When Should a Landlord Hire a Property Management Company? Now!

One of the biggest decisions a landlord will make during their years as property owners is hiring a property management company. Smaller complexes are still managed by the landlords themselves or with the help of an employee, but even in a small complex, corporate or residential, landlords may need more help than they think. This is exactly the time hiring a property management firm makes the most sense.

Not only are property management companies a huge asset to the company as a whole, but the elevated level of care taken with the complex can make it a more appealing place to live or conduct business, making the complex itself more lucrative for the landlord. Carefully review the following points to see if hiring a Property Management Firm is right for your business.

The PMC's Role in Your Business
One of the biggest questions landlords typically have is, 'what do you do?'. Property management companies deal one on one with tenants and potential tenants including rent collecting, maintenance and repairs, complaint handling and dealing with evictions, leaving you more time to pursue marketing and other property investment opportunities
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When to Hire a Property Management Company
It is never a bad decision to hire a property management company, but as a real estate investor, it is up to you to determine whether it is the right investment for your business as the service can sometimes be expensive.

You should hire a PMC if:
1. You have several properties and/or rental units.
2. Your time is limited.
3. You don't want to/like hands-on management.
4. You can afford it!
5. You don't live close to your properties.
6. You suddenly find yourself with too much to do and not enough time to do it.
7. You don't want to be an employer.
If you fit into one of the many reasons you should hire a property management firm, give MK Assets a call to speak about how we can help you get the help you need with your real estate investments.

Courtesy Rental Choice

What to Look for When Renting

If you are thinking of renting a house there are a number of things that you should look for before signing a lease or putting down money. These might all seem like common sense things and they are… but even if you did not think of one of them before, it will save you a lot of hassle later on just to know.

First of all, always look at a place before renting it. Never rent sight-unseen. Make sure you take a thorough look at all of the rooms. How does it look? Has it been kept up? Is it in disrepair? Make sure that the landlord or property manager has at least gotten it partly ready for renting. If they care enough about their rental properties to spruce it up before showing it to you, then you know that they at least care about up-front appearances… and that is a good thing.

Are there any odors in the air that alarm you? Is there cigarette smoke or animal dander in the air? If so, then consider this a bad point. Some renters let their tenants smoke or keep pets, but this usually means that the apartment/house is not as clean. If you can still smell it, then you will probably continue to smell it for awhile.

Take a look at the neighborhood the rental is in. Is it in a nice neighborhood, or are the houses around it in pretty rough condition? Does it seem like a place where there is likely illegal activity going on, or does it seem like a pretty peaceful, law-abiding neighborhood? If you feel the need, ask some people you bump into about the neighborhood. Ask them if a lot goes on, or if it is relatively peaceful. Take note of any negative information and consider this a bad point as well. A nice house is not going to be very secure in a bad neighborhood. You should avoid dangerous neighborhoods at any cost, but you should also try to stay clear of neighborhoods that do not at least seem presentable.

Analyze your potential landlord-property manager. Is he/she irritating or hard to get along with? If you think they are now, then you can pretty much count on this being magnified by like 100 times once you start renting! You will be seeing a lot of them in most cases, so you had better make sure that your landlord is a good person, a fair person and a person that you want to be dealing with. You also need to make sure that you can call if you have trouble and that there is always a way to get in touch if there is a problem with the property.

You should also take a look at the condition of the rooms. Are they completely cleared out? Is there garbage all over? Has the trash been emptied? Are the appliances clean? These are all things to take note of. As said earlier, the cleaner these things are, the better. It gives you a sort of indication as to what you are getting into.

Courtesy Rental Choice

Energy Saving Tips for Your HOA or Condo Association

Saving energy or “going green” in your condo association community doesn’t mean jumping off a cliff to embrace a drastically different standard of living. There are a range of things you can do--from small everyday changes to long-term rebuilding--- that will save you energy. This is not only good for the planet, but it also saves you money and can give you peace of mind knowing that you’re doing your part for the greater good of your community.

Here are some simple energy conservation tips all members of your homeowners or condo association can adhere to:

Assess how much energy you are using: Documenting your current energy use will help identify areas where you can save.

Buy Energy Efficient products: When purchasing energy-efficient appliances, look for the energy star logo, which indicates appliances that meet strict standards for conservation. Many of these products offer money-saving rebates, and your community association board should be mindful of this.

Reduce Usage: From electricity to heating and cooling systems, you may be using more than you need. Turn off lamps and enjoy natural light during the day. For home cooling, using air conditioning as a last resort to natural ventilation and shading. Use small space heaters to trap heat in certain places like work or sleep areas, or draw on the natural power of the sun for an active solar heating system.
Invest in An Energy Efficient Home: Design or upgrade your home with efficiency in mind. Ultra-efficient homes include climate-specific designs, built-in energy efficient appliances, solar water heating systems. Long term investments in energy-efficient construction includes proper insulation and proper ventilation for windows and doors. These designs provide energy conservation daily and add up to tremendous cost-savings in the long-run.

Landscape Strategically: Energy savings extend beyond the interior of your home and into your landscaping design. Trees planted strategically for shade can help reduce cooling costs while windbreaks can lower the wind chill in your home and save on heating costs. Talk with your association's landscaping company to get a feel for how they can make your development more eco-friendly.

