Holiday Decorations and Home Owner's Associations

'Tis the season right? The season for braving the cold weather and putting up those holiday decorations!

It is great to see families take pride in their holiday lights, and neighbors in friendly competition to out-do each other. But it is important this time of year to follow a couple tips when decorating, for safety, and also for the sake of the community.

First, before you get those strands of light ready, review your HOA policies. Some neighborhoods have rules on how early you can decorate, as well as how long the lights can stay up. Generally, these rules are reasonable and are meant to discourage people from putting up lights on Labor day and leaving them up through Valentine's day. However, it is good to know what the date ranges are, so that you don't incur a notice or a fine.

Some neighborhoods also try to coordinate "like" decorating - for aesthetic reasons, or to compete with other neighborhoods in the area. So before you put up your multi-color twinkly lights and hugh blow-up snow-globe, make sure your neighbors haven't decided that this is the "cool-blue" year.

Lastly, remember safety! There are plenty of new products on the market that make putting up lights safer than in the old days of climbing on the roof with a bunch of nails! Take advantage of the special clips and the extension pole when possible, and always put up lights with a partner. It will do no good to be in a leg cast over the holidays, but if something does happen, you will want someone to be able to help. Also, use special out-door lights, and don't over-load your electrical outlets. House fires are all too common during the holidays, so be careful, be smart, and light up your house... like.... a Christmas tree!

Property Manager - Charlotte - Kuester Property Manager

Home Owner's Associations

I was sitting in a coffee shop the other day, and started talking to the guy sitting in the seat next to me. He was a nice guy, worked for a local auto repair shop as the manager and through the course of the conversation, we realized that we lived in the same neighborhood.

He announced he was planning on leaving the neighborhood as soon as he could sell his home - told me he was so frustrated with the neighborhood association that it made him want to move into an area without an HOA.

Now, I did not tell him what I did - that I work for a property management company that handles HOAs.... (although ironically, not the one in our neighborhood). But I did ask him a few questions, because I was curious. Personally, I have never felt the HOA was particularly heavy-handed or unfair, and professionally I know that all HOAs are made up of the residents of a neighborhood, and all rules, policies, meetings and events that an HOA oversees can be changed with a vote--a vote of the neighbors!

So I asked him if he had ever been to an HOA meeting... NO. I asked him if he ever volunteered for a committee...NO. I asked him what specifically he did not like, and he told me it was the policy on what you could and could not build on the property. Specifically, he wanted to put a 2-story out-building/second garage on his back yard.

And I smiled. I live in his neighborhood and I would not want someone to build a second garage in their yard! Our properties average a quarter acre at best, and the amount of space that would take up would be huge. It would, in fact be an eye-sore, may even bring the property values around that house down.

We might all love extra space for our tools and our cars. We might all love to have a "guest bedroom" built. But in this particular case, it was not appropriate for the neighborhood and the covenants for our HOA were actually protecting us from everyone building over-sized sheds, or extra buildings on a small property.

This gentlemen and I won't agree, and he also won't join the architectural review committee either and volunteer his time to make a change he is interested in, or take the initiative to find out why his dream of a second garage is something that just doesn't fit into the neighborhood standards.

I am sure that he would not like it if his next-door neighbor painted their home barbie-pink and decided to put a moat in either!

HOAs are a good thing. But they are not for everyone. If you are a free spirit who likes to have full control over your property, and doesn't feel that you should be concerned with the "bigger picture" of how that affects the neighbors around you, there are plenty of homes and properties available. If you want the security and camaraderie, amenities and continuity that a neighborhood offers, than an HOA may be for you.

And remember... if you can and if you care, get involved! HOAs do not run on their own.

Kuester Property Manager

Charlotte, NC

Congratulations Kuester Managers of Distinction

The 2010 North Carolina Chapter CAI Event recognizes Kuester Managers for there hard work and dedication to the industry.

Holly Biddle, CMCA, onsite manager for Moss Creek Village Homeowners Association and Townhomes receives "Rookie Manager of the Year". Holly has accomplished several major projects for Moss Creek, one of which was deeding over a mile of common areas to the Concord Greenway Project.

