Wheaton continues to improve

Link to City of Wheaton Website

One thing we do miss after selling our condo in December 2022 is the city of Wheaton.   There are a number of really nice western suburban cities and villages in DuPage County and Wheaton is one of them.  The City continues to invest wisely in the infrastructure and amenities. However, as far as we were concerned it is in the wrong state, and too close to dysfunctional Cook County and Chicago. 

At one time I lived in Chicago.  I left it because of the dysfunction, taxes and crappy public schools. Wheaton too has changed.  The severe problems in Chicago have come to Wheaton as Chicagoans leave that city.  That is another reason why we left Wheaton.  The Democrats destroyed Chicago, making it a divisive city with horrible public schools. It is a matter of time before Wheaton is destroyed, too.   For some idea of what this is like, just look to California.

We do visit the Midwest frequently.  My spouse did get to Wheaton in 2024, but I did not.  She was there on personal business.  I haven't visited for several years.  I am curious about how BLMH has changed.  The boards in place after our departure shut down the HOA website and it seems the only information available to the general public is via the realtors.   Attending a HOA meeting is limited to owners.  In other words, to find out about BLMH requires making a serious attempt to purchase.   When I first came to BLMH it seemed that problems were hidden from potential buyers. I attended many monthly HOA meetings and from time to time there were angry owners.  This reached a crescendo in 2007.  Some felt that they had been misled.  For example, regular financial data was provided to owners and there were short lists of reserve funds for capital projects.  What was not provided to owners were the projected costs of these capital projects.  Nor were there any reserve studies conducted by professional firms whose sole business was providing these services.  One board member ran on a simple plank: I'll keep fees as low as possible.  However, that's a subjective term and in fact, fees increased at rates of 5% or higher each and every year. 

When studies were made it became apparent there were some serious financial short-falls.  This was exacerbated by the fact that the HOA owned infrastructure including water mains, streets, curbs and street lighting.  At one time there was no budget allocation to deal with water main failures, etc.  

In 2010 things came to a head.  The streams were in disrepair and leaking expensive city water, causing damage on the property.  The streets were failing prematurely and water main failures were occurring with regularity.  There was a major roofing project barely begun.  It was a mess. 

It has been said that all things can be resolved in communication. That was one of the reasons I expanded the Newsletter. Copies were hand delivered to every on-site owner.  The others received a copy via US Mail. The newsletters were also posted on the HOA website.  This provided all owners and potential buyers with significant information about the association, its direction and future plans. Annual meetings included lots of slides and charts, etc.  Later boards phased out these types of open to the public communications, and the HOA website, too.  

When combined, the changes at BLMH, the loss of critical board members, the continuous board delays in turning the water system over to the city and the influx of Chicagoans with their very bad ideas prompted us to sell and move on. 

When we relocated we had the opportunity to purchase in a HOA and we said "No, thank you!"

Here's a link to a blog post containing older newsletters and other information.  When I left all updates ceased:

https://briarcliffelakes.blogspot.com/2021/09/blmh-newsletters.html

(c) 2025 N. Retzke

How RVing extended my life and made it better

 

Accepting the keys to our new Roadtrek 210P, December 2013

Our RVing journey began in October 2013 when we rented a Class B in Las Vegas and used it to tour Utah's National Parks.  This led to treks of about 6,000 miles each year and the establishment of two "lily pads" for longer stays; one at the eastern shore of Lake Michigan and the other in Tucson, Arizona.  I've approached each trek, short or long, as possibly the only time in my life I will do it and the one opportunity I have to visit each location.  As a consequence, I make the most of each.

One of the things about life is finding things that fulfill us, make us stretch, find companions, have a purpose and make a difference.  I like new experiences, too. RVing did that and more for me.  I'm one of those people who likes to leave things in better condition than when I found them.  Think of it as applying "no trace camping" to one's entire life. I also like to tinker and take on projects.  RVing is a perfect fit. 

