Plumbing problems continue (part 1)

There was a water problem at Building A today. A water pipe or fitting went bad in the wall separating Unit A-5 and Unit A-6. The water was not able to be completely turned off. This is an indication that the water valve at this building is also defective. Water valves were found to be defective at Buildings E, I, J, K, and B during 2005 and 2006. Costs for replacements averaged between $2,000 and $2,500 each. Because the water valve was not able to be completely turned off at the building, the main valve which feeds the entire property plat had to be turned off. This will have to be done again at a later (undetermined as of this writing) time in order to replace the defective valve.

Shared driveway work (part 2)

Installed new asphalt.

Shared driveway work (part 1)

Removing old asphalt.

Asphalt maintenance to occur

Asphalt resurfacing will occur at the southeast shared driveway area on Wednesday, August 27, 2008. This includes the area which lies east and west between 108th Avenue SE & 106th Avenue SE. Every car must be removed from this road. Before 8:00AM on Wednesday. Any car that is not moved from the road will be towed at the owner’s expense. No exceptions. The road will be closed to thru traffic while this work is in progress so an alternate entrance to the property must be used. [Maintenance of these items is considered a shared expense under the Joint Access and Easement Agreement of 1976 signed by both Kenthill Townhomes and Easthill Apts. If you have any questions regarding this notice or the project, please contact the Easthill Apts. Office at 253-854-1820, as they will be the contact persons for the project. Thank you in advance for your cooperation in this matter].

Questions

There have been some questions about the July Newsletter. This is what the Executive Summary from the Reserve Study says:
"Based on this starting point, Your anticipated future expenses, and your historical Reserve contribution rate, we are forced to recommend a (multi-year) Special Assessment of $205,000 in 2006 and a Special Assessment of $225,000 in 2007.
"Additionally, our recommendation is to increase your monthly Reserve contributions [now at $2778 per month] to $4,830 [per month]. with annual inflation offsetting increases thereafter [every year, this figure would also increase, to keep pace with inflation]".

This is the first sentences from the letter to the homeowners about the Reserve Study dated September 7, 2006, that was included in the July Newsletter:
"As you may know, the yearly budget is composed of two parts. The first part is the “Operating Account”, in which funds are placed to address monthly billings, utilities, etc., as well as maintenance issues such as lights, landscaping, etc. The second part is the “Replacement Reserves” Account."

So the $2,778 is what we were putting away over in our Reserve Account each month, saving it up, for things like a roof, etc., after we paid off all our monthly bills, like garbage, sewer and water, insurance, etc., out of our Operating Account. The writers of the Reserve Study were saying that's not enough money to be setting aside and saving up each month, and recommended that it be increased by 75%.

Reflection

The following is an excerpt from the letter written to homeowners dated November 4, 2006:

We have also included in the 2007 Budget the estimated cost to continue the inspection/repair of dry rot project, the estimated cost to continue the replacement of entry doors/screen doors project, and the continued commitment to have two roofs installed each year (until all 15 building are completed). In September of 2006, homeowners received a copy of the Executive Summary of the Reserve Study for Kenthill Townhomes that included a listing of 29 major line items which the writers of the study deemed as those which the Association should consider beginning funding. It should be noted that with the exception of the continuing repairs to the wood siding and the ongoing commitment to replace two roofs every year, no monies are presently being set aside to fund these listed items. The Net To Reserves line on the 2007 Budget (bottom of page), the line from which these major expense items are typically taken [and not normal monthly maintenance expenses (the Operating Budget)] only rises by $420.In order to address these needs and meet the above stated objectives, the 2007 Budget includes an approximate 10% increase, effective January 1, 2007. The coupons are included in this mailing – please start using the new coupons as of January 1, 2007.

Sincerely,

The Kenthill Board of Directors

The following is an excerpt from the letter written to homeowners dated November 4, 2007:

We have included in the 2008 Budget the continued commitment to have two roofs installed each year (until all 15 buildings are completed) as well as the installation of gutters & downspouts at these buildings. As covered at the 2007 Annual Meeting, the Board has discussed plans to begin the replacement of all the windows in all the buildings (some already have been replaced by individual unit owners in past years), one building a year, until all 15 buildings are completed, at the conclusion of the Roofing Project. However, these plans have been put on hold, as significant dry rot discoveries and their related repairs have taken precedence.

