Woodlake Condominium Association
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| Frequently Asked Questions |
Q. Why is the association hung up on petty violations such as
hanging things on the buildings like welcome signs and stars that
give the buildings a little individuality?
A. While issuing a violation for placing a decoration on the buildings
may seem petty the reason becomes obvious when the violator
moves and takes the decoration with them . That's when the new
owners home inspection report indicates that there is a potential
water infiltration problem where the holes remain after removal, not
match the rest of the building. Those remaining owners are then
stuck with the bill. The problem is even more acute now that our
buildings are being re-sided with vinyl and it becomes an even more
expensive repair. That is why the Governing Documents contain
restrictions on affixing anything to the common areas. Below are
some recent examples.
hanging things on the buildings like welcome signs and stars that
give the buildings a little individuality?
A. While issuing a violation for placing a decoration on the buildings
may seem petty the reason becomes obvious when the violator
moves and takes the decoration with them . That's when the new
owners home inspection report indicates that there is a potential
water infiltration problem where the holes remain after removal, not
match the rest of the building. Those remaining owners are then
stuck with the bill. The problem is even more acute now that our
buildings are being re-sided with vinyl and it becomes an even more
expensive repair. That is why the Governing Documents contain
restrictions on affixing anything to the common areas. Below are
some recent examples.
Q. I can't understand why the Association says that I cannot use or
store my grill on my patio deck where it has some protection from
the elements when it's not in use.
A. This is not purely an Association matter as the Association is only
enforcing national, State and Local ordinances that prohibit the use
of flame producing grill in multi-family environments. This is
especially critical in a community like Woodlake where the name
says it all. "Wood"lake. Our Rules and Regulations Page contains
the requirements for where and how flame producing grills can and
cannot be stored and/or used. An example of a potential for
disaster is depicted below. The Evesham Township Fire Marshall is
on site frequently especially this time of year and fines are being
levied.
store my grill on my patio deck where it has some protection from
the elements when it's not in use.
A. This is not purely an Association matter as the Association is only
enforcing national, State and Local ordinances that prohibit the use
of flame producing grill in multi-family environments. This is
especially critical in a community like Woodlake where the name
says it all. "Wood"lake. Our Rules and Regulations Page contains
the requirements for where and how flame producing grills can and
cannot be stored and/or used. An example of a potential for
disaster is depicted below. The Evesham Township Fire Marshall is
on site frequently especially this time of year and fines are being
levied.
___________________________________________________________
Q. I received a violation letter that my kids are leaving their bikes in
the shrubbery or on the grass. What's the big deal? They are just
being kids. Why can't you people put up bike racks for them?
A. The possibility of placing bike racks around the community is
being seriously considered on a cost versus use basis. The big
deal is, that first off it is unsightly, secondly it's a trip and fall hazard
for others. We have many seniors living in the community as well
as, walkers of all ages. Your neighbors should not have to step
around bikes and other obstructions in order to navigate safely.
Q. I received a violation letter that my kids are leaving their bikes in
the shrubbery or on the grass. What's the big deal? They are just
being kids. Why can't you people put up bike racks for them?
A. The possibility of placing bike racks around the community is
being seriously considered on a cost versus use basis. The big
deal is, that first off it is unsightly, secondly it's a trip and fall hazard
for others. We have many seniors living in the community as well
as, walkers of all ages. Your neighbors should not have to step
around bikes and other obstructions in order to navigate safely.
_________________________________________________________
Q. Why do we have to pay so much every month? It seems to me
that the assessments we pay should more than cover the minimal
upkeep to keep Woodlake esthetically nice.
A. Let's start with Insurance to cover building replacement due to
loss of an entire building by fire, possibly caused by someone
barbecuing a couple of hot dogs with a gas grill under an overhang
send out investigators to inspect a community prior to issuing a
policy. If they see flame producing grills where they are prohibited
the items are noted and the fire policy is priced accordingly and we
all pay higher premiums. Prior liability suits and claims come into
the picture also.
Then there's maintenance & management fees, including, painting,
roof repairs, siding repairs, deck repairs, sidewalks, curbing,
parking lot maintenance, landscaping and snow removal, tree
removal and replacement, gutter cleaning and/or replacement,
repairing damage from improper attachments to buildings,
vandalism (an increasing problem in Woodlake) removal of
improperly dumped bulk trash, fencing and dumpster enclosure
repairs, carpenter bee damage repair, drainage repairs on
buildings and common grounds, mandatory DCA inspections,
postage, envelopes, printing, copies, signage, gazebo repair
(vandalism), common area water and electric, doggipot dispenser
repair (vandalism) and refilling with bags, geese deterrent fencing,
geese egg addling, emergency plumbing repairs, 24 hr. emergency
dispatch service (necessary but, very costly when used for
non-emergencies), daily porter service for adult and children's
litter and trash pick-up.
