Withholding Assessments Won’t Work

Sometimes community residents become dissatisfied with the association for some reason. In this case, let's use maintaining the parking lot as an example. Mr. Homeowner is unhappy because several small potholes have appeared in the parking lot, and the association hasn't repaired them.

He called the manager who said that all potholes will be repaired in the spring. “It's much easier and cheaper to fix them now, while they're small,” Mr. Homeowner states. The manager explains the association's maintenance schedule and states that parking lot repairs are scheduled, and budgeted, for spring.

Mr. Homeowner wants the potholes fixed now, so he decides to withhold his assessment payment until the potholes are filled. Sorry Mr. Homeowner, withholding assessments will not get the potholes filled. Here's why:

You signed a contract with the association called the Declaration, or CC&Rs, in which you agreed to pay assessments. Period. There are no Unless Clauses in the Declaration—“I agree to pay assessments, unless...”

Yes, the association has an obligation to maintain the common areas. Since the repairs are on the maintenance schedule and in the budget, the association is fulfilling that obligation.

Filling every pothole as it appears throughout the winter isn't economical. Agreed, it's less expensive to fill a small pothole. However, it's far less expensive to have only one visit from the asphalt company to repair all potholes—even the big ones.

Unfortunately, Mr. Homeowner, instead of getting the potholes filled immediately, you get a lien filed against your home for failing to pay your assessments.

But, let's say the potholes get especially large before the end of winter and Mr. Homeowner fears they're dangerous. He believes the potholes may cause damage to his car or that he might injure himself. He should call the manager and explain the situation. The association will make emergency repairs to protect owners and avoid liability.

If the association still fails to repair what Mr. Homeowner believes is a hazard, he has the right to pursue other legal channels to require the association to perform its duties. But, withholding assessments isn't one of them.

Stay Cool and Conserve Electricity This Summer

Energy bills—like the temperature—always rise in the summer. But don’t fret: While there are big fixes* you can incorporate to make your home more energy-efficient, there are also many inexpensive energy solutions, as well as some simple and free steps that you can take to cut down on costs and save money.

Turn it up. Set your thermostat as high as possible. Start with 78 degrees when at home and 85 degrees when away. For each degree above 72 you set the thermostat, you save between 1-3 percent. Be sure to take into consideration your health and comfort, and drink plenty of fluids to stay hydrated.

Circulate air. Use fans to create cool breezes and keep the air moving in your home. Ceiling fans, in particular, can create enough air movement to make it cooler by at least four degrees. This could translate into a significantly lower monthly electric bill, as ceiling fans only use about as much energy as a 100-watt light bulb.

Shut the shades. Windows allow a lot of heat into your home. Keep drapes and shades closed during the day to keep the temperature down.

Open nights. At night, if it’s cooler outside than in, open your windows! Not only will this bring some fresh air into your home, it will give you a chance to turn off that AC. Also, be sure to close your windows in the morning to keep the cooler air in longer.

Wash and dry wisely. Run only full loads when using your dishwasher or washing machine. Whenever possible, run those appliances during off-peak hours or when your air conditioner is turned off or barely running, which typically is during the evening, to save energy. Use the clothes dryers’ moisture-sensing automatic drying setting if it has one, and clean your clothes dryers’ lint trap after each use.

Unplug. Electronics—such as TVs, DVDs, chargers, computers, printers and other devices—use electricity even when they are turned off. By unplugging these devices when you’re not using them, you only save a few watts, but they quickly add up to bigger savings over time. Use a power strip for multiple devices, and switch it off before you go to bed. Also, turn off lights in unoccupied rooms.

Plan pool time. If you have a pool, shorten the operating time if possible. Switch the pool filter and sweeper operations to off-peak hours and during nighttime if the pool has automatic cleaning settings.

*As always, be sure to consult with the association to get approval for any major renovations on your home.

Urban Gardening Basics

As the bleak cold of winter finally breaks and signs of spring begin to pop up all around, thoughts of vibrant flowers and lush vegetables are on gardeners’ minds. For those green thumbs living in tiny quarters, an impressive garden may seem unattainable. However, many are turning toward urban gardening, bringing plant life into unique spaces and growing gardens in every nook and cranny. These miniature Edens bring great natural beauty and help reduce our carbon footprints. As more people move to urban areas, urban gardens are becoming more popular, and encouraging those who have never planted to go dig in the dirt to see what comes up. While urban gardening does have its challenges, we have a few tips on how to overcome them to bring your small garden into full bloom.

Know Your Plot

Before you go on a planting spree, take the time to plan out the logistics of your garden. Will it be in your back yard, on your porch, on the roof, on a window sill? Is your intended spot part of the association’s common ground? Check with the association before you start.

How much direct or partial sunlight does that area get, and is that the right amount of sunlight for your plants? Is your space large enough to house the plants when they’re full grown? And, if not, do you have a bigger space where you can relocate them? Will you be doing container gardening, or will you be planting in the ground? What steps do you need to take to get your soil ready for planting? Answering these questions is important before you begin gardening, as the different environments will affect your plant life. Having a plan can help you avoid unnecessary chaos.

