First of all, thank you to all who attended Thursday’s regular meeting of the HOA Board of Directors via Zoom. We saw great attendance and lively participation with homeowners offering solid ideas that will benefit the entire community.
CC&Rs voting begins
After months of careful review and feedback-driven revisions, the Board announced at the February board meeting it is formally presenting the Third Amended and Restated CC&Rs for a community vote. It’s the final piece in the process that began last year to update the Incline Pines governing documents. A 2/3 majority (27 unit owners) vote is required for adoption.
Short-term rental platforms advertising prohibition?
A couple of homeowners expressed concern that language in the original draft prohibiting listing of rental properties on short-term rental platforms, i.e. Airbnb, Vrbo, etc. has been removed from the final version. The point was brought up that both Airbnb and Vrbo offer long-term rental listings in addition to short-term options and it’s impractical to identify specific rental platforms in a recorded document that could survive for a decade or longer.
In response to the above concerns the Board added language to the CC&Rs that prohibits listing units for rent on short-term rental platforms, but does not identify them specifically by name.
It should be pointed out the final version of the CC&Rs provides additional protections against short-term rentals that did not appear in the original draft:
- Limit on occupancy (two adults per bedroom)
- Limit on tenant parking (two assigned parking spaces only)
- Tenants’ names must appear on lease agreement provided to IPM
- Unresponsive landlords can be required to hire professionally property manager
Misc. provisions
One homeowner objected to language in the CC&Rs that would seemingly prohibit him from parking a large van near his unit. Response: Although the document prohibits RVs, trailers and “camper vans” it specifically allows non-commercial passenger vans with a capacity of no more than ten people.
The final document more specifically defines a Unit’s Limited Common Elements to clarify the area available for owner improvements and clearly establish maintenance responsibility.
Unchanged from the original draft is a provision, established in Nevada state law, that would allow the HOA to fund its reserve account for maintenance and repairs with a loan from a commercial lender following a majority vote by homeowners. To be clear: There is currently no discussion about taking out an HOA loan– but the option remains available to us.
The Board understands no document can please everybody, but we’ve taken great care to craft CC&Rs that are fair and equitable to all homeowners.
CC&Rs official online ballot
Watch for a link to an electronic ballot from IPM next week. The deadline to cast your vote is March 13 but we hope to have 27 “aye” votes well before then so we can record the document in Reno and get back to regular business.
If you want to see our Feb. 2022 draft CC&Rs with strikeouts and highlight additions, you’ll find the document here along with notes on the major changes.
Other Board business – lighting
The HOA continues to explore options to replace the existing lantern-style lamp post lights. The Board is trying to balance multiple elements, at least two of which are at odds with one another:
- Safety (bright)
- Appearance (not too bright)
- Durability
- Cost
The above photo shows one style of light fixture being considered– a robust zinc-and-glass lamp post light manufactured in New York and costing about $30 each. The two installed light bulbs appear unsuitable for our application; the one of the left is 2700K (warm white) which seems to be too yellow, the one on the right is 5000K (daylight) which seems to be too blue and harsh.
By experimenting with different bulb colors and intensity (with help from our volunteer “beta testers”) along with minor modifications to the fixtures, the Board hopes to find a solution that directs a pleasing and safe light on the pathways while minimizing horizontal spill.
Accounting and reserve study
One of the hardest things for an HOA to do is budget for future expenses in an uncertain environment. This non-operational money is kept in a reserve account and the state of Nevada requires homeowners associations to commission a study every five years to make sure the reserves are adequate to meet anticipated costs.
The Incline Pines HOA reserve studies in recent years have come from a Fallon, NV consultant using industry tables to estimate the remaining useful life of our community components; i.e. roofs, paint, walkways, lighting, road repair, etc.
The Board has chosen to retain a Sacramento-based reserve study group that will actually send a licensed contractor to Incline Pines to do a real-world analysis of our assets at a comparable cost.
The Board has also moved to a different firm for the HOA’s routine accounting services at less than half the cost of the current accountant.
Boat parking
The final CC&Rs allow for boat and watercraft parking with seasonal space being allocated using a method that’s equitable to all boat owners and which would be identified in the community’s Rules and Regulations, allowing for flexibility.
In a spontaneous straw poll taken during Thursday’s meeting, boat owners agreed the best way to allow everyone space would be to maintain a calendar on the IPM website allowing boat owners to book parking space on a weekly basis.
Online guide for Incline Pines residents and visitors
Information from a published handbook for residents and visitors is now presented on a public page (the Q&A tab in the top menu) so it can be easily shared. Please let us know if we missed anything important.
Next Board meeting
The next regular meeting of the HOA Board of Directors will take place Thursday, March 31 at 5 p.m.
Good job!
Thank you for summary! Well done 🙂
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