Quick Start Guide for Unit Owners

In September, 2011 I began work on a "Quick Start Guide" for use by residents in our community. This task  came out of a series of board meetings and discussions with various board members. It began of my own initiative. After board review, discussion and input this was originally published in December 2011.

Our Welcome Director and I recently updated this guide and it will be provided as part of the revised "Welcome Packet." It will also be updated on the official BLMH.org website.

The 14 page "Guide" came out of several years of observations at association meetings and discussions with board members and owners. Owners and other residents will approach management or the board and ask questions about day to day living here at BLMH. Many of the questions are similar.

I strive for consistency in all tasks in the organizations in which I participate, and this is also true for this association. The board is comprised of owners who have stepped up to the challenge. As a group we do read all of the formal documents for this association, and that includes the Rules & Regulations, Bylaws, Declarations, the Illinois Condominium Act, and several monthly periodicals geared toward board members in HOAs. Members of the board have received specialized training. As a group, the board has decades of experience in this association.

For these reasons, the board does have significant knowledge that is useful for owners. Management, as the professionals, has even more knowledge of HOA operation, etc.

It became apparent to me that a written "guide" could provide some of this information to all owners and other residents. It could be a tool for use by our residents in support of a harmonious community. It could achieve the desired consistency of information, providing every owner with the identical information, thereby supporting one class of ownership, and it would be an aid to both new owners and long time residents. Remote owners could provide a copy to their tenants. In fact, I am sure the board encourages owners and tenants to use the guide.

I won't print the entire guide here, but I will provide some information about it. I will also quote the "Purpose of the Guide." There is also a link at the end of this post which will permit viewing the version of the guide that is published at BLMH.org.

The guide does not replace the Rules, or the Bylaws, etc. It is a summary containing knowledge and information. That is made clear in the following paragraph from the guide, and I quote:

"This Quick Start is an overview and does not supersede the governing documents, nor does it provide all the information contained in them. It may not include the latest information, and the current governing documents will take precedence. In the event of differences, the ICA [Illinois Condominium Act] is the highest level, followed the association Bylaws, Declarations and the Rules and Regulations."

What is The Purpose of the Guide?
The guide contains this statement:

"This guide is intended to provide important information in brief, for new as well as long time owners. Numerous sources were used to prepare the guide. Some of this information is in the governing documents and has been published over the years in newsletters. Some of it is also in other sections of the Welcome packet. Some is from former board members and those who have been here since 1978. The goal is to get this “knowledge” on paper and to answer common questions. This “Quick Start” combines information from all of these sources and is intended as an aid for new owners as well as to established owners.

If you are a new owner, it is assumed you may never have been an “owner” of a condominium, townhouse or single residence.  If you are new to ownership, in particular a HOA, there are a number of things to be aware of. There is no “superintendent.” There is a management company, and management directs maintenance efforts of common elements at BLMH via a “work order” system. So be aware of their phone number and email; it’s in every newsletter. As an “owner,” some things are your responsibility, some are your neighbor’s in the building in which you reside, and yet other things are the association’s responsibility.

 This document will help you to sort it out."

List of the Contents of the Guide
I. About Briarcliffe Lakes Manor Homes
II. Management and Maintenance of the Association
III. Association Communications – Newsletter, US Mail, Email
IV. Census and Insurance Forms – An Association Rule
V. Rules, Regulations, Violations and Fines
VI. The Board of Directors
VII. Association Meetings
VIII. Things to Do After Your Closing
IX. Equal Ownership and Rules Apply to All, including Tenants
X. Governing Documents
XI. Utilities and Fees
XII. The Meaning of “Elements” at BLMH
XIII. Permitted Modifications and Remodeling by Owners
XIV. Current Restrictions (December 1, 2011)
XV. Garages
XVI. Utility (Laundry) Rooms, Electrical Power and Appliances.
XVII. Kitchen.
XVIII. Bathrooms
XIX. Windows
XX. Patios and Decks
XXI. Front Hall
XXII. Unit Entry and Storage Keys
XXIII. Exterior, Garage and Hallway Lighting
XXIV. Personal Maintenance Recommendations.

