2. Questions
from
the
Owners
• In
what
state
is
the
HOA
budget?
• Why
do
our
fees
keep
going
up?
• How
can
we
get
them
to
go
down?
• What
is
this
Matrix
and
how
will
it
affect
me?
• What
are
the
highlights?
• Will
this
affect
my
fees?
• When
will
it
go
into
effect?
NOTHING
HAS
BEEN
ADOPTED
THIS
IS
FOR
REVIEW
AND
DISCUSSION
3. Questions
from
the
Owners
• In
what
state
is
the
HOA
budget?
• The
Associa+on
is
only
30%
funded.
• Deferred
Maintenance
issues
con+nue
to
increase.
• Why
do
our
fees
keep
going
up?
• Plumbing,
front
door
installa+ons,
wood
repairs,
the
need
to
beXer
fund
reserves
and
general
maintenance
are
the
primary
reasons
for
the
annual
increases.
4. Questions
from
the
Owners
• How
can
we
get
them
to
go
down?
• Find
savings
in
every
corner
of
the
budget
($8,000
saved
in
2013
insurance
policy)
• However,
age
increase
=
repair
$
increase
• The
only
way
for
dues
to
remain
constant
(or
possibly
decrease)
is
for
the
Associa+on
to
stop
funding
items
that
are
not
its
responsibility
(per
the
CC&Rs).
5.
6. Background
• During
the
past
28
years,
the
board
of
directors
of
Rancho
Monterey
has
made
varying
decisions
regarding
homeowner/HOA
repair
responsibili+es.
• This
has
had
a
direct
impact
on
the
amount
we
pay
as
assessments.
• A/er
transferring
Rancho
Monterey’s
management
to
PowerStone,
we
realized
that
we
did
not
have
a
clear
understanding
of
why
certain
repairs
were
paid
for
by
the
HOA.
7. Background
• A/er
reviewing
our
CC&Rs,
we
discovered
that
in
the
past,
we
may
have
paid
for
repairs
that
were
not
the
responsibility
of
the
HOA,
but
rather
the
individual
homeowners.
• In
order
to
make
sure
that
the
Associa+on
is
using
our
funds
wisely,
and
in
complete
compliance
with
our
legal
responsibili+es
contained
in
our
CC&Rs,
legal
counsel
have
created
this
matrix
to
beXer
clarify
for
all
homeowners
and
both
present
and
future
boards,
our
specific
responsibili+es.
8. The
Responsibility
Matrix
• A
guiding
reference
table
that
reflects
the
current
CC&Rs,
to
guide
the
Board
in
the
repairs
and
maintenance
costs
the
HOA
should
cover.
• Reviewed
by
two
law
firms,
Powerstone,
inves+gated
by
several
specialty
vendors
(plumbing,
electric,
etc)
to
confirm
the
reality
of
our
architecture
and
how
it
relates
to
the
CC&Rs.
9. Questions
from
the
Owners
(Cont.)
• What
is
this
Matrix
and
how
will
it
affect
me?
• The
matrix
is
a
document
that
was
prepared
by
legal
counsel
that
outlines
all
components
of
the
HOA
and
states
whether
each
item
is
homeowner
or
Associa+on
responsibility.
This
item
is
based
on
the
Associa+on’s
CC&R’s.
• What
are
the
highlights?
• The
only
items
that
have
been
corrected
in
terms
of
financial
responsibility
are:
plumbing,
garage
doors
and
front
doors.
• Historically
the
Associa+on
has
paid
for
these
items.
• Will
this
affect
my
fees?
• If
the
matrix
is
adopted
–
the
assessments
will
not
increase
this
year.
• When
will
it
go
into
effect?
• The
matrix
has
been
sent
out
to
the
membership
for
the
mandatory
30-‐day
review.
• The
Board
will
review
this
maXer
at
the
February
26,
2013
mee+ng
and
decide
whether
or
not
to
adopt
the
document.
If
adopted,
it
will
go
into
affect
30
days
later.
10. The
Problem
Areas
• Plumbing
• A
general
leak
can
cost
the
Associa+on
anywhere
from
$500.00
-‐
$5,000.00
depending
on
damages
and/or
repairs.
• A
slab
leak
can
cost
the
Associa+on
anywhere
from
$2,500.00
-‐
$10,000.00
depending
on
damages
and/or
repairs.