Nickki Couick, CMCA, AMS, receives a Gold Star for chairing the 2010 Fall Resource Guide Committee. Nickki was responsible for assembling the 2010 Fall Conference Resource Guide which consisted of presentations from speakers, listing of volunteers and sponsors of the event.

Why Join an HOA?

More and more home buyers in the Carolinas are choosing to live in HOA communities. Why? Well, first of all, more new homes are being built in neighborhoods -- and neighborhoods generally have a builder who sets up the HOA as the homes are being completed. It makes sense that houses and families in close proximity would need to have a set of rules to follow for the overall happiness and continuity.

..And that is generally the point. People who live in the close proximity of neighborhoods like to have a set of rules that they know that their neighbors are following. Not everyone would be keen on their neighbors building a shed in there front yard. Not everyone would appreciate the artistic flair of painting a home in giant polka-dots. HOAs set the ground rules and policies that the everyone has to follow.

HOAs provide the structure through the CC&Rs -- and when you are looking to buy a home, it is your responsibility to know what the Covenants, Conditions and Restrictions are --and if they are something that you wish to live within.

For so many the answer has been "yes" because this kind of "rule of law" helps us all be good neighbors, and give us recourse when someone is not.

Charlotte Property Manager.

Green Ideas Your HOA Will Love

Your HOA may not like it if you put a compost pile in your front yard, or let your lawn go "au natural," but there are some things that you can do to be energy efficient and environmentally friendly that won't get you a fine from the HOA!


You can:

Buy Energy Star appliances - these are not the end-all and be-all of the environmental movement, but they are a good start.

Plant HOA approved trees and plants - Planting trees will help replace oxygen and remove CO2. The more you can plant, the better your gift back to the environment.

Use Low Volitile Organic Compound Paints (VOC) - VOC paints are non-toxic and will not pollute your indoor air.

Use LEED-Certified Building Materials - LEED Certifications come in different levels, but it all comes down to how environmentally responsible the materials are. If you are building a home, or addition, think about using a LEED certified builder and LEED certified materials.

Use Mult-Zone HVACs - Buy an HVAC system that is designed to distribute air to different parts of your home and pre-programmed times to keep the parts of the homes at different temperatures depending on usage. The initial cost will be more, but the savings can more than make up for it... and it is better for the environment!

Replace incandescent lights with compact fluorescent or LED bulbs - The bulbs are becoming the norm, but you can still buy the old kind... When given the choice, take the greener compact or LED route.

Make sure that recycling bins are put in common areas with the garbage - By simply giving neighbors the option to recycle, most will!

Start a Green Committee - Join forces with your neighbors to help educate each other on green-options, innovative ways to be environmentally conscious and provide assistance to the HOA in making better decisions.

Before You Join an HOA Community

A Homeowner Association (HOA) is a legal entity created to manage and maintain the common areas of a community. Generally these"common areas" consist of things like pools, clubhouses, landscaping, parks, streets and roads, but a HOA also governs the CC&Rs, the Declaration of Covenants, Conditions & Restrictions, or set of rules that are typically set up by the developer and updated/changed by the Board of Directors. The CC&Rs are what determines if it is ok for you to leave your garbage can out for more than a day or if you are allowed to leave a car up on blocks in your front yard, or if your neighbors will have recourse if you choose to paint your shutters purple when theirs (and the rest of the neighborhood's) are black.

The HOA will enforce these CC&Rs in the way that is approved by the Board of Directors, often with the assistance of a property management company. These polices are developed to protect the neighborhood, the value of the homes and the quality of life for the residents. However, these policies can be changed if the majority of the voting neighbors would like them to be. So before you buy a home in an HOA, here are some things to consider:


1) You should thoroughly read and examine the CC&Rs that govern the community and make sure you can live with and abide by them. If the regulations state that you cannot have goats on your property, and you are a goat owner... this may be a sticky point! But if you think that 24 hours is plenty of time to leave out your recycling bin and you feel that is a fine policy and want your neighbors to abide by the same....an HOA may be perfect for you.

