re: attic in the garage??
Lopez recently wrote about insulating the above-garage space. I’ve thought from time to time about making better use of that space. While those plans didn’t include insulation I’ll share some stuff I’ve discovered. Depending on the style of your home this may or may not apply.
My space is trussed; the trusses are low and spaced such that there really isn’t much open, useful space relative to the work involved in reaching it. To ‘floor’ it would mean doing it in pieces, I can’t see getting regular 4×8 sheets up there. Then there’s the question of weight. The ceiling of the garage doesn’t seem designed to support much weight (but I’m no structural engineer, either).
It appears that some models share above-garage space with their neighbors. If that’s you then it calls for walling off your space as well.
So, for me at least, making that space useful seems like more trouble than it’s worth.
I work in my garage year-round and it can get chilly. A while back I swapped out my stock garage door for a high-quality triple-layer steel door with a foam core. Between the R-value of the door, the excellent fit and the weather stripping, the space is the warmest it’s ever been. It even stays noticeably cooler in the summer.
attic in the garage??
Has anybody been able to successfully insulate the attic that’s above the garage.??? what kind of insulation was used and are you keeping mind that this space needs to be ventilated or else you have the possibility of condensation that will then rotten wood on the surroundings and the roof???? any comments would be greatly appreciated..
Congratulations
Congratulations to incumbent Celestine Grimes on her recent re-election to the Board.
Uncertainty
Well, I attended the meeting, talked some and cast my vote. I haven’t heard a single word since.
All I can guess is that it’s the same situation as last time: no quorum, even with proxies, and so no outcome.
I can understand that I haven’t received a new proxy. After all, my household’s vote is in. What I can’t understand not being kept abreast of the status.
Trick or Treat
Halloween 09
As you can see from our picture., we were all dressed up for Halloween and ready to go trick or treating. We had a great time! There were about 20 kids from the neighborhood that went trick or treating with us. It was pretty great to see so many children ranging from the age of 2-10 that got together with their family. A lot of the residence were surprised to see such a large group of kids/parents out for Halloween. We would love to make this an annual event, and maybe later down the road make a parade for other residence that live in Riverbend (just and idea).
On a bitter note, not everything went according to plan…we left some candy out in some bowls (we have done this for the past three years and never had a problem). And when we came back from trick or treating with the kids, not only was all the candy gone, but so were the bowls they were in. Thank goodness I didn’t spend a lot on those bowls, but it is the fact of the matter that they took it.
We noticed on Friday that there was security around, but on Halloween, we did not see any. We also noticed two teenage boys that were not in costume, with book bags, walking around and taking candy from houses that would leave the candy outside (no big deal) till we noticed that they weren’t from our complex (while heading out for dinner). We don’t have a problem with other kids coming from other neighborhoods (the more the merrier), and we are not saying that they took anything from us, but who is to say that there isn’t vandalism coming from other neighboring kids. Just something we think all residents should be on the look out for this type of behavior (for the future)…..
Annual Meeting Announced
The Annual/Election Meeting of the Riverbend Townhouse Owner’s Association will be held on Wednesday, November 4, 2009, at the North Brunswick Municipal Complex, Court House, located on Hermann Road, North Brunswick. The meeting will start at 7:00 P.M.
The primary purpose of this meeting is to elect one (1) members to our Board for a term of three (3) years. Currently there are two (2) homeowners running for this open position and their resumes are included herein. In addition, the 2010 budget will be presented to the community which reflects no increase for the coming year. There has been no increase in the monthly fee for 4 years despite the state of our economy and the community improvements that were recently completed. We believe this reflects a diligent Board and management company working for our community.
It is important that you take an active role and participate in this meeting by supporting the person whom you feel will be responsible and effective in the process of managing our community association.
Voting will take place by proxy/absentee ballot if you are unable to attend the meeting and by ballot at the Annual meeting. If you plan on attending the Annual meeting, you will be given a ballot when you sign in. For those who are not able to attend the Annual/Election meeting, enclosed please find an official Proxy to record your vote. Please return the proxy by November 2, 2009, in order to be a valid proxy. Please note that only owners in good standing (with no outstanding dues) are eligible to vote in this election.
We look forward to seeing you at the meeting.
