There are a few types of outstanding violations in the neighborhood right now.  Are you in violation?  If you are, here is a reminder of the issues and the deadlines.  Remember that continued non-compliance after notice from the association will result in a due process hearing with the board and fines of up to $100 per day plus the cost of any maintenance the association must perform on your behalf.

TERMITE INSPECTION
Was your garage locked during the association's termite inspection day?  The association pays for you to have one free inspection per year.  If you miss it, you must arrange for and pay for Kil-Mor to inspect (they'll treat if necessary) to ensure the HOA's termite warranty remains active.  If you are in violation, multiple letters have been mailed to your home.

Deck railing and privacy fence information
The association was made aware of a safety issue with the decks, notified all owners via multiple methods, and even hired an engineer (see below on this page) to provide information regarding how to make the repair.  Many owners have not made the repair yet and must do so by June 1 to avoid "self-help", hearings, and fines.  Download the file below labeled "Engineer's drawings" to receive deck railing and privacy fence information you can provide to your chosen vendor.

If your deck is in obvious need of repair, this letter was mailed to you on March 28, 2012.  Please note that ALL OWNERS should have their decks inspected.  Just because the fence support isn't obviously leaning does not mean your deck is safe.  Take whatever steps are necessary so that you're comfortable with the safety level of your deck, and note the engineer's opinion that all decks in the neighborhood will need these supports sooner or later.

Please provide the two documents below to whichever vendor you hire to complete the necessary work, and be sure to save the receipt or the vendor's notes and comments to provide to the HOA by June 1.

In an effort to encourage more people to walk their pets in the dog park rather on the other common areas, the Board has installed a light at the dog park.  The park can now effectively be used earlier and later than before.  The light is on a timer and the timer is located on the entrance gate to the park.  It goes off automatically.  Please remember that whether inside the park or outside, all dog waste must be picked up.  Please help keep the grounds pleasant and usable for all residents.  Thank you!

Does the side of your unit look like this?  Please remember that exterior maintenance, aside from roof replacement and metal handrail painting, is your responsibility.  The HOA has sent out letters to owners reminding them of maintenance they must complete.

We have spoken to a painting expert, a siding expert, and an engineer about this problem.  The problem is caused by the paint on the window frame chalking and "bleeding".  If you (or the vendor you hire) sands the area thoroughly and uses a good quality exterior paint, you should not see this issue recur. 

Remember that you cannot change the color of the paint without written approval from the Board of Directors.  Approval is unlikely to be granted and the HOA recommends that you re-paint with the original colors only rather than applying to change the color.  Thank you.

A new document has been added to the documents page under "architectural documents".  It is the color selections spreadsheet from Pulte.  This will prove useful to you should you need to replace siding, paint shutters, etc.

The Board, the association, nor the management takes responsibility for these vendors.  We are listing them here because the association or other homeowners have used their services in the past with good results.  At the time of our most recent check, these vendors were insured (vehicle, worker’s compensation, and liability) but we make no guarantees these coverages are still in place.

You may utilize any vendor you wish, but we are providing these possibilities due to the sheer number of phone calls we receive asking for recommendations.

CTI Property Services (919-868-1028 ) offers Gutter cleaning, Deck evaluation and repair, other handyman work (michael@ctipropertyservices.com)

Residential Property Improvements, Inc. (919-427-6334) offers Deck evaluation and repair, other handyman work

Carrington Contracting (919-479-0249) offers Gutter cleaning, Deck evaluation and repair, painting, powerwashing, other handyman work

Onofrio Construction (919-881-2112) offers Gutter cleaning, Deck evaluation and repair, painting, powerwashing, other handyman work

Many homes are in need of maintenance on the decks.  Even from cursory inspections from the ground, it is obvious that some decks are unsafe.  Recently, the HOA hired an engineer to inspect a few sample decks and write a report that would help homeowners and their vendors make appropriate repairs.

It is highly recommended that even if you do not see obvious damage or need for repairs that you contact a qualified vendor to inspect your deck.  Because all of the decks were built the same and many are pulling away from the home, it is likely that yours will experience this problem if it isn't yet.  To be in compliance with city code and to keep your family and guests safe, please do not delay.

As always, you are free to use any vendor with which you're comfortable.  We do ask that you provide them with the engineer’s report regarding the deck construction and we also recommend that you check for appropriate licenses and insurance.  If you are in need of a vendor recommendation, the association uses Carrington Contracting (919-471-1076) and has copies of their general contractor's license and their insurances (auto, liability, and worker's comp) on file.

The engineer’s drawings are available HERE for your information and for your contractor’s.  If you wish to contact Pulte to attempt to make a warranty claim, their contact information is rduwarranty@pulte.com.  IMPORTANT NOTE:  Pulte has contacted me asking that I send a note retracting their contact information.  The note is below in red.  The association makes no recommendation as to whether you should contact Pulte or not.  That decision is each homeowner's to make for himself.

On a related maintenance note, you may wish to review the maintenance responsibility chart.  It notes those items for which you, as the owner, are responsible.  One of the frequently-missed items is gutters.  The HOA Board has noted that many owners are not performing the gutter cleaning, which can damage the HOA-maintained roofs.  Due to this fact, the HOA will soon be having the gutters inspected and you will receive a violation if yours are not being properly maintained.  If you have not been doing so, we recommend that you immediately have the gutters cleaned and set up a recurring maintenance schedule so this important maintenance item does not fall through the cracks.  Thank you for your time and attention to these important issues.

REPLY FROM PULTE:

Crystal,

I am not sure why you have instructed homeowners to contact us in regards to their decks. As our warranty manual states, decks are covered for a period of one year. Because there are no homes in this neighborhood that are within the first year of warranty, these claims will all be denied.

Decks are not considered to be a structural component of the home, which is why they are not listed under the 10yr structural warranty.

We would appreciate you contacting or sending another letter out retracting your statement.

Kelli Gray
Warranty Agent
Pulte Homes
Rduwarranty@Pulte.com

Additional reply from Pulte, August 10:

From: Bill Danjczek <Bill.Danjczek@Pulte.com>

Good morning.  After further review, Pulte Homes finds the decks were built per plan and were inspected and approved by the municipality prior to closing.  Pulte Homes will not be inspecting the decks on an individual basis.

Though the warranty of your deck has expired, please let me know if you have a specific concern about your deck.  Thank you.

Sincerely,
Bill

Bill Danjczek
Special Operations::Raleigh
(919) 669-4768
pulte.com

Many homeowners call the management company and ask for maintenance which is not covered by the association as per the community's legal documents.  Please ensure that you're familiar with the maintenance that the association performs.  You can either review the legal documents on our document page or review our handy summary Maintenance Responsibility Chart. 

Don't forget that for safety, we recommend that you replace your outdoor bulbs when they burn out!  We've had requests from a couple of residents asking that owners be reminded to perform this quick and easy task which improves safety for everyone.  Thank you!