2) You are perfectly reasonable to ask for a copy of the financial statements of the HOA and have a person such as a lawyer or accountant examine them to make sure there is nothing irregular. Checking to see if the HOA runs its business in a responsible manner will help you determine if the neighborhood will have enough cash on hand to make upgrades and repairs to roads or other common areas such as the pool.

3) Find out what the monthly dues are and make sure you can afford them. Dues can be reasonable... or not depending on where you live, what the HOA does and your tolerance for the price-tag. But not paying them could put you in some serious hot water and potentially get you sued.

4) Find out if the HOA has a strategy for replacing of major items such as heating, cooling, roads, buildings and roofs and how the reserve requirements are funded. (i.e. has money been saved, or would the neighbors each be required to pay an additional amount should the basketball court need to be re-surfaced.)

5) Find out if there is any litigation pending against the HOA. This could be a red flag in a couple of different ways, and certainly something you should know before you sign your contract.

6) Ask about when the last time dues were raised, and how often this happens. For obvious reasons you want to know how much you may be expected to fork over!

An HOA community may be a great fit for you and your family and more an more Carolinians are making this choice. But be educated before entering into any contract, especially one concerning where you live and what you can do with your property.

Property Manager
Kuester Property Management

HOA Rules and Regulations

Rules are meant to protect people and property, and HOA rules are the same way. While some people may be offended by the notion that they have to request permission to build a swing set, or put up a fence in their own back yard, there is always a good reason--or at least a good intention when an HOA set the rule.

If you do not want to live in a community that has restrictions on the size of shed you can put up, or how long your grass can get in between mowings, than perhaps living in an HOA community is not for you. But if you see the value in a neighborhood which abides by the same guidelines in order to protect the property values and the residents, then an HOA-neighborhood may be a great fit

If you are new to living in a homeowner's association regulated area and do not read the CCRs, it may be a bit of a shock to you the first time you are given a warning letter about a minor violation such as leaving your garbage can outside for several days after garbage day. But rest assured the committee member who noted the violation and the property management company that sent the letter to you are not "out to get you." No one likes to be the bearer of bad news--and if the issue is minor and a first-time problem, they will likely wave any fee if you take care of the issue quickly.

It is an adjustment if you have never had to follow the policies of an HOA, but in the end they rules are meant for you. After all, if there weren't a rule about keeping a rusted-out car in one's front yard, there would be little recourse for you if your next-door neighbor were to choose a '79 Buick as a lawn decoration!

Also, you should remember, if you feel that a policy of the HOA, or neighborhood covenant is unfair or ill conceived, you have the ability to have it put up for a vote if you are an active committee member. The HOA is there for you -- so participate and enjoy the benefits of having a community interested in protecting you, your family, and your home.

New Law Affects HOAs

The NC General Assembly passed House Bill 806, October 1, 2009 requires increased Home Owner Association responsibility. What this means to you:

This new law requires that the homeowners associations make reasonable and diligent effort to locate and notify a lot owner prior to filing a claim of lien for assessments, as well as written notice including a statement of the assessment amount due sent by first-class mail to the owner. These must be sent to the owner's address of record with the Association, (and if different), the physical address of the property, the address for the owner shown on the county tax records, the address for the owner shown on the county real property records for the lot or unit, and, if the owner is a corporation, the address of the registered agent listed with the Secretary of State.

The new law also states that the lien paperwork from the attorney's office must be sent by certified mail, and the attorney's office must also provide proof that it made a reasonable effort to contact the homeowner, and an affidavit affirming this fact.

The first page of the lien must also include this verbiage:
THIS DOCUMENT CONSTITUTES A LIEN AGAINST YOUR PROPERTY, AND IF THE LIEN IS NOT PAID, THE HOMEOWNERS ASSOCIATION MAY PROCEED WITH FORECLOSURE AGAINST YOUR PROPERTY IN LIKE MANNER AS A MORTGAGE UNDER NORTH CAROLINA LAW.

This new HOA law means that governing the collections and filing of liens by homeowner associations will become more complicated and labor intensive from now on. HOAs will be required to take additional steps before and during the collection process in order to file claims of lien properly and to collect on them through the foreclosure process.

As a result, homeowner associations should review and update their collection policies and procedures, including routine updating of owner information, to ensure that they can navigate effectively through the new statutory framework.