Very truly yours,
Board of Trustees
Riverbend Townhouse Owner’s Association
Enclosures:
Administrator Note: This site is, of course, available on the public Internet and so the candidate resumes are deliberately omitted from this article to protect candidate privacy. Mail your proxy, if you don’t plan to attend the meeting (but you just know you should, right?), to
Executive Property Management
4-08 Towne Center Drive
North Brunswick, NJ 08902
Announcing My Candidacy
I’ve just now FAXed my resume to the Riverbend Nominating Committee announcing my candidacy for the Board up for election at this year’s Annual Meeting. So I guess it’s official: I’m running again.
Some may recall my late announcement last year. (You can refresh your memory here, here and here.) When I learned that only one had announced candidacy I went into full reactionary mode and announced myself – after the deadline. Due to lateness my resume was not distributed. That is, until the election stalled for lack of homeowner participation!
Mark your calendar and attend the meeting Wednesday, November 4. Hear for yourself what’s going on around Riverbend, meet the Board and your neighbors, speak up and take a more active role in your community.
Look for my resume – along with those of any other candidates – in your mail in the coming weeks.
I hope that you’ll consider supporting me with your vote!
Tonight’s Board Meeting
Lately I’ve been attending the Board meetings. I’ve not got the time to make a more comprehensive report right now but I do have some news to share.
It was mentioned by the Board that the monthly Homeowners’ Fee will remain unchanged through the next fiscal year.
I find it kind of astounding that while the cost of nearly everything else has risen dramatically, our fees have remained flat for this long. You may recall that the last increase was announced way back in November 2006.
Can’t get grass to grow :(
I’m a bit disappointed because at the beginning of the summer we attempted to get some grass growing in the front of our property. Sure it’s common area, but if the landscapers are not doing anything about it then we decided to do something. First we tried that spot treatment stuff, that comes in a shake-jug. Didn’t work so well. Then we decided to go the see route. Jason (my boyfriend and owner of #97) spent a whole bunch of time prepping and raking up the area and then applying the seed. We watered it every morning and night.. and just when we start to see some results to just kinda fizzled (not literally) and disappeared. Guess we’ll try again next summer! Any suggestions or advice would be appreciated.
We also plan to do a bit more to the back (side) yard area. We looked into having a tree cut down whose roots are taking over the potential flowerbed, but it was way too pricey and plus I like the shade it provides to the house. So maybe we’ll call up the landscapers to see what they can do about minimizing the roots(?) and plant some pretty shade-loving plants for next summer.
Board Meeting
The Riverbend Board met Tuesday, July 21 at the EPM office. I strode into the meeting room a few minutes late but as it turned out it didn’t matter; I was turned away. There was apparently some business being discussed – the lawyer was present – that wasn’t for the ears of mere homeowners. I returned some time later to find two representatives from Growing Concern, our contracted landscaper, in the waiting area. The Board, behind now-closed doors, was keeping them waiting as well. At around 7pm, a full hour past the scheduled start time (and a half-hour late for Growing Concern’s appointment) the lawyer left and we filed in. It’s worth noting that Harrison left at that point, begging off for another appointment. I didn’t see Toni at all. The remaining three Board members were present, as was Janice (EPM). There were no homeowners besides myself.
Discussion began with the folks from Growing Concern.
- Concerns were expressed about the shrub pruning schedule. The problems apparently went back to June when pruning activities kicked off on the opposite side of the community than is usual. It was pointed out that the weather was a big factor - we had an awful lot of rain in June.
- Problems with light sensors were noted. Some are obscured, causing the lights to trigger at inappropriate times. They’ll be looked at and corrected.
- The irrigation system was enabled at the start of the season, as usual. Following complaints and subsequent investigation, Growing Concern found the system shut down. It’s been corrected.
- The Board suggested to Growing Concern that they contact individual homeowners regarding needed work within their private property boundaries (i.e. not common property). Growing Concern requested permission to use homeowner contact information for this purpose, and the Board agreed to supply it. It’s worth noting Growing Concerns’ terms for this kind of work. They will expect full payment in advance of starting the work. They cited that they cannot afford to chase delinquent payments. Finally, work performed for individuals in this manner (if any) will be carried out by alternate staff so that homeowners will not be able to claim that association fees are being used to benefit individual homeowners. (Ah, the ancient and honored business art of covering one’s ass lives on!)
