2938 Lower Deck Repair Project

September 9, 2016

October-November 2016

20160909_075036_1473434016842The Problem

The waterproofing of the surface of 2938 was part of the Renovation Project in 2011. It was a key part of the overall project to keep the building foundations from corroding.

Over time, the current coating has begun to fail. The surface was patched under the initial 2 year warranty but the results have not been satisfactory. Cracks and surface breakage are continuing to appear and worsen.

The Solution

The extent and nature of the problem requires adequate investment. The Board has sought professional advice from consulting engineers (Martin/Martin) and surface experts (Summit Sealants and BASF). They have advised us that investing in a full replacement of the surface the entire first floor deck now will be more cost effective over the long term. The new surface will also be more flexible and better adapted for predictable weather-related expansion and contraction in the concrete. The project implementation will be monitored by Martin/Martin and BASF.  

As a Board, we believe we have identified the least costly and most durable solution to a chronic structural problem on our property.

The project will involve:

  1. grinding off the current surface
  2. testing the bare concrete (The results will determine  the best coating to use)
  3. concrete repairs, sealing cracks and replacing joints seals.
  4. installing new traffic covering (BASF primer, base and top surface coatings)

Impact on 2938 Residents

The project will begin on October 3rd and last until November 22nd (weather permitting) and will primarily impact residents who access their units by the first floor deck (Units 1-5,  9, 10, 13-18, 23, 24).  There may also be times when residents on other levels may need to take detours to their units.

PLEASE REMOVE ALL PERSONAL ITEMS FROM THE FIRST FLOOR DECK BEFORE OCTOBER 3RD. This includes but is not limited to all chairs, tables, door mats, pots, etc.

The removal of the current covering for the entire deck will be done over the course of 6 days starting about 10/5.  Residents should expect noise from the grinding processes and other machinery during the surface removal (Oct 5-12) and concrete repairs (Oct 13-24).

Installation of the new covering will take place in two phases: Phase 1 (Nov 7-11) and Phase 2  (Nov 14-17). Plywood walkways will be provided a times during the installation of the new coating to allow residents to get in and out of their units.

Summit Sealants will be posting specific details on the doors of those that will be directly affected.

Meanwhile, we appreciate your patience with any inconvenience the project may cause and support for protecting the value of our Kalmia Court property.

If you have questions, please contact our property manager Jacki Rivera, jrivera@havenpm.com or attend our next Board meeting – September 26th, 5:30pm at building 2954 unit #43.

2016 High Summer Pool Party/Potluck

July 6, 2016

sunJoin Us!

Get acquainted with your neighbors
(& welcome our newcomers)

Friday, July 29: 5:30-9:00 PM

Bring a Dish to Share
BYO drinks (no glass bottles)

Cups, paper plates and flatware will be provided.

RSVP by July 27

Let us know that you will be coming and what you plan to bring.
email: Heather McDonald hcm331@gmail.com

Pool Security Notice

July 6, 2016

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Our pool area is wonderful amenity, but it can also be an enticing one. Unfortunately we have had repeated problems with:

  • Pool users staying in the pool area until late hours in the evening disturbing residents who live close to the pool.
  • Trespassing and breaking into the pool area at night.
  • Vandalism.

To protect the Association’s property, the Board of Directors has contracted with Colorado Security Services (CSS) to patrol the pool area.

Please be aware that uniformed CSS personnel will insure that:

  • only authorized people are using the pool and tennis courts.
  • all pool/spa users have left by the 11 PM
  • no trespassing or other criminal activities are taking place

THIS MEANS:

  • Residents must have their keys with them when using the pool, and they must accompany any guests while they are at the pool.
  • CSS personnel are authorized to obtain and report the names, unit numbers and contact information of any pool users who are in the pool after hours.
  • Owners are responsible for rule violations committed by their tenants and guests. Violations of Kalmia Court rules for Pool Area by residents (owners or tenants) or their guests use may result in fines for the owners. Trespassers may be ticketed.

CALL TO ACTION:

We encourage all residents to respect these guidelines to protect our property. If you see any violations please report them to the after hours emergency line:  303-530-0700, option 4

Spring!

April 5, 2016

Every spring is the only spring, a perpetual astonishment. – Ellis Peters

Read more at: http://www.brainyquote.com/quotes/keywords/spring.html

NEW!  A free private social network for our neighbors and community.

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Nextdoor.com’s mission is to use the power of technology to build stronger and safer neighborhoods. Your have probably seen the notices about this new network on our mailbox bulletin boards. The network will allow Kalmia Court residents to communicate easily online with each other–and if they want—with residents in other Boulder neighborhoods.

