2012 Newsletters - QueensLanding.org

Transcription

NEWS
CHESTER, MD • May 2012
President’s Report
+ Positives
The State of the Units
1.Queen’s Landing is a beautiful waterfront property.
2.Our Board of Directors is a diverse group of dedicated volunteers who have coalesced into an efficient working group. To expedite our learning
curve, Legum and Norman, our management
company, sponsored a general orientation session
for the Board on Saturday, January 7, 2012, to
review how we can function better and how we
can better use the resources offered by our management company. On March 3, 2012, Legum and
Norman sponsored a financial workshop where we
reviewed financial statements.
3.We have begun our four-year restoration project
that should minimize the water intrusion problems
and help to reduce maintenance cost and insurance claims. Theoretically, the special assessment
for the restoration project should help control future
operating expenses.
4.We are in the midst of a project to replace the poly
butylene pipe from the curb stop (connection to
the county line) into the unit. We have been budgeting about 28 units per year, leaving us with 137
units or 5+ years to completion. We may need to
expedite this project. See the discussion in the
insurance section below. According to our insurance broker, it is not a matter of whether there is a
pipe failure; it is a matter of when there will be a
pipe failure. It is believed that oxidants in the public
water supplies, such as chlorine, react with the
polybutylene piping and acetyl fittings causing
them to scale and flake and become brittle. Microfractures result and the basic structural integrity of
the system is reduced. Thus, the system becomes
weak and may fail without warning causing damage
to the building structure and personal property.
In addition, we need to start a discussion regarding removing the polybutylene pipe from individual
units. Unit owners are responsible for the inside
piping. We have a rough estimate of about $4,000
to replace the inside piping. Buildings 29, 30, 53,
54 and 55 have polyethylene piping that is good.
IF YOU ARE DOING AN INTERNAL RENOVATION
HAVE YOUR CONTRACTOR CHECK THE PIPES.
–
Negatives
1.We have to do a better job communicating with
the community.
2.We have to improve our budgeting process. The
last few years we have been running a deficit:
• 2008 audit reported an $89,000 operating
deficit.
• 2009 audit reported an $11,827 operating
deficit.
• 2010 audit reported a $49,000 operating
deficit.
• In 2012, our management company suggested
a 15% increase in monthly condo fees for
FY2012 but the Board increased fees 9%. continued on page 2
BOARD MEETING DATES
All meetings start at 7 pm
May 21
June 18*
July 16
August 20*
September 17*
October (Annual Meeting TBD)
November 19
*Short Board Meeting followed by Town Hall Meeting
T H E ST A TE O F T H E U NITS
As a result of running deficits, our replacement
reserves are not as high as they should be. That
is why we had to have a special assessment to
fund the restoration project. A community our
size and our age, should have a replacement
reserve fund of $2 million or more. However, we
only have a little more than $300,000 in our
replacement reserve fund. Accordingly, we need
to start thinking about how to pay for, among
other things, repairs to the pool, new roofs, and
resurfacing the parking lots. Unless we change
our budgeting process, we are looking at another
special assessment.
insurance
Our insurance broker Robin Manougian summarized our status as follows:
“It’s really the Master Policy that I am most concerned about renewing [in 2012] since that’s the
policy that has taken the property damage hits. As
we discussed, until a lot of the repairs have been
made, and especially until the polybutylene pipes
are 100% replaced (units included), we will have
our work cut out for us. I am going to do my very
best to keep the current policy through Miller’s in
force, but I know that we will probably face a much
higher water damage deductible and certainly a
wind deductible of probably 2% per building given
the Association’s proximity to the Chester River.
Even with these changes, the Miller’s policy will still
be a better option than going into the Excess and
Surplus lines market where those things would be
applied anyway, and we’d also have a much, much
higher premium and less broad coverage. Again,
this really is not a situation where going out to bid
is the issue, nor is it our Agency that limits our marketing abilities, but rather the Association’s frequent and severe loss history and the maintenance
issues that need to be addressed. Certainly I have
many carriers I can utilize, but virtually all would
consider Queen’s Landing ineligible for any number of reasons (some simply will not write so close
to the water, and none will accept the account until
all of the polybutylene is fully replaced). Certainly I
will keep you up to date as we move into 2012.
Miller’s will probably begin the review process in
the spring. The other policies I’m not worried about
at all; they will all renew and without much impact
to premiums.”
(continued)
Submitting an Insurance Claim
In the event you need to make an insurance
claim for damage to your unit, please notify
Lynda Brady, the onsite property manager
promptly. Please do not contact your own insurance carrier first. The Master Policy is primary
and delaying reporting of a claim, or making
repairs without the Master Policy carrier’s
adjuster having the opportunity to see the loss
first-hand, may affect the validity of your claim;
part of our obligation as the insured is timely
reporting of claims to the Master Policy carrier.
Lynda Brady will report the loss to John Manougian Insurance Agency, Inc., our insurance
agent, who will notify Miller’s Capital Insurance
Co., our insurance carrier. Miller’s will send out a
claims adjuster to inspect the damage and
assess the claim. Please note that Miller’s will
not accept the loss adjustment made by the
unit owner’s private insurer; contacting the unit
owner’s private insurance company instead of
Lynda Brady will only delay matters. You may
contact your own carrier if you have sustained
damage to personal property/contents, and/or
improvements, betterments, and alterations
that were not original to the unit.
Please remember that losses that originate in
your unit (regardless of cause) are the responsibility of the unit owner, up to $5,000, and you
can obtain coverage for this responsibility under
your own policy.
Mandatory Insurance Coverage
There is no “one size fits all” scenario. At a minimum the Board should require proof that everyone
has an HO6 policy (even those who rent their units).
One other thing: some units are located in a flood
zone and should be required to have flood insurance for their individual units (the community provides coverage for the building already). If you
have a mortgage, your mortgage company requires
coverage.
Another really good source of information is Robin
Manougian, the community’s agent for the master
insurance policy.
—2—
continued on page 4
—3—
HO6 policies are typically package policies, meaning they have various provisions that pay for different aspects of a claim. The major coverages are as
follows:
1.Personal property coverage (covers your contents such as furniture and clothing).
2.Dwelling coverage (covers the interior of your
unit and all permanently affixed items).
3.Liability coverage (covers injury to others because of your negligence, also covers
property damage to others caused by your
negligence).
4.Loss of use (covers living expenses in the event
you can’t live in your unit because of a covered
claim).
5.Master condo deductible coverage (covers up
to $5000 of the master condo deductible for
things you are responsible for in your unit).
6.Medical expense coverage (a no-fault coverage,
or goodwill coverage, that pays a visitor in the
event they are injured while in your unit).
In terms of the personal property coverage (contents coverage), many companies have a minimum
coverage they offer (usually $25,000). This minimum is very low and usually not nearly enough to
cover the total contents of the average condo
owner (you can easily reach $25K in clothing and
shoes alone, not to mention furniture, televisions
and other electronic items, linens, food, supplies,
etc.). Only the condo owner knows how much
“stuff” they have and should do an inventory and
take photos of each room and come with a fairly
accurate estimate of the total value to replace all
their stuff. The time difference in settling a claim
involving contents is a startling 2 to 3 weeks when
an inventory is present versus 9 months (not weeks)
when no inventory is present. I have seen claims go
over 2 years because the owner had no idea what
they had or the values of the items. The value of
this coverage should be left up to the unit owner.
With regard to the dwelling coverage, the valuation of this coverage gets simpler. Banks and mortgage companies now require that the dwelling
coverage be 20% of the appraised value of the
(continued)
condo. For example, if your unit was recently
appraised at $250,000, the required dwelling coverage is $50,000. The only time this becomes a
problem is if the unit has no mortgage or if an
appraisal has not been done for a while. The question now becomes how to determine a minimum
value of coverage for the dwelling coverage when
no recent appraisal has been done. The Board can
decide to use the current 20% rule, but also needs
to recognize that some units may not have a recent
appraisal to help determine what the 20% figure
should be. Again, the unit owner will need to determine how much coverage is adequate, but the 20%
rule is a good guideline.
Liability coverage is usually sold with a minimum of
$100,000 coverage and can be increased in $100K
increments. While $100K is low these days it should
be sufficient for the average homeowner.
Loss of use coverage is usually a percentage of
one of the other coverage’s (usually 20% of the
contents coverage) or a fixed dollar amount per
month with a time limit of usually one year (this varies based on company). This coverage is determined by the insurance carrier.
Coverage for the master condo deductible (Maryland) is usually sold with a $5,000 limit (some companies offer higher limits). This coverage should be
included automatically in every policy.
An HO6 policy for a two bedroom, two bathroom
unit, with among other things:
• $250 deductible
• $20,000 personal property coverage
• $100,000 personal liability coverage
should cost approximately $220 per year.
The Queen’s Landing Insurance Committee thanks
Rob Robinson, a fellow QL unit owner, for this introduction to HO6 insurance. Mr. Robinson recently
started an independent insurance agency and can
help anyone who may have questions or who may
be interested in purchasing coverage for their unit.
Mr. Robinson is a broker with access to over 200+
companies (Rob Robinson, 202.684.9898 office
202.834.0081 cell).
—Marc Bergsman, QL President
—4—
Maintenance/Building Restoration Update
Regular and Preventive Maintenance
Queen’s Landing maintenance efforts continue to
progress in a positive manner. From February 2 to
April 26, 2012, the number of open requests fell
from 160 to 139. Of the 160 open work orders/
issues on February 2, a total of 39 were repaired
and closed, while a total of 16 new work orders
were added to the new list released on April 26.
Even with the additions, the net loss of 21 is considerable in terms of cutting into the large number
of issues facing our aging buildings. Over this
period, hours of investigation, research, and initiatives were expended to repair problems facing
homeowners.
A preventive maintenance contract was issued to
MYCO Construction Services during this period. The
work being performed by MYCO has benefited the
community by addressing roof problems, repairing
chimney caps, sky lights, and other badly needed
issues, which have been lacking attention for some
time. Efforts will continue on work orders for buildings not currently in Phase 1 of the restoration with a
long-term goal to keep current with incoming work
orders. Those units with work orders in Phase 1 of
the restoration are also being com-pared to work
being done by Aird Construction Services. Where
How to Submit a
Maintenance Request Form
restoration won’t take care of the problem, solutions
will be found through other means.
Building Restoration Project
The restoration project is also picking up its pace.
An extended period of time was spent on Building
46, the first building in the project. We have learned
valuable information that will be of advantage as
the project continues. By way of example, removing most of the exterior finish on Building 46 provided knowledge about areas of need of repair not
found by surface inspection. Building 47 had less
outer surface removed, and Building 45 had even
less than 47. Knowing where trouble spots tend to
exists on underlying layers of each building is providing more accurate discovery, faster repair, and
less disruption to homeowners. Please note that
roofs are not part of the restoration project.
An assortment of photos is on display in the Club
house Lobby. It gives a visual outlook as to how the
repair process is unfolding. The photos are of
building 45 and how work on that building is progressing. Additionally, field reports prepared by
ETC are being uploaded to the QL Website under
“Building Restoration Project.” The reports provide specific detail on the repairs. Photographs are
also available.
The contractor is working hard to provide a good
product and to stay on schedule to finish Phase 1
on time.
For better service and tracking of your
maintenance requests, please submit them
by one of the following methods:
See article on page 6 about the history
of the restoration project.
1. S
ubmit your request online via the
Queen’s Landing website.
When is an ACR Required?
2. C
omplete a paper Maintenance Request
Form (available in the hallway of the
clubhouse) and fax it to 410-604-2712) or
mail it to QL, 500 Queen’s Landing Drive,
Chester, MD 21619.
An ACR (Architectural Change Request) must be
submitted for approval by the Covenants Committee prior to any changes being made to the ex
terior of a unit.
Please do not send your request via email; the
forms provide a much better means of tracking
and is more efficient and time saving.
Owners leasing their units must submit
Maintenance Request Forms, not their tenants.
Please remember that no changes are to be made
without a signed authorization from the Covenants Committee, and that the Covenants Committee/Board has 45 days to consider the request
per the Bylaws (5.14). No work is to begin prior to
approval.
The old saying is “better safe than sorry.”
—5—
A Brief History of the Restoration Project
By Elizabeth Arias
Former Chair of the Restoration Adhoc
Committee
The road to the start of the building restoration
project has been long and at times very difficult,
but well worth it, in my opinion. Numerous people
dedicated many hours and much effort to this
endeavor. I want to thank past and current members of the Adhoc Committee for the Restoration
of Queen’s Landing Tom Biang, Robert Bradford,
Timothy Branning, Cindy Harden, Gary Henriquez,
and Paul Rogers for the amazing work they did to
get us to this point. I also want to thank Robert Lissitz, past President of the Queen’s Landing Board
of Directors, for asking me to chair the Adhoc Committee, all the members of the past Board of Directors, and our Manager for supporting this effort. I
strongly believe that we proceeded in the most
scientific, thoughtful, and conscientious manner
possible. Following is a brief history.
In late 2009, Cindy Harden proposed an assessment because she had found, in her capacity as
main
tenance liaison for the BOD, serious water
intrusion and resulting rotting of the building stucco
and inner frames. The BOD at this time decided
that it would be best to get a professional to do a
thorough investigation of the buildings, noting that
although Cindy made a compelling argument we
needed to get an expert opinion. To this end the
BOD put together the Adhoc Committee for the
Restoration of Queen’s Landing to oversee this
endeavor. The Adhoc Committee identified 12
companies specializing in Stucco repair and restoration, contacted them and invited them to submit
proposals for an investigation of all our buildings.
