Agenda for the September Association Meeting?

According to the official published documents, there is no September association meeting. Is that true?

If you read the fine print provided by the association, there is an association meeting the second Thursday of each month, with the exception of December.

However, the next association meeting was not mentioned in the most recent Manor Briefs. Nor is it contained on the “events” page on the website, which lists the next meeting as occurring in April 2010! The list of scheduled meetings in the web published “Welcome Packet” doesn’t mention it either. However, in that packet, meetings are described as occurring each month except December.

On August 27 I sent an email to our board president and to the communications director about this "oversight" and mis-communications.

I received this emailed response from the board president: "we are meeting in Sept”.  No indication of the exact date.

How convenient! As there are a lot of hot issues that remain unresolved, more than I am possibly aware, I expect that our board will attempt to run these through and pass them before the election. What am I talking about? For example, rule changes that have been under review by some of the board and also by a special but very small group, or minority of unit owners called a "focus group". However, at the August association meeting, the R&R director made a very brief statement which was comprised of "there is nothing new to report" and "I don't have a computer." No mention of rules changes, etc.

The non-published September meeting is this board's final opportunity to pass rule changes before they possibly lose the current voting majority. I fully expect they will try.After months of discussion behind closed doors, it would be appropriate if the board published the rules changes they are contemplating so unit owners who are interested can think this over and enter their comments. However, this board doesn't think that way. We, the majority, are actually treated as a minority. I think I'll attend the Neighbors Club meeting tonight and see what the "majority" of the few is actually up to.

Renters to attend meetings, garage sales, what other rule changes will be passed?

Of course, I'm one of the "minority" here, as they like to spin. Perhaps I am, but the board is supposed to represent all of the unit owners here, first and foremost. The question I asked earlier this year and for which I never got an answer was this. Is the board promoting renters over owners? If so, why? Is this consistent with their fiduciary duties? Those fiduciary duties apply to unit owners. The recent decision not to promote unit owner sales via some sort of sales brochure is such an example. So is the board majority actively promoting rentals here? And if so, why? Another topic and which I and other unit owners in the "minority" have approached the board is to begin a serious dialogue on rental here at BLMH, and rental caps. I brought this again to the attention of our board while our attorney was present and earlier, to our president after the most recent election. This is a serious and delicate issue. Delicate because allowing current owners to rent and then preventing others from renting - how is that "fair" as our board likes to say. Of course, "fairness" at BLMH is a subjective term.

Note: The second Thursday of September is the 9th. I have already scheduled a business trip.  Hmm, can I change that?



Comments, Corrections, Omissions, References
1. The board will post the notice of the meeting on the hallway bulletin boards as they are required to, by law. This is necessary to assure that any votes they make cannot be contested.

Am I Running for the Board?

Am I running for office this year, you may ask? Well, as of today, August 26 I have not submitted my candidacy form, because I am frankly undecided. Why the hesitation? That's the subject of this post. On August 25 I called FUPM to get the submittal date and I was informed that they had not yet received a single candidacy form. Ah, you gotta love political games. We have one current board member who either runs again or loses her seat and there are two appointees whose seats will be vacated.

Getting back to the question. I see many, many impediments to getting the job done. I'd like to serve on the board, but I see very little possibility for accomplishment. It takes a majority to pass votes. I see our manager holding his head during meetings (frustration?) and I think "that could be me."

Last year, I did run and I achieved a respectable number of votes; however, an insufficient number to win a seat. Last year I prepared and mailed a letter to the unit owners, at personal expense and the assistance of several other candidates. None of us was elected.

After the election, a vacancy was created, however I did not volunteer. That was, among other things, a test for this board majority. I was curious to see if they would discuss this with me. As was pointed out to me by others, I was "next in line" when the individual who was elected declined the AD position, thereby creating that vacancy.  At the time, I also had many of the concerns I express here in this post.

I was never asked by the President nor anyone else on the board, nor was there any discussion of the position. That told me lot about the new board. I think they forgot that they were elected representatives and they chose to turn their backs on many of the the unit owners who had voted. Before anyone gets all bent out of shape, this "isn't about me". It's about honoring the unit owners, acting as elected representatives and running this association and getting results. More on that later.

Did I really want the job? Well, as one of the board quipped during one of our association chats "the good news is, I won a seat on the board and, the bad news is, I won a seat on the board!"

How do I feel about this today, and how does it influence my decision to run or not to run? I suppose to be honest, I have to tell it the way I see it, and that will take a few more minutes.

As I view it, this association is in trouble and we missed several critical opportunities. We can never, ever, go back. Money spent is gone forever. Time wasted can never be recovered. In the fall election of 2008 the new board comprised of the Communications Director and two others, both of whom have since resigned, appeared to support the position that the fees are too high and there were votes against a fee increase. In 2009, the recommended candidates of the Communications Director were elected and the board was then able to motion and pass a 0% fee increase. That's all well and good, except for one very large problem. No serious attempts were made to reign in costs. There was no simultaneous announcement of cuts, no substantive budget reductions. So costs and spending have actually increased, and income has decreased.