If you are on the board of an HOA in NC, you should work with your property management company to ensure that these new proceedures are being followed.

CC&R’s: Covenants, Codes and Restrictions.

You shop around, look at several properties (old and new) and you finally decide on a brand new home in Charlotte. You decide to buy a home in a great new subdivision, and you discover that you to do so, you are now part of a homeowners' association. Homeowner’s associations (HOA) have great pluses, and some small drawbacks. One of the drawbacks, is that homeowners' associations exercise a lot of control over how you use your property, (which is also a positive for HOAs!) The transfer deeds to houses in new developments almost always include limitations on how the property can be used. Usually these limitations -- called covenants, conditions, and restrictions (CC&Rs) – place a majority of the power in the HOA.

With every homeowner's association, you have a different method of operations. Some HOAs will prove to be more iron-fisted others will be more relaxed. Much depends on the officers, (and so if you have issues with any of the CCRs, your best course of action is to participate in the HOA). There is a big range, and you will find one that works for you. Regardless of how strict the association is, you will find that most HOAs are operating only to increase and protect the home values of their members.

Before you buy that home – check out those CC&Rs. Read the CC&Rs very, very VERY carefully before plunking down any cash. If you have questions or concerns, ask questions and get legal advice. It might sound a bit scary, but you are protecting yourself. And remember, you should be confident that the CC&Rs enhance and not neuter your lifestyle. CC&Rs traditionally can (but not limited too) restrict :

1) Color you paint your house.

2) The color of the curtains or blinds visible from the street

3) Front yard landscaping

4) Where you can hang laundry, or if you can hang it.

5) Prohibit certain vehicles being parked in the driveway or street

6) Garages facing the street need to be kept neat

While to some, that may sound controlling, generally HOAs work hard to keep their membership happy.

If during your residence you discover that you need to make a change in your property, - and it is one that is restricted by the HOA – you do have a final recourse.Waivers to HOA rules are tough to obtain, but they are not impossible. The process is different from association to association, so do some checking before you buy your property. If you want to make a structural change, like building a fence or swimming pool, or adding an addition, you'll probably need formal permission from the association. But, here is a general and speculative idea of what you might have to do:

1) Submit an application for a variance. A written application.

2) Get your neighbors' permission – both/ all your neighbors. The more people on your street behind you, the better.

3) Be prepared for a formal hearing. You may also need to go up in front of you zoning board too.

We have written at length before about HOAs. WE cannot stress enough how important they are to some communities. They are not designed to be bad guys, they are there to be of assistance to home owners. Find one that you fit into, and it might be one of the best relationships of your life!

Property Manager

www.kuester.com

The Kuester Companies, a leader in all forms of HOA management in North Carolina and South Carolina was established to be involved in the management of Homeowner’s Association properties, to include mixed-use developments, town homes, and residential communities. This branch of the company fills a unique niche in the Real Estate market because we have established a proud history of providing management services in Charlotte and surrounding markets. Those throughout the North Carolina homeowners association management community know and recognize Kuester as a leader in the Charlotte HOA, Columbia HOA and Charleston HOA management arenas.

How HOAs Can Increase Property Value

We have talked about this before... but we get questions all the time about Homeowner Associations. While well-run associations will increase the value of homes in the neighborhood, hey are not for everyone. If you are the kind of person who cannot commit to participate in some way, or needs to be able to keep your pet goat in your back-yard, an HOA neighborhood may not be a good fit. As with and homeowner decision, HOAs decisions should be a strongly weighed and carefully considered.

Becoming a homeowner can be almost as stressful and taxing as becoming a parent. On a daily weekly, and monthly basis you are confronted with a series of questions and problems that have to be overcome. All this, while struggling to keep your neighbors happy and your property value up. Many homeowners find some comfort in working with other homeowners to make decision and effect changes. Homeowners Associations (HOAs) can not only offer you a spirit of solidarity, but they also have been proven to help increase your property values.