Practice Water Efficiency: Save money by installing a new energy-efficient water heater in homes. Reduce your usage of hot water or lower your water temperature. The United States Department of Energy estimates that you can save between 3%–5% in energy costs for each 10ºF of reduction in water temperature.

Courtesy HOA Management

High Water Bills Can Indicate a Leak

Many HOAs have a problem with water bills that are way too high. Sometimes that is due to poor maintenance, sometimes due to unidentified leaks.  Leaks can cost thousands of dollars a year if allowed to continue, so they need to be discovered and fixed as soon as possible.
The first step toward discovering a leak is to check past water bills. If there is a leak and it happened recently, it will show up in a water bill as a sudden spike in the amount billed, even when the water company hasn't raised it's prices. Here are some questions to ask:
Have the bills gone up recently? If yes:

• Did your water provider raise its prices?
• Did the HOA do anything that required extra water that month, like refill the swimming pool?
• Was there an obvious pipe or sprinkler breakage that has already been fixed (or is planned to be soon)?
• Is the HOA paying for inside water use, as well as outdoor water use (common in condominium style HOAs) and did one of the residents have problems with indoor plumbing?

If the answer to all of these questions is "no" then continue on. If any of the questions above were affirmative, then give it another month or so after making repairs to see if water use goes down to a reasonable level. If you still suspect a leak, go to the next step:

Install a Dedicated Irrigation Meter
Working with the HOA's landscaper, check to make sure you have a water meter that reads irrigation water use only. This is called a "dedicated irrigation  meter." If you don't have one and there is a good amount of water used for pools, spas, the laundry room, and/or kitchen facilities, then have a dedicated meter installed.

Sewage charges are billed on all meters except dedicated irrigation meters. If your provider charges sewage by the amount of water used and you don't have a dedicated meter, you could be paying way too much for sewage. Some companies will refund the HOA for prior overcharges, so install the meter first and then call them.

A dedicated meter also allows the HOA to check more easily for leaks, since you know that ALL water measured by that meter is used only by the irrigation system.

Test the System
Now that you have a dedicated meter, set aside a day to turn off the entire irrigation system and go through some checks. Leave the system off for about ten minutes. All water should have stilled by then, since your closed valves block water from going anywhere. Now check your meter. Is it still running? You likely have a leak!

Now it's time to find out where that leak is. Turn the stations on one by one. You will be looking for several things:

• Broken sprinklers, which usually show up as unmistakable "geysers."
• Spurts of water at the base of a sprinkler, indicating a broken seal where the nozzle meets the supply line beneath it.
• Water spurts in between sprinklers, indicating a broken pipe (lateral line) that has already blown out the soil above it.
• Flooded areas between sprinklers. This can indicate a slow, steady leak in a lateral line underground. You will have to dig down to find the actual spot.

All of the problems above are commonly found with large landscapes. They need to be checked for and fixed on a regular basis. This, in itself, will save a lot of water. Once the repairs are made, you can test the system again. In the majority of cases, this is all you will need to do.

Help! For Homeowners New to Association Living

It took longer than you expected to sell your home and find the perfect location to downsize, but here you are. Your new home meets all of your goals relating to location, amenities and conveniences. It is so exciting and you waste no time adding a few warming touches. First, you paint the front door Wedgewood blue, which seems to be appropriate in this gardenlike setting. Next you add a new wreath to the door and, finally, your favorite lamp-bearing statues to the front garden. It is impressive how much more welcoming your home now appears. So, imagine your surprise when a most unwelcoming letter arrives just three days later stating that your home is “in violation”! The letter states that the color of your door and the newly-mounted wreath are non-compliant and the garden in which you placed your statues is actually something called common area and must be removed! When you call the number on the letter, the customer service specialist reminds you that you have purchased a home in a community association. A bell goes off as you remember the large notebook you received titled Restrictive Terrace Condominium Association. You locate it among the closing documents and begin reading it and quickly realize that it may have been a mistake not to use the week prior to settlement to review this information.
Sound familiar? It happens more often than you know. Purchasing a home in a community association has many benefits , including deed restrictions that govern the community with which every owner should be familiar. It is a lifestyle choice that should be taken seriously when considering this home purchase option. Just a little preparation can ensure that you make a well informed decision.
Here are a few things you’ll need to consider:

• Governing Documents (Articles of Incorporation, Declaration, Bylaws, etc.) These are documents that determine how the association is organized and operated. They include helpful information about definitions, governance, budget, preparation, maintenance, and use restrictions.

• Rules & Regulations and Architectural Guidelines. These are usually more specific than the general provisions in the above-described documents.

• Assessments. These are fee that must be paid to the association to cover common interest expenses. It is possible that a home belongs to more than one association (master or umbrella association and specific community association), resulting in multiple assessments.
• Board of Directors. The association has a governing body referred to as the board of directors who are usually volunteers appointed or elected to govern the affairs o the community. Or, it could be composed of developer representatives, or some developer representatives and some homeowners, if the community is still under development.

• Management Company. Most community associations are managed by a professional management company, the responsibility for which is to manage the day-to-day operations of the association. The manager and management staff can be very beneficial in helping you understand association living.