We needed minimum $50,000 annual spending cuts. We went in the wrong direction.

For the past two years, efforts have been instead placed on social issues, and squabbles with previously elected board members. This included all kinds of petty issues; for example, how to put reinforcing mats in sidewalks, etc. While this went on, money was spent, and continues to be spent, that can never be recovered. The attitude was and is "You have the money in the budget". I know, because when the issue of reducing spending came before the board in a discussion of landscaping during an association meeting, that was the advice of management. So spend we did.

That brings us to "today", two years later and after the new direction at BLMH.

So where exactly is that? The board majority seems to operate at best as a reaction to events. There is no association plan. As someone who is committed to planning and preparation, this poses an impossible situation. There is absolutely no structure for fulfillment.Then we appear to have three groups of unit owners. About 1/2 of the unit owners don't vote. I suppose that means that about 1/2 of us are expecting a "free ride". Pay the fees and go to our unit, pop a beer or soda and walk the dog or feed the cat or goldfish. When things don't turn out as expected, come to an association meeting and complain or bring a few friends and disrupt it. How is that relevant? Well, I don't expect these people to do anything until they, like the board majority, feel that their "rights" or whatever are threatened. Then they'll be a reaction, and band together and show up. Until then, they'll do nothing. So they are of no support to anyone who wants to get things under control here. By the time the mob shows up, it will be far, far to late. That leaves the remaining 50% who do vote. Some of those are motivated by a personal agenda. They include those who show up at association meetings and act as shills or shout things like "What do we get for our money?" or something to the effect "What are you going to do for me?"

To sum it up, perhaps 25% of the unit owners are interested in workability and are willing do something about it. They vote, participate in some ways, such as picking up the trash in the street, painting their air conditioners, shoveling snow, cleaning the halls, etc. They create a small opening for some possibility. So what about the board?

Some on the board are trying. However, the board majority seems preoccupied with social issues, projects, the newsletter, providing donuts and coffee with the board, and the Neighborhood Club. That is an significant impediment. That provides a board voting block which prevents anything substantial from getting done. I'm not talking about driveways or roofs. Those will eventually get done. We have specifications and we have money, and the board can always collect more or get a mortgage (Note 2). Eventually, these projects will occur. But at what cost and when?

So what am I suggesting and what would I expect? How about a program to complete all projects and simultaneously reduce fees? How about reducing spending and simultaneously maintaining the streets, streams and grounds? How about better use of our unique facilities? Is that possible? Perhaps. But my numerical analysis isn't encouraging. As a former board member said "what do you know?" I've asked this board to produce their planning documents and all I get are backward looking spreadsheets, old balance sheets and a reserve study by management which they prefer to ignore, and have.

So, if I ran and if I were elected, the question is, how to function as an effective member on such a board and in such an environment? That is the big question. As a professional problem solver, I get paid to ask the hard questions, come up with straight answers, present alternatives and then get results. I don't think that's possible with this board majority. I'm sure the unit owner minority who is in this entirely for themselves will not be helpful, either.

Here is a question: Don't they realize we are in the grips of a really nasty recession, that costs are increasing, that this "recession" may continue for years and I mean perhaps span a decade; that retirees living on social security may not see increases again this year or the next, or the next? That inflation may rear its ugly head and sooner than we think? According to the data published by the association on its website, we had about $24,000 in past due unit owner fees as of December 31, 2008. I wouldn't publish that information here, but hey, our board decided to put this on the BLMH website for the world to see. I brought my concern to the attention of the board President. The email response I got was "Maybe you're right, although I'm not sure it really matters so much." As of today and several weeks later, the report is still on the official website. So in the spirit of supporting the board, I suppose they are right and I am wrong. So what harm can it do to publish those numbers here?

This financial information was made available to unit owners about one year late. I have no idea of the audited figures for 2009.

I've attended many association meetings in the past three years. I do so to look, to listen and to say "is that workable?", "are there alternatives?", "what's missing?" and "how would I solve that?" That's what I do for a living. I also attend to protect my investment here and my quality of life. Shouldn't we all?

Here's one of many, many possible examples of why I see little possibility on the board at BLMH. In those meetings, unit owners come and complain about the issues of selling their unit. This is not simply an association problem. So how to distinguish our association in this terrible real estate market? I published an argument for the production of a sales or marketing brochure as an aid to unit owners. That was in April. In May, our CD announced at the association meeting that "someone" had suggested a sales brochure. She went on to state that this "might be a good idea." Prior to the August association meeting, I emailed our board president and reiterated our CDs statement and requested that an update be presented to the unit owners. I also requested that if no progress had been made, that the unit owners be informed of "why not." There was no update at the August meeting. Instead, I was given an email which stated, among other things, that "This seems a good idea in theory; I'm not sure how many owners would actually make use of it. It might be one of those things you put effort into and then it's not used.....it seems to me that this would fall in [our Communication's Director's] area. From what I gather, she is not interested in pursuing this idea in the near future. If you feel strongly that this would a useful project, perhaps you might consider drafting something and passing it along."

