December 2006 Newsletter
The Riverbend At Hidden Lake Homeowner’s 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 December 2006 edition.
Annual Election Meeting Update
Community Pride
2007 Budget and Coupons
Children Playing in the Courts
Playground
Attached
Tree Pruning/Removal
Happy Holiday Season
Riverbend Townhouse Owners Association
Annual Election Meeting Update
The Annual Meeting was held on Tuesday, November 13th. In addition to presentations and discussions on issues facing the community, an election was held for an open Board position Celestine Grimes was re-elected to the Riverbend Board for a three year term.
The Meeting was sparsely attended this year. Not that there has been massive attendance in the past, but this year was one of the lowest attended meetings ever. The Board is looking for suggestions from the Riverbend community on what we can do to increase our participation at the Meeting. In order to have a valid meeting/election, according to our covenants, we need to reach a quorum. We have not achieved that at the meeting, so we have mailed out follow up mailings to reach our required number. All of that has come at an additional cost.
For the 90% of you homeowners that choose not to attend the Annual Meeting, we’re asking for your thoughts on what it would take to get you to come to the meeting. Please take a few minutes to think about it and then tell a Board Member or send a note to the EPM office. Everyone would appreciate it.
December 2006 Newsletter Contents
Community Pride
Both management and the Board of Trustees, who are your fellow homeowners, perform ongoing communitywide inspections. Concern has been raised that some owners are ignoring the community rules, or feel that they don’t apply to them. Community rules or for every owner’s protection in order to preserve our property values. Some of the issues that have come to our attention are:
- garbage cans are being stored outside, they must be kept inside your garage;
- empty flowerpots by front doors, garage doors or in common flower beds, these should all be cleaned out of dead plant material and stored in your garage were inside your private backyard area;
- artificial decorative flowers are not permitted to be displayed outside of your privacy area, they must be removed from all common areas to include front and rear beds, and on the sides of or in front of garage doors;
- firewood may not be stored in any front or rear beds. The only place to store firewood is inside your privacy area or in a firewood ring on the slab at the entrance to your home by your front door.
- Construction wood for siding replacement cannot be stored on the exterior of your home except within your private backyard area.
- Halloween decorations are still being displayed, tasteful holiday decorations are permitted to be displayed 30 days before the holiday and must be removed 15 days after the holiday;
- U.S. flags — patriotism is wonderful, however, it is disrespectful to the flag to hang it in a faded or tattered condition. In addition, the flags overhanging over the court roads, are going to present a problem for snow removal. We are requesting that these flags be removed and re-installed hanging in your back-yard privacy area. The association and its snow removal contractor will not assume any responsibility for flags are damaged by the snowplows or front end loaders that maybe used during snow removal service.
- Hoses stored outside your privacy area are not permitted. Please store these hoses for the winter inside your garage or privacy areas. Remember to winterize yours spigots.
- If you notice that any walkway light in your area has been vandalized or is out, please report it to management. As community residents, please be vigilant in looking out for individuals that may be responsible for damage to our property. Remember that walkway lights are tested and the bulbs replaced once a month in order to keep our budget in line. If a light goes out near your home, report it and be patient. The bulb could take as long as a month to be replaced.
- Signs are not permitted in the community. This includes owners names being displayed on doors and gates.
- “For Sale” signs and realtor “Open House” signs are not permitted to be displayed anywhere on the outside of your home or on the common property. Signs are permitted to be displayed inside your window, only.
- The community is 25+ years old. Fences, siding, gutters and leaders need replacement. Please take a good look at the exterior of your home and be proactive. Don’t wait for an association letter giving you a deadline to have the necessary done by.
- Pick up newspapers, flyers, telephone books etc. that are dropped off at either your front door area or garage doors. This is often an indicator to burglars that you’re on vacation, leaving your home vulnerable to possible burglaries. We are amazed to even see UPS and other delivered packages lying by front doors for weeks and sometimes months!
- Sided homes have a beautiful look, however, in order to keep them in top condition, they must be maintained. Siding must be replaced, and sometimes renailed. Staining must be done every 3-4 years with 2 coats of stain. If you try to save money by doing it less often, you’ll end up paying much more, as the results will be the need to replace the siding in total. There are people in the community who can validate this information as this has happened to them.
- Downspout extensions must be dark brown to match the others in the community. You are not permitted to extend your downspout’s to allow this water to run off on sidewalks or the roads. This will cause a hazardous condition during the winter causing ice to form. Accidents that occur due to this can become the homeowner’s responsibility. Make sure that you carry liability insurance personally.
- Radon remediation piping that is visible from the exterior MUST be painted dark brown or match the color of your siding.
- Dryer vents must also match the siding. White vents are not permitted.
- Our Governing Documents to no permit ANY exterior changes to the homes without written approval from the Architectural Committee and the Board of Trustees prior to making any change. The Board has taken legal action against owners who have gone ahead and made changes without prior approval. Do not take a chance — apply for approval first. The Board members are reasonable and many changes have been approved, however, you are required to get written approval first.
