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