• Get Involved. There are many opportunities for you to volunteer and participate in operation of the association. Make it a point to attend board meetings and volunteer when possible. The more productive and cooperative volunteers an association has, the more successful it is.
Community association living offers a wonderful lifestyle. Being an informed association member can make it an even more enjoyable and rewarding experience for you.

Courtesy HOA Management

Beautiful Home in The Lakes at Fisher's Landing!

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4214 SE 178th Court , Vancouver, WA 98683

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APPLY NOW

CONTACT US

Award-winning green builder's home in gated community. Single level 2 bedroom, 2 bath home with the highest quality finishes. Gourmet kitchen with slab granite, alder cabinetry, GE Monogram stainless steel appliances, and beautiful birch floors. Alder millwork throughout the home and plantation shutters add to the luxury of this home. Wonderful patio with views of trees and lake behind home. JP

By applying for this unit you acknowledge that you have read, understand, and accept the Rental Criteria. Click on this link (or copy into your browser): https://www.tmgnorthwest.com/forms/disclaimer.php?st=wa Additionally, applications submitted without payment will not be processed until payment is received. A property is NOT reserved until the deposit to hold has been received.

Square feet: 1,651

Amenities

• Area: Fisher's Landing
• Type: House
• Style: Townhouse
• Year Built: 2007
• Floors: Tile & Hardwood
• Fireplace: Gas
• Dining Room: Area
• Parking: Double Garage
• Garage Opener: 1
• Sprinklers: Yes
• Range

• Refrigerator
• Dishwasher
• Microwave
• Pets?: Cats Only
• Paid Utiilities: Landscaping
• Lease Term: 12 Months
• Deposit: $1000
• Non Refundable Fee: $275
• Pet Deposit: $300
• Pet Fee: $150
• Other Terms: Non Smoking & CC&Rs

Rental Terms

Rent: $1,395.00

Security Deposit: $1,000.00

Available On: 02/03/2012

Map of 4214 SE 178th Court , Vancouver, WA 98683

Contact Us

The Management Group, Inc.
(360) 892-4000 or (800) 678-6199
www.TMGnorthwest.com

Start Now for Your Association’s 2012 Budget

Every community association should have a financial plan that sets forth the proposed expenditure of funds for the maintenance of the common areas/elements under the association’s control and for the management and operation of the association itself. The financial plan, or budget, is the foundation document for the association’s financial operation and stability. It provides a preview of the coming year’s expenses, and provides a benchmark by which the current year’s expenditures can be judged and evaluated.

The board and its professional advisors should prepare the budget annually for a twelve-month period. Upon adoption of the budget, the required annual contribution of each property owner in the community is simultaneously set.

The budget of the homeowners association should provide a detailed listing of all the expenses that the community reasonably believes will be incurred and planned for during the coming fiscal year. The main categories or components of the budget will govern the regular and ongoing operations of the association. These operations categories will deal with the everyday, recurring expenditures of the association and they should identify each proposed form of expense separately, from administration to management and from taxes to insurance.

The expenses for general operations should be listed by account and classification, and formatted to show the total estimated monthly and annual expenditures for each classification.
A portion of the budget should be set aside for capital expenditures and deferred maintenance. These “reserve” categories of the budget are for expenses that do not occur on a regular basis. These accounts establish the funds necessary for the long-term needs of the community association that involve major capital repairs or replacements of the community association’s property.

Several states now require community associations to have a reserve study performed by a qualified professional or Reserve Specialist, with updates performed every three – five years. Even if your state does not mandate reserve studies, boards of directors fulfill their fiduciary obligation by having one performed and timely updated. Reserve studies calculate the remaining useful life of each physical asset of the community and the amount of money that will be required to replace that component. Reserve funds should be placed in a separate, interest-bearing account until funds are necessary.
The budget is the community association’s financial plan. The development of the proposed budget may be by the association’s treasurer, a financial committee, the community association’s manager or by the board of directors itself. Community association budgets should be reconciled, with revenues equaling expenditures and no line item for Profit and/or Loss.

The board should bring as much expertise as possible to the development of the proposed budget. The preparation of account classifications for the proposed budget should be based on the association’s financial history and the previous year’s expenditures, together with knowledge of specific work and services needed for the coming year. Anticipated expenses can be estimated from comparisons in the marketplace, from the experience of other community associations, or from obtaining ballpark proposals for needed repairs. Each classification should be based upon realistic estimates and should be set forth in sufficient detail so that it can be understood and evaluated easily by the members of the association and by the board of directors.

To fund the budget, the association’s governing documents typically authorize the board of directors to assess every property owners their share of the community’s funding requirements. Before determining the annual assessment for each owner, the board should first deduct from total revenue needed the sums, if applicable, that will be generated from other revenue sources such as interest and use fees for the common property.

The timely remittance of assessments and assessment installments from each member is essential for the smooth functioning of the community association and the proper maintenance of the community’s property. Even if one assessment goes unpaid or short-paid, anticipated projects cannot be carried out. The board may find itself having to “borrow” cash from the reserve account to make up for the loss in revenue. Therefore, the board of directors may have to budget for bad debt and plan for uncollected assessments.

Courtesy hoamanagement.com

Energy Saving Tips for Your HOA or Condo Association

Saving energy or “going green” in your condo association community doesn’t mean jumping off a cliff to embrace a drastically different standard of living. There are a range of things you can do--from small everyday changes to long-term rebuilding--- that will save you energy. This is not only good for the planet, but it also saves you money and can give you peace of mind knowing that you’re doing your part for the greater good of your community.