To provide further information here, this is Section I of the guide:

  I. About Briarcliffe Lakes Manor Homes.
"BLMH is a condominium home owners association (HOA); it is a Private Urban Development (PUD) and the association owns everything within the property, both above and under the ground, with the exception of buried natural gas lines, ComEd electrical power feeders, transformers and meters, and cable TV feeds or owner satellite dish antennas.

 BLMH is a not-for-profit corporation which is professionally managed, professionally maintained and has a volunteer Board of Directors.  There is an annual election held in September for the board.

You are a shareholder in the association.

The association is comprised of 42 buildings on approximately 40 acres. There are 336 units arranged four units per building entrance. Most buildings contain eight (8) units. Each owner is a shareholder in the HOA with an approximate 1/336th share in the association. You “own” your unit and are responsible for it. The actual percentage of ownership for each unit was established in the governing documents by the original developer. That percentage also determines your monthly fees.

So what do you get with your share in the association? You own a small share of every building on the property! You also own a small share of the lakes, streams, walks, streets, curbs, underground piping, about 800 trees, 15 acres of grass and 84 driveways! Your fees are combined with that provided by your fellow owners and those funds are used to maintain this entire association.

You “own” your unit. In addition to the interior of your unit, you have exclusive use of the storage units on the patio and one in the garage. You own doors, windows, patio door, garage door and garage door opener, water heater, furnace, fireplace and flue, HVAC compressor, water and waste plumbing and natural gas piping, and unit electrical wiring from the meter. You don’t own “your building” nor do you own “your grass, “your tree,” or driveway.

With only a few exceptions, everything outside your unit is owned by the association as a “common element,” the use of which is shared by all owners. Or it is a “limited common element.” These terms are described later in this Quick Start."

Link to the Published Guide:
Please note that this is the version on the official website. At the time of this post, it had not yet been updated with the revisions dated March, 2013:

Clicking will open a New Window> View Current Quickstart Guide

Preparing for Severe Weather

The City of Wheaton has added a video to inform residents how the County’s emergency management office operates during severe weather, and makes suggestions for resident preparation for spring weather.

PRESS RELEASE

3/1/2013

Video Includes Practical Tips to Prepare for Severe Weather

WHEATON, Ill. – Spring often brings with it some wild weather in the Midwest, including severe storms. Before this season’s severe weather arrives, the City of Wheaton encourages you to watch this video, “Preparing for Severe Weather,” with tips for how you can be prepared for thunderstorms, tornados or any natural disaster.

David Gervino with the DuPage County Office of Homeland Security and Emergency Management shares the three steps every Wheaton resident can take to be ready for spring weather. Gervino also addresses common misconceptions about weather sirens, and he explains the difference between severe weather watches and warnings.

In addition to learning about how the County’s emergency management office operates during severe weather, you can also learn about how the City of Wheaton works with the County in widespread events like the severe storm July 1, 2012 that left more than half of DuPage County without power in sweltering conditions.

This video is now available on the City’s website and on City of Wheaton Channel 10.

###

I've provided this link to the video and to the schedule for Channel 10:

Clicking will open a  New Window> Preparing for Severe Weather

Department of Energy Furnace Mandate is Suspended

If you have seen a flyer or advertisement warning of a federal government mandate that could lead to costly furnace replacement after May 1, 2013 you can relax; that mandate has been withdrawn by the DOE.

In 2011 the U. S. Department of Energy (DOE) passed a "Direct Final Rule" that was to have been effective May 1, 2013. That rule required any new furnace installation in the "Northern region" which includes Illinois to be 90% efficient (90% AFUE). However, in the Southeastern and Southwestern regions an efficiency of 80% was required. 

