the preceding article reviews the problem with hoa defaults in ca. -- sounds a lot like la -- but la has a lot more defaults than it should have -- i believe that the last stated number was 100+ members not paying -- that is unacceptable and this bod needs to consider a better approach to this problem then just carrying these properties for years and having everyone else pay their way-- a collection agency can go after delinquent payments and follow up with filing liens and reporting these delinquent members to the various credit rating agencies -- these people aren't concerned about the financial welfare of the community assoc and therefore the assoc should not be concerned about the consequences of the credit rating being dinged up -- even if la gets nothing financially out of this action it is worth it to send a message that la will pursue all methods to collect defaulting fees and that will lead some to either pay up or perhaps sell their properties -- any way that these non paying members are removed is beneficial to the community--a difficult financial environment may be just around the corner and the bod should prepare to take strong action to go after defaulting members and the fees or else they will be looking for a special surcharge to cover the operating expenses to operate la --that will be bad for the bod
Saturday, November 15, 2008
hoa defaults
Foreclosures put county's HOAs in financial bind
Mortgage meltdowns have cut into homeowner association budgets, prompting fee hikes and delays in repairs.
By JEFF COLLINS
THE ORANGE COUNTY REGISTER
Comments 64 | Recommend 11
Correction: The Robinson Ranch Community Association in Trabuco Canyon is not considering asking homeowners to volunteer to provide basic maintenance such as mowing lawns. Nor has it taken steps to negotiate lower water rates with the Trabuco Canyon Water District. Due to incorrect information provided to the Register, an earlier version of this article reported incorrectly that it had done so.
LAGUNA HILLS Hard times have hit Aliso Meadows hard.
The Laguna Hills condo complex had at least 23 foreclosures in the past six months, resulting in months of unpaid homeowner association dues.
Now, Aliso Meadows is so short on cash that it has deferred roof and termite repairs, can't fix rotten wood siding and must wait to fix potholes "big enough for your families to make Jacuzzi's of," association officials said.
"In some cases, we're doing (repairs) piecemeal. A fence here, a piece there," said Art Recalde, president of the Aliso Meadows Condominium Association. "We can't afford more."
Aliso Meadows is one of many HOAs in Orange County and around the state that are having trouble coming up with the money they need for maintenance and services because of rising foreclosures.
While most HOAs in Orange County are able to ride through turbulent times, many – mainly newer ones and ones catering to first-time home buyers – are reeling from mushrooming delinquencies.
Examples of HOA troubles include:
A Lake Forest condo complex plagued by at least five dozen foreclosures and mortgage defaults had to defer all but the most urgent repairs, leaving termite and wood repairs undone.
A Placentia complex with at least 33 homes in foreclosure or default ended up raising monthly fees and levying a $1,000 special assessment. The increases were caused in part because of prior financial problems, but foreclosures were "the icing on the cake," the association president said.
The HOA for a Huntington Beach senior complex has limited its tree trimming services to trees that are in most need because of safety concerns.
Experts say that problems like these are most pronounced in the Inland Empire and Central California where there were more new buyers stretching their finances to afford a home.
In the more extreme examples, lawn mowing, street sweeping and window washing are cut from three times to one time a week. Pools go unheated in the winter. Security has been curtailed.
Industry officials say that the majority of Orange County homeowners associations have the resources to overcome increased delinquencies.
But even financially sound HOAs must budget for bad debts or, at the very least, pick up expenses for one or more neighbors who have abandoned homes in the face of foreclosure.
"It isn't all about destitute homeowners associations," said Robin Owens, managing agent for Affinity Property Services Inc., an HOA management company that oversees about 1,200 units in Orange County.
But, she added, "Am I going to budget for bad debt? Absolutely. Everybody's going to budget for bad debt. I don't know what's coming down the line."
Mini-governments
HOAs are like mini-governments set up to maintain commonly owned property in a housing development. They maintain private roads and care for community pools, clubhouses, landscaping, roofs and elevators.
To pay for those services, they levy monthly dues on each property owner in the development and can require owners to pay special one-time assessments for emergency repairs, like cracked foundations or leaky roofs.
Even a few foreclosures can eat giant holes in an HOAs finances.
Associations must maintain "zero-balance budgets," meaning they can raise just enough money to cover expenses and build up reserves for future maintenance, industry officials say.
Homeowners facing foreclosure often stop paying dues for a year or more before losing their home, so the unpaid dues mount up.
"When some homeowners aren't paying their fair share, it puts a burden on the other homeowners," said Karen Conlon, president of the California Association of Community Managers.
Orange County has 4,400 HOAs, the third-highest number in the state, after Los Angeles and San Diego counties, according to Conlon's trade group.
More than 61 percent of Orange County's residents live in an HOA, with more than 750,000 homes belonging to those associations.