Q. Why do we have to pay so much every month? It seems to me
that the assessments we pay should more than cover the minimal
upkeep to keep Woodlake esthetically nice.
A. Let's start with Insurance to cover building replacement due to
loss of an entire building by fire, possibly caused by someone
barbecuing a couple of hot dogs with a gas grill under an overhang
send out investigators to inspect a community prior to issuing a
policy. If they see flame producing grills where they are prohibited
the items are noted and the fire policy is priced accordingly and we
all pay higher premiums. Prior liability suits and claims come into
the picture also.
Then there's maintenance & management fees, including, painting,
roof repairs, siding repairs, deck repairs, sidewalks, curbing,
parking lot maintenance, landscaping and snow removal, tree
removal and replacement, gutter cleaning and/or replacement,
repairing damage from improper attachments to buildings,
vandalism (an increasing problem in Woodlake) removal of
improperly dumped bulk trash, fencing and dumpster enclosure
repairs, carpenter bee damage repair, drainage repairs on
buildings and common grounds, mandatory DCA inspections,
postage, envelopes, printing, copies, signage, gazebo repair
(vandalism), common area water and electric, doggipot dispenser
repair (vandalism) and refilling with bags, geese deterrent fencing,
geese egg addling, emergency plumbing repairs, 24 hr. emergency
dispatch service (necessary but, very costly when used for
non-emergencies), daily porter service for adult and children's
litter and trash pick-up.
Q. I was at the last meeting and saw that two people on the Board
are a married couple. Since that gives them 2 votes on Woodlake
matters is that allowed?
A. The Governing Documents (Master Deed, Declaration, Articles
of Incorporation and The By-Laws) do not prohibit a couple or even
two family members from being Board members. Since the couple
in question own two units in Woodlake, as Association members
they are entitled to casting two votes as residents. Lastly, if you
knew this couple personally you would know that they very rarely
agree on anything.
are a married couple. Since that gives them 2 votes on Woodlake
matters is that allowed?
A. The Governing Documents (Master Deed, Declaration, Articles
of Incorporation and The By-Laws) do not prohibit a couple or even
two family members from being Board members. Since the couple
in question own two units in Woodlake, as Association members
they are entitled to casting two votes as residents. Lastly, if you
knew this couple personally you would know that they very rarely
agree on anything.
Q. I plan on selling my unit after the first of the year. When will we
find out if Woodlake is going to get our FHA certification renewed?
What are they going to check? What happens if we don't pass?
A. Our FHA re-certification is due by December 2010. Major
considerations are assessment delinquencies, the number of
non-owner occupied units, adequate insurance coverage and
available monies for deductibles and the condition/maintenance of
the community. Should Woodlake lose it's certification it would
severely limit the availability of buyers because the FHA loans that
many home buyers require would not be available to
potential buyers.
find out if Woodlake is going to get our FHA certification renewed?
What are they going to check? What happens if we don't pass?
A. Our FHA re-certification is due by December 2010. Major
considerations are assessment delinquencies, the number of
non-owner occupied units, adequate insurance coverage and
available monies for deductibles and the condition/maintenance of
the community. Should Woodlake lose it's certification it would
severely limit the availability of buyers because the FHA loans that
many home buyers require would not be available to
potential buyers.
__________________________________________________________
Q. I read in the Woodlake Regulations that only 1 dog and/or 2 cats
are permitted per unit but have personally seen several residents
walking 2 and 3 dogs.
A. We will notify the offenders if we know who they are. Once you
can determine the unit where they live, please let us know via the
website or a phone call the unit number of the violator. We have
received numerous complaints of constant barking coming from
units that have multiple dogs and are acting on those.
Q. I read in the Woodlake Regulations that only 1 dog and/or 2 cats
are permitted per unit but have personally seen several residents
walking 2 and 3 dogs.
A. We will notify the offenders if we know who they are. Once you
can determine the unit where they live, please let us know via the
website or a phone call the unit number of the violator. We have
received numerous complaints of constant barking coming from
units that have multiple dogs and are acting on those.
