On the Nature of Community - List of Questions

This was posted at the end of a long blog. Part one is at the following link; the original post was broken into two parts and the link will take you to the first part:

http://briarcliffelakes.blogspot.com/2009/05/on-nature-of-community.html

What follows is an excerpt from the original post; it is separated per a reader comment.

The original post was stimulated by recent events and by my observations during association meetings. That post was intended to delve into some of the aspects of being a neighbor in a condominium community, and in turn stimulate discussion. For me, this raised a series of questions about community and of being neighborly as a unit owner member of BLMH. In the original post, the following was stated:

I suppose this would occur for me as "What is an appropriate way for a unit owner to exist in this community?" which is to say, "How to be a responsible member of the community"? This question can be posed within the context of the long term plans for this community and rephrased is: "What am I, as a member of the community, doing to assist our community in reaching its goals and to achieve that which is expected of me"? This of course, requires knowledge of those goals and the expectations.

So in the spirit of discussion, what, I rhetorically ask, are the actions appropriate for and consistent with being a unit owner member of the community at BLMH? In an inquiry, both the questions and the answers are important. Together, they can reveal the nature of our community and our positions, expectations and personal biases regarding it. As you read the following questions and statements, see if you consider them to be relevant to a discussion on "community". Also consider why you would reject or accept each. That may tell you something about yourself, and your personal perspective into the nature of "being neighborly" and "community".

Please note that these questions do not necessarily reflect my personal view; some are derived from association documents, owner and board comments during meetings, or are based on observations written about other communities. Nor do I practice all of the following, and of those that I do practice, I am not always consistent. Consider that there may not be "right" answers. Here is a partial list of questions to think about:

Am I pleasant and courteous to my neighbors?

Do I observe the 20 MPH posted speed limit and do I slow down if I observe people walking in the street? Do I practice “safe driving” while in the complex? Am I watchful for children, pets and wildlife?

Do I observe the parking rules?

Do I drive the speed limit on the boulevard and observe the school speed zone?

Do I have a preference for a “block party”? If so, why? And if not, why not?

Do I have other ideas regarding “community” and if so, have I written the board about them, or presented them at board meetings? If not, why not?

When I receive the monthly association newsletter, do I read it, make note of rule changes, issues and meetings? If so, why? And if not, why not? Do I read the "Condo Advisor" column in the "House and Homes" section in the Sunday Chicago Tribune so as to get a better idea of how condominiums are run, and of the problems and issues which face condominium associations and owners? [Comment: The above was revised to correct the newspaper specifics.]

On trash pickup day, upon my return at the end of the day, do I reach out to my neighbor and retrieve their trash container, or do I simply bring my own into the garage? On Saturday morning, I observe that my “neighbor” has not yet retrieved his or her trash receptacle from the curb. Do I retrieve it for them or do I avoid it?

On trash pickup day, do I pick up old community newspapers from the foyer and recycle, or do I leave them for “someone else”?

Do I remove my trash from the garage each week, especially during hot weather and if it is emanating obnoxious odors, do I double bag to minimize the odors that escape and seep into the halls and into my neighbors unit?

I prefer to leave plastic bags on the curb during trash day. However, animals have been observed tearing into these overnight and spreading trash. Do I "change" my preference and use the covered plastic containers, or do I persist in doing it "my way"?

On leaving my unit, I sometimes observe trash in the street. Do I take a moment to pick it up and dispose of it properly, or do I simply drive or walk on by?

On entering the building, I track in leaves. Do I take the time to pick these up? Do I occasionally pick up in the hallway or do I wait for the cleaning service? (We are currently on a two week cleaning cycle). If so, why and if not, why not?

On walking to the entry, I step into the grass and to my dismay I sink into the soft, wet soil. Upon extricating my shoe, I observe it is covered with a thick coating of mud. Do I get my hands messy and remove the shoe outside the building, thereby walking barefooted on the sidewalk, or do I proceed to the foyer, stomp my feet a few times to dislodge the muck and then proceed to my unit?

