Reduced costs

A major tree trimming project which was researched and planned during the summer months, began and concluded just weeks before the December 14, 2006 windstorm, thus preventing much more serious harm, and prevented even higher potential costs with respect to property damage and cleanup.

Building A (south side)

Roof shingle damage.

Building A (north side)

Roof damage.

Cost of the damage

Kenthill Townhomes sustained major damage from three successive windstorms in late 2005 and early 2006. According to our insurance company, costs were nearly $18,000. However, this amount does not reflect those costs not covered by our policy. After our $5000 deductible, we received a check for $13,214. The damage from the most recent windstorm of December 14, 2006 is presently being assessed. Contractors are being contacted to address the many issues and will soon be on the property to do repairs and cleanup throughout the complex.

Between buildings

Underground wiring being installed.

Near the Cabana

More underground wiring being installed.

Re-seeding in the future

Restoration of lawn areas will happen when the underground wiring project is completed.

Water valve project

Water valves were found to be defective at Buildings E, I, J, L, and now, B, during 2006. Costs for replacements averaged between $2,000 and $2,500 each.

Old downspouts

Downspouts are in poor condition and will require replacement (zoom).

Old gutters

Gutters continue to require maintenance.

Major renovation will occur

The sub-contractor for Puget Sound Energy will be installing underground wiring at various places on Kenthill Townhomes property. These will include lawn areas which lead to the transformer vaults (also scheduled for replacement). For a time the grass and some plants will be displaced. Restoration will commence when the project is completed.

Trimming trees

For safety reasons, various trees throughout the condominium complex are being trimmed back.

Heat up, costs down

In 2006, we have had major plumbing problems at Buildings E, I, J, and L. Repair costs have averaged between $2,000 and $2,500 each.
Broken pipes due to the cold weather are also a possiblity. Homeowners are encouraged to keep the heat in their Units to a temperature that will keep pipes from freezing.

Conduit installation

The project involves laying new underground wiring.

Major electrical project started

The project by Puget Sound Energy to replace transformers on the complex is underway.

Repairs underway

Homeowners should walk to Unit R-1 or drive by it and view the extensive dry rot repairs which are being done on the building.

Attorney for the Association

In August, the Attorney for the Association was asked numerous questions regarding the authority of the Board with respect to addressing the safety issues of both the dryer vent cleaning project and the chimney cleaning project under the Kenthill Townhomes new revised Declarations and Bylaws, which were recently passed by the homeowners at the Annual Meeting in March 2006. The following are excerpts from the reply given by the Attorney:

"This is in response to your question regarding the cleaning of chimneys and dryer vents. Yes, the Association may enter units to perform any maintenance work to the chimneys and/or dryer vents. It can also assess the costs of such maintenance back to owners.
"Section 13.8 provides that the Association may designate certain objects or appliances in owners' apartments that pose a particular risk of damage to other apartments and/or common area as "High Risk Components."

"Section 13.8.2(a) states that the Board can require inspection of High Risk Components at a specified time.

"In the event the owner does not cooperate, section 13.8.4(a) states that the Association may enter an apartment and inspect, repair, maintain, or replace the High Risk Component and charge the cost back to the owner as a special assessment, fine the owner and/or sue the owner for injunctive relief.

"As for the portions of the dryer vents and chimneys that lie outside the apartments, owners are still responsible for their maintenance. Section 11.3.1 provides that "owners are responsible for maintenance, repair or replacement of any plumbing fixtures water heaters, fan, air conditioning, heating or other equipment, electrical fixtures or appliances which are located in his or her apartment, or which are for the sole and exclusive use of his or her apartment, whether located in the Apartment or in the Common or Limited Common Areas."

"Since the dryer vents and chimneys are not shared, owners are responsible for their maintenance and any work performed by the Association can be charged back to the owners.

"Please ensure that owners are given advance notice of the entry into their units to conduct the maintenance. The notice should include the date and approximate time of the entry. Let me know if you have any other questions."

Fall newsletter (revisited)

Hello everyone:
This Fall Newsletter is intended to give some information about current events and to offer some reminders.

Kenthill Townhomes and Easthill Apartments share the electrical wiring and transformers that provide electricity to both of our properties. The deteriorated underground cables that feed power to our shared transformers have caused power failures during the past several years. These cables are the property of Puget Sound Energy and are the original cables and transformers with an estimated age of 35 to 40 years old.
Upgrades to of our electrical supply and equipment, cables and transformers have been scheduled to begin in late 2006 by Puget Sound Energy. These upgrades are the responsibility of Puget Sound Energy to provide. The equipment and materials are the property of Puget Sound Energy, and they have full easement and access to all our property plat in order to do the work. Power outages will occur while the work is being performed.

