Community Manager's Report (May 5, 2024)

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This meeting was very important to the homeowners and the agenda was focused on the Restated and Amended Declaration and Bylaws.  Therefore, my regular Manager’s Report was not scheduled. 

However, I found myself a bit taken back by some of the comments and concerns that were brought up at the meeting, specifically pertaining to emergencies.

First of all - Everything is pretty much the same as when I lived in Unit 3B1.  If you have an after-hour EMERGENCY, feel free to call or text my cell phone. 

As most of you can attest, I am usually very quick to respond or reply.

• If it is something that requires me to come in, I will do so very promptly. 

• If it is something that requires a contractor, I contact them immediately.  Either way, I work fast to get the situation resolved. No matter if it is a water leak, furnace issue, or even a lock out. The situation is handled. 

• If it is a NON-emergency, please shoot me an email or text and I can address it or have it addressed the next business day.  Or I can direct you to a contractor that might be able to fix the situation for you. 

 

There were some things said at the meeting that were untrue and/or incorrect.

We DO have a Disaster Restoration contractor that we have used very successfully in the past. However, not every situation merits that.  In the case brought up at the meeting, a commercial dehumidifier was used. 

 

Insurance:  On the matter of insurance, if our insurance needs to be involved, our deductible is $5,000 per incident.  So unless the damage is above or projected above that, we have to absorb the cost. The goal is to get the damage repaired and your home restored as quickly and cost effectively as possible.

Regardless of how some feel that all circumstances should be focused on their own issues, MVA is required to follow the process required by both the PA Laws, the insurance company policies, AND our bylaws. 

 

Key Point of HOA Insurance:  There is a "waiver of subrogation" in the Declaration (it's in the original AND in the amended Declaration - Page 12) which is based on the specifications in the PA Uniform Condominium Act of 2008 and of the PA Uniform Planned Community Act of 2007.  It states that the insurer waives the right to subrogation under the policy against any unit of the condominium or member of his household.

In addition, we are required to repair the property promptly.  If not, there is a risk of even further damage.  Having the homeowners' insurance companies dispute claims may disrupt and delay that requirement.

 

This is why we require unit owners to purchase H06 Policies.  This ensures that they will be reimbursed for damage to their unit, regardless of fault.  Additionally, mandatory waivers of subrogation prevent litigation between unit owners and between unit owners and the condominium association in the event of damage to an individual unit or the Condominium.

Apparently, THAT'S the reality we live in.

 

A couple of points to ponder.

• There is no other Association on the mountain with a manager or maintenance person living on-site. 

• The practice of having a dedicated unit (like 3B1) for staff has gone the way of the dinosaur.

• Some other Associations on the mountain do not provide 24/7 emergency services of any kind.

• Some other Associations offer no maintenance of any kind. 

 

As many of you may remember, years ago, we had a full maintenance staff.  We no longer have that service.  So the 'in unit' maintenance that the Association supports now is very limited.  Again, I can gladly help you with contractors’ names and numbers.  There is also a small list of vendors available on our webpage at “Frequently Requested Numbers”.  In addition, and if requested by the unit owner, I can also provide them access to your townhouse or condo. 

 

A few things that the HOA does NOT do, but can direct you to contractor(s) who can help:

• Plumbing repairs, toilet replacement, etc.

• Electrical repairs.

• Furniture and/or appliance removal and disposal.

 

I just wanted to clear up a few things that might have been misleading or misunderstood.