August 2002 Newsletter
The Riverbend At Hidden Lake Association Newsletter appears to contain no copyright or other restrictions which would prevent the reproduction of its content on this site as a community service.
This is the August 2002 edition.
Spring Walk Through Maintenance Inspection
Painting
Board Meetings
Chimney Caps
Termites, Carpenter Ants & Other Wood Destroying Insects
Email Survey
Water & Sewer Line Leaks
2001 Audited Financial Statements
Rules & Regs
Township Officials Attend July Board Meeting
Get A Start On Maintenance
The Drought & Water Restrictions
Important Phone Numbers
Spring Walk Through Maintenance Inspection
The Board and management performed a complete community-wide inspection in April. This inspection includes the review of our common property items such as roads, walks, mailbox housings, walkway lights, signs etc. This inspection also checks on homeowner property. You may ask what they specifically look at. Our concern is to ensure the overall maintenance of the community to ensure that our property values are maintained, and that our community continues to be the premier community in North Brunswick. We look at the condition of the roofs and gutters/leaders of each home; the condition of the wooden siding and whether it needs to be painted; we also look at the fencing and decking condition as well as the cleanliness of the private back yard area. Remember, that the lack of maintenance to any home in the community is a reflection on our whole community. After a listing has been created from this walk through, letters are sent out requesting that any necessary maintenance that is specifically listed be taken care of within the year. It is a difficult job to track each one of the homes in the community and the progress that is made regarding maintenance. However, the Board is committed to ensuring the community is well kept up.
So if you happen to get one of these association letters, please don’t be offended and think you are being singled out. Instead, take it seriously, and have the required work done within the timeframe indicated. We will be doing a second walk through in the fall to ensure that this work has been completed.
August 2002 Newsletter Contents
Painting
We are thrilled to report that a number of homes have already been painted this year, and that additional homes are currently in the process of being painted. Painting is not simply an aesthetic issue, but it also preserves the wood siding of your home. Some homes in the community are candidates for being totally resided. The reason for this is that the owners, (either current or past) allowed the home to go unpainted for too long a period. This causes the siding to dry our, warp and crack. Having cracked siding will allow water and snow to penetrate the exterior of your home and cause leaks, especially in the winter when snow builds up against the siding.
August 2002 Newsletter Contents
Board Meetings
As a reminder, please make a note that Board meetings are held every other month on Tuesday evenings at 7:30 P.M. These meetings take place in the management office in the Towne Center. We welcome homeowner’s attendance at these meetings. The next meeting will be on September 17th.
August 2002 Newsletter Contents
Chimney Caps
If you check the chimneys in the community it is clear that most are rusting and causing rust stains on the siding. The chimney caps are made of galvanized metal and although they are rust resistant, after 15-20 years, they do rust. Rust is the breakdown of metal from the weather, mainly water, and will cause leaks in your home. When you have your chimney cleaned, and we should all have that done every two to three years, have the chimney cap checked. At this age of the community, most chimney caps should be replaced.
August 2002 Newsletter Contents
Termites, Carpenter Ants & Other Wood Destroying Insects
More than 6000,000 U.S. homes suffer termite damage totaling over $1.5 billion annually. That is more than damage caused by fire, storms, and earthquakes combined. More than 2 million homes require termite treatment each year. It is almost impossible to carry insurance against termite infestation. Finding out that your home has termites instills a sense of fear among most homeowners. You typically can’t see them, and can’t hear them and frequently only a trained inspector can find signs of infestation. Treatment by the homeowner for the control of termites is virtually impossible. Specialized equipment is used and the experts have the knowledge for control strategies. They feed on wood and may also destroy paper products such as books, cardboard boxes, furniture and various other items. Even buildings with steel framing and masonry walls are targets because of the wooden door and window frames, wooden support beams, cabinets, or shelving within them.
We strongly urge each homeowner in the community to have a termite inspection done by a qualified exterminating contractor. If one of your neighbors has termites, chances are your home is vulnerable. If you have termites, they must be treated and an extended warranty should be taken out each year. You should have an ongoing inspection for each year. Besides termites there are other wood-destroying insects such as carpenter ants, carpenter bees, etc. Protect your home. Call an exterminator and arrange for an inspection.