As everyone may remember, the Board stated several times to homeowners at many times during the past twelve months that the Board would be giving the homeowners an opportunity to review the first draft of the new Kenthill Townhomes Rules and Regulations. In October, we will give the homeowners an opportunity to look at this new draft. At the October homeowners meeting, homeowners who are in attendance (no copies of the draft will be mailed out) may review copies of the document and propose suggestions and make comments.

[Editor's note: The October 23 meeting has been rescheduled to October 30th due to illness.]

Responsibility (After)

The City of Kent was persuaded that it was their responsibility to maintain the area in question.

Responsibility (Before)

The following excerpt from a letter was part of a series of correspondence which included e-mails and several telephone calls between a member of the Board and various departments within the City of Kent. It was a part of an effort to determine responsibility with respect to certain trees, vegitation, and other growth at the southern most part of the Kenthill Townhomes property plat.

"I have a question regarding the responsibility for the maintenance of trees. Kenthill Townhomes Condominium complex is located on the east hill of Kent. It is roughly located on the corner of SE 256th Street, 106 Ave SE, and 109Ave SE. Please view the attached photos. The photos are taken facing eastward, with the street (SE 256th Street) on the right. The question I have is about the responsibility for keeping the branches of the trees shown in the photographs trimmed back. We have received complaints from people who are concerned about the overhanging branches, some of which reach far out into what may be considered the sidewalk (although there is not really a sidewalk there, as you can see). The light gray fence in the photos is the property of Kenthill Townhomes. It is located on the east-west property line of Kenthill Townhomes. The trees in question whose branches are intruding onto what is being referred to as a sidewalk are clearly located on the south side of the fence. They are therefore not on Kenthill Townhomes property. It is my understanding, that in the past, the trimming of these trees has always been done by the City of Kent. Is this understanding correct?"

Preparing for the work

Puget Sound Energy is preparing to replace some underground wiring as well. Some of the work may be outsourced. [Remember: there will be power outages during this long project].

Criminals

There have been three forced entries over at Building K and Building L. All three occurred while the homeowners [two women in 2 Units and one man and woman in 1 Unit] were upstairs. A computer was stolen. Several vehicles near M, N, and O have been broken into. This past weekend there was a breakin at a Unit at Building Q.

Please keep watch on all our building and grounds for trespassers and for any suspicious behavior. Call 911 immediately; do not attempt to confront these individuals (as some homeowners have done). Due in part to the high volume of complaints earlier this year, police patrols were increased; that needs to happen again.

Two issues

I want to address two things. In September, we had some good news. Four people who were over 90 days delinquent in the payment of their homeowner dues decided it was in their best interest to move on from Kenthill Townhomes. The result of this was that our financial situation improved greatly, moving us out of the five digit deficit and into the four digit deficit status.

[It would be very useful if I were able to elaborate at length on the details of the above statements, but privacy and legal issues prevent me from doing so. But suffice it to say – our new, revised Declarations and Bylaws have proved to be very powerful tools in the process of dealing with delinquencies, liens, and foreclosures].

The second issue I would like to address is the Reserve Study. It would be inappropriate to make too many statements on the internet. The Reserve Study is a very large document. Preparing it took many months and many hours of interaction, feedback, studying, and information gathering on the part of the vendor, countless contractors, and question and answer sessions with Board members. Having said that, the Reserve Study is only a guide. It is a very useful guide, but only a guide. It does not dictate, nor will it dictate, future actions and decisions. It came with useful tools which can be used to manipulate data to produce various current and future outcomes. The Board has spent many hours reviewing the document. It has proved to be very helpful in the short time that it has been implemented in assisting with composing a rough draft of future projects and issues which will need to be considered in the short term future and the long term future.

Graffiti

A Board member discussed the problem with the fence company. A sample piece of the plastic slats used on the fence was provided. After several visits to local hardware stores, a good paint match was obtained. A small amount of paint was purchased. The paint was carefully hand-applied so as to blend in with the fence slats.

Vandals

Graffiti on the northeast fence.

Plumbing problem 9

Plumbing problem repaired (two day job)..

Plumbing problem 8

A plumbing problem was discovered at Building L. This is the fourth major plumbing problem this year. The leak at this site appears to be far and away the worst one so far.

New dryer venting

New dryer venting piping (and bathroom venting piping ) installed. Cost may be as much as $695.00 (does not include the cost of a new bathroom fan & heater + labor).

Old dryer venting

Old dryer venting pipes may have become disconnected [spewing dangerous flammable lint around the upstairs attic crawl space area]. (bathroom venting pipes also shown).

