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June 26, 2009
THE WOODS JUNE NEWSLETTER 2009
THE WOODS JUNE NEWSLETTER 2009
service@woodsresort.net 802-422-3100
________________________________________________________________________________________________________________________________________________
2009/2010 Capital Projects
Cluster Units – Repair of the Stucco siding is slowly progressing in B Cluster and will then move on to C Cluster. Wet weather has delayed some work.
Village Units – Window replacement is complete in several units and we are now identifying the next priorities based on structural damage and need. We will most likely not order and install any more windows until the fall but in the mean time, please let us know if you believe you have a faulty window or slider. Recently, several owners reported problems with their sliders and we have been able to repair and adjust the existing door without needing to replace it at this time.
Water System – Work has begun testing and replacing components of the automatic control systems for filling the holding tanks. In July we should be ordering manhole extensions and locking lids for improved holding tank access to meet state requirements.
Kohl / Madowitz Lawsuit
As reported last month, there is no update regarding this lawsuit. We are waiting for the Vermont Supreme Court to review the briefs submitted and schedule Oral Argument. There could easily be several months or more delay based on the Court’s case load before this takes place. Please do not hesitate to direct any questions regarding this litigation to the Association Board of Directors or General Manager.
Maintenance/Grounds
June has been a wet month with very unsettled weather. We have maintained our mowing schedule but have also had more “rain days” off than we would have liked.
Rear decks on all of the Cluster units have been pressure washed and we hope to stain them in the next month or two as part of the Cluster siding and painting capital project. Rear Village decks and cement patios will be washed in the next several weeks and we will also stain those decks as needed. Village decks were all stained as part of the Village capital project four years ago and are in overall better condition than the Cluster decks.
Repairs were completed on the cracks in one of our underground 10,000 gallon fiberglass water system holding tanks. It is one of two of our six tanks that have issues and we are getting an engineering study and costs to eventually replace them.
Boiler Room Burner Cleaning and Maintenance – Many owners have taken advantage of the contract rate we have of $115 for cleaning the burners on both the unit heating system boiler and hot water heater by a licensed propane service technician. We strongly recommend that if you have not had this service performed in the past two years that you have it done. We are finding that most burners have not been serviced in many years and are extremely dirty and inefficient. We have also uncovered several systems that needed additional repairs for both safety and efficiency. Our contract rate is a very good value and may not be available as we get closer to the heating season.
Rear Deck Expansions
Two Cluster Unit Owners have submitted requests to The Woods Board of Directors for permission to replace the decks behind their units with new larger decks at their expense. The Board has reviewed each request and our attorney has prepared an Easement Agreement allowing the owners to construct the larger decks. Enlarging a deck involves expanding onto “common property” and each request is reviewed independently. The Board has established design and construction guidelines which must be followed as part of the agreement. A “NOTICE” regarding the Easement Agreement is enclosed.
Water Quality Report
Enclosed is the 2008 Consumer Confidence Water Quality Report for The Woods Homeowners Association. We are fortunate to have a very good water source and our water quality continues to be excellent. Although we perform the daily operation and maintenance for our system, TPW Management has been the state licensed operator of the system since taking over from Wise Vacations and the report comes from them. If you have any questions please call us or TPW. The state mandated upgrades we are making to the system are related to improving the distribution system to prevent future problems and do not reflect upon the current quality of the water.
Spa
May was an extremely soft month for Spa revenues and we continue to look for ways to trim costs and bring in business. June, although not strong appears to be better than last year and we hope we can continue to improve revenues despite a down turn in visits to the area and continued worries about the economy.
Spa Summer Hours
Sundays: 9:00am-5:00pm
Mon-Fri: 8:00am-6:00pm
Saturdays: 8:00am-8:00pm
Financial Update through May of 2009
|
INCOME |
Fiscal YTD |
Budget |
Last year |
|
Operating Income (less Spa) |
$66,239.38 |
$65,909.39 |
$69,142.93 |
|
Non-operating Income (interest & dividends) |
$64.50 |
$575.00 |
$1,617.81 |
|
Spa Income |
$5,812.40 |
$6,175.00 |
$9,694 |
|
Net In-Unit Service Income |
$553.19 |
$600.00 |
$198.54 |
|
Total Income |
$72,669.47 |
$73,259.39 |
$80,653.28 |
|
EXPENSE |
|||
|
Spa Expense |
$12,333.32 |
$13,616.63 |
$15,,376.38 |
|
Terra Median Expense |
$12,447.29 |
$13,923.02 |
$16,859.88 |
|
Maintenance/Grounds Expense |
$15,031.93 |
$16,876.80 |
$19,501.25 |
|
General & Administrative Expense |
$23,421.41 |
$26,306.40 |
$25,752.14 |
|
Non-operating Expense (legal) |
$1,427.25 |
$4,166.67 |
$12,147.46 |
|
Total Expense |
$64,661.20 |
$74,889.52 |
$89,637.11 |
|
Net Income |
$8,008.27 |
($1,630.13) |
($8,983.83) |
We are only one month into our current fiscal year and it is too soon to draw any conclusions regarding this years expenses. We will continue to seek operating efficiencies while continuing on a path of steady improvements to the buildings and grounds. Unexpected expenses and timing issues can and will skew our performance to budget at any one time.
NOTICE
Upon receiving requests from several Woods Homeowners, The Board of Directors for The Homeowners Association has decided to review individual requests for Cluster rear deck expansions and if appropriate grant an Easement for an individual Owner to replace his/her existing deck with a new larger deck.
The existing deck is Limited Common Area and the new deck will be Limited Common Area, which is defined as part of the Common Areas and Facilities under the Revised Declaration and the existing deck and the land upon which it sits and the new deck location are Common Areas and Facilities as defined in the Revised Declaration.
Pursuant to Section 7.02 of the Revised Declaration, the Association Board of Directors, acting as a Review Board, may authorize alteration or improvement to Limited Common Areas and Common Areas and Facilities without approval of the Association Members as otherwise required, if the Review Board determines that the improvements represented by the New Decks are not material, will result in no material adverse impact on the use and enjoyment of the Units, Common Areas and Facilities, Commercial Units and Commercial Common Areas and the procedures and standards of Article VII of the Revised Declaration are otherwise met.
The deck replacements must also meet design and construction standards established by the Board of Directors to be consistent with existing design, color and construction quality and all relevant state and local codes.
June 26, 2009
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