Budgeting, Planning, Home Ownership and Completing the Year

I've made a thorough analysis of the budget and the reserves. This includes a long term - 10 year - projection with possible outcomes. For whatever reasons, our board has decided not make such an analysis or, if they have, they decided not to release it to the unit owners. I updated my initial analysis prepared in the fall of 2008, which I never released. I have been waiting for the board to release some information and they finally did provide details of the "reserve study". Thank you for that!

My information is, and has always been, from publicly available information; the same information each and every unit owner is given. I say that because in the past I have been accused of having access to "special" information, even by certain board members! One of my numerous fax pas here is to read everything I get and study it. Apparently we aren't supposed to do that.

I'm not going to publish all of the planning details and scenarios I have constructed because this is a public site. However, I'll publish sufficient information to inform unit owners of what is going on, and of possible outcomes. If you want further information, then email me. As the board has not released their specific plans to us, the unit owners, we really have no specific idea of where we will be in 5 or 10 years, nor of how we will get there. That's called "a lack of accountability". Assurances that "it will all work out" are unacceptable to me, and should be to each and every unit owner. This is not about trust; it is about achieving results with the hard earned money we provide to this association.

I'd like to take a few moments to address the subject of "Home Ownership". Our board has decided to call us "homeowners" in lieu of "unit owners". As a former home owner, I don't agree with that title. As a former home owner, I was 100% responsible for all maintenance, planning and the financial decisions that accompanied them, as well as for the consequences of all of my decisions, both good and bad. That meant, that I was the one who got up early to shovel the walks and driveway, I was the one who did the mowing, plant feeding and fertilizing, tree maintenance, painting, landscaping and so on. I was the one who removed the various wildlife that decided to move in and I was the one who decided how much money to allocate to hiring contractors, maintenance people and so on, and when the funds were fully expended, I put in the "sweat equity" to complete the numerous tasks.  I also needed to make choices. I discovered that overall costs were lower if I maintained my property well. Carpets lasted longer, using better exterior paint more often, with replacement of trim kept the critters and carpenter ants out and better appearance. But I had to give up a few things, such as driving the automobile a few years longer as money was diverted to property maintenance.

Here at BLMH I do not make those decisions and I am not even fully informed of the planning process and the issues surrounding these decisions. I think it is ludicrous to be considered a "homeowner". Apparently, getting involved and even asking questions is a "no no" here. So I am and will continue to be a "unit owner", no matter what attractive label the board concocts in a misguided attempt to make me or other unit owners feel good. I also think that the 50% or so of unit owners who don't even bother to vote are not sufficiently engaged in the process of being a "unit owner". Of course, my view is not consistent with the official "party line". If you doubt me, perhaps you can find out how many dues paying members this Association has for its social club. This was a very, very big deal in 2009. Supposedly "the majority of us" really, really wanted this. So how many of that majority actually belong and pay dues? 75%? 66%? 51%? How about less than 5%! I'm willing to take a bet on that one, and I'm willing to be corrected.

That's another issue I have here. I am told I am a "homeowner" but as soon as I begin asking questions and attempt to act as one, guess what happens? Seems I have stepped over that invisible line. It's not about me. It's about "us", the unit owner body. Each of us should be provided with the same information. If one of us has a concern about holes in the budget, and the board provides information, verbally or in writing, shouldn't each of us get that same information? Remember, we are all equals here. Or we are supposed to be.

I have concluded that "homeowner" is some sort of honorary title, and as is the case with most of them, is worth less than the paper it is printed on.

The bottom line is this. We are, each and every one of us, "unit owners". We have made some sort of financial commitment and we have chosen to live her. We pay fees each month for the privilege, and taxes and a mortgage. As a "unit owner" I expect the board to manage this association in such a manner as to carefully use the funds I provide to them each and every month, and to maintain this association in such a manner that it is in the same shape today and 20 years from now, as it was when I purchased nearly 10 years ago. That means, formulate long term viable, strategic and equitable financial plans for infrastructure, roofing, paving, the grounds and the 800 or so trees, and everything in between. And exercise those plans and provide for the safety and protection of each and every unit owner at BLMH. And justify their actions to me and every other unit owner at BLMH. I will remain engaged in that process and will continue that oversight as my right and privilege as a "unit owner".

A budget is sufficient and adequate if it includes a long term maintenance plan. Our fees have two components; day to day maintenance, and long term maintenance. These are entirely discretionary. However, as I have pointed out on numerous occasions, the Illinois Condominium Act binds our board to act in certain ways. They are legally responsible. This reduces their freedom to act in ways contradictory to the good benefit of the unit owners. But where there is a will there is a way, as the saying goes. Reminding the board of their duties and obligations, and pointing out glaring failures is another "no no" and invisible line I have stepped over. Oh, but I'm supposedly a  "home owner"?

Is all of this too much to ask of the board? I'll let you decide. Asking questions seems to have resulted in attacks on my property, and that includes this site and the issues accompanying it, and the feeble attempts by people to disrupt it. I too have some information about who has said what to whom, as well as information about the numerous attacks on my personal property. Some of this was shared with the local police department. The board declined to meet with me in a timely manner to discuss this, and ignored my letter. This despite all the rhetoric about resolving all communications issues and even creating the position of  "Director of Communications". I concluded that what was lacking was the will, or that a member of the board or members could be involved in some manner in these attacks.  Is that rational or not? Again, I'll let you decide.

I find it amusing that someone would go to the trouble of interfering with comments at this site and then make it a point to say "Oh, but I don't live here", Nice try! I have been told that about 3% of our society is insane, which is to say "disconnected from reality". With approximately 336 unit owners, that means we possibly have about 10 individuals here at BLMH that fall within that definition. I am sure there are a few who would classify me as one of them.

If the board doesn't like me or my actions, they can take me to court and attempt to stop me legally. Any board member who makes statements or disparaging remarks about this site are doing so in their official capacity as members of the Board of Directors of BLMH. Such statements such as "someone should hack Norm's site" or stop me in some manner are threats and if overheard can be construed as direction or guidance by the board to attack me. I will no longer tolerate any such statements or the resulting attacks on my property.  To individuals who have made such statements, I suggest you consider who you made these statements to or who was present or within earshot when they were made, and discuss this with them and correct this. If a board member was present when others made such statements and said nothing, then you abrogated your duties and were in fact, in "collusion". Be aware that I am prepared to go to any legal length to handle this. The local police are aligned in this. By the way, this was to have been a part of the topic of the meeting I requested, and which the board refused to address in a timely fashion. So much for a commitment to communications. I am thankful for the recent call from our newly elected President, but I am unconvinced the attacks are over, and if they resume the new board members have inherited this problem and responsibilities.

In the spirit of completion, Anon. "December 23, 2009 11:04 PM" why don't you fill our unit owner "December 28, 2009 12:14 PM" in on what it is that has been going on and of which she or he is totally unawares? You know exactly what I mean and it is time for your little charade to end. If you don't want to tell the unit owners, then I will. So either leave or I will unmask those whom I am aware of and I will tell everyone everything I know about this and the attacks and if necessary I will obtain legal affidavits. And I assure you that you, the board and ultimately the unit owners here will not like the consequences. If you have any doubts about any of this, I suggest you discuss it with Mark Maute at First United.