There are hand prints on the foyer glass. Do I clean these and go about my business, or do I clean these and complain, or do I ignore these? Why did I choose the answer I chose?

Prior to leaving on a winter morning, do I take the time to shovel the snow which our service won’t plow, because it is less than the defined minimum of 2 inches? Do I shovel a path to the door for myself and my “neighbors” and sprinkle the salt provided on the walkway? Do I knock down the 24 inch icicles forming over my neighbors’ garage entry? Or not? And why did I choose to or not to?

When the association asks for assistance in sprinkling the lawn during a drought, do I take a few minutes to do so? Or not? Why?

When I use the water hose our association provides, upon completion do I coil it and check the spigot to assure that the water is off? Why?

Do I keep my area in the garage clean in accordance with the rules? Why?

If there is water flowing into the garage, do I alert the management office to the problem or do I wait for my neighbor to do it? During the spring thaw, do I assist in pushing the water out so it will not freeze and possibly interfere with the garage doors and seals? Why would this be a problem?

Do I pick up after my pet when we take a stroll? Why? or Why not?

Do I control my pet on a leash and keep it from tearing up the ground cover? Do I abstain from walking into the ground cover with my pet, even if in January it is the only green space in which it can “take a dump”? Why? or Why not?

Have I inspected the plumbing in my utility room and the condition of the hoses to the washer to assure they are in good condition and that there are no leaks? Is the floor drain in good order and not blocked? How old is my hot water heater? Is it in good condition or are there rust stains and other signs of eminent failure? Have I checked its drain valve to assure no seepage and that water will flow to the floor drain? Are my air conditioner and humidifier drain lines sufficiently clear and do they direct water to the floor drain? Is the utility room floor a continuous, impermeable waterproof sheet or are there hairline cracks which would allow water to enter my neighbors unit, situated below me? Why? or Why Not?

My HVAC compressor is sinking into the soil and tilted at a precarious angle. Or, it is rusting. Have I contacted the management company to see what my options are? Do I hire a "handyman" or HVAC contractor to reposition it? Do I have it sprayed with "rust-o-leum" paint to improve its appearance? If not, why not? If so, why?

Do I have a properly functioning carbon monoxide detector as required by law? Do I change the batteries during the recommended interval?

Do I know the procedures to use in a fire, so as to protect my personal property as well as that of my unit owner neighbors?

Do I have the insurance mandated for my unit and do I keep it current, thereby protecting my unit, my fellow unit owners and the association?

When I require the assistance of a “handyman” do I check to see that he or she is licensed, bonded and insured, so should there be an accident or damage to my unit, my neighbor's unit or the common areas, the “handyman” can cover the cost of repairs and can cover his or her medical bills, thereby protecting the association?

Do I respect my downstairs neighbor’s peace and quiet by abstaining from using my stair-climber or tread-master exercise equipment except during daylight hours and after 8:00am? Is my equipment properly adjusted to minimize vibration and noise? Do I have an impact absorbing pad under the equipment?

If my neighbor has complained about noise, what has been my response? And why?

As a unit owner who rents my unit, have I briefed the renters as to the expectations for residents here at BLMH, and that they go beyond those of most apartment occupants? Have I explained that their neighbors are unit owners and may have expectations greater than those of a fellow renter? If not, why not?

Do I attempt to abide by the requests of the association, and those made by our Board of Managers?

Am I courteous at association meetings? Those are my neighbors I am directing my criticism to and among whom I am seated. Do I have the capacity to respect the varying opinions and perspectives of unit owners who are my "neighbors"?

Am I willing to listen quietly during association meetings and allow the Board of Managers to go about their business as my elected representatives? Can I listen to my neighbors who are speaking during the homeowner portion of the association meeting? Am I willing not to be heard? Why? or Why not?

Am I willing to function as a member of a community in which I am but one of 336 unit owners, where my will is not law? Or am I intent on having "my way" because it is the "right way", or as far as I am concerned, my way is the "only way"?

As a unit owner, have I read the bylaws and am I familiar with them? If I have any uncertainties or questions, have I attended an association meeting and have I asked for clarification?