On April 23 and 24, 2010, the Adhoc Committee
interviewed in person six finalists and selected
Investigative Inspection Services, Inc. (IIS) to conduct the investigation.
included a repair strategy consisting of the hiring of
an expert in Stucco restoration and repair to serve
as a project manager to oversee the work carried
out by contractors; a time line that emphasizes the
repair of the buildings according to severity of
problems; and a method for determining the costs
of the repairs.
On February 3, 2011, the Adhoc Committee, Tom
Biang (BOD Treasurer) and Lynda Brady met with
Stanley Yeskolski to review each building’s problems in detail and generate cost estimates for each.
To do this, we relied on IIS’ investigation report
findings, the Moisture Survey of the community,
and all reports of current and ongoing problems
submitted to the QL Manager. The final ranking of
the buildings by severity of problems was developed by combining IIS’s original rankings with
additional information, including the number of
units per building reporting active water leakage to
the QL Manager and the Moisture Survey of the
community. The next step to arrive at a final cost
estimate consisted of getting two independent
IIS began work in June 2010 and completed its
investigation by October 2010 at which time it submitted a detailed report to the BOD. Following the
submittal of this report, the Adhoc Committee met
several times with Stanley Yeskolski (IIS owner) to
review his findings and develop a repair plan recommendation for the BOD. On November 15,
2010, the Adhoc Committee submitted its recommendations to the BOD. The recommendations
—6—
continued on page 7
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BRIEF HISTORY OF THE RESTORATION PROJECT (continued)
estimates from contractors who work in the field.
MYCO and Performance Exteriors, Inc. were asked
each to use our evaluation of the 14 most com
promised buildings (without our cost estimates) and
provide us with their independent estimates.
Now that we had a cost estimate, we moved on to
the next crucial step: the selection of an expert to
serve as Project Manager of the restoration project.
The BOD felt it was absolutely critical that a professional firm oversee this very large and costly
endeavor. To this end the Adhoc Committee identified approximately 12 candidate companies and the
BOD sent them each invitations to submit bids. We
received bids from three competitive firms: Investigative Inspection Services, Inc. (IIS), Engineering
and Technical Consultants, Inc. (ETC), and Paragon
Building Services, Inc. At the end of May 2011 the
Adhoc Committee interviewed representatives of
ETC and Paragon, deliberated and presented its
recommendation for ETC to the Board of Directors
on June 1, 2011.
After a thorough review of the contract by our attorney, we hired ETC on July 16, 2011. ETC proceeded
to work on the preparation of a bid package to be
sent out to eligible contractors identified by ETC to
perform the physical restoration work. The preparation of the bid package included drafting of specifications, visual inspections of buildings, review of IIS
investigation report, review of reports of problems
received by the QL manager, review of BOD cost
estimates. On August 30, 2011, ETC trans
mitted
a draft of the bid package for BOD review and on
September 2, 2011, the final bid package was sent
out to six contractors. On September 28, 2011, ETC
received bids from three contractors, Robert A.
Aird, All States Construction, and Northern Waterproofing. On October 11–12, 2011, the Adhoc
Committee and ETC interviewed representatives of
the two most competitive bidders, Robert A. Aird
and All States Construction. On October 13, 2011,
the Adhoc Committee met and voted on the selection of the contractor that would do the work. We
recommended Robert A. Aird to the Board and the
BOD unanimously accepted the recommendation.
Robert A. Aird’s bid came in $4.1 million, including
the painting of the buildings; a figure very close and
below our original estimate.
of hiring them for the remaining Phases. An AIA
contract for the restoration of the 7 buildings in
Phase 1 (the top ranked by severity of problems) in
the amount of $882,000 was prepared by ETC and
reviewed by our attorney and insurance agent. By
November 2011, we were ready to sign the contract
and begin work. Unfortunately, we were unable to
do so for the following reasons. For the security of
the community, the BOD requested that the contractor get a bond as insurance in case something
happened to the contractor. In order to get a bond,
Queen’s Landing needed to assure the bonding
company that we had the full amount of the cost
of Phase 1 ($882,000) in the bank. By this time, we
had collected the first two special assessment quaterly payments. With the additional $400,000 from
a line of credit we understood had been secured
by our former Treasurer (Nancy Radosta) we would
have been good to go. Unfortunately, the bank that
was to give us the line of credit refused to do so
after learning we had a delinquency rate of greater
than 10 percent. As a result, we had to postpone
the signing of the contract until after receipt of
the third quarter payments in December. By midDecember we were ready to move forward with a
total of approximately $826,000 collected through
the three quarters of the special assessment and the
remaining $56,000 pledged from our Replacement
Reserve Fund.
On January 7, 2012, our Board President, Marc
Bergsman, signed the AIA contract, and shortly
thereafter Robert A. Aird conducted external and
internal inspections of the 7 buildings. Work on
the first building (building 46) began on January 30,
2012.
The BOD decided to hire Robert A. Aird for Phase
1 of the 4-year Restoration Project with the option
—7—
"Your 24 hour Plumbing Solution Specialists"
P.O. Box 27 - Queenstown, MD 21658 - fax: 410-827-3072
MD State # 65518
Message from the Vice President
It is the Springtime! Yes, one of the most exciting
times around Queen’s Landing, as we get to see
the flocks of residents are returning from their relaxing days in the Florida sun to enjoy the lovely
views of the River and the dramatic influx of wildlife
around the Lake. There is no disputing that the past
12 months have presented many tough and challenging situations that we have had to navigate,
but it is hard to take away from the beauty that our
community offers.
As you all have noticed this is the first Newsletter in
almost a year, and while part of me wants to apologize for this—I simply cannot. I am a firm believer
that all residents should be treated equally, and I
wanted to make sure that we had a process that allowed for all residents to participate as long as they
adhered to the same requirements that we all had
to follow. I am confident, that while not perfect, we
have a publication that all residents will be able to
rely on for accurate information from all parties.
I also want to emphasize that this Board is com
mitted to defending the rights of all homeowners,
but not at the expense of others. This Board has
been committed to turning the page for our community, and we have explicitly agreed many times
to hide nothing from the community. With that being said, we have heard the concerns of dozens of
homeowners, and want to make sure that if information is requested that the request is promptly
responded to as long as there is no expense to the
community or exposure of personal/private information relating to uninvolved parties. While this
focus has received some criticism from a select few,
the vast majority of the people we interact with
have expressed a need for this, and we listened.
This spring and summer I am expecting an increased focus on revisiting our Rules and Bylaws for
potential amendments, as well as a formalization of
the Document Request Standards, so we can ensure that all homeowners are treated equally, and
we meet our obligations, not only under the law,
but to the community.
Additionally, you have our word that we will continue ignoring many of the red herrings that others are
trying to present. The Board trusts that homeowners are tired of the days of non-stop negative correspondence, and we have opted to take the high
road and let business that was settled over two
years ago remain settled. We know you are tired
of hearing about it and will do our best to limit the
negativity on our part.
I hope everyone understands that this Board of 9
individuals currently has only 3 folks, including 1
officer, with more than 2 years of QL Board experience. It is simply going to take time for us to finish
catching up with all that needs to be done. We sincerely thank you all for your support, and we promise to continue doing our best for the community.
— Josh Feinblum, QL Vice President
Friendly
Reminder
Oversize vehicles, as well
as any other vehicles
with commercial lettering,
are prohibited from overnight
parking in Queen’s Landing.
—8—
By the Numbers |
I have reviewed each account that Mike Neall (the
Association’s collections attorney) is dealing with.
There are a number of bankruptcy and foreclosures
that he is working through. While the number of foreclosures and short sales have been pointed out at
a Board meeting, most of these started before the
assessment. It is well publicized that the banks have
put a hold on most foreclosures until they have reached
a settlement related to their improper actions of the
past. That settlement has been reached and the public has been warned to expect a noticeable upswing
in the number of foreclosures in the coming months.
This should reach a peak around the end of 2012 or
early 2013. I believe that most of the foreclosures that
will occur have been in the process for a number of
months, and they have been simply on hold. Many of
those have stopped paying anything and are simply
living there free. The same relates to our HOA and
assessment.
The 2010 building survey study conducted by Stanley Yeskolski of Investigative Inspection Services
identified and ranked the buildings for their need of
restoration. The 21 buildings identified in Phases 1
and 2 need to be completed as soon as possible.
They are all having noticeable water intrusion problems. See the reports posted on our website. The
longer we take, the more damage will occur, and our
maintenance costs will increase. The slow home sales
in our community are due, in part, to the poor structural condition of our buildings, as well as our financial situation. The sooner we address these issues in
an open, honest, and transparent manner, the sooner
Notes from the Treasurer
sales should pick up. In fact, it has been reported to
the Board that sellers are offering to pay the entire
assessment at the time of sale, and they still cannot
get contracts. The sooner we complete repairs the
faster we can return to normal. The restoration project should also reduce the cost of maintenance and
repair.
Finally, in addition to the restoration project and our
preventive maintenance project, we need to address
our replacement reserves. Board members are only
members of the community and they are volunteers.
If the community had the wisdom and foresight
needed in the past, we would not have been in this
position today. At least the recent past Boards have
recognized the shortfalls and taken the heat to turn
this community around. They should be commended
for their actions, not chastised. Criticism is welcome
along with alternative proposals. However, those
that have criticized have failed to provide alternative
proposals and, therefore, presumably, would like to
keep the status quo. As indicated above, recent past
Boards have decided that change is needed; not the
status quo. I encourage each of us to draw strength
from the majority of our neighbors who want to see
things get better and are unwilling to accept the current situation. I am requesting all owners of Queen’s
Landing give some thought to help me develop a
plan of action to improve the reserves. Your suggestions would be appreciated. Please e-mail them to
me at stan@queenslanding.org.
—Stan Feinblum, QL Treasurer
Queen’s Landing Community
Yard Sale
June 2 • 8 am to 1 pm
raindate: June 3
—9—
— 10 —
5 Convenient Ways to Pay Your Condo Fees
Legum & Norman offers homeowners five options for payment of your community assessments:
Option 1. Payment by Credit Card through the L&N website (MasterCard, Discover, and American
Express Accepted. Applicable service fees are posted on the payment page.)
Option 2. Payment by E-Check through the L&N website.
Option 3. Payment by check using a coupon.
Option 4. Direct Debit
Option 5. On-line Banking/Bill Payer service
INSTRUCTIONS FOR EACH PAYMENT OPTION
Option 1 and Option 2. Homeowners who want
to pay assessments using a credit card or E-Check
should visit www.legumnorman.com:
• Select the “Homeowner” option in the upper
right corner of our homepage.
• Choose “ Pay your association fees”
• Click GO
• The Online Payment Service option will connect
you to the Mutual of Omaha Bank website. You
will need your coupon book to complete the
Management Company ID, Association ID and
Property Account Number. If you do not have
this information, please contact your Community Manager. Some of the information is different for the two payments, so be certain you
are using the correct coupon for the appropriate
payment.
Option 3. Payment coupons and envelopes have
been mailed to your primary address for your use
when paying assessments by check or money order.
The coupons include Management Company ID,
Association ID, Property Account Number, and
payment amount information needed when using
any of the other payment options. Please make
certain that your account number is written on the
check or money order in case they get separated
continued on page 12
LUNDBERG BUILDERS, INC.
DESIGN
•
BUILD
•
REMODEL
•
M A I N TA I N
Home Care & Repair Services
Assessment Payment Coupons
If you have not received the assessment
payment coupon book for the next phase of the
restoration project, please call or send an email
to Lynda Brady (office@queenslanding.org or
410.643.5192).
It is very important that all payments are made
using a coupon, unless you choose another
method of payment. If the coupon does not
accompany your payment, your payment does
not get posted to your account properly and
may even become late. Also, make certain that
you write your “new” account number on the
check to insure proper posting.
— 11 —
Get your to-do list
done today.
Repairs done right.
We stand by our work.
314 Main Street, Stevensville
www.LundbergBuilders.com
410.643.3334
MHBR # 748
MHIC # 11697
P A Y M ENT O P TION INSTR U C TIONS
from each other. When the special assessment
payments are due at the same time as the regular
monthly fees, please pay with two separate checks;
paying by one check only causes problems for all.
Option 4. Homeowners may sign up for Direct
Debit by completing the Direct Debit Authorization
coupon provided in the front of their coupon booklet or by calling the office for a form. This can NOW
be done for the Special Assessment payments as
well as the regular monthly condo fees. You may
wish to use a different bank or financial account for
your special assessment payment vs your regular
monthly condo fee; that is your choice. If you have
any questions concerning this added option for
the Special Assessment payments, please call the
office for assistance.
Option 5. Homeowners who would like to use an online bill payer service to pay assessments will need
to provide the payment service with their Property
(continued)
Account Number and the lockbox address printed
below the barcode on the coupon: Queens Landing CUO
c/o Legum & Norman Realty, Inc.
P.O. Box 65645
Phoenix, AZ 85082-5645
ON-LINE ACCOUNT INFORMATION
To view your account information on-line, go to
www.legumnorman.com. Select the “Homeowner”
option in the upper right corner of our homepage.
Go to “Owner Login,” type in the first four letters of your association. From the drop down list
that appears, choose your community. If you are
a first time user, please register. You will need your
property account number from your coupon. if you
have previously registered, please enter your username and password. Follow the directions in the
center of the page to log in and see your account
information.
If you have any questions about these payment options, please contact Lynda Brady at 410-643-5192.
— 12 —
Homeowner Editorial
Welcome to Suzi’s Corner! 15 years in QL! We’ve seen
a lot!