On January 11, it was reported that a settlement was filed in which the Department of Energy (DOE) agreed to withdraw the pending minimum energy conservation standards that included these new regional standards. This was a suit in the United States Court of Appeals for the District of Columbia. The suit was by the American Public Gas Association (APGA) and the Air Conditioning Contractors of America (ACCA).  

In the settlement the DOE agreed to initiate a new rulemaking for minimum energy conservation standards for residential furnaces. The DOE also agreed to allow stakeholders the opportunity to comment.

The portions of the Direct Final Rule which set new minimum energy efficiency standards for central air conditioners and heat pumps, including any regional standards, remain unchanged and the compliance date will be January 1, 2015.

The settlement requires ratification by the court, which was reported as being only  a formality. 

What does this mean for home and unit owners? Higher efficiency standards for furnaces are coming, but they won't be here for a while.  

Comments: 

• What was the problem, you might ask? 

For one thing, if the new standards had gone into effect on May 1, 2013 homeowners and condominium unit owners could have been faced with costly modifications to install new vent piping for the high-efficient furnaces. At BLMH, our existing furnace vents are unsuitable for use with 90% Annual Fuel Utilization Efficiency (AFUE) furnaces.  These new high efficiency furnaces are sometimes called "condensing furnaces" and they have special venting and condensate requirements. 

Some also voiced the concern that homeowners might choose to repair an older furnaces rather than replace. This was considered a safety issue.  There was also a concern that homeowners would choose such inefficient methods, rather than upgrade to a new federally mandated furnace. This could actually lower the efficiency of the furnaces!

• What's a condensing furnace? 

Furnaces with efficiencies of 90% or greater extract so much heat that water vapor will condense in the exhaust. In other words, the temperature of the exhaust is below the dew point of the gasses. That condensate is acidic and so the furnaces must be designed to avoid the corrosion which would occur if this condensate is in contact with metal parts. That condensate must go to the sewer via a drain line. In some cases, a pump may be required to remove this accumulated condensate.  

Condensing furnaces are more complex. A major difference is a dual heat exchanger. The basic ignition and gas firing systems are not that much different from a standard furnace. The big gains come from that second heat exchanger. Condensing furnaces include a draft inducing fan for combustion, a plastic condensate discharge line, and ABS or PVC plastic vent line. The furnace may also require a second vent line to bring fresh air for combustion into the furnace. 

Both the fresh air inlet vent and the combustion discharge vent are usually via plastic pipe through the sidewall of the home.  The higher efficiency results in lower vent temperature. That's why plastic pipe can be used. 

If a furnace can't be vented through a wall, then additional blowers and liners may be required. Of course, any additional blower for venting will use electrical energy. Such energy consumption reduces the effective efficiency and raises the installation cost and the annual energy cost for the homeowner. 

• How much will I save with a new furnace?

Here as an example are some rough numbers, which are based on a house situated in a colder climate. The operating costs include both electricity and natural gas:
60% furnace = $1,316 per year energy costs.
80% furnace = $1,014 per year energy costs.
91% furnace = $   913 per year energy costs.

So how much could I save if I replaced my 80% efficiency furnace with one that's 91 or 93% efficient? Answer: $1,014 - $913 = $101 annual energy savings per year. 

Of course, this doesn't include the cost of air conditioning. 

• Does this make sense? 

In the example above, if the furnace was 60% efficient, an 80% furnace could save about $300 in energy costs per year. That would probably pay for the furnace in 10 years. Modern furnaces with dual stage blowers have additional advantages. 

In the same example, if we compare an 80% efficiency furnace, then going through the expense to upgrade to a new 90% furnace could reduce energy costs by $101 per year.  

• Are there alternatives? 

Yes.
Older furnaces may not have a set back thermometer. These are available for $25 to $50 and allow setting difference heating and cooling temperatures based on the day of the week and time of day. To reduce energy consumption, comfortable temperatures are set when the home or unit is occupied. However, at night in the winter the temperature is lowered. 

