We've compiled a list of Frequently Asked Questions below. Can't find what you are looking for? Do a Search and we'll look through the entire site for you. If you'd like to ask your own question, send an email to the manager and we'll get back to you with an answer.
Association Basics
New Homeowners
What is a "management company", what do they do, and how do I reach them?
A management company is contracted by the Board of Directors to provide such services as: Collection of assessments, supervision of subcontractors, obtaining bids for subcontracted services, providing financial statements and collection reports and services, as well as a general clearing house for problem solving, communications with homeowners and the Board of Directors and to serve in an advisor capacity. The management company reports directly to the Board. The management company may be reached online through the Management Office page on this website or by phone from the numbers listed on the Contact Us page on this site.
What is a homeowner's association?
It is a non-profit corporation registered with the State and managed by a non-paid, volunteer Board of Directors duly elected by the property owners. Its purpose is to maintain the integrity and appearance of all common areas and to govern the community in accordance with the provision of the legal documents: CC&Rs (Declaration), Bylaws, and Articles of Incorporation. The corporation is financially supported by all members of the homeowners association. Membership is both automatic and mandatory.
What are the CC&R'S (Declaration)?
The Covenants, Conditions and Restrictions (CC&R's), sometimes called the Declaration, are the governing legal documents that set up the guidelines for the operation of the planned community as a non-profit corporation. The CC&R's were recorded by the County recorder's office of the County in which the property is located and are included in the title to your property. Failure to abide by the CC&R's may result in a fine to a homeowner by the Association.
What are the By-Laws?
The By-Laws are the guidelines for the operation of the non-profit corporation. The By-Laws define the duties of the various offices of the board of directors, the terms of the directors, the membership's voting rights, required meetings and notices of meetings, and the principal office of the association, as well as other specific items that are necessary to run the association as a business.
What is the board of directors?
The Homeowner's Association again is a corporation and therefore a governing body is required to oversee its business. The Board of Directors is elected by the homeowners, or as otherwise specified in the bylaws. The limitation and restrictions of the powers of the Board of Directors is outlined in the Association governing documents.
Are there any other rules?
Most associations have developed Rules and Regulations as provided for in the CC&R's and adopted by the Board of Directors. Rules are established to provide direction to the homeowners for common courtesies with regard to parking, vehicles, pets and pool use hours, etc. In addition, your Association will adopt Architectural Guidelines with procedures for submitting requests to make exterior changes to your home. Such changes may include patio covers, decks, landscaping, exterior color changes or extensive interior changes and additions. These rules and guidelines are set up to maintain the aesthetic value and integrity of the community on behalf of all owners, and hopefully protect the market value of your investment as well. Violations of these rules may result in action by the Board of Directors and a fine. In addition, if you proceed with an exterior improvement or change, without written approval of the Board of Directors, or Architectural Committee, as applicable, you will be required to remove or correct the alteration and/or be fined for the violation.
What should I do if I am having a problem with a neighbor regarding a violation?
If residents cannot resolve a situation between themselves, then turn to your Association. Should you have a situation that does not appear to be resolved through neighborly means, and you are willing to actively participate in the enforcement provided by the Rules, you may submit a written report and forward it to the association manager. If the situation is deemed in violation of the Rules, the Board of Directors will institute the enforcement policy. Your continued assistance may be required.
Where and when are board meetings held?
If your association is on-line the best place to check the schedule of meetings is on the calendar page. Many associations also post reminder notices in common areas such as near the mailbox stations.
Committee involvement?
Serving on a committee is an excellent way to get involved in your community, learn how things work and get to know your fellow homeowners. If your association is on-line, check the site to learn more about volunteer opportunities. You can also attend a board meeting or send an email to the the manager.
What is my assessment?
The assessment is the amount due from each homeowner to cover the operating expenses of the common area and provide for reserve funds for replacement of common facilities in future years. This is based on the budget published to your community's homeowners. Typically, assessments are due on the first of the month on a regular schedule, i.e. monthly, quarterly, annually. You will either receive a coupon book or statement for payment of your assessment to the management company.
How is the amount of my assessment determined?
The annual budget for your community is divided amongst the number of units in your community (or sometimes amongst those in a particular phase of the development). The exact manner in which the allocations are made is typically outlined in the governing documents although in unique instances the board may have the authority to affect the allocation. Budgets are developed by the Board of Directors, frequently with the assistance and recommendations of a committee. The board approves the budget which, under certain circumstances, must be ratified by the owners.
Will my assessment go up?
There is no concrete answer to this. Depending on the local financial climate, the financial health of the association, the condition of the physical property as well as other factors, the annual budget may be increased or remain flat. The Board of Directors may approve an increased budget, increasing your assessment in order to cover increased costs of operating and maintaining the common area and sufficient reserve funds. Keep in mind that board members are property owners, too, and sometimes reluctant to raise assessments even when they should. The duty of the Board of Directors includes maintain, protect, preserve and enhance the community and common and limited common property.
What happens if I don't pay my assessment?
The maintenance and management services incurred by the Association are dependent upon timely receipt of the assessments due from each homeowner. Most associations have established a late date and late charge. Payments received after the late date may be assessed a late charge. In addition, the CC&R's may authorize the Association to charge interest and proceed with a lien on your property, or foreclosure proceeding for nonpayment of assessments.
What payment methods do you accept when paying in person at one of your offices?
When making your payment in person at any of our CDC Management offices we only accept checks or money orders. If you are paying in cash there is a $25 service / handling fee. We do not accept debit or credit cards.
What is two months prepaid assessment and why did I have to pay that?
Two months prepaid assessment is typically collected during your closing transaction. It is not a deposit. It is your payment of two months of regular assessments and will be credited toward your account. This is done to ensure uninterrupted collection of assessments during new owner processing and set-up. You will receive notifcation of when your first payment will be due when you receive our New Owner Welcome Packet. You will also receive, under separate cover, a payment coupon book for payment of the remaining assessments for the budget year.
When is my first regular assessment payment due?
Most regular assessments, i.e. monthly, quarterly, annual, are due on the 1st of the month. In the case of monthly assessments, your first payment will typically be due about two months after your closing date. You will receive notification of when your first payment will be due when you receive our New Owner Welcome Packet. You will also receive, under separate cover, a payment coupon book for payment of the remaining assessments for the budget year.
How do I know the amount of my assessment and when it is due?
The amount of and due date for your assessment will be shown in the cover letter with our New Owner Welcome Packet. If you purchased a condominium property the assessment amount is disclosed in the resale certificate packet you should have received prior to purchase.
Where do I send my assessment payment?
Please send payment to the processing center at the post office box shown on the coupon, P.O. Box 15900, Sacramento, CA 95852-0900. Please do not send correspondence to the payment processing center. All correspondence and inquiries should be directed to the regional office where your community is managed - Kirkland, Tacoma or Bellingham. Please include your account number which is printed on your coupons as well as on other correspondence we send.
Is my association "on-line"?
The fastest way to find out is to fill out the sign-up form by clicking here. If your association subscribes to our Association On-Line Services you'll receive a confirmation reply by email. You may also send an email to the manager by clicking here to get a response before filling out the sign-up form.
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