• Trim: River Rock
• Doors: Glen Forest
• Stucco: Oatcake

Multiple sections of the CC&Rs outline specific responsibilities for maintenance and repair. However, in order to obtain a better understanding; we must refer to California Civil Code sections 1351(i), and 1364(a):

1351. (i) "Exclusive use common area" means a portion of the common areas designated by the declaration for the exclusive use of one or more, but fewer than all, of the owners of the separate interests and which is or will be appurtenant to the separate interest or interests.
(1) Unless the declaration otherwise provides, any shutters, awnings, window boxes, doorsteps, stoops, porches, balconies, patios, exterior doors, door frames, and hardware incident thereto, screens and windows or other fixtures designed to serve a single separate interest, but located outside the boundaries of the separate interest, are exclusive use common areas allocated exclusively to that separate interest.
1364. (a) Unless otherwise provided in the declaration of a common interest development, the association is responsible for repairing, replacing, or maintaining the common areas, other than exclusive use common areas, and the owner of each separate interest is responsible for maintaining that separate interest and any exclusive use common area appurtenant to the separate interest.

If you ask the question, "Who do these items serve and do any other units have access to them?" the answer becomes much clearer. LVMHOA maintains the gas and water lines, up until they enter the individual condo, because they are common to everyone. However, we don't maintain windows, doors or air conditioning & heating because they are an exclusive use item of the Homeowner. With exclusive use comes exclusive responsibility for repair and maintenance.

Items listed below reflect some items that are "exclusive use common area" and are the responsibility of the homeowner to maintain and repair at his or her sole cost. This list may not reflect all items that are "exclusive use common area". If you have a specific question about an item, you must contact the Manager or the Board of Directors for clarification.

The primary relationship between the Board and Homeowners is a fiduciary one. The Board takes great pride in making every attempt to follow California law and our governing documents (CC&RS, Rules & Regulations, etc.) in fulfilling this duty and responsibility.

As a non-profit corporation, the Board must present a pro-forma budget to homeowners for the upcoming fiscal year, not less that 45 days nor more than 60 days prior to the beginning of our fiscal year, which begins January 1st.

This budget is our best 'guesstimate' based on our present knowledge of expenses, of what future expenditures and assessments need to be for the coming year. Once we determine the total financial needs of the Association, we divide that by 12 months and then divide that by 212, to determine what each homeowner's monthly assessment should be. Our legal documents indicate that each homeowner owns an equal share (1/212th) of the common area. Based on that, the assessments are divided equally amongst all homeowners, regardless of square footage, number of bedrooms, or an other factors. Our total annual budget is in excess of $600,000 and is divided into two sections, much like your own personal finances - Reserves (your savings account) and Operating (your checking account). Like your finances, both sections are equally important and require attention on a regular basis.

Our reserve budget (nearly $200,000) is based on numbers provided to us during our most recent reserve study analysis. This section includes items such as painting, roofing, street repairs, etc. In addition, the Board allocates money in reserves to meet other large expense items (Insurance deductible, playground replacement, etc.) that may be new, unusual or previously unexpected. Money in our reserve budget is usually kept in a single, separate account where it can earn a higher rate of interest.

Our operating budget (nearly $400,000) is used to manage the routine daily and monthly expenses of the Association. This section includes items such as utilities (gas, water, electric, garbage), security, landscaping, management, pool maintenance, electrical maintenance, common area supplies, etc. By far the largest amounts are spent for utilities ($172,000), security ($30,000) landscaping ($36,000), and management ($24,000).

Like your own finances, the Association does not maintain separate checking accounts for each line item in either the operating or reserve sections of the budget. The budget is meant to be flexible and adaptable to ever changing needs of our community.

Assessments go up and down based on both the current and future needs of the Association. Remember, Board members are homeowners too and don't enjoy paying any more for assessments than is needed.

In accordance with California law, the Association's finances and accounting practices are reviewed and audited annually by a paid, independent accountant. If you ever have any questions about our finances, or would like to personally inspect our 'books', you are encouraged to make an appointment with our manager.

From time to time you may experience problems that require assistance from professional vendors. Our Management Company provides 24/7 assistance for your convenience. They can be reached by calling 714.891.1522. After normal business hours, follow the prompts to reach a live operator. Please remember that homeowners and residents are NOT AUTHORIZED to contract for repairs to the common area.

To gain access to waterheater in your building, please contac the Management Company at least 72 hours in advance to make arrangements. Information on water shut-off procedures can be obtained from the Management Company. Shut-off valve locations are noted on the map.