In 2006, homeowners received a copy of the Executive Summary of the Reserve Study for Kenthill Townhomes that included a listing of 29 major line items that the writers of the study deemed as those which the Association should consider beginning funding. It should be noted that with the exception of the continuing repairs to the wood siding and the ongoing commitment to replace two roofs every year, no monies are presently being set aside to fund these listed items. The Net To Reserves line on the 2008 Budget, the line from which these major expense items are typically taken [and not normal monthly maintenance expenses (the Operating Budget)] must at some point begin to increase to meet these other challenges. In the coming years the Association will have to begin to enlarge the amount on this line in order to set aside monies for the funding of major projects (one of which will be the next painting project).

In order to address these needs and meet the above stated objectives, the 2008 Budget includes an approximate 10% increase, effective January 1, 2008. Coupons and envelopes will be mailed out at a later date. Please begin using the new coupons as of January 1, 2008.

Sincerely,

The Kenthill Board of Directors

Highland Park [part two]

This picture show the rear of Highland Park ( the camera is pointing northwest). The builder is installing a fence that runs north and south along the back of the property. This is a welcome addition, and should deter trespassers who have been cutting through onto Kenthill Townhomes property.

Highland Park [part one]

Highland Park, a condominium complex located near the northwest corner of the Kenthill Townhomes property plat, is nearing completion. [The driveway entrance for this new condominium complex is near the Dairy Queen on 104th Avenue].

Hedge trimmed

The hedge which lies east and west along the northern border of Kenthill Townhomes was trimmed (photo show the section behind Building K).

Dry rot repairs

In order to address dry rot (where the roof line meets the vertical wood siding on the building), wood siding repairs were accomplished at Buildings A, B, J, L, Q, and R.

June 9, 2008 windstorm

The tree near Building D and Building E was blown down during the windstorm.

Shared roadways maintenance

Every few years work is done on certain areas of the Easthill Apartments/Kenthill Townhomes shared property plat. This year, this work will be performed again. Small repairs to certain areas of the driveways will occur. Also, the trees which border 106 Ave SE will be trimmed. Maintenance of these items is considered a shared expense under the Joint Access and Easement Agreement of 1976 signed by both Kenthill Townhomes and Easthill Apts. Although contractors are being contacted, the exact dates for the accomplishment of these projects are unknown at this time.

Memorial Day

For May, the Kenthill Townhomes monthly homeowners meeting falls on May 26th. May 26 is Memorial Day. The homeowners meeting has been changed to Thursday, May 29, 2008 at 7:00PM.

2008 Rough Draft

As stated in previous posts below, during any given year, the homeowners who are present at the Annual Meeting approve the Annual Meeting minutes for the previous year's Annual Meeting. Therefore, the 2008 Annual Meeting minutes will not be approved and mailed out until March of 2009, and only then after the homeowners in attendance at the 2009 Annual Meeting approve them. However, below is an unapproved rough draft of those minutes, based on prepared speech notes by the President:

KENTHILL TOWNHOMES ANNUAL MEETING 03/24/08
Present:Thomas Flynn, Marie Kinney, Nancy LeMay
[The Kenthill Townhomes Annual Meeting uses the Agenda included in the letter mailed to all homeowners announcing the date and time of the Annual Meeting].
The 2008 Kenthill Townhomes Annual Meeting was called to order by the President. A quorum of 25% was eventually achieved after late arriving proxies were obtained. The President gave the Treasurers Report (as the Treasurer was absent). The Association had a very tough year due to the large amount of delinquencies. Using the November 2007 minutes, these were stated to be over $21,000. This does not include the nearly $24,000 cost of attorney fees to pursue homeowners who did not pay their homeowners dues. The process was reviewed again, which includes liens, foreclosures, and eventually the Sheriffs’ Sale, as well as current Washington State law which, after the property goes thru the court system, allow a homeowner to stay in the Unit one year after the Unit is foreclosed on. The President gave the President’s Report. The long term projects of Kenthill Townhomes were reviewed. Kenthill Townhomes received a painting job in 2002 (it was of poor quality). Another painting project will need to be scheduled in the future, but sooner than within a 15 year time span (well before 2017). The window replacement project has also been put on hold indefinitely. Beginning in 2003, we have been replacing roofs, two roofs each year. All scheduling of these projects are now under review. Over the past several years, we have found increasing amounts of serious dryrot on all of our buildings. As the Budget has allowed, repairs have occurred at Buildings K, N, P, A, & R. Serious dryrot has been discovered when the installation of the roofs has occurred, resulting in numerous full sheets of the underlying plywood needing replacement. Severe dryrot has been discovered on the vertical sides above the roofs, resulting in substantial water intrusion. Serious dryrot has been discovered at areas surrounding windows, resulting in at least one entire window system needing replacement. The concrete area to the west of the Cabana, many sections of the concrete area surrounding the swimming pool, the interior lining of the swimming pool (has not been replaced for about 10 years), and the wooden fence which surrounds the swimming pool are all in poor condition. According to the Joint Access and Easement Agreements signed in 1976, Easthill Apartments and Kenthill Townhomes share operating expenses for recreational facilities (with Kenthill paying 40%). A Special Assessment to cover upcoming expenses for possible repairs to these areas is under consideration. Ongoing parking issues throughout the complex were discussed. Two homeowners resigned from the Board. One homeowner present at the meeting was elected to be on the Board.
Homeowner’s discussion:
A homeowners discussion time occurred which included a question and answer time covering the above topics. It was stated that a six page handout regarding the swimming pool issues was distributed (and mailed to off-site owners) to all 82 homeowners in 2006 (and that additional copies are again currently available on the doorstep of Unit J-4).
Meeting Adjourned: At 8:30PM. The next HOA meeting is scheduled for 04/28/08 at 7:00PM.