Here are some simple energy conservation tips all members of your homeowners or condo association can adhere to:

Assess how much energy you are using: Documenting your current energy use will help identify areas where you can save.

Buy Energy Efficient products: When purchasing energy-efficient appliances, look for the energy star logo, which indicates appliances that meet strict standards for conservation. Many of these products offer money-saving rebates, and your community association board should be mindful of this.

Reduce Usage: From electricity to heating and cooling systems, you may be using more than you need. Turn off lamps and enjoy natural light during the day. For home cooling, using air conditioning as a last resort to natural ventilation and shading. Use small space heaters to trap heat in certain places like work or sleep areas, or draw on the natural power of the sun for an active solar heating system.

Invest in An Energy Efficient Home: Design or upgrade your home with efficiency in mind. Ultra-efficient homes include climate-specific designs, built-in energy efficient appliances, solar water heating systems. Long term investments in energy-efficient construction includes proper insulation and proper ventilation for windows and doors. These designs provide energy conservation daily and add up to tremendous cost-savings in the long-run.

Landscape Strategically: Energy savings extend beyond the interior of your home and into your landscaping design. Trees planted strategically for shade can help reduce cooling costs while windbreaks can lower the wind chill in your home and save on heating costs. Talk with your association's landscaping company to get a feel for how they can make your development more eco-friendly.

Practice Water Efficiency: Save money by installing a new energy-efficient water heater in homes. Reduce your usage of hot water or lower your water temperature. The United States Department of Energy estimates that you can save between 3%–5% in energy costs for each 10ºF of reduction in water temperature.

Can I cut down my neighbor’s tree when its branches overhang my property?

In our ever crowding residential areas, more of us experience the situation in which the limbs of a neighbor’s tree overhang our property line. Most of the time, these limbs do not pose us any concern, but questions do arise as to whether we have the right to prune our neighbor’s trees. In the past, the Virginia rule has been that you could trim the branches of your neighbor’s tree up to your property line. However, the Virginia Supreme Court expanded that long-standing rule when it decided that an owner whose property was damaged by the root system of a neighbor’s tree may be entitled to more relief than simply cutting back the roots and overhanging branches to the property line.

In the case of Fancher v. Fagella, the roots of Fagella’s large sweet gum tree damaged and displaced his neighbor’s retaining wall and patio pavers, blocked his neighbor’s sewer and water pipes, and impaired the foundation of his neighbor’s house. The neighbor, Fancher, also complained that the gum tree’s overhanging branches deposited leaves and other debris onto his roof and rain gutters. Fancher requested that the court order Fagella to remove the tree and its root system because self-help–cutting the overhanging branches–was ineffective due to the gum tree’s growing root system.

Under these facts, the Virginia Supreme Court determined that cutting the overhanging branches to the property line may not be an equitable solution for Fancher because the encroaching tree posed an imminent danger of actual harm to his property. The Court held that although “encroaching trees and plants are not nuisances merely because they cast shade, drop leaves, flowers, or fruit, or just because they happen to encroach upon adjoining property either above or below the ground. . . encroaching trees and plants may be regarded as a nuisance when they cause actual harm or pose an imminent danger of actual harm to adjoining property.” In such a case, “the owner of the tree or plant may be held responsible for harm caused to [the adjoining property], and may also be required to cut back the encroaching branches or roots.” Therefore, the injured neighbor has two options available: 1) self-help by cutting away the encroaching vegetation to the property line, or 2) court imposed help by suing the owner of the offending vegetation.

In any lawsuit, a trial court must determine whether the encroaching vegetation in this case constituted a nuisance, in other words, whether a homeowner has a duty to protect his neighbor’s land from damage caused by intruding branches and roots. If not, then the neighbor can only trim the branches of the offending vegetation to the property line. Conversely, if the homeowner does have such a duty, the Court can permit the neighbor to trim the invading roots and branches, award the neighbor compensation for his expenses, order the complete removal of the offending vegetation, or make any other equitable award.

Clearly, neighbors can choose a much quicker, and less expensive alternative by civilly discussing the issue and reaching a reasonable agreement without the involvement of the courts. However, the Virginia Supreme Court has provided land owners with a bit more negotiating leverage by expanding the remedies available when vegetation intrudes and causes damage to a neighbor’s property. Review your specific situation with your experienced real estate litigation attorney so you know your options before you take action.

Courtesy hoamanagement.com

Condo nation: Why so few Americans are buying homes

Construction of multifamily homes such as condominiums and apartment buildings surged a whopping 51 percent in September as demand for rentals continued to climb, according to the Commerce Department.

"People are moving out of Mom and Dad's basement finally, but they are renting or buying apartments rather than homes," said Jeffrey Greenberg, an economist with Nomura Securities International. "You have to assume another three to five years before the whole housing market recovers because of the enormous foreclosure overhang."

Multifamily starts in September rose to a seasonally adjusted annual rate of 233,000 units, the highest since October 2008, according to government statistics released Wednesday. Single-family housing starts rose 1.7% to just a 425,000 annual rate.

Nomura's Greenberg said people are just not ready to assume the downside risk of buying a home even with average mortgage rates at around 4.3%.