I didn't offer to take this on and declined. Why? There was no assurance of any kind in the email that what I produce would be used. Nor did I get a response from our CD. I reluctantly concluded that I would be wasting my time.Am I wrong? We have about 25 unit owners who want to sell and a fully staffed board, one of whom has no specific duties or assignments. They can take it on.

And that is, in a nutshell, the dilemma I see in having a position on the board of this association.

Other things to consider: Our former Architectural Director would not take on the position for a limited term  because he stated he could not accomplish the job with only one year. He said other things which I will not repeat here. In other words, why take on what may be an "impossible" assignment? The job is not overwhelming. However, as I stated earlier, I see no "structure for fulfillment". "Damage control" and being a reaction to everything is not for me. Another question to ponder: Why take this on and become a larger target and the "bearer of bad tidings?" Let's assume that the reserve study, which was sent back to the author for "rework" reveals problems, or, why did Management reverse course and press forward a request for a 7% increase during the August meeting for the sole purpose of funding reserves? Someone is going to have to make the serious decisions required to achieve cuts in services and spending. Or, fees need to increase to cover both the expressed need for more reserve funding and to cover the increased costs of day to day operation. Or both!

So after two years of partying we now take away the donuts and get down to business? Who is the "volunteer" who is going to go before the electorate and give them the bad news? And in the process, get booed and tomato-ed? I'm sure our current board is looking for someone willing to be a target and provide them with both political and literal cover.

Comments, Corrections, Omissions, References
1. Are we having fun yet?
2. After the 2009 election, a new member of the board answered my concerns about budgeting and perceived shortfalls with the statement that "the association can get a  mortgage." That's not acceptable to me.
3. I've written 213 blog posts for this site. This is the 181st to be published. The others are "works in progress."

Copying and Distributing Emails, Politicking, Planning and Preparation

Recently, the President of the board objected when I quoted several of her emails on this blog. This gave me an opportunity to review the use of email, courtesy and protocol.

But first, let me state this. Our board has a fiduciary responsibility to the unit owners. That means, among other things and as one unit owner recently stated to me, "there should be no politics in this association". They then went on to acknowledge that there is politics, that this is a recent change and that for many years it wasn't that way.

Most of the questions I ask the board are specifically designed to be those any unit owner should be asking, and the answers affect all of us. If a board member sends me an email pertaining to the workings of this association and specifically to my questions as a unit owner, and the subject is the association at large, as far as I am concerned, that's a response to the unit owner body. If a board member sends me a specific response "tailered" to me, or designed to tell me what I want to hear, or what they think I should hear, that's BS and a breach of fiduciary duties. I am going to take this opportunity to remind this board that that they do, in fact, have fiduciary duties. Politicking is unacceptable.

Yes, we have an election coming up. So now I suppose it's time to stop working and crank up the BLMH vote gathering machine. But I suppose we can only expect our elected representatives to do that which they are best at, and if that is running for office and spreading donuts and coffee, so be it. Or perhaps you are unaware of the economic situation in this country? It does and will continue to affect each and every one of us, and this association.

A piece I wrote was recently published (Reference 1). In it I asked a question which I paraphrase here: "How are you going to handle this problem: Suppose this economy sputters along as it is for another 5, 6, or more years?"

That's a question we should all be asking. "How will this association deal with another 6 or more years of economic malaise?"  I'm not talking about the current state of affairs. I'm talking about the evolving situation and consequences of another 5 or more years of this economy. An economy in which people who are tapped financially, do finally run out of resources, where real estate continues to flounder and people are trapped in their homes or condos. What happens when the nearly $450 billion in ARMs (adjustable rate mortgages) reset between now and 2012? How does the association deal with a sudden inflationary increase, should that occur?

I know, you may say that we are currently in what is called very low "inflation" or "deflation" and many prices are stable or increasing at a low rate of 2% annually. However, this situation will not continue indefinitely, and prices don't always conform to that low rate of increase. So, how do we deal with a situation where energy prices again "spike". For example, effective July 14, ComEd raised the price of electricity by an average $9 per month per residential customer. My average bill is $55.36 per month. A $9 monthly increase is about 16.4%! ComEd has also petitioned for an delivery price increase, and that review will be completed in the spring of 2011.

My point? The electricity cost of running the stream pumps, hall and street lighting has increased. Where will that come from? Our board voted in a 0% fee increase, so they obviously expected costs to decrease or stay the same.

Now, what happens when we do get other "price increases?" For example, the contractor for the driveway project awarded last year withdrew his bid. Why? because he could not honor the price he provided to the association last year, I have been told. What does that mean to the association? Any driveways completed this year will be at a cost greater than that quoted and planned, last year.

We have no money in our budget for price increases which affect day to day operations. We do have substantial reserves. So we can absorb price increases for driveways. Or can we? The problem is, it will cost more to do the driveways than was budgeted. That means, we're not collecting and saving enough. So how does the board adjust spending to avoid raising fees and at the same time complete all of the necessary, planned and unplanned projects. A lack of planning DOES NOT constitute an emergency.