Wood siding dry rot repairs

Work to repair the dry rot which has been discovered at many of our buildings has commenced again in 2008, beginning with Buildings A and B.

2008 Annual Meeting handout

This was handed out to all homeowners who were present at the 2008 Annual Meeting:

March 24, 2008

Kenthill Townhomes Homeowners,

Kenthill Townhomes has had many difficulties and has faced several challenges this year. The Board of Directors has been very busy addressing these various issues. Below is an abbreviated list of projects and ongoing projects accomplished in 2007. [Further details concerning these projects may be obtained by viewing the webblog at http://kenthillwebblog.blogspot.com].

1. Worked with certified public accountant to assist in the completion of the required 2006 audit.
2. Continuing to work with our neighbors on all sides to regarding various issues including trespasser and fence problems.
3. Repairs hazardous sidewalks.
4. Continued wood siding repairs to various areas on our buildings that are affected by dry rot.
5. Inspected and approved requests from homeowners for the maintenance (including replacements) of a number of windows, entry doors and screens, in accordance with our new homeowner approved governing documents.
6. Continued to work with arborist to trim trees at our property complex including those which present a hazard during windstorms. These efforts included correspondence with neighboring complexes.
7. Worked with the City of Kent regarding hazardous walkway conditions along 256th St SE. [Note: This roadway is scheduled for major repair/replacement beginning in 2008].
8. In 2006, worked with plumbing contractors to address a record number of significant (and costly) plumbing problems; these included major water leaks discovered at Buildings E, I, J, and L. In 2007, this work continued and included repairs done at Buildings A and B.
9. Continued repairs to outside water faucet hose bibs.
10. Cleaned gutters and downspouts on all 15 buildings, applying moss control on roofs as needed.
11. Worked to address the ongoing issues surrounding delinquencies and foreclosures.
12. Installed new street address signs on those buildings where they had become missing.
13. Painted the concrete curbing which surrounds certain parking islands at various places throughout the complex.
14. Installed new building letter signs on those buildings where they had become missing.
15. Purchased and distributed new, improved Parking Tags for all owners and their tenants.
16. Installed new bark near landscaped areas throughout the complex.
17. Worked with contractors to install new gutters and downspouts on all buildings that have had new roofs installed since the Roofing Project began in 2003. [New gutters and downspouts will be completed at the conclusion of each remaining roof installation from this point forward].
18. New roofs installed on Building N and Building P.
19. New gutters and downspouts installed on Building N and Building P.
20. Major dry rot repairs completed at Building N and Building P.

2008 Annual Meeting

The 2008 Kenthill Townhomes Annual Meeting will be held at 7:00PM in the Cabana on March 24, 2008. Homeowners are urged to sign proxies [that will be sent out soon] if they are unable to attend. Homeowners are strongly urged to review the Kenthill Townhomes Homeowners Meeting Minutes dated 11/26/07 & 11/29/07 prior to the meeting. Homeowners may wish to re-read the December Newsletter (additional copies may be found on the doorstep of Unit J-4).

No meeting

As usual, there will be no homeowners meeting in December, due to the holidays.

