is worse on the siding. It goes all the way up to my second-story windows, and is even under my soffit and on my gutters."
It is common on the sides of automobiles when cars are parked near mulched areas that are infested with the artillery fungus.
Click on the button below for information: "Solutions for Artillery Fungus." https://extension.psu.edu/solutions-to-artillery-fungus
January 4, 2019 Grounds & Safety Minutes:
"7. Artillery Spores
The issue with these spores in the mulch areas around homes is being reviewed by the Board. They can release spores a significant distance from the ground, causing small dark hard spots to be attached to siding and windows, and possibly leaving a stain behind when removed."
January 12, 2019 Special Meeting of the Board:
A homeowner asked about the artillery fungus problem. The Board President indicated the Board was "aware" of the problem and was reviewing it.
August 2019: EIGHT (8) MONTHS SHOULD BE ENOUGH TIME TO REVIEW THE ISSUE AND DEVELOP SOME SOLUTIONS AND/OR OPTIONS.
$104,992.91 for the last two years of mulch (and artillery fungus).
The growth of artillery fungus and it's damage to siding and cars continues....
Check out the Message Board - General - Miscellaneous - "Small black spots on siding" topic on the HOA website to see a discussion by homeowners regarding their frustrations dealing with artillery fungus and the Board's lack of action.
The Maintenance Matrix is an attempt by the Board to “dump off” maintenance activities the Board does not want to deal with or, due to poor planning, failed to budget for appropriately.
It is improper for the Board to expect homeowners to take over its obligations and force homeowners to spend money on inspections and maintenance.
The "Maintenance Matrix" does not serve the best interest of our residents.
It is a document created by a small group of Board-selected cronies who decided to burden homeowners with responsibilities our governing documents assign to the Board. The Board is trying to force residents to accept additional maintenance expense, responsibility, and risk.
Originally called the Responsibility Checklist, a homeowner request to review the "checklist" during its development was denied. Homeowners were not asked or permitted to discuss, comment, or provide information in the development of the "matrix."
The so-called support documents for the matrix omit crucial and relevant information from the Reserve Study, Declaration, Rules & Regulations, Financial Committee meeting minutes, and TOA sales documentation.
Monday, August 12, 2019: ANOTHER EXTERIOR MAINTENANCE ITEM ELIMINATED.
Here is an email message response (8/12/2019) from the management company to a homeowner inquiry:
"I checked on your siding issue and am following up. The board has determined that artillery fungus spores will not be covered by the HOA. The HOA will cover removal of mold from siding, not fungus spores. There is no proven way to rid siding of mold spores." *
HOW DOES THIS DECISION PROTECT PROPERTY VALUES AND SERVE THE BEST INTEREST OF HOMEOWNERS?
How clever and convenient for the Board. They get points for creative use of semantics to avoid addressing an important homeowner concern. By the way, the "fungus" problem is created by inferior and infested mulch applied by the landscaping companies (service contractors) hired by the Board.
Can anyone say "accountability?"