Safety project

There was a fire in Building E in 2004. Because of legal and privacy concerns, little can be written about it on the internet. But it can be stated that the fire cost Kenthill Townhomes Homeowners Association approximately $14,000.
Safety with respect to homeowners and community property will always be a priority.
Two, separate, distinct projects are being discussed. One is the cleaning of chimneys. The other is the cleaning of dryer vents. They should not be blended.
In the interest of brevity, the two projects were announced and their respective requirements cited in the posting placed on mailboxes and homeowners doors.
Every year, past Boards have instructed the property management company to send a letter to all 82 homeowners. This letter instructed homeowners of the need to have their chimney cleaned and inspected and to provide the Association with proof of such. [If a homeowner had their fireplace removed, etc., a statement to that effect was requested as well]. Few did.
A new approach to resolve this safety issue is being implemented. Taking no action is not an option. Since few homeowners responded to the survey, the Board requested bids for the inspection and cleaning project. Competative bids which included specific requirements were provided by contractors. A list of those units with working fireplaces was made. Homeowners may continue to provide the Association with proof of cleaning and inspection (if no fireplace exists, the same procedure mentioned above applies). A list will be made of those homeowners who wish to continue with the old system and choose to send in their documentation.
When all information is sent in, the remaining units will be placed on a list. They will be cleaned. Homeowners will be billed.
The group rate obtained by the later system will undoubtably be considerably less than could be obtained by an individual homeowner negotiating with these (or any) contractors.
The dryer vents will be handled in accordance with the Declarations. The dryer vent project only applies to the two bedroom units (on the one bedroom units, the dryer hose exits downward and out the side of the building). Access to this area is obtained by entering the homeowners Unit and by proceeding through the attic crawl space, which typically only exists at two Units in the two bedroom buildings (this is due to the existance of the two firewalls in each Building). Although according to the Declarations, the Association has a right to do this in such circumstances, coordination and cooperation is necessary (and may prove difficult at times).

Curb Project [four]

After.

Curb Project [three]

During.

Curb Project [two]

Safety hazard. [see 12" spike, center of photo, no longer fastening the wooden curb].

Curb Project [one]

Before.

What doesn't work

What works

Written Consent to Amend

Several homeowners have asked, “Why do I need to sign the “Written Consent to Amend?” What difference does it make?"

It will be a whole lot less expensive if you and everyone signs the “Written Consent to Amend” form. At some point in the future, probably sometime after we have finished re-roofing the last of the fifteen roofs, we will begin to replace all the windows. It will be much less expensive if we have them all done at once, one building at a time, one (or two) building per year, similar to the way we are contracting to have the roofs installed, compared to if an individual homeowner would have them installed. We will be getting a group rate; this will help keep the dues down. Almost all of the dryrot which has been discovered has been found near or around the windows. According to the several contractors who have either made dryrot repairs or attempted dryrot repairs [some repairs, despite more than one contractor working on them, have not been successful, and complete window replacement has been necessary], this fact is due to poor building practices in the 1970’s, poor installations, poor caulking in these areas, and poor and inadequate (not painting enough throughout the years) painting jobs.

Plumbing problem 7.

These major plumbing repairs are time consuming and expensive. They require coordination between Kenthill Townhomes [via Suhrco Residential Properties], Easthill Apartments, the City of Kent, the Kent Fire Department, and the plumbing contractor involved.

Plumbing problem 6.

A major plumbing problem was discovered at Building I [leak].

Plumbing problem 5.

A major plumbing problem was discovered at Building J [leak and also damaged water valve].

Correcting a mistake

The statement concerning the fact that the maintenance of entry doors and screen doors are the responsibility of the Association (which was made by the Attorney for the Association) was first communicated to homeowners on the 06-27-05 monthly meeting minutes which were distributed in July. It was also elaborated on in a post on the blog on Sept. 3, 2005. Later on in October, this information was distributed to all 82 homeowners in a flyer which was placed on the doorsteps of units (or mailed to off-site owners). [The topic had been brought up by two homeowners at previous Annual Meetings in 2003 and again in 2005].
Here is the blog post dated September 3rd, 2005:
[Mr. Sundberg is discussing the old Declarations]:
Saturday, September 03, 2005
Attorney answer
“Hi, Tom.”Good questions. There is no specific section of the Declaration that states exterior windows and screen doors are common areas. Rather, these are legal interpretations based on the words used in the Declaration.
”In your case, it is necessary to review the sections of the Declaration pertaining to the boundaries of Apartments in connection with the description of common areas to determine whether exterior windows and screen doors should be considered part of an Apartment (and therefore be the responsibility of the individual owners) or be considered common areas (and therefore be the responsibility of the Association).
”Common areas are defined in Section 5.01 of the Declaration as “all parts of a building, except for the Apartments as defined by section 4.01, and the land.” Thus, if exterior windows and screen doors are not included in the boundary of an Apartment, as defined in section 4.01, then they are by default common areas.
”Legally speaking, an Apartment is essentially nothing more than a box of air. Its boundaries are defined in Section 4.01 Boundary of Apartment as follows:
”The apartment boundaries are the interior surfaces of the perimeter walls, floors ceilings, windows and doors and the apartment includes the airspace so encompassed except that any . . . structural or other mechanical parts of the building contained within a wall which is included in the perimeter of an apartment shown on the plans shall be part of the common area to the point of the surface of such wall . . . . (emphasis added)
”At most, the interior finished surface of the window frame (i.e. paint) is included within the boundary of an apartment. As a result, if the interior trim on a window frame needed to be painted it would be the responsibility of an individual owner. However, the window frame and all structural components of the window are common areas and thus the responsibility of the Association.
”Screen doors are clearly outside of the Apartment boundary and are therefore also common areas and the responsibility of the Association. Under the same analysis, it is clear that exterior doors are part of the common area building structures and the Association’s responsibility.
”Keep in mind, however, that if all exterior doors in the condominium need to be replaced as indicated in your email, through economies of scale, it should be much cheaper for the Association to have the work done all at once than to have the individual owners contract separately to have each door replaced. So maybe this isn’t so bad after all.
”Let me know if you need anything else.
Kris Sundberg”
------------------------------------------------------
In 2006, when the new, revised Declarations were made, a list of those items that were designated, “Limited Common Areas” was written. Limited Common Areas are those areas that still belong to the Association (they belong to all of us, in common), but which are set aside as areas that the homeowner is responsible for maintaining. Windows, exterior doors, and screen doors were included in this list. This was a mistake.