We encourage you to participate in this resource — IT’S FREE. Go to this link to join:
https://nextdoor.com/invite/vgdtwsqbmmbbabhcttkz.
You will automatically be directed to the Nextdoor website for Kalmia Court. If you received an invitation to join Nextdoor from another Kalmia Court resident, follow the special link on your invitation to create your account.

As of mid-March, 20 Kalmia Court residents have signed up. Having at least 30 members in our network would optimize the system.

The network has already been helpful for getting recommendations for services, publicizing requests for used items and alerting us to potential dangers (e.g., risks of icy sidewalks after our recent storms). Members can share information about community events and opportunities to share resources (e.g., sharing rides to ski areas). Members can also can use the free Nextdoor classified services advertise services and items they want to sell.

IMG_5689No Parking along Kalmia Avenue

Please note that the city has installed NO PARKING signs along our property on Kalmia Avenue.  Parking there was very dangerous because it obstructed the view of traffic for cars exiting the complex. Many thanks to Board member Kevin for calling this danger to the attention of the city.

agendaConvenient New Location for Board Meetings

All Owners of the KC community—new owners, especially—are invited to come to the monthly meetings which are held on the 4th Monday of the month at 5:30 PM. The next meeting is April 25th. Adolfo has generously offered the use of his unit (2954 Kalmia Ave., Unit 43) making it convenient for owners to attend.

Our meetings are a great opportunity to get to get acquainted with the Board and other owners, and learn how our HOA governance works. Our community is fortunate that we have a highly experienced and committed Board. Our meetings are energetic, fun and efficient.

Homeowners and Rental Insurance

insuranceThe Association’s insurance company recommends a standard HO6 policy to cover damage to your condo and your personal items from lightning, hail, windstorm, fire, vandalism, explosion, burglary, damage from any falling objects, aircraft, smoke or vehicles. This policy also covers damages to any fixtures of upgrades you added on since your move-in date. HO6 policies also provide liability protection.

Our Declarations also require owners who rent their units to have a rental insurance policy.

According to our Declarations, if an owner fails to obtain and maintain such insurance, and an uninsured loss occurs which would have otherwise been covered under the required insurance, the owner will be liable to the Association for any losses the Association suffers.

Loss Assessment insurance – Our revised declarations also require owners to have loss assessment coverage. This insurance protects you in the event of a special assessment for damage to the property’s Common Elements not covered by the Association’s insurance. For example, if the Association suffers from a major disaster (e.g.,wind or hail damage to buildings) that force special assessment to repair. This policy would protect you from sudden, large expenses.

Neither of these types of policies are expensive. Protect yourself and your property. Check with your insurer for more information.

Renovation Loan Payoffs: Progress Report

Hooray! 44 owners (out of 61) have paid off their loans. This means that along with our monthly payments, our Renovation Project loan is about 80% paid off within 5 years.

There is still a possibility the Federal Reserve Board will raise interest rates. Our lender can raise interest rates on the Association’s loan this year. Interest rates are still quite low. If you are still paying off your portion of the loan, consider the possibility of getting your own loan for the remainder. Talk to your financial consultant or tax professional about how you could save money in the 2016 tax year.

For example: Explore the possibility of financing your portion to a tax deductible home equity loan or HELOC. These options may even get you a lower interest rate. Or, if you can, pay off your portion of the loan.

New Snow Removal Company

Snowshovel removal is one of the Association’s biggest—and most unpredictable—annual expenses. For the 2014-15 season, snow removal costs 40% over budget. For 2015-16, the Board contracted with a new company. The contract will allow the Board more control over how often snow will be shoveled. There is still some fine-tuning to be done and it’s difficult to make exact comparisons year to year because of different snowfall patterns, however, this strategy, has already saved the Association save over $12K compared to last season.

Here’s hoping that the snow is done until the fall!

High Summer Pool Party and More

August 9, 2015


You are Invited!

Friday, August 14
5:30-9:00 PM

Get acquainted with our new residents and all the other fascinating people who have lived in Kalmia Court for years!

 

Light Potluck & BYO Drinks
Bring a dish to share:
Salad
Sandwich makings/Hor d’oeuvres
            or Dessert

RSVP by August 13
Email Heather McDonald: hcm331@gmail.com to tell us what you will be bringing

Pool security

While the new key system is working much better than the combination code, in reality, we can only minimize unauthorized use of the recreation area, not stop it all together.  This summer we have had a few unauthorized users of the pool and tennis court. Do not try confront these scofflaws yourself, let the police do it. Make an anonymous call to the Boulder Police non-emergency dispatch line: 303-441-3333

Parking around the island

In the last blog post, we reminded residents about Kalmia Court parking rules. Residents have been a bit confused about how to indicate that they are having guests park at the island. Our new simplified policy is: 1) put a note with your unit number your guest’s car dash and 2) call HAVEN (303-530-0700) to notify them that you have a guest, the guests’ license number, and how long they will be staying.