These price increases will continue. It's the normal course of events. However, while prices may increase at an "average" rate of 3 to 5% per year, there are short term discontinuities. As for example, the 16% ComEd increase I noted above. Other "spikes" occur from time to time in oil. As a consequence, the price of delivery, and the price of manufacturing many things increases. Asphalt is made from oil. Certain roofing shingles also contain oil byproducts. So when energy and specifically oil prices increase, the price of all kinds of goods also increase.

Are we prepared for a shift from "deflation" to "inflation"? Well, that may be a concern to you but in fact there is very little you can do about this except ask your elected representatives on the board the hard questions. They are the ones with the duty and responsibility to make things work and get the job done. They also have the authority to do so.

So are we prepared? I say "No" we are not.

Have we done all that we can do to prepare? I say "No" we have not.

Do we have a plan? I say "No" we do not.

That's the way it is.

Our Landscaping Director has investigated reducing or "turning off" the lights, to save energy, or so he has stated during association meetings. Previous boards ran afoul of unit owners who didn't like the subject of "service cuts". The concept is acceptable to some unit owners, as long as they are not affected. Our Communications Director asked for a tree planting in "her" back yard during the August association meeting. The Manager had to remind her that we have only $30,000 remaining in the entire landscaping budget for this year. Her solution? She stated that she and her neighbors are willing to pay for the tree. Great. Rome is burning and what is the issue? "Taking care of Number One." We have many unresolved issues, and there are storm clouds on the horizon. We have a fully staffed board. What will it take?

Returning to the Email topic of this post:

Here is a tip to all. Emails are not secure. When you send an email, it is stored, somewhere in the "world wide web" on a computer or computers called "servers". Emails can be intercepted, altered, and viewed by others, including technicians, law enforcement officials, governments and "secret agents." For that reason, it is best to consider that emails may be intercepted or occasionally routed to the wrong individuals, and may be viewed by others. Mistakes or errors sometimes occur, and your email may be incorrectly delivered. Emails may be corrupted; that means information may be altered or deleted, or several emails may be combined.

You have no way of knowing if emails are properly delivered, intact to the intended recipient and to only that person.

So what to do?

First, never send personal information in emails. By that I mean things such as birth dates, social security numbers, drivers license information, bank information, passwords, etc. Second, it is prudent to have a statement as a footer or signature on each email you send. Many email providers and software such as Microsoft Outlook provides a means to do that. Even Google's GMail has provisions for a signature, which is included automatically on each email that you send.

Most of my emails contains a footer, which is an explicit statement. I include it as a notice to the recipient. However, compliance is voluntary and my statement is sometimes ignored. Let's be realistic; there is no way to know exactly who sees our emails. How many forwarded jokes and so on do you get in a day? Also consider the possibility that emails can contain malicious code, or programs, designed to infect your computer for the purpose of stealing your information and even sending your keystrokes to others. That's right, "they" may actually know what that password is that you enter, as you enter it. Nothing like a "zombie" infected computer to make life interesting. .

If a message is really confidential or sensitive, I probably shouldn't send it via email. Many of my clients still send really sensitive information via facsimile for that very reason. If speed is not of the essence, then U.S. Mail works fine.

Security is a practice and a discipline. Keep your anti-virus and spamware up to date, scan incoming and outgoing emails.

Here is the footer I use. It's on 99% of my emails, even the stuff that doesn't require it. That's the problem with automation. You get the same result time after time after time! So, sometimes I take a few seconds to remove it and at other times, I'll include it in the body of my text, provide a specific statement giving permission to forward or copy the email, with instructions. Why? Because it's easier to add that statement than remove this footer:

This email and attachments is confidential and may contain legally privileged information, under international, federal, or state laws.

Unauthorized forwarding, printing, copying, distribution or such use of information is strictly prohibited and may be unlawful. If you are not the intended recipient, you should not copy, distribute, disclose or use the information it contains. Please e-mail the sender immediately and delete this message from your system.

Please be aware that E-mails are susceptible to corruption, interception and unauthorized amendment; we do not accept liability for any such changes, or for their consequences.

Comments, Corrections, Omissions, References
=============================

Reference (1):
I recently wrote a piece and the title selected by the publisher was: "Take Control of Your Finances".

Note:
1. I'm not certain of the exact percentage increase in my electricity bill. I'll have to run an analysis after a complete bill under the new rates.

A 7% Fee Increase on the Horizon?

This was the statement made by our professional manager during the August association meeting.

As I have stated repeatedly here, I have done my own economic analysis of BLMH. However, the current board persists in charting its own path. I understand a unit owner made a statement at the July meeting to the effect "this board doesn't listen". That could be the subject of a lively debate. However, I simply have a lot of questions. I don't get many answers.

My first question is this. Why has the management flip-flopped on this? In 2009 management was specific in its analysis of our finances and provided the board and unit owners with an appraisal of our finances relative to the future. Management said it had "doubts" about this association's ability to properly fund the roofing, driveways and other projects so as to complete in a timely manner.

