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Q:
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When is my monthly
maintenance payment due?
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A:
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Your monthly payment is due and payable on the first day of the month –
April’s payment is due on April 1st, for example.
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Q:
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If my payment is late, is
there a late fee?
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A:
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If your past due payment is received after the
15th of the month, your account is assessed
a late payment fee of $35.00 each month until your account is brought current.
Please note that all payments received are always posted to the oldest
outstanding invoice regardless of any notations made on your check.
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Q:
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Why don’t
I get a monthly bill or coupon book for my maintenance fee?
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A:
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Instead of sending monthly invoices, we have elected to send
each homeowner a quarterly statement of account. This is simply due to the
cost of postage and the 2+ hours of labor involved in putting a mailing
together.
Coupon books were also considered. That idea was dropped due to the cost
of having coupon books printed and mailed to each of our 95 homeowners.
Even without monthly invoices or coupon books, since your maintenance
payment is due on the same day as your mortgage payment it should be easy
to remember to mail your monthly payments
on time.
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Q:
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I
understand that the Association provides insurance coverage. What does
this insurance cover, and should I also purchase my own policy?
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A:
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In
short.....YES!!! Each homeowner should maintain their own condominium
homeowner policy -- usually referred to by New Jersey insurers as an HO6
type policy.
The Association maintains
insurance for all perils (other than floods and other losses specifically
excluded by our policies) on just the portion of the buildings that are
Common Elements. Examples of insured Common Elements include but are
not limited to items such as:
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Building foundations
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Most studwork (i.e., 2 x
4s)
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Exterior plywood and/or OSB
sheathing
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Roofing
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Vinyl siding, gutters,
leaders
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Most exterior trim
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We are currently insured at a
rate of $35.00 per square foot of living space and this amount of coverage
probably exceeds our needs. Additionally, the Association maintains
liability insurance and worker's compensation insurance.
Each homeowner should purchase
an HO6 type policy to cover those elements of the buildings that are
defined as part of the unit (i.e., the homeowner's property).
Examples of items that should be insured under the homeowner's policy
include but are not limited to:
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All interior sheetrock
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All sub-flooring and
flooring
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All windows and doors (both
interior and exterior)
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All interior trim
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All tilework and wall
coverings
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All kitchen and bathroom
cabinets and fixtures
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All electrical, telecom and
cable TV components
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All plumbing components
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All appliances, HVAC
components and insulation
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For a complete description of
the components of the Unit (i.e., those components that should be insured
under the homeowner's own policy), please refer to the definition of the
Unit found in the Master Deed. Please share that definition with your
insurance professional when discussing appropriate insurance coverage
amounts for your policy. If you need a copy of the Master Deed and
By-laws, please contact the Association. We will be happy to provide you
with a copy, free of charge.
The homeowner's insurance
policy should also cover their personal property stored within the unit,
as well as general homeowner's liability coverage, and special condominium
homeowner coverages.
The above is
provided by the Association for informational purposes only. The
Association strongly encourages each homeowner to seek the advice of a
qualified insurance professional to determine the need and adequacy of
their own insurance coverage.
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Q:
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I
need a copy of the Association’s Master
Insurance Policy (a.k.a. Certificate of Insurance). Where can I get a copy?
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A:
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All insurance related
requests should be addressed to our insurance broker, Conover Beyer
Associates. You may contact them by telephone at 732-223-9700 x-1950, or via fax
at 732-223-6044. Ask Sharon Bowen for a Certificate of Insurance, and tell
her that the name of the insured is Drum Point Village West, CAI. Typical
turn-around time is 24 to 48 hours.
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Q:
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I am refinancing our unit. My banker needs a Condo
Questionnaire and/or certificate of account status completed by an officer
or manager of the Association. How can I get this filled out?
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A:
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Have your banker mail such
requests to the Association at the P.O. Box, or have them call us at
732-886-7941 for instructions on how to get a copy of the Condo Questionnaire or
other requests to the Association. Once received, typical turn-around time for these types of requests
is 24 to 48 hours.
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Q:
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I want to install a satellite dish, screen door, attic fan,
or I want to paint my front door a different color, or make other changes
to the exterior of my unit. May I do it?
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A:
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The Association must approve any modification to the
exterior of the unit in writing, even if that exterior component is
actually part of the unit itself. If you want to install something, or
otherwise make a change to anything outside of the unit or to an exterior
component of the unit, you must request permission to do so in writing.
Please mail any such requests to the P.O. Box (no e-mail on these request
please). The Association has 45 days from the receipt of your request to
reply. Should you not receive a reply within the stipulated time frame,
then you must consider your request to be denied – although we do always
try to reply within the 45-day period
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Q:
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I want to place a storage cabinet or shed on my patio. May I
do this?
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A:
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Storage cabinets and sheds will not be approved. Any
personal items stored outside the unit must comply with the restrictions
in the Master Deed. If you need clarification for whether an item is
allowed or not, please write to the Association at the P.O. Box (no e-mail
on these requests please). If you are not certain about what is allowed to
be placed outside of the unit, please ask. It will help to avoid any
embarrassment, fines or other unnecessary costs.
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Q:
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Is there
a list of items I'm allowed to place outside my unit that doesn't require
"special permission" from the Association? |
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A:
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Yes. The official list can be found within the Master Deed
under Paragraph 13 - Restrictions.