"This is what happens," said Doug Kass of Seabreeze Partners Management. "The pendulum swings away from home ownership to rentals occurs when home prices drop by 36%."

But this is more than just fear of buying overpriced homes, investors said. Banks are pulling back lending because they don't want be stuck with more homes, even if the rate seems affordable.

"Extremely tight lending conditions for both building and buying new homes, along with stubbornly high foreclosures that are putting downward pressure on home prices, continue to weigh down new construction," said Bob Nielsen, chairman of the National Association of Home Builders, in a press release.

Apartment real estate trusts, such as Avalon Bay and Equity Residential,have been good investments this year, beating the S&P 500 and throwing off high dividend income. To be sure, the foreclosure overhang could hit them as well.

"Despite the fact that record numbers of houses are vacant, most are not on the rental market yet," said Peter Schiff, CEO of Euro Pacific Capital. "When that changes, condo construction will fall off."

Copyright: 2011 CNBC.com

How to Increase Attendance or Participation in Home Owners Committees

As many homeowners lead busy lives involving careers, family, and all the regular maintenance and work involved in regular housekeeping, we tend to forget responsibilities to the neighborhood and, if we are committee member, our committee council. Homeowner committee members may notice that these responsibilities cause a drop in attendance in committee meetings.

The key is understanding that a Home Owners Committee meeting is no different in operation from the protocol of a city council meeting or a friendly organization meeting. Meeting quorum must be met and meeting attendance and minutes must be reported. While meeting attendance may rarely be 100%, here are a few helpful tips to encourage residents to attend all meetings or improve the community in other ways:

1) Know your organization and committee- Be mindful and correct when describing the organization and its specialized services. Also, be aware of the titles and responsibilities of each committee member.

2) Strive for the full participation- As mentioned, committee meetings may not see 100% participation from the committee, but it is a goal. Remind members of this goal to promote the best attendance and keep regular members attending.

3) Consider subcommittees- Garner participation and dedication through subcommittees. These also encourage personal responsibilities and individual assignments to members.

4) Develop an attendance policy- Specify how many times a committee member may be absent from meetings.

5) Keep detailed meeting notes- Not only do meeting notes show participation of members, but they help annual evaluations on use of meeting times.
6) Consider other forms of service for low attendance members- Help frequently absent committee members become as productive as possible by encouraging attendance at other organizations, special events rather than ongoing activities.

7) Follow regular meeting protocol- If the quorum or minimum required attendance of members is not met, address this issue to all members through email or other communication. Also, announce who is present and absent in committee meeting reports, as practiced in any other standard council, club, or organization report.

Remember to not let the standard for Home Owners Committee meetings slide. Hold every member responsible for their titles and their meeting attendance. Every member has a duty to keeping a high standard of council meeting attendance and council membership responsibility. This in turn will lead to council results and an overall improved community.

Courtesy hoamanagement.com  

By The Numbers: Community Association Management Statistics

In the United States, community associations are becoming a norm in acquiring a home in a controlled environment. But more than just an association, a HOA has also become a profitable business enterprise where couples and families seek out a more protected means of living.

Want proof?
 Check out the following, “by the numbers” statistics gathered by the Community Associations Institute (CAI), which clearly reflect the significant growth of housing under HOA’s since the 1970s.
10,000:  The number of Communities in existence in the year 1970.
130,000:  The number of Communities in the year 1990.
309,600:  The number of Communities in the year 2010 (a nearly 3000 percent increase since 1970).
3.6 Million:  The number of housing units that has been tallied with more than 10 million residents being accommodated in 1980’s.
11.6 Million:  The number of community association homes in 1990 nationwide, accommodating 29.6 million residents.
24.8 Million: The number of community association homes in the year 2010 nationwide, accommodating 62 million
$30 - $35 Billion – The annual estimated operating revenue for all community associations in the United States.
$2 Trillion – The estimated real estate value of the homes in all community association, which is approximately 15% of total value of all U.S. real estate.

It is an undeniable fact that community associations benefit their respective communities by reinforcing the rules and regulations that are mutually agreed by the Board of Directors and the members of association.  When it comes to acquiring memberships, each of them have their own fee structure depending on the services provided by them, but the benefits that the members of association reap are much higher when compared to the membership fees paid.

By hoamanagement.com

Battle Ground Village Spaces for Lease

Battle Ground Village	Starting from $350
802 SE 14th Avenue, #109 Battle Ground, WA 802 SE 14th Avenue #109 Battle Ground, WA   360-397-0334

Unique Info:

• Class A office space, built in 2009
• suite #1 & 2 are westward facing, with larg windows, providing plenty of natural light.
• Parking for clients and visitors is ample;
• Building conference room & kitchenette available for all tenant’s use.
• Rate includes electricity, water, garbage and janitorial.

Location: View Map
Email: Battle Ground Village

Are HOA Residents Happy?

