condominium safety Archives -

HOA Rules and Regulations — The Pool

May 20, 2019 by Thom Abbott

If you live in a condominium, townhome or single family neighborhood, you very well may have a pool. And we know some of you make regular use of this amenity, and others…well…they saw it the day they looked at the property. But in Hotlanta, a pool is a pretty nice amenity to have. But the HOA Rules and Regulations have to have some rules for the pool.

And to share with the other 300+ homes in your building. Key word there is….share. Alas, but not everyone gets that part, or even still, not everyone understands what goes on with a pool.

I thought I’d share some Pool Rules that we picked up from a condo community…with some commentary about each rule.

Rules at the Pool
In an effort to help promote safety and overall enjoyment of the pool for all residents, we ask that you please take a moment to familiarize yourself with some of the pool rules listed below.

No Glass At The Pool – Glass is strictly prohibited in the gated pool area. This means no liquor/beer bottles, no wine bottles/glasses. No glass containers brought in via ice chest, cooler, tote. No glass, period. Aside from possible injuries, if glass breaks at the pool, the pool must be closed, completely drained for cleaning, inspected and cleared, then refilled. If this occurs, all costs will be passed along to the responsible party.

WHAT THAT MEANS — It can cost an HOA upwards of $5,000 to drain a pool, clean it, refill it, and have it treated again. Not to mention, the down time where the pool cannot be used AT ALL! Yeah, right smack dab in the middle of Summer Pool Season, your pool gets closed because some yahoo dropped a beer bottle. Moral to the story here — buy it in a can. If if don’t come in a can…your lazy behind will need to go up to your condo when you need a refresh.

No Smoking At The Pool – All forms of smoking are strictly prohibited in the gated pool area. There are designated smoking areas located near the planters at the exterior of the gated pool area.

WHAT THAT MEANS — Not trying to offend any smokers, but it’s not a pretty habit. You got it. We understand. Just do it someplace else. And sadly, many smokers don’t think tossing that butt anywhere is littering…but it is. There are many examples of patio furniture with burn holes in them, and even fires in landscaping from people tossing butts of balconies. How about we not smell the smoke or see butts in the pool. (Well, we wanna see butts in the pool…just not THAT kind!)

Limit 4 Guests Per Unit – For the enjoyment of all residents at the pool, each resident is allowed a maximum of 4 guests per unit at the pool. Guests must be accompanied by resident at all times.

WHAT THAT MEANS — You SHARE this pool. It’s not YOUR POOL. You can’t have a pool party and invite 10 of your friends. Why? Well, how’s about YOU come down to the pool and there is no place to sit, the pool is packed and 60% of those people don’t pay for that pool or pay your HOA fee, but you can’t use the pool? We get it….you’re popular and have lots of friends…but…you are going to limit them here.

Music At The Pool – As a courtesy to your neighbors, please keep all portable music devices at a volume that will not disturb others around you.

WHAT THAT MEANS — Whether you are into those noise cancelling headphones (that are now reminiscent of the 1970’s) or use Airpods, your music and your music tastes are…..just that. Your Music.

Elevators – Please be mindful of residents living on the xxth floor when going to the pool, or back to the elevators. Please keep all noises to a minimum, so as to not disturb your neighbors.

WHAT DOES THAT MEAN — Most condo building pools are accessed via some floor that also has (gasp) actual homes and residents living there! So after you have had a few cocktails, we know the volume can go up…and if all your friends (Limit 4 please) are equally happy…well there goes the noise in the hallways. Let’s use our inside voices.

As a reminder, when consuming alcoholic beverages, please drink responsibly. WHAT DOES THAT MEAN — Just what it says!

Any violations of the above rules and regulations may result in fines to the responsible units.

WHAT DOES THAT MEAN — A fine. And some communities don’t mess around with their fine schedules. And….there ARE cameras.

We appreciate everyone’s efforts in helping to maintain the pool as a fun and enjoyable area.

Do these sound harsh? No. They should be simple common sense, but hey, not all of us have that. So we have to put rules in place so everyone can enjoy the pool!

Who Is Responsible for the HVAC Ductwork in My Condo?

