I am flattered that anyone has taken the time and effort to find and read my humble blog. Of the trillions of words accessible over the internet, it is hard to understand why..but..to each of you,
don't read further if you expect something for yourselves. That you respond with emails indicates that you are searching for something and have expecations of some kind.
This blog is for ME alone, and it entertains me to write it. I have removed "comments" because, this space is not about your thoughts..it is for mine. You can write your own newsletter, letters to the editor, send anonymous letters and door hangers, create a blog..and I will continue to blog my thoughts..
As for the dysfunction at Tanasbrook...calling names, labeling someone childish or stupid, the kind of behavior that passes for the norm at Tanasbrook..reinforces my decision to convert my condo to a rental.
So, each of you..go and create your own blog, and extol the virtues of condo living, praise the leadership of the volunteer board of directors, please..go!! As for me..I will do exactly as I want with my space and in my life..
Monday, August 22, 2011
Saturday, August 20, 2011
X-Box ..Renters -Not Buyers
Another week..and no response from the Board of Directors to my request to review the $365,000 contract approved in the July 18,2011 board meeting. The contract represents siding repair to 64 units. It appears that these elected representatives feel they are above following the law and corporate charter.
I have had several inquiries about rental of my unit. In the last week another unit with a 2 car garage came on the market for $130,000. The flyer says about 1450 square feet or a bit over $89 a foot. There are some one car garage units (approx. 1000 sq ft) for $70 a square foot.
No action yet on the long awaited painting and siding repair. The color selection has not been announced.
I have had several inquiries about rental of my unit. In the last week another unit with a 2 car garage came on the market for $130,000. The flyer says about 1450 square feet or a bit over $89 a foot. There are some one car garage units (approx. 1000 sq ft) for $70 a square foot.
No action yet on the long awaited painting and siding repair. The color selection has not been announced.
Saturday, August 6, 2011
Paint Color- A new issue created
OK, let's all understand, this is a planned unit development. All 340 units are one association. In order to operate successfully, there must be continuity in planning and implementing policy over time. Frequent changes in policy and planning creates uncertainty, which translates into owner dissatisfaction. The Board then becomes the target of anger, and increasing dysfunction in the community.
The most recent example is the decision by the wife of the Chairman of the BOD that the colors selected by a prior committee were just too depressing. One of the three colors chosen as the association color scheme was used on 80 units. Now, the BOD has called for "new colors" to paint 64 other units. The color palate selected is entirely new. Why change course because of the whim of one outspoken and abrasive resident? The entire board needs to be more involved in taking responsibility and learning how to effectively set policy. They need to get out of "management" of the association, since they have hired a company to do a professional job.
An example is the decision to award a siding repair contract for more than $345,000.00 . When asked about the action as stated in the published, approved minutes of a board meeting ( called with 3 days notice) I was told, oh, that's a mistake. We will need to amend the minutes. What? Who voted to approve and publish the minutes? This kind of cavalier action, lack of involvement or understanding, and carelessness create larger problems in the community as a whole.
The most recent example is the decision by the wife of the Chairman of the BOD that the colors selected by a prior committee were just too depressing. One of the three colors chosen as the association color scheme was used on 80 units. Now, the BOD has called for "new colors" to paint 64 other units. The color palate selected is entirely new. Why change course because of the whim of one outspoken and abrasive resident? The entire board needs to be more involved in taking responsibility and learning how to effectively set policy. They need to get out of "management" of the association, since they have hired a company to do a professional job.
An example is the decision to award a siding repair contract for more than $345,000.00 . When asked about the action as stated in the published, approved minutes of a board meeting ( called with 3 days notice) I was told, oh, that's a mistake. We will need to amend the minutes. What? Who voted to approve and publish the minutes? This kind of cavalier action, lack of involvement or understanding, and carelessness create larger problems in the community as a whole.
Friday, August 5, 2011
Years of Conflict- Wondering Why....