__________________________________________________________
Q. I just heard that residents have had their cars towed because
of only being 90 days behind in maintenance fees and were not
even notified that they were delinquent as stated in the
regulations.
A. Your membership in the Association as a member in good
standing provides you many privileges, one of which is a reserved
parking space assigned to your unit and a share of the visitor
parking spots on a first come basis. Assessment due dates are
published and are honored by many unit owners. Only after a unit
owner becomes seriously delinquent and has made no attempt to
catch up, the account is turned over to a collection attorney
because, as history has recently shown, most large arrears can be
just a small step away from foreclosure and/or bankruptcy. In
either case, all of us as members of the Association will have to
make up and pay for the huge loss of funds. There is a long history
of documented reasonable collection attempts that went into
these two cases. Promises of payment were made only to be
continually broken. Letters to both unit owners trying to collect
the $7200+ and $6300+ owed to the Association were ignored. Only
then were their parking privileges revoked and tow letters sent in
an attempt to elicit some type of payment arrangement. Both were
ignored and went unanswered. When someone doesn't pay, we all
pay. What would you do?
Q. I just heard that residents have had their cars towed because
of only being 90 days behind in maintenance fees and were not
even notified that they were delinquent as stated in the
regulations.
A. Your membership in the Association as a member in good
standing provides you many privileges, one of which is a reserved
parking space assigned to your unit and a share of the visitor
parking spots on a first come basis. Assessment due dates are
published and are honored by many unit owners. Only after a unit
owner becomes seriously delinquent and has made no attempt to
catch up, the account is turned over to a collection attorney
because, as history has recently shown, most large arrears can be
just a small step away from foreclosure and/or bankruptcy. In
either case, all of us as members of the Association will have to
make up and pay for the huge loss of funds. There is a long history
of documented reasonable collection attempts that went into
these two cases. Promises of payment were made only to be
continually broken. Letters to both unit owners trying to collect
the $7200+ and $6300+ owed to the Association were ignored. Only
then were their parking privileges revoked and tow letters sent in
an attempt to elicit some type of payment arrangement. Both were
ignored and went unanswered. When someone doesn't pay, we all
pay. What would you do?
__________________________________________________________________
Q. My neighbor says that she heard that MAMCO charges us
$87.50 every time we call in a problem when they are closed.
A. Your neighbor is obviously mis-informed. MAMCO just like our
previous management company (KGMA) has regular business
hours. After hours on weekdays and all weekend, calls are taken
by a dispatching company who logs the call then asks the caller if
it's an emergency (e.g. flooding, potential fire hazard, a danger to
life and limb, electrocution hazard, etc.)or just a routine matter. If
the callers response is that this is not an emergency the call is
logged by the dispatcher and collected the next business day by
the maintenance department to be addressed. If the caller states
that it is an emergency, only then is an on-call MAMCO employee
notified who will in turn contact the homeowner to define the
problem in order to determine what course of action is necessary.
That MAMCO person is on-call all night long until the office
re-opens and all weekend Friday until Monday and just like most
service persons is on overtime pay. The bottom line is that if
there is no emergency stated, an emergency page is not sent to
the on-call person so there is no added cost to the Association. In
the case of a bona fide emergency the $87.50 is a bargain to
protect life, limb or property.
Q. My neighbor says that she heard that MAMCO charges us
$87.50 every time we call in a problem when they are closed.
A. Your neighbor is obviously mis-informed. MAMCO just like our
previous management company (KGMA) has regular business
hours. After hours on weekdays and all weekend, calls are taken
by a dispatching company who logs the call then asks the caller if
it's an emergency (e.g. flooding, potential fire hazard, a danger to
life and limb, electrocution hazard, etc.)or just a routine matter. If
the callers response is that this is not an emergency the call is
logged by the dispatcher and collected the next business day by
the maintenance department to be addressed. If the caller states
that it is an emergency, only then is an on-call MAMCO employee
notified who will in turn contact the homeowner to define the
problem in order to determine what course of action is necessary.
That MAMCO person is on-call all night long until the office
re-opens and all weekend Friday until Monday and just like most
service persons is on overtime pay. The bottom line is that if
there is no emergency stated, an emergency page is not sent to
the on-call person so there is no added cost to the Association. In
the case of a bona fide emergency the $87.50 is a bargain to
protect life, limb or property.
| ©2008 Woodlake at Kings Grant Condominium Association Inc. All Rights Reserved. |
Q. I can see all of the work that is being done to improve
Woodlake after many years of just patching things. I really love it
here but, I hear so much about how you are fining people for little
things and even towing their cars because they put flowers in the
front yard. Why do we have to have so many rules?