Each homeowner was sent a copy of the new, revised Declarations in April. The paragraph is Section 7.1.2. on page 14.On June 16th, homeowners were sent a letter explaining the mistake .

The paragraph Section 7.1.2 will be replaced with one that leaves out windows, exterior doors, and screen doors, thus making them “Common Areas” again, and the responsibility of the Association to maintain. By signing the “Written Consent to Amend” and sending it in, homeowners correct the mistake which was made.

Highland Park

The new condominium complex which is located next to the Dairy Queen is called, “Highland Park”. The telephone number on the sign in front of the property was called and any information they had about the property was requested. The receptionist replied that construction had been delayed but would commence within the week. A representative from the City of Kent replied to an e-mail and stated that the owner intended to build a fence separating our two properties.

Building Representatives

With the passage of our new, revised Declarations and Bylaws, and with the passage of the Resolution establishing a Building Representative Committee, we now have the ability to have Building Reps again. If you are a Kenthill Townhomes homeowner and would like to volunteer to be the Building Rep for the building in which you live, please contact a Board member. Your assistance would be greatly appreciated.

Summer newsletter

Hello everyone:

This Summer Newsletter is intended to give some information about current events and to offer some reminders.

We continue to struggle with parking issues. We have 15 buildings in our condominium complex. Some buildings have virtually no parking issues, others have some parking issues, and for a few buildings it is an ongoing problem which is of great concern to those residents living there. There is no other way to address this problem fairly than to continue to enforce all the rules and regulations as they are written for all 82 homeowners in all 15 of our buildings.

With the passage of our new, revised Declarations and Bylaws, we now have the ability to tow vehicles again which are not in compliance with the House Rules. A total of three vehicles have been towed so far. The first requirement of the House Rules with respect to vehicles is that every vehicle must display a Kenthill Townhomes Parking Tag.

If you are a homeowner or a tenant at Kenthill Townhomes, please, please, please make sure you have a Parking Tag displayed on your vehicle(s). Parking Tags can be obtained by contacting a Board member. By the end of the summer, all vehicles not displaying valid Parking Tags risk having their vehicle towed. It is the only way.

A related problem is the matter of not having adequate information on all our homeowners. The Kenthill Townhomes Owner/Tenant Information Sheet is very important for the Association and for the property management company. This information is kept confidential – but is essential to managing a property. It has all the information for contacting individuals in an emergency regarding leaks, etc. It also includes information regarding emergency contacts for individual owners in case there is a need such as earthquake, fire, injury, etc. If you have not already done so, please fill out and send in the attached Suhrco form. Do not assume that because you have lived here, that this information is already recorded. Our old management company did not give the new management company complete information files during the transition in 2005. Never send in any information to Suhrco along with a monthly dues payment, as monthly dues payments go directly to a locked box, and from there directly into our account at the bank.

There have been several thefts and car prowls on the property. Residents may wish to inquire at the local hardware stores about locking devices for their sliding glass doors.

The City of Kent recently revised the codes with respect to smoke detectors making smoke detectors a requirement for condominiums.
[The Deputy Fire Marshall for the City of Kent was a source for information regarding this issue. Mr. Nadir informed the Board that, in fact, smoke detectors are a requirement. Pressed on the matter, he was asked if condominiums are treated the same as apartment complexes, with respect to this specific issue. He replied, quote: “Yes, smoke detectors are required in condos. They are a requirement, whether it is a private occupancy or not.” End quote.]

If you are having someone do remodeling in the interior of you Unit, please make sure they understand that objects such as doors, stoves, refrigerators, and remodeling materials are to be disposed of off-site. Information regarding the location of water valves for each building may be found in the interior of the utility shed attached to each building (in addition to the water key tool used for turning the water on/off for each building).