On that note, have a happy new year and I'll be publishing the projections later this week.

Budget and Reserves

I've read the budget which was released to unit owners. This included the reserve study prepared by management and which I requested be released to unit owners. As directed by the board, management did release the study to unit owners with the proposed 2010 budget.

I don't know if unit owners have read the study. If not, I suggest you do so. It includes some interesting information.  I have updated my 2008 spreadsheets and I will be providing additional insights and perspective into the 2010 budget. Until then, I suggest the reader review the 2010 budget and in particular, the management's comments on "Roofs". To quote the report "Maintaining the current funding will limit the association to replacing no more than 5 buildings (10 entries) over the next 8 years, beginning in 2010. Management is not convinced that any of the roofs will be able to wait 8 years to be completed."  I would suggest that unit owners contact the board and ask them what their plans are, in view of this appraisal by management.

Let me state that my interest in the portion for the reserves is basic. About 72% of our fees are allocated to the day to day "budget". The budget released and with the letter dated December 1 is interesting. It seems to be essentially a duplicate of the budget for 2009. After board discussion about some items such as "bad debt" this has not been added to the budget. So there appears to be little concern on the part of the board about uncollected fees,  foreclosures and so on!?!

Our board has control of the spending of all fees collected. About 72% of the fees go to that part of the budget which is not allocated to reserves. However, some of these expenditures are less discretionary in nature than are others. For example, expenditure for electricity is mostly fixed by basic needs, such as lighting. Snow removal is another item for which there is limited budget control. The board can decide to allow more snow to accumulate before the removal service arrives for a "push". But would the residents tolerate this reduction in service?  Grounds contract and  maintenance includes discretionary items, but the board has decided to increase this slightly for 2010 and apparently will not be cutting any items in these budget items, which nearly equal the cost of the Maintenance Contract, which was so hotly debated by new board members last year - go figure!  It would seem to me that this is one area that could be closely scrutinized and budget improvements made. The board has discussed this during association meetings; for example, re-allocating landscaping budgets, re-thinking some of this, and applying river stone or equivalent around some of the buildings affected by rainwater run-off and muddy, etc. But there has been no action to date.

Some members of the board did pledge to go over the entire budget and even peruse each and every bill during their election campaign in 2008. However, the submitted budget is nearly identical to last years budget. So that effort has apparently been abandoned or has proved to be fruitless.

Returning to the proposed budget, about 28% of the fees are allocated to the reserves. That 28% is nearly equal to the amount of fee increases in recent years, lending credence to our professional manager's statement at several association meetings, that our reserves were underfunded. In other words, most of the increases in fees in the past 5 to 10 years have been allocated to funding reserves. According to the information released, the fees for reserves are collected and allocated for the purpose of roof repairs (54.5% ), paving (18.1%), concrete (12.1%), masonry (9.1%),  lake (4.5%), carpet (1.5%), infrastructure 0%) and lighting (0.0%).

The board has chosen not to fund certain items. As noted above, lighting, which is the amount for replacement of fixtures is currently 0%. Management suggested that some infrastructure funds be moved from "contingency" to "reserves". The board has apparently chosen not to do so. Concrete may be underfunded, as noted by management in the report.

Now why would the board avoid funding an infrastructure reserve and minimize funding of other reserve items? One reason is to keep fees at current levels. To fund additional reserve items or increase funding of reserve items would require a reduction in operating expenditures or a possible fee increase. I think it is also worth considering the methods available to the board for manipulating funds. Funds allocated to general operating expenses are available at the discretion of the board. If the money is not spent or appears not to be spent in the budget year, it can be moved to another category and spent at any time. Funds in reserves catagories are essentially in a "savings account" for use for the designated item. It is more difficult to move or manipulate these funds. Pulling funds out of reserves for spending on discretionary things is a "red flag" item. So I can understand the possible apprehension on the part of the board or board members in placing funds "off limits" in reserves.

However, given the history of this association, I think unit owners must be wary of the funding of reserves. In 2008 there was an attempt to replace our current management, who are financially astute. A return to the "good old days" of underfunded reserves is a real possibility if we take on a new manager. And I don't care what certifications or credentials a manager possesses. I have seen highly educated people do remarkably stupid things. Under pressure of a board to reduce fees, it would be very easy to simply let our reserves fall off a cliff, and leave future unit owners holding the bag. This did occur here prior to 2000, is currently occurring at other associations in the area, and certainly could occur here, again, if directed by the board and allowed by unit owners.  To put it bluntly, I am not certain current board members have the financial acumen or the association's health in mind. For example, after the open debates about funding an "infrastructure" reserve, in which valid points were made, it would seem to make sense to create such an item, and management seems to favor this. However, our board did not. So they have chosen to ignore "infrastructure" and prefer to gamble with the "contingency" funds available, leaving these funds available for discretionary spending rather than the funding infrastructure repairs. It is my opinion this is not a good method to run a business.

Work in Progress

I delayed posting information about the proposed budget for several reasons. I wanted to take sufficient time to update my spreadsheets pertaining to reserve expenditures. I prepared this in 2008 but never released it because the board did not release their plans, until now.

I also wanted to provide sufficient time to unit owners to read and absorb the proposed budget, prior to reading my analysis and comments. I have completed this and must admit I still have questions. However, I will release what I have.

I also was surprised to see revised R&R procedures in the newsletter delivered December 20. I am unaware of any "open" meeting in which this was discussed in the presence of unit owners. During the December meeting, it was announced that the procedures were "in review".  So I have to question how this was formulated. This topic is does not fall within the specified guidelines for "executive session" meetings. This leads me to wonder what else is being discussed behind closed doors and is being withheld from unit owners?

Thought of the Day

It is better to remain silent and be thought a fool, than to open your mouth and remove all doubt .
-- George Eliot


This is paraphrased from the passage:


Even a fool, when he holdeth his peace, is counted wise: and he that shutteth his lips is esteemed a man of understanding. 
-- Bible, 'Proverbs' 17:28

Thought of the Day

"The opposite of good is not evil, the opposite of good is indifference,"
- Abraham Joshua Heschel

Thought of the Day

"Knowledge pursues me but I am faster....."
-Anonymous

Age and Income Driven Spending

I recently pointed out that there are about 112 million blogs out there in the so called "blogosphere".  Of course, many are of dubious value, but some have redeeming qualities.

The U.S. government "Bureau of Labor Statistics" which I have used in other posts, provides data on how Americans live.  But it is sometimes difficult to extract the information. In an a nation consumed with the "10 second" sound bite, some information simply cannot be disseminated in that time period. Of course, we all have 10 minutes for Tom Skilling's analysis of the weather - go figure!

Here is a site which provides a useful calculator. It provide you with the means to compare your spending with that of your peers, based upon your age. Have fun!    BLS - Age and Income Driven Spending

My Perspective on Some of the Recent "Comments" and Dissent

A while ago I published guidelines for posting comments. In accordance with those guidelines, I had reluctantly removed one or more of the more "beyond tasteless" comments. This was to spare the readers from some of the more distasteful things going on. However, I decided to let the most recent comments remain in their entirety, so that you have an opportunity to see those who come to this site and their comments, in the "raw". If this is unpleasant, I suggest that there are aspects of condominium living that are at times unpleasant and so too are a few residents. Of course, there are those who would say "that anonymous person doesn't live here", in the belief that a random visitor has found this site and left these droppings. With about 112 million blog sites out there (Reference 1), it is unlikely we are going to get casual visitors.