No one tracks how many associations are facing financial problems. But Aliso Viejo-based Merit Property Management reported almost a ten-fold increase in the percentage of delinquencies in the 140,000 units it manages statewide.
Merit reported that 2.4 percent of annual dues were 90 days or more delinquent as of June. That's up from 0.25 percent in June 2003.
Those numbers are skewed upward somewhat since Merit added newer HOAs in recent years that are more prone to delinquencies, said Andrew Schlegel, Merit's vice president of finance. Without the addition of the new HOAs, he guessed the delinquency rate would be around 1.5 percent – still a six-fold increase.
In addition, Schlegel projects that Merit will file liens on 4.8 percent of the units it manages this year for not paying HOA dues, up from 1.2 percent in 2005.
Dues first thing to get cut
Schlegel said delinquencies began rising as recent homebuyers using creative home loans began to get in a financial bind.
As home values dropped and mortgage payments adjusted upwards, many of those new residents "are throwing up their arms and walking away," he said.
The HOA dues are often the first thing such residents stop paying.
When lenders foreclose, the HOA liens get wiped out, and going after the residents in court often amounts to throwing good money after bad, he said. The residents can't be found, and when they are, they're often broke.
In Orange County, however, most HOAs are older and have built up reserves to cover the problem. They have fewer new residents who bought at the top of the market.
And the newer communities here, such as Talega and Newport Coast not only see fewer foreclosures, but also were put on a sound financial footing by the developers who built them, Schlegel said.
Less common, but still pervasive, are associations like Aliso Meadows, where HOA delinquencies swelled to around $150,000 – up from around $35,000 two years ago – as foreclosures mounted, association officials say. The HOA raised fees by $10 to $240 a month to make up for that loss.
Elsewhere, "For Sale" and "Bank Owned" signs dot units throughout the Aliso Creek Villas in Lake Forest, which had 63 units go into foreclosure or default, according to ForeclosureRadar.
Association President Ginny Dunn said those foreclosures created a financial burden for the Aliso Creek HOA, which had to defer wood and termite damage repairs and concentrate on the most urgent items.
"We take care of anything that's a dangerous situation," Dunn said. "But those things that aren't, we put to the side and will get to them when funds are available."
At the Cinnamon Tree condos in Placentia, more than 30 foreclosures and mortgage defaults have aggravated the complex's existing financial troubles and disputes.
Foreclosures, and HOA delinquencies, mushroomed after prices there fell from around $300,000 a unit to as low as $150,000, helping to push the board into raising fees and levying a $1,000 special assessment, property owners there said.
Even in developments where foreclosures are rare, HOAs still have been forced to step in and care for vacant units – at the association's expense.
At Threewoods, a Fullerton community of $1 million homes, owners abandoned one unit under the threat of foreclosure, leaving the association to water and mow its lawn during the months it sat vacant. The association also was forced to act after a 100-pound beehive was discovered inside the home.
Conlon, president of the state trade group, noted that her own association in Laguna Hills discovered 14 squatters had taken up residence in one of four foreclosed units.
While four foreclosures may not seem like a lot out of the 133 units in the complex, Conlon noted that those unpaid fees add up.
"We're not talking about one month or two months. We're talking about a year to 18 months," she said.
"It's going to take us a long time to recover," Conlon added. "I think it's going to take a good two to five years to fully financially recover from all the things happening in the community."
Register staff writer Mathew Padilla contributed to this report.
Contact the writer: 714-796-7734 or jcollins@ocregister.com
rain rain rain
yes all day -- rain and constant misty weather -- mild temps but sure couldn't clean up leaves-- cleaned up some of my destroyed screen house -- finish the rest tomorrow -- then it is going to get cold at night -- low 20's-- need to drain water and put antifreeze in the lines -- winter coming
drove around today and was rather surprised at how many trees are down -- the street behind me village drive west has about 3 or 4 with trees on the trailers -- i think more have come down since the storm because of the high winds that have been buffeting the area-- some members will have quite a bit of fire wood and a few roofs to repair
the october storm caused a lot of damage --
screen houses + bj's
Anonymous has left a new comment on your post "screen houses":
Thank you for the information. I checked it out and it's much cheaper then the prices on the Kay website
anon -- yes i just ordered one price was 1211.89 and free shipping -- can't beat that with a stick
#65
comment replys
Anonymous has left a new comment on your post "comment reply":
You're right, I've been here 20 years and invested alot of money in my place. But it seems that there's no pleasing the couple of people who have made dissing LA and spreading all kinds of BS about what is not being done with utilities etc. their main goal in life. Hate to burst your bubble but there is plenty of ongoing work and also much that has been completed. Yes, the BOD right now seem to be chasing their tails, and it probably is no coincidence that the dues were lowered $150 (which we really can't afford to do) because of the upcoming election since it is only for this year!!! That reduction has got to affect the 8 year plan and BOD was foolish to make that move.