HOAs exist to "protect and enhance" a person’s property value. A HOA serves as a way to keep everyone in your little kingdom on the same page. You won’t have to worry about any adjoining homes becoming run down or uncared for... Members of the HOA keep the paint from fading, will ensure the grass is constantly cut, and that your streets are free of garbage and trash. All the rules in the HOA are spelled out for you when you purchase, so if you don’t like the regulations – you don’t have to buy. But once you join, you are expected to carry your weight! In today's market, HOA's may be of greater importance because they, if well managed, can enforce maintenance standards. With more and more homes going to rental, this can be important as one can often tell a rental by the lack of upkeep--and this affects all homes in the neighborhood! 


HOAs can also create conformity in your neighborhood. This is especially important if you live any type of subdivision. Typically, subdivisions are called planned unit developments, or PUDs and are built with a limited amount of architectural plans from which to choose. This creates a uniform look for the development – and it’s a tradition in modern American communities. An HOA can make sure that this uniformity is preserved after the developers and real estate agents have left town. We all applaud individuality, and every homeowner should have the right to express themselves in their property. A HOA will serve as a moderating force within a community, making sure no tension is built do to an extremely creative family getting a bit unleashed with their home’s exterior look.

Now before you dive into an HOA, consider that there are minuses as well. Check out the HOA’s covenant (their rules and regulations), talk to the neighbors, and give yourself some time to decide if it is a good fit for you.


Property Manager

Kuester Companies

Are HOA Neighborhoods Worth It?

Dear Property Manager:

IT Seems like suburbs in many parts of the country, including the Charlotte suburbs are full of developments with HOAs. What are the benefits and pitfalls of living in HOA development communities vs. just buying a house in a "regular" neighborhood?

Is it getting harder to find "regular" non HOA neighborhoods to live in in the suburbs of Charlotte? What is the appeal?

Ken - Fort Mill

Dear Ken:

It is possible to find houses not in a regulated HOA community in and around Charlotte, and you may find that they are less expensive than similar HOA homes, however there are pitfalls.

When a person moves into an HOA neighborhood they agree to the covenants of the neighborhood. They agree not to have more than say 5 animals in the home, or not to have a horse in the back-yard, or not to paint their front door purple. The rules of each neighborhood differ but they are designed to protect the homeowner, the value of the property and the neighborhood.

As a homeowner in an HOA neighborhood, you are given the opportunity to vote for changes in the rules and regulations, as well as participate on the committees that determine how much of the budget goes to things like common area maintenance or special projects, and what the covenants are. But majority rules, and you have to live with what the majority votes for--that is what you agree to when you move into the neighborhood.

The benefit to an HOA is that things are kept at a known norm. If the neighbor puts up a 12 foot fence all around his property, he will be fined and made to remove it. If he parks 3 rusted out Buicks in the back-yard he will be asked to move them, fined if he doesn't and potentially sued by the HOA if there is further non-compliance.

The down-side for you is if you are the kind of person who doesn't think they need any one's permission before digging a moat around their home, you will be the one who suffers the consequences with the Property Management company and the HOA. But for the most part, an HOA is a good thing, for most people they make sense, and that is why they are worth it, and that is why HOA neighborhoods are so popular!

I hope this answers your question!

Property Manager
Kuester Companies
HOA Property Management Company

What does an HOA cost?

Dear Property Manager:

I was recently elected to our HOA board and we are considering changing property management companies. Can you tell us what the average cost per resident is for HOAs? And besides the basic services, what can an property management company do? Can we include these in our request for proposal?

Kim T. HOA President

Dear Kim

I cannot give you an "average" cost per resident since the cost of HOA management service is directly related to the scope of the work the management company does...and this can vary. You and your board need to develop a scope of work and request proposals from at least three qualified management companies in the Charlotte area. Make sure that your prospects specialize in HOA management, and will offer references. But make sure to provide them each with the same list of "wants and needs." Some companies, (such as Kuester) now offer online applications for the residents to track their HOA dues status and other neighborhood information. This is a great option and should be something your candidates offer.

As for the "what" and HOA can offer, here is a link to the HOA services that Kuester provides. This should give you a good idea of what you can expect and what you can request when you fill out your RFP.

Best of luck and please contact me if you have any additional questions about HOAs!

Property Manager
www.kuester.com

What do HOA Fees Cover?