- The Board notes that they’ve observed that some homeowners have taken on some cleanup and pruning for themselves – both in common areas and on their own property – and in some cases are leaving their trimmings for Growing Concern to pick up.
- The Board cautioned Growing Concern about snow removal, citing the need to care for our new plantings by the entrances.
- The Board will be requesting bids for additional irrigation to be installed to support those new plantings. Current irrigation is manual.
- One year remains in Growing Concern’s current contract.
- The Board brought a number of homeowner concerns, as expressed in letters written to the Board, to Growing Concern’s attention. I don’t see the need mention individuals in this forum.
By then Mike (I missed his last name and company), who performed the work on our new entrances, was present. Growing Concern left.
- The shale content of the soil, worse than anticipated, contributed to time and cost overruns. The company is absorbing the cost and the Association will not be charged.
- Mike observed that the old work (those wooden ties) had not been set properly at the outset, likely because of the construction difficulties posed by the shale content. The new walls have correct footings as well as at least two buried courses. In some cases the walls have been relocated slightly from the original plan so as to construct them properly.
- About 80 cubic yards of material was removed as part of this project.
- There was some discussion of the buried irrigation discovered during the course of the project, and some is still the subject of investigation (working/not working/salvageable).
- There was some discussion of the need for some additional plantings and/or ground cover. It’s agreed by all that it looks a bit sparse on top. Something will be done, but additional irrigation will also be needed in those areas to support it.
- Mike found evidence of the water feature that was at the west entrance when the community was built. (Almost no one but me remembers when it was operational, and I didn’t live here at the time.)
- In consideration of our budget, Janice recommends deferring additional investment at this time.
- The Board mentioned that they’ve observed kids using the new walls as recreational equipment (skaters, boarders), and they’ve been chased off several times.
- The Board told Mike that all feedback on the project has been positive. I agree – it looks great and really adds value to the community.
Mike left after being paid, followed by some regular business. Some of that was discussion coming out of letters sent to the Board by homeowners but, again, I see no need to mention individuals in this report.
- The ballast in the mini-playground has settled some and there was a proposal to fill it. Discussion ensued as to whether or not the settling is normal (it is), whether there’s a legal need to replace or augment it (there isn’t) or whether it’s okay as is for now (it is). No further action will be taken at this time.
- The evergreen trimming, which takes place every two years, will be due. The proposal to retain the usual company to do it is accepted. It’s noted that their work on our trees has been commended by other experts and their prices have not increased in many years.
- The Board discussed the performance of the company that maintains our sidewalk lighting (by the name of Caveman?). Lately performance has been sub-par, and the Board is wondering whether the company is losing interest in our business. This matter is flagged for follow-up.
- The Board discussed sidewalk maintenance. The original estimate was high (yet was about half of the next-higher estimate), but called for much work that Janice felt was unnecessary (nice-to-have rather than needed to limit liability). The revised estimate, while less than the original, wasn’t enough less – it didn’t agree with the revised square footage estimates. This led to some discussion of basic math, which everyone agreed appeared flawed. Janice was granted authorization to go back to the contractor to renegotiate the cost (downward) on behalf of the Board.
- Janice told the Board that they need to find a solution to making their meetings handicapped-accessible. Meetings are currently held in the EPM office – the second floor with (apparently) no such access. (To me, Title III of the Americans with Disabilities Act seems vague about how the Act applies to a business like a property management agency, but I believe that it could reasonably apply to the public meetings of a homeowners’ board. I think it’ll be interesting to see how this plays out. It sounds expensive. Please note that this is just my opinion; I’m not a lawyer and don’t even play one on TV.) Some discussion ensued but no conclusions were reached.
- The Annual Meeting date was set for November 4, 2009 in the usual place, at the Municipal Complex.
The meeting adjourned.
Please take note that this report is not an official report. I’m merely a homeowner – just like you. I decided one day to take a more active role rather than just complaining. I showed up for the meeting. This report is from my scribbled notes and foggy memory and both are subject to my interpretations.
Nevertheless, unless you show up for yourself, it’s about the best you’re likely to get!
Found!
Found: stone
Yesterday evening I found a large, round stone in front of my home! This no ordinary stone, not by any means. It’s about a foot across, weighing maybe 20 pounds, very symmetrical and very smooth.