Then, management "flipped" during the fall budget meeting and acquiesced to the new board and stated during the association meeting that "a fee increase is not necessary at this time."  The board majority seized upon this as a justification and then passed a 0% increase in fees for 2010. I wrote a letter to management, protesting this and asked for an explanation. I never got one. Let me be clear here. I could be at BLMH for another 30 years. I don't intend to mortgage my or the association's future.

Now, one year later, we are still waiting for the formal reserve study, which was received by the board, but as announced by our President, has been returned to the firm for rework, and management now says a 7% increase is a necessity.

Why the change in one year? Our Treasurer expressed grave concern last year and stated that "unit owners are better able to budget small increases each year." He has also repeatedly stated that he is opposed to special assessments and with that, mortgages or other machinations which will encumber the unit owners.

As for the current board, there was no austerity program promoted, announced or discussed with unit owners. Read your "Manor Briefs" and the tone and content. Do so see any suggestion of financial concern? A need for serious belt tightening or the promotion of an austerity program? Well, I suppose glossies with schmooze is what the unit owners want and that's what we get.

Wouldn't a 0 percent fee increase require a similar 0% spending increase, at the very minimum? One would think so; that's common sense, isn't it? But there is and was no austerity program. No belt tightening. Coffee and donuts with the board, at association expense, was one board response to their announced fee decrease.

It seems day to day spending has increased.

The Landscaping Director, who initially stated he wanted to decrease lighting to reduce energy costs, has now flipped and has promoted a very expensive "permeable asphalt" driveway and more recently, has taken the position that more insulation is required in roofs, at greater expense. The justification seems to be the perceived requirement to bring our association up to current (new) building standards. That very expensive and unnecessary approach seems to be the plan.  So are we now to mortgage our future?

On the other hand, the request of management may simply be a negotiating ploy. Ask for 7% and perhaps this group will give up something. But I doubt it. This group "believes" our fees are too high, and there are a few willing shills in the audience to shout "hear hear" when the time comes.

If there were any doubt about our finances and the financial ability of this association, shouldn't there have been some corresponding and correlated action on the part of the board? They were told there were issues and concerns. They responded by spending unit owner's fees on a reserve study. Probably a prudent decision. But if there are any doubts, why gamble while we wait for the results of the study?

If I assume that management's doubts about our financial ability is true and accurate, then what? Our Architectural Director has stated to me that he is certain our current reserves and annual contributions are adequate to do all of the roofs and drives, etc. However, no one has produced a spread sheet demonstrating that. Such a sheet would incorporate planned or unplanned cost increases due to inflation. What if the board is incorrect and we don't have enough funds? Well, I suppose that the Architectural Roofs can go and we can revert to inexpensive shingles and basic re-roofing. Insulation can also be dispensed with. Will that happen? If we run out of money can some one tell me how to avoid this without special assessments or an association mortgage? If this occurs, would we then have two styles of roofs here at BLMH? One for the "haves" and one for the "have not's" I suppose.

Of course, the question to be asked is, "who benefits by delaying or deferring fee increases?" while these projects continue. The obvious ones are those who intend to sell their unit or units, and those who receive the new style roofs. If one can sell their unit, then the future fee increases will fall on the "new" unit owners. There may be others who will benefit; I'm not a politician nor am I capable at Machiavellian intrigues. I'm simply a professional problem solver, so what do I know?

It's just conjecture on my part, but perhaps the hope is to keep fees low for a period long enough to complete some of the roofs. Wouldn't it be easier to sell your unit if it had a brand new architectural roof and steady fees?

However, the nature of the current recession may thwart such intentions, because according to experts it will take years for real estate to return to "normal.". I suppose that means sluggish sales and discriminating buyers. So how to sell? Perhaps an upgrade of the unit (a new kitchen, anyone?) and/or substantially lower price. According to experts, selling in the current environment is not easy. So why are many "sellers" of real estate unwilling to lower their price to match the current reality? If you are under water you can't. If you are above water, you might be unwilling to let go of those 2006 prices, at the top of the bubble. It has been said that the strongest forces in human beings are greed and fear.

So what is directing people here? I suggest that there might be a third force at work. In that vein, here is an image of a billboard that is sprouting across the heartland of America. I saw one of these while travelling and decided to share it here, for your entertainment. Entertainment, it seems is a big deal here at BLMH. So, enjoy! While you are chortling, or feeling smug about the "yokels" who made this and similar signs,  I suggest you remember that at BLMH it is YOUR money they are spending. So have a good laugh!

Comments, Corrections, Omissions, References

================================

1. The 7 percent requested by management is solely to fund reserves. There was no request for additional funds for operations. So if there are any spending increases, where are they to come from? 

2. I have avoided publishing certain financial data here. However our board feels no such restraint and recently posted our 2008 audited financials. i sent an email to the board president and I stated this was not prudent. 

Please remove my email from your blog.

On reviewing emails, I discovered one from our board President, dated August 10, requesting that I do the following:

"I am not willing for you to post a copy of my email message on your blog. Please remove it......"