I have found it to be interesting that many of the comments don't actually have anything to do with the content of the posts. It seems that some visitors read the comments and then post their reaction. Apparently this has been noticed by others and has provided an opportunity to spur or goad their fellow readers. It seems to be good sport for a few. I suggest that you, the reader avoid entanglements and where possible, limit your comments to the content of the blog, rather than the positions of the commentators. I appreciate efforts to defend this blog, but I am concerned that the real issues are being obscured. That may, of course, be deliberate on the part of the commentators. Everyone has an opinion and when hidden behind "anonymous" there is no concern on the part of some of the commentators. I too have opinions, but I attempt to provide sufficient information to move them from personal beliefs or judgments not founded on proof or certainty, to the level of assertions.

On creating this blog, I decided that I would not, in general, interact with commentators. As I expanded the purpose of this site, I reconsidered and decided only to provide a comment where information was absolutely necessary and avoid interaction with those who post anonymously. It would seem obvious, but why would I, a known person, interact with someone hiding behind the mask of anonymity? I do interact with those who send me emails, and that is the only way to communicate with me and expect a reply or detailed, direct response.

There are ways to deal with this, including the prevention of completely "anonymous" identities. I'd be interested in the perspective of readers.

As an example of content issues, the recent Code of Ethics which was affirmed by the board, stated that "Board members should, or should not" do certain things. "Should" is a non-binding term which indicates advice or a recommendation to do something. There is no obligation to follow a rule which is merely recommended. So the code of ethics is seriously compromised in my view and I stated so. What is the point of a "code" which is languaged in such a way that it states "you may or may not follow this, as you are inclined" and is thereby affirmed? In other words, the board members stated "we affirm or agree, that we will or will not follow this code of ethics." There were 17 comments about this post but only one picked up on this. Not one indicated any questions about the notion of "being of service" to others. A commentator threw barbs and it was off to the races. As I stated, I sometimes think that is the sole purpose of some of the commentators; hijack the comments and divert the reader.

A recent poster complained about the fact that "No one knows who anyone is. Everyone just keeps posting at anon...." They then signed their post "Anonymous". I wonder if that reader got the irony of their comment? Somebody else should reveal their identity, etc. However, the commentator prefers to remain "incognito".

There has been some mud slinging back and forth about our "Communications Director" who has both supporters and detractors. True, I have not spared this individual from attention, but if a board member persists in a course of action, ignores the facts and attempts to manipulate association meetings and the board, I would think that it would be expected that not everyone will fall in line.  In the end, I suppose the question is what kind of board and association do the unit owners want here. And I don't mean the handful that attend meetings, or the squeaky wheels with their complaints about services or special requests. I mean the unit owner body, which numbers about 336. The board represents that body in its entirety, and is required to, by law. That law also establishes guidelines for our board, no matter what unit owners want. One of them is a fiduciary duty, which I have written about extensively in this blog. Simplified, this is, according to Black’s Law Dictionary “a duty to act with the highest degree of honesty and loyalty … and in the best interests of the other person” to whom that duty is owed. I added the emphasis because that "other person" in this case is the entire unit owner body, not simply one or another of us, or friends. I'm certain that some of our board members do not understand this. It appears that a personal perspective is to "act in the best interests of the other person when they are my friend and ignore implications for the rest of the unit owners, or the future of this association."

An observer commented "....we are apparently now a social association. A few here purchased in error....and now are disappointed and have discovered they are "trapped" due to the economy. So they will plea, beg, threaten and cajole anyone and everyone because they feel they are entitled to better. Some, or all of the board do and will continue to act on their behalf". It would appear that I am not the only person who suspects they are being marginalized here. I can sympathize with this commentator. I too purchased a "condominium unit" and am a shareholder in a business. I did not purchase a share in a church or other non-profit which is obligated to provide certain social services or social benefits.

A comment was made that it is "Time to give it a rest and move on. If you have it out for the CD and the current board, keep it to yourself....all this negativity isn't making our association look any better...If you were a prospective buyer... whould (sic) you buy a home here...So lets all move on and start giving everyone a chance." If the primary issue is about "looking good" then we do have a problem. I always was of the opinion that a well maintained and functioning association would automatically handle the issue of looking good to potential buyers and to those living here, as well. Ergo my emphasis in the blog on creating priorities and long term maintenance programs, and my willingness to work with the former AD. But it seems the major interest of some is to "look good" so they may attract buyers.

I can understand the desire to quell dissent. However, dissent is a healthy thing if grounded on facts. I also question the position of this particular writer. I think we had a rough year here at BLMH. If you are unsure of this, then all you need do is read about some of the goings on and "activities" that occurred during association meetings, the difficulties on forwarding needed projects, attempts at firing nearly the entire professional staff and so on. If you don't regularly attend meetings, or read this blog, then you would not be aware of most of this. I provided some assistance to the board last year. Could this have had any bearing on the difficulties faced by the former Architectural Director? All is silent on this matter and those who know aren't talking. That would be consistent with an emphasis on maintaining the facade of "looking good."  For an interesting perspective on "dissent" I suggest the reader go to Reference 2.

Of course, this is a new year with new members on the board and so I can understand the desire for this association to "move on" and forget the past. But that is easier said than done. The remains from the mud slinging which began prior to the election in 2008, are still hanging on the walls here at BLMH. Some people expect everyone to make "nice" as a commentator stated. Yes, it is difficult when you are on the board and charged with getting results, and critics are throwing barbs, isn't it? It always has been. The only difference, is that some of the former "throwers" are now on the receiving end. There was no call to "make nice" in September of 2008. Quite the contrary. I do think that the echoes of the past year will reverberate for a while. I question if anything has really changed, or are we merely operating with an eye toward damage control and improving image? Only time and action of the board will reveal this. If the board acts well and responsibly, these problems will disappear in the course of daily events here at BLMH.

The issue some may have with this blog is it contradicts the official view. It also reports the goings on which provides substance to the contradictions. It was apparently assumed that the power of office gives one the opportunity and the protection to say and do almost anything, with no repercussions. Controlling the "official" media provides a kind of enforced "anonymity" with the opportunity for censure and an opportunity to take advantage, just as certain anonymous "visitors" have attempted to do here. There are several ways for the board to manage the problem presented by this blog: ignore the dissenters and hope they go away, take a more active approach and attempt to silence dissenters, absorb this blog into the official media, control the remaining media, publish an "official" view which eradicates the less savory actions taken by board members, or go "underground" and hold private meetings out of view of possibly critical unit owners. There are millions of HOAs in the country and it is my understanding that these techniques and more have been attempted with varying degrees of success. I've been studying them and the legal methods of successfully combating rogue boards.