Rate increase

On November 1, 2007, Kenthill Townhomes owners received a letter from the Board regarding the increase in homeowners dues for 2008. In that letter was the following sentence: "The Board has spent the past several months carefully reviewing our financial position. We know that administrative costs are expected to increase 4%, that total utilities are expected to increase 9.56% (excluding a PSE increase; uncertain at this writing)..."
The following news article is an update of that sentence, just published on December 3, 2007:

"Infrastructure investments, higher costs prompt Puget Sound Energy to request general rate increase for late 2008"
BELLEVUE, Wash. -- (December3, 2007) -- Puget Sound Energy [utility subsidiary of Puget Energy (NYSE: PSD)] today filed a request to increase electric and natural gas rates in late 2008. This request would allow the utility to recover large investments made in energy infrastructure in 2006 and 2007, which will continue to be needed to serve the growing region, as well as costs related to higher operating and power-supply expenses.
If approved by the Washington Utilities and Transportation Commission (WUTC), the general rate case filing would raise PSE’s average electric and natural gas rates by 9.5 percent and 5.31 percent, respectively, effective Nov. 1, 2008.

Possible cost savings

Additional information regarding the difficulties with separating from Easthill Apartments especially with respect to the swimming pool may be found by viewing the posts on this webblog dated, Sunday, July 10, 2005 (a total of three separate posts entitled, "Investigating cost savings [Part one, two and three].

Dry rot discoveries

Significant dry rot continues to be discovered at our buildings. The most recent finded have been at Building N and Building P. This may be viewed by looking at the south sides of the units of each building especially where the wood siding meets the roof line. Repairs will be necessary to prevent water intrusion.

Long Term Budget

The following letter was sent to all 82 homeowners on September 7, 2006:
Date September 7, 2006
To: Kenthill Townhomes Owners
From: The Board of Directors
Nancy LeMay, Property Manager
Re: Kenthill Townhomes Current and Long-Term Budget Planning
Enclosed please find the Executive Summary (with Table) from Association Reserves of Washington, LLC
Dear Kenthill Townhomes Homeowners:
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. It has been difficult to predict and budget how much funds to set aside for the various problems and projects that our condominium complex faces. Each year not only have we had to do maintenance, but we have had to do large repairs to some part of our property.
As you may know, the yearly budget is composed of two parts. The first part is the "Operating Account", in which funds are placed to address monthly billings, utilities, etc., as well as maintenance issues such as lights, landscaping, etc. The second part is the "Replacement Reserves" Account. 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.
In order to better address the long term problems and projects that require our attention, the Board of Directors commissioned a Reserve Study to be done for Kenthill Townhomes. The study is only a guideline, but hopefully it will be of great value. This study will help the current Board as well as future Boards in prioritizing these projects over the years to come. Acquiring a Reserve Study has been long overdue, and also brings us into compliance with generally accepted principles of condominium management, as mentioned in every one of the yearly audits performed by the current and former CPAs which have handled Kenthill Townhomes.
Statistics show that inflation has been approximately 3% for many years. However, that number encompasses the broad market, covering everything from clothes and food to higher cost products. The services we require for condominium upkeep reflect a much narrower characteristic of this information. In fact, the figure is typically closer to 5%, especially when the rising cost of utilities are considered, and most notably as contractors add fuel surcharges to the costs of their estimates.
And so we face two challenges simultaneously, one, rising costs as documented in the media and others sources, and two, the need to address the larger, long-term projects that a condominium complex the age of Kenthill Townhomes is. Homeowners are respectfully encouraged to reflect on these things when planning for their own yearly budgets in the years to come, as we begin to deal with these current and future challenges together as a community.
Sincerely,
The Kenthill Board of Directors

Building letters

Building letter signs on certain buildings throughout the complex have become missing over the years. These have been replaced with new ones.

Tree injures Kent woman

From the Seattle Times, October 19, 2007:

"1 killed, 1 hurt in windstorm"
Tens of thousands of people also lost power for a time in the storm, which toppled trees and blew debris onto roadways, cars and houses. In Kent, a woman was seriously injured when a 60-foot-tall cottonwood tree snapped in half just after 2 p.m., falling on her as she stood beside her car in a parking lot at Kent Station, a shopping complex near the Regional Justice Center. "There were trees everywhere," said Teresa Martin, the manager of a nearby Bath & Body Works store. "We tried to keep her awake, but she wasn't talking." The woman was also taken to Harborview, said Cpt. Kyle Ohashi of the Kent Fire Department. He was unable to say how badly she was hurt or which part of her body was struck by the falling tree.

Roofs being installed

New roofs are being installed at Building N and Building P.

