MARCH 2022
The Farmstead Commons annual meeting was held on January 22, 2022. Prior to the meeting a budget was sent to all owners. If anyone missed the notice, revised budget and minutes of the meeting that were hand delivered (mailed to non-resident owners) last month please note at the meeting a motion was made to amend the budget to reflect a $2 per month increase in the fees effective March 1, 2022. Fees at Farmstead are now $212/$216 effective with the March 1 payment. If you paid the lower amount for March, it is ok to pay the difference and catch up with the April payment.
It is still a bit early, but bears will be waking up soon and Farmstead is a popular place for them to peruse looking for food. They have been known to come right up on to the patios! We ask all residents to take in all bird feeders, do not leave any food or trash items on the front stoop or rear patio. We will let you know when bird feeders can be put out again.
Although winter is ALMOST over, we remind residents to call CB Property Management when the snow slides off the carport roofs. White’s Groundskeeping checks the carports/lots regularly when melt is occurring; they will clean up and salt the areas. However, they could be on site and the snow could fall off right after they leave, if the temperatures drop enough before they return to check again - the fallen snow becomes a large ice lump! Added to the frost heaving of the asphalt areas in front of the carport spaces, the fallen roof snow situation can be an issue. We’d prefer three phone calls that the snow has fallen than one call that there is a lump of frozen snow at the perimeter of the carport entrances.
We recently had an issue with a clogged kitchen drain pipe at Farmstead that was quite intense. One suggestion to assist with keeping the drains flowing: never put grease down the kitchen drain and a drain company that worked on the line suggests hot water, baking soda and vinegar be poured down the kitchen drain every other month to help keep the lines clean. Drano can be harmful to the cast iron pipes so that is not recommended as a preventative option.
Here’s a breakdown of the per-month fee for 2022 for each unit at Farmstead. Please note these figures are the average of all 82 units – not separated by carport or non-carport fee. Bldg Maint $14.75 Condo $0.35; Grounds $3.60; Insurance $25.95; Landscaping $29.85; Legal $5.08; Management $18.00; Trash $11.87; Utilities $1.32; Winter $35.27; Roof Reserve $24.39 Operating reserve $6.98 and Capital reserve $19.91; Asphalt Reserve $17.03
The Board of Directors and Management will be walking the grounds this spring to add repair items to the list of work to be done this year. If you see an exterior repair or grounds maintenance issue you would like us to take a look at – please contact CB Property Management by phone 603-358-0040 or email cbpmdiane@aol.com
Don’t forget to set your clocks forward on March 13 when daylight savings time begins. This is also a good time to change the batteries in your smoke alarms to keep them working properly.
Please don’t park in anyone else’s carport (without their permission) or in another’s assigned parking space. I know sometimes during snowy weather it’s hard to figure out exactly where your assigned spot is, so pick a shrub, bush (or Unit number) as a reminder so you get it right and don’t inconvenience others. And I know we keep repeating this, but it continues to be a concern - residents should never park in guest spaces.
Please everybody (and this is important) update your phone number with the office if it has changed in the recent past. Many people are using cell phones instead of land-lines and the numbers we have on file for you are no longer in service. We also encourage the use of email as the main communication for notices, newsletters etc – send your email along as well. In an effort to have all current information, we will be sending new Questionnaires to all residents. Even if you feel like you just filled one out and sent it over, please take a moment to complete and return this important document to my office.
This is YOUR newsletter, so feel free to use it if you have anything you want your neighbors to know: birth, death, marriage, graduation; or if you have something to buy, sell or swap, to rent or a service to offer, let us know and we’ll include your information at no charge. You can also send along this information and it can be posted to the Farmstead Commons Owners section on the Association website.
In the upcoming months the By-Laws of the Association will be reviewed by an Attorney to make any amendments or revisions to ensure the Documents are in line with NH Condominium Law. These amendments to the documents will require participation from ALL owners so please be on the lookout for notices (from this office) pertaining to the information gathering, informational meeting dates and the final vote on the updating of these documents and please respond promptly when requested.
