Q1 Villagio survey results

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Q1 Villagio survey results

Post  Admin on Mon Feb 22, 2010 11:31 pm

Here are the results from the Q1 survey. We will use this as a baseline to compare it quarter on quarter.

The scale was 1 - 4. "1" being the worst and "4" being the highest grade.

Communication from board -- 2.47
Upkeep of pools/spa's (A&B) -- 3.00
Upkeep of grounds (Petalon) -- 3.09
Pool house cleanliness (ATD) -- 2.74
Upkeep of grounds around pool (Petalon) -- 3.00
Quality of common hallway cleaning (ATD) -- 2.00
Frequency of common hallway cleaning -- 1.65
Quality of window washing (ATD) -- 1.88
Frequency of window washing -- 1.82
Communication from management company (Peachtree) -- 1.65
Response time from management company (Peachtree) -- 1.72
Overall satisfaction of management company (Peachtree) -- 1.77
Communication from the painting vendor (Ekim) -- 2.73
Quality of work by painting vendor (Ekim) -- 2.91
Overall satisfaction of painting vendor (Ekim) -- 2.77
Communication from the deck refinishing vendor (State Roofing) -- 2.88
Quality of work by deck refinishing vendor (State Roofing) -- 2.66
Overall satisfaction of deck refinishing vendor (State Roofing) -- 2.69

The board will discuss the results in the next meeting.


Last edited by Admin on Wed May 26, 2010 10:27 pm; edited 1 time in total

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Re: Q1 Villagio survey results

Post  Admin on Wed Feb 24, 2010 4:21 pm

So I posted the results as promised.

Obviously, some vendors are doing better then others.

We received a total of 102 comments. Which I think is great. The comments ranged from questions about window washing, to comments about keeping costs down to advice on getting rid of certain vendors.

I'll start to address some of the comments in this thread.

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Re: Q1 Villagio survey results

Post  Admin on Wed Feb 24, 2010 4:56 pm

The following comments are my own and do not reflect the opinions of the other board members. I just want to say that, in case someone feels I am completely off base.



For anyone who commented about not having their windows washed or not happy with the quality of the work. Please contact ATD directly a10tion2detail@hotmail.com they promised to take care of everyone.



moving on...in no particular order.



-- On the subject of getting rid of a certain vendor and there were numerous comments about this. All I can say is...we are looking into it. Cool

-- On the topic of parking...There were several comments around this. It seemed that the parking issue died down for a while but has recently caught my attention also. I'm going to develop a new parking policy and present it to the board in the next couple of months. I don't think we're doing a good job on parking and we need to figure out a comprehensive policy in terms of rules/guidelines, education and enforcement. This is one of those subjects that we will never make everyone happy but hopefully we can do better.

-- If you haven't received your payment coupon book, please contact Peachtree directly.

-- Courtyard washing: I do not believe we have a standard policy on when or how often the courtyards are power washed. I know we did them once while I was on the board but that was several years ago. Looking at the courtyards, I don't think all of them need to be washed at this time but others, especially the beige concrete ones do. I'll bring this up to the next board meeting.

-- Tree trimming: We do have a tree trimming plan in place and every year some trees are trimmed. I do believe that they missed some spots. I forgot to add this vendor to the survey list. I know many residents including me share the same belief about the trees with the sticky pods. I would like to get rid of them and replace them. It won't be cheap and the trees that will be planted will be small initially. So I'm sure some folks are going to have some issues with.

-- Common hallways: Several comments about completing the work (painting, carpets, cleaning). We are getting bids on painting and will begin to look at carpet choices soon. We're hoping we can get the air vents cleaned by the painting vendors so we don't have to pay another vendor to do the work.

-- Cost control/reserve fund: We always try to balance the work needed with the cost. Residents want better services or more services but don't want to pay more dues. One of the reasons we don't do window washing more than twice a year is cost. The same for carpet cleaning. That is why we don't power wash the courtyards every year. I can go on and on....

-- Security: This is a new one for us. Villagio has been very safe in the past with few if any issues. Lately, we've had packages stolen, mailboxes broken into and car accessories stolen. Aside from a neighborhood watch thing and asking the local PD to patrol more often. I'm not sure what to do. Setting up camera's doesn't seem practical and I'm not sure I like the idea of recording residents. Hiring a private security vendor is $$$. If anyone has some ideas please let us know but I will bring this up in the next meeting.

I'll continue this later tonight...


Last edited by Admin on Thu Feb 25, 2010 12:19 am; edited 1 time in total

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email failure ata10tion2detail@hotmail.com

Post  titobins on Thu Feb 25, 2010 12:12 am

I was unable to send an email to the id: ata10tion2detail@hotmail.com to request window washing. Anyone else having an issue? I copied and pasted, so am wondering what the problem is, unless the id is incorrect.

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Re: Q1 Villagio survey results

Post  Admin on Thu Feb 25, 2010 12:19 am

my mistake...it should be a10tion2detail@hotmail.com
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Re: Q1 Villagio survey results

Post  Admin on Thu Feb 25, 2010 3:40 am

OK, we continue....