Know Your Plants

All plants aren’t created equal, and knowing which will best suit your urban garden is a must for robust growth. Often, urban gardeners will be restricted by space or the need to plant only in containers. They will also need compact plants that can thrive in those conditions, such as herbs, tomatoes, peppers, marigolds, zinnias and the like. And be sure to know what your plants need, such as when and how deep to plant them, as well as how much light and water they need. Also, will they need to be started as seedlings under a grow light until they’re hearty enough to go outdoors, and what mixture of soil do they need to flourish? Being ready to address your plants’ needs is an important step in making sure they grow to their full potential.

Know When to Transplant

Container gardeners will need to be vigilant about making sure they transplant their plants into the right containers as they grow. If your plant is in a container that’s too small, the roots will become restricted, causing the soil to dry out quicker, so you’ll need to move your plant to a roomier home. Be careful, though, not to use too large a container, as the roots won’t be large enough to suck up all the moisture in the soil, which can lead to root rot. A good rule of thumb in choosing the right size container is to make sure your plant is neither overflowing or dwarfed by the container, and that there’s a few inches of dirt that can be seen around the plant. So the next time your plants hit a growth spurt, make sure they have the right amount of space to live comfortably.

Get Creative

The best part about an urban garden is that you can set it up anywhere and make it anything you want. Your garden can be in places like your patio, your front door steps or anywhere else good sunlight hits—and the association permits.

Picture Perfect: Smartphone Photography Tips

Spring is upon us, which means plenty of beautiful outdoor photo opportunities. With the advent of smartphones, it’s easier than ever to take and share photos. Here are 10 tips for making the most of every snapshot:

Perfect your lighting

Use natural light whenever possible, with the sun behind you or over your shoulder. When shooting indoors, find the brightest spot in the room and position your subject directly under it. 

Forget the flash

Because the duration of a smartphone’s flash is too long, it doesn’t freeze the action in a frame the way a traditional flash does. This results in blurry and poorly lit images. Unless you have no other option, avoid the flash and look for more creative low-light solutions.

Compose your shot

Avoid placing your subject dead center—you create more visual interest if you vary your composition. Keep the horizon as straight as possible unless you are intentionally shooting an angled shot.

Move in close

Small details can often make a photo more interesting—move in when shooting. Avoid using the zoom feature—it enlarges pixels but does not bring your subject closer.

Stay steady

Your photo’s clarity depends on how steady you keep your phone, so support your device with your palm, keep your grip firm and lean against a wall or other support when shooting. 

Tap, then snap

Just before taking a photo, tap your subject on the touchscreen—on most smartphones, this will adjust the lighting and focus on the subject.

Use HDR

Turn on the HDR (high dynamic range imaging) setting to enable your device to take two photos—one that focuses on bright areas and one that focuses on dark areas—and merge them for an optimal image.

Keep it clean

Chances are your smartphone gets a lot of use and a lot of smudges, so use a Q-tip to gently clean your lens periodically. 

Rein in the rays

To remove glare and soften harsh lines and shadows in outdoor shots, hold a sunglass lens over the camera lens as close as possible.

Style and share

There are a wealth of apps for editing your digital images, so use them! Instagram, Hipstamatic, Retro Camera and Vignette are just a few of the popular tools for perfecting (and sharing) your pictures.

Increase Your Home's Value

A house is one of the biggest purchases a person will ever make, and most want to keep their homes looking beautiful not only for themselves, but also to entice future buyers. From time to time, it’s a good idea to invest in some home remodeling to add to its appeal. Of course, before making any major changes to your home, you’ll want to be sure you go through the proper channels—such as the association architectural committee for approval and the city for the necessary permits—to make sure that you don’t run into any legal issues.

So when it comes time to give your house a facelift, consider these touch-ups and renovations that will not only make your home look better than ever but also help increase its value:

Re-paint Your Rooms: One of the easiest (and cheapest!) ways to dramatically change the entire look of a room is to add a fresh coat of paint. Not only will it immediately make your walls look crisp and clean, but also, because wall color can greatly dictate the feel of a room, it’s a simple way to change the ambiance of your home. Since darker colors seem intense on walls and can make a room look smaller, it’s usually best to stick with lighter, warmer hues for your overall color to make your home feel open and welcoming. If you want to paint with darker colors, consider limiting them to an accent wall so that the color isn’t overwhelming and pops against the lighter colors.

If you’re doing the painting yourself, here are a few tips so your paint job looks professional:

·   Apply a coat of primer first so that walls won’t soak up as much paint. Use two coats of paint to ensure a rich, even coverage.

·   Use painters’ tape along the outside edge of the area you’re painting to get sharp, even lines.

Update Your Kitchen and Bathrooms: If your kitchen or bathrooms look like they belong in an era long since passed, it might be time to update them. That can be as simple as retiling the floor and replacing faucets and cabinet hardware or as complex as completely remodeling the rooms. When you remodel, consider avoiding too-trendy decor and instead stick with classic looks that will stand the test of time–this will keep you from redecorating again in five years and also make your home all the more appealing to potential buyers.