Do I understand which building elements I am responsible for in “my” unit?

If I am cited for a “violation” do I check the rules and regulations to verify it and correct the problem? If I choose to ignore the notice and am fined, do I pay it? Or do I view the citation as an affront and an expression of “oppression” by the Board of Managers and then do everything possible to get even and undermine the association and the board? If I am in disagreement, do I attend an association meeting and politely ask for an explanation and clarification of the specific rules? Or do I bring friends and disrupt the meeting? Or if unable to attend, do I send a letter to the management office with my perspective and ask for an explanation?

When I make modifications to “my” unit, do I use reputable contractors who are licensed, bonded and insured? Do I check with the association to assure that what I am doing is structurally proper and meets various codes and rules? Do I take the time to write a letter requesting clarification and request a written response, e.g. my modification will not violate rules and regulations? Do I have a letter of response stating so before proceeding with construction or modifications? If not, why not?

Have I exchanged phone numbers with my neighbors in my building and do they know how to reach me when I am away and if there should be a problem in “my” unit? That might be as simple as providing a cell phone number and keeping the cell phone “on” while I am away. Do I notify any of my neighbors if I am leaving for an extended period of time? If not, why not?

When I leave for vacation what steps do I take to prevent problems from occurring? During the winter months how to I protect pipes from freezing in my unit? Have I discussed the procedures I use with the management to assure they are adequate? Have I checked the information published in our "greeting packet" and newsletters to see what the recommended procedures are? If not, why not?

When I leave for a winter vacation, what steps do I take to prevent water pipes from freezing in the event a winter storm takes down the power for more than a few hours; perhaps for days? Why should that be of concern to me? And why not?

If I have a disagreement with my neighbor, do I attempt to resolve it with them? If I am really angry or cannot speak civilly, do I send them a letter outlining my position as clearly as I can? If necessary with photos, etc. and with copy to the management office?

If I have a disagreement with my neighbor, do I attempt to resolve it with them before contacting the management company and the Board of Managers?

Do I understand the role of the Board of Managers? Do I understand the laws which govern them?

Do I budget for and promptly pay my association fees so that our community can properly function?

Am I saving for possible association fee increases or for possible future special assessments? Do I understand how our association saves and spends money for both daily operating expenses and future maintenance and repair of the buildings, streets and grounds? If not, why not?

Do I understand why our association has savings, which are called "reserves"? Am I aware that our buildings and grounds, including lighting, underground piping and streets and driveways are maintained by the association. Each of the components will age and will require repair or replacement. That will require large expenses each year and into the future, and the savings will pay them.

Am I saving for maintaining the common elements for which I am responsible? According to experts, aluminum casement windows last 15 to 30 years. Do I have a plan to replace these? If not, why not?

Am I saving for replacement of my hot water heater on a timely interval (natural gas water heaters have lifetimes of from 11 to 13 years, and electric have a lifetime of 14 years, according to experts). How old is the water heater in my unit? Why would this be included in a discussion about "community" and why not?

Am I saving for replacement of my HVAC system and furnace? Life expectancy is 15 to 25 years according to experts. How old is my furnace and HVAC system? Why would this be included in a discussion about "community" and why not?

I like to propose change. By that do I mean that I expect my neighbors to change or, I expect myself to change or, it means that we both must change? Why?

After reading this list, do I consider this to be nonsense? Do I have additional items that come to mind that the writer omitted? Why?

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

Note: The "experts" cited in stating the estimated lifetime of appliances and building elements are the U.S. Department of Housing and Urban Development's Residential Rehabilitation Inspection Guide and the National Association of Home Builders.

On the Nature of Community

There have been statements made at various association meetings about “community”, but there has not been a general discussion. That would be useful, as each of us probably has a different perspective of what it means to be a unit owner member of a condominium “community”. Our renter occupants don’t have the same issues or financial stake that the resident owners do, and remote owners may also have a different perspective. The statements and comments that have been made do not always make the distinction between being a member of a community and being a neighbor. But the terms are sometimes used as if they are the same.