-- Earthquake insurance: Currently Villagio does not have earthquake insurance. Why? Well, I'm going off of memory here but the cost is about $50K per year. That alone is not a deal breaker but the real problem is that there is a $500K deductible and and the policy max's out at $5M. So you must be wondering...what would it cost to fix Villagio if there was a major quake? Well, if we had a major quake that pretty much destroyed the complex the estimate is ~$52M to rebuild Villagio. So the $5M would not even begin to cover the costs. In our efforts to cut costs and not raise HOA fees any more than we have to, we gave up earthquake insurance. My guess is the cost per unit would be $15-$20 per month. Keep in mind we need to raise our reserves in the coming years and our costs usually go up every year so it adds up quickly. If owners have very strong opinions on this please let me know.

-- Someone stated that we should replace all the old light fixtures: Yes, we are getting quotes and comparing it to painting the old ones. A decision will be made in the coming months.

-- Cleaning windows more often/quarterly: Currently our plan is to wash the windows twice a year. I think one year we may have actually skipped cleaning them entirely. Cleaning them quarterly would be a substantial increase in costs. I'm not sure its worth it.

-- Lower HOA fees: The reality is that lowering HOA fees is nearly impossible and if we were able to do it, we would only be putting off a higher rate increase later on. Keeping them flat this past year was our goal. Keep in mind, we all pay HOA fees and none of us like it when we have to pay more.

Alright, I'm tired...I'll try to answer more comments tomorrow.

Cheers!
Tom


Last edited by Admin on Fri Feb 26, 2010 2:02 am; edited 2 times in total

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Re: Q1 Villagio survey results

Post  Carolyn on Thu Feb 25, 2010 10:55 pm

I want to thank Tom for all the work he has done here and also want to make some comments on the results.

1. Security: Even I have mentioned before at another post, maybe people think I am just joking, but I still think there might be a way if we can get volunteers out of our complex. And yes, people do have job during daytime but I also see some people walk their dogs, take a walk around this complex during the day. If volunteers are willing to walk around here to see any unusual things happened, I don't see why we can't give it a try.

2. Earthquake insurance: Our average HOA fees might be around $230 or $240. A few years ago, I know there's one complex in San Jose that had insurance coverage and their HOA fees was above $450 per unit at the time already. And if earthquake hits, it's very likely the insurance companies will go out of business before we make any claim. We all knew what happened to banks, AIG, and those Wall Street companies last year. Those businessmen will run away first before we get any money from them. I am not saying I don't care about this issue, but I really think we should focus on how we save our lives, what reaction we should have when earthquakes happen and be educated.

3. Lower HOA fees: Most of us like to pay less but have services provided as more as possible. I like it too. But, there's no such thing as a free lunch. Maybe because of my accounting background, every project to me is translated into a cost, a number we will need to spend. We probably don't want our complex financial turn to be like mini version of California budget crisis.

I know some results might be just the thoughts that we think it won't hurt to ask about. The above is my own opinion. I don't want to and don't mean to hurt anybody's feeling. oh...and I am not BOD, just a resident here. Smile

Carolyn at 470

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Re: Q1 Villagio survey results

Post  Admin on Fri Feb 26, 2010 3:23 am

Thanks for the comments Carolyn.

-- "Drivers following rules, speeding, stop sign": Not sure if everyone noticed but we finally have some new signs up. Children at play, caution, etc. It only took 6 or 7 months....thank you Peachtree (that's sarcasm). Sadly, the vendor put some of the signs parallel to the roadway instead of perpendicular so no one see's them. We'll get it taken care of, hopefully it won't take another 6 months.

-- "Pools and Spa's are the biggest Villagio asset, keep them pristine": Agreed! I think hiring A&B (new vendor) was a good decision. The board approved new plastering of the back spa and we will update the tiles at the same time. We discussed sprucing up the pool area with some new plants/pots. We need to revisit that.

-- "Stop Peachtree from harassing people": Umm...I'm not sure what to say. I don't think Peachtree harasses people. If it was up to them, no one would ever hear from them. I know we've sent letters to residents, usually about garages being used for storage of items instead of vehicles. Perhaps the tone of the letter can be tweaked but how else are we supposed to take any action.

-- "Traceable communication with Peachtree": Peachtree does create tickets for each service request. If it's an email asking for something that requires board review/approval we see the email during the meetings. Not sure if there's more to this comment...

-- "Social activities between owners": We've done a few over the years that I have been living here. The cost is minimal if volunteers manage it but we can't seem to get enough volunteers to help and attendance/interest hasn't been that great. We can try again...

-- "Adequate reserves": This is something we need to continue to focus on. The reserves are there so we can make the major improvements that will need to happen over time. We did the painting and resurfacing of the decks and that took a good chunk out of the reserve. We still have to finish some roof maintenance and common hallways. After that it will be mainly smaller ticket items for several years.