I'll review this and I'll consider it. However, I think that it is important that unit owners be aware of what is occurring here at BLMH. The board publishes our financial records on the web. The board makes requests for items to include in the newsletter and then does not respond. In other words, the board decides what is fit to print and what is not. I appreciate their desire to control all information here at Briarcliffe Lakes Manor Homes. However, is that appropriate, and does it serve the unit owners?

Have Your Dryer Vents Cleaned on a Regular Basis

As you may or may not know, the Association provides free cleaning of dryer vents on a regular basis. Costs are included in your monthly fees. This is a valuable service. All that is necessary is to call FUPM, our management company and make the request!

Regular cleaning of dryer vents improves dryer efficiency, which means lower energy costs to the unit owner. Regular cleaning also reduces the risk of fire. - SEE NOTE 1.

It's my understanding that this should be done every two to three years.

Here is a dryer vent at our association which apparently needs cleaning. You will note the condition of the vent on the left, which is partially blocked. This photo was taken today, August 22, during a regular "walk through" of the association:

Comments, Corrections, Omissions, References

================================

Note 1. A clogged dryer vent can result in a fire. The free service at BLMH was implemented by our board after a dryer vent fire occurred on our property in June of 1989. 

Note 2.  If you are interested in the technique used, there are a number of web sites which offer instructions and videos. Simpy type the following into Google.com or Bing.com or the search engine of your choice:

How to clean a dryer vent

Note 3. Here is a video of a method using an electric drill from the outside:

Note 4. This post was updated November 18, 2010 with specifics of the origin of this free service at BLMH.

Old Drainage Problem - No Solution from the Board

The attached is a video of a drainage problem which has existed for several years. This was discussed during board meetings by our former Architectural Director commencing in 2008 and 2009. After the 2008 election there was disagreement among the old and new board members. One trouble spot was corrected. The one depicted in the video was dropped in favor of more pressing "social" issues by the newly elected board members.

How would you like to have a mosquito glade just outside your patio? I sympathize with the unit owner at this location.

The following is the second of two videos posted on August 15th, 2010 pertaining to this subject. This video does include an audio commentary.



I have sent an email to the board with a link to this video. I have also sent a copy to management.

Here is the content of the email:

Hi [Madame President],

Here is the second of two videos of standing water and runoff problems. This one is the sidewalk behind [nnnn]Harrow Court. This is an old problem which was brushed aside by the board in 2009 because of more pressing social issues. [Bob], the former Architectural Director, brought this to the attention of the board during at least one association meeting I attended. He requested that the board look at this location and the issues of drainage and mud aggravated by lack of sun in this particular location.

Perhaps the board will find it in their hearts to consider moving this ahead of other items.

Please forward this to other board members, for their information and action.

I will also send a copy of this email to management.

Comments, Corrections, Omissions, References
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1. The specific address was removed from this post. 
2. I used the "find it in their hearts" appeal because any other approach, such as "this is part of your fiduciary duties", or "this is part of running a business" doesn't seem to have much influence on most of the board. 

Mulching and Water Run-Off Problems

Here's a video which is an example of some of the water flow and drainage issues, which are compounded when mulch is used as fill. Mulch in itself is not a problem. However, if mulch is used to fill "low spots" then what you see in this video is the result.

When there are low spots filled with mulch, rainfall will wash away some of the mulch or re-distribute it, because the mulch is lighter than water and will float. The mulch then flows with the water downhill, and will create multiple dams, which further impede or prevent the proper run-off of water.

Water always flows downhill. In the example, the water found it's way into the garage and then to the driveway. Due to the nature of the garage floor, there is about one-half inch of standing water in some parts of the garage. Most but not all of the water flowed out of the garage and onto the driveway. Some water was left standing.

How to solve this problem? Add fill to properly elevate the low areas and if necessary, sculpt the landscape to avoid low areas, instead of filling the low areas with mulch.

I have sent a link of this video and blog to various members of the Board of Managers of our Association. Specifically in an email to our board president:

Hi [Madame President],

Here is a video of standing water and runoff problems along the side of the garage at [nnnn] Harrow Court. The water enters the garage during most rainstorms. This is due to an opening in the wall of the garage and the low area along the garage, which has been filled with mulch. With the recent mulch addition, the problem is aggravated.


I think this highlights one of the possible problems that can result, when mulch is used as fill.


Please forward this to other board members, for their information and action.


I will also send a copy of this email to management.

The following video does include an audio commentary. You may find it necessary to increase the volume on your PC  audio and also the audio control embedded in the video.




Comments, Corrections, Omissions, References
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1. The specific address was removed from this post. 

Update Prior to the Forthcoming Association Meeting

Reserve Study is Due
We are all "breathlessly" awaiting the Reserve Study which is, I believe, due or past due at this point. This was to be completed, reviewed and released to unit owners prior to the next budget planning meeting. The board has chosen not to agree with the study prepared with our professional managers, and chose to find and fund an outside firm. As stated by our CD, the firm she evaluated and promoted was "very willing to work with us". That means, I presume, willing to edit the study before the final copy is released to unit owners. We'll never see the copies preceding the editing by the board.