August 2002 Newsletter Contents
Email Survey
You may have been wondering what the results were of the e-mail survey that was sent to each owner earlier this year. Only 31 people in the community have e-mail access either at home or at work. Based on the responses received, the Board has determined that e-mail communication is not an option to be considered currently.
August 2002 Newsletter Contents
Water & Sewer Line Leaks
As we have advised several times in the past, the association has had in the past and continues to experience water line leaks. These not only effect the lateral and main lines that the association is responsible for, but also the homeowner lines from the shut off valve into your home. Many owners have had to replace their own defective leaking lines, and the association has replaced many common lines, and has a number of additional lines that must be replaced.
In the past, for the most part, the association replaced one or two lines a year due to leaks that be;. came evident. This was budgeted for in our annual budget, and did not create any real problem financially. Recently, the North Brunswick water company notified us of 5 leaks that they had detected, and they required immediate repair/replacement due to the drought that was being experienced.
After much research, the Board of Trustees decided to hire a professional contractor to sonar test all of the water lines in the community. The results of this testing have recently been received and reviewed by the Board. Management is currently obtaining competitive bids for this work to be done. The Board will select the contractor once the bids have been reviewed, and the Board has checked the contractor’s references.
Since this work will involve the unanticipated repair of 7 sewer lines as well as 12 water lines, the cost for this work is not currently covered by the budget. The Board has approved that the budget be changed for the remaining months in this year, to cover this expense. Notice will be sent to the community advising of the monthly increase in the budget once the contractor has been chosen. Unfortunately, due to the nature of this problem, the repair/replacement must be undertaken as soon as possible.
August 2002 Newsletter Contents
2001 Audited Financial Statements
Wilken & Guttenplan, PC, the association’s independent auditors, has recently completed the audit for the year ended December 2001. Mr. Guttenplan, CPA, attended the Board meeting and presented the audited statements to the Board. He also answered the Board’s financial questions related to the audit. We are pleased to advise the community that the association received a “clean opinion”.
In an effort to save the association money, the Board has decided not to mail the audit to each owner. However, if you are interested in reviewing these statements, you may either do so by visiting the management office during business hours, or request a copy from Joann in that office.
August 2002 Newsletter Contents
Rules & Regs
The Board of Trustees recently approved the updating of the Rules & Regulations pamphlet that has been mailed out from time to time. An updated copy will be sent to each owner shortly.
August 2002 Newsletter Contents
Township Officials Attend July Board Meeting
At the Board’s request, Mayor Spalding attended our July meeting. The following Township officials were also in attendance: Fire Marshal, Craig Snedaker, Sergeant Kloos from the Police Department and Dick Fowler from the Public Works Department. The Township was obviously well represented. The main reason for requesting the Mayors presence was to encourage the Township to complete the fire lane markings on Riverbend Drive and install the necessary signage. We were promised that this will take place on September 4th. The Police department will post notices on Riverbend Drive in advance of that date, and the North Brunswick Police, according to the Mayor, will tow any vehicles that remain on the road on September 4th.
The Township will also be requiring that the association paint yellow “No Parking Fire Lanes” down the sides of each court and post sign age in order to ensure that fire trucks will have clear access in the event of an emergency.
A number of other issues were discussed including dog violations. These include the roaming of unleashed dogs/cats on the property, and irresponsible pet owners who refuse to clean up after their animals. Their suggestions were invaluable.
We further reviewed the court parking problems with them. We will be considering, and most likely be implementing, a permit parking procedure in the community. This will allow each home to park ONE vehicle in the courts. The police will monitor this as Title 39 was passed in the community a number of years ago. Title 39 gives the police the authority to ticket and tow vehicles in the courts that are in violation.
The Township has also promised to work with us where the association has reason to believe that either a home is being sub-leased by more than one entity, or where the number of occupants exceeds the Township Ordinance.
The meeting was very productive from the association’s standpoint, and we have agreed to continue to have ongoing communication with the Township officials on a quarterly basis.
August 2002 Newsletter Contents
Get A Start On Maintenance
We once again would like to remind all owners that in accordance with our Association’s documents, no exterior changes may be made without written approval from the Board of Trustees. This includes the installation of new decks, replacement of roofs, windows, garage doors and siding, or any other exterior modification that replaces or enhances existing components.