I recently paid a real estate agent for back issues of the newsletter for this association ( Tanasbrook Condominiums.) I was reading the history, trying to understand the origin of the dysfunction within the association.
There appears, in my opinion, to be a common element in the events. For nearly 14 years, one person has been serving in either an elected director position, or as a chairman of a key committee. I looked at his documented statements, made when he was seeking an elected office. His platform was to stop spending money, defer maintenance where possible, and take the least expensive route to the solving any problem. He continues to serve on the Board, and persue his personal agenda.
Now, when I look at the million dollars or more of deferred maintenance, and consider the cost in today's dollar, the wisdom of this minimalist approach is doubtful. Instead of doing what was needed at the time, we are faced with significant maintenance expenses far exceeding our ability to pay!
I have little optimism that this association will ever recover from the cumulative results of years of apathy and mismanagement. Despite hiring professional management, individuals with little skill or appreciation of their limitations continue to assert control over the daily operations.
There appears, in my opinion, to be a common element in the events. For nearly 14 years, one person has been serving in either an elected director position, or as a chairman of a key committee. I looked at his documented statements, made when he was seeking an elected office. His platform was to stop spending money, defer maintenance where possible, and take the least expensive route to the solving any problem. He continues to serve on the Board, and persue his personal agenda.
Now, when I look at the million dollars or more of deferred maintenance, and consider the cost in today's dollar, the wisdom of this minimalist approach is doubtful. Instead of doing what was needed at the time, we are faced with significant maintenance expenses far exceeding our ability to pay!
I have little optimism that this association will ever recover from the cumulative results of years of apathy and mismanagement. Despite hiring professional management, individuals with little skill or appreciation of their limitations continue to assert control over the daily operations.
Thursday, August 4, 2011
Rent This Condo
Well, I observed two new rental signs today, and added my own to make it three. The reason so many people are renting is to protect themselves from the uncertainty of the board's decision making regarding a special assessment.
From my perspective, much better to have a loss on my income tax, and treat any "gain" on sale as a capital gain. The chance of any significant gain would be at least 10 years..and then it would be a very small margin after sales costs..so..I will rent this unit.
I placed the sign up today!
From my perspective, much better to have a loss on my income tax, and treat any "gain" on sale as a capital gain. The chance of any significant gain would be at least 10 years..and then it would be a very small margin after sales costs..so..I will rent this unit.
I placed the sign up today!
Wednesday, August 3, 2011
Blocking Access To Information
Many residents are worried that if prospective buyers and their agents get too much information it will kill the resale market here at Tanasbrook. As a result, the board has implemented an intentional policy of controlling what they view as negative information.
Of course, in a free society, censorship is doomed to fail. In fact free access to information is the key to making informed economic decisions. However, I do sympathize with the condominium unit owner that has seen half the value of their investment evaporate since the high 5 years ago.
The most recent reserve study recommended 2011 maintenance expenditures of one million dollars. The board has deferred most of the recommended items because they don't have the funds. This has been a recurring pattern for 30 years at Tanasbrook Condominiums. As a result, deferred maintenance becomes a larger liability each year. lacking strong leadership, and dealing with a mostly apathetic group of homeowners, there appears to be no will to do things differently
Of course, in a free society, censorship is doomed to fail. In fact free access to information is the key to making informed economic decisions. However, I do sympathize with the condominium unit owner that has seen half the value of their investment evaporate since the high 5 years ago.
The most recent reserve study recommended 2011 maintenance expenditures of one million dollars. The board has deferred most of the recommended items because they don't have the funds. This has been a recurring pattern for 30 years at Tanasbrook Condominiums. As a result, deferred maintenance becomes a larger liability each year. lacking strong leadership, and dealing with a mostly apathetic group of homeowners, there appears to be no will to do things differently
What Should A Prospective Buyer Know?