A. Many misleading pieces of information and unfounded rumors
are thankfully being brought to our attention. Harmony and
understanding is essential in a "close quarters" community like
ours. When Woodlake was constructed in the mid 80's many of
the written guidelines were the result of little or no experience in
many of these matters. Over the years many newer communities
had the advantage of more "modern thinking". We have
addressed many of these in the past year by amending and/or
relaxing many old rules to permit you to personalize your
surroundings (within reason) as long as your neighbor's rights or
the structural and/or water tight integrity of the building is not
compromised.
Your Association Board is committed to the preservation of your
investment, safety and quality of life and, remember we live here
too. That being said, if you want more insight on community
association living and how mis-information and unfounded
rumors can negatively impact a community like ours, please click
on the link below.
Woodlake after many years of just patching things. I really love it
here but, I hear so much about how you are fining people for little
things and even towing their cars because they put flowers in the
front yard. Why do we have to have so many rules?
A. Many misleading pieces of information and unfounded rumors
are thankfully being brought to our attention. Harmony and
understanding is essential in a "close quarters" community like
ours. When Woodlake was constructed in the mid 80's many of
the written guidelines were the result of little or no experience in
many of these matters. Over the years many newer communities
had the advantage of more "modern thinking". We have
addressed many of these in the past year by amending and/or
relaxing many old rules to permit you to personalize your
surroundings (within reason) as long as your neighbor's rights or
the structural and/or water tight integrity of the building is not
compromised.
Your Association Board is committed to the preservation of your
investment, safety and quality of life and, remember we live here
too. That being said, if you want more insight on community
association living and how mis-information and unfounded
rumors can negatively impact a community like ours, please click
on the link below.
| Posted in the order received (oldest first) |
Q. I was told by a lot of my neighbors that they heard that we
were going to have a big increase in our dues in 2011 of up to 50
to 60 dollars per month. I just received the mail with the 2011
budget and the newsletter and the increase was only 5 dollars. I
am living on a fixed income and was scared to death that we
were going to have such a large increase. Why was someone
saying that when it wasn't true? I'll bet it had a lot of people upset
and worried. Thank you.
A. Unfortunately, there are one or two individuals who are
literally manufacturing mis-information that has upset a lot of
residents like yourself with their fabrications and innuendo.
were going to have a big increase in our dues in 2011 of up to 50
to 60 dollars per month. I just received the mail with the 2011
budget and the newsletter and the increase was only 5 dollars. I
am living on a fixed income and was scared to death that we
were going to have such a large increase. Why was someone
saying that when it wasn't true? I'll bet it had a lot of people upset
and worried. Thank you.
A. Unfortunately, there are one or two individuals who are
literally manufacturing mis-information that has upset a lot of
residents like yourself with their fabrications and innuendo.
Q. I wasn't able to attend the last meeting because I was in
Florida visiting. My neighbor said that there was an
announcement that Woodlake recently received some kind of
award. What can you tell me about it?
A. Woodlake received the "Gold Star Community" designation
from the Community Association Institute. What does this Gold
Star Means to Woodlake?
The Gold Star achievement by our community underscores the
fact that our community is managed utilizing the best practices in
community association management.
The Gold Star achievement by a community promotes the fact
that our community is financially healthy and working towards
having adequate reserves for future needs.
The Gold Star achievement means our community has taken the
necessary steps to protect and improve the quality of life and
value of property in the community by following architectural
guidelines and rules enforcement. The Gold Star achievement
enhances the marketability of our community to potential home
buyers by recognizing sound management and community
involvement.
Florida visiting. My neighbor said that there was an
announcement that Woodlake recently received some kind of
award. What can you tell me about it?
A. Woodlake received the "Gold Star Community" designation
from the Community Association Institute. What does this Gold
Star Means to Woodlake?
The Gold Star achievement by our community underscores the
fact that our community is managed utilizing the best practices in
community association management.
The Gold Star achievement by a community promotes the fact
that our community is financially healthy and working towards
having adequate reserves for future needs.
The Gold Star achievement means our community has taken the
necessary steps to protect and improve the quality of life and
value of property in the community by following architectural
guidelines and rules enforcement. The Gold Star achievement
enhances the marketability of our community to potential home
buyers by recognizing sound management and community
involvement.