Two excerpts from a letter from the Board

A letter from the Board of Directors was recently mailed to all 82 Kenthill Townhomes homeowners.

Below are two paragraphs from that letter:

"Worked with contractors to install a new roof at one building.  The Kenthill Townhomes Roof Installation Project began in 2003.  We have 15 buildings. The plan was to have two new roofs installed, each year, until the project was completed. But some timeouts occurred over the years. Some wood siding dry rot issues had to be addressed at certain buildings. Building J was the last building.  So this marks the conclusion of the project. It should be noted that for Kenthill Townhomes, unlike numerous other condominium complexes throughout the area, Special Assessments (often used for projects such as this one) are very rare, (the last one being in 2002)."

"The Board has been doing everything it can to not raise the homeowner dues.  It should be noted that the Property Management Company has recommended raising the dues for many years now, as has the company that performs the Reserve Study. The last increase in the homeowners dues was in 2010, when a 5% increase was enacted.  Since then, all major and minor projects have been accomplished with no increase in the monthly dues, and with no special assessments. This has been a major accomplishment, and a feat not likely to be matched by other condominium complexes throughout the City of Kent area."

Money, monthly assessments, delinquencies, etc.

The last increase in the homeowners dues was in 2010, when a 5% increase was enacted.  Since then, all major and minor projects have been accomplished with no increase in the monthly dues, and with no special assessments.

[Try that, when comparing us to other condominium complexes throughout the area].

Compared to 2010, when delinquencies were at an astonishing high of $92,087.80 - the Association has reduced that figure to a new all-time low of $4,975.12, as of July 2014.

Incoming fresh water pipe break [with video]

This is what was discovered at approximately 7:00AM this morning:

https://www.youtube.com/watch?v=7VG4jwMhezQ

Fence re-installation

The City of Kent is finishing the widening of SE 256th Street (estimated to be concluded by the end of the year).  The fence that runs east and west on the south side of Building A was removed in March of 2013, so that the sidewalk could eventually be installed (after the street was widened).  It is now time to re-install Kenthill Townhomes' fence (it had been rolled up and stored in the back yard).

2014 Water valve replacement

This is a picture of the water valve replacement project which recently occurred at Building R.

2014 Retaining Wall Project

In the 1970's, when Kenthill Townhomes was built, a retaining wall was installed near the front of Building N.  The retaining wall was constructed using railroad ties.  Railroad ties can last a very long time.  However, eventually they do deteriorate over time.

The old retaining wall was removed and a new retaining wall was installed in its place this month.

2014 Wood siding repairs (con't)

This is a picture of the wood siding repairs occurring at Building M (west side).

Street closing

The City of Kent contacted the Assistant Manager of Easthill Apartments.  They gave her this (see above).

106th Avenue S. is the southern entrance to our property.  This letter is saying that it will be closed Monday, Tuesday, and Wednesday.

It is difficult to tell, but I expect 116 Avenue SE will be closed as well.  This implies that the only way to enter the Easthill and Kenthill property plat will be to use the eastern entrance which is located along 109th Avenue SE.

2014 Wood siding repairs

This is a picture of more wood siding repairs occurring at Building K (south end).

2014 Fence Repaired

The fence that runs east and west on our property [along SE 254th Place (near Building E, Unit E-1)] has been repaired.

2014 Lawn Repair Project

The grass lawn area that is located in the back yards of Buildings O, P, Q, and R was hard hit by the long, dry summer of 2013.  The lawn was in very poor condition in certain sections.  This topic was discussed at the 2014 Annual Meeting.  The homeowners in attendance at the Annual Meeting made it clear that they wanted this lawn area repaired.

This week, the landscaping crew performed some work on this lawn area in the hope of bringing it back. Aeration, overseed and a topdress with soil mix was applied.

But this effort and expenditure of funds will almost certainly fail  -  if these areas do not receive adequate watering.

Letters were sent to homeowners.  Requests were made for volunteers to ensure the watering gets done.

Roof vents at our 15 buildings

Roof vents are a requirement according to accepted building codes.  Questions have been asked about the roof vents that are installed at our fifteen buildings.  At some of our buildings, roof vents are visible, and at other buildings, they are not.  But they are still there, it is just that at some buildings, the the type of roof vents used are made to blend in with the roof line.

For example, a, "continuous ridge vent" is installed on Building J.  It is "shingle over ridge vent", which makes it hard to see because shingles go over the top of it to make it blend in with the roof system, but it is there.  On some of the previous roof installation at other buildings at Kenthill Townhomes, the roof design does not allow for the installation of a continuous ridge vent, as the front and back roof platforms are at different levels.  On these buildings, "static" or, "stand alone" roof vents were installed to allow for roof ventilation.

2014 Roof Installation - the last building to have a new roof installed

This is a picture of the roof installation which occurred at Building J this week.  The Kenthill Townhomes Roof Installation Project began in 2003.  We have fifteen buildings.  Three competitive bids were obtained at that time.  A list was made of the buildings, in order, with those buildings which had roofs that were in the poorest condition, being at the top of the list.  The plan was to have two new roofs installed, each year, until the project was completed. But some timeouts occurred over the years.  Some wood siding dry rot issues had to be addressed at certain buildings.
Building J was the last building.  So this marks the conclusion of the project.
It should be noted that for Kenthill Townhomes, unlike numerous other condominium complexes throughout the area, Special Assessments (often used for projects such as  this one) are very rare, (the last one being in 2002).

2014 Wood siding repairs

This is a picture of the wood siding repairs occurring at Building K (south side).

Opening on the Board

There is an opening on the Kenthill Townhomes Homeowners Association Board.  The Annual Meeting is March 24, 2014 at 7:00PM in the Cabana.  Elections will be held at that time.
You should know that you have some of the most qualified, dedicated homeowners on any Board on the entire east hill of Kent.  Some Board members either majored in accounting or have degrees, some have completed decades of office work, most have some kind of certifications or licenses, and at least one has multiple college degrees.  The Board has accomplished an enormous amount of work; most of this is documented in detail on the Kenthill Townhomes website (now in its seventh year).
If you consider yourself a qualified, dedicated homeowner, and would like to join this group of qualified, dedicated homeowners, please prepare for the meeting.  If you are elected, please prepare for a lot of work, a steep learning curve, many worthwhile challenges, and a rewarding sense of accomplishment (especially when difficult projects are undertaken and results are achieved).
All at no pay!
[It's volunteer!  -  The Bylaws of the Kenthill Townhomes Condominium Association state:  “5.14:  Compensation.  Directors shall not be paid compensation for their services as directors”].

About FHA approval

Here is some additional info about FHA approval:

Pros

1.FHA condo approval dramatically increases the pool of potential buyers.  This means that
FHA approved Condos have a larger pool of prospective buyers, therefore increasing competition and demand for the product.
2.FHA Loans are Assumable.  This means that in the future an FHA Loan can be assumed (including the interest rate) by a new buyer.
3.Marketability.
This means that some real estate agents won’t show units that are not FHA Approved.  Being approved sets your community apart from others in your same area.

Cons

1.New Owner put less down on unit
2.FHA raised MIP to 1.25% which increases debt ratio for new buyer.
3.Need a certified person to get FHA approval which can be expensive.

FHA news

Kenthill Townhomes is FHA approved through 09-13-2015.