The attached listing was compiled to assist you with your own property inspection and give you another perspective of some of the things that you should be reviewing. The Board and management would be happy to answer any questions that you may have in this regard. We are here to assist you and would gladly review your concerns with you or assist you in trying to obtain the appropriate contractor. All contractors must be insured and have workers compensation insurance in order to protect you and the Association from any possible claims.
Pruning: Maintaining the shrubbery and trees within your enclosed backyard area is a homeowner’s responsibility.
| Green Thumb Services | Joe Bianco | (732) 297-3333 |
| Growing Concern | Mark Janiek | (732) 821-5526 |
| Tamke Tree | David Cohn | (800) 822-3537 |
| TreeTech | Kevin Schebelia | (732) 725-0706 |
Gardening: Maintaining the grass area inside of your fenced-in yard is a homeowner’s responsibility. These contractors can also assist you in the design of patios, decks, stonework, etc. within your backyard area.
| DeVries Landscaping | Joe | (732) 297-1244 |
| Fama Landscaping | Louis Fama | (732) 545-8070 |
| Green Thumb Services | Joe Bianco | (732) 297-3333 |
| Growing Concern | Mark Janik | (732) 821-5526 |
Decking: The wooden decks that are inside your enclosed backyard area, as well as on the upstairs of certain homes, are a homeowner’s responsibility to maintain. It is evident that certain decks are in need of repair and, in some cases, are dangerous in their existing conditions. No new decks may be installed without submitting written plans to the Board of Trustees for review and approval in writing.
| Bob’s Home Maintenance | Bob Bersch | (609) 259-3472 |
| Professional Maint. Plus | Chris Kosty | (732) 381-4646 |
Fencing: The wooden fencing and the wooden lanai is the homeowner’s responsibility.
| American Fence Systems | Jesus Molina | (732) 442-0440 |
| Blackstone Lumber | (732) 821-1761 (South Brunswick) | |
| Professional Maint. Plus | Chris Kosty | (732) 381-4646 |
| Rutgers Fence | Bob | (732) 294-9410 |
| The Home Depot Milltown | (732) 432-0500 (Milltown) |
Brickwork: The brickwork on the unit, as well as the front stairs to some units and the concrete at the front entrance, as well as the concrete apron outside the garage door, is the homeowner’s responsibility.
| Harval General Contracting | Marc Brien | (201) 672-5248 |
| Professional Manta. Plus | Chris Kosty | (732) 381-4646 |
| Tomaselli & Son | Sal Tomaselli | (732) 297-4815 |
Garage Doors: The garage doors are the homeowner’s responsibility. They may be replaced with doors that are insulated and maintenance free as long as the color of the door is the same dark brown color and the style of the door is the same as the others in the community.
| Edison Overhead Doors | (732) 985-2100 |
| Neptune Door Co. | (732) 922-4626 |
| Overhead Door Company | (800) 722-5785 |
| Petra Overhead Doors Co | (732) 721-3319 |
Chimney Cleaning/Cap Replacement: The chimney should be cleaned after burning a cord of wood in order to avoid a chimney fire. It is also evident that the chimney caps are rusting, and many have been reported to be leaking. These should be inspected and replaced as necessary.
| All American Chimney | Dennis Kuhn | (201) 927-3899 |
| Chelsea Chimney Sweep | (908) 283-2624 | |
| Complete Fireplace Service | David Walker | (732) 866-4101 |
| Homestead Chimney Inc | Robb Stasyshyn | (800) 242-7668 |
Roofing: The roof over your home is the homeowner’s responsibility. Many of the homes are showing signs of premature shingle failure, and approximately 10 units have been re-roofed. The shingles look like “potato chips” the way they are curling up. If you re-roof your unit, the contractor that you use may be able to get a credit or refund for you because of this premature shingle failure. The shingles are manufactured by GAF, and replacement shingles should match the color of the existing shingles on your roof. Management has a color sample of these shingles in their offices. Contact EPM if you need assistance in matching the color.
| Aiese Contracting Corp | Lou Aiese | (732) 290-1333 |
| Bell Roofing | Rich Calisti | (609) 588-8332 |
| Professional Maint. Plus | Chris Kosty | (732) 381-4646 |
| Thermo Side | (609) 228-4686 |
Siding: Prior to painting the unit, any siding that may be rotted, cracked or warped should be repaired or replaced as necessary. It should also be powerwashed prior to painting/staining in order to remove mildew and stain. Stainable caulking should be applied where necessary at minor cracks and around joints, windows and doors, and all nails that have popped should be re-nailed.