A homeowner with an older furnace can install a new 81% efficiency furnace with two stage gas valve and a variable speed blower motor. These have been demonstrated to use less energy. On milder days, the furnace will come on at the lower gas setting and air will be circulated by the variable speed blower. This not only uses less energy, this type of system is quieter than the single speed alternatives.  Such a furnace can be matched with a more efficient air conditioning condenser.  Using this approach can add about 20% to the cost of a new furnace and air conditioner set.

• How long will my furnace and air conditioner last?

According to a study by Consumer Reports, home furnaces usually last between 13 and 20 years. Most will have a lifespan of 15 years. Their website currently lists 18 years for gas warm air furnaces and 15 years for central air conditioners.

The National Association of Home Builders (NAHB) has published a report that gas furnaces can be expected to have a lifespan of 18 years and in-place air conditioning equipment 15 years. InterNACHI, the International Association of Certified Home Inspectors says that a  furnace can last 15 to 25 years and a central air conditioner 7 to 15 years. 

Put all of these together and we get an average lifespan of:
Gas furnace = 15 to 21 years. 
Central air conditioner = 11 to 15 years.

Many manufacturers provide a 10 year warranty for their furnaces and central air conditioning compressors.  That would seem to indicate what the manufacturers expect this type of equipment to last without significant failure (blower, electronics and controls, compressor components).

• How often do we use our furnaces in Wheaton?

Here in Wheaton, IL our median monthly temperatures, which fall between the average low and average high are shown below. In brackets [xxx] the average high temperatures are also shown for warmer months, and the average lows for cooler months. Heating and cooling equipment will operate in these ranges:

January = 22.5 F [15 F]
February = 26.5 F [18 F]
March = 37 F [27 F]
April =  48.5F [37 F]
May = 58.5 F [46 F]
June = 68 F [80 F]
July = 72 F [83F]
August = 70.5 F [81 F]
September = 63 F [75F]
October = 51.5 F [40F]
November = 39 F [30F]
December = 26.5 F [19F]

• What is SEER?

The SEER or Seasonal Energy Efficiency Ratio is a number that describes how well air-conditioning equipment works. A higher SEER means better efficiency and lower energy costs. "SEER is calculated by dividing the amount of cooling supplied by the air conditioner or heat pump (Btu’s per hour) by the power (watts) used by the cooling equipment under a specific set of seasonal conditions." SEER ratings are determined under laboratory conditions using criteria of the Department of Energy. Each piece of cooling equipment is evaluated using the exact same conditions. 

For central air conditioning units, it's been reported that properly installed and sized equipment with a higher SEER number can lower energy costs about 60%, To achieve this all duct joints must be tight, there must be proper airflow, the refrigerant must be charged correctly and the equipment must be properly sized. 


Notes:
1. Individual owners will have to do their homework to determine their possible energy savings. My rough numbers assume certain gas and electricity costs, and will vary from location to location. Climate certainly will have a major impact on use of the furnace, and the more hours per year a furnace is operating, the greater the possible savings. 
2. Temperature data per the Weather Channel website. 

A&M Report for January - February Newsletter

The report was delayed by things beyond my control. So I've posted it here for anyone who has not yet received it, or wants to view it. . 

Here's a reflection on the vagaries of winter. Yes, it has been chilly outside, with snow. However, the begonia seems to be thriving with the morning sun. 

v    Architecture & Maintenance

Happy New Year! A Few Winter Reminders for Our Residents    As I write this, it is about 15F outside:

1.   Read the Winter Maintenance Tips which were included with the last newsletter.

2.   Cooperate with our snow removal and plowing service. If you want your patio cleared, etc. the information is contained in the Winter Maintenance Tips.

3.   A resident commented that the hall heaters were off. This is normal. The association turned these off several decades ago. Please don’t tamper with the heaters. The halls are sufficiently warm without the heaters.

4.  Use the snow melt stored in the large container in the garage. Use it on entrance walks and driveways, don’t use it on grass or walking paths . This is provided by the association for use by residents. 

