Maintenance

COURTYARD AT REDFIELDS HOMEOWNERS ASSOCIATION

CHART OF MAINTENANCE RESPONSIBILITIES

As Amended and Adopted on November 9, 2016

The Second Restated and Amended Courtyard Homes at Redfields Declaration of Covenants adopted by the Members and dated October 29, 2012 provides that the Association’s responsibilities and the costs attributable thereto for any maintenance, repair and replacement on Courtyard Lots shall be determined by the Chart of Maintenance Responsibilities (the “Chart”) developed and adopted by the Board of Directors.  The Chart may be unilaterally created and amended by the Board of Directors to reflect the maintenance, repair and replacement obligations of the Association and the Lot Owners so long as it is consistent with the Declaration and Bylaws of the Association.  The following provisions are intended to fulfill this mandate and set forth those functions and services that are the current obligations of the Association and those functions and services that remain the obligations of the Lot Owners.  The list primarily addresses the two largest items from a budget perspective—landscaping and exterior maintenance—and identifies the services currently under contract or otherwise currently provided and funded by existing assessments.  Remember that adding functions and services normally results in an increase in operational costs and the annual assessment.

Please note that the performance of a particular service or function does not constitute a waiver of the right to withhold the future performance of that service or function.

EXTERIOR MAINTENANCE1

Functions and Services Included

Not Included
Low pressure washing entire home exterior on a cyclical basis as determined by the Board. Out-of-cycle low pressure washing at owner’s expense.
Caulking and preparation for painting when scheduled for cyclical maintenance
Painting trim: trim is considered to be   the wood or similar material on a dwelling that is subject to painting and includes three sections of Courtyard style privacy fence as well as surface (facing) trim and moldings around patio, rear and side door units.  Painting to be done on a cyclical basis as determined by the Board based on the current year assessments.  Although not trim, patio, rear or side doors will be painted along with trim.  Interior and exterior of screened-in porches attached to dwellings will be painted. Out-of-cycle painting at owner’s expense.
Repair and replace exterior trim2: PVC and fiber cement board will be used for repair or replacement where possible. Damage to exterior trim caused by forces of nature or other casualty, intentional acts, owner neglect, or insect infestation.  All components of screened-in porches other than cyclical painting. Repair or replacement of soffits and fascia with gutters and downspouts attached.  Repair or replacement of privacy fencing. Repair or replacement of front, patio, rear or side doors, including jambs and brick molding.
Varnish or repaint front doors: painting with one of the Courtyard ARB approved colors.  If owner desires to have the front door refinished in the original stain, the Association will pay only the amount budgeted for repainting and the owner will pay the difference. Out-of-cycle revarnishing or repainting at owner’s expense
Garage doors and shutters: to be repainted with currentl color unless otherwise approved by the Courtyard ARB.  Remount shutters if damage due to normal wear and tear. Garage door repair or replacement.  Remounting of shutters due to intentional acts or casualty loss.

 

1 Exterior trim subject to normal wear and tear will be replaced or repaired.  Structural materials interior to the actual trim that have deteriorated, for whatever reason, are not included and are the homeowner’s responsibility.

2 All door units, including jambs, brick molding and all outward facing components are part of the ‘integral door unit’ and are not considered trim for purposes of repair or replacement.  Any repair or replacement of the integral door unit or its components is an owner’s responsibility.

LANDSCAPING3,   4

 

 

Functions and Services Included

(Schedule and frequency defined in yearly landscape contract)

 

Not Included
Lawn mowing Aeration or reseeding lawns
Lawn herbicide spraying
Edging
Lawn fertilizing and liming  
Weeding  
Tree and shrub insecticide spraying  
Fall cleanup  
 Re-mulching: Curbside and front/side foundation plantings and specimen trees planted as part of the original Courtyard Homes landscape scheme and included in the Association’s common area. Mulching or re-mulching of all plantings in other locations (such as foundation plantings at the rear of the home, backyard planting beds, etc) unless the Board approves this as an Association responsibility.
 Shrub pruning: curbside and front/side foundation plantings. All plantings (trees and shrubs) in rear foundations, side or rear property lines at the back of homes.
 Tree pruning: Trees in the curbside, front yards, and along front/side foundations to remove dead, diseased or damaged limbs or low-hanging branches obstructing parking areas or sidewalks or striking buildings. Pruning of any tree or shrub planted along rear property lines except as needed for access by grounds maintenance crew.  Pruning of trees in rear foundations.
 Shrub and tree replacement: only curbside dead, diseased or damaged plantings5 Dead, diseased, or damaged plantings in all other locations.
 Seasonal and off-season debris pickup

3The Courtyard Homes at Redfields 2nd Restated Declaration provides that: “No structure shall be placed, erected or installed upon any Lot, no construction (which term within its definition shall include staking, clearing, excavation, grading and other site work), no exterior alteration or modification of existing improvements, and no plantings or removal of plants, trees, or shrubs shall take place except in strict compliance with this Article VI, Section 2 until the approval of the Courtyard Homes Architectural Review Board has been obtained.”

4Owner-plantings are currently ‘included’ in the Landscape Services unless noted otherwise.  Inclusion as a covered service assumes that any owner planting has been the subject of an application to, and approval by, the Redfields ARC and/or Courtyard ARB since including such services as required maintenance items has a financial implication on the Courtyard operating budget.  The current inclusion of owner-plantings for certain services should not be considered a waiver of the right of the Association to exclude owner-plantings from such services in the future.

5 Determination of the need to replace trees and shrubs in curbside common areas is the sole responsibility of the Board in consultation with the Landscape Committee.  Replacing trees and shrubs in any area other than the curbside common areas shall be the homeowner’s responsibility after approval by the Courtyard ARB in consultation with the Courtyard Landscape Committee.

SNOW AND ICE REMOVAL6

Functions and Services Included

Not Included
 Snow and ice removal: only sidewalks and driveways Icing of driveways and sidewalks due to snow melting/refreezing.

6Snow and ice removal will be requested based on a number of factors such as the amount of snow/ice, whether temperatures have been, or are projected to be, below freezing for any extended period thus reducing the likelihood of a quick melt, and other mitigating circumstances.  The general guideline is a minimum of 5” snowfall.

MAILBOXES, MAILBOX   POSTS, COMMUNITY POST LIGHTS

Functions and Services Included

Not Included
 Community lamp posts and lamps: replace post if necessary, replace burned out light bulbs, replace lamp fixture if beyond repair, repair/replace sensor as needed. Posts are painted during cyclical maintenance. Front entrance lamp fixtures.  Change in fixture requires CARB approval.
 Mailbox and post: replace/repair post,   newspaper box and/or mailbox as deemed necessary by the Board or Maintenance Coordinator. Mailbox will only be replaced when no longer functional. Repaint as needed during cyclical maintenance. Out-of-cycle painting.

Other Services Not Included

– Driveway repairs, maintenance, sealcoating

– Windows and glass

– Patio and sidewalk repair, maintenance, sealing

– Decks

– Roofing, gutters, downspouts, siding, vents