-- "Ask Peachtree to improve responsiveness and on time delivery of important messages": that's beating a dead horse at this point. I started this forum because of my frustration over the lack of communication. You'll hopefully see some improvements over time but I don't think Peachtree is the answer.

Alright...enough for tonight.

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Re: Q1 Villagio survey results

Post  H. on Wed Mar 31, 2010 3:50 pm

I didn't realize we didn't have earthquake insurance. The premiums and deductible are high and the max is low. But, in this area, it's not IF there's an earthquake. It's WHEN. It's unlikely that an earthquake would completely destroy Villagio, but highly likely that we will have one fairly soon (we're overdue!) and that it will do substantial damage.

So when that happens, do we have a plan for repairing the damage?

If we cannot absorb the cost, perhaps we should consider getting the coverage. I'm not in favor of spending money unnecessarily, but an extra $15-20 per month isn't much compared to losing our investments. Maybe we could cut down on something else. Like Peachtree. :-) Maybe we could do some things ourselves instead of paying people to do them.

Helen


Admin wrote:OK, we continue....

-- Earthquake insurance: Currently Villagio does not have earthquake insurance. Why? Well, I'm going off of memory here but the cost is about $50K per year. That alone is not a deal breaker but the real problem is that there is a $500K deductible and and the policy max's out at $5M. So you must be wondering...what would it cost to fix Villagio if there was a major quake? Well, if we had a major quake that pretty much destroyed the complex the estimate is ~$52M to rebuild Villagio. So the $5M would not even begin to cover the costs. In our efforts to cut costs and not raise HOA fees any more than we have to, we gave up earthquake insurance. My guess is the cost per unit would be $15-$20 per month. Keep in mind we need to raise our reserves in the coming years and our costs usually go up every year so it adds up quickly. If owners have very strong opinions on this please let me know.

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Re: Q1 Villagio survey results

Post  Admin on Wed Mar 31, 2010 8:27 pm

I must admit my opinion is starting to sway on this topic.

Our current plan is not a very good one. If it's a fairly minor quake, that does minimal damage and the government doesn't declare a national emergency (or whatever the classification is) we have some $$$ in reserve that could probably cover around $1M in repairs. The assumption is, if its a bigger quake, that does substantial damage. The government will declare it a emergency and provide some form of assistance. Either in low cost loans or guarantees for the reconstruction. It would probably mean instant emergency assessments added to the monthly HOA fees to cover these new loans.

We had our insurance agent attend the last HOA meeting and we drilled her with questions. I think a board members including me are starting to think we need to revisit this topic. The policy I mentioned, is still an option. I think it would cover us in a small to medium level earthquake. It obviously would not be enough if its a very strong earthquake.

The agent did mention that in order to protect the complex to the maximum, there could be 2 types of policies. One for the complex as described previously and the second is each owner would get their own policy in addition to the complex policy. That policy is about $700 per unit in addition to the 15-20 per month for the complex policy. This would give us the maximum in protection against an earthquake. The problem is that the HOA can't mandate that homeowners get a home earthquake policy. So some owners may get it, while others won't. It will only work if everyone gets it.

I took the action item to speak to the insurance agent again and provide a summary of the options and costs. I will present that to the board this month and then try to convince the agent to attend a home owners town hall meeting (perhaps in May) by the pool where everyone can ask questions and hear all the options.

I will also propose to the board that we create an official mail-in survey and ask whether Villagio should secure the complex policy, because of the financial impact.
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Re: Q1 Villagio survey results

Post  H. on Mon May 03, 2010 3:21 am

Admin wrote:We had our insurance agent attend the last HOA meeting and we drilled her with questions. I think a board members including me are starting to think we need to revisit this topic.

This is a complex issue, and it's frankly a bit over my head.

On the one hand, I like having insurance of various sorts, to *insure* that I am protected against a financial disaster and that I get my needs met.

But if the deductible and the premiums are sufficiently high, that insurance may not fulfill those expectations, the very reason I buy the insurance. So the experts tell me that some insurance (e.g., most extended warranties) is not a good buy.

I was reading your post, albeit a bit tardily, and I noticed that the expert you were consulting was the insurance agent, who sells insurance for a living.

Maybe we should be consulting with a financial expert as well as an insurance agent. The insurance agent can offer alternatives but really isn't in a position of telling us what we really need to know: Is earthquake insurance something we need?

From our point of view, we need to consider:
- When an earthquake happens, how much damage can we expect? Worst-case scenario, probable scenario, and everything in between.
- If we buy insurance, will it enable us to repair the damage? What will it cost in premiums and deductibles, and will it come through for us, or max out and leave us holding the bag?
- If we don't buy insurance, what can we do instead? How great would our reserves need to be, realistically? And what happens when we run out of money?

I don't know the answers to these questions and hardly even know how to articulate them. But I do think it would be good to consult someone who will not benefit from whatever we decide.

Helen

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Re: Q1 Villagio survey results

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