Remember,  it is never OK for owners and tenants to park in the center island overnight.   This area is for visitors only. Contact HAVEN if you have a need for a temporary exception to any parking rules.

New Rules and Regulations Published

A revised version of the Kalmia Court Rules and Regulations has just been completed.  All owners will receive a hard copy of the document in the mail. You can also read it online: KC Rules and Regs Revised July 2015.  Be sure to read through it carefully. There may be details that you were unaware of.

Those owners who rent their unit are responsible for making sure their tenants get a copy and are responsible for tenant violations.

Kalmia Court Maintenance Matrix

All owners will be receiving a matrix chart by mail that specifies who (Owner or the Association) is responsible for maintaining or repairing different elements of the Kalmia Court property. This is a convenient checklist that you can use for planning changes in your unit or in case of emergencies.The matrix was developed by the Association’s attorney and is based on the Kalmia Court Declaration of Covenants.

Tennis Court Bulletin Boards

Lots of people are enjoying the tennis court this summer.  The general policy is that court use is on a first come basis with a one hour maximum in case of others waiting.  However, a new bulletin board will be installed on the tennis court fence to reserve specific court times. You will no longer need to post notices on the three mailbox bulletin boards.

Short Term Rentals

With the advent of Internet services such as Airbnb and VRBO, a reminder that this kind of short term rental is a violations of the Association’s Governing documents. Owners who rent their units are not allowed to lease for less than 12 months. Owners who are caught renting for “hotel or transitory purposes” using such services as Airbnb or VRBO are subject to fines that will increase with each event (see Kalmia Court Enforcement Policy, revised 2015).

Wondering Where to Find Past Posts of the Kalmia Court Blog?

Even if you have lost track of this blog in your emails, you can always find the link at our Kalmia Court website.  The direct link is: https://kalmiacourt.wordpress.com

The Pool is Open

June 8, 2015

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Our community’s pool and gas grill are wonderful amenities but it requires that all who use them protect these resources and respect the rights of other residents.

Pool and Spa

Pool hours: 8:00 a.m. to 9:00 p.m. Sun. – Thurs., 8:00 a.m. to 10:00 p.m. Fri. & Sat.
Spa: 8:00 a.m. to 11:00 p.m.
If you use the pool or spa in the evening, please keep the noise down between 9-11 PM. Residents in the north end of 2938 can hear the noise in their units.

Gate Keys

If you have not yet done so, you can make arrangements to pick it up your key at our property management office – HAVEN Property Managers and Advisors, 1000 S. McCaslin Blvd. Suite 300, Superior (near Costco), 303-530-0700, jrivera@havenpm.com.

As a reminder, there is one key per unit and a $50 fee for lost key replacement.  Owners are responsible for passing along and retrieving their key from their rental tenants.

Pool Area Security

Periodically, we have had problems with intruders and unauthorized use of the recreation area. Please:

  • Don’t let anyone into the area that doesn’t have their key to indicate membership,
  • never prop open the gates and
  • make sure they are closed completely and locked when you leave.

If you are aware of unauthorized users after hours, call the police (911). Stay safe. Do not challenge them.

Gas Grill and Tables

As the saying goes, “Your mother doesn’t live here…”  Please wash the tables, clear the area of debris, and clean the grill and utensils after you use them. There are cleaning materials in the cabinet under the grill and in the restrooms.

Visitor-No-Overnight-Parking-Sign-K-8503Parking

A reminder to everyone that there are only a limited number of visitor parking spots.  To be fair to everyone, they are not to be used by owners or renters for extra cars or overnight parking. Please use your assigned spaces or garages.  Owners that violate these rules can be fined:

All parking spaces in the center island and in front of the townhouses are part of the common property of Kalmia Court.  Violators may have their vehicles booted or towed at the expense of the vehicle owner and/or the unit owner fined.

The parking spaces around the center island are intended for short term parking by visitors and residents. Except for emergencies, overnight parking here is for visitors only. Overnight vehicles must display a note in their windshields, with unit owner’s name, unit number, phone number; guest’s name and phone number; and dates of expected use. Visitors may only park for a maximum of 10 days within a 30 day period.

See the KC Rules and Regs Revised June 2013 for the complete parking rules.

Going on Vacation?
Arrange for Emergency Access into Your Unit Before You Leave

Remember that the Association does not maintain a lock box of keys to units for emergency access. Owners are responsible for leaving keys to their units with a neighbor or someone else they trust. Before leaving on any trip, please remember to notify HAVEN who has your key and your emergency contact number.