Listening to the remarks of the past year has provided an opportunity for me to reflect on the nature of community, as it applies to BLMH. The statements and comments made during the association meetings allude to perceptions about the nature of community and of expectations for other unit owners. I don’t agree entirely with the direction and tone of some of these statements. However, I do understand that we are all neighbors and we are all members of a community.

As this is a public blog, I suppose I should provide some background for anyone in the “blogosphere” who drops by.

Living in a condominium community is unique. It is somewhat of a hybrid as are the unit owners. When I am in my unit, I am the owner, very much like a homeowner, and within it I have certain financial responsibilities and can make certain decisions. The areas which are for unit owner personal, private use are legally described as their unit or as "limited common areas", such as a patio. However, as soon as I exit my unit and "limited common area", I enter the “common areas" which I share with my fellow owners, and in those spaces we are all equals. There is little physical separation between us. As our streets are private, most of the people I pass are unit owners. There are rules and regulations which govern the actions of unit owners and their surrogate renters when they enter these common areas.

As a unit owner, I am responsible for maintaining and decorating my unit, and that includes the windows and the door. However, it is our association fees that pay for the maintenance of the common areas, which extend with only a few exceptions, from the door of my unit to the boundaries of BLMH. Homeowners normally save for major maintenance repairs such as roofing, exterior painting and woodwork, sidewalks, driveways and also use and maintain lawnmowers, snow blowers and the like. Unit owners do not directly do so. Our association saves a portion of our fees each month and hires contractors who perform all exterior maintenance and repairs. Our elected Board of Managers is responsible for determining savings rates, and for dispensing funds and hiring services. Members of our Board of Managers are each unit owners; that is the only prerequisite. They are volunteers who are elected by the unit owners, serve a specific length of time and may, or may not be re-elected. Our Board of Managers are to represent us, the unit owners. They represent themselves only to the extent that they too are unit owners; or that is to say, they are not supposed to represent their interests over ours. Each unit owner is a unique human being with differing viewpoints, opinions and life experiences. Those differences extend to how, why and when association funds are to be saved and spent. The range is quite broad, believe me!

So as a unit owner, I have little choice about when and how much is to be spent on repair, replacement and maintenance of the common elements of the association. The Board of Managers makes all decisions pertaining to these things. However, a homeowner has much more decision making ability. So a homeowner may decide to hold off on a painting job, or attempt to stretch his or her budget by putting off that roofing replacement, or may decide to make simply a repair with the intention to sell in a year. A unit owner cannot make those decisions. So a unit owner has less financial flexibility than a home owner when it comes to certain budgeting items. However, it is not all one way. On the bright side, if the roof of my unit fails, or the driveway heaves, I don't have to come up with the thousands of dollars (or tens of thousands) assuming my association has done a good job in building up its financial savings or reserves. So I am insulated from that. Nor do I have to replace my snowblower when it fails or have the savings to do that. The association has the savings. Of course, when there are "deep pockets" there are also differences on where and how the money should be spent. Unit owners have been known to coerce boards to spend money on "their" units, and associations have been caught hiring friends and family members, or friends of friends to do various aspects of the work.

So as I see it, condominium unit owners are much closer to being apartment dwellers than they are to being home owners. I have been an apartment dweller, a home owner and a condominium owner, and that is my experience. Apartment dwellers and condominium owners share some similarities. We have no sweat equity regarding the structure or the maintenance of grounds and we do not make day to day decisions pertaining to saving, spending and allocation of resources on the property. At BLMH we are well insulated from this by our very powerful Board of Managers, who do make all of these decisions and have for 30 years. If there is a dispute or disagreement, there is no property line to enforce or buffering space to my home. Nor is there a landlord to go to. Instead, we have to sort things out for ourselves and if we can't, the ultimate arbitrator is our elected Board of Managers. However, they cannot or should not represent any one of us or take sides in disputes. Nor can they intervene when differences occur between unit owners, or owners and renters, unless the dispute falls over into areas defined by our rules and regulations. There is no subjective "right" or "wrong" side to choose, nor should there be. However, our board can provide a neutral space in which owners can share their grievances and concerns, and our board is empowered to enforce the rules. They may formally change the rules, but only by motion, seconded and voted upon by the entire (quorum) Board of Managers. They can listen, and provide guidance, but they are not required to act in disputes, unless there are rules violations. With few exceptions, board meetings are open to all unit owners; while this is a "public" forum, the unit owners are observers, and are not a part of the discussion nor is the meeting a debate between unit owners. The board may call upon a specific unit owner or unit owners for information or input. Otherwise unit owners are to remain silent and simply observe, until called upon during the "unit owner" portion of the meeting.