On November 23, an anonymous poster commented on the meeting notes as follows: "Nobody cares". This is an ongoing theme with certain anonymous commentators. So is "Norm is a loser". Possibly simple attempts at squelching this blog, by telegraphing comments such as "there is nothing of value here" or "nobody cares" so "Norm" should just give it up. Another rehashing of the position that I am merely an obnoxious, uncontrolled "cuckoo" and should be ignored. Of course, that is a rather obvious technique designed to marginalize me and anyone else who doesn't fit the appropriate image or fails to back certain positions here at BLMH. If a board member or members are behind this, then they have been trashing the recently affirmed and suggested "Code of Ethics." But as I have also observed, apparently any ends justify the means. As was brazenly stated at a meeting, its all about "justice" for the select few.

By the way, I personally am looking forward to the "official" website. At that point those of us who do "care" and are interested will have access to an official statement, meeting notes and so on, and I will no longer have to put that basic info out here. All I will have to publish is the alternative view, and any information which has been conveniently omitted or modified for official dissemination to the association members.

Reference 1:   State-of-the-blogosphere

Reference 2:  The power of dissent

Model Code of Ethics for our Board Members

Here is the "Model Code of Ethics" which was affirmed by the board members who were present at the November 12th meeting. It is from the CAI, reference 1, and I include a comment at the end of this post.

Model Code of Ethics for Community Association Board Members

This model code of ethics is not meant to address every potential ethical dilemma encountered by a community association board member, but is offered as a basic framework that can be modified and adopted by any common-interest community.

Board members should:

• Strive at all times to serve the best interests of the association as a whole regardless of their personal interests.
• Use sound judgment to make the best possible business decisions for the association taking into consideration all available information, circumstances and resources.
• Act within the boundaries of their authority as defined by law and the governing documents of the association.
• Provide opportunities for residents to comment on decisions facing the association.
• Perform their duties without bias for or against any individual or group of owners or non-owner residents.
• Disclose personal or professional relationships with any company or individual who has or is seeking to have a business relationship with the association.
• Conduct open, fair and well-publicized elections.
• Always speak with one voice, supporting all duly-adopted board decisions even if the board member was in the minority regarding actions that may not have obtained unanimous consent.

Board members should not:

• Reveal confidential information provided by contractors or share information with those bidding for association contracts unless specifically authorized by the board.
• Make unauthorized promises to a contractor or bidder.
• Advocate or support any action or activity that violates a law or regulatory requirement.
• Use their positions or decision-making authority for personal gain or to seek advantage over another owner or non-owner resident.
• Spend unauthorized association funds for their own personal use or benefit.
• Accept any gifts—directly or indirectly—from owners, residents, contractors or suppliers.
• Misrepresent known facts in any issue involving association business.
• Divulge personal information about any association owner, resident or employee that was obtained in the performance of board duties.
• Make personal attacks on colleagues, staff or residents.
• Harass, threaten or attempt through any means to control or instill fear in any board member, owner, resident, employee or contractor.
• Reveal to any owner, resident or other third party the discussions, decisions and comments made at any meeting of the board properly closed or held in executive session.

=========================================
As I commented in the my post pertaining to the meeting notes of November 12, this is a positive thing, but lacking any enforcement procedures, it is merely a "suggestion". After observing the board for the past year, I have to say that without enforcement this is merely another "good idea".  We really need much more than a "good idea" here. It would be interesting to see if all board members would sign on if there were a strong statement of enforcement. This would of course, also provide a deterrent to fringe or unqualified individuals achieving board status, unless the entire board goes that way, in which case they could deceive the unit owners. Where there is a will there is a way, and there is strong incentive for individuals to operate out of something other than integrity, when on an HOA board.  


As someone who works with organizations to develop a "Commitment to Excellence" I do feel the need to point out that this "Model Code of Ethics" is something to be expected, something to be normal in a HOA and is an expression of a "Commitment to the Ordinary". It is something that is required, that is, it is the baseline of performance for the board. Only after the board has agreed that they are not in this for promotion of their own personal agendas, their own benefit and for the achievement of their own personal aims, only then can the real work begin. Only by putting their personal identity aside, their personal wants, needs and desires, can the real work begin. Because when all is said and done, each member of the board should be for one and only one purpose, and that is to be of service to the association.


So a deeper inquiry would be to look at the notion of "being of service" to others. Of course that inquiry isn't possible until we look beyond ourselves and that, for many of us human beings, is an impossibility. 


Reference 
1 - CAI Model Code of Ethics in pdf

November 12, 2009 Association Meeting Highlights

The meeting was attended by approximately 13 unit owners, which is about 4% of the unit owners. It ran from 7:10pm until approximately 9:30pm. The meeting was orderly and there were no disruptions. The start of the meeting was delayed by a closed door meeting of the board with the maintenance company.

Each unit owner attending was provided the opportunity to pick up a copy of the agenda for tonight's meeting, the minutes of the previous meeting of September 10, a copy of the “Model Code of Ethics for Community Association Board Members”, a “Tentative Schedule of Special Focus for Board Meetings 2010”, a copy of “General Rules and Regulations, Procedures for the Enforcement of Rules and Regulations” effective September 11, 2003,  and Balance Sheet as of 9/30/09 with Assets and Liabilities, and an Income/Expense Statement for the same period.

Highlights include excerpts from the Treasurer’s Report, Management Report, Architecture and Maintenance Reports, Landscaping, Newsletter and Communications Report, Homeowners’ Forum, etc. The format of the meeting was slightly different. A unit owner who is a former president commented to the board that the placement of the “Homeowners’ Forum” on the schedule does not permit unit owner’s to comment on items that are to be brought to vote, prior to the vote. The new president said this would be considered and unit owners would be given such an opportunity. For that reason, unit owners spoke at various times during this meeting and not simply during the “homeowners’ forum”

PRESIDENT’S REPORT

1. The President presented a tentative schedule of topics proposed for each business meeting in 201o. The core topics as proposed are:

·                       January – Finances

·                       February – Architecture and Maintenance

·                       March – Landscaping

·                       April – Insurance

·                       May – Legal

·                       June – Reserves

·                       July – Management

·                       August – Board

·                       September – Owner/Tenant Relations.

2. She requested that all board members attend the annual CAI meeting, to be held on January 16, 2010.
3. She suggested a quarterly “coffee with the board” time for unit owners to meet informally with the members of the board.
4. She requested that all present board members reaffirm the “CAI Model Code of Ethics”, which they did.  The code states that “This model code of ethics is not meant to address every potential ethical dilemma encountered by a community association board member, but is offered as a basic framework that can be modified and adopted by any common-interest community.” The Landscaping Director was not present for the meeting and so he did not have the opportunity for affirmation. [Comment: the code provides a list of nineteen (19) things “Board members should” do and also which “Board members should not” do.  However, there is no statement of enforcement or consequences included. So how would the board  deal with any member who broke this code? Without such a statement of consequence, this is just another good idea. So it would seem we have a model code which is entirely voluntary and no enforcement policies or procedures.]