Add a Home Office: People’s work and home lives are drastically merging as more and more workers telecommute from home. Because of this, turning an empty basement, attic or bedroom into a dedicated home office can give you a peaceful place to work and also be a real selling point for potential buyers.

A good home office will have enough space to comfortably work in and have easy access to the Internet, electrical outlets and cable and phone jacks. Touches like built-in bookcases and desks can add that extra something that makes your home office a productive place to work.

Let There be Light: When a room doesn’t have enough light, it can feel very drab and enclosed. Bring in some much-needed brightness by adding new light fixtures to a dreary room. Don’t be afraid to use different types of fixtures to get the best results—for example, in a kitchen you could use a hanging pendant to spotlight a specific area (like the kitchen’s island), recessed light fixtures to spread the light  over the entire room and track lighting under the cabinet to make the kitchen feel open and bright. If you’re not sure which types of lighting fixtures will work best for you, consult a residential lighting designer to find out how to light your room just right.

Finish Your Basement or Attic: Utilize every inch of your home by turning your unfinished basement or attic into extra living space. These areas are untapped gems that can be used as game rooms or extra bedrooms, or, with enough space and the right design, a home all on its own complete with a living room, kitchen, bathroom and bedrooms. Basements and attics have special characteristics that need to be addressed. For example, basements are prone to water infiltration and attics often have slanted ceilings. It’s a good idea to bring in the professionals to guide you through these obstacles and make sure all major components like pluming, electric, walls and floors are done correctly. 

Simple Home Care: The Garbage Disposal

The powerful roar of your disposal’s motor may convince you it can take on any garbage you throw its way, but it’s important to remember that your disposal is not a trash can. Garbage disposals are designed to grind small bits of biodegradable food waste to help prevent clogged drains. Proper use and maintenance will not only extend the life of your appliance, but will also spare you unnecessary and costly service calls.

Do:

·         Small amounts of skinless, boneless, pit-less and non-fibrous foods are safe to grind.

Don’t:

·         Shells, skins, husks, rinds and other hard or fibrous materials should not be put in the disposal (e.g., clam shells, oyster shells, corn husks, fruit pits, banana peels, avocado skins and bones).

·         Large amounts of starchy foods (e.g., noodles and rice) should not be put in the disposal. Although they are easily ground, they expand in water and can clog drains.

Always:

·         Run cold water when operating the disposal. Keep the water running for at least 30 seconds after you turn off the unit.

Never:

·         Use hot water when operating the disposal.

·         Put non-food materials through the disposal. This includes all types of glass, plastic and metals (e.g., bottle caps, aluminum foil and plastic wrap).

·         Put harsh chemicals in the disposal or down the drain.

Sometimes:

·         Occasionally grinding bits of citrus peel helps clean and freshen the disposal.

·         Grinding a little ice once a month helps scrape away deposits and remove odors.

Running small amounts of egg shells or coffee grounds through the disposal is sometimes suggested to sharpen the blades; however some sources warn against the practice. Consult your user’s manual for recommendations specific to your model.

Important Information for Landlords

If you are an owner who leases your unit, we’d like to make the leasing experience successful and positive for everyone by informing you of your responsibilities. This will help preserve your property value specifically and maintain the association’s property value in general.

Your tenants may not be familiar with common-interest community living. Please take a few minutes to explain to them that living in a community association is very different from living in a rental apartment community. Specifically, your tenants, like all residents, are subject to the rules and regulations of the association, and it’s up to you to educate them and see that they comply. The association will assist you in this area, but the responsibility lies with you. We recommend you provide your tenants with written copies of all policies and rules and advise them on the proper use of the association’s facilities. You can obtain copies of these and other useful documents from the manager.

We strongly recommend that you have a written lease agreement with your tenant. As a lessor (landlord) of a home in a community association, the lease you use must require tenants to comply with the association’s governing documents. In the event your tenant fails to comply with these documents, including the bylaws, or its rules and regulations, a representative of the association will first contact your tenants in an attempt to remedy the problem. The association will send you a copy of any notice sent to your tenant.

If the tenant does not correct the violation, the association will contact you and expect you to remedy the violation using the recourse available to you through your lease agreement. If you are unable to correct the violation, the association may pursue appropriate legal action against the tenant, and possibly against you.

The association asks that you provide the manager with the names and contact information of your tenants. The association will add your tenants to its mailing list, and they will receive the newsletter, invitations to participate on committees, notices of social activities and general association-related information. This information will also be used in case of emergency.

Follow these simple steps and you, the tenants and the association will all have a positive community association living experience:

· Provide your tenants with copies of association rules.

· Educate tenants about the need to follow association rules, and see that they comply.

· Advise tenants on the proper use of association facilities.

· Use a written lease agreement.

· Make sure your lease requires tenants to comply with all association governing documents.

· Provide the association with contact information for your tenants.

Renters: If you don’t have a copy of the association rules or you’d like more information about the association, please contact a board member or manager.