August 13, 2018 by Thom Abbott

As a condominium owner, you’d like to think you live in a “set it and forget it” environment. Unfortunately, such is not the case. While you may not have a roof to replace (directly) or any lawn to mow, you do have maintenance items inside your condominium that ARE your responsibility and DO require attention. So when you ask Who Is Responsible for the HVAC Ductwork in My Condo, the answer would be…

Yeah, I’m afraid so! Just as you are responsible for the plumbing and hot water heater, YOU are responsible for the maintenance of your HVAC both inside your condominium as well as where ever your condensing unit is located. (This could be on the roof or in the garage of the building)

Keeping your HVAC in tip-top shape can help you both in your wallet and with your health! Let’s look at both of these.

Your Wallet

Did you know that 25-40 percent of the energy used for your HVAC is most likely being wasted? WOW! When your system is dirty…meaning that the ductwork or the system itself has not been cleaned or maintained, that it just has to work harder, and last less! And if you have not priced an HVAC replacement, $4000-5000 would be a good place to start. What does a dirty system look like? The photos below show both the coil from one system ( on the left) and the filter we found in a condo on the right. YIKES!!! Can you imagine breathing air that came through THAT?

Your Health?

The HVAC system could be considered the lungs of your home. Your system takes in air, and then sends it back out through the condo. So, if you’ve got a dirty system, or dirty filter….most likely you have dirty air. And that is what you are breathing! YUCK!!

What Can I Do?

Have your HVAC serviced at LEAST once a year. (Single family homes are usually done Spring and Fall, but the system is subject to more dirt from leaves and such, considering the condensing unit is sitting on the ground next to the house.) In a condominium building, the unit is most likely on the roof of the building. So while it will most likely be clean, there are other parts of the system that are affected by being in the beating hot sun every day! Hoses that should have an insulation wrap on them can be deteriorated from the sun. (See the photo on the right)
Change your filter at a minimum every other month. And if it gets dirty, then change it EVERY month! $20 something for a filter is much less than a $500-700 service to clean the system.
If you are purchasing a condominium, be sure to look at the Seller’s Property Disclosure Statement to see what the age of the system is. While older systems can last much longer, they certainly are not very efficient. And if it’s a REALLY old system, it could potentially fail at anytime. Take this into consideration in your purchase price, or consider getting a home warranty, either paid for by the Seller or buy one yourself. It can be worth its weight in gold if your system should fail and you need to replace it.

Who Should Do This Service?

Certainly, a licensed HVAC technician!!! Working for a licensed company. In most condo buildings, the Concierge will have a list of vendors that have worked in your building in the past and do a good job. They will also have their license and insurance already on file with the HOA. This is required in case there is any damage or anything happens during a repair, or installation.

It does not take much to maintain your HVAC in your condo. But when you ask Who Is Responsible for the HVAC Ductwork in My Condo….just remember it’s YOUR responsibility!

Is Condo Living Maintenance Free?

May 9, 2017 by Thom Abbott

As I work with Buyers everyday, one question often comes up when looking at condominiums….Is Condo Living Maintenance Free? Well yes….sort of.

What Do You Have to Maintain in a Condominium?

Living in a condominium gives you freedom from most outside work associated with a single family home. In other words, no lawn mowing, trimming the shrubs, pressure washing the driveway and such. You also don’t have to worry about the roof since it is on the of the building, and most likely NOT on top of your particular condo (unless you DO live on the top floor) but it still is a responsibility of the home owner’s association. (HOA)

But most of the systems that service your condominium are your responsibility. What are these key systems?

Heating and Air Conditioning System

Newer buildings will have self-contained systems located in your utility closet INSIDE your condo. But most buildings you will have a separate heat-pump or condensing unit. And there is a good chance it is on the roof of the building. You are responsible for the maintenance and operation of this system. Yes, even with your unit on the roof, you have to maintain that. I often find (mainly during a home inspection when working with a Buyer) that the unit on the roof has seen very little attention. While they should not get very dirty with little exposure to dirt, the insulation that wraps the lines is most often found in the condition you see in the photo on the left. And it’s almost always an issue I ask to have addressed by the Seller. (If they have not paid attention to THIS, they have most likely NOT had the HVAC system serviced anytime recently.