December 2006 Newsletter Contents
2007 Budget and Coupons
We are pleased to advise that the 2007 budget reflects a $10 increase. Therefore, your monthly fee starting January 1, 2007 will remain at $185.00 per month. New coupon books were mailed to each owner recently. Please remember to include the coupon with your monthly payment check. Checks cannot be accepted in the management office, please do not drop off any payments there. Electronic Funds Transfer (EFT) is available should you wish to ensure that your payment is always on time and no late fees will be assessed. Many residents in the community have opted to use this method of payment. Please be reminded that should this winter be snowy requiring extensive snow clearance, a snow assessment may become necessary after the winter. We hope not!
December 2006 Newsletter Contents
Children Playing in the Courts
There are a number of new residents in the community whom we welcome to our neighborhood! As a reminder to all residents, the community does not allow children to play in the 13 courts of the community. This includes ball games, riding bikes, skateboarding etc. This is very dangerous to the safety and well being of our young residents. PLEASE let your children know (both younger and older) that this is not permitted. In addition the community walkways are for pedestrian traffic only. Please do not bike ride or skateboard on the walks.
December 2006 Newsletter Contents
Playground
We are pleased to advise that next summer the community will have new playground equipment. The equipment will cater to younger children up to 8 years old. We hope to have the new play equipment installed by the summer of 2007.
December 2006 Newsletter Contents
Attached
Attached you will find a listing of contractors that have been used by other residents in the community. These are offered as a suggestion only. Should you choose to use them, you should interview them, obtain competitive bids, check their insurance coverage and interview them yourselves. Remember to obtain building permits when you embark on renovations. The association assumes no responsibility regarding your satisfaction with their services. If you have used a contractor that you were happy with and want to share their name with other owners in the community, please feel free to submit the information to management.
December 2006 Newsletter Contents
Tree Pruning/Removal
Unfortunately the time has come to take some serious action as it relates to the association’s trees. We have had 4 tree experts look at the trees that are on our property. Each of these arborists has agreed that many of the trees on our property are not the appropriate species for the locations they have been planted in. These trees were originally planted by the developer’s landscaper as part of the construction of Riverbend. This has resulted in a number concerns —roots that are lifting up the sidewalks and creating trip hazards and damaging the irrigation system and interfering with the lawn growth; large trees that are planted too close to homes. Most of these trees have a very shallow root system and present a potential danger to residents and homes.
Although these trees add beauty to our community, your Board of Trustees must take these warnings seriously and as a result about $50,000 worth of tree work has been proposed for our community. We are in the process of negotiating a better price with these contractors, and if this work is performed during the winter months, the cost may also be more favorable to the association.
It is your Board’s intent to have this work done in phases over a few years. The first phase will include the removal of the most hazardous of these trees.
We have noted during our inspections that a number of homes have very large trees within their private back yards. These trees hang over neighbors homes and present a liability to the owners whose yards they are growing in. We would like to recommend that if this applies to you, you may be interested in contacting Tree Tech, the contractor who will be doing this tree work for the association. We are confident that you will get a fair price for having this work done while they are on site working for the association. The number for Tree Tech is (908) 781-5616. Don’t miss the opportunity to “piggy back” your work with the association’s at a reduced rate.
December 2006 Newsletter Contents
Happy Holiday Season
The Board and management would like to wish you all a happy, healthy and safe holiday season and all the best for 2007.
December 2006 Newsletter Contents
Riverbend Townhouse Owners Association
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 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 Janic | (732) 821-5526 |
| Tamke Tree | David Cohn | (800) 822-3537 |
| Tree Tech | William Moates | (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 | (732) 297-1244 | |
| Fama Landscaping | Louis Fama | (732) 545-8070 |
| Green Thumb Services | Joe Bianco | (732) 297-3333 |
| Growing Concern | Mark Janic | (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 |
Fencing: The wooden fencing and the wooden lanai is the homeowner’s responsibility.
| American Fence Systems | Jesus Molina | (732) 442-0440 |
| Blackstone Lumber | South Brunswick | (732) 821-1761 |
| Professional Maint. Plus | Chris Kosty | (732) 381-4646 |
| Rutgers Fence | Bob | (732) 294-9410 |
| The Home Depot | Milltown | (732) 432-0500 |
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 Maint. 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 | (732) 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 |
| National Roofing | KC Kloda | (609) 771-4200 |
| Thermo Side | (609) 228-4686 |
Siding: Prior to painting of the unit any siding that may be rotted, cracked or warped should be repaired/replaced as necessary. It should also be power washed 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.
| National Roofing | KC Kloda | (609) 771-4200 |
| Bob’s Home Maint | Bob Bersch | (609) 259-3472 |
| Professional Exteriors | Gus Revuelta | (732) 288-9512 |
| 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 be a close match to the existing windows in the community.
| Blackstone Lumber (East Brunswick) |
Steve Charney | (732) 254-5550 |
| Windows & Doors Galore | David Sensi | (609) 581-1740 |
| GLASS REPLACEMENT | ||
| Ben Franklin Glass | Somerset | (732) 249-1223 |
| Bumper’s Glass | New Brunswick | (732) 846-9385 |
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 | (732) 246-0796 |
| Accent Painting | (732) 914-8895 | |
| All Seasons Painting | AI Ossanna | (732) 821-7247 |
| Professional Touch | Gene Francisco | (732) 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.
| 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 | East Brunswick | (732) 238-8788 |
| Jack Dolan & Sons | (732) 247-2763 | |
| RupCoe Plumbing & Heating | New Brunswick | (732) 545-7999 |
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.
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