A Morning Stroll Through The Cloister

Many mornings I ride my scooter through The Cloister thanks to the speed bumps that were removed and the pathway, along the curbside, through the existing speed bumps.

I am sometimes passed by the speedy walkers that flash by during their morning walk. There are always several dog walkers carrying their plastic doggy bags like all good neighbors should do.

And the morning coolness brings out the wonderful gardeners who treat us all with their beautiful flower gardens and well tended shrubbery.

A neighborhood priest living in The Cloister can sometimes be spotted as he walks down his driveway to pick up his morning newspaper.

Several mornings ago I greeted four nuns from the St Cecelia Convent, located in North Nashville, as they exited a car to visit a Cloister neighbor and mother of one of the nuns.

Beautiful Dominican Motherhouse Tour

I hope everyone is as grateful as I am that we live in such a beautiful community.

 

The Cloister as A Business Operation

In early years management and bookkeeping for the Cloister at St Henry facility was simple, collect HOA monthly fees, pay bills relating to ongoing operations and pay the monthly Comcast fee.

But now we have two categories of expenditures, routine operating expenses and capital expenses(such as new roofs, street repaving, retaining walls and other repairs to our infrastructure) This leaves us with challenges in budgeting, and supervision and monitoring of outside contractors.

The value to The Cloister property is approaching Fifty Million Dollars ($50,000,000.00) The property was developed in 1984, some buildings are 32 years old with the newest building built 25 years ago. Original Cloister homeowners did not face expensive maintenance and repair projects  such as roof replacement, street paving,  and exterior repair and painting during the first 10 years of the life of the Cloister complex. Thus we relied upon unpaid volunteers from among residents.

Initially a small group of, sometimes reluctant, mostly inexperienced volunteers formed the Architectural Review and Maintenance Committee to manage the simple housekeeping matters. We have reached a critical point in  budgeting with management of large infrastructure maintenance and repair projects like jacking up and supporting an entire Cloister Condo building, replacing sunken driveways, rebuilding walls, and maintaining the storm water drainage system.

We home owners have been hit with huge monthly HOA fee increases. Yet we assume that management of this major facility can still be conducted with unpaid volunteers on what we call the ARMS Committee.

We are sadly mistaken……

It is time that we reduce the responsibilities of the ARMS Committee and hire on-site management and monitoring for our large, expensive infrastructure repair and maintenance projects and capital spending. Or should we idly stand by while the ARMS committee attempt to manage a $50 million dollar facility and a one million dollar per year budget?

Why I Like The Cloister Better Than Ashley Green

Before Rochford Construction finished the last few units in The Cloister they began construction in Ashley Green, a similar development in Bellevue behind the old Bellevue Library and the Fire station. Bonney and I spent considerable time looking at various condos in Ashley Green.

We discovered serious problems with some units in Ashley Green.

One Ashley Green owner had a modular screen porch put up in the back. The porch had been built directly on the dirt ground. The floor was rickety and would wobble when we walked on it through the rear door.. Arggggh!

Several Ashley Green units had cheap and shabby awnings over windows and entryways that made the entire area look like a worn out slum. We decided  that Ashley Green was neither a good investment nor a good place to live.

Altho it appears that we at The Cloister are subject to excessive control over what we can to around the exterior of our buildings……that control has resulted in a very attractive community.

I am concerned that one of the Cloister homes has a blue fabric awning over their entrance. Why didn’t they put something up consistent with the quality and architectural style of the homes at The Cloister?

Can this be the start of the deterioration of our community?

Why I Don’t Attend Cloister HOA Board Meetings

Cloister residents have asked why I don’t attend HOA Board meetings. There are three reasons….

1. The Board does not tell us in advance what will be covered during the upcoming HOA board meeting.
2. As the result  residents don’t have the opportunity to comment on the agenda items.
3. Residents don’t have the opportunity to comment on an issue prior to a vote by the board.

What should be done

Board to Provide a Published Agenda Several Days Prior to HOA Board Meeting

Board to allow an Open Forum at Beginning of Each HOA Board Meeting

Although the law may not require the board to provide an open forum for the unit owners to speak about their concerns, it is the custom and practice of most associations.

