Sprinkler System Leaks

Hi Everyone!


It's been a long time since the last post.  I must admit I was a bit stumped for ideas for a while.  If you have any ideas for blog posts, just let me know in the comments section below.

Anyhoo, as I am out walking my pug, I periodically notice sprinkler system leaks.  These can be a source of "lost" water.  That is, we are paying for it, but it is not doing anybody any good.  In fact, it is literally going down the drain (and sometimes messing up the landscape in the process).  Our landscaping company Epic can come out here and fix these leaks, but they need to know about it.

You might say, "Why doesn't Epic check for leaks when they are mowing?"  I can't say with 100% certainty, but my current understanding is that the person doing the mowing is often not associated with the people who fix the sprinkler system.  Since they are so focused only on mowing, they often do not notice the tell-tale signs of a leak.

We, the residents, have the advantage of knowing what our property is supposed to look like, and we see it every day.   A change that may be suspected as "just a puddle," may raise our suspicions after it persists for more than 24 hours, especially in dry conditions.


What are some signs of sprinkler system leaks?

1.  Standing water.  Again, in dry conditions, the likelihood of water just hanging around is low.  A puddle, especially a big one, becomes suspicious quickly.

2.  Running water.  This is often seen as water springing out of "nowhere" and then running down the nearest drain.  Sometimes it appears to be coming out of the cracks in the curb or over the curb itself.

3.  "It's always wet here."  If you find yourself saying this, you may be seeing a sprinkler system leak that has been around a while and has not been taken care of.  I've heard that we have water springs on the property, but to be honest I don't know if this is true.  It is best to have Epic check it out just in case.


What should I do if I suspect a sprinkler system leak?

Call Nancy in the office at 913-663-1103.  She will then call the appropriate people at Epic, who will come investigate.  The signs that Epic has been there and working on the issue usually include dug-up ground and a drying up of the water.  If you don't see these after a few business days, it probably doesn't hurt to call Nancy back, just to confirm Epic got the message.  She may tell you that Epic said that there is a natural spring there, and then you can rest assured that we are not pouring money down the drain!


Until Next Time,
Blogmeister

The Blogmeister's Opinion

Dear Board of Directors,

I am writing to express my grave concerns regarding re-institution of the key service. First and foremost, you CANNOT abdicate all decision-making responsibility and put the burden of this decision on Bill. He is NOT in a position to refuse due to the inherent power difference between you, the Board, and him, the employee. You, the Board, must make this decision. And if you still insist on "leaving the decision up to Bill," then you have made a decision: to force him to give up his weekend nights to be at the beck and call of drunkards and ousted boyfriends.

I understand that this Board wishes to provide a service for the residents, even though no one has complained about the lack of the service. However, I do not believe we should sacrifice safety, even for the sake of that oh-so-important American value, convenience.

I believe it is dangerously naive to think that since this service is voluntary, nothing bad can happen. Let me unpack two common scenarios.

1. Ousted boyfriend wants back into his girlfriend's unit where he has been staying. She has locked him out tonight. Let's take the best case scenario and assume that the Board has required a list of persons allowed to enter the unit to be submitted when the key was given to the office. Although this list could potentially be changed by the unit owner at any time, the said boyfriend has become drunk and/or abusive beginning Friday evening after the office closed. What happens when the boyfriend calls Bill wanting to be let in? Bill has been told by the Board that the policy is to let in everyone on the list. Since Bill is not the police, he must let this fellow into the unit. As a result, the boyfriend severely beats or kills the girlfriend. She may even have obtained a restraining order Friday night, but since the boyfriend is still on the list, Bill must let him in. Again, Bill is not a lawyer or a police officer.

Or - she could be waiting inside with a gun, and, believing herself to be in danger, shoots the boyfriend and/or Bill.

Or - Bill, because he does have good sense, refuses to let in the boyfriend, in direct violation to his employer's directive. As a result, the boyfriend severely beats and/or shoots Bill.

In all of these scenarios, we as a community, but especially this Board, would be morally, legally, and financially liable.

