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The current deck staining program is to service the decks every two years. This work is done under “commercial specifications”, which means industrial power washing with water and then a clear coat product is spray-applied. The deck boards are then rolled to even out the application, but not the handrails and pickets/ballasts. Some of the new decks did receive a “conditioner” coat, in the first year, prior to the “regular” coat in year two. The conditioner is applied without the need of power-washing.

FAQ #2 Can you clarify why we don’t increase (or decrease) the frequency of deck staining?

The reasons against more frequent staining include:

1.    include costs (about $150-$200 per application)

2.    a concern that a build-up of coating could occur (future peeling is one sub-concern, as is the deck getting too dark as dirt gets trapped in between the layers)

3.    the wood is already pressure treated lumber and can’t rot

4.    coatings in the field can’t change the structural qualities of the lumber

The reasons against less frequent staining include:

1.    cosmetic concerns over the “bleached-out” look of sun damage

2.    excessive twisting and excessive splinters

3.    infrequent deck inspections allowing problems to go unnoticed

FAQ #3 What is the collection policy for condo fees?

To clarify the process to all owners, the current collection policy is as follows:

Condo fees due 1^st of each month

Late fees added 15^th of each month

Late fee amount $25 on open balances

Statements mailed 16^th-20^th of each month (only past due statements)

Attorney involved After 60 days past due

Note that the collection process includes administrative charges AND legal fees, both of which are added to the unpaid condo fees and late charges. If you have any open accounting question, please contact Sterling Services, Inc., in writing, immediately.

FAQ #4 How can I pay my condo fees?

You can pay manually or electronically. Please contact Sterling Services Inc. directly for the needed authorization form or download it here. (Requires Adobe Acrobat).

When you pay manually, the standard process is to mail in your coupon, which is supplied by the Association, through the management company. Once the new condo fees are determined by the Board of Trustees, Sterling will order and mail out the coupons for new fiscal year. The new fiscal years starts each April.

FAQ #5 What upgrades can I make to the exterior of my home?

Please check web site for the most current answer to this important question. However, as of early 2002, the following upgrades have specifications and regulations that must have board approval:

- satellite dishes

- storm doors

- gutters

- deck gates

- landscaping requests beyond simply adding flowers

FAQ #7 Why do some owners pay a higher (or lower) condo fee?

The monthly condo fee is determined by multiplying the annual budget by each owner’s beneficial interest in the condominium association, which is then paid monthly.

What is beneficial interest and how is it determined? Each owner co-owns the common areas. Everyone’s interest, together, equals 100%.

The developer, in the master deed section of the legal condominium documents, assigns a beneficial interest to each unit to “fairly” divide out that 100%. While square footage is a general guide, it is only a guide, as the developer could perceive that location, orientation to the sun, and/or other factors beyond strict square footage calculations should be part of the final determination of beneficial interest. As it takes 100% approval of the owners to change beneficial interest calculations, it is practically impossible to re-set the final beneficial table included in the final master deed.

FAQ #8 Can I volunteer even though I don’t want to be a trustee?

Yes! Not everyone has the interest and/or time to be a trustee. However, there are dozen of owners that can contribute something to the community. A short list of ways to help in you r community includes, but not limited to, joining a sub-committee in your area of special interest (i.e., finance, rules, landscaping, etc.), submitting article ideas for the newsletter, helping with the web site, or even helping with the annual summer social.

Please visit the web-site at least once a month for ideas and new information.

FAQ #9 What are the service levels for snow plowing?

Just like the comments about the deck staining, the snow plowing services are commercial quality. The vendor, Groundskeeper, is contracted to keep the main aisles open during the snow storms. After the storm, their trucks come back to clear each driveway, once per normal storm. In blizzard situations, multiple driveway plowing and some loader use are likely.

Please note that the snow stakes are only important in the beginning of each winter season, as the snow drifts become the marker after a few good snow storms.

Please also note a few other related facts.

The town currently plows the main road.
The condo association does NOT shovel the wooden decks
The condo association does NOT shove the concrete stairs.
The contractor obligation is to get within 3 feet of each garage door. While they may get closer in some driveways, there will always be some snow left in front of each garage door.
The contract is “a la carte”, which means the association pays per service. Thus whenever possible, service levels are customized by the Trustees to reduce costs. One example could include skipping an automatic sanding when “warm” weather is predicted.

FAQ #10 Where can my visitors Park?

All units have 1 outside space for visitors and 1-2 inside spaces. If you have guests that will be staying overnight we have visitor parking available. Please instruct your guests to put a piece of paper on their dashboard indicating who they are going to see, address and the date. If your visitors require longer term parking (1-2 Weeks) you must notify the management company. Failure to abide by these rules will subject vehicles to towing at owner expense.

FAQ #11 What are the rules pertaining to trash pickup?

1) ORANGE ASHLAND TOWN TRASH BAGS ARE NOW REQUIRED .

2) DO NOT PUT TRASH OUT THE NIGHT BEFORE.

3) TIE ALL TRASH BAGS SECURELY (NO OPEN BAGS.)

4) CARDBOARD BOXES CANNOT BE USED FOR TRASH CONTAINERS.

5) CARDBOARD MUST BE BROKEN DOWN INTO 3 x 3 FOR RECYCLING.

6) RECYCLING IS NOW EVERY WEEK. MUST BE SEPARATED FROM TRASH PILES.

7) "BULKY ITEMS" REQUIRE A CALL TO WASTE MANAGEMENT AT 800-545-4560.

8) PLEASE RETRIEVE YOUR BARRELS & BINS PROMPTLY, AND PUT YOUR UNIT ON THEM.

9) PLEASE REMEMBER THAT TIRES, TV'S, MONITORS AND COMPUTERS AREN'T ALLOWED IN THE ORANGE TRASH BAGS. THESE ITEMS WILL NOT BE PICKED UP.

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