If you are seriously considering buying one of the dozen or so condos here..there are some things you should know
1) I wouldn't buy a flat roof building. They have a lot of problems with the floors sagging. The association invested over a million dollars to reinforce the sagging floor structures. I read an architects review of the roofing system that concluded that the roofing was in need of replacement, and was not properly sloped or drained. Additionally the flat top units have critter problems. everything from squirrels and raccoons to ants and bees find a home under the raised buildings. In addition, the carports are poorly designed and in need of replacement. It's hard to see how a thoughtful person would consider such an investment.
2) What is the purchase price? I know of three bank repossessions and resales. A 4 bedroom sold for just over $100K ( that's about 1400 square feet.) Another two bedroom (1000 square feet) sold for $68000. Today I learned of another of the same 2 bedroom models being auctioned at foreclosure with a beginning bid of $40,000.
1) I wouldn't buy a flat roof building. They have a lot of problems with the floors sagging. The association invested over a million dollars to reinforce the sagging floor structures. I read an architects review of the roofing system that concluded that the roofing was in need of replacement, and was not properly sloped or drained. Additionally the flat top units have critter problems. everything from squirrels and raccoons to ants and bees find a home under the raised buildings. In addition, the carports are poorly designed and in need of replacement. It's hard to see how a thoughtful person would consider such an investment.
2) What is the purchase price? I know of three bank repossessions and resales. A 4 bedroom sold for just over $100K ( that's about 1400 square feet.) Another two bedroom (1000 square feet) sold for $68000. Today I learned of another of the same 2 bedroom models being auctioned at foreclosure with a beginning bid of $40,000.
Why blog about Tanasbrook
Well, it has been an interesting year living in a large condo complex. There are 55 acres and 340 units in the development. It was developed in phases during the late 70's. Unfortunately for the current owners, the original design and development didn't take into account the rain we have here in Oregon. The units are single wall construction and lack eaves. This means "water intrusion" around all doors, windows, and seams in the T1-11 siding. (note: not to imply every unit leaks at every window or seam. However, a report done April 2009 by a forensic archietect/engineer concluded that the mix of materials, design , and application HAS failed at every point on an least one unit, and will continue to fail as long as poor installation procedures are in place. I encourage you to ask to review the April 2009 report done by Western Architects.) An architectural and engineering review led to estimates of as high as $12,000,000 to correct the design defects. That would be about $30,000 in special assessments per unit.
I just looked at the July financial statement. The association has about $1,000,000 in replacement reserves. The board recently voted to spend up to $365,000 to repair siding on just 64 units, and an additional $89,000 to paint just 64 units of the 340. That leaves a bit over $500,000 in reserves.
Of the five board members, three have actually been elected. The other two are appointed because of the stress of dealing with the problems in a community association. The editor of the newsletter had an opinion page for community members to post their thoughts
Nabout the association. It was so negative, the board had it removed from the website.
IF YOU ARE CONSIDERING BUYING A CONDOMINIUM AT TANASBROOK
Caveat Emptor..let the buyer beware! Do your due diligence, and understand that the most recent reserve study reflects a financial shortfallnof at least $2,000,000. The board will need a special assessment of several thousand dollars per unit in the next year!
I just looked at the July financial statement. The association has about $1,000,000 in replacement reserves. The board recently voted to spend up to $365,000 to repair siding on just 64 units, and an additional $89,000 to paint just 64 units of the 340. That leaves a bit over $500,000 in reserves.
Of the five board members, three have actually been elected. The other two are appointed because of the stress of dealing with the problems in a community association. The editor of the newsletter had an opinion page for community members to post their thoughts
Nabout the association. It was so negative, the board had it removed from the website.
IF YOU ARE CONSIDERING BUYING A CONDOMINIUM AT TANASBROOK
Caveat Emptor..let the buyer beware! Do your due diligence, and understand that the most recent reserve study reflects a financial shortfallnof at least $2,000,000. The board will need a special assessment of several thousand dollars per unit in the next year!
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