Now Restoration of all our homes is wonderful! I
believe our community SPIRIT also needs to be
restored. The assessment has created financial hardships. Home values plummeted. 21 homes are for
sale including short sales, liens, foreclosures. Many
homeowners are behind: End of March Assessment=
69 homeowners, $162,050. End of April HOA fees=
47 homeowners, $129,030. Total: $291,080. June
could be worse. The Board agreed to revisit/revote
the second year June assessment at March 2011
Board Meeting, and should. What is being done
about delinquencies? There was no Treasurer’s report
at April’s Board Meeting, so what is our financial status? Will we all pay more? Is there enough money to
restore ALL the buildings? Are there contract/contractor problems? We look to our Board to be stewards of our community, our money, and to be transparent. We encourage them to provide financial
records, to respect homeowners who disagree/file
complaints (without personal/public retaliation) and
to follow MCA, Bylaws and Conduct Code.
There are enough “QL rules”; I believe sometimes
we need more “QL humanity.” We should all participate, especially at meetings, bring good spirit back
to QL! Let’s make QL the showcase it deserves to be!
HAPPENINGS
In November 2011, the Maryland Attorney General, after a two year investigation, entered into an
Assurance of Discontinuance* with the Board. Homeowners can now look to the Board to follow the Maryland Condo Act.
Thanks to the Board for finally acknowledging WE
don’t own the marina. Another corporation owns the
slips [and it’s transferees] and makes all the money
from leasing/selling slips. I believe the Board’s energy
and time since 2009 (and legal fees?) spent on the
“marina deal” should have been spent on our maintenance instead.
Yea for Town Halls! However, homeowners should
not be topic censored but be allowed to voice ALL
concerns.
Why aren’t Homeowners’ comments recorded in
the January minutes online?
Thanks to Restoration Committee for online
reports.
Nextdoor.com brings QL together. Log on!
—Suzi Elasik
Counterpoints to Homeowner Editorial
• The total number of homes on the market just
dropped from 9 to 8 due to a recent sale (according to www.homesdatabase.com, which is linked
to MRIS).
• The number of delinquent units does not aggregate above 40 individual units, some units are
delinquent across multiple months for both HOA
and the Special Assessment inflating the number
referenced in the editorial.
• There was no Treasurer’s report at the April Board
Meeting, because the President's Report, Restoration Project, and new business are what the
Board agreed to have in-scope in the “townhall”meetings.
• The Board acknowledged that the community
didn't own the Marina in multiple communications
to the community, feel free to review page 1 and
6 of the January 2010 newsletter that cleared this
up almost 2½ years ago.
• Most of the money spent on the “Marina Deal”
was a result of complaints to the Attorney General
Consumer Protection Division that the community
was obligated to respond to, obviously the Consumer Protection Division took no action against
the Marina.
• The Assurance of Discontinuance was entered into
by this Board simply because we were agreeing
to follow the Maryland Condominium Act (which
we felt we were already doing), and it enabled us
to avoid the huge cost of potential litigation. The
agreement explicitly states that there was no admission of guilt.
—Queen’s Landing Board of Directors
* for a copy, suzis@atlanticbb.net (email/mailing list).
— 13 —
Happy Notes
Looking for
Mah Jongg players.
A group of Mah Jongg players
meets at the QL clubhouse almost
every Friday. Come and join us
if you would like to play.
Please call Kathleen 410 212 3213
Words
ofof
Wellness
Words
Wellness
SaltThe
— The
SilentKiller
Killer
Salt —
Silent
When
we hear
of someone
needing needing
to reduce their
salt intake,
When
we hear
of someone
to reduce
theirwe
immediately
think
it
must
be
for
the
prevention
of
high
salt intake, we immediately think it must be for blood
the
pressure, heart attack or stroke. Evidence now connects sodium
prevention of high blood pressure, heart attack or
(salt) intake to other serious health problems, including:
stroke. Evidence now connects sodium (salt) intake
CANCER
Salted
foodshealth
are linked
to a 15% including:
increase in cancer risk
to other
serious
problems,
according to a 2010 Japanese study. Other research identifies high
linked
to irritate
a 15%the
increase
saltCANCER.
intake with Salted
stomachfoods
cancerare
– salty
foods
stomach
in cancer
riskcause
according
a 2010 that
Japanese
lining,
which can
H.Pyloritoinfection,
can thenstudy.
lead to
stomach
Othercancer
research identifies high salt intake with stom-
ach cancer – salty
the stomach
lining,
OSTEOPOROSIS
Dietsfoods
high inirritate
salt increase
calcium loss,
which
which
can
cause
H.Pylori
infection,
that
can
weakens bones and, in time, leads to osteoporosis. A 2 yearthen
study
lead todecreasing
stomachhip
cancer
connected
bone density to sodium intake.
OSTEOPOROSIS.
Diets may
highpromote
in saltinsulin
increase
calDIABETES
High salt intake
resistance.
Diabetes
risk for hypertension
cium alone
loss, increases
which weakens
bones and,and
in heart
time,disease—
leads
a high
salt intake increases
even
more.
to osteoporosis.
A 2 these
year risks
study
connected
decreasing hip bone
density to
sodium
intake.
DEMENTIA
Hypertension
may
also affect
your brain. Results
from
the
2010
Women’s
Health
Initiative
Memory
Study,insuwhich
DIABETES. High salt intake may promote
lin resistance. Diabetes alone increases risk for
KENT ISLAND ABBEY
CARPET & FLOORS
Total Home Decorating Center
SINCE 1969
RESIDENTIAL • COMMERCIAL • BOATS
CARPET • HARDWOODS • TILES • VINYL
LAMINATES • AREA RUGS • TILE SHOWERS
DUSTLESS SANDING & REFINISHING
Also offering Hunter Douglas window treatments,
shutters, and more! Designer on staff.
Samples brought to your home or business.
10%
OFF
for Queen’s Landing residents!
Coupon must be presented at time of estimate for full discount.
410-643-6752
220 St. Claire Place
The Village at Benton Crossing
www.stevensville.abbeycarpet.com
took MRI scans and
of 1400
women
aged 65 and
hypertension
heart
disease—a
higholder,
salt revealed
intake that
those
with
hypertension
had
more
abnormal
brain
lesions
8 years
increases these risks even more.
out. Other research shows that individuals with hypertension are
DEMENTIA.
may stroke-related
also affectdementia.
your
more than 600% Hypertension
more likely to develop
brain. Results from the 2010 Women’s Health InitiaKIDNEY DISEASE Hypertension eventually damages blood
tive
Memory
Study,
took MRI
scans
of 1400
vessels
throughout
your which
body, including
your
kidneys.
Damage
women
aged 65 and older,
that those
may be gradual—symptoms
may not revealed
occur until kidney
function is
with
hypertension
had more abnormal brain lesions
less than
10% of normal.
8 years out. Other research shows that individuals
Take away message: It is not enough to stop using the salt shaker.
with
hypertension
arepackages
more than
more
You need
to look on the
of all 600%
the foods
you likely
consume –
to
develop
stroke-related
dementia.
you will be quite surprised to find salt in places you might never
expect it! Watch
your intake
of processedeventually
foods, deli items,
KIDNEY
DISEASE.
Hypertension
dam-baked
goods. In other words you need to be a salt detective – identifying
ages blood vessels throughout your body, including
foods that have relatively low salt content that you like and will eat
your
kidneys. Damage may be gradual—symptoms
—then make them the core ingredients of your dietary intake!
may not occur until kidney function is less than 10%
— Donna Landis
of normal.
Take away message. It is not enough to stop
using the salt shaker. You need to look on the
packages of all the foods you consume—you will
be quite surprised to find salt in places you might
never expect it! Watch your intake of processed
foods, deli items, baked goods. In other words you
need to be a salt detective—identifying foods that
have relatively low salt content that you like and will
eat —then make them the core ingredients of your
dietary intake!
— Donna Landis
Pool Opens on May 26
The pool application for 2012 has been sent
out. Please complete the form(s) necessary
and get back to the office so that your
passes will be ready for your pick up from
the lifeguard. You must sign for the passes
when you pick them up; please have some
sort of identification. Please also remember
that you must sign in when you come to
the pool each time—this is an insurance
requirement.
Get Pool Pass Application
60-day satisfaction guarantee on all products.
10 —
— 14
Visit the Queen’s Landing website—www.QueensLanding.org
Importance of Having a
Key to Your Unit at the Office
We are in the midst of some major projects
at Queen’s Landing—restoration, painting of
doors, replacing pipe lines from curb to inside
of units, etc. It is most important that a key be
provided to the office for entry if the owner
or the tenant is not able to be present. We
have much to do; if we cannot gain access to
the units, the work cannot be done and that
causes loss of time and productivity.
When something is scheduled for repair we
have to provide a window of time because of
the uncertainty of weather and other circumstances that may occur. Sometimes we have
even been able to help someone out when
they lock themselves out of the unit. Please
make certain that we have a key that works;
sometimes the owner changes the lock and
forgets to provide the office with a new key.
Remember that the keys are coded in such a
way so that the identity of the unit is totally
protected.
We thank you for the cooperation and understanding as it is crucial to the success of these
projects.
ASSOCIATION MANAGEMENT
Legum & Norman, Inc.
Lynda Brady, General Manager
500 Queen’s Landing Drive
Chester, MD 21619
Email: office@QueensLanding.org
Website: www.QueensLanding.org
Phone: 410-643-5192
Fax: 410-604-2712
IN CASE OF AN EMERGENCY
1. First call 911 for fire or other life-
threatening emergency
2. Then call: 410-643-5192
Queen’s Landing News
ADVERTISING RATES
Business Card: $45/issue
¼ page: $60/issue
½ page: $85/issue
Full page: $110/issue
QL residents receive 25% discount
For more information, contact, Susan Vianna
410-643-8646 • vianna@fishergate.com
BOARD OF DIRECTORS
Marc Bergsman
President
34A Queen Anne Way
bergsman.marc@yahoo.com
703-509-7575 (c)
Legal Committee Chair
Josh Feinblum
Vice President
28J Queen Mary Court
Josh@QueensLanding.org
Documentation Committee Chair,
NL/Website/Communication
Committee Chair
Buena Silverman
Secretary
34J Queen Anne Way
scubadogie@aol.com
215-783-7824 (c)
Landscaping/Grounds
Committee Chair
Stanley Feinblum
Treasurer
46G Queen Anne Way
Stan@QueensLanding.org
— 15 —
Elizabeth Arias
55E Queen Caroline Court
isla752003@yahoo.com
202-549-2882
Long-Range Planning Com. Chair
Bob Bradford
41C Queen Catherine Way
robert.bradford09@gmail.com
240-375-6809
Maintenance Committee Chair
Restoration Ad Hoc Com. Chair
Harriet Fisher
47D Queen Anne Way
Akalittle1@atlanticbb.net
410-643-9209
Covenants Committee Chair
Donna Landis
45C Queen Neva Court
donna.m.landis@gmail.com
410-643-8113
Social Committee Chair
George Pappafotis
2C Queen Victoria Court
gpappy@hotmail.com
443-786-5113
Replacement Reserve
Subcommittee Chair
CHESTER, MD • August 2012
NEWS
The State of the Units
I
t has recently been reported that U.S. new home
sales in June have fallen to a 5-month low after sales
jumped to a 2-year high in May. The steep decline
suggests a weaker job market. Slower growth could
make the housing recovery uneven. Sales remain below the 700,000 annual rate that economists equate
with healthy markets. On the Queen’s Landing front,
however, it has been reported that loan appraisals
are coming in higher than anticipated, in part, because of our restoration project. I contacted an appraiser who confirmed that the restoration project
plays a part in evaluating the value of the property.
The restoration project appears to be paying some
early dividends. Nevertheless, the Queen’s Landing
Board of Directors has come under some criticism for
not doing more to help individual unit owners having
trouble affording the assessment for the restoration
project. Let’s take a look at that criticism. First, I will
analyze the duties of the Board. Article 2.1(c) of the
Bylaws provides that the Council of Unit Owners shall
act as an agent for the Unit Owners as a group with
the power to promote the interests of the Condominium and the Unit Owners.
continued on page 2
Seeking Candidates for QL Board of Directors
At our annual meeting Friday, October 5, 2012, we will be voting to fill five (5) openings on the Board.
If you are interested in moving our community forward, please submit your application to Lynda Brady
our on-site property manager no later than noon on September 13, 2012.
Written ballots/proxy forms and information about each candidate will be
mailed to each homeowner soon thereafter. Each candidate will have the
opportunity at the annual meeting to speak for three minutes to provide
his/her background information and commitment to serving on the Board.
Each year the members of the Council of Unit Owners of Queen’s Landing
Condominium, who are in good standing, are eligible to nominate
unit owners to the Board of Directors. The Board is comprised of nine
individuals, who organize and approve all operating aspects of your
condominium association. Their duties include setting the monthly
assessment fee, maintenance of the common grounds, paying bills,
responding to unit owner’s concerns, etc. This year there are 5 positions
available – three (3) for a three year term, one (1) for a two year term, and
one (1) for a one year term. If you or another unit owner is interested in
directing the activities of the community, please complete the Nominee
Application form available on our website. You may nominate yourself or someone else – (that
person will have to give written acceptance of your nomination). The names of the qualified
nominees will be placed on the ballot in alphabetical order, and the election will take place at the
Annual Meeting on October 5, 2012.
Article 3.1 of the Bylaws provides that the powers
and duties of the Board shall include, inter alia:
1.To provide for the care, upkeep, repair, improvement or alteration and surveillance of the
property;
2.To establish and provide for the collection of assessments;
3.To hire appropriate personnel;
4.To promulgate and enforce rules and regulations
in accordance with the Bylaws and MCA;
5.To provide resale documents; and
6.Adopt an annual budget.