Anonymous has left a new comment on your post "comment reply":
Do we really need an obituaries page on www.lakeadventure.net? This is stupid and should be removed. I mean no disrespect to any of the names listed, but they are dead. Move on already!
I can think of so many other topics that would be useful. I'm sure that anyone thinking of purchasing at LA would be pleased with an obituaries section. NOT!
comment reply
Anonymous has left a new comment on your post "comment":
I didn't buy a lot and trailer to go "real camping" I bought them for summer weekends and vacation otherwise I would have bought a tent and sleeping bag. We pay almost 40% more in annual dues than other local rv communities yet I don't think our amenities are 40% better. We could lower our dues a little if we weren't paying retainers to lawyers for five years to get 12' wides approved. It's been over one year since anyone representing LA has met with the township on this issue. If I'm mistaken about the time table please let us know. You have a good idea about collecting wood, maybe we should consider having a neighborhood clean up day in autumn and storing old tree branches in the maintenance area for just such a snow emergency. I have bundles of logs in back of my house that I paid for, at LA we could get all the wood we needed for free.
anon -- you sure are right on about this place == people have major investments at la in trailers, decks, screen houses and etc. and that should be of concern to them-- obviously the camper lives in a pup tent or a pop up and he's happy as a clam but the rest of us who have an monetary interest in la have a right to demand more and expect that la is run professionally and has a capable management in charge-- also we expect and should have a bod that enhances our investment and protects our interests even if they're not looking after their own -- if this bod can't do this then they should be replaced -- it has been a year of one failure after another, manager fired and no replacement, 12' issue allowed to die, quality of life continues to decline, no oversight or progress with the lateral project or electrical upgrades, closing of laundry with no alternative facility or plan to upgrade or replace the service, no emergency preparedness or procedures to handle emergencies, an across the board reduction in fees during an extremely dangerous financial crisis in the country with no consideration what they'll do if member's fees defaults escalate and hinder their ability to pay the expenses, no evidence of a plan or attempt to reduce discretionary spending and modify operations in the event of heavy defaults-- this is a perilous time for la community and it's very doubtful this bod has control-- the members may indeed pay a very high cost for this incompetence of this bod
Friday, November 14, 2008
screen houses
the screen houses that are around la mostly came from kay home products -- these are sold online from bj wholesale clubs -- NOT A BAD PRICE but of course you need to install them yourself or get someone to do it for you -- for the do it yourself guys this is an option
http://www.kayhomeproducts.com
or
http://www.bjs.com/
insurance + sno storm
the freak sno storm last month was something that no one would have expected and was very localized in the pocono region -- particularly higher elevations like la -- i had my screen house collapse -- it was completely destroyed -- i was up the saturday before but it rained all day so i thought i'd wait until the next saturday-- mistake -- my insurance co hasn't given me a price yet but the adjuster gave me a notice that the coverage will be adjusted -- you know what i mean -- so i don't look forward to the price they'll pay--- i'm sure i won't like it-- so anon you may actually get something towards a new one and have to take that and apply it toward a new one-- not much else one can do
comment reply
Anonymous has left a new comment on your post "comment":
you are so right I have been here for 25 years never had aproblem with la maybe minor things but what can you do thats life staff at la was always nice and helpful maintience is always helpful and so was secruity no matter were you go there will be afew aholes who have nothing better to do but complain about someone else what can you do they have no life going aroud taking pictures of other peoples lots complianing to the town its a campground get real
comment
Anonymous has left a new comment on your post "sno storm + aftermath":
Snow Damage- I just received a letter along with a check from my LA insurance through Aegis for my screen house that was destroyed in the snow storm. It was for $500.00.Needless to say I am one angry property owner, especially since I had hired Mathew's RV to take the awning off my trailer in the first week of October. Is there anyone else who's awning was destroyed because of neglect through Mathew's RV. I am considering going after them for damages. I get my screen house empty and prepared for winter early so that something like this could be avoided. I can't imagine there wasn't a limit on the amount of time the awining should have been removed.
comment
Anonymous has left a new comment on your post "comment reply":
You sound like you live in a condo complex. Remember this is a campground, and if you ever did any real camping you would know how to manage without all the amenities. Maybe you should be the one to go and collect the firewood for the clubhouse during the next snowstorm. I'm tired of hearing about all the things we need to buy, but in the same breath lower the dues....GET REAL!!