I don’t know where it came from, but I have a pretty good idea how it got here. You see, I was out watering plants a bit earlier and I know it wasn’t there then. After the watering, I had been inside for a short time when a small group of youths sauntered by on Riverbend Drive, heading east. Yes, I can identify at least one of the group by their voice. That was approximately 7:30 in the evening. At about 7:40 I spotted the stone.
My guess: these kids stole someone’s decorative stone, got tired of carrying it and deposited it in front of my home. Of course, another explanation is that a dog owner left it there for their dog to pee on, since they seem to love to pee here. But somehow that seems less likely.
I walk the community regularly and I’ve never seen another like it, or else I’d have knocked on your door by now.
Sheesh, and it was just the other night at the board meeting when we all agreed that it seemed as though there was less foot traffic through the community this year. If you know what I mean.
97 Riverbend is getting new windows!
We are taking the plunge and commiting to re-windowing the majority of our house. We’ve only lived in Riverbend since November of 2007 (almost 2 years), but it’s time to stop wasting energy and money and chalk up to the expense of new windows.
We weren’t quite sure what the Riverbend Approval process was, but after we selected the windows and vendor we contacted the Management Group via a letter stating our intentions.
Some of the rules we must follow are:
Replace all Casement windows with Casement windows. We are not allowed to have vertical closure.
The outside color of the window frames must be brown.
Receive approval from the board (or board member).
We are also replacing all 3 sets of sliding glass doors, since we lose a ton of energy through the doors too.
The reason I am posting this information is a) for informative reasons and b) so people can walk on by our place and see the difference.
Window replacements “supposedly” have an 85% ROI (return on investment) associated with them, as long as you purchase good quality windows.
The windows we have purchased are Marvin Infinity Windows (fiberglass). The installation should occur some time in mid-July over a 2-day period.
Our extra bonus is the $1500 tax credit that the government is providing via the Tax Act 2009!
Feel free to respond with any questions you may have.
My best, Christine
Board Meeting
I attended the Board meeting of May 19th and I saw the renderings for the entrance project mentioned in a recent mailing. Wow, the entrances are going to look very nice indeed! I can’t wait to see the work completed.
There weren’t any other homeowners in attendance.
Recent Repaving Damaged By Cold Weather
Brrr… This winter’s been pretty darned cold. But besides the discomfort, now it’s taking a toll on our community infrastructure as well.
Repaving Heaved
A new bump greeted me as I pulled in the other night. As you can see in the first image the recently repaved surface has heaved up above the level of Riverbend Drive, stretching and breaking the seam seal along with it. My guess is that the seam seal lost its integrity (maybe from the recent plowing?) and allowed water from the last snow/rain event to get between the paving and the ground underneath. When the temperatures plummeted the water froze.
Magnitude of Heave
The second image shows the degree of lift – a little more than an inch – in more detail. Because of the angle, it’s easy to misinterpret the image and think that it’s more. So I’ve added a couple of reference lines. That’s a six-inch ruler, and the wood block only serves to keep it from falling over.
I wasn’t particularly thrilled with the quality of the repaving work done in my driveway/court in the first place. Ruts have appeared under the wheels of some cars where they routinely park. I’m no paving engineer, but I would think that the surface should be sufficient to support parked autos without rutting. Or, if this is a characteristic of the thickness or material type we bought, then I’d expect to see ruts all over the place. Neither is the case.
Anyway, I’d expect that come spring the edges will crumble and we’ll have potholes where the repaving meets the street. The same thing is happening on the other side of Riverbend Drive, too, by the way. How are yours?
Stepping Up (more news)
I FAXed my interest in running for a Board position to EPM on the 10th, and this morning they phoned me with their response.
EPM told me that they wanted to wait until the Board next met before responding, and apologized for the delay. The Board’s decided that there will be no additional mailing – the deadline had clearly passed – but that my nomination would be accepted from the floor at the annual meeting. Voting is to take place at that time.
I also learned that in addition to the earlier-announced incumbent and myself, there are apparently two more candidates. No, I don’t know who they are, but because of the way our conversation went I believe that one of the two is also an incumbent. (If that’s true, I think it’d be interesting to learn how they missed their own deadline…) But the bottom line is that my original disappointment is tempered somewhat by the additional interest from other homeowners.
I hope that you’ll support me with your vote on November 6th. Thanks, and I’ll see you at the meeting!
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