In any case, make sure HAVEN has your complete contact information including cell phone, email and who to contact in case of and emergency. This information is archived along with your other account information in their system so they can retrieve it quickly if needed.

Planning for 2016 Association Improvement Loan Refinancing

Thirty-nine (64%) of Kalmia Court homeowners have paid their portion of the Association’s improvement loan.

For the 22 remaining owners, there are a couple things to consider in the coming year. Remember that payments toward your portion of the loan are treated as part of your monthly assessment and therefore are not tax deductible.

Regarding interest rates, the Association’s loan is due to refinance early in 2016.  With the Fed seriously considering an interest rate hike this year, there is a good chance that the loan will be refinanced at a higher interest rate. If interest rates do go up, owners with outstanding balances on their improvement loans will have rate increases.

Talk to your financial consultant or tax professional about how you could save money in the 2015 tax year.  For example:

Explore the possibility of financing your portion to a tax deductible home equity loan or HELOC. These options may even get you a lower interest rate.
Or, if you can, pay off your portion of the loan.

Owner Obligations for Maintenance

In recent weeks, the Board has been responding to a number of questions about who is responsible for the cost of repairs within a unit if the cause of the damage comes from outside the unit.  The Association’s attorney has given us the following guidance:

The Association is generally responsible for the maintenance and repair of the common elements, while the owner is responsible for the interior of his/her unit. An exception to this would be when the damage is caused by willful actions or negligence.  For example, if the Association is aware there is roof damage and they fail to repair it, it could be responsible for water leaks that damage a Unit’s interior.  In this case they could be negligent in not repairing the roof damage.  However, if the Association was not previously aware of the roof damage, they are likely not negligent and the Unit owner would remain responsible for repairing the interior damage.  This policy is consistent with Section 21(D) of the Amended Declaration, which states that if the need for repair of the common elements is caused by the negligence or willful act of an owner, the expense and costs associated with the repair shall be the personal obligation of the owner.  In sum, without any negligence or to will act, the maintenance and repair obligations do not change.

If the damage is caused by negligence on the part of the owner (tenant) in another unit, owners are responsible for negotiating how to resolve the liability with the help their respective insurance companies. This is not the responsibility of the Association.

Summer Repairs

This summer we will be painting the 2938 building and the railings at 2946. Units in 2938 will need to remove personal items away from areas being painted.  Stay tuned for more information. This work will be done as weather permits.

20150608_100817-1_resized

The Board is also reviewing bids repairing the concrete around the garbage corral to be done this summer. For this project, the corral and dumpsters will be moved into the guest parking area next to the island, reducing the number of spaces available.  Traffic flow will also be affected as the areas will need to cure. The community will be notified when the work will start.

Here Comes the Sun

April 12, 2015

sun

As the Beatles’ song reminds us: “Here comes the sun!”  (Click on this link to hear George Harrison sing it.)

After a long, heavy winter, we are grateful for the arrival of Spring. The spring flowers are out in force and the Board has been working hard to prepare the property for the coming year.

tulips

New Executive Board

Nancy Fritch, President
Kevin Schill, Vice President
Su-Esta Scott, Treasurer
Andrea Meier, Secretary
Ray McCarus, member without portfolio (yet!)

Work Projects
Better weather has enabled the Association to address problems with the 2938 building with first floor condos frozen and broken drains that have caused flooding in their units and some storage areas during the winter.

The Association contracted with RECON Construction Company to do a systematic assessment of the situation. They uncovered a variety of related problems.

  • Raccoon infestations had caused extensive damage on the north side of the 2938 garage ceiling above the store room hallway and storage units. These critters had moved or destroyed insulation around pipes and chewed on electrical wires causing a fire hazard.
  • When they investigated the insulation in some areas where there have been frozen pipe problems,  they discovered that when work had been done in the garage ceilings in the past, the insulation had not been put back properly in some areas.

Remediation

Over the past two weeks, RECON workers have made the following repairs:

  • Insulation: re-wrapped pipes with insulation below unit #5 in #16 and #22 storage units, and packed more insulation between the pipes and the garage wall, and in the ceiling over Unit #10’s parking space.
  • Heat tape: New heat tape was installed to prevent frozen pipes in #16 and #22 storage units, and over Unit #10’s parking space.
  • Electrical repairs: Repairs were made to the wiring in storage units #1, #2 and over #10’s parking space where wiring to that unit’s AC was repaired.
  • Plumbing: Repairs were made  under Unit #1. The floor drain from Unit # 5 was replaced. The investigation found that pipes under Units #1 and #5  have always had inadequate slope so they did not flow well but these are structural problems which are impossible to correct. The solution will be to have these drains cleaned regularly to prevent them from becoming blocked.