Please break down any cardboard boxes before placing them in the recycle bins. Only those materials listed on the exterior of the recycle bins may be placed inside.

Yards are Common Areas and are not to be used for sporting events. Activities such as volleyball, badminton, mini golf, etc. are prohibited.

Please walk any pets in areas away from Kenthill Townhomes. The landscaped areas are Common Areas as defined by our Declarations, and are not the potty areas for pets.

More towing

Third vehicle towed.

Towing ongoing

Second vehicle towed.

Fence posts repaired

A few fence posts were repaired near Building M.

Plumbing problem 4.

The work will require several periods of no water.

Plumbing problem 3.

Repairs will be labor intensive.

Plumbing problem 2.

A leak was found near the water valve.

Plumbing problem 1.

A major plumbing problem was discovered at Building E.

Expensive dryrot

Specialized work involved.

Extensive dryrot

Extensive dryrot throughout the complex.

Steady increase

At the meeting in March, it was stated in the Treasurer's Report (see post below):

"However, the number of delinquencies over 90 days has continued to steadily increase since then and into 2006. For the period ending March 27, 2006 we now have a monthly deficit of $12,445".

For the period ending April 24th, 2006, that figure is now up to $14,802.

Homeowners and the court system

Questions were asked at the recent homeowners meetings regarding homeowners who do not pay their homeowners dues.

Question: “Why does it take so long to eventually get these homeowners to move out of Kenthill Townhomes?”

Answer: First there is a letter. Then there is a letter with a fine. Eventually, after 90 days, a lien is placed on the Unit. From that point on, it is not cost effective to pursue the homeowner. Collection agencies are prohibited according to our old Declarations as well as our new Declarations. During this time, until the next step, the only option available to the Association is to take the homeowner to small claims court. However, even if the Association wins, and it is not guaranteed that they will, they still have to obtain the money form the homeowner. And the homeowner may not be willing, or even able, to pay. When the amount owed reaches $1000, it becomes cost effective to begin again with the Attorney for the Association, and begin the legal steps to foreclose on the Unit.

From this point on, it becomes a matter of legal steps, a series of back and forth legalities, whereby the Attorney for the Association and the homeowner go back and forth with the foreclosure process. A foreclosure is filed. A stay of foreclosure is filed. A filing to forego the stay is filed. A request to make payments is requested. A request to make payments is denied. A check may be sent. The check may not be honored (bounced). A request for an extension is filed. The request for an extension is denied. Even when the Association wins, the courts are so far behind in cases in backlog, that it may still take an enormous amount of time to get it through the system. [Many, many people are filing for bankruptcy]. By this time, the homeowner may owe Kenthill Townhomes Homeowners Association thousands and thousands of dollars in back dues.

Eventually, there is a Sheriffs sale, and the homeowner is evicted from the Unit. Then there is a Trustees sale. This is where the Unit is placed up for sale by the bank or the mortgage holder. Then the Unit eventually sells.

Walk-Thru completed

Kenthill Townhomes Board members completed the first official Walk-Thru of 2006. The entire property plat was walked, all 15 buildings were looked at, and every one of our 82 units were examined both front and back. Numerous notes were taken. Suhrco Residential Properties will be instructed to send out several letters to homeowners with respect to many issues. In accordance with our House Rules, some of these will incude fines (due to ongoing non-compliance).

The attached photo is not one of the Board members performing the Walk-Thru, but a reminder to not feed the animals.

Parking rules will be enforced

Sunday afternoon, a Board member drove around the entire condominium complex checking on the vehicles that were parked. Two things were looked for on vehicles. One, if they had a Kenthill Townhomes Parking Tag hanging from the rear view mirror. And two, if they had current, valid Washington State license tabs applied to the license plate.

About half of the known vehicles which are parked at Kenthill were in our parking lots when the drive thru occured. This means that about another half were off the premises and being driven by the homeowner or tenant. It is unknown if those vehicles are displaying the requirements as designated by our House Rules.

It was quite a lot of work in terms of writing parking violations. It consists of going up to each vehicle, obtaining the pertinent information, walking back to the car, writing out a violation, placing it in a zip-lock bag (to keep the ticket dry), and then placing it underneath the windshield wiper blade. Assuming there are 82 homeowners, with at least one if not two vehicles each, more than 21 parking violations were easily dispensed in the space of several hours.

First car towed

With the passage of our new, revised Declarations and Bylaws we now have the authority to tow, and our first vehicle was recently towed away. Parking rules will be strictly enforced. Parking tags must be visibly displayed on all vehicles (they attach underneath the rear view mirror). If you need a parking tag, please contact a Board member.