Please remember when ordering on line or take out delivery etc. be sure to state your FULL address – 238 Base Hill Road Unit #___. We have had a few deliveries sent to random units.
So…..are you sick of winter yet? Before you know it we’ll have rain that doesn’t freeze when it hits the ground, birds singing in the morning, crocus and daffodils coming through the ground!!
Keep your fingers crossed and
THINK SPRING!!!!
JANUARY 2022
The Annual Meeting of the Farmstead Commons Association is scheduled for Saturday January 22 at 10:30 a.m. at the Monadnock Covenant Church, 90 Base Hill Road in Keene. Masks are required to attend the meeting. If you are unable to attend the meeting, please be sure to return your proxy so that the meeting will have a quorum. You can drop it at Director Judy StGelais Unit 47 or email or fax to CB Property Management 603-358-0042, cbpmdiane@aol.com.
Notice of the Annual Meeting, the Agenda, the 2022 budget, a copy of the 2020 meeting minutes and a proxy were sent/delivered to all Owners. If you need another copy, please let me know.
The striping and numbering of the parking spaces was not able to be done in 2021 so we ask that all residents park in their assigned spaces and leave visitor spaces for guests. If you have any question on where your assigned/numbered space is located, please contact CB Property Management.
Please also remember that each unit is permitted two vehicles. One car should be parked in assigned space and one in carport. If you do not have a carport, one car in assigned space and one along entrance road in overflow parking. Only resident vehicles should be parked on site. The overflow parking should never be used for storage of any vehicle.
It has been some cold weather and a bit more ice/rain than we like! If your bucket outside the front door needs more ice melt, please contact CB Property Management 603-358-0040 and we’ll get that taken care of for you.
And, while we’re on the subject of snow: if snow falls off the carport roofs, please call CBPM. White’s checks the property regularly, but snow can slide off at any time (even just after they leave) and we’d rather have four calls about fallen snow and get it removed than have the piles remain and freeze in place.
A friendly reminder after the holiday season (and all through the year) cardboard must be broken down before it is placed in the cardboard dumpster. And please do not dispose of cardboard in the trash dumpster or put any intact boxes in the container.
Don’t forget Farmstead has a website –there is a LOT of information about the Farmstead community and happenings on the page - log onto Farmstead Commons.com – if you need the Owners only password, please call the office.
When you walk your dog always have it on a leash and stay away from the lawns and landscaped area. Please pick up after him/her even if there’s snow on the ground. Otherwise when the snow melts, so does the excrement and it eventually ends up on the lawn, where it can damage the newly-emerging grass. Let’s do everything we can to assure attractive, healthy lawns next spring and summer. Picking up after your dog NOW is one way to work towards that goal.
Arbor Climb Tree will be on site at some point over this winter to remove several trees that are dying or considered a safety concern. This work was contracted to be done in winter (by doing this Farmstead gets a bit of a price break!) In the spring, Arbor Climb will return to plant replacement shrubs and trees in some of the empty areas.
It’s cold out there and chances are your windows and doors are shut tight,
but please be careful about noise that could disturb your neighbors. Loud voices (both inside and out) and TVs, stereos, etc. that are turned up can be a problem for others, so keep it down as much as possible. The rules reflect a “quiet time” from 9 pm to 8 am.
It has been (so far) a pretty light season for snowfall amounts... Please note: the end spaces in the parking areas can disappear during a storm and have since Farmstead was built. We’re told that for many years the piles weren’t moved, but stayed until Spring. White’s does their best to push snow back as far as possible but there’s only so much room. They remove snow banks as quickly as possible (and will continue to do so with approval) but this is extra work which is done at an additional charge to the Association. The clearing of the piles is not done until the days following the storm after plowing and clean up. We appreciate your patience and understanding when this happens.
