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.
Friday, April 28, 2006
Thursday, April 27, 2006
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.
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.
Tuesday, April 25, 2006
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.
Tuesday, April 18, 2006
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.
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.
Sunday, April 16, 2006
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.
Friday, April 14, 2006
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.
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.
Wednesday, April 05, 2006
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.
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.
Saturday, April 01, 2006
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.
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.