ARCHITECTURAL AND MAINTENANCE REPORT

1. The new Architectural Director introduced himself to the unit owners who were present and stated that he was “privileged” to serve on the board.
2. He presented a statement about current projects. Roofing projects underway are complete. However, driveways which were scheduled are incomplete, and will be delayed until 2010 as determined by decision of the board. Due to weather and delay for city approval, the board rejected installation of asphalt at this time with concern for quality. The board voted [in private] to complete this work in spring 2010. Voids will be filled with limestone screenings until next year.
3. The problems with the building wall at 1731H have been discussed with the former Architectural Director and this will be corrected in 2010. The problem is identical to that which occurred at another building and was corrected. So technique, cost and so on are understood. [Comment: This problem was revealed during a detailed inspection of the building because of roofing damage reported to the former Architectural Director, by me. The wall was hidden by large trees and this problem would have gone unnoticed, and uncorrected. This leads to the question, how many other potentially serious and minor problems exist and to which the board is unawares?]
4. The AD made a request for assistance from unit owners.

COMMUNICATIONS DIRECTOR’S REPORT

1. The vendor/supplier phone numbers will be added to the next newsletter. This was omitted from the October newsletter due to a lack of space.
2. Work on the “official” website is progressing and copies of screen printouts were provided to the board members.
3. A December newsletter is planned.
4. She has a committee to assist in communications tasks.

LANDSCAPING DIRECTOR’S REPORT

1. No report was submitted as the Director was not present. Management commented on specific items in the monthly board member packet.

RULES AND REGULATIONS DIRECTOR’S REPORT

1. The new Director stated that she was “looking at changing the protocol of how violations are handled.” No explanation was given, but it was stated that this concept was incomplete, and in progress.

MANAGEMENT REPORT

1. Management gave a lengthy report including service order histories, status of census and insurance forms from unit owners are required – approx. 95% and 97% complete,  a brief statement about correspondence in the packet to board members, window modifications.
2. A request has been made for the removal of two small “fruit bearing” trees which are attracting birds and making a mess.  Location is 1760P and 1758D [Comment: how many other, similar trees exist and are also resulting in a “mess” for unit owners. Will they also be considered for removal? If not, why not?] The President requested that the board and management wait for the recommendation of the Landscaping Director.
3. There are proposals from vendors for the removal of dying trees at 1760P and 1712L.
4. The painting contract bids for 2010 will be reviewed. [Comment: The former Architectural Director expressed at several meetings in 2009 that he was not satisfied with the quality of the painting. In particular, he expressed concern that the painter had shifted to application via spraying and that the paint layer was not thick enough, and showing early signs of wear. A revision to specifications had been planned and is now in the hands of our new board.]
5. ComEd has completed upgrades to underground electrical distribution, but landscaping repairs are not yet complete.
6. The 2010 budget was not mailed on time for the 30 day window stipulated for unit owner review. It is proposed for vote at the January 2010 meeting, with fees unchanged until after that meeting.
7. As requested, CAI membership has been increased to include all board members.
8. 1604 driveway drainage swale seeding mat was discussed.
9. The need for contractor approval to begin fabricating balcony inserts during the winter months of 2009/2010 was discussed.
10. During the management report, unit owners asked to make a few comments, and did. I will include their statements in the section “Homeowners’ Forum”.

TREASURER’S REPORT

1. There was currently no Treasurer, pending assignment and vote by the board.
2. The manager who was present gave the treasurer’s report.
3. The president asked for a discussion of items in the financial reports which are “over budget”. Some of the items, including insurance and grounds & building maintenance were significantly higher than budgeted. Management explained that this might be due to dating issues, rather than actual annual costs.

WELCOMING COMMITTEE

1. The Communications Director stated that she, with an assistant, were making progress in preparing a new welcoming packet.
2. The assistant wants to meet directly with new owners and renters and provide a “rights and responsibilities” list.  [Note: During the unit owner’s portion of the meeting, a unit owner objected to this and stated that the responsibility was with the unit owner, not the association. Contact should be between the unit owner, who is the lessor and the renter, as lessee.]

 MOTIONS AND VOTES

1. Various items were addressed and the vacant position on the board was filled by unanimous vote. A former, experienced board member will have the position of Treasurer. A unit owner who is a CPA offered his assistance, as did other unit owners who were present.

HOMEOWNERS’ FORUM

1. The former architectural director addressed the board and made statements regarding funding of major projects. He was of the opinion that both Driveways and Masonry are underfunded. Tuckpointing will have to begin in the near future and there are inadequate funds. He also expressed concern about the size of a money market fund and suggested the funds be moved. The president stated that the board is also concerned.
2. I made a request for more information on the reserve study. The board is asking unit owners to comment on a proposed budget, but we have incomplete information. I stated that I did, in fact have my own analysis of major projects, their funding and projections. However, unit owners did not have this information. So how could we be assured that the proposed budget will fund reserves so major projects are completed in a timely and necessary manner, thereby protecting our sizeable investment at BLMH? The president directed the management to include the reserve study in the packet to be distributed to unit owners.
3. Management made a general statement about the reserve study and stated that this board included two members who were serving their second year. The board has had sufficient time and information to include this study and its projections in the proposed budget for 2010. The majority  of increases in our fees have gone to funding reserves.
4. There was a general discussion about filling the vacant seat on the board. The former architectural director stated his opinion that it should go to a former board member who was on the ballot and did, in fact, collect votes placing him next in line for the seat.
5. There was a discussion of satellite TV. The communications director expressed concern over the proliferation of many small antennas.  She suggested that management provide information about installing a single antenna with system to distribute this to everyone. Management pointed out that this is feasible, but that the satellite company would bill for 336 unit owners, even if we did not want satellite.  Management agreed to provide the information requested. A unit owner commented on recent experience with satellite TV while travelling and urged the board to avoid this due to lack of reception during rain.
6. A unit owner made suggestions for the newsletter. Specifically trash and problems with animals and a request that unit owners help their neighbors.
7. A unit owner asked the new architectural director if the rumors that he would be travelling for three months this summer were true. The underlying concern was job performance. He stated that travel was possible, but that long term travel was not an option until later in 2010.  At that time the AD made a request for unit owner assistance and provided his telephone numbers, which were omitted from the newsletter.
8. A unit owner commented positively on the new sidewalks.
9. The sale price of an “A” unit was discussed.
10. A unit owner commented on the “Model Code of Ethics” and asked if a similar document could be prepared for unit owners in the audience.
11. A unit owners, who rents his unit, stated that he objects to the board statement about directly relating to his tenants.
12. I commented on the lack of communications regarding the driveway project. My building had no advance notice; no posting, telephone or mail. A breakdown for several unit owners.  
13. The former architectural director commented on the state of the major boulevard in the complex, which he had pointed out during earlier meetings. This is deteriorating and needs to be addressed to arrest such deterioration.
14. A unit owner voice the opinion that it is impossible to make a 35 year old unit “new”. He suggested “more control”, a “save and then spend” approach and “better maintenance”.

EXECUTIVE SESSION

1. Unit owners were excused during executive session.

MEETING ADJOURNMENT

1. Upon completion of Executive Session, unit owners were invited to return to the meeting. It was stated there were no action items and the meeting was adjourned. 

Well, We Almost Made It!