Dear Property Manager:

My wife and are about to buy a home in Fort Mill, SC. We are choosing between 2 we really like and the both have homeowner's associations. We are first-time homebuyers and we aren't really sure what the HOA fees generally cover. The two neighborhoods are similar, but the HOA fees are different. What do HOA fees cover and why could they be so different in the same town?

Mark K.
Fort Mill, SC

Dear Mark:

Congratulations on your upcoming home purchase! HOA fees generally pay for the common area routine yard maintenance, irrigation, ponds, security, street lighting, and the amenities maintenance (club houses, pools, tennis courts, walking trails, etc.), and neighborhood events.

Homeowners Associations are tasked with making sure HOA fees are being used properly for both routine and non-routine upkeep of the neighborhood. Routine maintenance may include lawn mowing and basic landscaping in the summer, and salting roads on icy winter days. And the non-routine things like if large trees need to be trimmed, the pool needs a repair, the HOA fees may be used to hire contractors.

If you are comparing two similar neighborhoods in the same town, but they have different HOA fees, then perhaps there is a 1 time up-front fee when you buy your home, larger fines, or maybe the amenities are different (i.e. one may have a small outside pool, and the other may have both an indoor and outdoor pool.).

The best thing to do is to get both HOA agreements are read them side by side and if you are still having trouble understanding the cost discrepancy, check with your Realtor and/or real estate attorney. They are both expert in home-buying and will be able to see if the costs make sense.

Property Manager
www.kuester.com

Charlotte HOA Dog Stations

Dear Property Manager:

I was recently visiting a friend of mine south of Charlotte and I noticed that they have strategically placed "dog stations" throughout their neighborhood's common areas.

I am the president of our HOA and we have been considering a change in maintenance companies. It may seem like a minor thing, but having these is a nice touch for the residents with AND without dogs. I see this as just one of the things that shows an HOA cares and is paying attemtion, and I want our HOA property managemeny company to not only think of these kinds of things and bring them to us to make a decision on, but also to have readily available.

Can you tell me if you offer these "dog stations" and what other "value-added services" you might have for HOAs that you maintain.

Frank - Charlotte.

Dear Frank:

In addition to offering the best in propery management and HOA management services, Kuester does offer a variety of "value-added' professional services including:

-->Coordinating and supervising vendors on large projects
-->Providing clients with a reliable resource for all maintenance needs
-->Performing property inspections to gather preventative maintenance items
-->Tailoring a routine maintenance checklist to fit each community
-->Twenty four hour emergency service
-->Supervising capital reserve projects
-->Ensuring all maintenance repairs are completed with 100% client satisfaction


Kuester Maintenance services, LLC specializes in the following services but not limited to:

-->Siding / Fencing
-->Gutter service
-->Masonry
-->Roofing / Flashing
-->Lighting
-->Plumbing
-->Tree removal
-->Pressure washing
-->Sign installation
-->Painting
-->Drywall repair
-->Locksmith
-->Janitorial
-->HVAC
-->Fido stations
-->Appliances
-->Carpentry
-->Windows / Doors

So as you can see we not only offer those "Dog Stations," we also have a long list of other services. Please give us a call ( 704.973.9019) if you are seriously considering and HOA management company move, we would be happy to talk to you.


Kuester: HOA / Property Management
Kuester is the recognized leader in Charlotte HOA management, Charlotte property management and greater North Carolina Property Management.

How an HOA Increases Home Values

Dear Property Manager:

I have always steered clear of neighborhoods that had homeowner's associations. I wanted to maintain my yard when and how I wanted and if I liked purple shutters, I felt it was my right to have purple shutters! But today my lovely wife said something that finally made me stop and think... she said "Did you know that HOAs increase a home's value?"

Now this is talking my language... and I finally am open to the idea of an HOA neighborhood. Could you tell me if my wife is correct in her statement? I guess in a lot of ways it makes sense and I feel a little silly for dragging my feet all these years! (But don't tell her I am willing to admit that!)

Morgan J.
Charlotte, NC

Dear Morgan.

According to the Community Associations Institute (CAI.org), 57 million Americans live in HOA communities. And, 78% of them believe that their HOA "protect and enhance" their property value. (Only 1 in 100 believed their association hurt property value, so the other 21 are either apathetic or undecided!)

