Exterior Maintenance Defined
Responsibilities relating to The Oaks of Avent Ferry Condominiums (hereafter referred to as OAKS) are confined to maintenance, repairs, and replacement resulting from normal aging and exposure. Homeowner negligence and other similar acts shall be repaired, replaced, and maintained at the homeowners expense. Repairs not done in a timely manner will be done by the Association and charged to the homeowner.
Any and all maintenance which is the responsibility of OAKS will be provided under the direction of the Board of Directors after considering the specific circumstances and the most economical and appropriate method. The Board of Directors will decide when a situation requires remedy. Repairs may be delayed for budgetary reasons.
The homeowner, in no instance, will dictate the method to be used
Questions and Problems Relating to Exterior Maintenance: All questions and problems concerning exterior maintenance should be in writing and directed to the management firm of OAKS. A duplicate copy of the letter should be forwarded the president of OAKS. Items which are urgent and require immediate attention should be reported by telephone directly to the manager’s office and then confirmed in writing. When an emergency exists and the manager of OAKS cannot be reached, the homeowner should contact any member of the OAKS Board of Directors.
Maintenance Responcibilities
OAKS Responsibilities: The OAKS is responsible for maintenance and repair of the Common Elements, or all parts of the condominium property except the units, including:
exterior wood and siding trim, under eave air vents, roofs, gutters, splash blocks, window frame from rough opening to outside exterior trim, painting of exterior surfaces, exterior water leaks below ground, exterior house numbers, front and rear door light fixtures (excluding bulbs), exterior hose bibs, parking areas, sidewalks and utilities, asphalt paving, pavement painting, curbs and gutters, exterior storm lines, exterior water and exterior sanitation lines, concrete sidewalks.
It is the responsibility of OAKS to paint exterior surfaces every five years, or sooner if needed. Caulk, putty, and water proofing shall be applied as the need occurs. The Board, or its representatives, shall give written notice to owners thirty (30) days in advance indicating the planned painting schedule dates.
The OAKS responsibility is also to insure that all Homeowners perform upkeep and repair. The OAKS must also insure that upkeep and repairs are “done to standard,” and in a timely manner. The Board of Directors, charged with conducting the business of the OAKS, will monitor the condition of the LCEs with the help of our Management Company and Homeowners. According to the By-laws (Article IV, Section I), if maintenance or repair of a LCE is necessary “to prevent damage to or destruction of any part of the Common Elements, or any other Unit,” the OAKS must notify the Homeowner in writing that he/she must correct that situation. Should a Homeowner refuse, or not accomplish the correction in a reasonable time, then the OAKS must make the correction and charge the costs to the Homeowner.
Homeowner Responsibilities:
Homeowners are solely responsible for the maintenance and upkeep of their Limited Common Elements. Our By-laws describe LCE as, ” those [areas] reserved for the exclusive use of the owners of the condominium unit or units to which they are adjacent or to which they are declared to be appurtenant by appropriate designation” LCEs are specified as “balcony, terrace, fenced area, storage locker, mechanical equipment room, or the like” Section 8(A)(vii). LCEs are further described in Section 8(H)(i-iv) as: “patios, courtyards and appurtenant improvements, front and back stoops and balconies and decks which serve only such Unit all other common elements as may be located within the bounds of such Unit and which serve only such Unit”
A LCE is considered any area of your unit that is designated to serve only your unit. Items considered to be LCEs include, but are not limited to, deck, porch, deck or porch support, step, handrail, storage room, garbage bin, patio, fence, and the like. These items are designated to serve one unit.
Homeowner Maintenance Options:
Each homeowner is responsible for the upkeep and repair of his/her own LCEs. The OAKS is not responsible for upkeep or repair of LCEs.
- Homeowners may perform maintenance and repairs themselves.
If a Homeowner is performing simple upkeep or repair in other words, replacing like with like this may be done without Architectural Committee approval. Therefore, existing materials must be replaced with like materials, new color must match the existing color, and overall size, design, and effect must remain the same. Also, Homeowners may replace or correct sub-standard material or workmanship that may already exist without Architectural Committee approval, as long as the resulting effect is the same. Many of our decks and porches are currently constructed with 1″ x 6′ boards. If replacing all decking boards, our Management Company recommends using 5/4″ decking boards, which are considered standard. - Homeowners may contract with Wilson Property Management at Homeowner’s expense.
- Homeowners may contract with another company at Homeowner’s expense.