RVing took care of all of the above and more.  After purchasing the Roadtrek, which has been our primary exploration vehicle, we purchased a 30 ft. travel trailer for a Michigan location and a 41 ft. 5th wheel for the Arizona location.  The Roadtrek allowed us to find the campground and resort with a lot of additional exploration.  I took apart much of the systems of the Roadtrek and have become very proficient.  The Roadtrek gave me multiple purposes and what I've learned I applied to our RVs in Michigan and Arizona. 

Summer in Michigan

Our "lily pad" in Michigan, ready for winter

Assembling the deck in Michigan

Our Arizona "lily pad"

We had reached a kind of equilibrium and were comfortable with our Michigan and Arizona "lily pads".  One was in a mega-resort with all kinds of activities.  Tucson has a lot to offer, too.  After covid fear receded we decided to resume our travel plans of about 6,000 miles each year.  Each year from 2013 to 2019 I reduced my working hours.  By 2022 I was remote working for about one month a year.  

However, things came to a halt in 2022 when I became gravely ill. I was diagnosed with an unusual, rare tumor.  It was an inoperable, deadly cancer with at best a 15% survival rate.  In the fall of 2022 we began planning how to deal with this, became permanent residents of Arizona and I sought medical treatment.  It didn't look good. 

When I was diagnosed with a serious illness, it became a new hobby (just kidding). My life's work and dealing with adversity had prepared me for this fight.  I was mentally ready to take it on, had the financial resources to relocate permanently and we knew where it was that we would domicile. That location would provide better medical care with less stress on my spouse.  Overall, I was in poor shape. In early 2023 my urologist suggested that “It might be best if Norm goes into hospice”. But I didn’t and decided to work my way back to a more “normal” life. At one point my radiologist marveled “You are made of stern stuff”.  It took more than two years and with the grace of God, here I am. Stable. That’s better than the alternative.

While undergoing treatment I did my best to live a normal life.  It was difficult. My weight had fallen from 170 lbs. to 135. At first, I needed a walker to get around. But I continued to do RV maintenance. As time went on, I progressed to a cane and finally was able to get around without such support. I frequented the gym at the resort to use the stationary bicycle, beginning with 5 mile trips.  As time went on, I increased the exertion level. 

While treatment continued G and I discussed future travel plans.  However, there needed to be some changes.  On change was our 5th wheel. I could not maneuver inside, and we spent a month in an ADA compliant room at the resort hotel.  The resort has RV areas and park models, affectionately called "candominiums".  It also has a section with manufactured homes and a section of condominiums.   Friends had been assisting us in finding a "home" on the property.  It isn't unusual for manufactured homes to be sold before the listing goes up. Location, condition and floor plan plays a part in this.  G look at several but was dissatisfied. Friends gave her a heads up about another.  She went to the real estate office and toured that home the day it was to be listed.  Excited, she and I talked about this, I hobbled over on my walker and viewed the place.  We talked for a couple of hours; it would be a financial stretch, but we tendered an offer, it was accepted and voila' we were soon to be homeowners. We put the site of the 5th wheel up for sale and did the same for the RV.

We were now down to two RV's!  

Arizona site ready for sale!

As I progressed from radiation therapy through chemotherapy, I began scheming about how to get back into the Roadtrek.  This wasn't possible in 2023.  However, by the time I was in immunotherapy and my stamina improved, this began to look like a real possibility. However, I did have two nephrostomy tubes and a compromised immune system to contend with.  I continued to take on more difficult chores, assembling furniture for the new house, taking on certain repairs and so on. It was a slow, difficult process.  There were setbacks, far too many to list here. Certain physical issues made it imperative that I be within a short distance of a bathroom!

Radiation Therapy Graduation Board - I had made it!

Chemo access prior to the installation of the port

In March 2024 we attended the FMCA RV expo at the Pima County Fairgrounds near Tucson.  We were with the AZ Roadtrek Chapter. This was local and we decided to do a short RV trek.  It was a trial; it was a success and got us out of the cobwebs.

March 20, 2024 - Pima County Fairgrounds

After months of immunotherapy and several nephrostomy tube exchanges I discussed travel with my oncologist.  I told him I wanted to live as near a normal life as possible.  Let's call it "a new normal".  He agreed that I could skip a session.  That opened the window for a 3+ weeklong trek.  At the appointed time we were off in the Roadtrek! It was a press because time constraints wouldn't allow a leisurely trip.  I did most of the driving, too.   We had been away from Michigan for nearly two years.  On arrival I nervously opened the trailer, half expecting to interrupt a menagerie of critters that had moved in during our absence.  But our trailer was pristine!  We did see a small problem with the roof and I contracted to have that fixed. 