This does, I suppose, provide political cover should the board find it necessary to have a fee increase this year. As you will recall, the board voted for a 0% increase this past year, which means, we didn't fund to match inflation. The implication is that our expenses are decreasing. However, my numbers indicate we are spending more in day-to-day expenses.


I did my own study several years ago and revise it annually. I have discussed aspects with involved and concerned unit owners. I have used it to make statements to the board. These are ignored or disputed. I have not released all aspects of my findings here because these duties and responsibilities fall on the board. That's why they were elected. I also have concerns about releasing certain information "to the world at large". I see no advantage to the association by releasing possibly sensitive information to the public. Would you like your "home budget" published on the internet? I think not. How would this possibly support or hinder unit sales?


I have repeatedly stated my concerns and misgivings to this and previous boards. Most recently, I sent this email to our board president:

Hi [Madam President]:

I read the 2008 audit which per the newsletter was posted at BLMH.org per board decision.

Is this wise? I realize this info should be available to unit owners and other interested parties. However, some of the information might be detrimental. Receivables, which is according to the accountant, are fees due from unit owners, is an example of information that might not be good to distribute all over the globe.   

Unit Sales
I sent this email to our board president and communications director:
[President] and Select Board Members:

During the May meeting, [our communications director] made the statement that “someone had suggested” that the association; i.e. the board, prepare a sales or marketing brochure to aid unit owners who are selling their property. [our CD] said that “sounds like a good idea”. The board concurred.

I’m curious. What’s happened? Were there any assignments made? Has there been any progress, and if so, specifically what? Is anyone working on this? If not, why not?

How about a progress report to the unit owners during the forthcoming association meeting?

For an article dated April 21 on this subject, see:

http://tinyurl.com/28gfclg


I have not attended the most recent association meetings, but those that have tell me that there has been no further discussion of this by the board. Of course, any and all discussion is supposed to be made public. 

Association Meeting Agenda has been Revised
I protested the revised agenda order at a recent association meeting. This was not the first meeting attended by unit owners in which this was protested. The issue was scheduling the "homeowners forum" prior to the completion of all sections of the meeting and specifically prior to the "New Business" discussion by the board. Scheduling board business after the homeowners forum effectively prevents comment by unit owners. 


Earlier in 2010 after similar unit owner complaints, the Communications Director was directed by the President to schedule the "Homeowners Forum" after all business with the exception being the closed door "Executive Session". However, in May the order was again revised. Our President wasn't attending. I stood up during the meeting and protested to the CD about this unauthorized change. Of course, the CD, who ran the meeting in the President's absence, could have simply changed the order of business, then and there. But she didn't and preferred to argue with me. 


I wrote a note to our President:
I have protested to [the communications director] the manipulation of the schedule and agenda for the association meetings. I did so recently during the month you were absent; I have the entire interchange on video.

The “homeowners forum” as the majority of the board prefers to call it, has been moved ahead of “new business”, thereby cutting off unit owner comment or query during the meetings.

[Our communications director], the “power behind the throne” as she prefers to call herself, seems to act oblivious and doesn’t understand the problem.

I am growing impatient with all of this stupidity.

Where are you in this matter?

I received this email response from our board president:
Nobody is trying to "manipulate" the agenda. I have zero interest in doing so, and I don't believe any other board member has any interest in doing so, either. Wouldn't it be super if senseless animosity could be put aside, and people chose to start working together like the fellow owners we are? What a great step forward that would be. All I can do is try to model that approach and hope that others will see its value and want to join in.

At the July meeting, [another unit owner] asked that the homeowner's forum come before any voting. For the August agenda, you will see this order:

Old business
New business
Homeowner's forum
Motions and voting  

I trust this addresses your concerns.


This was my email this morning to the board president:
Now that was easy, wasn’t it? However, that identical “change” was directed by you, earlier this year, when unit owners including myself brought the agenda order up during an earlier association meeting. So forgive my doubts.

It’s amazing what happens when or if:

1. The board listens.
2. The board responds.
3. The board acts in accordance with agreements.
4. The board does what it said it will do.

One of the aspects of being on the board is “leadership by example”. I have concluded that this concept is considered trite.

There is nothing “senseless” about stupidity or failing to do what was agreed. That is the basis of my disagreements. I have told everyone who has a capacity to listen that I have drawn a “line in the sand” in 2010 and I resolved not to allow stupidity to rule.  What you do and how you act as board president is, within certain limits, your business and your choice. 

Projects and Landscaping

Various projects have been languishing. 

Roofing

The roofing project for 2010 has been moving slowly forward. Our new Landscaping Director has been arguing to revise the specifications. As stated during the association meetings, he wants the re-roofing to be brought up to his opinions on "new construction" standards, and offered to re-write the specifications. Even the Treasurer was caught by that one and argued the position that "this is a simple and straighforwar re-roofng project!" I assume that there has been more arguing going on behind the scenes. I am very concerned. First, there is absolutely no grounds for such a position. Second, to do so will add to the cost of the project. Third, this will delay the project. It is now August. I understand the bids were reviewed and a roofer selected. There were project impediments last year and as a result the board action was delayed. The roofing schedule for 2009 was jeopardized by various board members. Here we go again?

