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November 28, 2009
November Newsletter
THE WOODS NOVEMBER NEWSLETTER 2009
service@woodsresort.net 802-422-3100
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Fall Homeowners Meeting
The Woods Homeowners Fall Meeting was held on Saturday, November 21 at 3:30 PM in the Terra Median Building. This was an informal, non-voting, informational meeting followed by a social hour. Reports on year to date financials and an operations recap through October 31 were presented. You can find the operations recap and a list of capital projects for possible future consideration posted in the “for owners only section” on our web site, WoodsResort.net.
Kohl / Madowitz Lawsuit
Attorneys for both side presented oral argument to the Vermont Supreme court on November 3. We could now wait for several months before receiving a decision on our appeal.
Maintenance/Grounds
Fall clean up of our grounds is complete although leaves will continue to collect in entryways and other wind protected areas until the snow flies. Our two plow trucks have been oil undercoated to help reduce rust, inspected, serviced, and are ready for winter. In-unit service has been busy installing new fireplace doors in nine units and hanging new flat screen TVs in three units. Please call or e-mail us if you have any maintenance requests.
Owner Address Updates
Thank you to everyone who updated/corrected his or her mailing address, e-mail address, or phone # we have on file. We understand most addresses stay the same but occasionally someone has a change we are not aware of.
Recycling
We have arranged for a co-mingled “single stream” recycling dumpster for the woods and we are in the process of purchasing 14 gallon “curb” recycling bins for each unit. Some additional labor by our grounds staff may be required to collect the recycled materials, but if we achieve a significant level of recycling we should more than offset the expense by lowering our monthly refuse cost. We will be able to recycle clean paper, cardboard, glass, plastic and cans.
Restaurant
We do not have an operator for the restaurant at this time and do not expect to have one for this winter. The TM Vision committee is exploring finding a caterer who will use the restaurant space in the TM building for functions and small events on a regular basis.
Winter Shuttle Service
A new schedule and reservation (pick-up) procedure for this winter was e-mailed to all owners whose e-mails we have on file. We will also place a schedule in each Woods unit and copies are available at The Woods Homeowners Association office.
Spa
Ashiatsu Oriental Bar Therapy® known as “Barefoot Massage” is now available. “Ashi” means foot and “atsu” means pressure. Very deep, soothing strokes are applied by the therapist while supporting themselves with bars suspended from the ceiling. Alison Hans, who has been with us for three years, has successfully completed 25 hours of training and is now fully certified to do this treatment.
Gift certificates are now available for the upcoming holiday season. If you aren’t planning on coming up but would like to purchase one, please call and we will process it immediately and get it into the mail that same day.
Extended weekend hours will start Thanksgiving weekend. We will be open Friday and Saturdays until 8pm.Winter hours Sunday – Thursday: 9am – 8pm, Friday and Saturday 9am -9pm start December 18.
Don’t forget that as a homeowner you get 10% off, and remember to THINK SNOW!
Financial Update through October of 2009
|
INCOME |
Fiscal YTD |
Budget |
Last year |
|
Operating Income (less Spa) |
$395,789.49 |
$395,456.34 |
$415,109.11 |
|
Non-operating Income (interest & dividends) |
$653.83 |
$3,450.00 |
$3,814.28 |
|
Spa Income |
$53,619.05 |
$67,715.00 |
$60,594.61 |
|
Net In-Unit Service Income |
$3,318.58 |
$3,790.00 |
$3,766.36 |
|
Total Income |
$453,380.95 |
$470,411.34 |
$483,284.36 |
|
EXPENSE |
|||
|
Spa Expense |
$89,954.57 |
$100,324.98 |
$95,286.52 |
|
Terra Median Expense |
$86,830.75 |
$94,338.72 |
$97,303.90 |
|
Maintenance/Grounds Expense |
$87,962.80 |
$100,432.40 |
$96,526.66 |
|
General & Administrative Expense |
$149,141.31 |
$163,191.80 |
$153,895.58 |
|
Non-operating Expense (legal) |
$12,951.25 |
$25,500.02 |
$33,347.76 |
|
Total Expense |
$426,840.68 |
$483,787.92 |
$476,360.42 |
|
NET INCOME |
$26,540.27 |
($13,376.58) |
$6,923.94 |
There are some expense timing differences from last year and budget including $5,000 for firewood which was in the Grounds budget and last year for October and will not show until November of this year.