We hope your New Year is going well and that you never even noticed January 6, which we’re told is the most “depressing” day of the year. That’s when year-end festivities are over, holiday bills start coming in and just about everyone has broken their New Year’s Resolutions. May your holiday bills be small and your New Year’s resolutions be working so well, they’ve become good habits!!
NOVEMBER 2021
We have recently had TWO separate water damages occur in the utility closets at Farmstead. Several years ago the Association provided each unit with 2 water detectors which emit a LOUD alarm when water touches them. The intent was that one is placed by the washer/dryer and the second in the utility room. Over the years, these alarms have prevented serious water damages inside units many times over. Please check your unit and see if you have the alarm and test to be sure it works. If there is no alarm, we suggest you purchase one. Farmstead has a $10,000 insurance deductible on any claim that is made - which means the unit owner is responsible for the first $10,000 in damages. Having the water alarm sound the moment water touches it could be the difference between costly repairs and just the need for minimal drying.
Although it hasn’t snowed yet, winter is coming…. Please move your vehicles for the plows when they’re working on site so our parking lots stay clear and safe. During a storm they will continuously keep the driving areas open and sidewalks cleared. When the storm ends they will return for clean up – THIS is when you need to move your cars so all parking spaces can be cleared and treated completely. Please remember that when you don’t move (1) you could be towed without any advanced notice – we don’t like to do that but have done it before and will do it again (2) even though you think it only affects your space when you don’t move, it affects the spaces on either side of your parking space as well. When not able to be cleared or treated snow can freeze and become a lumpy uneven safety concern for all the neighboring spaces. (3) If you move your car later and the plows have to make a special trip to clear your area, you can be invoiced for the cost of the additional clean up return trip.
This would normally be the time of year that we promote Dennis from CB Property Management services for painting, handyman work and the like….. However, that is not happening– Dennis has decided to retire at the end of the year! (Congratulations to him - lucky guy!!!) Although it is a somewhat expected turn of events, it is still a tough concept to accept and process. With this change, we at CB Property Management will be reevaluating our management company offerings. (Originally maintenance wasn’t a service the company provided at all– we would only point owners in the direction of qualified vendors.) Over the next couple months, we do have some information to process, numbers to crunch and decisions to make. Be assured regular Association needs will continue to be addressed no matter our decision. If we hire a full time employee, part time employee or subcontract the needed work. On that note, if anyone is aware of a person or company looking for general handyman work – please let me know. I’d love to talk to them about options for maintenance work.
Along with buckets in the carport, White’s Groundskeeping will again be placing 5 gallon buckets of salt on each front stoop (two units share a bucket) to be used for sidewalk treatment by residents if necessary between treating by White’s. Throughout the season if your bucket needs to be filled, just contact our office and we will have it taken care of! We had a couple comments last year the buckets were “ugly” home depot orange. Although we understand the concern, the de-icing and safety on the front stoops/sidewalk area of each unit should take precedence over aesthetics during the winter months.
When you move your vehicle for the plows you can park it in your carport (if it’s not already occupied.) You can also park temporarily in the “safe parking” area on the Entrance Road but return your vehicle to your usual parking space when White’s plows are done.
The Annual meeting will be coming up in January. This year is planned as an in person meeting to be held at the Monadnock Covenant Church on Base Hill Road. A very convenient location to Farmstead and lots of parking!! Notice of meeting, agenda, proxy etc will be sent prior to the meeting. If any Farmstead owner is a member of the Church and is planning on attending, please contact my office.
The Board of Directors and Management meet each month to discuss Farmstead happenings, planning, issues or requests. If you are interested in what is discussed, the minutes are posted on the website each month. We meet via Zoom now so if you are interested in attending a meeting, you need to let my office know so you can be sent an invite. We usually meet the 3rd week of each month, so letting us know in advance that you want to attend would be very helpful.