Driveways

The driveway project for 2009 were delayed. This is part due to board action and then, at the last minute, a delay of a week or two by the city for code review. Of course, the board "officially" stated that the entire delay  was due to the city. The arguments on the board and the unwillingness of the communications director to support the project, even going so far as to cast a NO vote, that had no bearing on the outcome?

So, where do we stand with the driveways in 2010? We are still waiting. The driveways projects for 2009 are in the same state of partial completion they were last year. A labor strike lasting several weeks is the culprit this year. So, why didn't the project begin in June? [Ask] the board. 

Landscaping

Overall the landscaping is gorgeous, as usual. The landscaping is now in late summer flora.

The landscaping included a mis-mulching this year. The wrong area was mulched. There has also been quite a bit of unit owner discussion about lack of progress in some areas. This has reached the point where unit owners are planting their own grass seed and installing stone outside their patios in the common areas to eliminate muddy areas. 

Having turnover in the position of Landscaping Director doesn't help. Neither does the appointment of an LD by the board who seems more interested in the Architectural Directors work than his own. Non-landscaping interests include reducing the wattage of bulbs to save electricity, re-writing roofing specifications, promoting porous asphalt driveways, etc. I'm sure I don't know the half of it. 

The swamp behind Harrow Court is worse this year; we've had a wet summer. I've made a video and I'll be posting it. This area was discussed by the former Architectural Director in 2008. It was put on the "back burner" by the board. Turnover in positions doesn't help and there seems to be no one on the board who is able to promote consistency. Most of the current board members never or seldom attended meetings prior to their election or appointment. So what should we, the unit owners expect?

The mulch is now being washed into driveways and in some ways impedes the flow of water. I've made a few videos and I'll be posting those, as time permits. I consider mulch to be inferior to ground cover and I also consider mulching when sculpting of the soil beneath does not promote drainage, to be a complete waste of money. This association spends many thousands of dollars on mulch each and every year. The overall board seems not to be interested in this and the Landscaping Director is pre-occupied with architectural projects.   I'm unsure of what progress or plans are in the works for the "gardens" he has been promoting. As I stated earlier, this concept seems to have morphed into a concept of "personal gardens" by some unit owners. 



Comments, Corrections, Omissions, References
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1. This is scheduled for automated posting.
2. I'll revise this to include a chart of unit sales in recent years. 
3. Minor typo corrections made August 15; thanks to an observant reader!

Realty, er, Reality Check

One picture is worth a thousand words, they say. So here is an interesting graph:

Source: Zillow.com

We've had a few owners complain about sales in the area. Median prices for condominiums in Wheaton are at the same level as they were at the end of 2003. This is clear in the above chart. The median price is the middle price in Wheaton. 50% of the condominiums are above the median price and 50% are below the median price.

Overall, in Wheaton, the foreclosure rate is currently 2.3%. This is the number of foreclosures compared to the number of households, per popular real estate web sites.

It might not be obvious, but prices have stabilized over the past 6 months. According to RealtyTrac the values in Wheaton have increased 3.3% over the past 12 months (as of 7/31/10). This is the first significant increase since 2008. This might be a good time to purchase and could be a sign of a market "bottom".

At an Association meeting in May, our Communications Director stated that "someone had suggested the association help unit owners attempting to sell by providing a marketing or sales brochure." She went on to state that was "a good idea'. However, there has been no further public discussion and no further action. Too bad! Whose idea was that? In April 2010 I made the following post:

 How Would We Stimulate Unit Owner Sales?



Comments, Corrections, Omissions, References
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I have been told repeatedly, by various members of the board "I don't read your blog". So I must assume that a concerned unit owner made this suggestion to the CD, possibly after reading my blog.

I was recently reminded of this lack of interest by a board member. This is usually communicated with a smile. Or is that a smirk? This is, I suppose, a means of telling me "don't bother with your blog, we don't read it, we will never read it, and you are wasting your time." I've stated in response "I understand and that is your privilege." It's all a choice. On a personal level, I do want to make a contribution. But there are a lot of places one can make a contribution. This association is on one level, merely a place to hang my hat. Certainly, I have no interest in making anyone do anything beyond their will, possible exception is the social compact a unit owner makes when he or she purchases, and of course there are the Bylaws and Rules and Regulations. As I once told a neighbor, this blog might ultimately become the basis of a book. However, making a contribution seems to be something that is not a demand, or is even a request here.  In an association where about half the unit owners don't vote, I suppose that the current state of affairs is exactly what the unit owners want. It's a form of collusion. We drive into our garages, sequester ourselves in front of the TV or whatever, and we pay our monthly fees; "We've done our part, so leave us alone."

The question I must ask is "Who loses and who benefits, or, what are the benefits to Unit Owners by this stand taken by the overall Board?" The next question is "What is the real commitment of the members of the Board of Managers of BLMH?"  I suggest that the association and the unit owners lose in the current arrangement.