Average homeowners dues

A recent survey conducted in south King County stated that the average monthly homeowners assessment was $310 per month.

Address signs

Street address signs on certain buildings throughout the complex have become missing over the years. These have been replaced with new ones.

60/40

The Easement and Joint Maintenance Agreements between Kenthill Townhomes and Easthill Apartments pertaining to Recreational Facilities and Improvements were recorded in 1973. Kenthill pays 40% of the cost and Easthill pays 60% of the cost on any invoices incurred. In the course of 34 years, invoices have included costs related to propane, chlorine, cleaning, painting, remodeling of the Cabana, cleaning of the Cabana, repairing the lining of the pool, and the total replacement of the lining of the pool [see post dated April 1, 2006 for further information on this last item (approx $9000 $10,000+ tax)(also, it should be noted that the King County Board of Health has been pressuring Easthill Apts. to drain the pool and install three drains {instead of the only one drain, presently in use} in order to comply with current county codes)]. The concrete areas surrounding the pool area also has become deteriorated. Kenthill Townhomes has been informed that Easthill Apartments is investigating several options regarding the planned upcoming repair and/or replacement of these concrete areas. Kenthill Townhomes has been informed that preliminary cost estimates are very high in dollar amount.

In 2006, a five page handout concerning the expenses which Kenthill Townhomes shares with Easthill Apartments was distributed to all 82 homeowners. The handout was entitled, “Attention: Possible Lawsuit, Possible Special Assessment”. The five page handout clearly states that the only way to resolve the differences between the two parties is to renegotiate the terms of the Agreements. The handout states that the owner of Easthill is unwilling to negotiate. The handout demonstrates that the only option is the court system. The only option. The only option. This would mean a Special Assessment to begin. The Special Assessment would only be an estimate (it could not capture all costs, the final costs, nor any appeals).

[As new homeowners arrived at Kenthill Townhomes, they also were provided with this handout, although I may have missed some new homeowners. If anyone would like a copy of the handout, please let me know; I will place one underneath my doormat near the entry door of my Unit].

Paying future

Homeowners should reflect on the high cost of expenditures for our 30 year old condominium complex for the year 2007 so far. We are in what could be termed a “re-building phase” of our condominium complex that was built in the 1970’s, dealing with issues (and their related costs) long put off by previous homeowners and the Boards they elected. Total funds for January 1, 2007 were $101,087. Total funds for May 29, 2007 were $75,132. Expenditures have outpaced income for the many reasons mentioned in previous posts, and are also impacted by the high demand for window repairs, new entry doors, window screens, and screen doors and also by the continuing problem of a number of homeowners that do not pay their homeowner dues. The dollar amount for non payment of dues averages yearly at about $15,000. This figure does not include attorney fees. [In 2006, the month to month high was over $20,000; this dropped significantly to around $10,000, immediately following the passage of the new, revised Rules & Regulations, which raised the late fee from $10 to $25].

Children present

There have been several reported near miss accidents near this area of the complex.

Fire

In 2004, Kenthill Townhomes experienced a fire in one of its buildings. The fire cost the Association approximately $14,000 (see post dated Sunday, August 27, 2006). At the 2007 Annual Meeting, it was reported that the 2006 Dryer Vent/Chimney Cleaning Project was all in all a failure, with the majority of applicable homeowners choosing not to participate. Since this topic is considered a critical safety issue, and since historically it has been the case that most applicable homeowners choose not to participate, thus affecting the safety of both people and property, a new approach will be enacted the next time cleanings are attempted. At the 2007 Annual Meeting, it was announced that the Board will simply solicit competitive bids for the project, choose a contractor, and let them handle the entire job (from start to finish). The necessary funding to accomplish this, although very expensive, will be built in to the budget.

Sidewalk repair (after)

Sidewalk trip hazard repaired.

Sidewalk repair (before)

Sidewalk trip hazard.

Future expenses

The following includes additional excerpts from the President' report which was given at the 2007 Kenthill Townhomes Annual Meeting on March 26, 2007:

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. 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. 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. 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. 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. The cost of the painting Project was $82,000. Paint, typically marketed as “15-year paint” was used. As a part of the Reserve Study, an analysis of the condition of our buildings with respect to the history of the painting projects which have occurred in the past was included. The authors of the Reserve Study recommended that the Board contract to have a paint job completed immediately. After investigation, estimates to complete the painting job [not including any required repairs (see above)] averaged approximately $98,000. The authors of the Reserve Study stated, “There is no such thing as ’15-year paint” (in other words, it never lasts that long). This is all the more true in the case of the condition of Kenthill Townhomes with regards to the condition of the wood siding upon which the paint will be applied. In addition to this, the general consensus concerning the paint job that occurred in 2002 was that it was of fairly low quality. The end result of all these things is that we will have to begin considering having a paint job project done at Kenthill Townhomes in the near future. Funding for the new Painting Project will also necessarily have to be taken into account. There are only two ways of funding projects: raising the homeowners dues or having a Special Assessment.