Strict time limitations should be imposed by the board (subject to the requirements of applicable law) and these limitations must be enforced. Each unit owner should address the Chair and must speak courteously and to the point.

Board members may question the unit owner about the problem or concern. Other unit owners are not entitled to be recognized or to comment or question the speaker, except with the permission of the board..

Once the open forum period is closed, the unit owners are not allowed to participate and may not seek to be recognized unless the board specifically requests input or information from a particular unit owner. This restriction must be strictly enforced because the purpose of the board meeting is for the board members to conduct business and this cannot be done if there is interference from the unit owners. All disruptions by unit owners must be addressed by the Chair and repeated violators must be removed from the meeting.

Allow Opportunity for Resident Comment Immediately Prior to a Vote on an Issue

A unit owner or a guest may be recognized to speak only if a board member wishes to obtain input from a unit owner and the board agrees. When possible, allowing a unit owner to participate in the deliberations should be done by acquiescence of all board members. Formal voting on the question is only necessary where it appears to the Chair that there is a disagreement.

About Cloister HOA Board Member Elections

Each year for the years I have lived here, “The Cloister News” would give residents a list of persons running for seats on The Cloister HOA Board of Directors. Each candidate would tell us such information like where they were born and raised, what schools they went to, and where they worked and what they did at work. But they seldom told us how they  would vote on such matters like HOA fee increases, what they would do to get more resident participation at board meetings, how they would make meetings more open. This does not allow us the opportunity to determine what they stand for before they get on the Board. Perhaps we ought to ask each candidate to offer a detailed platform as part of their statement concerning why he/she wants to be on the Board. Vague statements  do not allow us the opportunity to take an informed decision.

Our Good Neighbor…St Henry Catholic Church

Sunday, during one of my frequent morning scooter rides around the Cloister neighborhood, I turned down the footpath between 414 and 416 Siena Drive. This old concrete walking path looked like it had been here for decades, the stippled surface of the path was partially protected by sections of a warn and partially rusted painted handrail. This path led directly to St Henry Catholic Church.

I turned left at the end of the walkway and watched the valet parkers pulling away cars that picked up and delivered older members with their walkers to the side entrance to the church dedicated to these parishioners. This was for the 11:00 am Service.

I myself entered through the handicapped entrance past a large room with hundreds of people enjoying coffee and donuts, served after the 9:00 am service, while the room was filled with sounds of children playing in the open areas. I rode by the small chapel, as large as some churches I have visited, into one of the most beautiful catholic churches I have seen in the US; Not as colorful as the Eastern Orthodox churches in Europe and on the East Coast but nearly as imposing as some of the smaller cathedrals of Spain and Italy.

St Henry Church Hwy 70, Nashville, TN

A number of years ago my son joined the Catholic Church. I asked him why? (Since none of the family are Catholic) His perfect answer was “Because going to church makes me feel good.” On Sunday ……I felt GOOD

Cloister Speed Bump Additions Will Cause Problems

I was disturbed when I read the August “The Cloister News” that the HOA Board has decided to add more speed bumps to our streets and to extend speed bumps at stop signs.

Here is why……;

A speed bump is mainly used in parking lots in selected places where the intention is to slow traffic to a near stop whereas a speed hump is used on streets to prevent speeding above the speed limit (usually 15 or 20 or 25 mph)

The speed limit at The Cloister is 15 mph but if anyone drove over a Cloister speed bump at 15 MPH their car would go flying and probably break part of the undercarriage of their car. So most private streets will usually use speed humps and leave the speed bumps for the Kroger parking lot.

A speed bump like used at The Cloister. Some residents drive around them to reduce daily wear and tear on their cars.

Traffic proceeds slowly in areas where speed bumps are placed.

They are typically intended for front of store or school entrances, parking lots, at pedestrian crossings, garages and near stop sign locations.

Speed humps offer softer intrusion. Traffic normally remains moving but at around 10 -15 mph.

They are better suited for high traffic areas, entrances from major roads and areas experiencing speeders..

A speed hump used on streets to reduce speeding.