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Fall Meeting
The Woods Homeowners’ Association
Fall Meeting
November 21, 2009
Recap for May through October of 2009
Capital Projects
Cluster Units
- Completed Sto (stucco) siding repairs and painted the white stucco in C, D, and G Clusters
- Painted grey siding on D Cluster
- Painted front and rear decks on B through G Clusters
Village Units
- Replaced both living room windows and rebuilt entire rear wall on V-12
- Flashed and repaired deck on V-13. Replaced living room and loft windows on V-13
- Replaced loft window on V-32
Common
- Replaced water level probes and repaired electrical connections for three of six water storage tanks
- Purchased and installed new locking man-ways for 5 underground water tanks
TM
- Purchased new lounge chairs for outside summer use
- Replaced cushions for teak lounge chairs on pool deck
- Purchased and installed 6 new 1,000 gallon underground propane tanks
Operations
Grounds/Maintenance
- Repaired break in a four inch water main
- Repaired cracks on one underground water tank
- Drained A fire pond and cleaned the overflow outlet
- Removed old construction debris from upper water tank area and circle beyond Woods Homes where water main break occurred
- Shut down and super sanitized hot tub due to bacteria reading on water fall
- Changed batteries in all smoke detectors
- Inspected and re-charged fire extinguishers in all units
- Added additional perennials to the grounds
- Pressure washed all decks and cement patios
- Fulfilled over 100 in-unit service requests
TM Maintenance
- Replaced all hot tub and pool drain covers to comply with recent federal law
- Completed minor upgrades to the fire alarm system as required by the state
- Replaced electronic igniter on hot tub heater
- Replaced belt on compressor for pool “Zephyr” temperature and humidity control unit
- Replaced ladder for hot tub
- Replaced power module for TM phone voice mail system
Spa
- Upgraded Spa software
- Replaced Spa PC
Vendor Services
-
Coordinated over 70 independent contractor services for owners not including providing keys to house cleaners, furniture deliveries and carpet installations
- 45 propane burner cleanings
- 11 plumbing repairs
- Gas range installations
- Interior painting
- Purchased and installed new fireplace doors for seven owners
- Purchased and installed new fireplace screens for 3 owners
- Located and purchased original replacement window screens and storm window for 2 owners
General Updates
Water System Source Protection Plan
- An updated Water System Source Protection Plan was submitted and approved by the state.
Shuttle
- Gramps Shuttle has been contracted to provide winter shuttle service to and from Killington. Schedules are available and will also be delivered to each unit. Service is similar to previous years.
Firewood
- 20 cords of kiln dried fire wood have been purchased for this season
Propane Pricing
- TM pricing is locked in at $1.244 per gallon for 25,000 gallons with Irving propane
- Unit pricing will float at fifty cents above Amerigas’s cost
Restaurant
- We do not have an operator for the restaurant at this time and do not expect to have one for this winter.
Recycling
- We have arranged for a co-mingled “single stream” recycling dumpster for The Woods and we are investigating purchasing 14 cubic foot “curb” bins for each unit. If we achieve a significant level of recycling we can lower our monthly refuse cost
Kohl/Madowitz Lawsuit
- Oral argument for our interlocutory appeal was heard on November 3. We are now waiting for a decision from the Vermont Supreme Court.
- A brief history and background regarding this litigation was prepared by The Woods attorney last April and mailed to all Woods Owners in May of 2009. If you need a copy, one can be obtained through the Woods Homeowners Association administrative office.
Future Projects to Consider for the Short and Long Term
Cluster Siding
$75,000 to $100,000 - continue with year three of a three year project to repair and paint the exterior siding throughout the Cluster units. Siding repairs and painting the stucco in A and D clusters remains to complete the project.
Village Roofs
We have three estimates to re-roof the Village units with architectural asphalt shingles.
-
$305,782 - Schernecker Property Services, Waltham MA, received in fall of 2008
- Price increases 10% if all building not done at one time
- Does not include repair of stucco siding after flashing is installed
- Does not include new metal roofs over entryways
-
$385,316 – Allroof, Roofing Specialists, Rutland VT, received fall of 2009
- Includes stucco repair
- Includes new metal roofs over entryways
- Must do at least 3 buildings at a time to receive pricing on materials
-
$126,315 – Bear Mtn. Builders, Rutland, VT, received spring of 2009
- Proposal lacks some detail
Village Concrete Patios
Replace Village ground level concrete patios and correct drainage as needed.
Village Buildings 1 and 2
Paint the grey cedar siding – this could be done in house at minimal cost (estimate $2,500 - $3,000 per building for one coat of paint and labor) but should wait if roofs are to be replaced. These were not done when buildings 3 through 9 were painted because they had been painted several years before by Woods maintenance.
Village Windows and Sliders
Continue with the replacement of windows and sliders as needed.
TM HVAC
Continue to seek viable economic alternatives for replacement to the TM HVAC systems.
TM Siding
Repair the Sto (stucco )siding on the TM – estimated cost
Paving
-
$62,000 - Woods Road from the fork above the TM to E cluster
- Excavate existing road bed down 18 inches, add fabric, 18inches of fresh gravel, 2 ½ inch base coat of pavement and 1 ½ inch top coat.
- $30,000 – add top coat to main road from entry to the TM
- Village Circle – grind and relay the existing asphalt and repave using the grind as a base
- E and F parking lots - excavate to remove boulders, repair the base and pave
- G Cluster and the Homes – upgrade the gravel base and add two layers of pavement
- Maintenance Road - Excavate existing road bed down 18 inches, add fabric, 18inches of fresh gravel, 2 ½ inch base coat of pavement and 1 ½ inch top coat.
Water System
Replace the two of our six 10,000 gallon water storage tanks that have had to be repaired. Estimated cost $40,000 - $50,000.
Walkway Lighting
The wiring and posts for much of the exterior walkway lights are in poor condition and need replacing
Replace the drains and overflows on the fire ponds.
The drains are galvanized metal culvert which is now 20 years old and rusting out.
Landscaping
Continue to improve the grounds and add some shrubbery and perennials to areas with limited landscaping. This should be an ongoing project with improvements made each year out of the operating budget. Little to no landscaping was done around E, F, and G Clusters and the Village units could use some landscaping around many of the entries.
Roadway Lighting
Add roadway lighting on the main road. This has been a known need from the owner surveys sent out. The issue is that there is not a power source along the road side to use for lighting therefore the project is more involved than simply adding more light poles.
Salt, Sand, and Firewood Storage
This is a request from the grounds crew. Proper storage would keep firewood drier, allow bulk purchase of salt for winter use, and prevent any environmental issues with sand and salt storage.
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