Do you know you are among the more than 60 million Americans who live in homeowners associations and condominium communities? We hope that most residents living in our communities are happy- but how do 60 million residents feel about their own associations?
Last year, The Foundation for Community Association Research, an affiliate of Community Associations Institute (CAI), sponsored a national public opinion survey to answer these and other questions.  Here are some of the key findings:

• 71 percent of residents say they are satisfied with their community association experience. Only 12 percent express dissatisfaction and 17 percent are neutral on the question.
• 89 percent believe their association board members strive to serve the best interests of the community, while 11 percent say the opposite or they aren’t sure.
• 76 percent say their professional managers provide value to their communities, while 24 percent say the opposite or they aren’t sure.
• 70 percent believe their community association rules “protect and enhance” property values. Only 2 percent say rules harm property values, while about 29 percent see no difference or didn’t know.

We hope that we’re better than the national averages. If you feel different, please let us know. Your feedback is important to us! Also, if you are pleased about your community share that too, we would love to hear!

via hoamanagement.com

Condo Living Advantages and Disadvantages

You dream about owning a piece of Americana, but if that dream doesn’t include mowing the lawn or spending the weekend on home repairs, consider buying a condominium. A condo can be ideal for first-time homebuyers who want independent living with manageable maintenance. Condos are also a good option for those ready to downsize or who have limited time or desire to manage the maintenance associated with a single family home. Typically, but certainly not always, smaller and less expensive than a single family home, condos can include attractive amenities such as gated entry, covered parking space, 24-hour courtesy patrol, swimming pool, and clubhouse.

With fewer worries, many people believe owning a condo is easier than owning a single family home. However, there are concerns to consider when purchasing a condo. It’s not just a unique unit; owning a condo means owning a percentage interest in the common areas such as the roofs, lobby, grounds and building exterior, all of which require money to maintain. To make the best decision for you, know the advantages and disadvantages of buying a condo.
Advantages of Condo Living:

• Condos tend to be more affordable with lower prices, especially for first-time buyers and single individuals who would prefer a cozier place that perfect fits budgetary limitations.
• Condos are often conveniently located to office buildings, shopping and entertainment.
• Amenities may include 24-hour concierge, courtesy patrol, activities director, pool, tennis courts and fitness facilities plus the convenience of no yard work.
• Exterior maintenance is the responsibility of the condominium association.
• Condo owners receive the same tax benefits as owners of single-family homes.
• A manageable size means less upkeep.
• Pride of ownership from being an owner rather than a renter.

Disadvantages of Condo living:

• Owners are responsible for payment of condominium association fees and assessments.
• Condo owners may pay for amenities, such as a swimming pool, fitness center or clubhouse, that they may not use.
• Monthly fees and special assessments may increase unexpectedly because of sudden and unanticipated maintenance needs. Poor-quality maintenance or administration may detrimentally affect enjoyment and resale values.
• Poor soundproofing. Multi-family living is not always desirable for some people because of the noise level that may be generated by living with shared walls, ceilings and floors.
• Parking is normally limited and often is in an area not attached to or near the unit.
• No yard in which to putter or grow a victory garden.
• Some condo buildings may not have elevators, leaving owners to climb and descent stairs.
• Condos are governed by a set of rules called the Condominium Declaration and Rules and Regulations. These may include restrictions on noise levels, outdoor barbeques, pet ownership, renovations and even the curtains you can put in your windows.
• There may be less privacy than with a detached single-family home.
• Owners vs. Tenants – Because many condominiums are purchased as investments, there could be a high percentage of tenants in the building. The downside of living in an association with a high number of rental units is that renters may not take care of a property the same way an owner occupant would.  In addition, some lenders will not loan money to a buyer if more than 25 percent of the units in a complex are rented.

Owning a condominium is quite different from owning a single-family home and comes with its own peculiarities. So before you jump into the condo market with both feet, make sure that the condominium lifestyle is right for you.

via hoamanagement.com

What Your Association Board Does for You

As a recognized homeowners association, your community has an association board to help your HOA run smoothly. The board is made up of volunteers who execute a wide variety of tasks many of you may not be aware of; however, their work affects every single resident.

One of the most important things the board does is to create and enforce the association rules. While some residents may not like being told what they can and can’t do, ultimately the board is looking out for the greater good. By enforcing the rules, the board is doing its best to keep property value up and conflicts down. Of course, the board wants to make sure the rules are beneficial for the majority—and hopefully all residents—and members of the HOA are welcome to bring up their comments and concerns about the rules at open board meetings.

Another major responsibility of the board is to collect assessments from the residents. Collecting this money is important for the stability of the association, because the assessments pay for the common elements that the association provides for all residents and help to replenish the reserve funds, which pay for any major repairs the association may need. The board is responsible for the association’s finances, and collecting assessments is how the board ensures that the association remains solvent.

Finally, the board acts on behalf of the association by hiring managers, attorneys, contractors, and other professionals who help better the association. Board members also help conceive and lead many of the projects that will improve the HOA.

While it’s a big job, board members are happy to serve the residents and make the community a great place to call home. So why not learn more about what these volunteers do by talking to your board members, attending an open board meeting, or even running for a seat on the board during their next election? The more people you have looking out for your association, the stronger it will be.

via hoamanagement.com

HOA Living: You Get What You Give

The saying “you get what you put in” applies to association living.  There’s more to being a member of an HOA than many people realize.

A community association is a non-profit entity with the sole purpose of maintaining, protecting, preserving and enhancing the common property of the development while promoting harmony among the membership.   As a new homeowner within an association, you should know what is expected of you.