.
.I would suggest a layout as in the picture below

Speed humps with a bicycle path for dog walkers, morning walkers, bicyclers and wheelchairs

.Has anyone considered that:

• A speed bump across the entire road may dam the streets and cause flooding? Water flows rapidly and in large volume down Marquette Drive during hard rains.
• A speed bump completely across the road will hamper walkers, bicyclists and handicapped persons.

This information took me 1/2 hour to research and put together. Perhaps the HOA Board and ARMS Committee should solicit suggestions from we Cloister residents before they take actions that effect all of us?

Cloister Sales from Jan 1, 2015 thru July 15, 2015

Cloister Sales this year vs appraised value

11 Homes were sold during this period.

Average unit sold for 37% above appraised value

Do I Have Enough Condo Insurance?

Since we moved in we have completely remodeled the kitchen, replaced the flooring(already replaced once due to a burst water pipe), redone the master bath, and replaced some furniture. Will my Condo insurance policy cover my improved home?

And exactly what does a typical policy cover and is the coverage enough?

An HO6 homeowner’s policy has 5 basic areas of coverage:

Dwelling Coverage- covers your unit’s walls, ceilings, and floors. Some building master policies cover your unit as well, so you might not need to insure for the full replacement cost. There is a larger deductible on the master policy, however, and most unit owners do carry around $10,000 of dwelling coverage.

Dwelling Coverage Insurance companies offer Dwelling Coverage, which generally insures the interior walls, drywall, wallpaper, paneling, flooring, carpeting, or built-in cabinets. This is the coverage you need to cover your part of the building; the unit you own.

As a condo association, you all take responsibility and ownership for the common areas, the exterior of the building, and energy equipment. The interior of your unit, however, is your responsibility, and it is important to make sure your real estate investment is protected.

Note: Some condo “Master Policies” provide all-in coverage. This means the entire building, including your unit, are covered. Check your condos Master Policy and find our if it covers your individual unit. If the Master Policy doesn’t cover your unit, you need individual Dwelling Coverage.

Dwelling Coverage usually covers damage resulting from:

* Freezing of plumbing * Accidental discharge or overflow of water from your plumbing * Fire and lightning * Explosions * Theft, vandalism and malicious mischief * Sudden, accidental damage from smoke * Weight of snow, ice and sleet * Sudden, accidental tearing, cracking, burning or bulging of a steam pipe or hot water heating system

Dwelling does not cover damage caused by:

* Earthquakes, floods, and in many states, hurricanes. If you want to insure your Condo against these risks, you may be able to buy an additional policy or endorsement for each of these. * Theft by someone named on your Condo policy as an insured party.

Do I need dwelling coverage for my unit?

* As noted above, your condo building Master Policy might have coverage for your unit. Find out if you have coverage and, if so, how much coverage and at what deductible.

Important note on condo docs: In some rare cases, your condo documents might say something different than your Master Policy. If your Master Policy says your unit is insured for dwelling, but your condo docs say otherwise, the condo docs win. A claim adjuster would default to what the condo docs say, and you wouldn’t have coverage. Make sure your condo docs state the same coverage as your Master Policy.

* If you have no coverage with your building policy, you should purchase dwelling coverage for the full replacement amount.

Even if your building Master Policy provides some coverage for your unit, most condo owners still like to take out dwelling coverage for their specific unit, often around $10,000 with a $500 deductible. This is due to master policy limits, high deductibles, and condo document discrepancies (see above).

Personal Property- covers your personal property such as clothing, electronics, furniture, fixtures, books, artwork, etc. The building master policy does not cover this. A home inventory is very important to prove ownership of personal property

Personal Property Personal Property Coverage typically protects your personal belongings against the same list of risks and perils mentioned in Dwelling Coverage of Condo Policies Part 1.

Your personal property is not covered by a condo master policy, and you should protect it. Unlike dwelling coverage, where the building policy might provide some coverage, your personal property is at risk.

Personal property includes everything you own in your home. Furniture, TVs, computers, rugs, clothing, books, cookware, etc. Everything that is not attached to your condo is personal property and it should be insured. See our home inventory page for details about documenting your personal property.