Prevention
The Board has instituted several strategies to prevent these problems from recurring.

  • We hope that the repair of heat tapes in the areas will prevent or lessen future freezing problems.
  • The drain stacks in 2938 and 2946 will be cleaned annually to prevent accumulating blockages.
  • All future contracts for work in the garage ceilings in both of these buildings will specify that insulation must be properly re-installed around pipes and wiring.
  • The pest control company has identified access points into the garage and closed them.

raccoonCritter Vigilantes Unite!
Having invested in these extensive physical plant repairs, we need your help to keep the raccoon from damaging it again. As much as we love our natural environment and our animal neighbors, we need to take steps to avoid attracting them on to the property.

  • No matter which floor you live on, do not leave food (human or bird) or garbage bags on your decks or walkways.
  • Always close the covers on the garbage and compost dumpsters.
  • If you see raccoon anywhere on the property, notify HAVEN right away.

Keep Your Drains Clear

sinkOwners, especially in the condos, have always had issues with the drains from the kitchens clogging and causing flooding in the units below.  Even with proper use of a disposal, it is still a problem due a bad design in the plumbing drain pipes.  We are going to regularly snake these drains, however, not contributing to the problem would avoid backups in between.

Kalmia Court drains are finicky. Please remember to compost or trash everything you can. Click here for a great list of compostable items that you may not have thought of.

NoSmokeAnti-smoking Rules
It is widely accepted that cigarette smoking is very hazardous for the smoker’s health. There is also increasing evidence about the health risks caused by secondhand smoke. Many people have problems with asthma which is aggravated by smoke. This is why we have the rule that no smoking is allowed on the Kalmia Court property except within your own unit–with all windows shut. We have found that when people smoke on their decks, patios or walkways, residents in nearby units are often impacted. These areas are considered part of the Association’s common elements, so the Association has the authority to forbid smoking on them. Owners are responsible for their tenants and any guests who smoke and who violate this rule.

Hot Water Heaters
water heater
We recently had a first floor owner’s hot water heater fail in 2938.  This caused damage to the unit and extensive drywall damage to the garage ceiling.  All the repairs are the responsibility of the owner of the unit with the failed heater.

BE PROACTIVE! Once your water heater turns 10 years old, it’s a good idea to have it inspected on an annual basis.  These failures are often catastrophic and cause serious damage to the owners unit, other units below, and to the building.

KEYS

keyThere has been some questions about our previous post on Emergency Keys (read again here).

Our management company has advised us against keeping owners’ keys for liability reasons. In part, the issue is one of expectations. Owners might assume that if the Association has the keys, that a Board member will be available to access the in case of emergencies and they won’t make their own arrangements for emergency access.  It is not the Board’s responsibility to manage emergency access to units.

All owners should make plans for emergency access to their units and notify HAVEN with their complete contact information including cell phone, email and who to contact in case of an emergency.

Maintenance Calendar  

APRIL

  • Spring cleaning will be going on all over the property
  • Irrigation and fertilization of lawns, trees and shrugs

MAY

  • Pool opens: May 23rd.

Thank you for helping us keep Kalmia Court a pleasant place to live.
Your Kalmia Court Board of Directors

Recreation/Pool Area Locks Changed

December 19, 2014

The gate locks for the Kalmia Court Recreation/Pool area have been changed from combination locks to keys.

History:  As a part of the Renovation Project in 2011, the locks for the pool area were changed from a key system to combination.  It was reasoned that this would be easier for members.  Unfortunately it was proven too easy.  There has been problems with the code being widely distributed to non-residents resulting in unauthorized use and even a few instances of vandalism.  Additionally, there was a safety code violation in that a code was required to exit the pool area.

New key system: uses a high security key lock cylinder on one side only; no key is required to exit the area.  One non-duplicatable key will be issued to each Owner. There is a $50 fee for replacement keys.

Owners will be required to sign for receipt of their key. Owners delinquent on their account will not be able to receive their key until it is brought up to date.

Keys will be distributed to Owners at the condos of Board members as follows:

  • Andrea Meier #6 – Saturday 12/20, 1pm – 5pm
  • Kevin Schill #51 – Sunday 12/21, noon and 2pm
  • Su-Esta Scott #61 – call for appt. Monday 12/22 10-6 for 2946 only
  • Nancy Fritch #27 – kalmiacourt@gmail.com for appt. Monday 12/22 10-6 for 2938, 2954, 2962

Starting 12/23, you can make arrangements to pick up your key at our property management office – HAVEN Property Managers and Advisors, 1000 S. McCaslin Blvd. Suite 300, Superior (near Costco), 303-530-0700, jrivera@havenpm.com.  We will also have them available for pickup at the Annual Meeting on January 22nd.