The Board is not charged, nor qualified, to find
financial solutions for homeowners in distress. Residents who are not Board members may rally together for the purpose of finding financial solutions
and, in fact, the Board encourages such action.
Next, we will discuss real estate values within the
context of the authority of the Board to act. In my
opinion, there are three elements relevant to evaluating the value of residential real estate; especially
a condominium like Queen’s Landing.
1.Location;
2.Physical condition; and
3.Financial condition
With respect to location, the old saying is that the
three most important things in real estate are location, location, location. Queen’s Landing has a
great location. [For the record, the Board of Directors is not taking credit for the location].
The physical condition of our buildings could be
improved and that is why we are in the midst of
(continued)
the restoration project. The purpose of the restoration project is to minimize water intrusion issues. To
accomplish that we are replacing defective doors,
windows and building surfaces. We have learned
that many of the outside hose bibs were improperly
installed so we are fixing them on a building-bybuilding basis in coordination with the building renovations. In addition, we are correcting the landscaping abutting the buildings as each building is
finished.
As Phase 1 is nearing completion, we will analyze
our progress, budget and prospects and recommend whether to make any adjustments to the
schedule.
We are engaged in an aggressive preventative and
regular maintenance program. The Board of Directors and the maintenance committee are committed to making sure that we address maintenance
issues in a reasonably prompt manner. This costs
money and it is putting pressure on our budget.
But a homeowner should not have to worry about
if, and when, his or her home is going to be fixed.
Finally, we are continuing with the polypipe replacement project and we have recently finished a
project to secure chimneys.
I think that the maintenance committee under the
stewardship of Bob Bradford, Bill Moseley, Tom
Biang, Tom Schroll, and Lynda Brady, our onsite
property manager, is doing a great job.
With respect to our financial condition, here again
we have some issue. Our replacement reserves are
low. However, as noted above we are in the midst
of the restoration project to minimize water intrusion issues and
we are aggressively pursuing
maintenance issues.
Stan Feinblum, our treasurer, has
been doing a good job priming
us so that we can address some
of the financial issues that we
have to face.
In my opinion, Queen’s Landing
is on the right path.
—Marc Bergsman, President
—2—
—3—
Maintenance Committee Report
The Maintenance/Building Restoration Committee
met on August 1st and discussed the following:
Building Restoration
• Anderson Window Rep conducted a demo showing how various components could be replaced
on the existing Anderson Windows in the older
units. This work may be done as part of the maintenance work or as part of the restoration depending on the circumstances. A lot of the water
intrusion in the older units seems to be from other
problems other than the windows – unlike what
we have been experiencing in the Phase 1 work.
• A motion was approved by the Board regarding
dryer vents. Buildings are to be inspected for dryer vent problems as we proceed with the restoration.
• Bldgs. 43, 45, 51 & 52 were inspected last
Wednesday for completion of the restoration
work. The contractor will complete those items
noted and then call for a final inspection. Some
items that were noticed that were not contractor
issues included:
oWhere tile had been installed by the unit owner
on the front stoops, they now could install new
tile or grout to cover the gap that now exists
due to the new EIFS being raised up to keep
moisture from getting into the sheeting.
oSeveral of the gas FP vents showed evidence
of soot around vent, discoloring the wall. Unit
owner should have someone check their gas
jets to see why they are not burning correctly.
oA number of units have grading problems/ grass
coverage that CS Lawn will need to look at.
oThe wood trim around the entrances at several
units need to be repainted. QL is following up.
oThe downspouts for the upper roof drains
directly onto the lower roof. This needs to be
corrected as part of the preventive maintenance program.
Maintenance
• Due to lack of funds, only emergency maintenance work is being done.
• We have received 3 bids for the highest priority window replacement and they are being reviewed.
• The preventive maintenance program continues
as the buildings in the restoration are completed.
Coupon expires 10/15/12
—4—
Landscaping Committee Report
The landscape com
mittee would like to
thank all the residents
for their patience and
understanding regard
ing the landscaping around your homes during the
restoration project.
As many of you in the buildings that have already
undergone restoration or are currently under
construction, the bare dirt and mud are a means to
an end. Buildings 46 and 47 have already had their
new grading, gravel, and mulch completed. We
encourage those of you who do not live in that
section of the community to take a walk, hopefully
early in the morning or late in the day as to avoid
the heat of the day.
While the first buildings were under restoration,
it was suggested by the contractor and engineer
that we should be taking care of the dirt elevation
issues against the buildings at this time as well. In
many of the buildings the dirt is either very close to
the building itself and/or the present landscaping is
pitched such that when we get rain the water runs
towards our buildings instead of away from the
buildings.
Working with our professionals on site, we have
come up with a cost effective compromise that
should accommodate their suggestions. The
grading of dirt around the completed buildings will
help to keep the water from pooling at the base of
the building and wicking up into the EFIS. There will
also be a metal edging placed approximately eight
inches out from the building. The area between
the building and the edging will be excavated an
additional three to four inches. That area will be
filled with gravel.
Once the grading and gravel installation is
completed, the buildings will be mulched and
every
one’s individual landscaping can begin in
accordance with the new guidelines (see graphic
below). By stipulating which type of plants and the
distances they need to be away from the building
continued on page 6
EIFS
on the
Building
—5—
Landscaping Committee Report (continued)
we will again help to insure that our newly restored
buildings will not have any unwanted damage from
branches or root systems.
The landscape committee’s goal is to have the
grading and gravel follow the restoration project
building completion as soon as possible. We
currently have $10,000 in our landscape budget and
another $10,000 within the landscape budget that
was ear marked for snow removal last year that may
be used for this project.
Many homeowners have asked about any additional
new plantings that may be done. At the present
time there is no money in the budget for any
new plantings, only water management with the
gravel, edging, and mulch. You can help with this
by making certain that you have something at the
bottom of your down spout, either a splash guard
or an extension to take the water further away from
the building.
As a reminder, please review the accompanying new
planting guide and make certain to file an ACR for
any planting you wish to do other than Perennials
and Annuals.
—Buena Silverman, Landscape Chairperson
Landscape Committee needs your help!
HOW CAN YOU HELP?
1. Especially given how dry it has been, please water
any plants that you can reach with your hose. It
doesn’t matter if you planted them or if they have
been there since you moved in. They all need
watering, trees too!
2. Do you have any plants like liriopes, lillies, hostas,
black eyed Susan, or irises that could be divided to
make more plants that we can plant throughout the
community? If you do, please send me an email and
let me know what you have and your unit number.
3. Do you like gardening and would you be willing to
help a group of homeowners that are willing to help
divide the above plants we are requesting and to
plant them throughout the community.
The landscape committee would like to set up a few
days in September to accomplish a beautification
project. We are also talking about the possibility of a
bulk purchase of plants from one of the local nurseries
if we have enough interest.
Anyone willing and able to help in any capacity, please
email me at scubadogie@aol.com and make sure to
put QL plants in the subject line. If email is not your
thing, please call my cell phone at 215-783-7824, not
after 8 pm please.
—Buena Silverman, Landscape Chairperson
Tips for Saving Water in Your Unit
Approximately sixty percent of total household water supply is used inside the home in three main
areas: the kitchen, the bathroom and the laundry
room. Follow these tips to reduce water use indoors:
Make sure all faucets are tightly turned off and not
leaking: A leaking faucet could waste up to 4,000
gal/year
Replace old faucets with new water-efficient models
or install aerators to reduce flow
In the Kitchen
• Run dishwasher only when full
• Consider water use when purchasing a new dishwasher: New water and energy efficient models
use 20% less water
• Defrost food in refrigerator instead of using running water: A running faucet uses about a gallon
of water per minute
• Use a dishpan or plug the sink when hand-washing dishes
• Don’t pre-rinse dishes before loading into dishwasher
• Keep a container of water in the refrigerator rather than waiting for cold water from faucet
In the Bathroom
• Install low-flow toilets or toilet dams
• Test all toilets regularly for leaks: A leaking toilet
could waste up 100 gal/day
• Do not use the toilet as a wastebasket
• Replace old showerheads: Low flow showerheads
can save 3 gal/min
• Take shorter showers
• Turn off water when shaving or brushing teeth
—MD Dept of the Environment
—6—
Message from the Vice President
As the vice president I received a quite lengthy and lovely letter from Jay Krosnick in 27C. I was pondering
what I wanted to write for my newsletter article and decided that Jay encompassed my thoughts, feelings,
and passions for this community beautifully in his letter. I reached out to Jay and got his permission to publish this letter in our newsletter, and I hope it puts a smile on all of your faces!
Dear Josh,
In the late nineties, my wife and I
thought it was necessary to move from
our modest Silver Spring home to a
McMansion in western Montgomery
County. After a year of searching and
frustration, we surrendered the idea,
and focused our efforts on using our
equity to purchase a second home near
the Chesapeake Bay. The caveat to all of
this being that we would “never” cross
the Bay Bridge, meaning that we would
certainly not purchase a place in Ocean
City. We searched from Annapolis to
Solomon’s Island, identifying many
great communities and houses albeit
not the perfect place to call our peaceful getaway.
Upon reading the real estate listings
in the Washington Post one Sunday
morning, I found a three line listing
under “other counties” describing a
condo for sale by owner. The listing
lead us on an afternoon drive to a community called Bayside. Yes, contrary to
my hardened objection to crossing the
Bay Bridge, we decided to make the
journey. While the unit was nice and
full of amenities, something just didn’t
quite sit right. The streets were narrow,
parking seemed limited, the adjacent
waterway looked great although the
development appeared to lack access to it, and lastly a garage took up
the lower third of the house, and I refused to spend hard earned money on
what would inevitably turn into a high
priced storage unit.
Upon departing Bayside, we made a
left turn out of the community in order to view the marina. We proceeded
along Anchor Lane and stumbled upon
a community called Queen’s Landing,
which looked interesting. We drove
through the community, but did not
see any for sale signs. What we did see,
however, were many friendly people
waving to one another, and even waving to us! A gesture that we rarely witnessed in Montgomery County.
Wanting to learn more about the community, we stopped a gentleman who
happened to be walking. He claimed
that it was a fantastic community, and
that he spends half a year locally and
half a year in Spain. He suggested that
we stop at the local convenience store,
and purchase a copy of the Bay Times.
He said that without question we would
find listings of units for sale. That is
where our journey began. Within two
months, we became owners of a “fixer
upper” that with a little TLC became
our comfortable get-away home and a
place to create memories.
Now that it has been eleven satisfying
and memorable years since our purchase, I would like to share our list
of 94 great reasons to live at Queen’s
Landing, and the one item that causes
me to scratch my head in disbelief.
Here is the list in no particular order.
94 GREAT REASONS
TO LIVE QUEEN’S LANDING
1. Clubhouse
2. Pool
3. Exercise facilities
4. On-site lending library
5. Community marina
6. Kayak launch
7. Tennis courts
8. Fishing access
9. Walking paths (community and
county)
10. Beautifully maintained landscape
11. Wide streets with ample parking
12. Rentable party room
13. Bird watching (ducks, geese,
herons, etc.)
14. Grocery stores (3)
15. Pharmacies (5)
16. Restaurants (40 counted on Kent
Island and at Kent Narros)
17. Sushi/Thai restaurant within
walking distance
18. Public Library
19. Bakeries (3 specialty bakeries)
20. Liquor stores (12)
21. Farm produce stands
22. Reliable auto repair shops
—7—
23.Sears
24. K Mart
25 Healthcare facilities (Johns
Hopkins affiliate and University of
Maryland Medical Systems)
26. Post offices (2)
27.Framer
28. Hardware stores (2)
29. Dog park
30. Dog beach (Matapeake)
31. Community athletic fields/parks
32. Public fishing piers
33. Nationally recognized car rental
agency
34. Religious congregations (various
denominations)
35. Access to Washington/Baltimore/
Easton/Annapolis for work and
pleasure
36. Access to international airport
(BWI)
37. Access to community theater
(Easton, Oxford, Churchill,
Annapolis)
38. Yard sales (the best around!)
39. Festivals and fairs
40. Businesses focused on the marina
crowd
41. Volunteer opportunities (Estate
Treasures, ARF, etc.)
42. Daily bus service to D.C.
43. World renowned guitar
manufacturer
44. Vodka distillery
45. Trash collection twice/week
(Montgomery County collects
once/week)
46.Hotels
47. Bed and breakfasts
48. Bay front beach
49. Pet store
50. Veterinary services – including at
home services
51. Consignment stores
52.Outlets
53. Elementary, middle and high
schools
54. Funeral home
55. Fraternal organizations (i.e., Elks,
VFW, American Legion)
56.Banks
57. Barbers and hair cutteries
continued on page 8
M ESS A G E F RO M T H E V I C E P RESIDENT
58. Day spas
59.Florists
60. Dry cleaners
61. Jewelry stores
62. Golf courses
63. Transportation services (i.e.,
Kent Island taxi)
64. Cleaning services
65. Home repair services
66. County provided “poop” bags
(now, if all would make proper
use of them)
67. Horseback riding
68. Horse boarding facilities
69. Camp for children
70. Senior services
71. Multiple boat launches
72. Hospice services
73. Ice cream shops (DQ, Ritas,
etc.)
74. Paint stores
75. Carpet and flooring stores
76. Emergency services (fire and
ambulance, water rescue, etc.)
77. Banquet facilities (i.e., Kent Manor,
Chesapeake Beach Club, etc.)