2. Another common scenario is the drunkard. This person drank so much, s/he has either lost their keys or can't figure out how to open their door. Instead of asking them to be responsible adults and to call a locksmith, keep a key with a neighbor, or stay with a friend that night, we are enabling and encouraging their drunken behavior. And again, do not underestimate the potential danger to Bill, especially if he cannot let them in because they either do not have a key on file, or because he is no longer, by policy, going to drill their door open. Again, the moral, legal, and financial liability would be ours.

In closing, I would note that I hold three peoples' unit keys. And we have someone hold ours. Another friend is planning on getting a lock box or hollow rock to put somewhere outside someone else's home. Even if her key is obtained by a potential home invader, they won't be able to trace the key to her home. This is the way responsible home owners behave. All Tomahawk Creek residents are fully capable of so acting. Instituting a key service not only implies otherwise, it exposes us to unnecessary liability.

Very Sincerely,

Jori Church

cc: www.tcchoa.blogspot.com

Board Members for 2012

Tomahawk Creek Condominium Association

Board Members 1/1/12

Jennifer Breece – President/Nomination and Social Committee-Term Expires 2013

11605-d Tomahawk Creek Pkwy

Leawood, KS 66211

913-486-9068

jennidog33@gmail.com

John McKelvey – Vice President/Covenants Committee-Term Expires 2012

11603-A&B Tomahawk Creek Pkwy

Leawood, KS 66211

913-327-7440

jmckelvey3@kc.rr.com

Jason Purinton – Secretary/Social and ARC Committee-Term Expires 2013

11616-F Tomahawk Creek Pkwy

Leawood, KS 66211

913-484-4346

Jason_purinton@yahoo.com

Michelle Buchanan – Treasurer/Landscape Committee-Term Expires 2013

11618-E Tomahawk Creek Pkwy

Leawood, KS 66211

913-406-2545

mbuchanan@kc.rr.com

Rochelle Mitz – Member at Large/ARC Committee-Term Expires 2012

11616-A Tomahawk Creek Pkwy

Leawood, KS 66211

913-491-0684

r_mitz@hotmail.com

Holiday Gathering - Saturday, December 3

Join us Saturday morning, December 3 from 9 a.m. to 11 a.m. for a wonderful holiday breakfast.  There will be cookies for the kids (of all ages) to decorate and take home. If you have a breakfast dish that you would like to share, please let Leslie, in the clubhouse, know.

We look forward to seeing everyone there!

Resident Proposed Amendment

Just to update, the Amendment to the Bylaws that was proposed by the Board did not pass. However, there is a Resident Proposed Amendment on which owners can vote. The main difference is that the phrase about assessments being subject to the discretion of the Board has been deleted. Below, you will find a copy of the Resident Proposed Amendment as well as a short explanation of what the amendment means. If you would like to vote for the amendment, there are copies of the Ballot itself as well as copies of a proxy on Jennifer Breece's door at 11605, Unit D. Please just drop them in the manila envelope that is hanging on the door. The deadline is 6 pm on December 15, 2011. If you have any questions, please feel free to call Jennifer Breece at 913-486-9068. Or you may email her at jennidog33@gmail.com.

The proposed amendment follows:

TOMAHAWK CREEK CONDOMINIUMS

RESIDENT SPONSORED AMENDMENT TO THE DECLARATION AND BYLAWS

December 15, 2011

The Bylaws Article II. Section 7. and the Declaration 8. and Exhibit B state that each unit shall be entitled to a weighted vote. A Unit may vote in person or by proxy. In no event shall more than one vote be cast with respect to any unit.

PROPOSAL TO AMEND THE DECLARATION AND BYLAWS AS FOLLOWS:

1. Section 9(a) and (c) of the Declaration and Sections 1 and 2 of the Article VI of the Bylaws are hereby amended to provide that all Common Expenses hereafter incurred (including those for Limited Common Areas and Facilities) shall be assessed against all Units in accordance with each Units percentage interest as set forth in Exhibit B of the Declaration; provided, however, any Common Expense incurred as a result of an act or omission of a Unit Owner, its tenants, or any invitee, agent or contractor of the Unit Owner or tenant, shall be assessed against the Owner’s Unit(s).