1.  Participate in the community

• Attend the annual association meeting, open board meetings and social functions to have a better understanding of the community’s business and to promote a sense of community by meeting your neighbors.
• Find something that you are passionate about within the community and join a committee that addresses that passion (landscaping, architecture, pool, social, communication, etc.).
• Volunteer your time as a leader within the community and run for an open board position.
• Use the common areas and amenities such as parks, swimming pools, clubhouses, walking trails, etc. and support the community association by following the rules, including maintaining your property and not damaging or littering on the common area is maintained properly.
• If you learn of a neighbor that is not abiding by the governing documents, introduce yourself and share your concern.  They may not be aware of the governing documents, rules and policies of the community.

2.  Keep up-to-date on association affairs

• Review your association’s governing documents to stay current on what your responsibilities are.  These documents are in place to protect the value of all the homes and to ensure uniformity throughout the community.
• Read the association newsletters.
• Visit the association website frequently.
• Review the annual assessment notice and budget.
• Participate in community surveys and offer suggestions on ways the board and committees can be more economically efficient.
• If an amendment to one of the governing documents is proposed, educate yourself by reading and understanding the governing documents and the reason for the proposed change.  Take it upon yourself to pass on that information and educate your neighbors, to ensure that the amendments positively impact the association as a whole – not just a few members.

3.  Vote for board of director candidates and on community association matters

•  Each association is led by a volunteer board of directors. During the first stages of a community’s growth, the board of directors is usually composed of the developer and his/her staff members.  After a transition period (which is described in the bylaws), members of the association – homeowners – are elected by their peers to fill the positions.
•  Annually you will be invited to attend a membership meeting to vote on association matters, including the election of board members.
• The governing documents state how many votes each member has, and typically a homeowner has one vote per lot that he/she owns in a single family community, and a percentage vote in a condominium or cooperative.  In a situation where there is more than one owner for a lot or unit, there typically still is just one vote per lot or unit (and not one vote for each name on the deed).
• The length of board member terms of office is defined in the association’s bylaws.
•  Board members vote among themselves to determine who will serve in the capacity of officers (president, vice president, treasurer, secretary, etc.).

4.  Hold elected officials accountable

•  It’s up to you to voice your concerns through the right avenue.  If you don’t agree with something or understand the board’s decision, be sure to ask.  Your management company is your liaison between the board of directors and you.
• If you believe the association is not abiding by the governing documents or that the board of directors is not acting prudently, you should put your concerns in writing and forward to the management company, or directly to the board if your community is self-managed.  As the liaison, the management company will act accordingly by offering a response or forwarding the concern to all of the board members.
• If a resolution cannot be found for a grievance between the membership and the board, the membership can vote for new directors at the next annual meeting or review the bylaws on how to remove a board member.
• If all else fails, members have the option to file a legal claim against the association.  Keep in mind that this should be a last resort as the association’s expense for legal counsel will be paid by the association (through the assessments all members pay) if not covered by insurance.
• In most cases, concerns regarding the community association easily can be solved by communication and education.  It may be that a member is not familiar with the board’s policies or the board may not be aware of the majority of the membership’s desire on a project or specific issue.  Remember to be patient and open-minded for the greater good of the community, and the board should frequently survey the homeowners to ensure responsive representation.

5.  Pay annual assessments

•  The board of directors will adopt a budget annually.
•  In some states, the membership has the opportunity to ratify the board’s budget.
•  The budget outlines the assessment amount per lot or unit as well as what expenses will be incurred during that year. Community association budgets are reconciled, meaning that there should not be a net profit or loss as the bottom line. Total revenue should equal total expenses.
•  Expenses will include items such as maintaining the common areas, addressing legal and safety issues, enforcing the covenants, and adequately insuring the property and association.  Without the membership paying the assessment, the association would not be able to afford these items – or even an attorney to collect the delinquent balances.
•  Each lot or unit owner within a community association is an automatic member, and is required to pay all assessments and charges.
•  Unlike a country club membership with dues, those living within a community association are not able to opt out and avoid paying the assessments (even if you don’t use the amenities).

How many times have you said, “I wish I knew then what I know now?”  Now that you know all about association living, take the opportunity to share your knowledge with friends and family to help them better understand what it means to live in a community association!

Courtesy hoamanagement.com

Prepare for Winter’s Freezing Temps

Winter is here and now is a good time to reflect on actions condominium and townhome associations should take to prevent extensive damage caused by frozen pipes in abandoned, vacant and inhabited units – when owners leave for a brief vacation or for other reasons.

The current economy in most areas of the country has dramatically affected many associations’ annual budget as maintenance fee delinquencies increase. While boards pursue collection of these delinquencies, they continue to face the ever-increasing potential for widespread damage to real property, common elements and neighboring units, as many of these units are uninhabited or have been abandoned. Additionally, many owners who live in condominiums are unaware of some basic steps they should take to prevent their interior pipes from freezing.

During the winter, low temperatures can cause an extensive amount of damage to uninhabited and abandoned units in communities by frozen water pipes that ultimately burst. The problems associated with such incidents are, for the most part, easily addressed by shutting down the water source, extracting the water to salvage the common elements and neighboring units from further damage, and then re-securing the unit.