78. Palm reader
79. Dollar stores
80. Landscaping and garden centers
81. Driving school
82. Flight school
83. Local airport
84. Helicopter sales group
85. Public waste management
facility
86. Multiple recycling drop-off
centers
87. Beautiful sunrises and sunsets
88. Community activities (i.e.,
barbeques, yard sales, bingo,
etc.)
89. Local bingo
90.Crabbing
91. Pick your own peaches
92. Numerous happy hour venues
93. Friendly community
94. Attentive, caring and efficient
on-site management staff
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410.310.3616
drake@atlanticbb.net
www.youravon.com/mdrake
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M Mention this ad for 10% off your first order. M
—8—
(continued)
The one negative being those few
within our community who find fault
and exude negative energy and try to
coral others to join in their expressions of discontent. I find the manner
in which these individuals express
their discontent counterproductive.
It is difficult to near impossible to
make everyone happy. My thoughts
are that if you do not enjoy or like the
surroundings that you bought into,
then perhaps you might wish to consider uprooting and selling your tent
and relocating to a community that
would be more to your liking. I think
that those individuals would be hard
pressed to find a better community
than the one we have. I truly wish
them much luck in doing so. This is
as close to paradise as I can imagine.
Sincerely,
Jay Krosnick
Social Committee report
Meetings were held in June and July. Discussion
included evaluation of the social events of the 1st
half of 2012; namely:
• January—Polar Bear Brunch
• February - Sweet Italian Night
• March—St Patrick’s Day Dinner (facilitated by Paul
Rogers)
• April—Spring Brunch
• June—Yard Sale (facilitated by Cookie Hickman)
• 1st Friday of each month (since Feb) Game Night
(facilitated by Mary Selhorst)
It was identified that these events expenses exceeded their income and since the Social Committee has a $0 budget, we cannot afford to continue
to hold events that would not produce income. Potential reasons were discussed as to why we had
not produced income as in past years.
After discussion, it was decided that we would try
to offer residents/homeowners events that would
be of no cost. This is in an effort to build a sense of
community for all.
To this end the following events were identified to
be held going forward.
1
Continuing Learning Series
Topics will depend on community interest and input. These will be informal presentations, held at
Clubhouse. Drinks will be provided; attendees can
bring their lunch and eat during presentations. Announcements will be via e-blasts and perhaps posting fliers. We will try to identify community members to present topics in their field.
Areas of interest for topics were:
Health, Food, Insurance, Financial Planning, Legal,
Computer 101, Computer Security, On- line Banking, Advance Directives, Baking, Medicare Supplemental and Drug coverage and basically anything
that could potentially be of interest to the community. We may also invite presenters from the community surrounding Queen’s Landing, if residents
do not step forward.
To kick off the series, Dr. Razzak volunteered to give
a presentation on Gastroenterology on July 19; the
presentation received rave reviews by all those in
attendance!
We are looking to identify other residents who have
a specialty or topic they are willing to share. We have
a lot of talented people here in QL and it would be
nice to learn from them and their life experiences!
A questionnaire will be sent out to all homeowners/
residents via email asking about their interests and/
or willingness to share their expertise. Restoration
Building Captains has been identified as a venue
through which residents in their buildings will be encouraged to answer this questionnaire.
NEXT Continuing Learning Series
Tuesday, October 9
Acupuncture and Wellness by Sylvia Byerly of
Shining Light Acupuncture
2 FALL YARD SALE
Fall Yard Sales is scheduled for October 13 from
8 am to Noon. Fliers will be delivered to each unit
with details!
3 END-OF-THE-SEASON
ADULT POOL PARTY
This event will be held on Saturday, September 8
from 6–9 pm. Cost will be $10/person with reservation and advance payment to the office by 9/6
or $15 at the gate. Event will include live music by
“No Stringz Attached,” meats, and non-alcoholic
drinks (BYOB otherwise) with sides requested.
4. 1ST ANNUAL ARTS & CRAFTS FESTIVAL
is being planned for Sunday, October 14. Fliers will
be delivered to each unit with details. Vendor ap
plications are available at the clubhouse office.
—Donna M. Landis, Social Committee Chair
—9—
— 10 —
By the Numbers |
At the July Board meeting, I presented the year-todate budget through June 30, 2012. The clear fact is
that maintenance is over budget. To handle this we
have used whatever we have contributed to reserves
to cover the ongoing repairs. At this time, we are
about $32,000 over budget. We have not used any
of the reserves that were in place before January 1,
2012. The way I look at it is that we are investing in
our future now and will have to catch up on reserves
after this.
As far as delinquencies for the special assessment
since June 30, there have been a number of payments. As of July 16, 17 owners have paid about
$20,000 and 13 more owners have told us that they
will pay by the end of July, which would total another $18,000. This will leave us with 37 delinquent
accounts being handled by our collections attorney
totaling about $183,000, which includes late and attorney fees.
Thirty-one owners are delinquent on their regular condo fees totally $127,000, which includes legal fees and late fees. Most of these delinquencies
started before the special assessment and are not
a direct result of the assessment. This also indicates
that they probably stopped paying their mortgage
long before the assessment. The liens that are put in
place are simply there to assure that we receive payment if the unit sells in a normal way. With one recent
short sale, we received $2,500 dollars from the seller
(which was the bank) to clear the lien.
and now the process is starting again. In many cases
they are trying to avoid foreclosures and use tools
like short sales to reduce the amount of inventory
of delinquent accounts on their books. According
to our Bylaws, the Board can only perform specific
functions. We are not authorized to form an “advisory committee” as some have suggested. That being said, there is nothing to stop homeowners from
stepping forward. They are not bound by our Bylaws.
They can seek advice from state, federal agencies,
and financial planners without Board involvement.
I am certain that if anyone would want to use the
community room for meetings that are open to all
members of the community that we will make the
room available to them. This would certainly help
to change the culture and environment in this
community.
As of this date, the Queens Landing Council of Unit
Owners has not initiated any foreclosure proceedings, turned off any water, limited any parking, or
stopped any garbage removal on delinquent homeowners. Of course, the Council of Unit Owners has
shared the cost of maintaining the delinquent homes
and provided free services to those that are still living in the unit. However, pursuant to our Bylaws, delinquent owners have limited access to many of our
amenities and they are not allowed to vote in community affairs.
—Stan Feinblum, Treasurer
Banks put a stop to many foreclosures in 2010 due
to legal issues. The legal issues have been settled
MD State # 65518
— 11 —
Friendly Reminders
PAYING YOUR CONDO FEES.
All payments for the regular
monthly condo fees and the
Special Assessment are to be
mailed to the lock box if you are using a coupon.
This is a more efficient means for getting your payment posted to your account ledger. Please make
the check payable to Queens Landing Condo for the
monthly dues and Queens Landing Special for the
Special Assessment. The address is printed on the
coupon: Queens Landing Condo, c/o Legum & Norman, P. O. Box 65645, Phoenix, AZ 85082-5645. The
only difference for the Special Assessment is Queens
Landing Special; the rest of the address is the same.
If you are in need of a payment coupon, give us a call
or send us an email; we can generate a coupon for
you. Please make certain that your account number
is written on your check; that is also on the coupon
—please note that you have two separate account
numbers.
ber that these types of behavior cause unnecessary
expenditures and time that could be spent on more
productive items.
Winterization of Hose Bibs. Believe it or not,
we are approaching the fall season and then shortly
thereafter we will move into winter. It is highly recommended that you turn your water spigot off inside to
your hose bib outside, disconnect your hose from it
and then drain the spigot. That should be done no
later than the end of October.
Dryer Vent Maintenance RESOLUTION. At
the August 20th Board meeting, a resolution was
passed by the Board stating that the dryer vent on
each unit will be inspected by a contractor who will
determine whether or not the line needs to be replaced inside your unit. This issue was brought to
light as a result of the restoration project; it could
possibly be considered a fire hazard and definitely
If you use a bill payor service, please provide them
with your correct account number and the instructions for payment and address. Those who have direct
debit have no issues; all of this is done automatically
for you. If anyone would like to set up direct debit,
just contact us at the office and we will send you the
appropriate application; remember, you may also set
up direct debit for Special Assessment payments.
PET ISSUES. Please remember that it is your responsibility, as a pet owner, to pick up after your pet and
dispose of that waste in a proper receptacle provided
throughout the community. It is also your responsibility to have your pet on a leash and under control at
all times in the community. We thank all of you for following these simple rules and making Queens Landing a nice place to live.
SUSPICIOUS ACTIVITY. Whenever you witness inappropriate activity or have a feeling that something is
not right, call 911. If it is not an emergency, tell the
person answering the call, that you do not know it to
be an emergency, but that you would like to have it
checked out. It certainly is not right that youth pull
bulbs out of the lights on the bridge and throw them
in the water or smash them, it is not right that they
spray or paint graffiti on property around the community, it is not right that they come into the fitness
room without an adult over 18 with them. Remem-
“Locally Owned and Operated”
Take Back Your Backyard
Chesapeake Awnings.com, L.L.C.
443-496-6156
chesapeakeawnings@yahoo.com
Queen’s Landing approved fabrics and colors available in the
Club House Office! We can repair and clean existing
awnings, as well as replace old fabrics in the off-season.
— 12 —
Visit our website: www.chesapeakeawnings.com
Homeowner Editorial
ELECTION COMING!
In October there will be 5 open seats on our 9
member QL Board due to terms expiring. Please
consider running (or urge someone you know) if
you want new leadership for our community. If you
don’t like the status quo, it’s time to step up. Let’s
take advantage of this election and look forward to
fresh, open attitudes and improved fiscal direction
overseeing our shrinking pocketbook. We need YOU!
FIVE STAR. Building 46 and 47 are first class show
cases! Look forward to ALL our homes receiving
renovation/landscaping/grading and looking just
as GREAT. Drive by 46/47; see the future of our
community! It appears no expense was spared!
CONCERNS. Assessment/condo fees delinquencies
are high. The Board recently discussed raising our
condo fees. Will there be another assessment? Will
ALL our buildings enjoy a 5 Star restoration?
MONEY. The Board has indicated homeowners
are “costing money” contacting the MD Attorney
General. However, it appears the BOARD is spend
ing our money needlessly on legal fees, NOT home
owners. A May 16, 2012 letter obtained via PIA,
from the MD Chief AG to our President stated: “It
appears from a quick review of the complaints, if the
[QL] Board were more responsive to requests from
owners before they file complaints with this office,
the number of complaints might decrease. With
respect to legal costs in connection with responding
to owner complaints, it appears most condominium
associations to whom we send complaints are able
to resolve the complaints without the involvement of
counsel”.
Friendly Reminders (continued)
needs to be addressed in an organized and expeditious manner. The inspections will definitely require
the cooperation of all unit owners and tenants. More
details will be sent to all owners prior to moving
forward.
WINDOW TREATMENTS. The appropriate color for
any window treatments visible to the outside is either
white or neutral. If you have anything else on your
windows/sliders, please replace with either white or
neutral (ecru, beige or light tan). It is not appropriate
to use towels, sheets or other type material.
VEHICLES WITH COMMERCIAL SIGNAGE. Queen’s
Landing rules state that no vehicle is to display commercial signage. If you have such a vehicle with this
type signage that is parked overnight in Queen’s
Landing, it must be properly covered by using a
vehicle cover or magnets placed over the signage.
Notices have been placed on several vehicles over
the past years and most residents have complied
with the rule; however, we do have some that are
not adhering to the rule and that presents a situation
of possible towing. We thank those who have purchased and are using a cover in order to comply with
the rule. This rule has been in effect for years; it has
not just been passed.
NEWS!! MD Assistant AG has offered to attend a
QL Town Hall Meeting in the Fall with the ENTIRE
community and the Board. Homeowners will have a
forum to freely speak on a wide range of issues and
concerns.
Why didn’t the Board post homeowners’ comments
online from January 16, March 19 and May 21
meetings? Transparency please!! Why won’t the
Board respond to homeowners’ comments at Board
meetings? Inclusiveness please!! Every homeowner
has a right to voice an opinion.
We ARE a team, let’s work together.
—Suzi Elasik
suzis@atlanticbb.net
Log on to www.nextdoor.com!
Happy
Notes
We have a resident who is going on a Mission
Trip in December. She needs your help. If you
have broken necklaces or bracelets sitting around
in a box that you have no plans for using, please
contact the management office. This resident is
making new bracelets and selling them for $5.00
to $10.00 to help with her project.
The Covenants Committee continues its work to
make sure our Rules and Regulations are followed.
Recently, a resident was cited for having commercial lettering on his vehicle. Within days, he had
a car cover on his vehicle which he removes each
day when he leaves the community. We are not allowed overnight parking of vehicles with commercial lettering. The Covenants Committee and the
Board are pleased that this resident chose to be
in compliance with our community rules and regs.
Another Happy Note on page 14.