If you would like your renter to pick up your key, send an email from your registered email address to kalmiacourt@gmail.com.  Include your unit number and the name and contact information of the tenant being authorized.

Owners are responsible for passing their key to their tenant and retrieving it on their move-out. When a unit is sold the key will be passed to the new owners as part of the closing.

Happy Holidays!

December 13, 2014

tree 2015 3The year has sped by!  With the current period of warm dry weather, it is hard to believe that we are fast approaching the year’s end. We are happy to report that the Association is in good shape structurally and financially. We wish all of our owners and residents a joyful holiday season and a peaceful and prosperous 2015.

Kalmia Court Needs Your Leadership Skills

We reported in the last newsletter that Adolfo Perez-Duran will be resigning from the Board at the Annual Meeting due to increased demands at work. As of last month, James Thompson decided to resign. We are grateful to James for his careful attention to the planning and implementation of the drainage renovation project on 2938 and 2946.

The good news is that Kevin Schill (Unit 51) has volunteered to take James’ spot on the Board. A Boulder realtor, Kevin brings business savvy, systems thinking, great people skills, and a lively sense of humor to the work of the Board. He has agreed to run for election at the Annual Meeting on January 22.

This means that we will have one vacant Board position for the upcoming Board election. We have lots of energetic, capable people who are owners in this community. We need you to apply your gifts and skills to help us keep Kalmia Court a great place to live. Monthly meetings last about 2 hours. Our discussions are lively, amiable and productive. –And we often go out for dinner and libations at Murphy’s afterwards! Microbrew afficionados, “this Board’s for you ;-)”

In early January, you will be receiving your notice for the Annual Meeting which includes a interest form for running on the Board. It is an opportunity to consider how your knowledge, skills and interests can be used for the benefit of our community. To learn about Board activities in the coming year, please contact Andrea Meier, (Vice President) or Su-Esta Scott (Treasurer) at kalmiacourt@gmail.com (the Board’s collective email address).

Snow and Ice Removal

While winter snows are always somewhat unpredictable, owners and residents need to know Kalmia Court’s policy on snow removal. The goal is to optimize the safety of our walkways and driveway at the lowest possible cost. As in the past year, we have contracted Tall Grass to do our snow removal. They charge by the hour. HAVEN has done a cost comparison with other snow removal companies in the area and determined that Tall Grass’ rate is well under what other companies charge–especially since the elevated walkways on 2938 and 2946 make snow removal very labor intensive.

Tall Grass has told us that it is more efficient to remove snow in smaller increments than allowing it to accumulate. With that in mind, their contract specifies that they should start removing snow on the walkways when 2 inches of snow accumulate in those areas. (Shoveled walkways include: those on buildings, sidewalks in front of buildings and along the driveway and  the direct sidewalk to the back gate of the pool. The sidewalk in park area in the northwest corner of the complex will NOT  be cleared.) The driveway will be plowed after 4 inches of snow accumulate. We have asked Tall Grass to avoid using the bobcat to plow the parking area at night between 9pm and 6am. If there is extraordinarily heavy snow storm, the Board can authorize additional snow removal. When Tall Grass workers are on the property, they will spread ice melt on steps and walkways. Ice melt buckets have been placed in all the stairwells. If you see icy spots, don’t wait for Tall Grass! Help keep your neighbors and visitors safe by spreading ice melt yourself.

Emergency Response Plan

Currently, the Association’s rules require owners to provide a key to be kept in a lock box on the property in case of the emergency. We have found that it is difficult to ensure that we have all the keys of current owners. There is also a liability issue if owners are promised that they can access them in emergencies and there is no one on the Board around to get the keys.  After considerable discussion, the Board decided that this system is impossible to manage and it will be discontinued. The rule will be removed from the Rules and Regulations. Over the next month, the Board is working to develop a new policy to be approved at the regular January board meeting. When it is approved it will be publicized it in an email blast and on the bulletin boards.

Travelling This Winter?
Remember to Set Your Unit Heat at 55 Degrees or Higher While You Are Away

You have undoubtedly heard horror stories about homeowners going away for a weekend trip and were dismayed to return to a flooded house caused by frozen pipes. Don’t let this happen to you or your neighbors! Kalmia Court rules (Section 14) require all residents to keep their units heated at 55 degrees or above during the winter to prevent damage to the plumbing or fire sprinkler systems due to freezing pipes. Owners who do not keep their units properly  heated and the pipes freeze and damage other units in their buildings will be responsible for any damages caused to the Kalmia Court Common Elements and neighboring units.