How Much Coverage Is Enough?

There are a couple ways to determine how much coverage you need. The question is difficult: what is the replacement cost of everything you own? Most often, homeowners undervalue their property which results in them under-insuring their property.

One method is to individually value each item in your home. This means taking an entire inventory of your home, and assigning a value to each item. Many homeowners also like to take pictures, or even a video, of their home to keep on file in case of a loss.

Another method of determining your personal property value is to use a simple multiplier. As a rule of thumb, for the first 1,000 square feet of your condo, assume $40,000 in personal property. For each additional 500 square feet, add approximately $5,000 in coverage.

Example: If your unit were 1,500 square feet you would want to consider purchasing $45,000 in personal property coverage.

Unless otherwise specified, Coverage C – Personal Property Coverage is for actual cash value at the time of loss, which is the replacement cost of the item, minus depreciation. Buying an endorsement can increase this coverage.

Do you need more than actual cash value coverage for your personal belongings?

We recommend replacement coverage for your personal property, rather than actual cash value. If you purchased most of your belongings a few years ago, their current depreciated value may be a lot less than what it would take to replace them.

Example: If your television is damaged in a fire, actual cash value coverage pays out the amount of money your 10-year-old TV would be worth today, which may only be a few dollars. Replacement cost coverage would pay for a new TV of the same size and functions. This is why replacement cost coverage is always better than actual cash value.

If you have personal property such as firearms, jewelry, furs, antiques, collectibles, fine artwork, musical instruments or office equipment, you may need additional coverage. A standard condo policy usually has specific dollar limits for items like these. You can add or increase coverage amounts with an endorsement or additional policy.

Loss of Use- if you home is damaged and needs repair, you will need someplace to live. Loss of use coverage pays for living expenses while your home is being repaired.

Loss of Use If a loss occurs and your home is damaged, it will take some time to renovate your home. During this time, you will probably need somewhere else to live while the work is being done. How will you pay for additional living expenses while your condo is being fixed?

Loss of Use Coverage will insure you for temporary housing expenses such as an apartment rental. Loss of use coverage will also cover things like furniture, car and boat storage, and even pet kennel expenses.

The Loss of Use coverage usually has a limit based on a percentage of the Personal Property limit, often around 40%. For example: if you insure Personal Property for $30,000, your Loss of Use coverage limit would be $12,000 (40% of $30,000).

Personal Liability- covers you from personal liability claims. The classic example is a “slip & fall” in your home, and you get sued. The list goes on and on, which shows how important it is to have enough liability coverage.

Personal Liability One of the most important parts of a condo insurance policy is the Personal Liability Coverage. This will cover you against lawsuits, legal expenses, and medical costs if you are legally responsible for injury or property damage to others. The coverage here is variable, but most insurance professionals recommend $500,000.

Medical Payments- if a person is injured in your home, and is not named on your policy, this would pay for minor medical payments.

Medical Payments If a person is injured in your condo, and they are not named on your policy, this coverage would pay for some minor medical treatment, such as exams or X-rays. Generally, this coverage is fairly low, but provides the insured with means to cover minor medical expenses without filing a claim against the Personal Liability Coverage portion of the HO6.

Do I have enough coverage? I will discuss this with my insurance company soon.
.

A Great Way to Meet My Cloister Neighbors

Almost every morning I roll out of the garage in my electric scooter

Me getting my electric scooter serviced….

and ride down Cana. Sienna, Mt Carmel, Miles Court, Emma Neuhoff, and Marquette. Most mornings I wish a “Good Morning” to the regulars in the neighborhood. I can almost feel a wind as the gang of four speedy women rush by on their morning walk. Dogwalkers with one, two, and sometimes three dogs. Most times I will go up St Lukes and get a cup of coffee at West Meade Place on the hill, I have heard it called “Heavens Waiting Room. But my favorite place is the walkway through the small field between Cana and the Jewish Community Center…..

Walkway on Open Field Behind Cana

This walkway visits three bird sanctuaries, courtesy of the nearby neighbors, and a rickety wood bridge

Visit there neighbors, you’ll enjoy it.