— 13 —
Happy Notes
(continued)
— 14 —
Words of Wellness
Disposing of Unused Medications
Expired, unused, and unwanted drugs are dangerous to leave sitting
around, but they shouldn’t be thrown in the trash or flushed down the
toilet, either. They can contaminate the landfills and groundwater. However,
you can now dispose of them safely through the Safe Medication Disposal
Program. Simply pick up a specially designed envelope at pharmacies such as
Walgreen’s, CVS and Rite Aid and mail those unused, unwanted and expired
drugs in. Since its inception in the fall of 2010, the program has collected
more than 61 tons of medication. — Donna Landis
REMAINING 2012 BOARD MEETING DATES
September 18 • October 5 (Annual Meeting) • November 19
All meetings start at 7 pm in the Clubhouse
Chester, MD 21619
Email: office@QueensLanding.org
Website: www.QueensLanding.org
Phone: 410-643-5192
Fax: 410-604-2712
After hours emergency Numbers:
410-524-5577 or 866-897-5577
1. First call 911 for fire or other
life-threatening emergency
2. Then call: 410-643-5192 or after hours
call 410-524-5577 or 866-897-5577
ADVERTISING RATES
¼ page: $60/issue
½ page: $85/issue
BOARD OF DIRECTORS
Marc Bergsman
President
34A Queen Anne Way
bergsman.marc@yahoo.com
703-509-7575 (c)
Legal Committee Chair
Josh Feinblum
Vice President
28J Queen Mary Court
Josh@QueensLanding.org
Documentation Committee Chair,
NL/Website/Communication
Committee Chair
Buena Silverman
Secretary
34J Queen Anne Way
scubadogie@aol.com
215-783-7824 (c)
Landscaping/Grounds
Committee Chair
Stanley Feinblum
Treasurer
46G Queen Anne Way
Stan@QueensLanding.org
— 15 —
Elizabeth Arias
202-549-2882
Long-Range Planning Com. Chair
Bob Bradford
240-375-6809
Maintenance Committee Chair
Restoration Ad Hoc Com. Chair
Harriet Fisher
47D Queen Anne Way
Akalittle1@atlanticbb.net
410-643-9209
Covenants Committee Chair
Donna Landis
donna.m.landis@gmail.com
410-643-8113
George Pappafotis
2C Queen Victoria Court
gpappy@hotmail.com
443-786-5113
Replacement Reserve
Subcommittee Chair
CHESTER, MD • November 2012
NEWS
State of the Units
As the newsletter goes to print, I am starting my second
year as the President of the Queen’s Landing Board of
Directors. The past year was a roller coaster ride. A board
member resigned just before the 2011 annual meet
ing, and we did not have time to resend the proxies. A
second board member resigned within two weeks after
the annual meeting, and a third board member resigned
after about two months. I started to wonder whether
it was me. Since we were a relatively new and inex
perienced board, we asked for your indulgence as we
struggled with the learning curve and for the most part
you cooperated.
Despite the bumpy start, 2011–2012 was a landmark
year.
1. We started the restoration project. Thanks to previ
ous boards who got us started on the right track,
including Bob Lissitz, Cynthia Harden, Nancy
Radosta, and Tom Biang, and current Vice President
Elizabeth Arias, board members Bob Bradford, Bill
Moseley and Buena Silverman, among others;
2. We went back to monthly Board meetings;
3. We reorganized maintenance committee to bet
ter coordinate regular maintenance and restoration
activities. Thanks to Bill Moseley who recognized a
problem and proposed a solution;
4. We implemented formal monthly maintenance com
mittee meetings and we post the minutes on the
website;
5. The maintenance committee reorganized and
prioritized the maintenance requests and began to
methodically work them down [no thanks to Hurri
cane Sandy, but plenty of gratitude to Tom Biang and
Barbara Trower for their diligence];
6. We had a vigorous budget debate addressing the
issues facing the community under the leadership of
Stan “The Money Man” Feinblum, our treasurer [if
only the U.S. Congress would follow his lead]. Stan
also implemented periodic, open finance committee
meetings and we post the minutes of the meetings
on the website;
7. The social committee stepped-up and presented
great events such as Sweet Italian Night, St. Patty’s
Day and the Pool Party. Folks are still talking about
that pool party. Give it up for Donna Landis and
the social committee. Hope to see you at the
December 1st Holiday party;
8. We have completed Phase 1 of the restoration
project: Building Nos. 43, 45, 46, 47, 48, 51
and 52;
9. We are close to completing Phase 2A: Building Nos.
37, 49 and 44; and
10. The border that we are putting around the buildings
as part of restoration. Thank you Buena Silverman.
Also, thanks go out to Legum and Norman, our manage
ment company who volunteered two orientation sessions
for governing homeowners associations.
Let’s not forget Lynda Brady, our onsite property man
ager, Kristie Eskew, assistant property manager, and Larry
Eckstorm, our maintenance man, who make everything
run smoothly.
Finally, thanks to all the residents of Queen’s Landing
who have volunteered their time to make a positive
impact in the community.
Agenda for 2012–2013
1.Reduce the 108 [now 158 because of Sandy] open
maintenance tickets by a quarter or a third.
2.Amend the bylaws to require every unit owner to have
HO6 insurance;
3.Figure out how to more efficiently and aesthetically
deal with garbage;
4.Analyze our pool contract;
5.Analyze our internet and phone contract;
6.Amend our voting process to incorporate a secret
ballot, and
7.Year two of the restoration project.
And that’s the way it is November 2012 at Queen’s Land
ing Council of Unit Owners.
—Marc Bergsman, President
Building Restoration
Update
New Members Elected
to the Board at Annual Meeting
Restoration is continuing with the completion of
Building 42 and 47H. We have received the paper
work from ETC to close out Phase 1 and are now just
waiting for warranty paperwork from the Contractor
prior to the final closeout.
Next on the list will be Building 1,which is already
being evaluated, and the shrubs around the exterior
have been cut away. Our contract has been modi
fied for all the remaining phases, thereby allowing
us to add or subtract buildings in each of the phases
as cash flow allows, until all building are completed
sometime in the middle of 2015. All dependent on
the weather and any other unforeseen delays.
The next update to the community will be held at the
Clubhouse on Nov 19th, 7:00 PM. The monthly board
meeting will occur at the same time, so please attend
and get first hand information as to what's occurring
in your community. If I can be of assistance with
questions or answers please contact your building
captain or myself, the restoration coordinator at:
bill@queenslanding.org
—Bill Moseley, Maintenance/
Restoration Committee Co-Chair
Qu e e n ’ s L a n di ng
Holiday Party
saturday, december 1
6:00 to 9 pm
$15/person (adults only)
Dinner and
Live Music by No Stringz Attached
Pre-paid reservations
can be made at the office.
—2—
The following owners were elected to the
Board of Directors at the Annual Meeting
held on October 5, 2012:
3-year Terms:
2-year term:
1-year term:
Bill Moseley
Bruce Mulford
Donna Landis
Stan Feinblum
Cindy Harden
Owners continuing to serve on the Board are:
Elizabeth Arias (term expires 2013)
Marc Bergsman (term expires 2014)
Bob Bradford (term expires 2014)
Buena Silverman (term expires 2013)
The Board elected the following officers:
Marc Bergsman, President
Elizabeth Arias, Vice President
Buena Silverman, Secretary
Stan Feinblum, Treasurer
—3—
The Dirt . . . .
Landscaping Committee Update
Landscape Stones at Newly Restored Buildings
As many of you are aware, the Landscape Committee
has previously been overseeing the installation of the
landscape stones around the buildings that have just
gone through the restoration project. To date, buildings
43, 45, 46, 47, 51, and 52 have been completed.
At the annual meeting during the budget discussion,
this work was moved into the restoration project. For
that reason, Bill Moseley will now be in charge of the
landscape stone work.
Please remember that the landscape stones are
designed to help keep the water away from the
building and are not there to be used as a drainage
area. All downspouts should be directed away from
this area. If your downspout does not extend out
far enough for the water to empty out past the
gravel border, a plastic downspout extension can be
purchased at the local hardware store. The attachment
of this device to the existing downspout will allow the
water to empty out past the gravel border at least
a foot or so from the foundation of your unit. There
are photos on the bulletin board at the clubhouse
depicting this device and how to accomplish the
installation. If you are still having trouble with this,
please either seek help from a neighbor or call the
office for more information.
One homeowner shared information about a unit that
they purchased at Home Depot that was a “thin line”
unit (http://stealthspout.com/products/stealthflow.
html) providing a low profile, making it easier to bury
in the mulch area and would not be seen. This is just a
suggestion that comes from a fellow homeowner.
Trees
Many homeowners have sent emails and requests
regarding the trees in the front of their units stating that
the bark is splitting, the leaves have been sparse, and
they look as if they are dying.
CS Lawn has examined a number of these trees and has
come to the conclusion that they are almost at the end
of their life span. Planting of new trees is definitely in
our future plans. The replacement of these trees with
new ones, possibly a variety of different species, will be
a multi-year project.
We were hoping to be able to complete a large portion
of the restoration project before beginning the tree
replacement, as it is quite costly. Your understanding in
this matter is greatly appreciated.
Phragmites
Wanted to update you on the Phragmites that have
begun to show up again around the creek and the
lake. Many thanks to Carol Greason who contacted
the County regarding spraying. In mid-September, the
Phragmites received their first spraying. Expect to see
all vegetation die back, and we are told that the natural
grasses will return. Each year for the next two years,
the areas will be sprayed again. Hopefully, this will help
eliminate our problem with Phragmites for a while.
Planting New Items in Your Yard
A gentle reminder regarding planting in your gardens.
Please remember that there are new regulations
regarding the type of plants and the distance from the
building you must plant them. Some plants require
an ACR to be filed. Please check the website for the
planting chart and distances or ask the office for a copy.
Wild and Crazy Plants
It is easy to see that there are a
number of folks in the community
who love to garden. What a
wonderful past time to add
additional beauty to our community.
We applaud you. UNTIL the plants
become “the wild and crazy plants
that took over Queens’ Landing” ... LOL
Many of you know what I mean. If you take a walk
around the community, you will see overgrown gardens
that have not been weeded and lots of vines that are
growing up the side of our buildings. We all need to
remember that even though we have a contract with CS
Lawn, that contract does NOT include weeding of beds
at the rear of our units or controlling plants that we or
previous owners have planted. That is each individual
unit owner’s responsibility.
Please take a few minutes to check the front and rear of
your unit, and the side if you are an end unit to make
certain that you do not have weeds throughout the rear
of your unit. Make certain that you do not have vines
growing up the side of you unit. You might not be the
person who planted the vines but you ARE the person
responsible for them if you own that unit, in accordance
with our condo documents. I would respectfully ask
that if you have weeds in the rear of your unit or you
have vines growing on the walls of the building, please
remove them.
Come spring, if we need to have CS Lawn remove
the weeds in the rear of units or vines from walls of
units, CS Lawn will charge an addition fee for this
service. That fee will be passed on to the respective
homeowner.
Thank you everyone for keeping the “Wild and Crazy
Plants” at bay ... out of the gardens and off the walls.
Here is hoping we have a forgiving, short winter
and an early spring ...
—4—
—Buena Silverman, Landscape Committee Chair
By the Numbers |
This past year has been a learning experi
ence for me. I became a Board member
and the treasurer in February and have
had to learn to manage the community’s
finances on the fly. I would like to thank
the Board members, members of the com
munity, and management who helped me
with the process.
This year we made some significant
changes to the budget process. We
formed an active budget and finance com
mittee. We have kept an open line of com
munication with the community. The 2013
budget has been developed. The audit for
budget year 2011 is being completed. I
look forward to working for the community
in 2013 in a fiscally responsible fashion.
The 2013 budget was approved by the
Board at the October 5, 2012, annual
meeting. The 2013 HOA budget will
increase 9%. This is down from the 14%
increase originally proposed. The new
monthly fees will be:
.13333% ownership = $153.68
.20000% ownership = $230.52
.33333% ownership = $384.20
.46667% ownership = $539.04
A coupon book for the monthly home
owner’s fees will be sent to each of you in
due course.
We are planning a budget and finance
committee meeting toward the middle or
end of November. The planned agenda is
a review of the 2012 budget and of our re
serves. There will be a delinquency report
provided at the December meeting as well
as comments related to the state of the
budget for budget year 2012.
