HOA Meeting November 13, 2025
Meeting called to order at 5:46PM
Board Attendees: Natasha Hulme, Catherine Webster, Sheera Maitland, Joyce Shepherd
Unit Attendees: A2, B1, B5, D4, D5, D7, D8 . E10, E12,G2,G8, G11, H3
Motion proposed to approve amended agenda to include discussion re Emergency shutoff valves.
The motion was unanimously approved.
October minutes read by the secretary.
Motion proposed to approve amended October minutes re Pumpkins. No pumpkins will be allowed for displays.
Minutes and minutes approved
Treasures Report
Operating: $72,179
Reserves: $126,824
Total: $199,003
Minutes approved
Old Business
Row Emergency Shoutoff Valve locations: A3, B4, C3, F6,G6, E9, H3, D3, D7 (Blue units must be confirmed. Arrangements will be made with the owners to conduct tests).
E8: As per our previous conversations re collection of past due Condo fees, we have received an email from the new owners. They are asking about the balance for all past due fees. The information has been submitted and we are awaiting a response.
Landscaping: We are awaiting info from Gras regarding the fall hard prune. A new landscaper will be used for beautification of the property. Reminder: Flower gardens under the living room windows must be maintained by the homeowner. Landscapers will no longer trim grass in these areas.
Sidewalk Repairs: The newly repaired common sidewalk behind G row (whose color does not match the surrounding sidewalks) will be Artistically remediated. Natasha will head a committee of volunteers to complete this remediation with a faux treatment.
We are awaiting bids to complete the other Common area sidewalks.
Looking for a volunteer to upload notes monthly into the Cobblestone portal. A 1 hour commitment will be required.
The new Snow Contract has been reviewed. An increase of 5% noted. If deicing is needed, the increase will be more.
A homeowner asked about the care of the chimneys (this is related to those who have Fireplaces). The HOA is responsible for the Stucco on the exterior of the chimneys. The homeowners are responsible for the trim and capping of their chimneys. The vent stacks on roofs are the responsibility of the HOA.
A homeowner questioned what is included in the annual stucco inspection (completed by homeowners). Homeowners are to review the stucco on the kitchen side under the gutters and walls in front and back of the units. Also inspect the facia boards for rotting. All common area repairs must be put into the Onyx portal.
Note: If you note standing water on your deck, it can leak into the stucco and cause it to crack. If this occurs, the HOA will bill the entire repair (deck and stucco) to the homeowner (if homeowner does not repair their deck).
The triangular covering over the back door entrances, are the responsibility of the HOA. Report all leaks via the Onyx portal.
New Business
Audit and Reserve study: A new owner requested the results of the Audit and Reserve study. This study is listed in our By-laws to be completed annually. While we were managed by Phillly Living, we could not afford to conduct the audit. The board met and unanimously approved to have the study completed at the cost of $2400 on a cash basis (the non-cash basis audits can cost ($6000-$8500). In the interest of accountability, the board has discussed amending this by-law.
Motion to amend this by-law regarding the frequency of the audit, given to the meeting attendees.
Motion approved 10-3
The by-law in Section 2.3- Place of Meetings, has an updated proposed amendment. Natasha read the new proposed by-law A homeowner questioned if the new changes could allow for meetings to also be recorded. Natasha explained that the secretary provides written notes of meetings. However a motion was proposed to meeting attendees.
Motion proposed to not have electronic meetings recorded.
Motion approved
All homeowners will receive a packet with all by-laws that require amending. The entire community will vote on by-law amendments and new by-law additions in December.
Arborist (Marc Poulsky) has been consulted for the following problems: The Willow tree on Cresheim: It was hit by either lightning of strong winds and the brace loosened. The top of the tree is rotten and must be trimmed. The tree touching F8&9 must be pruned. The amount for these 2 projects is $1200.00.
The budget was distributed to all attendees. It was reviewed and discussed.
- The budget reflects a 5% increase across the board with water, maintenance and professional fees for audit and Reserve study.
- With over $30,000 in accounts receivable, collecting on those arrears will be vital to keeping our reserves strong.
- Regarding the Reserves Study: The purpose of the study is to reveal how much we must have in reserves after an inspection of all roofs and sidewalks. Currently, we have at least 15 pitched roofs that are over 20 years old. Common area concrete sidewalks that still need to be repaired or replaced, 32 fences that need replacement and staining , and completion of exterior painting over the next 2 years.
- Our trees are getting taller and need more frequent pruning
- Our cost of services goes up with the increase in wages- you cannot have one without the other.
- By September of 2026, Water will be up 15%since October of 2024.
- If approved by the board, a 2BR unit will increase from $285.71 to $300.00 a month and a 3 BR unit will increase from $320.84 to $337.00. This is 2% less than the 7% increase we were forced to propose in 2023. The annual total for this increase is $20.400 and fends off any need for a Special Assessment (catastrophic emergencies not included) and allows us to continue reasonable capital improvement projects when the community approves. If approved, the new monthly fees will be effective January 1st, 2026.
Motion proposed to approve the 2026 budget
Motion unanimously approved
- A questionnaire will be forthcoming to update parking and emergency contacts.
Meeting adjourned at 0642