• Front
Doors
• A
new
set
of
double
doors
costs
the
Associa+on
approximately
$1,500.00.
11. Effect
of
Adopting
the
Matrix
• Standardize
responsibility
for
repairs
between
the
HOA
and
owners
• The
Associa+on
would
not
con+nue
paying
repair
for
front
doors,
garage
doors
and
plumbing.
• It
will
raise
awareness
of
the
Associa+on’s
opera+ng
costs
• Lower
our
costs
• Creates
an
immediate
increase
in
reserve
funding
by
2%
• Reduce
the
opera+ng
expenses
associated
with
garage/front
doors
and
plumbing
• Eventually
reduce
fees
and
assessments
• Reallocate
funds
to
deferred
maintenance
project
to
address
general
maintenance
(wood,
stucco,
etc.)
instead
of
comple+ng
these
repairs
via
individual
owner
requests.
12. Next
Steps
• The
dra/
Maintenance
Matrix
has
been
mailed
to
all
of
the
owners
for
the
mandatory
30-‐day
review
period.
• All
owners
are
encouraged
to
send
in
their
feedback
(in
wri+ng)
regarding
the
proposed
matrix.
• The
Board
will
review
this
maXer
at
the
February
26,
2013
Board
mee+ng
and
will
consider
adop+ng
the
matrix.
• All
owners
are
welcome
and
encouraged
to
aXend
the
mee+ng.
• IF
the
Board
adopts
the
Maintenance
Matrix
–
all
owners
will
be
no+fied
in
wri+ng
at
the
matrix
will
be
effec+ve
April
1,
2013.
13. OWNER
OWNER
OWNER
HOA
HOA
HOA
Component
Duty
to
Duty
to
Duty
to
Duty
to
Duty
to
Duty
to
Maintain
Repair
Replace
Maintain
Repair
Replace
I.
Unit
and
Interior
Components
[†]
Air
CondiJoning
and
HeaJng
(HVAC)
Systems
-‐
located
within
or
servicing
X
X
X
only
1
Unit
Air
CondiJoning
Pad
supporJng
Unit’s
compressor
and
equipment
X
x
X
Appliances
within
the
Unit
X
X
X
Beams
[*]
X
X
X
Bearing
Walls
[*]
X
X
X
Ceilings
-‐
interior
finished
and
unfinished
surfaces
[*]
X
X
x
Door
Frames
X
X
X
Door
Hardware
X
X
X
Doorsteps
–
Surface
maintenance
only
X
X
X
Driveways
X
X
X
Ducts
[*]
X
X
X
Electrical
System
–within
and
servicing
only
1
Unit
X
X
X
Entryways
-‐
surfaces
only
X
X
X
Restricted
(Exclusive
Use)
Common
Area
–
Surface
Maintenance
X
X
X
Exterior
Doors
(including
Garage
Doors),
including
Hardware
&
Weatherstrip
X
X
X
14. OWNER
OWNER
OWNER
HOA
HOA
HOA
Component
Duty
to
Duty
to
Duty
to
Duty
to
Duty
to
Duty
to
Maintain
Repair
Replace
Maintain
Repair
Replace
16
Firebox
-‐
interior
surfaces
only
X
X
X
17
Fireplace
(structural)
and
chimney
X
X
X
Fixtures
-‐
located
within
and
18
X
X
X
servicing
only
1
Unit
Floors
-‐
interior
surfaces
only,
19
including
any
finishings
and
X
X
X
coverings
Floors
-‐
all
except
finished
surfaces
20
X
X
X
[*]
Incl.
Soot
21
Flues
[*]
X
X
Cleaning
22
Founda+ons
[*]
X
X
X
23
Furnishings
X
X
X
Garages
-‐
Including
garage
door,
24
hardware
incident
thereto,
and
X
X
X
any
electrical
opening
equipment
Interior
Plumbing
-‐
within
and
25
X
X
X
servicing
only
1
Unit
Plumbing
-‐
outside
Unit
boundary
26
and/or
servicing
more
than
1
Unit
X
X
X
and/or
common
area
Plumbing
(Drain
and
Sewer)
-‐
Keep
Clear
of
27
outside
Unit
boundary
but
X
X
X
Obstruc+ons
servicing
only
1
Unit
15. OWNER
OWNER
OWNER
HOA
HOA
HOA
Component
Duty
to
Duty
to
Duty
to
Duty
to
Duty
to
Duty
to
Maintain
Repair
Replace
Maintain
Repair
Replace
28
Interior
Staircases
X
X
X
29
Mirrors
X
X
X
30
Non-‐Perimeter
(i.e.