And I’ve had the extreme the other way on the INSIDE of a condo. I took over a unit that had been rented and helped an out-of-town seller get the place ready to sell. It was dirty beyond dirty could BE dirty. The photo on the right is the fan from inside the air handler in the condo. It’s amazing the unit could even operate!

Hot Water Heater

Again, when working with Buyer’s, we keep an eye on the age of systems. ( I might note the new Seller’s Disclosure Statement DOES NOT have a blank for the Seller to enter the age of the hot water heater!) Hot water heaters can last a long time….but…10 years is their normal life span….and that is when they are “maintained.” Did you know that you should drain your hot water heater and refill it? Once a year? Who has a garden hose in a condo, right? So this service is never done, and can lead to a shorter life span! And replacing a hot water heater is no cheap trick! So, if you live in a building that is 10 years old….or older, you might want to be on the lookout for a request to pay for a home warranty for the Buyer.

Plumbing

This should be pretty easy, right? Hmmm. I’ve had a rental condo where a tenant did not realize the kitchen sink was leaking until it FINALLY went through the ceiling into the condo below. Not to mention the damage to the kitchen cabinet under the sink, AND the hardwood floors. Moral of that story…look under your kitchen (AND BATHROOM(s) sink every month. Takes you but 5 minutes to make sure all is well, versus hundreds or even thousands of dollars in damage. And make sure if you are ever having any renovations done, that the contractor is insured, the plans have been approved by the Architectural Review Board and you have insurance as well. A water “event” in a condo building is a serious matter!

Appliances

Washer, Dryer, Stove, Dishwasher, Refrigerator, Microwave….these are ALL inside your condominium, and are YOUR responsibility. A leaky connection on a washer can be hard to find in some of the tight laundry closets in most condos, so just keep an eye open. Same goes for a dishwasher that may leak. And a word to the wise….never leave your condo and leave a washer or dishwasher running unattended!!!

Is Condo Living Maintenance Free? So you don’t have a basement, or a garage or all that stuff to worry about. And most of this stuff is pretty simple and easy. Just have an annual maintenance contract on your HVAC, and consider a home warranty that will help defray the costs of repairs/replacement of the other items!

Atlanta Condo Living | Where Do I Get My Mail?

December 23, 2015 by Thom Abbott

There are numerous things in your lifestyle and daily routine that will change when you live in a condo. I’d like to say that 99% of them are all good, but there might me some aspects that require some adjustment. One might be picking up your mail.

Atlanta Condo Living | Where Do I Get My Mail?

When you live in a single family home, your mail may have come a couple of different ways. Of course, you may have opted for a mailbox directly at the post office, which you may still have. But the most common way to get your mail was in a mailbox you (or a previous owner or even the developer) installed at the end of your driveway. In older, established neighborhoods, your mail may have even been delivered to a mailbox attached right on your house! Just open the door, reach out and you have it.

Packages? Well, the UPS driver may just drop them on your front porch? Or I’ve actually seen them leaned up against a garage door. Now, what if it rains? Or, or better yet, someone decides to TAKE your package and they are not a member of your family!!!

All this is much easier (and secure) when you live in a condominium building. First, there is a central mail room where all the mail is delivered by your mailman (or woman!) You are provided a key by the developer (new construction) or by the previous owners when you purchase. (A side note….if you are NOT given a mailbox key at closing, be prepared to wait for a key. It can be a lengthy process to get a new one from the Post Office!!!) Once you learn the time the mail is delivered, you just stop by the mail room and collect your mail. Got a package?

Packages are handled differently by buildings, depending on how they are designed and if you have a Concierge or not. Newer buildings will have a package room where your package is held for you. You are either notified by a note in your mailbox, or the building may have a system in place where you get an email notification that you have a package. Some buildings even have video screens in the lobby, or elevator foyer that show your condo number if you have something waiting for you.

In some older communities, your mail box area may have larger spaces with a key where the mailman can leave your package, and put the key in your mailbox. But not everything will fit in these. So they may be left in front of your door! Yikes….that’s not to secure! If that may be the case where you live, you may opt to have things delivered to your office or place where you work, and they may be more secure.