About Homeowners Dues & Special Assessments

We live in a community. All of us must take part in it and share in the financial responsibilities of the upkeep and long-term maintenance of our commonly held property.

To assist the Board in determining the future needs of Kenthill Townhomes, in 2006 the Board commissioned a Reserve Study to be performed for Kenthill Townhomes.

A Reserve Study is the art and science of anticipating, and preparing for, major common area repair and replacement expenses. A Reserve Study allows the Board and Management to offset the ongoing deterioration of the common areas with Funds to ensure the timely repair or replacement of those common areas. When properly done, irregular Reserve expenses are offset by ongoing, regular Reserve contributions. Special assessments are then left for true emergencies, not expenses which could have been anticipated.

Homeowners have expressed concern about certain statements which were included in the Executive Summary [from the Reserve Study] which was sent in a letter to all homeowners. One statement read in part as follows:

“Based on this starting point, your anticipated future expenses, and your historical Reserve contribution rate, we are forced to recommend a Special Assessment of $205,000 in 2006 and a Special Assessment of $225,000 in 2007. Additionally, our recommendation is to increase your monthly Reserve contributions to $4,830 [presently they are $2,778 per month], with annual inflation offsetting increases thereafter”.

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.

Financial discussion

Many homeowners have expressed their concern about rising homeowners dues. Let’s look at an example: In 2005, the Annual Budget for Kenthill Townhomes was $218,834. In 2006, an approximate 5% increase was enacted for a new 2006 Annual Budget of $228,834. $228,834 - $218,834 = $10,000. So a 5% increase is roughly $10,000.

During the 2007 Annual Meeting, the different Board members, the Secretary, the Treasurer, and the President gave their respective reports on the state of Kenthill Townhomes. Various data from the President’s report, together with some more recent information, will prove valuable. The following are excerpts from that speech (please remember that the following statements pertain to 2006 only:

“Our monthly invoice from Waste Management, Inc. varies from $1,500 to $1,800 per month. In 2003, we had a fire in one of our buildings. Costs were approximately $14,000. In 2004, a lighting repair project was accomplished near Buildings A, B, and C. Competitive bids were obtained which ranged as high as $15,000. After much Board interaction, the project was completed for $6,000. In 2005/2006 (Winter), a windstorm resulted in considerable damage to several buildings. Costs included $2,000 for tarping, $2,000 for additional landscaping cleanup, and $5,000 for our insurance deductible. [Insurance paid for one roof installation]. In 2006, five major plumbing problems occurred (broken or leaking water shut on/off valves) at an average cost of $2,200 to $2,500 each. Experts in building maintenance were consulted; the consensus is that more problems are likely to be discovered in the future, given the age of the property (built in the early 1970’s). In 2006, the passage of the Witten Consent to Amend returned the responsibility for the maintenance of windows, entry doors, and screen doors to the Association. In 2006, homeowners requested and had installed numerous entry doors and screen doors at a cost of $5,496. Window repairs (including broken windows, BB shot glass, etc.) totaled $3,668. Wood siding repairs continue at various places at buildings throughout the complex. These include (but are not limited to) Building L $1,721.00, Building R $2,237.00, and Building A $3,293.00.”

It should also be noted that requests for installations of entry doors and screen doors continue to occur in 2007 (requests sharply rose after the March 27, 2007 Annual Meeting). Installations have occurred at Building A, Building I, Building P, Building K, and Building L.

Road Work

This entire road, 256th St SE, will be completely re-done, beginning in 2008 (as per the City of Kent, 04-19-2007).