interior)
Doors
X
X
X
Non-‐Perimeter
interior
Walls
31
X
X
X
(except
load-‐bearing
walls)
U+lity
Outlets
-‐
located
within
and
32
X
X
X
servicing
only
1
Unit
Pa+os
–
Periodic
Structural
Repair,
33
X
X
Sealing,
Pain+ng,
or
Replacement
34
Pa+os
–
Surface
Maintenance
Only
X
Perimeter
(i.e.,
boundary)
Unit
35
X
X
X
Doors
Perimeter
Unit
Walls
-‐
interior
36
X
X
X
surfaces
only
Perimeter
Unit
Walls
-‐
all
except
37
X
X
X
interior
surfaces
Pipes/Plumbing
-‐
outlets
and
38
pipes/plumbing
within
&
servicing
X
X
X
1
unit
only
[*]
Pipes/Plumbing
-‐
all
except
pipes/
Keep
Clear
of
39
plumbing
within
&
servicing
Unit
X
X
X
Obstruc+ons
[*]
40
Roofs
[*]
X
X
X
41
Screens
X
X
X
16. OWNER
OWNER
HOA
HOA
OWNER
Duty
HOA
Duty
Component
Duty
to
Duty
to
Duty
to
Duty
to
to
Maintain
to
Maintain
Repair
Replace
Repair
Replace
42
Shufers
X
X
X
43
Slabs
X
X
X
Telephone
Wires
-‐
internal
and
44
X
X
X
external
serving
Unit
only
Termite
&
wood-‐
destroying
pest
45
damage
to
Common
Areas
X
X
X
(including
structural)
Termite,
wood
destroying
or
other
46
X
X
X
pest
damage
to
Unit
interior
47
Unit
interior
X
X
X
U+lity
Installa+ons
and
Outlets
-‐
48
X
X
X
within
the
Unit
U+lity
Installa+ons
-‐
outside
Unit
49
X
X
X
boundaries
50
Ver+cal
Supports
X
X
X
Water
Damage
to
Unit
interior,
including
Mold
Contamina+on,
51
X
X
X
unless
covered
by
HOA
insurance
[*]
Water
Heaters
-‐
within
and
52
X
X
X
servicing
only
1
Unit
17. OWNER
OWNER
OWNER
HOA
HOA
HOA
Duty
Component
Duty
to
Duty
to
Duty
to
Duty
to
Duty
to
to
Maintain
Maintain
Repair
Replace
Repair
Replace
Windows,
including
glass,
window
53
X
X
X
frames,
hardware
and
equipment
Wires
-‐
within
and
servicing
Unit
54
X
X
X
only
Unless
Wires
-‐
all
except
within
and/or
55
maintain
by
X
X
servicing
Unit
U+lity
Co.
II.
Common
Area
and
Exterior
Components
1
Associa+on
Property
X
X
X
2
Bearing
Walls
X
X
X
3
Common
Area
Structural
Elements
X
X
X
4
Common
Recrea+onal
Facili+es
X
X
X
5
Common
Area
Landscaping
X
X
X
Common
Area
Plumbing,
Electrical,
6
X
X
X
Hea+ng,
and
Ligh+ng
7
Conduits
X
X
X
8
Driveways
X
X
X
Unless
9
Gas
Pipes
-‐
except
outlets
in
Units
maintain
by
X
X
U+lity
Co.
10
Open
Space
Areas
X
X
X
11
Open
Parking
Areas
X
X
X
12
Paved
Surfaces
X
X
X
18. OWNER
OWNER
OWNER
HOA
HOA
HOA
Component
Duty
to
Duty
to
Duty
to
Duty
to
Duty
to
Duty
to
Maintain
Repair
Replace
Maintain
Repair
Replace
13
Perimeter
Walls
and
Fences
X
X
X
14
Sewer
Lines
not
serving
only
1
Unit
X
X
X
15
Storm
Drains
X
X
X
16
Streets
X
X
X
17
Street
Ligh+ng
Systems
X
X
X
18
Rain
GuXers
X
X
X
19
Roofs
X
X
X
20
Sidewalks
X
X
X
21
Slabs
and
Founda+ons
X
X
X
22
Swimming
Pool
&
Spa
[*]
X
X
X
Swimming
Pool
Area,
Fencing,
23
X
X
X
Furniture,
and
Equipment
[*]
Termites
and
Wood
Destroying
24
Pests
-‐
common
area
treatment
X
X
X
and
eradica+on
program
Water
Pipes
-‐
except
outlets
25
X
X
X
located
in
Units
26
Yards
X
X
X
Yards
-‐
Improvements
installed
by
27
X
X
X
Owner
19.