The April Newsletter

APRIL NEWSLETTER

Here are a few reminders:

We are only a few months away from the opening of the swimming pool season here on the complex. Please obtain your 2006 pool keys, tennis court keys, and Cabana rental information from the staff at Easthill Apartments. Reports of vehicle break-ins and theft have increased. If shutting off the water in a building is required, it is necessary to notify all the homeowners/tenants affected. Water keys are located in the small shed attached at the end of each building. With the passage of our new governing documents, Building Representatives are permitted. Please consider volunteering; more about this sometime in the Summer.

As was stated in the recent letter to all homeowners, the Board will be reviewing our Kenthill Townhomes House Rules in order to make some necessary changes. Until they are revised, our current House Rules remain in effect. If you do not have a copy, please contact our property management company to obtain one. The House Rules of condominiums are in place for the benefit of everyone who lives in them and their enforcement helps all have a pleasant and peaceful place to live.

Some things to keep in mind:

The Board instructs the property manager to write letters concerning violations. It takes a quorum, 3 Board members for a motion to carry. If the problem continues, fines are issued until the problem is corrected. The Board will be doing walk-thrus again.

Typical things we will be looking for:

Cluttered limited common areas: Not a place to store items. Neither in the front of the Unit nor the back patio area.
Furniture, appliances, and other large items are not to be placed in the dumpsters nor left near them.
The Board continues to receive complaints regarding noise. Observe the Kenthill Townhomes quiet times (between 10:00PM and 8:AM).
Vehicle violations. House Rules with respect to parking will be strictly enforced. If you do not have a parking tag, contact a Board member. House Rules with respect to parking will be strictly enforced.
Damaged screen doors or screens off the track.
Pet violations [Our rules are taken from the City of Kent law or King County law]. No more than 3 per household. Not more than 30 pounds. Quiet pets (applies to birds, too).
Pick up pet feces immediately. All cats are to be indoor cats. [enacted in 1997 House Rules]. All cats.
Other animals: Do not feed the squirrels, ducks, etc., creates a mess, landscapers blow it around when they mow the lawn, the mess lowers everyone’s property value.
Nothing is to be attached to the buildings. Nothing. Nothing. It’s common area. Or limited common area. Please read the letter from the Attorney for the Association regarding this issue.
Satellite antennas. Installation is permitted according to Federal law. Regulation of that installation is permitted by that same Federal law.
Entry and patio light coverings are to be “globe” style. Nothing else.

Each unit has one (1) assigned reserved space and the right to use a second unreserved stall in the complex. Each unit is limited to two (2) cars, properly licensed and fully operable, parked, NOT STORED on premises.

1. Parking is allowed in designated parking spaces only. Vehicles will be towed at the owner’s expense if:
a. Vehicles are parked using more than one space (width and length);
b. Vehicles are parked in unmarked spaces (fire lanes, driveways, medians);
c. Vehicles that are double-parked;
d. Unauthorized vehicles that are parked in a resident’s reserved parking space.

2. Inoperative vehicles (including vehicles with expired license tabs or plates, or no license plates) will not be allowed to remain on the premises more than 72 hours. Violation will result in towing at owner’s expense.

3. Owners/tenants must register their cars with the property management firm.

4. Parking permits must be displayed in the vehicle. The tags are assigned to each unit and should remain with the unit when residents move out.

5. To obtain parking tags, contact a member of the homeowner’s Board. The charge for replacement tag is $5.00.

6. Visitors must use parking spaces not designed reserved. After seven (7) days, visitor parking must be approved by the Board.

7. Motorcycles will be considered individual motor vehicles and must be parked in marked parking spaces. Motorcycles cannot be parked on patios or on front walkways.

8. No automobiles, trailers, boats, campers, motor homes, commercial vehicles over 1 ton g.v.w., Class 8 tractors, over-sized vehicles as determined by the Board shall be parked or stored on the premises.

9. The Board has the right to remove any vehicle(s) from the premises that are deemed to be unsightly, over-sized, constitute a hazard or nuisance, in operable and/or stored. After placing notice on the vehicle for at least forty-eight (48) hours removal shall be done at the expense of the vehicle owner.

10. No car repairs are permitted on the premises. This includes maintenance such as oil changes and brake repairs, etc.

Treasurer's Report

The following are excerpts from the Treasurers Report presented at the Annual Meeting:

To repeat items covered in an earlier handout, in the past few years, the cost to pursue homeowners who either pay their homeowners dues late or do not pay their dues at all has increased greatly. This has had a significant impact on the amount of our Annual Budget, and therefore everyone’s monthly homeowners dues. This cost has taken the form not only of time (letters sent out, together with letters + fines), but also greater than before attorney fees due to the increased amount of filing fees for collection charges (the filing of a lien), foreclosure charges, sheriff's sale charges, and the attending correspondence and paperwork involved.In 2005, the budgeted amount for this problem reached a historic high of $5,000. However, the number of homeowners who either paid their dues late or not at all increased dramatically throughout 2005. The result is that we depleted this line item of $7,500 by the end of the year 2005.