This is a good time to say how much we enjoy working with the Directors of Farmstead and with all of you. We appreciate your suggestions, ideas and kind words throughout the year!!!!
May all of you have a happy and calm holiday season and remain safe and healthy now and into 2022!!
OCTOBER 2021
I will be on vacation November 1 and returning on November 10th with limited access to email while I am away. Both Dennis and Courtney can handle the day to day needs as well as emergency situations for Farmstead. If you have something unique you want to discuss with Management, please wait until I return to contact the office. Thanks!!
Don’t forget Farmstead has a website full of community information including Director meeting minutes. Log on to FarmsteadCommons.com – If you need the Owners only password, please call the office at 358-0040.
Please squish your trash to dispose of it and recycle correctly. Recycle items cannot be bagged and left in the recycle area. Please make sure all recyclables are co-mingled and free in the appropriate receptacles, not bagged and dumped. If you need a copy of the Recycling Guidelines, call us and we’ll be sure you get one.
Please pay your monthly condo fees in a timely manner by the first day of the month in which they’re due. If your payment is received after the 10th a late fee will be added. We don’t have a huge problem with non-payers, but we plan a pretty tight budget for the Association so we can pay our bills each month. When even one owner doesn’t pay, it can create a problem that eventually reflects on the entire Association. If fees remain unpaid, the state of New Hampshire allows the delinquent owner to be denied services normally provided by the Association including (but not limited to) on-site parking and trash removal. If you are having issues with making your condo fee payments, please contact my office - we can only work with you if you communicate with us.
We’ve mentioned this before, but unfortunately the units at Farmstead aren’t as soundproof as we’d like. Please try to be a good neighbor and keep the noise level from your unit as non-intrusive as possible. Avoid running on stairs (your children, too.) Use potentially noisy appliances such as washers, dryers, vacuum cleaners etc. after 8 in the morning and before 9 at night. Keep the volume on TVs and radios as low as possible. And please be aware of how annoying a dog that barks constantly can be.
Added to this, please be sure to clean up after your dog every time – this means when you are walking on common property or behind your own unit, the rules are clear, you must clean up after your pet.
Recently, some residents have had a problem with visitors parking in the numbered spaces and/or other residents using the visitor spaces. There’s enough parking for everyone at Farmstead, as long as the good neighbor rules are followed. No unit may have more than two vehicles except with permission of the Directors (through the Property Manager). Units with carports must park in them when at home. If there’s a second car, it should be parked in the space designated for that unit. Homes without carports should park the first vehicle in the designated space and the second vehicle must be parked in the spaces on the Entrance Road closest to Base Hill Road. Visitors should park in visitor spaces or along the Entrance Road near the mailboxes.
Please remove all hoses from outside spigots. The faucets are self-draining and an attached hose fools the faucet into “thinking” it’s drained when it’s not. The result could be frozen pipes which are an expensive problem! Dennis will be around very soon to remove any hoses that are left attached or lying on the ground.
L&G Propane has set the rate for Propane for Farmstead residents for the 2021 - 2022 season at $1.629 through March of 2022.
Be prepared for ghosts, goblins and maybe even a Princess to visit you on Halloween. If you want to “Treat” leave your front light on and you can have a couple of hours of real fun with the characters who come to call. Happy Halloween!!!!!
AUGUST 2021
Just a reminder that all Farmstead owners are invited to join the monthly Board meetings. Our Board meetings have been moved to the 3rd Tuesday of each month at 7:00 pm via Zoom. This change will begin with our August 17th meeting. If you would like to attend, please contact Diane at CB Property Management no later than the Friday prior to the meeting and you will be emailed an invite link. 358-0040 or email cbpmdiane@aol.com.
I will be on vacation September 1 and returning on September 9. Both Dennis and Courtney can handle the day to day needs as well as emergency situations for Farmstead. If you have something unique or different you want to discuss with Management, please wait until I return to contact the office. Thanks!!