*
IMPORTANT:
Responsibility
for
maintenance,
repair
and
replacement
is
generally
as
set
forth
in
this
Summary
of
Responsibility.
However,
please
note
that
this
may
be
changed,
in
any
case
where
a
parJcular
item
of
maintenance,
repair
or
replacement
is
caused
by
negligent
or
willful
conduct
on
the
part
of
another
person
or
enJty.
In
such
cases,
the
responsibility
falls
on
the
person
or
enJty
responsible
for
the
damage.
(CC&Rs,
SecJon
2.08.)
†
IMPORTANT:
The
Unit
boundaries
are
defined
in
the
CC&Rs,
Condominium
Plan,
and
California
Civil
Code.
The
Unit
is
bounded
by
"the
interior
unfinished
(meaning
exclusive
of
wall
coverings,
floor
coverings,
fixtures
or
decoraJons)
surfaces
of
the
perimeter
walls,
floors,
ceilings,
windows,
and
doors"
of
the
dwelling
space,
including
those
interior
surfaces
(i.e.,
the
drywall,
doors,
windows,
etc.).
(CC&Rs,
SecJons
1.54,
2.10.)
The
Unit
includes
all
interior
non-‐load
bearing
walls
and
fixtures;
the
Unit
Owner
is
also
responsible
for
maintenance
and
repair
of
all
uJlity
components
serving
only
his
or
her
Unit.
(CC&Rs,
SecJon
2.10.)
Entry
areas
and
paJos
are
"restricted
common
areas,”
which
each
Owner
must
maintain
in
good
condiJon;
however,
the
Owner
is
not
responsible
for
most
periodic
repairs.
Finally,
other
“exclusive
use
common
areas"
which
Owners
must
maintain
and
repair
include
the
windows
and
doors,
and
all
associated
hardware,
screens
and
equipment,
and
shufers,
window
boxes,
and
similar
components
located
outside
the
Unit
boundaries
but
serving
only
that
Unit.
(CC&Rs,
SecJon
2.10;
Civil
Code
SecJons
1351(i),
1364.)
20. ProServ
Plumbing
and
Drain
November
5,
2012
Rancho
Monterey
Homeowners
Associa+on
c/o
Powerstone
Property
Management
16470
Balce
Parlcway
Irvine,
CA
92618
Kendrah
Kay,
Community
Manager
Dear
Kendrah:
Proserv
completed
a
visual
inspec+on
of
the
meters
at
Rancho
Monterey
and
determined
that
each
individual
unit
had
their
own
water
meter.
Therefore,
we
have
concluded
that
there
are
no
common
use
water
supply
pipes
associated
with
each
individual
unit.
Please
let
me
know
if
you
need
any
addi+onal
informa+on.
Thank
you!
Warm
Regards,
ShawnMarie
Ward
Commercial
Accounts
3012
Enterprise
Costa
Mesa,
CA
92626
(714)
540-‐8400
FAX
(714)
546-‐4006
www.proservplumbing.com
21. Moulton
Niguel
Water
November
14,
2012
Regarding:
Rancho
Monterey
Community
Associa+on
All
units
in
Rancho
Monterey
Community
Associa+on
are
served
by
individual
meters.
They
should
all
have
separate
accounts
for
each
address.
All
commercial
irriga+on
and
domes+c
meters
are
the
responsibility
of
Rancho
Monterey
Community
Associa+on.
Sincerely,
MOULTON
NIGUEL
WATER
DISTRICT
Tim
Land
Customer
Service
Crew
Chief
a
public
agency
at:
27500
La
Paz
Road,
Laguna
Niguel,
CA
92677-‐3489
Mailing
Address:
P.O.
Box
30203,
Laguna
Niguel,
CA
92607-‐0203