Letter concerning late fee

Date March 30, 2007

To: Kenthill Townhomes Owners

From: The Board of Directors
Nancy LeMay, Property Manager

Re: Late Fee change reminder

Dear Kenthill Townhomes Homeowners:

In November of 2006, homeowners were mailed copies of the new, revised Rules & Regulations for Kenthill Townhomes. The following are excerpts from the cover letter which accompanied the new rules:

“At the October meeting, as defined by our new, revised Declarations and Bylaws, the Board passed a resolution enacting the new Rules and Regulations. In January of 2006, Kenthill Townhomes was behind approximately $9000 due to homeowners who were over 90 days delinquent in paying their homeowners dues. With each passing month, that figure began to grow at an ever increasing rate. In June and July, four homeowners finally sold their Units and moved on. But not until that figure had grown to an amazing amount of $22,000. The new, revised Declarations and Bylaws grant Kenthill Townhomes the power to raise the late fee for not paying homeowners dues on time from its present amount of $10 to $25. This should significantly address this ongoing problem of delinquencies which affects our Operating Budget so greatly. The new Rules and Regulations will take effect January 1, 2007. Until then, our current House Rules remain in effect and will continue to be enforced. Again, The Board would like to thank everyone for their assistance, input, and feedback during the past twelve months.”

The purpose of this letter to all homeowners is to remind everyone that the Late Fee charge has been changed from $10.00 to $25.00. As you may know the coupons were mailed before the new late fee came into effect so this new late fee is not reflected on your coupons. Although it is not reflected on your coupons the new $25.00 fee is in effect as of January 2007.

[If there are any questions, please contact our property manager, Nancy LeMay, at [XXXXXXXX] or at the numbers listed at the bottom of this notice.]

Sincerely,

The Kenthill Board of Directors

Painting of curbing (part 2)

A Board member obtained the proper type of paint at a local hardware store for a nominal amount ($20 per gallon). The Board member applied the paint over the course of a few hours.

Painting of curbing

According to Washington State and City of Kent Fire Department Code, curbing near fire hydrants must be painted yellow. Competitive bids from contractors were obtained. The lowest estimate to complete the work at various locations throughout the complex was for $500.00.

Starting a Block Watch

The following are excerpts from the City of Kent website:

Neighborhood Block Watch
Block Watch is a neighborhood based crime prevention program. It is designed to reduce crime and the fear of crime in residential areas. The Kent Police promote the program and assist any community residents who want to start a Block Watch in their neighborhood.

Why start a Block Watch?
To build a sense of community, connect with your neighbors, and prevent crime. Block Watch is a neighbors-helping-neighbors program which takes very little time, and no money. It has been shown that neighborhoods with an active Block Watch program can reduce incidents of residential burglary by 64%.

How do I get started?
Ask your neighbors, do they want to start a Block Watch? Plan the initial meeting, where and what night of the week is best for your neighbors to meet to learn about Block Watch techniques?

Call the City of Kent Police Crime Prevention Team at 253-856-5879 to schedule the first meeting. We will come to your location to present the principles of Block Watch, and crime watch techniques.

Annual Meeting

The Kenthill Townhomes 2007 Annual Meeting is on Monday, March 26, 2007 at 7:00PM in the Cabana.

Rules & Regulations

The Kenthill Townhomes Rules & Regulations have been in effect since January 1, 2007. Comprised of 20 Sections and over 20 pages in length, they cover nearly every aspect of condominium issues. Homeowners are encouraged to read the new document, as several changes have been implemented over the old House Rules. Fines for violations have been levied, some as high as $150.00.

Notice on Mailboxes

ATTENTION KENTHILL TOWNHOMES HOMEOWNERS:

OVER THE PAST FEW MONTHS PUGET SOUND ENERGY HAS BEEN INSTALLING NEW UNDERGROUND ELECTRICAL CABLES AND NEW ELECTRICAL TRANSFORMERS. THEY ARE NEARING COMPLETION OF THE PROJECT, BUT AS A PART OF THE CHANGE OVER TO THE NEW SYSTEM, SEVERAL POWER OUTAGES WILL BE OCCURING. THESE WILL AFFECT THE ENTIRE PROPERTY PLAT WHICH INCLUDES KENTHILL TOWNHOMES, EASTHILL APTS, AND HAZEL GARDENS APTS.

POWER WILL BE OFF ON THE FOLLOWING DAYS:

MONDAY, MARCH 19, 2007 THE POWER WILL BE OFF FROM 8:00AM UNTIL 4:00PM.

TUESDAY, MARCH 20, 2007 THE POWER WILL BE OFF FROM 8:00AM UNTIL 4:00PM.

WEDNESDAY, MARCH 21, 2007 THE POWER WILL BE OFF FROM 8:00AM UNTIL 4:00PM.

THANK YOU [AND SEE YOU AT THE ANNUAL MEETING MARCH 26, 2007 AT 7:00PM!].