Thursday, November 13, 2008
sno storm + aftermath
i think that many of the concerns about conditions after the storm are a result that members feel there is no one in charge of the la operations -- that there are no emergency procedures in place and little to no emergency preparedness-- the absence of a manager is a grave concern and this needs to be addressed by this bod (someone told me they thought that a sitting board member wants the job and that was causing problems with other bod members as it well should)
i think the employees in the office and maintenance did what was expected of them -- they always do their job as they know how to -- there is no complaint about their work
that having been said doesn't mean that la operations should not be reviewed and better planning done to head off any future problems -- a few thoughts
the office complex should have a backup gas powered electric generator to supply necessary minimal lighting and heating -- this then keeps this operation on line and can be used for emergency housing -- a cell phone should be operational for use when land lines go down
the club house should also be backed up with a gas powered electric generator for minimal lighting and heat and also serve as an emergency shelter
temporary porta potties should be in place near the office complex and clubhouse for the winter months just in case they are needed
managing a complex includes emergency preparedness for any event you may think of from a snow/ice storm, power grid failure, water system failure, fire, inter personal crisis, and lethal accidents -- the preparedness includes assigning functions and responsibilities to all workers and having a clear procedure known to all employees-
allowing the community to hangout and dry when things go wrong is not acceptable-- this bod needs to get off it's ass and hire a capable manager -- the members need to remind the bod members that this is an important issue with them and they want action NOW NOT LATER!!!!!!
#67
comment
Anonymous has left a new comment on your post "comment reply":
what source?no one can ever give a straight answer.weres the manager,4-5 months later no manager.ask any board member no real answer.with 10 full time workers we have 400 man hours per week,how about monthly reports on all departments on what was accomplished.since you all do so much daily this should be very simple.just remember we all pay your salaries,you work for us.2 weeks later trees still down in the streets,laying on bath houses.did any one make a list of ownwers who received damage?were they contacted?my brother inlaw did not receive a call.this is why we need a manager on duty.yes open the club house,start a fire,it was a snow storm not a hurricane,enough with excuses already,thats all we ever get at la
comment
Anonymous has left a new comment on your post "comment":
The board may have been aware of what was going on but property owners were not. I'm not only referring to those stuck in the community but those of us who are out of state wondering what the status of our property was. Other RV communities were able to put storm status information on their web site. I shouldn't have to log into Eagle Lake's web site to find out about snow, electric and water problems and assume the same thing is happening at Lake Adventure. The web site needs to be utilized with timely information. I still think the club house would have been better for people stuck regardless of the lack of heat. During high winds it is safer than being is a very thinly insulated old trailer. The old tip outs only have R 10 while the new 12' wides have R19 and R22. Plus they risk injury if a tree falls on a trailer. I believe the glass in the club house would have to be shatter proof. My home sun porch is.
I know much as been written about the staffing problems at LA but to my knowldege the Office Staff is the one group that is held is the highest regard with everyone recognizing and appreciating the work you women do for us all year round. I sincerely doubt any comments have been directed at your office and apologize if anything I've written annoyed you.
comment reply
Anonymous has left a new comment on your post "comment":
Very well said Cheryl, too many people spreading untruths. If they would go to the source maybe more good things would be said on this site.
comment
STORM – Could you please tell me what a Community Manager could have done any differently if he was on property during the storm? There was a Board Member on property, who suffered damage to her property, and got no assistance from any department. The Board was well aware of what was going on at LACA, and how each department was handling everything. They also advised the Office to go home, as there was no reason to pay someone to sit in the dark.
Each department in LACA showed up for work and did what they do with any storm. The STP/water operator was on site doing everything possible that he could. The Maintenance Department was out clearing the fallen trees, clearing the roads, etc. The Security Department has their EMERGENCY LINE that is published on every copy of the flyer (570)-686-3496, that was handling any call that came in.
God forbid, in case of an extreme emergency, the local fire/police departments would take over to either evacuate to safety, etc. As far as housing people in the Clubhouse, I don’t think with high winds that housing people in a room with a wall of glass is safe. Also, it would take several kero heaters to make it maybe comfortable in that large room. Also, there were no lights, nor did the bathrooms work.
The Office staff showed up for work, (one did not because her house was buried under fallen trees ). There were no phones, and electricity. The office is very dark, and even if there were phones, what could the office staff have done to help the people.
OFFICE STAFFING – The office consists of 2 full time year round girls in the office, plus 1 part time girl. When the season starts, we employ 1 girl to help in the front office. Money comes into this office every day. We offer payment plans, and also monies are being sent in in smaller increments to help property owners make payments. Permits are still being issued, trailers come in until the snow fall. Payroll needs to be done, bills need to be paid, the Adventurer goes out in December, there are always phone calls, bulk mailings for the mailbox renewals, boat rack renewals, badges organized, etc.
LACA employees Holidays are as follows : New Years Day, Thanksgiving Thursday and Friday, Christmas Day, and Good Friday. That’s it. When the Office is closed on the weekends, and people come up here, Security has any paperwork that the office has. Permits, Suggestion/Complaint Forms, etc. There is also a safe where Security can deposit anything to be given to the office. If there is a problem and the Maintenance Department is needed, there is a man on stand by for Security to call in.
There are 10 full time people working at LACA. The A/R clerk and Compliance Officer are part time. The Rec Director will not be working in the winter months beginning next year.