There are a couple of special situations that homeowners and residents may not be aware of. Most buildings are serviced by two water-heaters, each of which services anywhere from 4-10 units. Each unit is plumbed identical to yours, so there are times that hot water may not be available because lots of your neighbors may have used it up. It's suggested that, before you notify the management company and we send out a plumber, wait a couple of hours and see if the water gets hot. Also, you might alter the time(s) that you use your dishwasher, shower/bath or washing machine. Because our plumbing is interconnected, homeowners and residents are responsible for notifying everyone, including the Management Company, if you are going to be turning off the water to your building.

The La Veta Monterey Homeowners' Association is a California Non-Profit Corporation. Owning a condominium at La Veta Monterey automatically makes you a member of the Association. Each owner has one vote.

A volunteer Board of Directors, made up of five officers: President, Vice-president, Secretary, Treasurer, and Member-at-Large, governs the Association. They are elected at the Annual Homeowners Meeting held each August. The only business that can take place at the Annual Meeting is the Election of the Board or Directors. The Annual Homeowners Meetings is very important. Our legal documents require 50%+1 of the eligible homeowners to be in attendance, either in person of by proxy, in order to establish a quorum. Without a quorum the meeting cannot be held. Each owner in encouraged to attend, in person, and participate in the democratic process. If a homeowner thinks or knows they will be unable to attend, they are encouraged to complete and return a proxy.

The Board holds regular business meetings, known as Board Meetings, to oversee duties outlined in the CC&Rs and the Davis-Stirling Act, votes on policy & procedures, develops rules & regulations, and reviews financial information. Board meetings are held monthly, or as necessary, depending on the amount of business before the Board. Board meetings are divided into two sessions - GENERAL, during which the majority of work and decisions are made and to which all Homeowners are invited and EXECUTIVE, during which contracts, lawsuits, personnel matters and hearings are on the agenda. Because of the nature of these discussions, homeowners are not allowed to attend these sessions unless specifically invited.

A Management Company has been hired by the Board to implement policies & procedures, maintenance issues, and the goals set by the Board. It also prepares & mails monthly assessment notices, issues fines & violations, and prepares financial information and checks for the Board's monthly meeting. The Management Company also provides emergency service 24/7 in the event of any problems you may encounter.

The Board of Directors has established the following guidelines in accordance with the California Civil Code and the Federal Communication Commission (FCC). Your cooperation is appreciated.

• The satellite dish may not exceed 36” in diameter.
• An owner may install a satellite dish on any portion of their home that is not part of the Common Area. These areas include their patio if applicable, patio cover, or a freestanding pole inside their patio area. The dish may not be installed on the building fascia, roof, building exterior, garage roof, garage exterior, etc. If an owner determines their dish cannot receive a signal from any portion or area of their home other than the Common Area, they must first obtain Association approval as to the location and the method of installation.
• All cable wire from the satellite dish must be installed so that it is not attached to the building exterior and is not visible from the Common Area.
• The Association may require an owner to install some method of camouflage to hide the sight of the satellite dish if it is visible from the common area. The camouflage will be paid for and maintained by the unit owner.
• Any damage to the Common Area related to the satellite dish or to the installation of the dish will be the responsibility of the unit owner.
• Upon removal of the satellite dish any damage caused by the installation or existence of the dish must be repaired at the unit owner's expense.
• The Association will approve only one satellite dish per unit for installation onto Common Area property. Any additional satellite dishes must be installed on the unit's exclusive Common Area (i.e., a patio cover) or if applicable onto a freestanding pole located within the patio yard or balcony.

Communication is one of the most important issues facing the Board of Directors. Often, because Homeowners or residents don't know where to go or whom to ask, rumors begin and the community suffers. We encourage you to stop misinformation by becoming informed.

In order to increase communication, the Association has received the donation of a website - www.lvmhoa.org. The website is designed, maintained and hosted by a volunteer, under the direction of the Board, at no expense to the Association. In addition, the Board can be reached by email at lvmhoa_board@hotmail.com

The Board also has a number of more traditional ways of communicating with Homeowners and residents including a monthly newsletter, the bulletin board @ the mailbox area, special mailings, postcards, and fliers delivered to doors. We've also implemented an annual survey to help us gauge your satisfaction with a number of issues.

Because communication is such an important issue, the Board has volunteered to write the newsletter, maintain the bulletin board, and design and oversee the special mailings, postcards, fliers and survey that you receive. We're always looking for more ways to effectively communicate so please let us know if you have any other ideas or suggestions on improving communication.

Communication is a two-way street. The Board needs and wants to hear from you about issues that are important to you and our community. The best way to do that is in writing. The Board encourages you to come up with some possible solutions so that together, we can solve the issues that concern us all.