2015 Budget Completed and Annual Assessment Set

Notification about the 2015 budget and annual assessments have mailed out. You should have received them by now. If not, contact our property manager, Jacki Rivera (jrivera@havenpm.com) at HAVEN to get another copy.

We will review the new budget and answer questions at the Annual Meeting.

HAVEN Holiday Hours

HAVEN will be closed December 24 to January 2. Reopening Monday, January 5. Emergency services will still be available by calling 303-752-6713. (Emergencies are defined as a problem that if left unattended until the next business day would result in ongoing damage to property or a threat to health and safety.)

Mark Your Calendar: Kalmia Court 2015 Annual Meeting is January 22.

Fall 2014 Newsletter

October 5, 2014

IMG_20131025_101202_465Our recent Kalmia Court Newsletter Preview blog summarized the work on the Drainage Repair Project. This newsletter will update you on the status of that project and other activities and actions around the Kalmia Court property. Our aim is to answer questions that we have received and to interest you in getting involved with building a sense of community.

This year, the Board’s attention has mainly been focused on several labor and energy intensive projects including:

  • planning and implementing the 2938/2946 Drainage repair project
  • finishing up warranty issues from the Renovation Project
  • passing the revised Declaration of Covenants document
  • updating the Association Bylaws
  • working with our property management company and an auditor to review financials passed on from previous management company

2938 Drainage Repair: Update

DSC_0010We described the planning process for this project in a previous blog post. The Board solicited bids from five companies and received two: from AGS and RECON Construction Company. On September 13, it accepted RECON’s bid to improve drainage for both 2938 and 2946.

Work began on September 30 and should continue for about three weeks, weather permitting. The trenching in the front lawn of 2938 will allow for the installation of underground pipes from the gutter systems to a main collector pipe. The trenching across the driveway will connect the collection pipe to the main sewer drain next to the island. All the trenches, including the one along the foundation of 2938 will be filled in and re-sodded. In addition, portions of the sidewalk at the north end of 2938 will be removed and replaced.

A smaller drainage system is being implemented in front of 2946 for a problem spot there.

Revised Declaration of Covenants Approval

We did it! Thanks to the 42 owners who enabled us to attain the super-majority required to approve this version. This means that the Association is now in compliance with state regulations. Remember, if you have questions about Association Governing Documents, you can find searchable, digital versions of them all in the “Documents” section of the Kalmia Court website (www.kalmiacourt.com).

Next Steps

This process is not quite complete because the lenders to all owners who have primary mortgages have to approve the declarations as well. This is usually a pro forma process. The Association’s lawyer has notified all holders of all recorded First Mortgages. If a lender does not respond within 60 days, this is considered an approval. We anticipate the completion of this stage by the end of November.

We know that some owners strongly disagreed with the removal of the three contested provisions. The Board decided to take time after the lenders have approved the revised version of the Declarations document to get owner input on ways that would possibly make them more acceptable and put each provision to a vote separately.  Since we have had 18 new owners (29.5%!) join the Association since the beginning of 2012, this will give them a voice in these policy changes, too.

IMG_20140718_104204_064Trees

Kalmia Court is at “ground zero” for problems with the Emerald Ash Tree Borer. There are 17 emerald ash trees on our property. If these trees were allowed to die, it  would be costly to have them removed, and it would diminish the appearance of the property.  The Board decided to have our trees treated. This was done last April. Currently, there are two or three dead trees on the property. At the September 25 meeting, the Board accepted a bid to have them removed.

Condominium Homeowners Insurance Policies

Owners are responsible for insuring their units with two types of policies

Homeowners and Rental Insurance

The Association’s insurance company recommends a standard HO6 policy to cover damage to your condo and your personal items from lightning, hail, windstorm, fire, vandalism, explosion, burglary, damage from any falling objects, aircrafts, smoke or vehicles. This policy also covers damages to any fixtures of upgrades you added on since your move-in date. HO6 policies also provide liability protection. Our Declarations also require owners who rent their units to have a rental insurance policy.

According to our Declarations, if an owner fails to obtain and maintain such insurance, and an uninsured loss occurs which would have otherwise been covered under the required insurance, the owner will be liable to the Association for any losses the Association suffers.

Loss Assessment insurance

Our revised declarations require owners to have loss assessment coverage. This insurance  protects you in the event of a special assessment for damage to the property’s Common Elements not covered by the Association’s insurance. For example, if the Association suffers from a major disaster (e.g.,wind or hail damage to buildings) that force special assessment to repair. this policy would protect you from sudden, large expenses.