Many workers have been here at LACA for several years, and this constant criticism is like a slap in the face. We take pride in our work, and try our best to assist property owners to the best of our ability.
Thank you for letting me get this off my chest, and now I can get back to work.
Cheryl
Wednesday, November 12, 2008
comment + management
Anonymous has left a new comment on your post "complaints + web page":
The aformentioned comment is correct in every aspect. What is taking the bod so long in selecting a manager? Are they waiting for a friend to come forward and award him the job? It has been almost 5 months without a manager and even if Gary was as bad as everybody said at least he was a body in place to make decisions, even if most of them were bad,and someone was watching the money, and spending it. What is the reason for not putting someone in place? With the recent storm and all the damage somebody should have been there to try to restore order. Did board members run up there and take charge? We all have our little properties and trailers at stake, for what they're worth, and if mis management causes major electrical, water, or sewer repairs to come forth we will be broke and then what, higher dues? It is a sad thing to say after being up there for over 10 years but I doubt, unless someone takes charge, we will not have another 5.
Anonymous has left a new comment on your post "comment reply":
If everyone has your opinion of the board, I do as a 10 year property owner, why don't YOU start a grass roots group to get them out! Every board that has been in place since we bought up here has been been bad---bad---unbearable!!! So how do these people get elected?People are against a management company, well, if you look at the situation LA is in and after the storm and how the board and staff responded, a management company may be our only way to survive.
Tuesday, November 11, 2008
it's a long way to january 20th
AND THE MONEY IS FLYING OUT THE WINDOW BUT YOU AND I AREN'T GETTING ANY
comment + seasonal operations
Anonymous has left a new comment on your post "comment + seasonal operations":
I totally agree with using mostly seasonal staffing. I think though, some of the full time off-season employees should not be working a M-F schedule because property owners mainly go to LA only on the weekends during that time period. There should be some kind of weekend coverage. For example, Thanksgiving weekend is a four day weekend for a lot of people. If the weather stays relatively mild, quite a few might show up at LA sometime over that weekend. But will anyone be available if there is an emergency with the electric or water (which seems to be happening more often)? The office and maintenance will both be closed. It would be interesting to see a survey of what everyone thinks about staffing--what should be seasonal, full-time vs. part-time, weekends vs. weekday, etc.
You also made a very good point about activities. There is so much more that could be happening at LA, especially on the weekends and without costing property owners any added expense for admission to the activity. Maybe it's me, but it seems you have to pay to go to just about any activity that is provided by LA. The natural elements and features of the park are not being used to their fullest potential.
anon -- yes i agree that between labor day and the spring the most member usage is weekends and the thanksgiving holiday--- there should be a winter schedule off season schedule for the maintebance operations that covers 7 days a week-- office operations should be 8am to 12n everyday 7 days a week -- i come from a background of employment for which we were responsible to operate 365 days a year and 24 hours a day -- there had to always be coverage no matter what happened -- we always had several hundred people working on the off shifts and 5000 on the day shift -- we never closed so i know how you run a facility that is here for the members and not for the employees -- members come first and everyone else next -- that is not the practice here at la and that's wrong and should be corrected
hell i worked 15 years every weekend and holidays and had thursday off --the only day we closed in that 15 years was the day jfk was buried -- we closed--- it was great but you know that's the way our business ran and you just did what you had to do-- it was the job
yes activities here at la could be so much better without a lot of extra cost but with a little direction and planning and proper distribution of labor it could be better -- if the community members are engaged in activities they then are more interested in getting to la more frequently-- now it is only busy memorial day, 4tth of july, la day and labor day holidays -- that's pathetic that la is becoming a nothing in members lives -- we need an improvement!!!!!
comment + seasonal operations
Anonymous has left a new comment on your post "staffing":
It seems like most of the property owners share the same views about staff during the off season. The position of manager, which is most critical, is overlooked and we keep a recreation director all year For what, organize dances for the Chipmunks and Turkeys? Come on people we are spending money like it's going out of style on these people. The office manager and asst. are necessary but the other positions are just draining the budget, but, no one on the board cares where the money goes because if they want more they will raise the dues again. This board is going to bankrupt us the way they are going with no one accountable of spending or management of the staff and until they hire a real manager, at this point we NEED a manager. Wake up other property owners and verse your opinions.
