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.

Northwood Hills Winter News

Attention Owners

At the annual Board Meeting management presented the YTD and the anticipated Net Operating Income for the Association in 2022. In addition, they presented the budget for 2023, with anticipated cost increase due primarily to energy and labor that are being passed on by our vendors. As a result of those increased costs in operations, Northwood Hills is forced to raise its dues by $10.00 per month in 2023.

Although we have experienced an inflation rate of 8.3% over the past year, we are only raising the dues by 3.92%. This leaves the association with a 3% contingency reserve, which is a very slim margin for error. Should that not suffice, the board would be forced to look again at other options, including a second dues increase later in the year.

Beginning January 1, 2023 the monthly fees will increase from $255.00 to $265.00 per month.

Winter Parking

Please do not park your vehicles over curbs. It prohibits the tractor/snow blower from being able to access or pass through the sidewalks. Do not park in front of the ramps in front of Building 1&10. We need to provide wheelchair access for those who need it and to gain access with the tractor on and off the sidewalks. The ramp between building 5&6 is for the snowplow service to push snow out of the parking lot area. Please leave that area open as well. to keep the sidewalks clear, we need everyone’s cooperation.

Please remember not to leave your car parked in one spot along the curbs for more than 48 hours. Our plow service cannot keep the curb spots clear if cars are stationary for long periods of time. The Association reserves the right to remove vehicles from the property at the owner’s expense for those who do not pay attention.

NoRTHWOOD HILLS CONDOMINIUM ASSOCIATION 2023 ANNUAL CO-OWNERS MEETING

The annual meeting of the Northwood Hills Condominium Association will be held on Monday October 24th the Plainfield Township Community Center located at 5255 Grand River DR NE from 6:00 p.m.to 8:00 pm.

Those interested in running for a Board position, please submit biography’ to the office by October 13th. Board positions are for 2 - years term. Two positions will be expiring. Both existing members have agreed to serve another term if re-elected.

Cottonwood Season

Each year we experience a significant problem with the white fuzzy things (cootonwood seeds) floating from the Cottenwood Trees that surrond our property.

They tend to get trapped in your Furnace/Air Conditioning units and subsequently in your water drain tubes that exit (or should exit) the units. When the screens get blocked, your electric bill goes up. When the drain tubes get blocked, the water overflows in your closet and can drain into the condo unit below you causing damage that may be responsible for. We strongly suggest that you avoid the problems by either hiring a contractor to blow out the lines or by calling the office to have maintenance do it for you.

The cost of having maintenance person is $30.00. You may want to have your filter changed at the same time. Filters are $6.00 each.

Please call the office to schedule a service time and date. 616-361-2880.

Northwood Hills Winter News

Attention Owners

As a result of increased costs in operations and the increase in costs being passed on by our vendors, Northwood Hills is forced to raise its dues by $15.00 per month in 2022. Beginning January 1, 2022 the monthly fees will increase from $240.00 per month to $255.00 per month. For those who have a prepaid credits, your balances will be adjusted accordingly. If you are uncertain regarding your credit balances, please check at the office.

Bylaw Amendments

Members of the Association were asked to vote on bylaw changes that impact the operations of the Association. You will be receiving the updated changes in the mail. Not all the suggestions passed. Please keep a copy for your records. They will be posted on our website for you and for others interested reviewing them. including lenders, realtors, and others in need of that information. Please take the time to review them. They will be implemented upon their recording with the Kent County Register of Deeds.

Maintenance

Northwood Hills entered into an agreement with Greg Westbrook who began doing general maintenance for the Association. Like Kenn Carrier , our previous worker, Greg is an independent contractor and does not have a regular hours. Greg is handling general maintenance requests as needed by the Association and its owners. He is available residents at the same rate as Kenn at $25.00 per hour (1/2-hour minimum).

Greg has been engaged to handle maintenance and snow removal as needed. He will also be responsible for maintaining the pool during the summer.

Although we have not significant snow fall yet, we advise you to walk cautiously on the sidewalks and parking lot when the snow and ice starts to accumulate. Be extra careful when walking between cars as we cannot always get good salt coverage in those areas. We have salt buckets in the entries for times when it is necessary. Please use the salt prudently. Use the scoops and do not dump the entire bucket out at one time.

Parking

Please do not park your vehicles over the curbs. It prohibits the tractor /snow blower from being able to access or pass thru the sidewalks. Do not park in front of the ramps in front of Buildings 1 & 10. We need to provide wheel chair access to those who need it and to gain access with the tractor on and off the sidewalks. The ramp between building 5 & 6 is for the snow plow service to push snow out of the parking lot area. Please do not park in those spaces. We need to leave that area open as well. To keep the sidewalks clear, we need everyone’s cooperation.

Please remember not to leave your car parked on one spot along the curbs for more than 48 hours. Our plow service cannot keep the curb spots clear if cars are stationary for long periods of time. The Association reserves the right to remove vehicles from the property at owner’s expense for those who do not pay attention.

Have A Safe And Wonderful Holiday Season Please Drive Safely Throughout Our Community.