—Stan Feinblum, QL Treasurer
2013 APPROVED BUDGET
Description
InCOME
Condo Fees
Clubhouse
Interest - Condo Fees Recovery
Late Fees
Miscellaneous
Registration (Unit Rental)
Newsletter Ads
Legal Fee Recovery
TOTAL InCOME
ExpEnsEs
Administrative
Dues & Subscriptions
Newsletter
Website Management
Equipment Rental
Office Supplies
Office Assistant
Postage
Telephone & Fax/Internet
Admin Misc
Uncollectible Charge
Auditor
Legal - General Matters
Legal - Homeowner/Collection
Management Fees
Insurance - Master
Ins-Workers Comp
Ins-Flood
Insurance Losses
Meeting Expense
Social Committee
Total Administrative
pAYROLL
FICA Payroll Taxes
Unemployment Federal
Employee Ins & Benefits/Payroll Admin
Maintenance Payroll
Total payroll
UTILITIEs
Electricity - Street
Electricity - Clubhouse
Gas - Clubhouse
Water & Sewer-Community
Water/Sewer-Clubhouse
Total Utilities
—5—
Repairs & Maintenance
Electrical Repairs
8.9627% Increase
2013
Approved 10/5/12
$1,383,135.00
$3,600.00
$250.00
$2,075.00
$500.00
$3,000.00
$1,500.00
$1,500.00
$1,395,560.00
$300.00
$3,000.00
$900.00
$1,500.00
$5,000.00
$18,200.00
$3,000.00
$3,700.00
$6,000.00
$30,000.00
$6,000.00
$20,000.00
$7,200.00
$100,076.00
$138,809.00
$1,000.00
$22,400.00
$20,000.00
$2,000.00
$1,000.00
$390,085.00
$3,135.00
$2,250.00
$1,800.00
$21,000.00
$28,185.00
continued$9,000.00
on page 7
$8,600.00
$16,000.00
$103,500.00
$1,300.00
$138,400.00
$1,500.00
pAYROLL
FICA Payroll Taxes
Unemployment Federal
Employee Ins & Benefits/Payroll Admin
Maintenance Payroll
Expenses Total
(continued)
payroll
2013 APPROVED BUDGET
$3,135.00
$2,250.00
(continued)
$1,800.00
$21,000.00
$28,185.00
UTILITIEs
Electricity - Street
Electricity - Clubhouse
Gas - Clubhouse
Water & Sewer-Community
Water/Sewer-Clubhouse
Total Utilities
$9,000.00
$8,600.00
$16,000.00
$103,500.00
$1,300.00
$138,400.00
Repairs & Maintenance
Electrical Repairs
Electircal Supplies
Janitorial Supplies
Maintenance Supplies
Exterior Renovations
Building Maintenance
Pool & Social Room R/M
Preventative Maintenance
Uniforms
Vehicle Expenses
Equipment R & M
Plumbing - Hose Bibs
Poly Pipe Replacement
Clubhouse R/M
Clubhouse Alarm
Exercise Room Equipment
Landscaping
Fountain Maintenance
Total Repairs/Maintenance
$1,500.00
$1,500.00
$600.00
$22,750.00
$116,285.00
$75,000.00
$3,500.00
$45,000.00
$150.00
$500.00
$600.00
$17,500.00
$67,000.00
$1,000.00
$600.00
$1,200.00
$11,000.00
$1,200.00
$366,885.00
Maint service Agreements
Termite Treatment Contract
Cleaning Contract
Pool Contract
Lake Contract
Grounds Maint Contract
Snow Removal Contract
Trash Removal Contract
Total service Agreements
$55,000.00
$6,500.00
$27,000.00
$4,650.00
$64,000.00
$10,000.00
$52,800.00
$219,950.00
Taxes & Licenses
Corporation Taxes
Total Taxes/Licenses
Total Operating Expenses
Reserve Contributions
Replacement Reserve Contribution
Total Reserve Contributions
Reserve Expenditures
Total Expenses
0.13333% Ownership
0.20000% Ownership
$1,000.00
$1,000.00
$1,144,505.00
$150,000.00
$150,000.00
$101,055.00
$1,395,560.00
nEW
$153.68
$230.52
—6—
$90,362.37
$138,313.50
NOTE ABOUT PAYING YOUR NEW
MONTHLY ASSESSMENT AMOUNT
Those unit owners who are on direct debit
will have to do nothing; the adjustment
will be made by the accounting staff
of L&N in Falls Church. For those of
you who use some form of bill payer
service, please advise them of the change
effective January 1, 2013. Please make
certain that you allow enough time when
making your payments for posting prior
to the 15th of each month; some people
think that if they send it on the 12th or
later, that this is enough time—it is not.
The condo fee is due on or before the 1st
of the month, not the 15th of the month.
Maintenance
Tips
• Remember to change the furnace
filters in your unit.
• Check the weep holes in your
windows.
• Check your hot water heater. If it is
old, seriously consider replacing.
• Make certain your hose bib is turned
off, hose disconnected and drained.
• Report any loose gutters or
downspouts.
• Check your connections for your
washer/dryer and ice maker lines.
• Check your toilet bowl to make
certain that it is not leaking.
• If you are going to be away for any
period of time, make certain that you
maintain a temperature of at least
55 degrees in your unit—avoid any
chance of freezing pipes.
• Report any issues as soon as
you notice something. Early
detection and reporting prevents
major problems and this is your
responsibility.
Fun Happenings At Queen’s Landing
The following events were supported this fall by your Social Committee.
• Fall Yard Sale, held on October 13, was sup
ported by only 10 units. There was no cost to par
ticipate; advertising was provided through the Bay
Times, Star Democrat, QA Record Observer and
The Update, as well as several online sites. Partici
pants reported steady sales throughout the morn
ing and all enjoyed some profit from the treasures
that they had placed in front of their units.
o encourage more participation, it had been sug
T
gested that we hold the sale in the parking lot,
but that idea was not supported by the majority of
those who actually participate on a regular basis.
All suggestions as to how to better encourage par
ticipation are welcome.
•T
he CRAFT and ART SALE FUNDRAISER that was
being considered for late Oct/early Nov was post
poned until the spring time. Details TBD.
•G
AME NIGHT was held on the first Friday in Sep
tember. The activity continues to draw more and
more folks.
•E
ND-OF-THE-SEASON POOL PARTY was held
the weekend after Labor Day, September 8. Al
though the weather drowned out our chance to
actually have this party by the pool, the weather
was not able to dampen the party attitude every
one shared that evening. Live music was provided
by an all-female band, No Stringz Attached. Ask
anyone who attended — they were dynamite! Here
is my litmus test to back up that statement: When
was the last time you attended a QL social event
that the attendees stayed till the very end and then
volunteered to help with the clean-up? An under
statement would be - a good time was had by all!
•T
he Lunch and Learn Series has been
renamed the Continuing Learning Series. It will
be offered the second Tuesday of each month……
the list of presenters and topics will be sent via
email and posted at the Clubhouse. If there is a
topic you would like to see offered, please let me
know, and the committee will do our best to get it
included in the programs for 2013. Better yet, if
you are able to present a topic you think would be
of interest to the community, please contact me to
discuss.
—7—
A Note from the Chair . . .
I want to take this opportunity to thank those folks
who have stepped forward to volunteer their time
and talents to helping create the social activities
that we have been able to offer here at Queen’s
Landing in 2012. Your Social Committee members
are:
Cindy Bowdren, Barbara Corrolla, Inge Hosp,
Sherry Lissitz, Ruth and Bill Moseley, Jill Mulford,
Dee O’Feisch, Abe Razzik, Paul Rogers, Nan
Smith, and Barbara Trower.
Of course I would be remiss if I did not include,
and extend a huge Thank You, to Lynda and Kristie—they help us to see the “big picture” as social
activities fit into the overall environment here at
QL, as well as handle many of the details.
All residents are welcome to join us at any time,
for one event or for all. If you are interested,
please contact me at 301-512-3648.
—Donna M Landis, Social Committee Chair
Candidates Night: A Recap
by Marc Bergsman
On Monday, October 1, 2012, we held an open forum
for the community to meet the candidates for the
open positions on the Board of Directors, hear why the
candidates thought they should be elected, ask some
questions, and then mingle. The Social Committee
provided snacks.
intended to achieve that vision. Negative campaigning
and questions were cut-off.
We had nine candidates for five positions. That we had
that many members of the Council of Unit Owners vying
for Board positions shows great volunteerism and civic
pride in our community. Congratulations to Queen’s
Landing.
On the other hand, the criticism we have received was
that the moderator (me) should not have had such
strict control over the questioning. In other words, the
questioning should be more free-flowing and more
probing. The essence of the comments were that we
may have sacrificed information at the cost of being
positive. The next time, more probing questions should
be permitted.
It was an informative and well-attended event. The
feedback has been positive and we will try to schedule a
Candidates Night before our next annual meeting.
Each candidate had a chance to speak for no more than
three minutes about why they would like to be elected
to the Board of Directors. After a candidate spoke,
we took three questions from the audience for that
candidate. The candidates were instructed to be positive
and express why he or she was a good candidate, what
they envisioned for Queen’s Landing, and how they
Because we know we are going to have a Candidates
Night next year, we will plan the event further in advance
and take into consideration the comments we have
received.
Homeowner’s Comments
YOUR PROTECTION
What does the Office of Maryland Attorney General
(OAG) do for you? The OAG enforces the Maryland
Condo Act (MCA) Title 11 that is written for and to
protect condominium and homeowners’ associations.*
Under Section MCA 11-116 here are your rights as a QL
homeowner:
YOUR MONEY
MCA 11-116 protects your rights to review all QL
financial statements that Management prepares for
our Board including a record of every check written,
some invoices, and the amount of money in our
account. Request copies of financials by contacting
our Management/Board in writing. The requested
information must be sent to you by mail, electronic
transmission, or personal delivery within 21 days after
receiving the written request. Maximum charge is .50
per page; names of unit owners in arrears excluded.
copying, or both, by any owner or their duly authorized
agent, during normal business hours, after reasonable
notice and available within 15 days of a written request.
Contact our Management/Board in writing with your
request. A reasonable fee for the labor involved in
assembling this information is allowed, but an excessive
charge to have an attorney assemble this information is
neither reasonable nor necessary.
YOUR RIGHTS
If a homeowner does not receive the requested
information from a Board per MCA-11-116, a
homeowner is entitled to file a complaint online with
the OAG Office of Consumer Protection**, who will
then assist the homeowner and contact the Board for a
response. The OAG will determine if there is an MCA
violation and thus enforce.
YOUR BOOKS AND RECORDS
MCA, 11-116 also protects your right to have access to
Queen’s Landing books and records. The MCA states
that with only a few exceptions all records must be made
available at a place designated by QL for examination or
*Read the Maryland Condo Act :
http://www.sos.state.md.us/registrations/condominiumbooklet.pdf
**To file a complaint online:
http://www.oag.state.md.us/contact.htm
Click Consumer Protection on left
Click File a complaint in the middle
Click General complaint on the left.
Information, Questions by Phone: 410-576-7942.
—Suzi
Elasik
We look forward to having homeowners contribute articles for the column. Please see QL website for article submission guidelines
—8—
—9—
Happy Notes
Net Work Limited presents . . .
Christmas In Romania, a mission trip to bring
the love of God and desperately needed basic supplies
to the impoverished people of the Transylvania area of Romania. QL resident Judy Crisman is collecting
new or gently used, winter knit or fleece, hats, scarves, gloves and mittens for adults and children, to be distributed
to hundreds of orphans and adults who exist in extreme poverty. They face the harsh winter months without any other
resources to acquire their most basic survival needs.
The mission team will personally deliver these donations to many individuals who live in orphanages, group homes,
etc. The Maryland team will join other groups in the USA for this wonderful opportunity to share God’s universal
love and compassion.
If you have an article to donate, please contact Judy via email or knock on her door at 8D (jcrisman16@gmail.
com). Perhaps you have that item and have been considering donating or consigning. Any donation will be greatly
appreciated. Men’s articles are in short supply including new socks. Thank you in advance for your consideration.
Proceeds from 50/50 Raffles Donated to Local Charities
Two local charities were the recipients of the proceeds from 50/50 raffles held at recent Queen’s Landing
social events. Donations were given to Queen Anne’s County Youth Council and Our Haven Shelter.
Donna Landis (left), chair of QL Social Committee
presents a donation check to Jacki Carter, President
of Queen Anne’s County Youth Council.
Donna Landis (left), chair of the Social Committee
presents a donation check to Krista Pettit, Director
of the Queen Anne’s County Christian Assistance,
Inc, which operates Our Haven Shelter, a temporary
shelter serving the homeless of QA Co and staffed
mainly by volunteers from area churches and
community members. Paul Rogers, chair of QL
St. Patrick’s Day Dinner, was also on hand for the
check presentation.
.
— 10 —
PLEASE VOTE
Mandatory HO6 Policy Bylaws Amendment
Last year, the Maryland Legislature encouraged condominium associations to require their unit owners to
obtain HO6 insurance by amending the Maryland Condominium Act. By this amendment, condominium associations may amend their Bylaws to require HO6 insurance
coverage with only 51% approval of the votes in the
association.
The reason this is important to us as an association is
to fund the deductible in the event a loss originates in a
unit. It covers the individual unit owner’s responsibility
to pay the Master Policy deductible up to $5,000 if a loss
originates in a unit. Thus, requiring everyone to carry
HO6 insurance covers the first $5,000 in damage that the
association will not have to pay.
Everything else about an HO6 policy benefits the unit
owner personally. The minimum liability limit in an HO-6
policy is $100,000.
Check Your Pipes
by Marc Bergsman
I am having some work done in my unit and we
discovered that polybutylene pipe connected the
outside hose bibs to the main line in the unit. The
plumber replaced it. Whenever you have any work
done in your unit, please check to make sure that
you do not have any grey quest or blue polybutyl
ene pipe.
An HO-6 policy provides the following coverage:
1. Pays to repair/replace betterments and improvements made or acquired by unit owners.
2. Pays to repair/replace a unit owner’s personal property/contents.
3. Provides Additional Living Expense/Loss of Use coverage which allows a unit owner to live elsewhere during the period of restoration following a loss where
the unit is uninhabitable (usually 50% of the personal
property limit of the policy).
4. Provides loss assessment coverage in the event the
Master Policy does not sufficiently cover a loss and
unit owners are assessed a portion of the loss to
make up for the shortfall.
5. Provides liability coverage within the unit since the
Master Policy’s General Liability coverage does not
reach inside the units.
6. Covers scheduled property such as jewelry, silver,
fine art, furs and other appraised valuables.
Please vote to approve the proposed amendment. Contact the Office if you need a proxy.
We are in the midst of a project to replace the poly
butylene pipe from the curb stop (connection to the
county line) into the unit. We have been budgeting
about 28 units per year leaving us with 137 units
or 5 plus years to completion, if it is only limited to
older buildings. According to our insurance broker,
it is not a matter of whether there is a pipe failure; it
is a matter of when there will be a pipe failure. It is
believed that oxidants in the public water supplies,
such as chlorine, react with the polybutylene piping
and acetyl fittings causing them to scale and flake
and become brittle. Micro-fractures result and the
basic structural integrity of the system is reduced.
Thus, the system becomes weak and may fail with
out warning causing damage to the building struc
ture and personal property.
By the way, the inevitable damage caused by a leak
in quest or polybutylene pipe is the responsibility of
the individual unit owner, not the Council of
Unit Owners.