Here are three key ways Homeowners Associations (HOAs) do increase property value:

1. Neighborhood Appearance: It is important to many that all homes and homeowners in a neighborhood follow a certain set of rules regarding how the houses look. Grass cut regularly, fences only in the back yards...no strange paint colors, etc.. Have you ever seen a neighborhood where cars are parked on the lawn all the time, and the garage is falling over--an HOA protects against this.

2. Neighborhood Uniformity: Most homes in a subdivision with an HOA look similar.This creates a uniform look for the development. Uniformity--and personalized variations on continuity make the homes more attractive to potential buyers.

3. Protect Resale Value: Because homeowner's associations force homeowners to maintain their property - such as repair broken fences, keep up lawns, etc., when it's time to sell, the house will likely be in better shape and need less repairs.

The reason HOAs exist is to protect the property value for all residents--that is their purpose--not to be a nuisance or "big brother". There may be some inconveniences along the way, but ultimately they are a benefit to all residents living in a neighborhood.

Property Manager
http://www.kuester.com/

Property Management Business

Dear Property Manager,

I have been the property manager for my own small commercial property that I own in Raleigh, NC and I am considering growing my business to include other properties. I really enjoy this work and would like to take on several more clients, but I am not sure how to go about getting more properties to manage. What are the sources for clients for a Property Management company? How do I go about approaching them?

Patrick K.
Raleigh, NC

Patrick:

It is of course, easiest to manage properties that you own yourself, but if you are looking to grow your property management business you can look at several sources for potential clients.

HOA's - A community or homeowner association may have properties that are rented on a long term or short term basis, and they would be a good client for you. Look at the developments in your area and see if they currently have a contract with a property management company.

Condominium associations - Large condominium complexes may hire in-house management staff, but the smaller complexes are likely to hire an outside property management company. Talk to the condo builder about utilizing your services.

Vacation Properties - Rental properties in vacation and resort areas, are often managed by a property management company. Call on the property owners to discuss the benefits of hiring a manager to handle the rentals, maintenance and security.

You can take your business in a couple different directions, or handle all of these types of property management. Remember that No matter which of these specialties a real estate property management company may pursue, there is a growing market for efficient and knowledgeable property management professionals. Yet it takes experience and dedication to be a good property management company.

Best of luck to you as your pursue this career.

Property Manager
www.kuester.com

HOA & Property Management in the Carolinas

Kuester offers a portfolio of comprehensive services from which you can choose. We recognize that one shoe does not fit all associations, so your organization selects the services that would most benefit your association. All of our managers are professionals with a minimum CMCA certification. We also offer 24-hour emergency on-call service, a professional team of experts supporting your Association Manager, web portal services and so much more!

Here is a snapshot of some the specific HOA services you can select:

Administrative – We’ll organize meetings for and assist the Board of Directors, help to develop policies and procedures, keep all records of the affairs for the Association, maintain registers of the owners, Officers and Directors, etc.

Financial Services – We’ll maintain bank accounts, send notifications to owners of delinquencies and handle subsequent collection actions as necessary, furnish monthly and year-end reports, etc.

Physical Property Services – We’ll negotiate contracts for service, coordinate property maintenance, etc.

Architectural Review Services – We’ll do regular inspections of the property and maintain records on deed restriction violations, and we’ll establish, coordinate and provide the administrative and secretarial functions of the Architectural Review Committee, etc.

We also offer a host of additional support services that many of our clients find invaluable. We would be happy to meet with you and your board to assess what services would be most beneficial, and tailor a plan to meet your association’s need. Please call us at 704.973.9016.

Check out our website for more informationa and contact info for your area.

We are your choice for the following:

IN NORTH CAROLINA

Property Management - Charlotte, NC

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IN SOUTH CAROLINA

Myrtle Beach Property Management (Myrtle Beach, SC)

Charleston Property Management (Charleston, SC)

**We also offer North and South Carolina HOA Management

Homeowners Association (HOA) Management

Dear Property Manager:

I have been involved in my homeowner's association in Charlotte for the last 5 years and I have enjoyed working with Kuester (our HOA management company) on many of the issues that have arisen over that time.