However, it is an imperfect world and interestingly, it seems that when the rules and regulations are enforced, these are sometimes viewed as “oppression”! It also seems that some unit owners have decided what is right, which sides are to be taken by the board and are willing to elect their representatives to see that their standards become law at BLMH. The mantra was "Change" and it is here, and with it our community is changing. Our community is the result of governance, and of monies saved and sometimes not saved, and then spent to maintain and enhance it for the past 30 years. Some of our Board of Managers are quite explicit about their desire to maintain the "look and feel" of BLMH, and have stated clearly their desire to maintain the buildings and grounds, and replace deteriorating components, sometimes with an upgrade to avoid recurrences. Others on the board are very opaque and may have no interest at all but to answer to a few. It is not possible for me to predict what this community will be like 30 years into the future. I am absolutely clear that actions taken by our Board of Managers this year, the next, and the next thereafter will impact the quality of life here at BLMH. And that will determine the nature of "community" and who my neighbors are, and if they will be unit owners or renters.

After attending association meetings and listening to some of the statements made, and after last year's elections, the differences extend to our Board of Managers. I would really like to hear our Communications Director's precise definition of “community” as it applies at BLMH and what “being neighborly” is. That transparency has been lacking, but the statements made since September imply some code of conduct is expected. Provided with this information, I could then determine, as a unit owner supposedly represented by the Board of Managers, if I can accept her perspective and the actions that she is and will be taking on the Board to express her personal viewpoint. As I stated in writing to the candidates during the recent election, the word “change” is very broad and is a term I cannot blindly accept. I want to know what specific changes are anticipated or envisioned. Again, that transparency has been lacking.

These are not idle thoughts. I have concerns and I would like to be living in a community where my rights as an owner are as valid as those of any one of my neighbors. I would like to think that if any of us presents a dispute or a maintenance issue to our Board of Managers, that we will be heard with the same deference, sincerity and respect by all members of the board, and that our requests will be treated equally and impartially. However, our community and our Board is changing, and I don't believe we are all viewed as equals, and some of us are becoming second tier citizens. I find that amazing, as the campaign materials stressed equality as in an association “where we all can be heard”. I assumed that meant we would all be heard and viewed as equals. I was wrong, but who is viewed as "right" or "wrong" before a compromised board does not yet interfere on a day to day basis with my life here with my neighbors.

However, to return to the question of community and of being neighborly as a unit owner member of BLMH. I suppose this would occur for me as "What is an appropriate way for a unit owner to exist in this community?" which is to say, "How to be a responsible member of the community"? This question can be posed within the context of the long term plans for this community and rephrased is: "What am I, as a member of the community, doing to assist our community in reaching its goals and to achieve that which is expected of me"? This of course, requires knowledge of those goals and the expectations.

So in the spirit of discussion, what, I rhetorically ask, are the actions appropriate for and consistent with being a unit owner member of the community at BLMH? In an inquiry, both the questions and the answers are important. Together, they can reveal the nature of our community and our positions, expectations and personal biases regarding it.

The following link will take you to a list of questions and statements. As you read them, consider if they are relevant to a discussion on "community".

Go to the List of Questions


==============================
Note: The list of questions were originally part of a single, very long post. I have broken it into two seperate posts, after receipt and review of a comment. I sometimes write the posts over a period of days or weeks, and when they reach a certain state of completion I then publish them. I attempt to space the intervals between publishing so as not to inundate any readers. I'm going to attempt to shorten the length of posts and publish more frequently.