We suggest that you refer to the Master Deed as that is the primary
governing document for the Association. However, the following is a
summary of items that may be placed outside the unit that do not require
"special permission" from the Association:
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A single decorative item on
the front door |
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On rear patios, tables,
benches, chairs and barbeques will be allowed, with specific
restrictions on how far away from the Buildings “hot” barbeques
must be kept. The Unit Owner will be liable if a “hot” barbeque
damages the vinyl siding or the Buildings. |
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A bench may be placed on
front walks, with limitations on its size, and limitations on its
placement, so as not to be a hazard to pedestrians |
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A total of 8 planters
and/or flowerpots may be placed on the Limited Common Elements
attributable to a Unit (i.e., patio, front walk and driveway), with
limitations on height, and with limitations on their placement so as
not to be a hazard to cars or pedestrians, and not to obstruct the
view of any other Unit Owner or Tenant |
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Winter holiday decorations
and lights may be placed within 10 feet from the front of the Unit,
but may not be attached to the Unit (as this would permanently damage
the vinyl siding), with limitations on dates for displays |
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Easter/Passover decorations
may be placed within 10 feet from the front of the Unit, but may not
be attached to the Unit (as this would permanently damage the vinyl
siding), with limitations on dates for displays |
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Halloween decorations may
be placed within 10 feet from the front of the Unit, but may not be
attached to the Unit (as this would permanently damage the vinyl
siding), with limitations on dates for displays |
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A small flower and/or
vegetable garden may be kept behind the Unit, with limitations on
size, and location |
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On rear patios, a total of
two items, in addition to those items specifically described above,
will be allowed, with limitation on size, and location |
Please note the following:
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Nothing may be attached to
the Buildings in any way (as it would permanently damage the vinyl
siding) |
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No floodlights may be
installed without the permission of the Association (as improper
installation would permanently damage the vinyl siding) |
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With the exception of the
small garden, Unit Owners and Tenants may not plant anything in the
ground (i.e., living plants or other items) without the permission of
the Association |
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Other than holiday
decorations, holiday lighting, and the small garden, Unit Owners and
Tenants may not place any items on the landscaped portions of the
property or Common Elements, except as specifically mentioned above |
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Unit Owners and Tenants
place any items outside the Unit at their own risk and liability. The
Association shall not be liable for any damage to items placed outside
the Unit |
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Q:
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Where can I view a copy of the
Restrictions section found in the Master Deed? |
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A:
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Click here to
view Paragraph 13 (Restrictions) of the Master Deed. |
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Q:
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I have received a notice from the
Association that I am being fined for a violation of the Master Deed,
By-laws, or Rules of the Association. May I appeal the fine(s)? |
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A:
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You have the right to dispute
fines via an Alternate Dispute Resolution (ADR) hearing per NJSA 46:8B-14
(k). ADR is a formal proceeding that requires both parties in the dispute
to submit their grievances to a mediator, who will then determine whether
the grievances are appropriate for ADR. If so, an ADR hearing will be
scheduled where the ADR mediator will meet with both parties together in
an attempt to settle the dispute.
A written request for ADR must be received by the Association within 10
days of the date you were first notified that a fine has been levied
against your account. When such a timely request is received from you, the
Association will retain a qualified ADR mediator to be assigned to your
case, and that mediator will contact you with further instructions. |
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Q:
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My window is broken, or my front door is damaged. Who is
responsible for repairing it?
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A:
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All windows and doors are part of the unit. Accordingly it
is the unit owner’s responsibility to maintain or repair them – please
refer to your Master Deed for a complete definition of the
Unit. Although
the Association does not own these items, they can restrict the colors in
which these exterior unit components can be painted. Additionally, the
Association will attempt to repaint all front doors and exposed wooden
trim every five years as a courtesy to all homeowners, and to keep the
exterior colors uniform. Should you need your door or trim painted sooner
than that, please contact the Association for the approved paints and
paint colors.
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Q:
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My attic fan is leaking or doesn’t work. Who is
responsible for repairing it?
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A:
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The attic fan is an optional feature and is part of the unit
– even though it physically resides outside of the unit. Accordingly it
is the unit owner’s responsibility to maintain or repair it, and also
maintain or repair the roofing seal through which the fan is installed.
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Q:
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I need to
paint my front door or door trim (millwork). What color paint do I need to
use?
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A:
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Mignatti units (all of Manhattan Drive and Black Fox Trail, plus 67-73 White Swan Way):
Trim paint: (Home Depot) Glidden Satin EM 6924 premium exterior white trim paint
Door Paint: Glidden Evermore Satin Premium Exterior acrylic Latex Base 3 EM 6913 ...Bold Terra Cotta
Primer: Glidden white primer sealer Gripper...use formula for Bold Terra Cotta with 75% of colorant
Miller units (1 through 65 White Swan Way):
Door and step kick plate: Sherwin Williams Exterior Satin Latex Super Paint deep base
"Drum Point Door" 053008-69
Primer: Premium Sherwin Williams ProBlock Latex Primer Sealer
Base 600-6258 ( B51-00-20)
use formula for "Drum Point Door" at 75% of colorant
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