Here's a few photos of the driveway replacement at 1733H. Work was finally authorized for the board selected and "approved" driveways at the September association meeting. However, that work did not commence until November. Concrete work was done on the day this photo was taken, which was November 4. There was no advance notice to the unit owners and so one car was blocked in the garage. That owner got a surprise upon return from a short trip, and couldn't retrieve the automobile. Wooden planks were put into position to permit the car to be driven out of the garage.

The work will remain incomplete for this year, as it has been suspended. Asphalt will be done next year, or so the board announced at the November 12th meeting. The trench running the width of the garage will be filled with limestone screenings, which are very small chips of limestone. This is a loose, porous material, and water will migrate into the sub-base this winter. It remains to be seen if this will cause further problems with this garage floor. Last year, the floor heaved and several cracks running in a large "Y" in the floor from the entrance to the interior, widened to about 3/8 of an inch and the floor lifted. It has since returned to a normal position. My concern and that of the former Architectural Director was that permanent damage could occur to the floor, resulting in the need for costly repair and/or poor seal of the garage door.

So, we have run out of time for work this year, exactly as I predicted. Earlier in the year, certain board members had parties on the agenda and other special interests on the part of our CD interfered. The new board took too long to pick up the reigns for this project, which needed to be done "immediately" and so they announced at the November association meeting that "we have run out of time and the weather is against us".  Frankly, that is an excuse and is not quite accurate.  I sent a letter to the management company immediately after the election because I knew this new board would not get into immediate action required to get the job done this year. I decided to support them to the extent of pointing out the "immediacy" for action. Of course, when one of two transitioning board members voted "NO" for driveway repairs, it isn't too difficult to determine how this will go. Interests are elsewhere, and I and the rest of the unit owners in the affected buildings apparently aren't "special friends".

I delayed posting these photos, pending the outcome and action of the board. I was not surprised, but I have to say that I was disappointed. One can always "hope" that things will turn out, but of course, mixing virtues with action items usually results in failure, as it did in this case

When I provided my concerns about project timelines during the "unit owner's" portion of an association meeting early last year and also expressed my concern about lack of prioritization of tasks, I was considered a "kookoo". Of course, I am simplifying this. Of course there was prioritization on the part of board members, but there was insufficient alignment with the goals of the Architectural Director. Is it any wonder he no longer wanted the job? When the characteristics of an organization are such that it becomes impossible to do a good job, it is best to simply walk away and put someone's talents to use for another purpose.

Well, all  I can say is that the delays which postponed a vote for this work until the September meeting had a predictable outcome. So we are on "hold" until next year. Sorry to say "I told you so".  Meanwhile, we can all get "touchy-feely" and say such things as "Oh, what a shame" and "Isn't it too bad"! But the truth is, this outcome was predicted and was preventable.

As they say in management "You either get results or reasons."

Rights and Responsibilities as Published by the CAI - Part I

In your October/November newsletter, you received a copy of the CAI "Rights and Responsibilities for Better Communities".

I made a preliminary comment on this in the blog posted October 26, 2009. The document which was included with the newsletter was published by the CAI with this disclaimer, reprinted from their website (Reference 1):

"Rights and Responsibilities was developed as an ideal standard to which communities could aspire, a goal-based statement of principles designed to foster harmonious, vibrant, responsive and competent community associations. The principles were not designed to be in complete harmony with existing laws and regulations in 50 states, and in no way are they intended to subsume existing statutes. Where there are inconsistencies, community associations should adhere to the spirit and letter of all applicable laws. If you have a question, we suggest you consult with your attorney."

The bolded words are mine. For our association to adapt the CAI document, it should be reviewed as suggested and a revised document submitted to unit owners for comment. Of course, that may not happen. A reader of another HOA with whom I correspond recently had this to say "The more one learns about HOA boards (horror stories abound online), the more one is shocked by the dictatorial tendencies of otherwise ordinary people.  Perhaps it’s in the genes of the human race…"

In reading the "Rights and Responsibilities" you will notice some items which are similar to the Illinois Condominium Act, and our bylaws. I'm not going to take the time to compare the three documents, but if there are any disagreements, as stated in earlier posts, the order of precedence would be the Act, then the bylaws and finally the Rules and Regulations. Publishing the original, unedited CAI document leaves interpretation in the hands of the reader.

You might be wondering what is the source of this document. Our board has been enrolled in the Community Associations Institute for a number of years. This is a dues paid subscription, paid by our association. The CAI is considered by some to be a trade organization, which provides "education, tools and resources to people who govern and manage homeowners associations, condominiums and other planned communities." (Reference 1).  The CAI markets and provides training and certification materials for professional managers and also promotes managers who meet CAI's qualifications. It has an elaborate series of "awards" and certifications for such managers. The CAI sales materials state, in part: "Do you want to gain a competitive advantage, earn more money and obtain valuable experience? Learn how you can stand out from the crowd and enhance your career. If you already have a designation, you can download redesignation forms and stay on top in your career."


 The CAI has about 29,000 members. To provide some perspective, the CAI states that there are an "estimated 57 million Americans who live in more than 286,000 community associations."  Using the CAI numbers indicates that their membership could be as high as 10% of the HOAs in the U.S.


There are other organizations that provide training materials to HOAs. For example, the 
Community Association Training Resource Center




Reference 1: http://www.caionline.org/Pages/Default.aspx

Ventilation of Utility Room

Recently, a newsletter recommendation was made about the ventilation of the utility room.  I have decided not to run the vent fan in that room unless the door is open and I have also decided to leave the utility room entry door open. I provide my reasoning here.

The room is about 350 cubic feet in size and contains three appliances which have the following natural gas input:

• Furnace 100,000 BTU/hr
• Hot water heater 40,000 BTU/hr
• Clothes dryer 20,000 BTU/hr

Therefor, total or peak natural gas input = 160,000 BTU/hr (100,000 + 40,000 + 20,000)

The Role of Combustion Air

All of these appliances require air to properly burn the natural gas fuel. That air is called “Combustion Air”.  The purpose of the air is to properly burn the fuel, dilute the gases that are being exhausted, and to vent and cool the appliances.

There are specific requirements regarding the air required to burn natural gas. Approximately 10 cubic feet of air is needed for clean burning of one cubic foot of natural gas (at standard conditions), assuming one cubic feet of natural gas has 1000 BTUs. Air contains about 21% oxygen, 79% nitrogen, as well as carbon dioxide and other gases. The oxygen is necessary for combustion.

When there is sufficient air, or oxygen for complete combustion of the fuel, there are three products: heat, water vapor (H₂O) and carbon dioxide (CO₂). Improper combustion results in another gaseous by-product, which is carbon monoxide. Carbon monoxide or CO is a colorless, odorless gas and is deadly.

Sources of Combustion Air

If I close the utility room door, there are no other openings to provide combustion air for the hot water heater, furnace, etc., which will use any available oxygen in the room for combustion purposes. After the available air is used, the air pressure in the utility room will become lower than the pressure in the vent pipe and the room may become a vacuum, sucking some fresh air through the narrow opening beneath the door and also from the exhaust vent pipe. Because that vent pipe is shared with an adjacent unit, it is possible to suck the byproducts of combustion from my neighbor’s furnace or hot water heater into my utility room. If there is insufficient oxygen for combustion, then deadly carbon monoxide will be produced.

