Rm town hall meeting 1 16-2013-final
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Rm town hall meeting 1 16-2013-final Rm town hall meeting 1 16-2013-final Presentation Transcript

  • RANCHO  MONTEREY  COMMUNITY  ASSOCIATION  Town  Hall  Mee+ng  Dra/  Maintenance  Matrix    January  16,  2013  
  • 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  
  • 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.    
  • 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).  
  • 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.    
  • 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.  
  • 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.  
  • 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.  
  • 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.      
  • 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.  
  • 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.  
  •   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      
  •   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    
  •   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        
  •   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  
  •   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  
  •   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  
  •    *  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.)  
  •   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  
  • 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