Neither of these types of policies are expensive. Protect yourself and your property. Check with your insurer for more information.

Preparing for Emergencies

Last week, a sprinkler head burst in one of the town houses causing extensive flooding. The management company was unable to contact the owner, so the fire department had to break in through the garage door to turn off the water. Please make sure that the management company has your correct contact information–especially your current cell phone number–so you can be contacted quickly in the event of an emergency.

Management Company Rebranding

You have already received notice of this change, so this is just a reminder. As of September 15, our management company, Countryside Asset Management,  has moved and changed its name to:

Haven Property Managers & Advisors
1000 S. McCaslin Blvd., Suite 300
Superior, CO 80027
Phone: 303.530.0700 * Fax: 303.530.0217
Office Hours: Monday – Thursday 8AM-5PM Friday 8AM-1PM

Jacki Rivera will continue to be our community manager. Her new email address is jrivera@havenpm.com

Upcoming Changes

Changes in the Association’s Fiscal Year

To accommodate the requirements of the Renovation Project loan, the Association changed its fiscal budgeting year from January through December to March through February. Our property management company has advised the Board that it would be advisable to return to the more conventional fiscal year. The Board approved this change to start in January 2015.  This means that any changes in dues will now start in January.

Renovation Loan Payoffs

The policy covering payoffs of owners portion of the Renovation loan has also changed. Owners can now pay off all or a portion of their Renovation loan at any time without additional fees.

Opportunities to Serve the Kalmia Court Community

Kalmia Court relies on volunteers for its governance and corporate wellbeing. We know that KC owners are a smart and capable bunch. We need your vision and your energy!  We encourage you to apply your knowledge, skills and talents by serving on the Board. The Association also has a few committees and ad hoc working groups. Their work is periodic and more limited in scope.

We have an excellent working relationship with Haven Property Management and Jacki, our Community Manager. To expedite decision making and reduce the number of meetings, the Board has the authority to discuss issues and make decisions virtually, and then ratify them at subsequent board meetings. We do much of our work via email and use Google Docs to collaboratively work on the Association’s policy documents and other kinds of communications. (Even if you aren’t familiar with Google Docs, we are happy to train you. It’s a useful skill for lots of purposes!).

Are you an owner who is new to the community? Have you had positive experiences working with boards of directors for other organizations or homeowners associations? Don’t be shy! We need you to join us in this work. If you are interested in being active in the community but not ready for Board service, volunteer for a committee. It’s a great way to get to know other residents and learn how our community works. To learn more about the roles and activities of the Board and committees, contact Vice-President Andrea Meier [kalmiacourt@gmail.com].

Board Membership Changes

Adolfo Perez-Duran has served on the Board of Directors since October 2010. He has been a valued team member, doing wonderful job in helping to oversee the completion the Renovation Project. As treasurer, he has worked with the management company to complete the financial review. He was re-elected for another term at the 2014 Annual Meeting. Since then, however, he has changed jobs and his new responsibilities make it difficult to continue to serve. He will be resigning from the Board after the 2015 Annual Meeting. With Adolfo’s departure from the Board, townhouse owners will be losing their representation. (Townhouse owners, make sure your interests are known. Run for the Board!)

Architectural Control Committee

This committee reviews requests for changes in owners’ units that are covered under the limited common elements policies of the Association’s Declaration. When owners submit applications, committee members review proposed designs to insure that they are in compliance, and make recommendations to the Board. Applications are then subject to approval by the Board. Current members are Tom Whitmore (Unit 6) and Nancy Fritch. Nancy has been on the committee for over 15 years and would like to step down as soon as possible. We celebrate her dedication to our community.

Improving Community Communication

Building community and protecting privacy are two competing values. We welcome the eighteen new owners who have joined the Association in the last two years and tenants who share our property. Under Colorado privacy laws, the Association and the Management Company cannot share any contact information about owners. We encourage you to take the initiative to get acquainted with your neighbors, discover your shared interests, and share resources.

Residents have also commented that Kalmia Court lacks a way of regularly communicating information and opportunities. Lots of this kind of information is available in the Board meeting minutes, but we know that most residents do not go to the Association website to review them, and this information is not accessible for tenants.

We are starting this newsletter blog to address this need, but need your help. Do you like to write? Do you have experience crafting newsletters for other organizations? We are seeking one or two volunteers who would enjoy writing a short bi-monthly e-newsletter. The Board, the management company, and other residents will help to develop the content. If this idea appeals to you, or if you have suggestions about the kind of information you want in newsletter, contact Andrea Meier [kalmiacourt@gmail.com].