2. Section 9(b), i, ii, iii are hereby removed from the Declaration.

3. Except as provided herein, all terms and conditions of the Declaration and Bylaws, including without limitation, Section 9(a) and (c) of the Declaration and Article VI of the Bylaws, are hereby ratified and shall remain in full force and effect. This amendment shall benefit and bind the Association, the Unit Owners and their respective successors and assigns. Any capitalized terms not defined herein shall have the meaning ascribed to them in the Declaration and Bylaws.

Here is an brief explanatory statement:

Hello Neighbors,

I wanted to provide all of you with information regarding the amendment that the community can vote on. The bullet point that is highlighted in blue is how the resident amendment differed from the board amendment.

Resident Sponsored Amendment:

• All Limited Common Areas are covered by HOA dues

• Removed clause that gives a board the power to assess fees of Limited Common Areas as they deem necessary (section 9(b) in the Declaration)

• Will provide relief to residents in building 18, instead of only building 18 residents paying for the work. All residents in the community will be assessed a ONE time special assessment according to your percentage of interest. An example of the cost would be a 1 bed, 1 bath on the bottom floor would be assessed $290 (please see below for more details).

I also want to explain that this amendment does not only help the residents in building 18 but ALL residents. If another building has issues then the same assessment of fees will be followed. The future boards would not have the discretionary action to assess only those impacted but would rather have to assess the community as a whole.

The amendment also helps out the residents in building 18. Building 18 has foundation issues, which has amounted to $140,000. Each resident in that building is being assessed $10,000 to $14,000. If the amendments passes, then the community as a whole will be assessed rather then just building 18 residents. It will be a ONE time assessment based on your percentage of interest. This assessment does not change your monthly dues, it would be a ONE time additional cost. However, if neither of the amendments pass then the residents in building 18 will be responsible for the whole amount. It also means if your building has any issues you and the residents in your building will be responsible for the bill rather then the community.

If you have any questions about the Resident Sponsored Amendment feel free to call or email me.

Jennifer Breece

11605 D

913-486-9068

Jennidog33@gmail.com

Holiday Times Are Here

Hello!

Thanks to all who came out for the pet parade! I hear it was a success, and fun was had by humans and pets alike!

Here are some upcoming dates to keep in mind:

November 11th is Veterans Day, a good day to thank a veteran. Or if you are a veteran, to be thanked. All the Hy-Vees are having a thank-you breakfast from 6 - 11 am in which veterans eat for free. If you wish to accompany a veteran, but you are not one yourself, you are still welcome; the cost is a la-carte and is about $3.99 for a regular breakfast.

November 17th is a regular Board of Directors meeting. They always start at 6:15 pm and are held in the clubhouse.

November 24th is Thanksgiving - yay! The office will be closed that day.

December 3rd is our holiday party! More details will be forthcoming.

December 15th is our annual meeting. It will start at 7 pm in the clubhouse. It is at this meeting that we elect new members for the Board of Directors. If you can not be there in person for any reason, please sign a proxy form. You can do this any time by stopping by the office and talking to Leslie. Please have in mind a person you to whom you would like to give your proxy.

Vote! And other deadlines...

Hello!

Please be aware that the vote regarding the amendment to the By-Laws must be turned in by Thursday, October 20th.

Other notes regarding the vote:
1. The ballot must be turned in to the office in person.
2. Leslie has copies of the ballot, in case you don't have one.
3. If you can NOT get to the office in person, you can send in a proxy.
4. If you have questions regarding the vote, feel free to ask a Board member.

Another important date:
1. The Annual Meeting is when we elect the Board members.
2. It takes place on Thursday, December 15th, 2011, at 7 pm in the clubhouse.
3. If you can NOT attend, please fill out a proxy form, which you can get from the office.

Yet another important date:
1. Interested in running for the Board of Directors? Please fill out an application.
2. The application may be obtained from the office.
3. The application is due Wednesday, November 23rd, 2011.

Do you have any questions? Feel free to post them in a comment here on the blog, and this author will try to obtain the answer or at least will point you to the right person. Also, you may always call the office at 913-663-1103. Finally, you may contact Leslie, the Property Manager, by email at "tomahawkcreek@kc.rr.com".