| Bell Roofing | Rich Calisti | (609) 588 5700 |
| Bob’s Home Maint. | Bob Bersch | (609) 259-3472 |
| Professional Exteriors | Gus Revuelta | (732) 288-9512 |
| Professional Maint. Plus | Chris Kosty | (732) 381-4646 |
| Thermo Siding | Lester Krol | (609) 228-4686 |
| Times Siding | Dean Carman | (732) 269-4740 |
Windows: The windows in the community are the owner’s responsibility. They may either be replaced as an entire unit for more energy efficiency, or the glass may be replaced due to the seals being worn and creating moisture between the two panes of glass. Replacement windows must be approved by the Board of Trustees in writing and must match the existing windows in the community.
| Blackstone Lumber | Steve Charney | (732) 254-5550 (East Brunswick) |
| Windows & Doors Galore | David Sengi | (609) 581-1740 |
Glass Replacement:
| Ben Franklin Glass | (732) 249-1223 (Somerset) |
| Bumper’s Glass | (732) 846-9385 (New Brunswick) |
Painting: It is recommended that the exteriors of the homes are painted every three years. Powerwashing is recommended prior to painting, and two coats of stain will protect the siding which will lead to the avoidance of premature replacement.
| A+ Painting | Ken Addone | (908) 246-0796 |
| Accent Painting | (908) 914-8895 | |
| All Seasons Painting | AI Ossanna | (908) 821-7247 |
| Professional Touch | Gene Francisco | (908) 263-1510 |
Gutters/Leaders: Inspections have identified that many gutters have come loose from the fascia boards, or need to be re-strapped, or the leader has pulled away from the building and needs to be re-strapped, or the elbow at the bottom is missing. Gutters should also be cleaned out every fall in order to prevent ice-damming in the winter.
| Bradley Gutters | (732) 238-2727 |
| Flow Rite | (732) 257-3221 |
| Jay Kay Gutters | (732) 794-3172 |
| My Gutterman | (800) 750-1085 |
| Stormmaster | (732) 521-4989 |
General Exterior Carpentry: General wood replacement, deck repair/replacement
| Professional Maint Plus | Chris Kosty | (732) 381-4646 |
| RTB Contracting | Robert Bridgman | (732) 388-1333 |
| The Final Touch | Barb Comuntzis | (800) 438-0319 |
Plumbing: The homes in our community are at the age where the hot water heater should be carefully checked for rusting. If it rusts through, your home will be flooded, and your personal belongings will suffer severe water damage.
| Dale’s Plumbing & Heating | (732) 238-8788 (East Brunswick) |
| Jack Dolan & Sons | (732) 247-2763 |
| RupCoe Plumbing & Heating | (732) 545-7999 (New Brunswick) |
Many of the contractors listed above will provide discount for the use of their services to Riverbend owners. The contractor you use is your choice. These are suggestions only.
August 2002 Newsletter Contents
The Drought & Water Restrictions
Unfortunately, we are under water restrictions as mandated by the State. We are only able to water every other day, and with no rain, the lawns and shrubbery are suffering. The sprinklers are meant to compliment the rain, and unfortunately, are unable to cope with this hot weather. Please try to stay off the lawns to avoid any further stress to them. Report any sprinkler heads that may be broken in your area. Lastly, the shrubbery in front of your home would be very thankful for any water that you can offer them, especially during this hot weather.
Obviously, no new shrubbery will be planted now. Fall plantings may be postponed as the shrubbery in the nurseries now has been subjected to extreme heat stress, and in all likelihood will not be healthy specimens. However, we will evaluate this further when the weather cools down.
August 2002 Newsletter Contents
Important Phone Numbers
| E.P.M. | (732) 821-3224 |
| Ans. Service | (908) 806-3823 |
| PSE&G | (800) 436-7734 |
| Police | 911 |
| Fire | 911 |
| Rescue | 911 |
| Cable Co. | (800) 333-4857 |
| Water Co. | (732) 247-0922 |
| Township Municipal Offices | (732) 247-0922 |
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