Front Railings: After the front railing project was temporarily placed on hold to obtain a new masonry vendor, both have resumed. The front railing project has reached the finish line with all front railings on all townhomes completed. Railings have begun to be installed in the Common Area where more than three steps exist. This five-year Capital Improvement project will now be developed into a maintenance schedule going forward. It was anticipated to also have the brick masonry replacements completed; however, this will continue after further inspection has identified more replacements should be done. This continued brick masonry Capital Improvement project will continue to be dependent on weather conditions, and primarily, as finances allow.
Exterior Wood: The window and door exterior wood maintenance on Autumncrest has been completed. The four unfinished buildings from last year were completed first and the remaining buildings are done. Maintenance for the top half of Hearthwood is scheduled for 2016.
Trees: Identification of trees that need to be trimmed continues to be obtained for the most effective cost to avoid multiple trips on site by the vendor. Some trees that have become overgrown may qualify for removal. Stump grinding where necessary will be noted and occur at a later time after all trees have been initially trimmed and removed.
Landscaping: Pruning of shrubs throughout the community was completed prior to the Fall season arriving. Please submit a Resident Work Order for any shrubs and foliage that may need additional pruning on an individual basis. Aerating and reseeding the lawns was completed in early Fall when conditions were appropriate. As a reminder, homeowners and residents may not put down mulch in flower and shrub beds around the townhome perimeter, and Common Area, due to its nature for termite attraction and breeding. Personal plantings are limited to the footprint of each townhome lot. No planting of flowers, shrubs, bushes, or trees should occur in the Common Area or they will be subject for removal. Always submit an Architectural Request for approval before planting and a Maintenance Agreement may be required. The landscapers are not responsible for the care, maintenance, or replacement of personal plantings. The services contract with the landscaper has been renewed for 2016.
Gutter Cleaning: The annual gutter cleaning, including downspouts, for all townhomes throughout the community scheduled for the week of December 7th has been completed. Gutters that need additional cleaning will be addressed on an individual basis, upon receipt of a Work Order, until the annual cleaning next year.
Termite Inspection: The annual termite inspection around all townhomes and Common Area throughout the community has been scheduled for Monday, December 14th and Tuesday, December 15th. This year the property will be divided in half inspected over a two-day period. An official notice will be mailed to all homeowners regarding specific scheduling.
Common Area: The Common Area is for the common use and enjoyment of homeowners, their family, tenants, and their guests; however, vehicles are only to be driven, or parked, on Homeplace private roads, driveways, or parking lots. They should not be driven or parked on any part of the Common Area grass. Homeowners, residents, and tenants who plan to make repair/remodeling improvements and upgrades to their townhome that require the temporary use and placement of storage PODS in one, or both, assigned parking spaces, or somewhere else on the property, should contact the management company. As a reminder, damages that may occur to the Common Area by a homeowner, their family, tenants, and their guests will be the responsibility of the homeowner to repair.
Clothes Dryers: The leading cause of fire from home clothes dryers is the failure to keep them and their pipe vents clean. The National Fire Protection Association suggests these home clothes dryer safety tips:
- Have dryer installed and serviced by a professional.
- Do not use dryer without a lint filter making sure the lint filter is cleaned before, or after, each load of laundry also removing lint that has collected around the drum.
- Rigid or flexible metal venting material should be used to sustain proper air flow and drying time. The International Association of Certified Home Inspectors states flexible or ribbed vents made of plastic or foil should not be used and are considered a fire hazard and should be replaced. During a home inspection observed flexible or ribbed vents made of plastic or foil should be noted as a potential fire hazard.
- Ensure air exhaust vent pipe is not restricted and outdoor vent flap will open when dryer is in operation.
- Once a year or more often if drying time is taking longer than normal for clothes to dry, have a professional dryer lint removal service clean out vent pipe.
- Keep dryers in good working order.
- Make sure the correct plug and outlet type is used and is connected properly.
- Follow manufacturer operating instructions and do not overload dryer.
- Ensure dryer is off when asleep or when no one is home.
As a reminder, it is the responsibility of the homeowner for maintenance and care of ventilation systems, their piping, and attachments. Reputable dryer pipe vent cleaning professionals who are aware of current fire code will not clean dryer pipe vents made of flexible or ribbed plastic or foil due to their tendency to rip, tear, or puncture upon cleaning, thus increasing the already present potential fire hazard risk.
Winter Tips: The National Fire Protection Association suggests these items to prepare for Winter to stay safe from fire:
- All heaters need space. Keep anything that can burn at least three feet away from heating equipment, like the furnace, fireplace, stove, or portable space heater.
- Have a three-foot "kid-free zone" around open fires and space heaters.
- Never use the oven to heat the home.
- Have a qualified professional install stationary space heating equipment, water heaters or central heating equipment according to the local codes and manufacturer's instructions.
- Have heating equipment cleaned and inspected every year by a qualified professional.
- Turn portable heaters off when leaving the room or going to bed.
- Make sure working smoke alarms are on every level of the home, inside each bedroom and outside each sleeping area.