This also wastes energy. Heat is produced when the fuel burns in the presence of sufficient oxygen.  The natural gas fuel is about 90% methane, which is CH₄.  Maximum heat is produced when the fuel which is comprised of carbon and hydrogen, is burned completely, that is, when the hydrogen unites with the oxygen in the air to produce H₂O and the carbon unites with the oxygen to produce CO₂. However, when there is a lack of oxygen, the combustion is incomplete and the hydrogen in the natural gas is burned, but some carbon does not unite with oxygen to form carbon dioxide CO₂ but instead forms carbon monoxide CO and less heat is released.

Properly Ventilating the Utility Room

The utility room is a confined space with a closed, solid door, and walls and ceiling that create a barrier between the fuel burning appliances and the rest of the house. It has less than 50 cubic ft of air volume for every 1000 BTU/hr of appliance input.

My utility room uses gas fuel appliances which include a gravity warm-air furnace and hot water heater. Gravity warm-air or fan-assisted furnaces are defined as those that vent out through the roof, usually through a chimney, and do not bring in combustion air from the outside of the building.

How Much Combustion Air is Required?

As stated above, approximately 10 cubic feet of air is needed for complete burning of 1000 BTUs of natural gas. Since my furnace is rated 100,000 BTU/hr, it requires 1,000 cubic feet of air per hour, when it is in operation. How much air is that? The slot under the door is 1 inch by 31 inches, or about 0.2153 square feet. To move 1,000 cubic feet through that slot each hour, would mean that the air must enter at a speed of 4,644.6 feet per hour, which is about 0.9 MPH, a nice gentle breeze of air moving about 78 feet a minute.

If all the appliances are running at the same time, then the utility room would need more air and the breeze under the door would be about 1.5 MPH.

The first question to be asked is, what will induce the air to move through the slot under the door? The answer is, the vacuum created when the gas fired appliances are in operation. The second question to be asked is, are there other possible sources of air for the room? The answer is, the vent pipe leading to the roof and also connected to the adjacent unit’s gas appliances. The third question is, wouldn’t a running vent fan in the ceiling of the utility room compete with the gas appliances for fresh air, increasing the vacuum in the room? The fourth and final question is, how can I be assured that there is sufficient air entering the room for the gas fired appliances?

The Bottom Line

I could cut a hole in the door in accordance with the Uniform Mechanical Code. According to that code, in ordinary construction where gravity warm-air or fan-assist furnaces will be installed in a mechanical room, two required openings of 1 sq. inch per 1,000 BTUs of fuel input are required, one located 12 inches off the floor and the other within 12 inches of the ceiling. So in my case, that means two openings of 160 square inches, or about 12 x 18 inches with a 25% mesh. Or, I can simply leave the door open! That is my choice. 

It's time to change our clocks and smoke and fire alarm batteries

2:00am this morning was the change from Daylight Savings time.

Less heralded, but also significant, this is also the day the the city recommends that we change the batteries in our fire alarms and Carbon Monoxide "CO"detectors. Since 2007, the state of Illinois has mandated that each home and unit in which combustion occurs using natural gas appliances, etc. must have at least one CO detector installed within 15 feet of the rooms in which the occupants sleep.

References:
Change Your Smoke Alarm Batteries

Illinois Law Requires Carbon Monoxide Detectors

Call for Guest Authors

A reader or readers (Anonymous on October 26, 8:03 and 8:05PM) made a suggestion for guest authors. (Reference 1).

That's an excellent idea, and if anyone is interested, send me an email with your name and phone number, and a brief summary of your proposed post, or posts. After discussion, your posting will be under an "alter ego" of your choice. Send the email to me by clicking on the link below:

Send an email to Norm

Now before I get comments about possible censorship, etc. I want to clarify something. This is not an association blog; that is, it is not owned by the association. Unlike our newsletter, and other "official" association communications, which are the collective statement of our board,  this blog has been a personal endeavor. Therefore I have no responsibility or "fiduciary duty" to represent the unit owners in this blog. The fact that I do is a matter of choice, and of commitment.

It didn't have to be that way. Earlier this year, I offered in writing, to transfer this blog to the association. That offer was declined. Nor was there a counter offer from any member of the board, such as "we would prefer that you work on our website". So as someone has said "it is what it is".

This reminds me of a course on "Accomplishment" that I took some years ago. The question was asked "What are you committed to, Results or Reasons?" In that spirit, I am willing to open this blog up. However, I do have an objective for this blog and it is stated in the column to the right, entitled "WHAT THIS IS ABOUT AND HOW TO NAVIGATe."

Consider your purpose and if you want to participate and are interested in making a contribution to your fellow unit owners and to this association, then send me an email. However, unit ownership is NOT a requirement. 

Thank You!

Reference 1:  Comments to Post of October 26

The Newsletter Has Arrived!

Got my copy of the October/November newsletter today. Here are my initial observations.

The newsletter was further expanded and uses the same "upgraded" glossy paper. Photos are dark and I assume that this is because the original documents are being sent to the printer in color. Hint: conversion to "gray scale" and tweaking for contrast prior to submission would significantly improve the quality of the photos. Now that the "old" board has been removed, there are no longer any excuses about the newsletter, website, etc.

Did you notice that our CD is now our "Secretary, Recording Secretary and Communications Director?" I'll use the title "Communications Director" so as to provide continuity in this blog. For those who are interested, the "Secretary" is the named representative on legal documents for the association. According to the Society of Corporate Secretaries and Governance Professionals, the "Secretary" of a corporation has a "key responsibility to ensure the the board has the proper advice and resources for discharging its fiduciary duty under state law, and to ensure that the records of the Board's actions reflect that the Board has done so." Reference 5.

The newsletter stated that for the present we don't have a treasurer. However, as stated the board is planning to fill a vacant position, unless unit owners create a petition as specified in the newsletter.

The newsletter confirmed that our former Architectural Director "declined to fill the one-year term." Reference 1.

The new president made a statement encouraging unit owners to attend association meetings. The president stated that "the more engaged each homeowner is in the association's affairs, the better the board will be able to understand and address our community's needs." I underscore this. In a statement pertaining to the 2010 budget, the president stated that the board expects "there to be no increase to your 2010 assessment." That underscores the information and statements made by management at previous association meetings. So the new board concurs. That should make people happy, or not? There was no mention of the "reserve study". I am very interested in seeing the details of the study and the budget. But the study has been one of those "secrets" I guess.

The association website is coming "soon".  One of our unit owners has volunteered to do this. I am not certain if that is the same gentleman who was acknowledged during the annual meeting.

In the "Director Reports" our outgoing Architecture Director stated that driveway replacements were approved during the September association meeting for 1600T, 1601T, 1604T, 1706L, 1725L, 1733H and 1774G. I had written to management in the first week of October pertaining to the apparent delays to this work as well as to the roofing project at 1730-1732H.  My letter stated,  in part "...the board has authorized the driveway work and the roof...The Communications Director was the only board member who voted "NO" regarding the driveway repairs. However, it would be an inadequate excuse for the board to forego [sic] its responsibilities, and it would seem necessary for the board to act in compliance with the wishes of the vote." etc. I closed with the comment "I am very concerned about the current state of affairs at BLMH."

