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.

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!

Visit the Newsletters page to read the latest Townes at Crabtree Press!

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.

Remember not to change your deck stain color without permission (written permission from the Board through the architectural review process). 

If you do, you will find yourself having to change the deck back and therefore, either doing the work twice or paying for the work twice.  No one wants that, so don't forget to follow the rules of the association before changing the exterior appearance of your home!

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

The dog park light should be installed very shortly.  The association had to special order the decorative light and is now installing a meter base for the light.  The light will be on a timer.  Additionally, the board is mulling options for some low-voltage courtyard lighting to improve the look and safety of the courtyard walkway.

The Board has retained a new landscaping company, YardNique, to replace our previous service provider.  Should you notice any problems or have any concerns, please contact us to let us know.  As you're likely aware, it often takes a couple of months for a new company to learn all the unique aspects of a new property, so pointing any issues out makes the most sense at the beginning.  Thank you!

The latest edition of the community newsletter is now available.  Head over to our newsletter page to check it out!

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 report is 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. 

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