I have been impressed with how the Kuester team has interfaced with the residents, and gotten things done along the way--so much so that I am interested in learning more about HOA management and perhaps making this my next career move. 

Can you recommend any books or resources that may be a good place to start as I look at HOA management? Any ideas you have would be very beneficial.

Heidi K - Charlotte

Dear Heidi:

If you’re involved in any facet of Homeowner AssociationManagement, a great resource for you to know about is theCommunity Associations Institute Bookstore . Community Associations Press publishes the largest collection of books and guides on community associations available covering a wide range of topics not found in traditional bookstores.

Some of their top sellers include:

· Community Association Leadership: A Guide for Volunteers

· Reserve Funds: How & Why Community Associations Invest Assets,

· Be Reasonable! How Community Associations Can Enforce Rules Without Antagonizing Residents, Going to Court or Starting World War III

· The A-B-C's of Parliamentary Procedure.

· Conducting Meetings: A Guide to Running Productive Community Association Board Meetings

Topics covered in their selections are Disaster Management, Environmental Issues, Finance, Legal Resources, Maintenance, Professional Development, Research & Statistics, Resources for Board Members, and many more subjects critical to managing Homeowner Associations. 

Those planning to take the CMCA exam can also order a study kit with the six books of essential readings suggested to pass the exam.

Most items on the website are available for purchase to both Community Associations Institute Members and Non-members, but if you choose to become a CAI member, you’ll be eligible for significant Member discounts on books as well as all of the benefits and resources available to CAI Members.

Best of luck and enjoy the reading,

Charlotte Property Manager

Kuester.com

Requirements for HOA Property Managers

Dear Property Manager,

Our neighborhood in Charlotte is in the market for a new homeowners property management company. Can you tell me what is mandatory for HOA organizations and what kind of experience and certification do your HOA property managers have?

Jasmine K.

Dear Jasmine:

All HOA managers are required to have at a minimum their CMCA (Certified Manager in Community Associations) Certification. However, two-thirds of the Kuester HOA Management team also have an AMS (Association Management Specialist) Certification. All Managers are required to continue their education through training seminars and encouraged to receive additional certifications. The Kuester Managers have 2 to 10 years experience in the Homeowner Association industry.

If you think that Kuester may be a good fit for your community, we would be happy to talk with you. Please give us a contact at 803.802.0004.

Property Manager
Kuester Property Manager

Rationale for Pro HOA Management

Dear Kuester.com

I was elected President of our Homeowner’s Association two years ago. I’ve enjoyed the role and learned a lot, but I find that the day-to-day management is very time-intensive. I’ve just accepted a new job and will no longer be able to be as active, but I find no one else wants to take over the responsibilities I’ve handled. I have decided to recommend that we hire a professional company to handle the management of our association.

Could you please outline how the advantages of using an association management firm can be balanced against the fees?

Thank you!

Reginald M. – Raleigh, N.C.


Dear Reginald –

You are smart to think of turning the management of your Homeowner’s Association over to a company that specializes in the field. Certainly it will save you time, but more importantly, there are many areas in which a company specializing in this service can save your group money and safeguard the investments of your members.

It is important to share with your members that they are always in control and are the ones to decide what the management firm handles and how it is done. The role of the HOA Management firm is to serve, not to rule.

When you look for a company that handles professional Association Management, be sure that the organization:

--> Has the ability to help identify, assess and prioritize maintenance needs and get quotes from contractors that provide the best service at cost-effective pricing
--> Will act as conciliators and mediators when differences arise among members
--> Stays on top of the laws and regulations that may positively or negatively impact your association
-->Facilitates communication within the group
-->Oversees construction, renovation and improvement projects for the association
--> Provides financial services and asset management for the Association
-->Is large enough to have a support network available at the association’s disposal for any need that may arise

We at Kuester provide all of these services and more, including 24/7 access to your association’s online account information. We would be happy to make an appointment to discuss your Homeowner Association’s needs and tailor our services to meet them.

For more on this topic, see “How to Choose a Property Manager.”

Best regards,
Property Manager
Kuester Property Management