- Develop and practice a home escape plan that includes two ways out of each room and an outside meeting place.
Fireplaces: The National Fire Protection Association (NFPA) suggests:
- Make sure the fireplace has a sturdy screen to stop sparks from flying into the room. Ashes should be cool before putting them in a metal container with a lid. Keep the container a safe distance away from the home.
- Have chimneys cleaned and inspected every year by a qualified professional.
- The National Fire Protection Association has adopted three levels of inspection into code NFPA 211.
- NFPA 211 is the standard upon which certified chimney sweeps base their services and Chimney Safety Institute of America (CSIA) Certified Chimney Sweeps are tested to these three levels of inspection.
- Level 1: If the appliance or venting system has not changed and the plan is to use the system as in the past, then a Level 1 inspection is a minimum requirement. A Level 1 inspection is recommended for a chimney under continued service, under the same conditions, and with the continued use of the same appliance.
- Level 2: A Level 2 inspection is required when any changes have been made to the system such as a change in the fuel type, changes to the shape of, or material in, the flue (i.e. relining), or the replacement or addition of an appliance of a dissimilar type, input rating, or efficiency. Additionally, a Level 2 inspection is required upon the sale or transfer of a property or after an operation malfunction or external event that is likely to have caused damage to the chimney.
- Level 3: A Level 3 inspection includes all the areas and items checked in a Level 1 and Level 2 inspection, as well as the removal of certain components of the building or chimney where necessary. Removal of components (i.e., chimney crown, interior chimney wall) shall be required only when necessary to gain access to areas that are the subject of the inspection.
- Always ask the Certified Chimney Sweep Inspector what will be the most appropriate inspection level for the chimney and venting system. Each level of inspection covers specific items depending on the individual appliance and venting system. More information can be obtained from the web site of the Chimney Safety Institute of America at: http://www.csia.org .
Payment Coupons: Payment coupons for 2016 monthly Association dues have been ordered for all homeowners who are not already enrolled in automatic bank draft and should be received prior to January 1st. Any homeowner not already enrolled in automatic bank draft who does not receive their 2016 monthly Association payment coupon booklet by that time should contact the management company.
Happy Holidays: Wishing you Happy Holidays with family and friends and a Happy and Healthy New Year in 2016. Please remember to place your live Christmas trees curbside the morning of trash collection day by 7am. Please remove all lights, ornaments, wire, tinsel, and tree stands. Trees that are over five feet tall should be cut in half or into manageable pieces. Please do not place trees in a trash or recycling container. State law requires all yard waste, including Christmas trees, to be disposed of separately from other items. The landscaper will not remove Christmas trees from the property as this service is provided by the City of Greensboro on the day of trash collection free of charge.
Winter Pruning: Pruning of all community bushes and shrubs will be done during the coldest period of the Winter while growth is dormant. Some pruning of bushes and shrubs may appear to be more severe than others so they no longer rest against or attempt to climb up, on, into, or through, Homeplace townhomes, stoops, steps, railings, or downspouts. In some cases, bushes and shrubs may be subject for removal if they have become too large and overgrown in the area they are planted.
Pine Needles: Application of pine needles around all townhome perimeters and Common Area will be scheduled during the Winter months after the Winter pruning has been completed.
Annual Meeting: The Annual Meeting is anticipated to be scheduled for February 2016 at the Adams Farm Community Church on Mackay Road. Details of the Annual Meeting will soon be mailed to all homeowners.
Rear Decks: Rear decks have been observed being used for outside storage. Rear decks, including the area underneath, and on the ground adjacent to the entire rear deck structure, are not to be used for outside storage. All items should be stored in the utility closet on the rear deck or, if appropriate, inside the townhome.
Sanitation: Trash and recycle containers still continue to remain in front of townhomes, on streets, and sidewalks days after sanitation pickup has been completed. Should trash and recycle containers continue to not be stored properly homeowners will be notified and subject to fines. It is expected every week to have all trash and recycle containers returned to the rear of the unit, not the side of the unit, by 7pm, the day of pickup. Trash and recycle containers are to be stored upright in an orderly fashion at the rear of the townhome with lids closed and secured at all times to prevent attraction of wild or stray animals. Where space is available, trash and recycle containers may be placed underneath rear decks.
Parking: Complaints continue to be received regarding parking. Residents should not use Visitor parking spaces on a daily basis and is prohibited. Each unit is allocated two assigned parking spaces. Residents or guests parked in assigned spaces of others, on grass, in designated illegal areas, on any of the main Homeplace streets or areas which would cause partial blocking of streets, or driveways, may be subject to towing at the expense of the vehicle owner. Overflow parking is available at the lower rear of the property if all nearby Visitor Spaces are in use.
Reminders: The Board of Directors usually meet on the fourth Tuesday every other month. All homeowners who wish to discuss a community concern at one of the scheduled Board meetings is asked to please contact the management company one week in advance to be added to the agenda. As always, please refer to the guidelines that are addressed most often regarding Homeplace at Adams Farm for non-compliance located under the Community Guidelines > General tab.