New Program (Part 4)

As mentioned in the post dated Aug. 13, 2005, Easthill Apts. will soon be participating in the program as well.

New Program (part 3)

These signs are a part of the City of Kent Police Department's new, "Trespass Enforcement Authorization Program" [go to "archives", click on "August 2005" see post dated Aug. 13, 2005 for additional details]. Kenthill Townhomes is one of the first participants in this new program.

New Program (part 2)

The first of several, "No Trespassing" signs have been installed on the property.

A little better (after)

[3 lines]

A little better (before)

[3 lines]

Drainage improvement (after)

With a little bit of effort, it was put back in place.

Drainage improvement (before)

Over the years, this french drain pipe had worked its way out of the ground.

Letter to Kenthill Townhomes Condominiums

The following is a letter which was sent to our property manager for Kenthill Townhomes:

June 13, 2005

Ms. Nancy LeMay

Kenthill Townhomes Condominium

Dear Nancy:

The referenced risk survey, conducted on 04/05/05 has identified certain conditions that warrant your prompt attention. To help you correct these conditions, we have formulated the enclosed recommendations for your implementation.

We recognize that a policy holder sometimes cannot comply immediately. For that reason we ask that you prepare your compliance plan and send it to us by 08/01/05.

Please complete and return the enclosed form. Use the line following each recommendation to explain (1) your compliance plan, (2) the approximate dates of compliance, (3) and who is doing work.

We neither represent nor warrant that our representative has detected every adverse condition or that these recommendations address all such conditions. Consequently, your normal management and maintenance activities should not necessarily be limited to those conditions identified by our survey.

Thank you for your cooperation. Please call your agent if you have any questions.

Very truly yours,

Underwriting Department

Small improvements (after)

In 2005, a board member went to the nearby craft store and purchased a small amount of paint that matched the correct colors for our signs. The cost was minimal ($2.50 + $2.50). A ladder was obtained and the new paint was applied.

This week, with the assistance of another Board member, the two colors of paint were applied to the remaining signs that required it on buildings throughout the condominium complex.

Small improvements (before)

In 2003, it was noticed that many of the letters on our buildings were in poor condition, and some were actually unreadable. In 2004, bids were requested to replace the signs. Estimates as high as $42.00 a sign were received.

Progress [14]

Unfortunately, it has become apparent that we have trespassers from time to time coming through the Easthill Apts./Kenthill Townhomes property plat. We have a large number of single women living at Kenthill Townhomes. In addition to this, there is a large population of elderly people here as well. Both these two groups need to be able to park their vehicles as close as possible to their units to carry items from their vehicles to their homes in safety. It is a proven fact, demonstrated in countless studies over several decades that nothing discourages crime, be it theft, burglaries, break-ins, or larceny better than adequate lighting. Having investigated this problem for over twelve months (this included many estimates involving several contractors) we have concluded negotiations with a contractor, and the repairs to our lighting at this area of our property will begin shortly.

Progress [13]

As mentioned above, the underground wiring around our complex has been deteriorating over time and has been a source of expense over the past several years. The walkway lighting near the northeast corner of our property has recently been upgraded. The southwest corner of our property has been experiencing the slow deterioration of the lighting since late 2003, and it has now reached the point where that part of our complex has no walkway lighting in the front area nor the backyard area (between the buildings) at all. [The only lighting in that area of the complex now is from the halogen lights, one on each building]. In late 2004, the Board began investigating the problem and obtaining competitive bids to repair the lighting.

Progress [12]

This is not to say that both of these priorities can not be combined and cannot go hand in hand. If contractors know that a condominium complex is thinking of doing a project at some time in the future, they are often willing to come to acceptable terms at a lower cost. One example of this would be the recent parking lot stripping project. This project was first placed in our budget in 2001. It had to be postponed because of other unexpected problems, but was finally done in 2005 at a huge savings. Installing good quality fencing that will last for many years is another example of a safety related project.

Progress [11]

We know from experience that by planning to do a project (by investigating the project, interviewing prospective contractors, and negotiating a good price to do the project), Kenthill Townhomes has been able to accomplish many projects over the last several years at substantial savings and with good quality results. [One example of this would be the drainage project near the northeast corner of our property. Initial estimates obtained were astronomical]. But together with this aspect of looking at things, we must always weigh a project with respect to the issue of safety. When prioritizing projects, the safety and security of the homeowners and tenants of Kenthill Townhomes must always come first.

Progress [10]

If you have been viewing the kenthillblog (esp. “archives”, under “July”), you have read about the many improvements that have been made and the considerable expense that Kenthill Townhomes homeowners have invested in the buildings and grounds here at this complex. We have made a commitment via a signed, long-term contract to have two roofs replaced every year until all 15 roofs are complete. A painting project was undertaken beginning in 2000. Numerous repairs and restorations were required before the painting began (this at a cost of $5842.00). The actual painting of the buildings did not begin until 2002. Assuming that 15-year paint was used, we know that, for example, we will have to prepare to do this project at some appointed time in the future (and therefore, to begin setting money aside to begin and complete that project).

Progress [9]

The question remains as to what this might mean in terms of our future and how do we prioritize the items we decide we will need to address over the long term.