2,000 miles one-way, August 2024

The trek was a success! Upon return to Arizona G and I immediately began planning a second trip.  In September we returned to Michigan.  I wanted to inspect the repairs and prepare it for winter. We had our final campfire on September 16, 2024.

Final 2024 Michigan campfire September 16

Today, I'm "stable" and we are planning our 2025 adventures.  I’d say working longer and RVing altered my life for the better, in many ways.  My twin died of medical issues 20 years ago, a younger sibling also passed of illness at 50.  My parents both died of illness at 70-71.  I’ve lived the life they didn’t have the opportunity to.  Perhaps I’m the outlier. Working and dealing with adversity may have prepared me for this fight.  Having the purpose of again RVing and everyone's prayers definitely spurred me onward. I don't know how long I'll be in this sweet spot, but I am enjoying it!

(C) 2025 N. Retzke

Corporate Transparency Act (CTA)

 

The Corporate Transparency Act (CTA) was passed in 2024.  Under the CTA, corporations were to file a Beneficial Owner Information Report (BOIR) on or before January 1, 2025. BLMH is a Not-For-Profit Corporation and so it is mandated to file these reports.

However, this has been going through the courts and there was a stay order. As of December 26, 2024 the 5th Circuit Court of Appeals reimposed the stay “… in order to preserve the constitutional status quo while the merits panel considers the parties’ weighty substantive arguments…”

It is unknown of BLMH has filed the necessary documents.  The association's attorney has stated "For some associations, filing the BOIR now may be advantageous to avoid the uncertainty of evolving requirements and deadlines, as well as to maintain Board member engagement on the issue. For others, there may be value in waiting for the appeals process to conclude. It ultimately depends on whether your association prefers to step off the rollercoaster of CTA uncertainty and hedge its bets."

I'm no longer involved in the operation of BLMH.  However, I think owners would want to know where the board stands on this.  Failure to comply with such mandates usually involves fines, legal action and otherwise unnecessary legal fees.  These all raise owner's Fees.  

Happy New Year!

(c) 2024 N. Retzke

Final Post - We sold our condo

 

Our condo

Several years ago we decided to sell our condo.  We had two options:  Rent it or Sell it.  BLMH by-laws permit rentals.  However, we decided we didn't want to do that.  Furthermore, we didn't want to sell it to an investor.

Circumstances intervened, including the CCP Covid-19 pandemic. So our plans were delayed several years.  We had established places to live in two other states because we are RVers.  So, the condo sat fallow most of the year.

In 2020 I decided it was time to permanently close my business, and I went through the office furniture, etc. and cleared it out.  In the fall of 2020 we spent some time on the east coast.  That delayed preparing the condo for sale. Then winter set in and we headed to the Southwest. In June 2021 we rented a U-Haul and took some choice pieces of furniture to our winter location.   Upon return to Wheaton we helped a neighbor move. Then winter set in and we headed to the Southwest.

Finally, in spring 2022 we began prepping the condo for sale.  Residuals from my business were disposed of. 

In June and July I emptied the home office.  I scanned old documents and photos and tossed the originals.  A professional service shredded documents and hard drives. 

There were a number of minor repairs to do, and these were completed in July, August and September, while we pared our belongings. 

We gave a lot away to Amvets and Goodwill.  The condo was ready for staging in early October and the condo was placed on the market on October 6.  We immediately got several offers from investors, but we noted issues with the contracts.   

A short time later an individual buyer made an offer and we accepted.

The closing was scheduled for late November, early December and has been sold.

Good-Bye to Illinois. 

Projects reports to Boards and to owners

 

Project costs of 2018,
presented to owners during the 2018 Annual Meeting

Project reports to the HOA owners and the board are useful.  It is important to track expenditures but in my experience, boards at BLMH didn't do a good job of tracking the actual long term project costs.  There are a variety of reasons to do so, including the building of better budgets and the preparation of owners for positions on the board.