We have many residents who volunteer their time, hard work and own money to maintain the several common garden beds throughout the property. And they look lovely!! We have had a few issues lately with damages to the flowers, one garden was driven over and a few residents allow their dogs to do their “business” in these common gardens. Please take consideration when near the gardens, admire the beauty of them and appreciate all your neighbors have done to make the gardens as beautiful as they are!
Units 37-48 were scheduled to be pressure washed in July However, the work was delayed due to weather. The building has now been washed and looks great!! Stebbins Painting will be painting the doors and front porch trim on this building. Dennis will be painting the doors of the other buildings that were not done when the buildings were painted. All will be notified when this door painting will begin.
Be on the lookout! The Board of Directors and CB Property Management will be sending out a brief survey to all owners. This survey is a preliminary way to gather your thoughts on the priority of various maintenance needs. (Asphalt redone vs. siding repair, new gutters vs. grounds improvement etc.) Be sure to complete the survey, add any thoughts you may have on the topics as well, and return the survey to CB Property Management in the included self addressed stamped envelope as soon as possible!
The Board and CB Property Management recently walked the grounds with Arborist Jonathan Royce from Arbor Climb. He will be sending some recommendations for tree removal (safety) and replacement plantings. The Board will review this proposal and begin a “tree plan”.
We are having some concerns with residents that are parking in visitor spaces on a regular basis for extended amounts of time. Each unit has one parking space with 70 having a carport as well. Each unit is allowed two (2) cars. All cars “belonging” to a unit need to park in their assigned space or carport. Units without a carport, the second car must park along the entrance road in overflow parking – where parking is first come-first served. Please do not park in a guest space; these spaces need to be available for visitors.
We still would like the e-mail address of every one at Farmstead so we can send newsletters and notices to you electronically. We won’t “abuse” the privilege; we promise notices and newsletters will be all you get from us. Electronic communication is faster, more convenient, less expensive and it saves a tree! Contact my office at cbpmdiane@aol.com with your current email so we can add you to the Farmstead group email!
School will open soon and if you drive your children to the bus stop at the intersection of the Farmstead Entrance Road and Base Hill Road, please don’t park on the side of the Entrance Road so you block the line of sight for others leaving the complex. Park in one of the parking spaces nearby and walk with your child to the bus stop. It’s safer for everyone.
Patio Power Wash Update
Farmstead Commons Homeowners
Patio Power Wash Update
B & B PowerWash Services will be on site on July 12 to power wash Building D. The original plan was to wash patios on July 13 with a rain date of July 16; however, the response was so great that Kyle of B & B will need to use the rain date to finish up the patios. Please take note below of the date that your patio will be washed. For most of us, this is a change of date, so call me if for any reason this poses a problem.
July 12
Building D: 47, 48 (along with the building itself)
July 13
Building A: 6, 7, 12
Building B: 16, 18/19 (front stoops), 21
July 16
Building C: 29 (not the brick section), 33
Building E: 57, 60
Building F: 64, 68
Building G: 74, 80
You don’t need to be at home to have your patio washed. You do need to have all items removed from your patio by the date listed for your unit number, and we need payment no later than Monday morning (cash or check to B & B) if you haven’t paid yet. The cost for a single patio is $20 and $40 for patio with extension. I’ve provided everyone with my unit number (#64) and phone number to drop off payment or I can pick it up. Just give me a call if you prefer that I drop by.
B & B will need to connect to one of the spigots inside each utility shed, as there isn’t a common water source for the patio washing. Please make sure access to an outside spigot is provided or leave your shed unlocked. If you’re willing to share your spigot with your neighbors, the increase to your water bill should be nominal. Our water meters are marked with our unit numbers, but you can also mark your sliders for patio washing, if you wish to.
Thanks to Kyle at B & B, we’ll have clean patios to enjoy for the rest of the summer! Any questions, call me.