5.   Use care when walking in the snow or on any paths, walks or the streets.  Don’t let your pets out in the cold weather and unattended. This is both a rules violation and is dangerous for them.

6. Observe the 20MPH posted speed limit and reduce speed under ice or snow conditions or if there are pedestrians present, or if our snow removal contractor is on the property and doing his job, for you.

7.  Never walk or play on frozen ponds, the streams or near the banks of the lakes or on the frozen lakes. This is dangerous. Children should never play in these areas. We request the cooperation of parents to keep the children safe!

Projects and Maintenance 2013   We’re currently planning the projects which will occur during warmer weather. There will be letters for certain projects, notices posted and additional newsletter articles. Please cooperate with any posted notices. If you plan to travel or be away, please advise management in writing or via email well in advance. We’ll do our best to advise you of projects and maintenance. In 2012 we had several vehicles towed to a location elsewhere on the property because residents didn’t respond to notices. We have your best interests in mind and want to provide a safe work space and avoid personal property damage. Unfortunately, the association sometimes needs to do work on short notice. Here are a few of the planned projects:

1.   Roofs.  We’ll be inspecting some attics when spring arrives, so we can do any necessary interior work in preparation for the roofer. It’s probable that 6 roofs will be done in 2013 and owners of the units will be notified by mail and the addresses will also be in future newsletters. Vehicles can’t be on driveways while roofing.

2. Driveways. We’ll be repairing and replacing additional driveways this year.  This will be based upon continuation of the annual surveys and selection of the worst driveways.

3. Exterior and Hallway Painting. This year, we’ll be switching to a 6-year program. The buildings to be painted will be listed in future newsletters and notices will be posted.

4. Drainage and Grading. We’ll be continuing drainage improvements at buildings which get new roofs.  We’ll also continue work behind buildings to improve areas which are in deep shade, or which have slope toward patios, etc.

5. Waterfall #2 Patio-Deck. This year, we’ll continue the work on the replacement of the patio in this area, which is between Thames and Lakecliffe.  See the May-June 2012 Newsletter for a project description.

Owner Architectural and Maintenance Variance Requests  Owners are reminded to notify management before any remodeling work, and provide a description in writing of their intentions.  There are rules and regulations governing certain modifications, and all City of Wheaton codes must be complied with. Any electrical in common elements is to meet association requirements. Only after obtaining written permission can owners proceed with certain types of projects. Here are a few examples:

1.  B-Unit Dormer Windows. Owners of B units which receive new roofs in 2013 will also receive a new dormer window, installed at cost and charged to the owner. All B-Unit owners are reminded please DO NOT replace your dormer window if you have an old roof. The new windows are flanged and as part of the installation we are replacing framing where necessary and providing new exterior components. This is intended to provide a leak free installation lasting decades.  This may not be achieved working around existing windows.

2.  Windows, Patios and Garage Doors. Before replacing any windows, sliding doors or garage overhead doors, contact management and fill out a form.  These must adhere to association rules.

3. Satellite Dish Antennas. Satellite dish antennas (SDA) are permitted but owners must obtain letter of approval from management and the installation must conform to the current rules.  As buildings are being roofed we are requesting that owners re-locate their antennas to the roofs, in accordance with the current rules and regulations (R&R) of the association. Our R&R govern the use of common elements, and our SDA requirements are in accordance with the “OTARD Rule” (27 CFR section 1.4000).     

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 Notes:

1. The above was prepared and submitted on January 21, 2013. 
2. I've begun to work on the article for the April-May newsletter. 

March 2013

Thanks to my friend for this March calendar.

January 2013

Here's the calendar for the month, provided by my graphics artist friend L. Dunbar. This is posted with Dunbar's permission.

Notes:

1.  This is a calendar which provides an monthly expression which flies in the face of those "success" calendars we see, and sometimes get. This month's calendar expression could also be paraphrased as "Those who do absolutely nothing never make mistakes."