Of course, this information must also be responsibly communicated.

I prepared a variety of spreadsheets and charts as a member of the board 2010-2018.  This is one in a continuing series on the benefits of doing this.  Owners get better insights, and the board can make better decisions, if they choose to do so.  See Notes 1, 2, 3 and 4 as an example.

The chart above was presented to owners during the September 2018 annual meeting.  That was my final meeting as a board member. (Note 1).

When I was a board member, I created spreadsheets as condition reports and surveys to present to the board so the board could properly perform its fiduciary duties and maintain the property. I also created spreadsheets to track project expenditures as the board voted to perform that maintenance.  To be clear about this, Management did provide this information in a different form and presentation to the board each month via the monthly "Information Packet".  However, my goal was improved communications and better board decisions.  The board's decision to replace management effective January 1 means I can't say anything about the future.

In 2018 I made a sheet and presented it during the annual meeting, so owners could see where the board was spending the reserves.  I did similar sheets for a variety of projects completed or undertaken during previous years.  I was on the board for eight years and millions of dollars were spent on roofs, drainage, streets, water mains & fire hydrants, driveways, garage floors, streams, common decks, unit patios & property bridges & decks, tree removal and replacements, and so on.  

I do have a very good idea of how much was spent and where.   How is that?  Because I paid attention and kept notes and made spreadsheets.  The chart below is an indicator.  I held a variety of positions over an eight year period, including Maintenance, Architecture directors, and president. I made it a point that that these financial insights were all thoroughly discussed.  Owners, who are the shareholders of this not-for-profit corporation, were informed during meetings and via the newsletters. 

There is no requirement that owners attend association meetings, although I also made it a point as a board member to promote that they do, and I rewarded those who did with informative meetings. 

As an example, I included the chart above as part of presentations to the board and to the owners during a regularly scheduled meeting and I telegraphed it via the newsletter.  I would have included more and at times I even expended the pages in the newsletter to provide additional information.  

Not all board members agreed, and some remain on the board to this very day. Since 2019 that has been reflected in the newsletter and in the termination of the BLMH.org website by the board in 2021.

Even the "Welcome Packet" was allowed to wither by non-supportive board members. It hasn't been updated, nor is it available online.

(C) N. Retzke 2021

Patio Condition Survey

 

Patio Survey - My Spreadsheet September 2012
Survey by our Manager and I.
Presented to the board in September 2012

After I joined the board in September 2010, I initiated a lot of onsite surveys.  These were a necessity because the board was unaware of the condition of much of the infrastructure.  The earlier board had left in September 2010 but did not turn over condition reports to the new board; I suspected there were none.  Management provided whatever they had and that became the beginning of regular, annual surveys from 2011-2018.

I did the survey, for some of them management joined me, and for others another board member joined me.  

The need for these surveys became apparent when several owners approached the board in September 2010 and reported issues with garage floors. The board considered a repair, but I asked if we had a list of the condition of the 84 garage floors on the property.  We didn't.  I asked the board to delay a replacement until a proper survey could be made.  The board agreed.  

The garage floor condition survey was conducted in early 2011 and was reported to owners in the May-June 2011 Newsletter.  That survey revealed eleven garage floors in "poor" condition. The article is available by clicking here:

May-June 2011 Newsletter - Garage Floor Survey

To avoid any confrontations, I would never do garage or patio surveys unless accompanied.  

Patio Survey

The garage floor survey was the first of many, regularly scheduled annual surveys. 

The patio survey in the image above was submitted to the board in September, 2012.  One board member, who had been on boards for a couple of decades contested my findings.  It was her position that earlier boards believed that they had repaired all of the patios.  The facts and owner statements disproved that.

I conducted a formal survey because I observed some patio issues during my normal walk-arounds on the association property.

All of these surveys had the intention of best directing maintenance resources and avoiding breakdowns.  All resources were paid for by owner fees, and breakdowns would be at a minimum an inconvenience for owners, and at worst, require higher repair costs.  Higher costs result in higher fees.

(c) N. Retzke 2021