As had been mentioned in handouts distributed in 2005, Kenthill Townhomes has been averaging over 20 units whose accounts are delinquent over 90 days. The result of this is that our Budget has continually run a monthly deficit of approximately $9,000.00. It was stated in a handout that in October, for example, the figure was $9,644.00.

However, the number of delinquencies over 90 days has continued to steadily increase since then and into 2006. For the period ending March 27, 2006 we now have a monthly deficit of $12,445.

Possible costs

In 2005, repairs were made to the lining/coating/plaster of the swimming pool. As the remaining old lining deteriorates, patching and repairs will continue. At some point in time, an entire re-lining of the pool will have to be done. The last time this was done was in 1993, at a cost of approximately $8000 (Easthill Apts. 60%, Kenthill Townhomes 40%).

More from the President's Report

A total of three majors windstorms swept though our area in December, January, and February, causing significant damage to Kenthill Townhomes buildings, grounds and landscaping. The total cost in dollars amounted to approximately $18,214.58. A claim was submitted to our insurance carrier. After our $5000.00 deductible, we received $13,214.58 to be used to pay for repairs. For more information and pictures go the webblog and click on “December”.

Additional excerpts

Additional excepts from the Annual Meeting [President's Report]:

As I have said, I have met with Easthill Apts staff approximately every six weeks since the 2005 Annual Meeting. Discussions which typically last one hour each, have included many topics which affect both properties, such as the coordination of shared projects (tree trimming, etc.), parking issues, and general sharing of current applicable information.One of the items shared at a recent meeting was in regards to safety concerns. A committee was formed by local businesses. When they had discussed their mutual concerns with one another, a date was set, and the Kent Police were invited to attend. The result was a committed promise to increase patrols in the Kent Easthill area.

Excerpts from the Annual Meeting [President'sReport]

I have met with the manager of Easthill Apts. on average every 45 days, to discuss mutual problems, projects, etc.
One of the issues that has come up is the line of command when reporting problems. Please go through the proper chain of command, channels, etc. when reporting problems or violations of any rules, parking problems, or problems which affect both Kenthill Townhomes and Easthill Apts.
The proper chain of command in the case of Kenthill Townhomes is Suhrco Residential Properties, Inc. If you have an issue, or a problem that needs attention, please contact Nancy LeMay, our Property Manager. That is what we pay them for. [Please do not call me (example – when the electricity/lights went out, etc.).]

A topic at the Annual Meeting

A presentation was made about the possibility of starting a Block Watch program here at Kenthill Townhomes. Easthill Apartments tenants could be invited to participate. A sign up sheet was made available. A printout of the information on the City of Kent's website was made and highlights were discussed [ http://www.ci.kent.wa.us/Police/CrimePrevention/
(click on Block Watch).
No one volunteered to be on the committee.

New Declarations and Bylaws

The 2006 Kenthill Townhomes Annual Meeting was held last night at 7:00PM in the Cabana. By a participation rate of 65% [a new Kenthill Townhomes record], Kenthill Townhomes homeowners passed the new, revised Declarations and Bylaws by a margin of 61%.

Meeting announcement

The 2006 Kenthill Townhomes Annuual Meeting will be held Monday, March 27th, 2006 at 7:00PM in the Cabana. We will be starting promptly at 7:00PM. If you would like, you may come between 6:00 -7:00PM to help us set up chairs and generally socialize. Come, be a part of your community. There will be a lot of information given. The Attorney for the Association will be in attendance. Thank you.

Items stolen

Another car was broken into. Items were reported stolen.

Thefts

Thefts have been reported at the northwest corner of our property. [These have included several outdoor barbeques being stolen].

Revisited

There have been many questions about what will happen if the new revised Declarations and Bylaws do not pass. Basically, to put it as brief as possible, nothing will change. Everything will stay the same as it is now.

We will not be able to legally have Building Representatives. As it is, we are relying on the conscientious hard work and diligence of a few observant homeowners to spot and keep and eye on and report problems when they see them. Over time, it has proven to be not enough. A few individuals cannot be expected to catch everything. We need Building Reps for each building.

We cannot legally tow. The person who owned the trailer (see picture on the blog) probably was loaning it to a tenant living at Easthill Apts. Anyone who could afford such a full-size completely rigged trailer such as that one probably has a fair amount of money. We might have just had the trailer towed because it had been sitting on our private property for as long as it was. Had we done so, and the gentleman had asked where it was and we replied that we had it towed and he asked what gives you the right to tow and we replied, "Our Declarations", and he inquired about them and discovered that our Declarations make no mention of towing authority, the gentleman could have called his attorney and we could have been sued for a lot of money. This would apply for any vehicle, trailer, car, or boat for that matter which was on Kenthill Townhomes property.

