Condo Association Management Blog

I live in NJ. You won't see the list of eligible voters because some of them might not have been paying their dues. This is a privacy issue. I do agree that its frustrating but its just one of those things you have no control over unless your on the board. 
 
How big is your association?  
 
Can you explain why was it done incorrectly in the first place and how is it that you know it was done incorrectly? 
 
Where in NJ is your association? 
 
People in good standings in Oct or 30 days prior is a sticky question. I doubt your bylaws have answer to that issue.  
 
In NJ a good book to own can be bought at this site. I have no affiliation with these books other than when I was having problems with my association I went and bought the book. Its not cheap but it breaks down NJ condo law into an easier read. 
 
<a>http://www.gannlaw.com/onlinestore/main/catalog.cfm

What difference will the new election make? Probably none. So, then, why force the new election? Just to make trouble?  
 

Here is the link to the book. 
 
<a>http://www.gannlaw.com/onlinestore/main/catalog.cfm

Brenda and Pat. From your posts it sounds like you live in the same community as Judi.

The answers to your questions about conduct of the election shall be found in your bylaws and in the New Jersey Condominium Act. Most commonly the Secretary of the Board is named in the documents as the Chair of the election meeting.In so far as judges of the election, Roberts Rules requires that if there are sharp divisions of opinion between the unit owners then the appointments should include representatives from both camps. Fairness is the principal that should apply

To Pat and Brenda. You're probably two people who don't vote. If the election were done correctly it wouldn't cost us half what it's going to cost. Too much manipulation of the vote possible the way we were having it done. If the board read it's bylaws when it was brought to their attention in October before the vote we wouldn't have to have another election. Obviously Pat and Brenda don't mind being emergency assessed every year and not having the board show why. That's what I hope to change if I'm on the board. There needs to be more visability and accountability to the owners who are pay their hard earned dollars to live in this community. To Victor, thanks so much for all your help and information.

I live in a Condo in Florida. There is a Board of Directors that runs things for years. I am hoppy to let them. I enjoy my life, and never get upset at the small things.  
-My neighbors feel the same way. Most of them. There are a few that seem always unhappy. It don't matter if they paint with green or red these people will automatically not like it.  
-Last year we had a big assessment involving the plumbing. this group complained like someone was twisting their arm. But the plumbing was improved and now there are no more 'back-ups.' 
-They still complain though. Someone always has to take the role of complainer. I'm feeling lucky that these same men are willing to spend their time to take care of the rest of us. Enjoy your life. It's short.

Sally, you have no idea how I wish I could make the same statement as you. We have a board that takes out loan after loan after loan to "fix" what needs to be fixed and we still don't have everything fixed. We still have 8 buildings that need to be sided along with the roofs. We pay an emergency assessment every year plus have our fees raised. I went from paying 154.00/mo to 281.00/mo. I wouldn't even mind paying that if I could say that the board and managment were doing and fixing things. We have a parking lot that houses our snow removal contractors trucks. It's an eyesore. Our fence around the complex is a mess. Streets with big potholes. Our lighting, let's talk about that. The poles have electrical wires hanging out. Gee when did the leaves fall? Our grounds and parking spaces are covered with leaves, along with our gutters that are so overloaded with leaves they leak they are so clogged. I do what I can to keep my place in good order, but there are alot of families who are elderly and can't. So yes, I'm glad to hear anyone that lives in a condo that is well maintained and run efficiently, but don't judge any of us that don't have it so good. Oh, and here are the loan amounts we have had to pay for since 2006. 1,400,000.00 in 2006, recast to 1,940,000.00 in 2008 which should be paid off in 2013, now we recast the loan again with a 500k cashout for another 5 years. So we're still in debt to the tune of almost 2 million dollars. Aren't you glad you live in Florida?

$154 to $281...over what period of time? one year or ten years, twenty? ?  
 
With everything that has to be done to eight buildings and your infrastructure you aren't paying enough. That's your problem.  
 
Your Board is holding back on the maintenance fee because it is concerned that people like you won't be able to afford a higher rate.Or people keep complaining about the maintenance.  
 
Money can be borrowed very cheaply now. Your BOD might have evaluated different options and chose what they believed was the best option for the needs of the Association as a whole.  
 
To evaluate your situation let us know what the number of units is. What is the annual income of your association.  
 
You may not understand it but it is possible that your Board is doing a great job with limited resources. 
 
IN SUMMARY: WHAT IS THE ANNUAL INCOME OF THE ASSOCIATION? 
HOW MANY UNITS ARE THERE?

Annual income is 2.5 million. I'll break down the rest for you. We have over 700 units, 108 of which are in foreclosure. 20% delinquency with I'm assumming is normal for any Condo complex 
 
 
 
Payroll 11-13 employees 714,000 
 
Condo Insurance 214,000 
 
Administrative 101,000 
 
Common Area Expense which includes grounds and maintenance, pool maintenance, outside electricians and plumbers 406,000 
 
Contracts for snow removal, mowing, gutter cleaning and landscaping 123,000 
 
Professional services - attorneys, audit fees and accounting fees 62,000 
 
Water and Sewer 400,000 
 
Contingency 123,000 
 
Total Reserve including our loan payment 384,000 
 
 
 
Oh and you say we're maybe not paying enough. Our emergency assessment this year is 120.00 a unit for snow removal. That's not too bad. Last year our emergency assessment was 435,000.00 for unpaid bills in 2009 
 
2009's emergency assessment was 842,000 for unpaid bills in 2008. 2008's emergency assessment was only 250,000. That list goes on and on. I can break it down further. We have been emergency assessed every year since 2004. I have asked to see the books. Show me where the money is going and I will shut up, but we're only allowed to see the general ledger. Hell anyone can put together a general ledger. Anything else you want to know Mr. Sherwood. I do my homework, I do my research. Did you see the amounts of the loans we've taken out to complete our roofing and siding? 
 
 
 
 
 

I just have one other thing to say. I go to every board meeting. I ask questions of the board. I ask if the board has seen all of these excess bills. Instead of answering the question they tell me I don't know how to budget. I ask to see one thing. No, you can't see any receipts, only the board can see them. I ask the board to please reassure me they've seen all these bills. No answer, they don't have to answer to any of the owners. Am I a disgruntled homeowner??? NO, I'm a very concerned homeowner who would like to help. I'd like to see more accountability and visibility from the board. One person stood up and showed them some areas where they could save some money and still keep they're 700k payroll, even made a motion that they form a budget committee. Denied, budget was passed they will not revisit it. This request was made by a former property manager and accountant who offered her services.

I take this blog very seriously. I read it almost every day and have learned a lot from it.  
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But, there are too many people who are placing hidden ads for books, or seminars, within their comments. AND 
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There are too many people who are making comments out of context. I refer to the comments that give "life advice."  
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Isn't anyone monitoring the comments.

Ok so our election was tampered with, plus, the annual meeting date was changed and only unit owners eligible to vote were made aware of the change. Can anyone tell me in NJ where I go to report this, prosecutor, attorney general??? Anyone know for sure? I take election tampering very seriously as the outcome affects the entire community.

In NJ you have the right to view a list of delinquent owners. Simple request it before the election in writing. Challenge any candidate you feel is breaking the rules at the election and have it put on record. If the board does not follow the rules file a complaint with the dca.