New Gutters

New gutters and downspouts are being put in place on the buildings which have had the new roofs installed.

New Parking Tags

The new, improved Parking Tags have been received. This is what they look like. There is no more "Kenthill Townhomes" stamped on these new tags. That was a complaint about the old tags, because they showed where people lived, and some residents refused to use them.

The new tags will soon be distributed. They must be placed underneath the rear view mirror in all vehicles. No exceptions will be permitted. Homeowners have been warned in letters and handouts since 2005.

If homeowners have not updated information on their current vehicles, they should do so immediately. We will be using the current listing of homeowners and tenants as provided by Suhrco Residential Properties [although they will have no part in this project [they, "...do not do parking" - too much of a headache!)]. If a vehicle is not on the list, it will be towed. Not, "...it may be towed...", or, "...homeowners risk having their vehicles towed...", but IT WILL BE TOWED.

Want Ad

Keeping expenditures down for the Association is an ongoing concern. Over the course of the Summer and Fall, the possibility of having a handyman here at Kenthill Townhomes was discussed at homeowners meetings. Nothing has been decided as of this point in time. In the course of investigating different ways of reducing costs for the Association, and this was one idea that has come up. Many Associations throughout the Puget Sound area employ a handyman to do small jobs at their condominium complexes (leaving the larger, and sometimes more difficult jobs for more experienced contractors). This will be discussed further at the upcoming Annual Meeting.

Here is a preliminary draft of a “Want Ad” for the position:

Wanted:
Handyman for Kenthill Townhomes [Part time]. $15.00/hour. Kenthill Townhomes is presently looking for a handyman to perform various jobs at our condominium complex. Jobs, tasks, and activities to be done would include but are not limited to: Meeting with vendors and contractors on the condominium complex and also at off-site locations such as local hardware stores to review work to be performed and materials to be used. Candidate must be able to communicate desired requirements of the Kenthill Townhomes Homeowners Association Board of Directors. Basic electrical skills are a requirement. Required jobs for this may include replacing florescent lights at various locations around the complex as well as troubleshooting electric eye devices which control certain halogen lights. From time to time materials are placed in the recycle bins which are not approved. Ability to enter recyclable containers for the purpose of cleaning out inappropriate materials is a requirement. Basic construction skills are a requirement. Tasks may include repairing wooden trim on the buildings, small fence enclosures near the patio areas, and removal and replacement of damaged or worn out fence posts. Basic painting and clean up skills are a requirement. Tasks may include painting wood siding, wooden fences, and various receptacle enclosures as well as painting over graffiti on cyclone fences. Tasks may also include the cleaning, sweeping and maintenance of the tennis court. Kenthill Townhomes uses a parking tags system for all vehicles parked on the property. Monitoring of this system is a requirement and may including arraigning towing of vehicles which are in violation of parking policies when appropriate and approved by the Board. Miscellaneous jobs may also include the installing and removing of water hose bib protectors (in November and March).
Current homeownership or residency at Kenthill Townhomes considered a plus. Ideal candidate would own his own truck and tools for the purpose of completing various tasks at the condominium complex (refuse station fees and fuel costs would be reimbursed). Submit resume to Suhrco Residential Properties, 2010 156th Ave NE Suite 100 Bellevue WA 98007.

Minutes error

An error was made in the homeowners meeting minutes dated 12-04-07. The minutes say, "Kenthill to hire contractor for the electrical work being done on Kenthill Apartments and Townhomes, ..."

They should say, "Easthill Apartments to make arraignments with the contractor for Puget Sound Energy for some utility locating prior to electrical work being done,..."

Beauty Bark

ARRAIGNMENTS HAVE BEEN MADE WITH A LOCAL CONTRACTOR FOR THE APPLICATION OF BEAUTY BARK ON CERTAIN COMMON AND LIMITED COMMON AREAS OF THE PROPERTY.

HOMEOWNERS AND TENANTS ARE ENCOURAGED TO MOVE ANY ITEMS THAT MAY BE AFFECTED BY THIS APPLICATION TO A SAFER PLACE.

THIS WILL OCCUR TUESDAY AND WEDNESDAY, FEBRUARY 13TH, AND 14TH, 2007.

Building A [dryrot repairs]

Addressing the dryrot issues.

Sub-contractor work

Ongoing installation of transformers and underground electrical wiring.

Building A (3)

Dryrot issues.

Building A (2)

Dryrot issues.

Building A (1)

Dryrot issues.

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].