[Also, just as Kenthill Townhomes does not have, nor has it ever had, authority to tow vehicles on Easthill Apts property, so too, Easthill Apts. does not have, nor has it ever had, authority to tow vehicles on Kenthill Townhomes property. It is private property.].

We will not be able to do anything about the problems with Easthill Apts. Should we wish to request that the owners of Easthill Apts. sit down with us and renegotiate the terms of the Joint Eastment and Access Agreements (there are two) so that we can come to some better agreements regarding the use of the swimming pool (or any other recreational item for that matter), we cannot do so, since our Declarations at the present time do not give us that authority.

And we will continue to lose approximately $4700 every year (see recent blog post entitled, "Some math").

Intruders on our property

Still having reports of individuals driving vehicles in and around our property, pulling into parking stalls, and getting out and looking around. This usually happens in the early morning hours, approximately between 3:00AM and 5:00AM.

Some math

Kenthill Townhomes usually averages two or three units a year who default on their homeowners dues. We are not talking about being a little late. We are talking about people who simply do not pay. We are talking about thousands of dollars. The only way to make these people go is to threaten them with a sheriff’s sale (the steps are: letter, then letter with a fine ($10), then a lien (cost to us about $250), then foreclosure (cost to us about $1500, then a receivership (cost to us about $1500), then a sheriff sale (cost to us about $1500), which is the last resort. They usually sell first. As our property manager said recently, “They do not pay their dues because the money is just not there. It simply is not there.”

Right now, we only get $2000.00 when this happens. [At the moment, as I have posted, 2005/2006 is no exception – we have three units in this condition]. When we approve our new, revised Declarations we will get six months back payments. Six times $266.00 (supposing average dues at 266.00) equals $1596.00. $1596.00 times three [3 units a year who default] equals $4788.00. Even with it being less than 3 units a year in default, we can easily say that the updating of our documents will be paid off in a relatively short amount of time.

Moreover, we will be in what is known as a ”Super-Priority” position. The Attorney wrote: “If the lender pays the six months dues priority the Association may still be entitled to additional priority when/if the lender eventually foreclosed. If the lender didn't respond to the lawsuit paperwork the Association would be entitled to default the lender and the Association's lien would then be in first position."

Car prowler

A car prowler was observed attempting to break in to vehicles on Thursday morning at 4:00AM. He is a white male, medium build, wearing a baseball hat and also wearing a heavy dark coat with a hood. He was last seen driving a black or dark blue 2 door automobile through the Kenthill Townhomes/Easthill Apts. parking lots.

Conducting the Annual Meeting

This year we will be making more use of Roberts Rules of Order to conduct our Annual Meeting. This will introduce a level of formality to our proceedings that we are not accustomed to. Our purpose is doing this is to make sure that we use our time efficiently, as we have a lot of ground to cover, and to ensure that everyone who has something they would like to share can do so. Hopefully, this will result in the enhancement of our sense of community.

February handout

This is from the handout on February 25, 2006:

Hello everyone:

This is just a very brief news bulletin intended to give some information about our current status and to give an update concerning the Revising of our Declarations and Bylaws Project. A more formal letter will soon be composed and mailed out. It will include the formal announcement of the Annual Meeting which is scheduled for March 27, 2006 and will include a proxy for homeowners who are unable to attend.

The rewriting of our Declarations and Bylaws was a huge undertaking, and required many hours of work on the part of the Office of Kris Sundberg, the Attorney for the Association, as well as the members of the Board. As soon as some minor typographical errors are made to the new revised version, copies will be mailed to homeowners for their review. The new version offers Kenthill Townhomes Homeowners Association many rights and abilities that the Washington State Legislature provided in the 1990 law, it addresses the needs discussed at the 2005 Annual Meeting (the authority to tow vehicles, the authority to have Building Reps, etc.), and it gives us the ability to renegotiate the easements regarding recreational facilities.

Please mark your calendars for the date of the Annual Meeting – March 27, 2006 at 6:00PM in the Cabana. The Attorney for the Association who did the bulk of the rewrite work will be in attendance to assist in answering questions. To approve the new revised documents will require an affirmative vote of 60%. I hope you will join me in voting “Yes.”

Sincerely,

Thomas Flynn
President
Kenthill Townhomes Homeowners Association

Useful information may be obtained by going to the webblog at http://kenthillwebblog.blogspot.com/ [especially by clicking on the “archives –‘January’ link”, (left hand side)] and also clicking on the link, http://talkkenthill.proboards31.com/

Why we need the ability to tow [Part 2]

Sitting for days (expired license plate).

Why we need the ability to tow [Part 1]

Sitting for months (four flat tires).

Costing the Association money (con't)

Placing items such as this near the dumpsters costs the Association money. A contractor must come to the condominium complex and haul these types of items away and take them to the King County Solid Waste Station. Kenthill Townhomes is invoiced not only for the labor to have the items removed, but also for the cost at the King County Solid Waste Station. This amounts to many hundreds of dollars every year.