Northwood Hills News Notices

We have set up this page to reach residents more quickly and in more detail regarding services, meeting and news related to our property.

It will not eliminate the need to still post notices on the entry doors. Not everyone has email or at least , not everyone has shared theirs with the office. Also, not everyone looks at their emails on a regular basis.

In some cases, it is imperative that we notify residents immediately of a water service shut off or similar issue. They really can’t miss the notice when they walk in the front entry door.

We want to thank those who had to remove their grills. Northwood Hills is a multifamily property (180 condominiums) all with wood enclosers on the decks and patios. Plainfield township has an ordinance prohibiting gas and charcoal grills on community buildings. Our insurance company, had they known we allowed grills, would not have underwritten our policy.

A copy of the code has been posted on the front entry door of each building for your review.

Please watch this page for information in the future.

Northwood Hills News

Capital reserve Highlights.

This past year began looking more clearly at the long-term capital requirements of the property and the cost to maintain them.

Northwood Hills Has 10 condominium buildings, plus a clubhouse and carports, all of which will need new roofs in the next 8-10 years. The estimate to tear off and reroof one building is $30,000.

We have 30 entrance ways with laundry rooms and hot water heaters. The cost to purchase and install a 100 gallon hot water heater is $5,000.

Landscape is older and will need replacement plants & trees.

Milling the parking lot and entirely resurfacing will be in excess of $200.00.

Storm Damage- We retrieved $80,000 from our insurance company and spent over $20,000 on tree removal and planting that were not covered.

Swimming Pool & Hot Tub.

The pool and hot tub

The pool and hot tub are ready to open. We are awaiting an inspection from the Kent County Health Department.

Apparently, there is a backlog of inspection dates. We are stuck waiting for our turn. Weather permitting, we will consider leaving teh pool open after Labor Day to compensate for lost time at the pool.

The Kent County Health Department and Egle (Environmental Great Lakes & Energy) has required Northwood Hills to add both a men’s and women’s rest room with outside access into the clubhouse. The cost will be around $60,000 plus a building expansion to the pool/hot tub building to store the items currently in the garage area of the clubhouse at a cost of $20,000. In addition, we needed to add an outdoor shower with tempered warm water.

Because of the cost and the previous outlay of cash for storm damage, Northwood was granted permission to phase in those facilities over 2 1/2 years The restrooms need to be completed by the next pool season.

Funding

The members of the Association chose to increase the monthly dues from $265.00 to $300.00 versus imposing a one time special assessment of $1,000.00 to each owner. From the$300, 15% will be saved in the capital reserve account for the items previously stated.

Maintenance

Northwood Hills will no longer be providing individual interior maintenance services to owners. Plumbing, heating, electrical, and HVAC contractors will be at your choosing and expense. Any contractors must provide the office with a current and valid license. In addition, Northwood will have to be named as additional insured in their insurance policy.

Exceptions will be for HVAC cleaning of cottonwood seeds each spring/summer. Some minor maintenance may be provided at management’s discretion. Cost is $30/hour by the 1/2 hour.

Monthly Board Meetings

Monthly Board Meetings are held on the 3rd Thursday of each month beginning at 6:00 p.m. until 7:30 p.m. The first 1/2 hour of each meeting is open to association members for discussion. The meeting is then closed to allow the board to proceed with the business portion of the agenda.

Minutes/Budget Reports

The day after each meeting, both the minutes and the budget reports are available at the office upon request.

Parking

During the summer months it is easy to park at the curb. Northwood Hills has 2 1/2 parking spaces for each condominium. If residents move their cars/trucks to the curb, it leaves little to no parking for visitors.

Cottonwood Trees

Each year in the spring and early summer we experience a significant amount of cottonwood seeds floating in the air. They often times get inhaled and then stuck in the grates and water tubes of the furnaces and air conditioning. Both components may burn out your AC unit and may leak down into the neighbor below. Northwood Hills will clean your unit for a charge of $30.00, at which time you can also buy a new filter for $6.00 additional.

In the event you neglect to have this taken care of and your AC unit overflows into the neighbor below, you could be liable for any damage or repairs to their condo.

Don’t pass this up. It is an inexpensive remedy and your AC and Heating system will work more efficiently and last longer.

2024 Board Meeting

January 18, 2024

March 21, 2024

May 16, 2024

July 18, 2024

September 19, 2024

November 11, 2024

Northwood Hills Annual Meeting Highlights.

If you couldn’t attend the annual meeting , the most critical issue discussed was the storm damage.

It was originally determined that a special assessment would be necessary to fund the clean-up and damage to the property. Our insurance company indicated that they would not pay for any of the cost for clean-up of downed trees; only the damage done to physical structures on the property. Our insurance premiums are expected to go up significantly. As a result those present voted to eliminate grills of any type on the property in order to reduce our cost of insurance. All grills of any type must be removed ASAP or owners will be subject to fines.

We further examined our policy, and it had a special provision that allowed up to $25,000 for trees downed by natural disasters; especially if they were over top of or leaning on buildings and/or carports and other such structure. We also had a $5,000 deductible which was waived since our bids to take care of the damaged physical assets were lower than the insurance estimates.

Plainfield township agreed not require us to take down all downed trees on the backs of our buildings at this time, only the ones that could result in damage to either Northwood’s or the neighboring properties. We anticipate having additional landscape costs that will not be covered by insurance.

We are being required by the Health Dept. to add 2 bathrooms with outside access to the clubhouse. Northwood must provide user access whenever tha pool is open, including weekends. The estimated cost is $70,000.

Instead of a special assessment, Northwood Hills will be funding these items by increasing dues from $265/mo to $300.00/mo beginning January 1, 2024. Historically, we have put aside 10% of the dues for capital improvements. Going forward the association will be setting aside 15% of the dues for those purposes.

Pool Restrooms

After 36 years, the Kent County Health Department has informed Northwood Hills that as a result of being a public pool we must provide an outside access to restrooms for those using the pool or hot tub during times when the office is closed.

We are being required to construct both a men’s and women’s restroom that is available to swimmers at all times. We will be doing so by converting storage space in the garage, along with one of the offices. On the outside of the building, we will be adding a touch style tempered shower for bathers to rinse off.

We will also be adding an 8’ x 10’ storage building to the pool building to replace what we lost in storage.

In the meantime, and in order to keep the pool open, the Health Department is requiring us to have 2 porta johns and a hand washing station until the pool closes around Labor Day.

We are sorry for the disruption. This is an expensive and unplanned requirement. However, in the long run, it will be a welcome feature for residents and guests of Northwood Hills.

NEW Maintenance Person

The Association has contracted with a new maintenance person. His name is Kraig. He begins working at the property as an on call independent contractor. Please let Laurie know in detail if you have repair needs in your condominium so that Kraig can be prepared with the appropriate tools/materials when he arrives at the property.

Service charges, $30 per hour, with minimum 1/2-hour increments ($15.00). Time billed will include the time back and forth from the community building for materials, parts, etc.