For uninhabited units, the association may have to forcibly enter the unit either by breaking a window or hiring a locksmith. However, the unit may be abandoned but not yet foreclosed by the lender, no maintenance fees have been paid for some time and there is no opportunity for reimbursement from the responsible party – the owner. This produces a new dilemma: who is going to pay for all of this? While the owner is still responsible for the unit, and the association’s legal counsel can pursue them for such relief, many times the reality is that there is no resolution.

So how can an association stop the potentially catastrophic consequences of uninhabited or abandoned units? One way is by the adoption of a Winterization Policy. Most association documents allow entry into a unit for emergency purposes. This provision empowers the association to access units that have a burst pipe in order to minimize loss of property and secure the unit. However, a Winterization Policy preempts such an emergency and allows the association to enter an abandoned or temporarily uninhabited unit to minimize the impending or anticipated failure of interior plumbing. Remembering that options may vary in different parts of the country and by construction, the key points of the Policy are to:

• Stress to all owners the importance of winterizing their unit if it will be vacant during the winter months by following these steps:
  • Keep the heat turned on with the thermostat set to at least 65º
  • Open their bathroom and kitchen cabinets so heat can access the pipes
  • If an individual shut-off valve is available, turn off the water to their unit
  • Drain all water from the plumbing by shutting off the valve and then opening the faucets, flushing the toilet, and running any appliance that may have residual water in it
  • Apply a bio-friendly anti-freeze to plumbing traps and toilets.
• Clarify the timing of notice requesting action by the co-owner.
• Notify all co-owners that their failure to take such requested action may result in the forced entry by the association to winterize their unit, at their expense.
• Explain who will be entering the unit on the association’s behalf, and with what authority.

Once a unit is properly winterized, the potential damage resulting from freezing temperatures is negligible, thus minimizing the association’s exposure to property and monetary loss. Having a Winterization Policy in place is the first step in making this a reality. Be sure to have your legal counsel review the Policy for compliance with your governing documents and state statutes.

As a final note, and as discussed previously in Association Times (use key word “collection policy” in the search field), having a strong Collection Policy is essential to avoiding or at least minimizing additional monetary losses resulting from an abandoned or vacant unit. Be sure to take the time to review your current Collection Policy with your manager and legal counsel to ensure that it allows you to aggressively track and take appropriate action with your delinquent accounts as prescribed in your governing documents and state statutes, including the ability to collect reimbursements of expenses the association incurred in winterizing a unit or responding to the consequences of frozen pipes.

Article courtesy of www.hoamanagement.com

How to Choose a Landscape Maintenance Contractor

The value of a property can often be determined by its curb appeal, so it’s important to carefully evaluate potential landscape maintenance contractors for your community.
Landscape and grounds maintenance contractors come in various categories. Some may simply mow lawns while others provide a wide range of related services. So where do you begin to find the right landscape maintenance contractor for your community?

Getting Started
Begin your search by knowing your budget, what your community can afford for the service as well as the type of services your community needs.  If you are choosing annual lawn care, identify the community’s common areas required to be maintained according to the association’s plat and the governing documents.  Investigate which areas need to be enhanced with seasonal or perennial flowers and whether any detail work such as regular weeding and pest control needs to be performed. Locating a schematic of the irrigation system can be helpful.

Important Concerns
Does the contractor have insurance? The nature of grounds maintenance work requires liability and workers’ compensation insurance as well as a comprehensive auto policy. If not insured properly, the association may end up being liable for the grounds maintenance contractor’s accidents or employee injuries while on association property. Require an original certificate of insurance directly from the contractor’s insurance company. Go a step farther and require that the association be named an additional insured on the contractor’s liability policy.  Check your association’s governing documents for specific insurance requirements.

How long has the company been in business? Companies that have been in business for some time usually have a track record. They may be listed with professional industry organizations and should be a member in good standing with the Better Business Bureau. Researching references and letters of recommendations from past and current customers, along with contacting the contractor’s suppliers, assist in making a better decision. Drive by some of the properties the landscape maintenance contractor provides as reference and observe the curb appeal.
Business operation information is always a must for making sure the needs of your community are met. How many employees does the company have? Do any of the employees hold special licenses? Do their employees speak English? Are their employees in uniform and do they drive vehicles with company logos? What are their hours of operation and do they have after hours’ emergency care? Is there a supervisor who regularly monitors the work performed by the employees, and how frequently? Will the contractor provide a seasonal check list and maintenance checklist for your review?

Get it in writing
Before requesting proposals, prepare the specifications for the work, describing exactly what should be done and when, such as mowing the lawn and weeding the beds every week during the months of May through September, and every other week during the months of October through April. Specifications should also include seasonal pruning, monthly pruning, bed preparation, seasonal planting and frequency, weeding flower beds, chemical weed control, irrigation checks, fire ant control and pre- and post-emergent agents as well as fertilizing. Additional charges should be listed separately. Inquire about warranties on products such as flowers and shrubs.  As much information as possible regarding work to be performed and the cost of each should be presented in writing. Use the keyword “contract specification” to find articles in Association Times that discuss necessary contract provisions.

Finally
Making a decision as to which landscape maintenance contractor should be used to promote the desired “curb appeal” for the best possible price takes time. Obtaining three apples-to-apples bids based on a prepared set of specifications is always the recommended process for making the best possible decision for your community.

Article Courtesy of www.hoamanagement.com