anon -- i think la should operate on a seasonal basis with full time staffing with seasonal part time help being on board from may through labor day -- after labor day la should go out of season staffing with reduced operating schedules and reduced staffing to reflect the community usage - a considerable amount of payroll could be reduced during the out of season operations -- this reduction could be used to enhance the in season staffing to pump up the summer activities schedules-- get activities that expand on the la features and add some new activity features to reflect the interests of people today --expanded activities could be scheduled for weekends all summer -- they could be expanded water features such as canoe racing. kayak racing, inflatables racing, water polo, enhanced sports such as pick up games for volley ball. basketball, t ball games, softball games, mountain bike races, tennis clinics and pick up games, summer weekend sport clinics for various youth groups -- this would be in addition to the other activities that la has had in other seasons -- the biggest and best being the wildly successful dolphins swim team activity--
additional people would be necessary for these activities but there are plenty of people that can be hired part time and seasonal in teaching fields, sports programs and outdoor activity programs to staff these operations throughout the summer-- this would then be more relevant activities schedules for the entire family with men and their children having a selection of la sponsored activities-- the expansion of la activities should get more members involved in la and that would be good for the entire community
la needs to be more interesting to the whole family not just kids, seniors, and the dolphins program (the dolphins program is an excellent model for what can happen when la offers programs that the members are interested in and want to participate with their children)
#69
Monday, November 10, 2008
Sunday, November 9, 2008
comment reply
Anonymous has left a new comment on your post "staffing":
4 staff members and 1 rec director FULL TIME, M-F in the OFF-season????? I learn something new all the time on this blog! They have got to be kidding!!! Why do we need all this personnel when there is virtually nobody at Lake Adventure November through March? You can use billing and lockbox processing services for your bookkeeping and money handling. You basically need someone to handle the phones and assist the general manager (if you had one). And we don't have a full time year-round recreation program! The summer program is practically the same thing every year - you just need someone to change the dates, change a few trips, make reservations and oversee the rec staff during the summer. All this extra personnel should be seasonal! (Sorry, you'll probably hear from "the husband" again!)
anon -- it is not about individuals or individual's jobs - it's a bigger issue than any one job - it's about whether la should operate as a year round operation or a seasonal operation-- since less than 5% of the members that visit la come between labor day and mid may it is difficult to justify having ft employees out of season -- the finances of la are going to take A VERY BAD HIT VERY SHORTLY-- there is no reason to believe that la will avoid the financial meltdown occurring everywhere else, local and state governments, all kinds of companies and individuals not being able to get credit, soaring unemployment and mortgage foreclosures-- it is only beginning and la will soon see have drastically this will affect it's ability of operate--the bod is the stewards of the member finances and if they fail they could be liable for mismanagement of assoc finances-- failure to act to get control of discretionary spending is their responsibility and so far they aren't performing very effectively--- at no time is this about specific positions or individuals -- it's about managing la so that it survives the biggest financial crisis in the history of this assoc--- that means managing the payroll, operations, facilities and other costs to adjust to the realities of the time at hand-- the welfare of the assoc is paramount and all others issues should be on the table for consideration in reducing costs
Saturday, November 8, 2008
comment reply
Anonymous has left a new comment on your post "earth day":
Looking for all of the Minutes from the board meetings. Could someone help me as i think i am doing something wrong. I click on this site and somehow missing a few date's from the meetings. Do they post all of them or just a select few? Thanks
anon -- the meeting minutes are at the la web page www.lakeadventure.net -- click on board of directors; subcatagory meeting minutes, and the past several meeting minutes are listed there
open bod meeting notes
OPEN BOARD OF DIRECTORS MEETING
SATURDAY, AUGUST 16th, 2008
The meeting was called to order at 11:00am by the President, Arthur Berkey, who asked all to stand and Pledge Allegiance to the Flag.
The Board introduced themselves as follows: Arthur Berkey, President, Lenny Masucci, Vice-President, Alfredo Siaba, Secretary, Ed Rohs, Treasurer, Alfonso Alaimo, Member, Tom Annunziata, Member and Marietta Richard, Member.
Berkey announced to all that the Dolphins Swim Team won First Place for the second year in a row! A presentation was made by Carol & Joe Lopez, along with Courtney Lopez and Michael Orlando, Swim Team Co-Coaches. An article was read from the Pike County Dispatch honoring the Swim Team. Courtney presented the Board with the First Place Trophy and asked permission for it to be displayed in the Clubhouse.
Berkey, on behalf of the Board and Community thanked Carol & Joe, Courtney & Michael and the whole swim team for an excellent job. Berkey also thanked Jim Martin, who is always there to help the team.
President’s Comments – Berkey thanked the Budget Committee for their many weeks of hard work, and is hoping to have the Budget done at the next closed meeting in September, and if everything goes well, will have a special meeting with the community on Octoberfest weekend.
The Dumpster problem was cleared, and it was possibly medical waste. Samples of our drinking water came back with a positive ecoli reading. New samples taken the next day proved that the water was safe.
Maintenance has been out cleaning out culverts on common property; however, the property owner is responsible to keep their culverts clear. If you are up on a hill and we get torrential rains and your culvert is clogged, the water will wash away your neighbors landscaping, and cause tremendous damage.