Progress [8]

Everyone's value of their unit has risen over the past several years. It is reasonable to “reinvest” a portion of that increase in value back into the buildings which contain everyone’s individual unit. We do not need to try to make Kenthill Townhomes into a luxury condominium complex. On the other hand we cannot continue to allow the buildings that we each own in common continue to deteriorate. We must maintain them at reasonable level. To do otherwise, in time, when the day arrived for each one of us to sell our unit, we would not nearly obtain the price we might otherwise have received.

Progress [7]

It has been difficult to predict and budget how much funds to set aside for plumbing problems. Each year we have to repair or maintenance some aspect of this part of our property (including outgoing water problems). We have many problems with the hose bibs on many of our buildings as well. Even though we have buildings which have five and as many as six units to them, sometimes only one of the hose bibs is in good working order.

Progress [6]

We have experienced numerous problems with our outside lighting during the past decade. This has been especially evident with it comes to the electrical wiring which was buried underground at that time and which supplies electricity to the lighting around our walkways and parking lot areas. It has been deteriorating over time and repairs to it are no longer cost-effective; it must be replaced completely.

Progress [5]

We have problems with water intrusion on many of our buildings (especially the one-bedroom units). This most often occurs on the ends of the buildings (often around the windows), but is not limited to this area.

Progress [4]

If you walk around and look closely at our buildings you will see many instances of the wood siding buckling and bulging. This is especially true at the places where two pieces of siding meet and is covered over with a piece of trim. No caulking was used during construction.

Progress [3]

T-111 wood siding was a popular building material in the West during that time period. The life expectancy of T-111 wood siding is typically 20 years. This does not reflect or take into consideration the climate of the Northwest which considerably lessens this expected lifespan.

Progress [2]

Kenthill Townhomes was built in the mid-1970’s [The joint access and easement agreement was signed in 1973]. Our buildings therefore are over 30 years old. They are starting to show their age in many ways.

Progress [1]

During the past several years, Kenthill Townhomes has seen many improvements. A short list of these improvements would include the painting of our buildings, a chain-link fence along buildings A through E, a wood fence between buildings I and J, drainage and improvement projects between buildings I and J, a drainage project near the north west corner of Building 0, and a drainage improvements project at the parking lot at the north east corner of our property.

New Program

A Board member has been investigating the issue of people trespassing on our property for many months now. Discussions have occurred between Officer Paul Peterson of the Kent Police Dept., the Kenthill Townhomes Homeowners Association Board, .and Suhrco Residential Properties. The Kent Police Dept has recently instituted a new program to address this city wide issue. A Board member has met with Officer Peterson, exchanging paperwork and information, and has signed up Kenthill Townhomes to be one of the first participants of this new program. Soon, the new signs mentioned below will be installed.

The following are excerpts from the form required to sign up for the new program:

Trespass is when a person knowingly enters or remains of unlawfully in or on the premises of another. First degree is in a building. Second degree is in on any other premises. Premises is any building, dwelling or any real property (for example, land).
A person, “…enters or remains unlawfully…” in or on a premises when he is not licensed invited, or otherwise privileged to so enter or remain

The Kent Police Department has instituted a “Trespass Enforcement Authorization Program. This program invites officers of the Kent Police Dept. to:

(1) Enter your business property during non business hours to determine whether individuals found there have a legitimate business reason to be on your property.
(2) If the officer as probable cause to believe that the person is trespassing, the officer may ask the person to leave the premises, or arrest the person for trespassing, and/or other crimes as appropriate.
(3) If the officer makes an arrest, the officer will list you as a witness in the case based on of the information you provided in this authorization.

This program does not increase the police patrolling of your property.

To participate in this program you must:

(1) Complete and sign the Trespass Enforcement Authorization Form. The original of this form must be on file at the Kent Police Station. In this form you:
(a) Appoint all Kent Police Officers as your agents for the purpose of enforcing trespass law.
(b) State that no one has permission to use the property during nonbusiness hours for any purpose not directly and clearly related to your business.
(c) State that you will testify in court if called to do so.

(2) Post “No Trespassing” signs at the logical entry points to your property, driveways, and sidewalks.
.
(3) Testifiy in court if called on to do so.

All Kent police officers will be notified when the completed Trespass Enforcement Authorization form is at the Kent Police Station and “No Trespassing” signs are posted.
These signs must substantially state, “Trespassing prohibited. No loitering. Violators Subject to Arrest and Prosecution”. [“Kent City Code 9.02, RCW 9A.52”]

[Our signs have been purchased through the Kent Police Employees Benevolent Association.]

Discussions have also occurred between Kenthill Townhomes and Easthill Apartments regarding this issue, and they also expressed an interest in participating in the program.

Auditor's Report (Part three)

These are additional excerpts and comments and are typical of the statements made in the Independent Auditor's Report (on the last page of the Report) for the past several years.

Future Major Repairs And Replacements
The Association has not conducted a study to determine the remaining useful lives the components of common property and current estimates of cost of major repairs and replacements that may be required in the future. The Board has also not developed a plan to fund those needs. When replacement funds are needed to meet future needs for major repairs and replacements, the Association has the right to increase regular assessments, pass special assessments, or delay major repairs and replacements until funds are available. Effect on future assessments has not been determined at this time.