In the "Management Report" section of the newsletter, the statement was made that "There are several projects underway and scheduled for completion yet this year."  The newsletter went on to state that "The asphalt replacements and drainage improvements will be an ongoing project for the next several years until all of the driveways are completed." One aspect stood out. That was the statement that several projects are "scheduled" for completion this year. A careful observer will note that the languaging was "scheduled" and not "will". So perhaps we should keep our fingers crossed, and hope the work is completed. As a unit owner who gets a bill each and every month for the payment of my fees, I don't think our board and management would accept my statement that "I am "scheduled" to send you a payment each month." What is expected each and every month is that I "will" send my payment. For those who are about to quibble, the difference is significant and is one of "commitment".

I found it interesting that the new "Rules and Regulations" Director made the statement that "I suggest that instead of regarding our R&Rs as annoying restrictions, we think of them more as responsibilities that we share with our neighbors." Gee, I thought that is what the "old" board kept telling us. Now it was not only stated, but it was actually PRINTED in the newsletter. How did that get past the censor?

Pertaining to the "resetting of storm drains" you can see photos at Reference 2.

It was stated that the maintenance company will be "coming around in the next few weeks to break up the garage salt buckets and fill them for the beginning of the winter season." I thought that was performed by our snow removal contractor. But then, I am a relative "newbie", so perhaps I am mistaken. My building has a 50 gallon plastic container. Perhaps I am lucky and the rest of the unit owners have "buckets" in their garages. There is an explanation, of course. I have a large container because this is "another perk for the favored few." Oops, sorry for blowing it for the other three unit owners who share the garage. Perhaps we'll be demoted or whatever to a "bucket" this winter.

The newsletter stated that "Monthly assessments can be paid automatically". That's attractive, but would filling out a debit form also provide for "automatic" collection of fines, etc.? No explanation was given in the newsletter. I'd be unwilling to have fines automatically debited from my bank account. I'll explore this further with a letter to management.

The newsletter contained a reprint of the "Rights and Responsibilities for Better Communities" as made by the CAI, which is online at caionline.org. These are "Principles for Homeowners and Community Leaders."  There was no statement accompanying this document. On its website, the CAI states that "By encouraging community associations to adopt Rights and Responsibilities for Better Communities, CAI strives to promote harmony, community, responsible citizenship and effective leadership.

The CAI website makes the following recommendations for adopting the "Rights and Responsibilities":

"Adopting Rights and Responsibilities for Better Communities is easy!

• Download the Rights and Responsibilities document.
• Distribute the document throughout your community, announcing and publicizing where and when adoption will be considered.
• Explain why this is important to your community and the benefits it can create.
• Review and discuss the merits of the principles at an open meeting of your board.
• Solicit input from homeowners.
• Have your board vote to adopt a resolution endorsing Rights and Responsibilities for Better Communities. The principles will be more meaningful to homeowners and community leaders if they are formally adopted."

The newsletter does not indicate this is to be a process, with unit owner input. There are several possible explanations:

1. There is no intention for formal adoption at BLMH on the part of the board. The "R&R for BC" is merely a suggestion.
2. Our board intends to adopt the "R&R for BC" by decree.
3. Input is being solicited, but only from specific unit owners.
4. This will be posted as part of the agenda for the next association meeting, thereby continuing a bias in favor of unit owners living on the property.

I'll be providing more on the CAI "R&RforBC" in a later post. You are encouraged to go to the CAI website and review their statements about the use of this document and recommendations for boards, unit owners and professional managers. Reference 3.

The newsletter did not provide a statement about the oaths for our Board of Managers. It is unclear if the newly elected members of the board signed the oath. Reference 4.

The Communications Director provided a "Meet Your Neighbor" page and the following statement at the bottom of the page: "NOMINATIONS: If you'd like to nominate someone you know for the "Meet Your Neighbor" column, send the name and address of your nominee to: [our Communications Director] or email __________. Nominees will be contacted and asked if they wish to be interviewed." From this, am I to conclude that my earlier request to the "Communications Director" regarding the interview of current and former board members did not occur because they declined the interview? Or perhaps my request was simply ignored??? Nah, that wouldn't happen here, would it? I'll resubmit my nominations with addresses, but I won't be holding my breath.

In the "Meet Your Neighbor" interview for the month, the selected nominee stated that her personal motto is "What doesn't kill you makes you stronger".  Choosing to paraphrase Friedrich Wilhelm Nietzsche was interesting and I can only say, "you have come to the right association, lady."

The "red stuff on my shoes" article does "officially" answer the question brought up by a unit owner at an earlier association meeting.

No mention of the "vandalism" or recent theft brought up by a unit owner was made in the newsletter. If you want to be informed of some of these items, you will have to attend association meetings, or be fortunate to spot a piece in the local paper. Of course, you may also use one of the rumor mills in operation at BLMH, including the "official" and board member sponsored and "unofficial". However, in so doing you will possibly not get accurate information and you may also be spreading gossip. I appreciate that in the absence of published statements, unit owners have few choices.

Did you notice the statistics for unit owners who cast their votes? The statement is on page 1 in the second paragraph.   I'll state this "positively": 57.14% of the unit owners at BLMH aren't apathetical about their association, and did vote. The remaining 42.86% just don't give a hoot. Gee, and it was only a year ago that "a majority of us" were up in arms, according to the Communications Director. Amazing what a difference a year can make. Now nearly 40% are simply going about their daily business. I guess things aren't that bad here, are they? I state that because in my limited experience, most people go about their day to day business unless something personally significant intervenes in their lives.

The newsletter does not provide a current list of contractors. At several association meetings, unit owners have asked about "Ron's TV" which has left the downtown area. Their replacement is used for work on TV and coaxial cabling in units, maintaining the rooftop and in-attic antennas, etc. The new information for contacting "Ron's TV" was promised to be included in the newsletter. I suggest that unit owners contact the professional management for this information.

Sorry, but I've got to go. Despite what my critics say, I do have a full time job and I have spent the last 40+ years improving American industry, "committed to the elimination of all preventable industrial accidents in my lifetime", etc. Besides, I've got a  "quick banana bread" to remove from the oven. I prefer the recipes in a January 1967 version of the Rombauer-Becker "Joy of Cooking", you know, the version prior to the time they took butter out of the recipies and became "politically correct". So this bread was made with honest to goodness real "shortening". As we are approaching winter, I'll soon be making home-made cinnamon rolls. However, as I am currently working on a project about 650 miles distant, that may interfere with my baking schedule. Blogging however, can be accomplished from anywhere. From personal experience, I have been able to "carry on" from 7,000 miles away "as the crow flies."

Reference 1:   http://briarcliffelakes.blogspot.com/2009/09/post-election-2009.html
Reference 2:   http://briarcliffelakes.blogspot.com/2009/10/somebody-is-on-job.html
Reference 3:   http://www.caionline.org/info/help/Pages/RightsandResponsibilities.aspx
Reference 4:   http://briarcliffelakes.blogspot.com/2009/05/board-of-managers-part-2.html
Reference 5:   http://tinyurl.com/ygodh6n