Treasurer’s Report – Rohs informed the people that as of the end of July, 1581 lots either paid in full or paid their first half dues, out of 1746 billable lots, making the total collection rate at 90.5%. The total operating funds are $1,048,082.42. The reserve funds are $1,767,423.68, for a total of $2,858,586.10. Rohs stated that the Budget Committee was increased from 7 members to 14 members, with 9 new members who blended with the old timers. As the liaison of the committee, and after setting his guidelines, and informed them that there would be no dues increase this year; he was amazed at how well the committee worked. They also found ways to cut areas and have a surplus. The committee received a round of applause.
Question & Answer Period
Sal Ventola, Lot 1773 – he requested on July 19th to have the employee’s individual pay, and as of this day has not been given an answer. He also requests to view any documents that been sent to Dingmans Township regarding the 12 wides. He also questioned why the pool is not covered with the solar covers. When he questioned someone from recreation, he was told that the reels were bent. He feels that this should be repaired and the covers be used to preserve some of the heat, therefore saving on the propane bill.
Ben Johnson, Lot 155 it has been about 30 days since the manager’s dismissal, and has the Board made a decision on his replacement. Berkey stated there are a few candidates that the Board will review this afternoon. Some of the requirements for the manager are: college degree, previous experience in property management, positive customer relations, understands blueprints, delegate authority, and most importantly, control costs. It seems that we already have that person on board, Joe Birrell, and is he being considered for the job. Berkey stated that the Board will review all applicants and they will choose the most qualified for the job. Rohs stated that the Boards fiduciary responsibility is to take their time and choose the right person, and this is not something that you rush into. Ben asked when the summer was over who was going to take charge.
Toni Johnson, Lot 155 &156 – doesn’t think its right to cut the question & answer period, as there is a lot of trouble in here that all these people are not aware of, and all they know is that they have friends that they don’t want hurt. The Community is in deep trouble with the sewer, water and electric. Gary made a mess of the place. The Board needs to take action now.
Lot 960 Mrs. Mahoney,(mother of property owner)– Problem with electric and maintenance came and ran new line thru the culvert ditch. The ditch got filled in with rock and dirt. She spoke with Gary, Joe and Marietta who said they were going to look into it. Her culvert is no longer a culvert. Christine Court has been regraded and every time it rains the water washes away her property. There is now a hole in her property and her sewage drain is exposed. Maintenance once again came out and they taped it closed. When the next lot is occupied, there is a stench, and her lot fills with water. Berkey stated that it would be looked at.
Lot 1276 – Bob Gallo – laundry room is in sad shape, along with the bathroom, machines have no pressure, etc. and what is in the works, and the overall status if the sewer project. Berkey stated that he agrees about the laundry room, money is being held back from the vendor. During the off season, the Board will make a decision and take action regarding the laundry room. As far as the sewer project goes, the engineers were in the morning meeting, and a project has been put on hold, laterals are being searched for leaks using the camera and jetter truck, 3 pumping stations are in the process of being redone. Berkey stated this is an on going problem.
Lot 1903 – Jim Martin – the reel to the pool cover was fixed. The Board cannot hire a friend as the manager, and there are too many back door meetings. When the new manager is appointed, the community should know who voted for and against. Berkey stated it will be posted.
Lot 710 – Donna Grzybowski – Board members are holding meetings all over property, in the screen room, and doesn’t think this is appropriate. Grzybowski asked Richard if she is a member of the CCLA. Richard stated when she was running for the Board she stated she was a member. She also recluses herself from any discussion at the meetings regarding the CCLA. Grzybowski stated that the CCLA was suing LACA. Grzybowski stated that Richard should either leave the CCLA or resign from the Board and the Community should hold a recall election because it is a conflict of interest. Richard stated that the CCLA are many great people of the community and they realize that you cannot sue yourself, and that was never their intention. All they wanted was information that should be open to all members of the community regarding the financials and contracts under Stevens reign.
Grzybowski then questioned the Treasurer, Rohs. She asked if the new budget took into account paying back the sewer loan, with no dues increases. Rohs stated yes. She then questioned why Rohs was not at the Budget Committee meeting but attended the swim meet even though he had no children swimming. Isn’t the Budget your priority? When she was the Treasurer, she had children who swam, and she missed them because of these meetings. How committed are you? Rohs stated thank you to Donna and that he appreciated her comments. Rohs stated that he committed to the swim team. There were only supposed to be 2 meetings, but the third one conflicted with his prior commitment. Rohs stated he decided to attend the swim meet and represent Lake Adventure.
Lot 486 – Tony Cucuolo – Too many people are wandering around other people’s property. Her wood was taken from her property. In May she witnessed her neighbor’s property being vandalized and she called Security and they told her they were too busy checking in visitors at the time.