As you get ready to move, watch your mail. You may be surprised at the magazines and catalogs you get that WON’T get forwarded via your mail forwarding. Or it may expire, and you won’t get them. Also time your notification of your change of address so mail does not get left behind at your address!! (I’ve found lots of mail leftover in mailboxes!!!

Atlanta Condo Living | Where Do I Get My Mail?

What Are Condo HOA Fees Spent On?

November 13, 2015 by Thom Abbott

Everyday when I’m working with Midtown Atlanta condo buyers, part of our conversation is about the monthly HOA fee that is required when you own a condominium. Indeed, some buildings it can me quite an expense, and it is based on the size of your condo to start with.

What Are Condo HOA Fees Spent On?

I often try to relate this back to living in, or owning a single family home. Just think of these activities….

Mowing the grass, blowing off the driveway and planting flowers (Exterior Landscaping)
Painting the hallway you use to get from the bedroom to the kitchen/living room (Common hallway in the building)
Fixing the TV when it breaks ( Could be the TV’s in the Club Room that you use)
Fixing a leak in the roof (The roof of the building or anywhere there could be a leak in the building)
Repainting the front door of your home (painting the outside of your entrance door–if not wood) or the trim around it)
Paying your homeowner’s insurance (HOA pays for the exterior of the building- you pay for your contents)
Paying your monthly security alarm system (Concierge, roaming security officer, controlled access system)
The garage door won’t open (some yahoo drove into the gate in the garage before it opened)

In you single family home, there are areas that you could call “common” such that we call them in a condo building. The reference to the hallway above is like the hallway you walk down from the elevator to your condo door. Oh, and yes…the elevator. No, you don’t have one in your house, but you probably don’t want to climb 25 flights of stairs, right? So we have to maintain that elevator.

But when you see damage to the common areas, most likely caused by another resident/owner, just remember, you all pay for that repair out of your HOA dues. So a careless resident (and they DO NOT have to be a renter…I’ve seen a few OWNERS beat up buildings) can be costly. And it affects the overall appearance of your HOME….imagine you or your guests entering the building and the doors look like this?

Sure, there is a thing called “normal wear and tear” but this looks pretty tough. The photo on the right is above the normal door handle one should use, so you have to wonder how that paint got all chipped off. But the bottom….well, I personally stood there and watched a resident (don’t know if they were an owner, or a renter use THIS and let is scrape all along the door as she pulled it out to get her groceries out of her car.

First off, where on EARTH do you PARK this thing in a condo? But just imagine all that metal scraping along the door as she pulled it out and did not first prop it open (another no-no if you leave a door propped open…but that’s a whole other topic).

So the next time you are wheeling your carry-on luggage home from MARTA and going down the hallway to your condo, try not to scrap it down the hallway. Afterall, it is YOUR hallway and it is What Your Condo HOA Fees are Spent On!

How to Drain a Water Heater : How-To : DIY Network

November 30, 2012 by Thom Abbott

See on Scoop.it – Midtown Atlanta Conversations and Condos

Living in a condominium is NOT entirely without maintenance responsibilities. But, I’d be willing to guess that 95% of most condominium owners never drain their hot water heater!

How to Drain a Water Heater

Learn how to drain a water heater and prevent a surprising cold shower with this project from DIY Network.
Another option if you really are not comfortable with this project and lack the tools (I mean really who in a condo HAS a garden hose?) then check with your Concierge and find a plumber that has done work in your building. You might want to get a couple estimates for this project, but maintaining your hot water heater can save you big bucks in the future.
To replace a hot water heater will cost between $300-800 depending on the size, location and how easily it can be accessed. I’ve seen one condo building where the hot water heaters are ABOVE YOUR HEAD in the closet…and that cannot be an easy repair!
See on www.diynetwork.com

Your Wallet

Your Health?

What Can I Do?

Who Should Do This Service?

What Do You Have to Maintain in a Condominium?

Atlanta Condo Living | Where Do I Get My Mail?

How to Drain a Water Heater

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