New roofs are being installed at Building N and Building P.
Thursday, September 27, 2007
Average homeowners dues
A recent survey conducted in south King County stated that the average monthly homeowners assessment was $310 per month.
Saturday, September 15, 2007
Address signs
Street address signs on certain buildings throughout the complex have become missing over the years. These have been replaced with new ones.
Sunday, September 02, 2007
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].
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].
Sunday, August 26, 2007
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].
Saturday, August 18, 2007
Children present
There have been several reported near miss accidents near this area of the complex.
Thursday, August 09, 2007
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.
Saturday, July 28, 2007
Sunday, May 20, 2007
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.
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.
Sunday, May 13, 2007
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.
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.
Sunday, May 06, 2007
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.
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.
Friday, April 20, 2007
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).
Friday, April 13, 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
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
Friday, April 06, 2007
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.
Sunday, April 01, 2007
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.
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.
Saturday, March 24, 2007
Annual Meeting
The Kenthill Townhomes 2007 Annual Meeting is on Monday, March 26, 2007 at 7:00PM in the Cabana.
Thursday, March 22, 2007
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.
Wednesday, March 14, 2007
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!].
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!].