Lot 1701 – Maureen Blue – Informed the audience she has over 30 years experience as an executive administrator and has some concerns. The Committee applications should be revised to ask for qualifications so the right people can be chosen. Also questioned who is on the committee to choose the new property manager. Berkey stated the Board. She wanted to know the criteria. Mrs. Blue questioned who on the Board has the experience in interviewing, hiring and firing, and selecting the right individual for the job.
Annunziata stated he had his own business, was head custodian of school district where he was in charge of the budget and the hiring and firing of custodians, and did inspections of their jobs.
Siaba stated he had his own trucking repair business where he hired workers, contractors, was a union delegate and shop steward.
Rohs has worked many years in Social Work, where he has interviewed, hired and fired and reviewed contracts.
Berkey has been in construction for 30 years. He was not in charge of hiring, but letting people go when the work was done. He feels that common sense comes into play when looking for the right person.
Masucci has a Bachelor of Science degree, a master degree from Montclair State, was head of the Department of Special Technology where he had 4 people under him. Formerly owned a construction company.
Richard was formerly an office manager and a sales manager and was responsible for hiring and firing staff. Ran construction business with her husband for 30 years. Dealt with contractors and bids for the jobs.
Alaimo works for Con Ed. Is a shop steward and does interview people for jobs. Took a course on how to interview. Handles 12 million in budget for company.
Mrs. Blue requests that a committee be formed to assist the Board with their decision.
Meri Hedricks – Lot 821 – stated that the Budget committee worked very hard to figure out line by line as close to the actual as possible. If there is a committee to help hire the community manager it should be done the same way as the budget committee worked. Also stated that if there is a board member not able to vote, then what good is that member.
Lot 1435 – Mr. Peregrin lateral was done across the street, and his property was damaged…his wall and 911 sign destroyed. When outside contractor are in LACA, someone should be overseeing them so this does NOT happen. He suggests that the grass cutters be given rakes so they can clear the culverts so water can flow.
1259 – Felicia Campasano – there needs to be a speed bump in the middle of Creekview/Big Bass. People are cutting down too many trees, painting boulders, etc. Joe Birrell stated that he has instituted a tree cutting ban. Wants a 12 wide and she was told that the Board was not allowing them in. Berkey stated that the proposal was unrealistic for LACA and it needed to be changed.
Toni Johnson – Lot 156 – wanted to know who was running the park with no manager. Berkey stated that all department heads are running their departments.
875 & 1291 – Mr. Adamczyk long range planning for the handicapped, possible a lift for the pool.
Pete Maletta – Lot 1982 – is also very upset on all the trees that have been cut down throughout the whole park. People that remove too many trees should have their utilities turned off.
Ray McCormack – Lot 955 – was late because he didn’t know there was a meeting. Something needs to be done to address the excessive use of lights on properties not in use, etc.
Berkey read the qualifications advertised for the Community Manager position: $45 to 50,000. Three years as a manager, assistant manager or supervisor in an RV Campground Recreational Community and/or year round residential community, good interpersonal relationship skills, knowledge of budget, accounts payable and receivable,
Electric, water, sewage treatment plant, recreational planning, security, knowledge in construction and property management, DEP regulations and having a good relationship with Township officials a plus. High school diploma. Duties: Under the general supervision of the Board of Directors the manager would be responsible for the day to day operation of Lake Adventure, provide administrative leadership, implement policy,
Budget, disbursement of funds, etc.
They’re being no further business to discuss, meeting adjourned at 12:20pm/
Respectfully Submitted,
Alfredo Siaba
Secretary
AS/cad
RAIN --- RAIN --- RAIN
yes it's raining all day here at la -- mild temps but almost continuous showers -- won't get any leaves cleaned up today -- tom'w may be sunny and we'll try to get some cleanup done then --- still waiting for estimates to repair my screen house -- hopefully this be resolved by next week and i'll be able to clean up the damage and fix the rest-- many people were around over the last few days working on the damaged structures, clearing trees and limbs and fixing any damage to the trailers-- still better here at la than the 4' snow blizzard in the dakotas --see what sunday brings
comment reply
Anonymous has left a new comment on your post "staffing":
about staffing do the members realize that we have more staffing in the office than security guards.
one securty guard in off season but 4 staff members and 1 rec.director monday to friday.
if they have that much work to do and i doubt it why don't some of them work weekends.
in off season how many members are there monday to friday.
i feel that the money for salaries and health benefits. could be used in better ways. like new electric. i agree there should be someone there. why not just the sect. she seems to be doing most of the work
and the most 1 other person. the rest should be seasonal jobs
anon -- the entire la operations should be reviewed and the operations and staffing should reflect the usage by members -- this usage is the 12 weeks of the summer when 95% of the members who come to la arrive--this is predominately a seasonal operation when full staffing is justified -- the rest of the year ( about 40 weeks ) should be on a out of season staffing and operational mode-- this would substantially reduce the operating cost for la and in light of the current financial climate would be a step in the right direction
#73