— 11 —
Upcoming Board Meeting
& Social Events
Tuesday, November 13 • 7pm
Continuing Learning Series
Presentation by Sylvia Byerly, Acupuncturist
Monday, November 19 • 7 pm
Board Meeting
Saturday, December 1 • 6-9 pm
QL Holiday Party
MD State # 65518
QL
Quisine
Cuban Black Beans
You may know that I have a passion for statistics. In
my professional capacity I spend my days estimating
mortality statistics for the population of the United
States, using them to learn more about how we can
improve the health of our population. For Queen’s
Landing I enjoy generating statistical scenarios that
could serve to guide us in our decisions going for
ward and teach us how we can improve our perfor
mance in managing our money to achieve a posi
tive and fair conclusion to our great reconstruction
project. But, today I want to share with you another
passion of mine, food (which is probably not difficult
to gather from looking at me). Actually, I mean the
preparation of food. My first adventure into cooking
took place when I was 16. I loved watching Julia
Child’s cooking program on TV and was fascinated
with the idea of cooking some of those amazing
sounding French dishes. So, I decided I wanted to
try them out myself and bought her cook book and
proceeded to cook almost every recipe in that book.
My parents (happily?) agreed to be my guinea pigs.
I made them sick a couple of times, but over time I
improved. So, I was heartened to continue trying out
new recipes. Over the years, I’ve prepared French,
Moroccan, Japanese, Lebanese, Italian, Brazilian,
Spanish, and various American regional cuisines.
While I love them all, my favorite dishes are still
those that my mother prepared while I was grow
ing up. And so, I’d like to share one of those reci
pes with you. It is a perfect dish, I believe, for cool
fall and cold winter weather. It is also very healthy
and vegetarian not by design but just because the
ingredients used is all that is needed to make this a
delicious dish.
Buen Provecho,
Elizabeth Arias, Vice President QL
P.S. If you like this column, please send us your
favorite recipes to share with your neighbors in the
next Newsletter.
Ingredients:
1lb dry black beans (I prefer the brand GOYA)
10 cups of water
1 large green bell pepper
1 large white onion
½ head of garlic
3-4 dried bay leaves
2 teaspoons salt (or to taste)
1 teaspoon ground cumin
½ teaspoon ground oregano
¼ teaspoon black pepper
3 teaspoons sugar
2 tablespoons extra virgin olive oil
1 tablespoon vinegar (Balsamic is my preference)
Preparation:
1. Rinse beans in cool water
2. Remove outer skin of onion, but leave whole; cut green
bell pepper in half and remove seeds; peel garlic cloves.
3. Place beans, water, onion, green bell pepper, garlic and
bay leaves in a large pot with cover.
4. Bring the beans and other ingredients to a boil; once
boiling lower temperature to a slow simmer. Simmer
covered for 1 hour and check if beans are tender (the
bean should break easily between your fingers with
little pressure). If they are still hard, continue this process and check the beans every half-hour until they are
tender.
5. When beans are tender, remove the onion, green bell
pepper, garlic cloves, and bay leaves from the soup,
place these in a colander and drain the liquid back into
the soup.
6. Add salt, pepper, cumin, oregano, sugar, olive oil and
vinegar to the soup and continue cooking uncovered at
a medium simmer until the liquid reaches the consistency you like.
You are now ready to serve 6 to 8. Here are some options.
You can serve your black beans in the traditional Cuban
fashion over white rice and with a side of broiled fish,
roasted pork, lamb or chicken
Or, you can serve your black beans ala “Nouveau Cuban,”
to show off with friends. You’ll just need to follow a few
more easy steps:
1. Take the whole beans in the soup and mash them
against a fine mesh colander over the pot to extract
the pulp in the bean and remove the skin. Also mash
the onions and peppers through the colander to extract
all the liquid. This will make the soup creamy and
smooth.
2. Sauté 18 to 20 fresh shrimp in 1-2 tablespoons of
extra virgin olive oil, fresh minced garlic (3-4 cloves),
paprika, and salt and pepper to taste in a separate pan.
Serve the black bean soup in a bowl and place 2-3 shrimp
in the center. You can serve this as a first course or as a
main course with a side salad.
— 12 —
Friendly Reminders
• Please remember to set your thermostat to a
minimum of 55 degrees F from November 1 to
March 31 if your unit is not going to be occupied
• Outside hose bibs must be shut off and drained by
residents no later than November 1st and remain
shut off until March 31st
• Smoke detectors must be in working order and
replacement of the battery should be done at least
yearly
• Penetration of the exterior stucco/drivit is
prohibited
• Loud music and excessive noise are prohibited
• Use of unlicensed motorized bikes or scooters is
prohibited in all areas in Queen’s Landing, except
those used by handicapped persons
• Use of skateboards and rollerblades is prohibited
in all areas of Queen’s Landing
• Holiday decorations should be placed no earlier
than 30 days prior to the holiday and removed no
later than 30 days after the holiday
• Grills must be at least 10’ from any building and
cannot be used on decks, porches, or within an
enclosed area. Patios that have a deck/roof above
are considered an enclosed area.
from Lynda Brady,
General Manager
to protect your investment here at Queen’s
Landing
• Please report any lights out at or in front of your
residence to the office (410)-643-5192.
Pet Responsibilities
Pets are welcome at Queen’s Landing, but must
be under control and on a leash at all times while
outdoors and owners must pick up and properly
dispose of pet waste. An adult must directly
supervise any child walking or playing with pets.
All pets must be registered with the clubhouse office,
and, in the case of cats and dogs, must present
evidence of license/current rabies vaccinations as
appropriate.
Pets should not create an unreasonable amount
of activity or noise or pose a health hazard. Be
considerate of your neighbors by practicing and
abiding by the Queen Anne’s County and Queen’s
Landing requirements regarding ownership and care
of pets.
Vehicle Requirements
Resident motor vehicles must display a current tag
and a Queen’s Landing parking sticker (available
at the clubhouse office) on the front windshield.
Approved vehicles include conventional passenger
• Bicycles can only be stored on rear patios,
porches, deck areas or within the units. Bicycle use
is limited to sidewalks, paths and roads.
• Check the age of your hot water heater; if it is
older than ten years you might want to replace it
rather than chance a break – be proactive.
• Any exterior change requires an approved ACR
prior to any modification
• Remember to check with your insurance provider
to make certain that you have the proper coverage
— 13 —
Friendly Reminders
vehicles, SUVs, non-commercial pickup trucks,
vans, and motorcycles. All other vehicles,
unless authorized by the Board of Directors, are
unapproved, and are subject to fines and/or towing
at the unit owner’s expense. Vehicles may not
display commercial signage. Motorcycles must use
kickstand boards to avoid damaging the asphalt.
Other than emergency services, such as jump starts
and tire changes, maintenance/repairs are not
allowed in any parking or Common Element area.
Pickup trucks with material in the bed must cover
the bed with a tonneau cover.
Commercial vehicles, RVs, campers, trailers, and
boats may park at the clubhouse parking lot for no
more than 48 hours within any month without prior
written permission of the Board. Jet skis may be
parked on the clubhouse parking lot for no more
than 48 hours within any week. The intent of these
exceptions is to provide an accommodation to
residents for temporary situations; not to permit
unrestricted parking of unapproved vehicles.
(continued)
correct lockbox address is (both for monthly condo
fees and Special Assessment payments): Queens
Landing (either Special Assessment or Condo), c/o
Legum & Norman, P O Box 65645, Phoenix, AZ
85082-5645. Please make certain that you write
your account number on your check so that it is
credited to your proper account.
Architectural Change Requests (ACR)
Please remember that owners must submit an ACR
for approval prior to doing any work to the exterior
of their unit . TV dish installation must be approved
and coordinated with staff prior to making final
arrangements with the provider. The form can be
obtained through the web site or from the office.
Better safe than sorry.
STOP! Please come to a complete stop at the stop
sign at the main entrance to the community before
proceeding onto the road.
Email Addresses
It is very helpful to the office to have owner/
resident email addresses. Whenever we have
something that needs expeditious distribution,
this is the way to go. If you have not already
given your email address to the office, please
consider doing this so that you will be included
in the updates and announcements through our
email blast program. Submit you email to Lynda
at lbrady@legumnorman.com, Kristie at: keskew@
legumnorman.com or office@queenslanding.org.
By using this form of communication, we save on
postage and time.
Payment of your Monthly Condo Fees &
Quarterly Special Assessments
Thank you to all owners who send your dues into
the lockbox using a coupon, pay by direct debit
or use bill payer service; there is one more option
for you and that is by credit card (for details about
that, contact the office for instructions). We do not
take payments at the office; sending your payment
directly to the lockbox expedites posting to your
account and helps to avoid any late charges. The
“Locally Owned and Operated”
Take Back Your Backyard
Chesapeake Awnings.com, L.L.C.
443-496-6156
chesapeakeawnings@yahoo.com
Queen’s Landing approved fabrics and colors available in the
Club House Office! We can repair and clean existing
awnings, as well as replace old fabrics in the off-season.
— 14 —
Visit our website: www.chesapeakeawnings.com
Around the Neighborhood
Trash Pick Up – As most of you know, the days
for trash pick up are Monday and Friday. We
have not had a Wednesday pick up for a cou
ple years; this was done as a cost savings mea
sure and it seems to be working fine for the most part.
Thank you for being diligent about complying with the
new days. We are asking that you tie the bags secure
ly to avoid items falling out and/or blowing around.
Remember, that there are trash bins at the clubhouse
behind the white fence where you may deposit your
trash, if necessary. Please place your trash in the back
bins first rather than just loading up the front ones or
dumping them on the ground. A suggestion has been
made that if you happen to see a piece of trash, don’t
just walk by it, bend over and pick it up – that serves
two purposes – it makes the community look better
and it is good exercise. Thanks.
Insurance Update – Several communications have
been sent by newsletter, email blasts, posting on the
web page and also by regular mail. Maryland law
states that associations may charge up to $5,000 back
to the owners of a unit should there be a need for a
claim. That is the case with Queen’s Landing; the de
ductible with our master policy is $10,000. What this
means to you is that you should check with your insur
ance agent to see if you have protection for the first
$5,000 deductible (it is referred to as an HO6 rider).
It is also recommended that you insure your personal
items and any betterments and improvements, as
the association’s obligation is to replace at “builder
grade” only; if you have anything in place other than
builder grade carpet or vinyl, there is no allowance as
anything else is considered betterments and improve
ments (even if it was like that when you bought it).
Coupon expires 12/31/12
— 15 —
Around the Neighborhood (continued)
For those of you who rent your unit, you might want
to consider carrying coverage for displacement and
loss of rental income. Your agent can be of great help
to you with all of these items. The other item that
generates a lot of questions is the request from your
mortgage company about a “Certificate of Insur
ance”. That can be obtained through our web page –
it is available by scrolling down the home page in the
middle and following the instructions and it is a free
service unless you need a “rush” service.
Water Line Breaks – Individual Units — If you no
tice water in or around your unit, please contact the
office immediately; there could be a break in the line
serving your unit or units. If it is determined that it is
the line within your unit and does not affect anyone
else, the responsibility lies with the homeowner. The
quicker we are made aware of it, the better it is for all
of us. If it happens on the weekend or in the eve
ning, call the office number and you will be directed
to a name and number to contact. If you experience
sewer back up problems, call the Queen Anne’s Sani
tation Department at 410-643-3535; they have a 24/7
answering service and will respond fairly quickly.
Chester, MD 21619
Email: office@queenslanding.org
Website: www.queenslanding.org
Phone: 410-643-5192
Fax: 410-604-2712
After hours emergency Numbers:
410-524-5577 or 866-897-5577
1. First call 911 for fire or other
life-threatening emergency
2. Then call: 410-643-5192 or after hours
call 410-524-5577 or 866-897-5577
ADVERTISING RATES
¼ page: $60/issue
½ page: $85/issue
Landlord Requirements — If you lease your unit
there are several items that you do:
• Provide a copy of the lease to the office with the
addendum
• Provide contact numbers for yourself and your ten
ant
• Provide a copy of the insurance documents from
your tenant
• Provide the rules and regulations to your tenant
and have them complete the registration form in
order to obtain decal(s) for their vehicle(s) as well
as completing a pet registration form if applicable
• Remember to send the $100 registration fee to the
office for processing
• Access to the clubhouse will be based on comply
ing with these rules
• Remember to advise your tenants that no vehicles
with commercial signage is allowed in Queens
Landing for overnight parking
BOARD OF DIRECTORS
Marc Bergsman
President
34A Queen Anne Way
marc@queenslanding.org
703-509-7575 (c)
Covenants, Insurance, and Legal
Committees Chair
Elizabeth Arias
Vice President
202-549-2882
Long-Range Planning Com. Chair &
Communications Committee Chair
Buena Silverman
Secretary
34J Queen Anne Way
scubadogie@aol.com
215-783-7824 (c)
Landscaping/Grounds
Committee Chair
Stanley Feinblum
Treasurer
46G Queen Anne Way
Stan@queenslanding.org
Budget/Finance Chair
— 16 —
Bob Bradford
240-375-6809
Maintenance/Restoration
Committee Co-Chair
Cindy Harden
45A Queen Neva Court
cindy@queenslanding.org
Documentations Committee Chair
Donna Landis
donna@queenslanding.org
410-643-8113
Bill Moseley
45H Queen Neva Court
bill@queenslanding.org
Maintenance/Restoration
Committee Co-Chair
Bruce Mulford
48B Queen Guinevere Way
bruce@queenslanding.org

2012 Newsletters - QueensLanding.org

Transcription

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