A Message from PHHOA Board regarding the ACC Complaint Process

Recently comments & questions have come up concerning the time frame associated with processing a Deed Restriction violation through the ACC. Below is information concerning the ACC complaint and ACC review procedures that I summarized. It's somewhat lengthy and dry reading but worthwhile nevertheless.

ACC Complaint Process Background

Typically, the ACC processed a written complaint upon receipt so that there was an immediate awareness by the offending property owner. There was no requirement to apply an "up to 45-day" period prior to the ACC acting on a violation. The offending homeowner was provided what was called a friendly & informal letter and permitted seven days notice to correct the problem or condition. If left uncorrected, subsequent and more formal steps were then taken by the ACC and ultimately the Board of Directors to ensure compliance. The Board and the ACC adopted the informal & friendly letter approach with the seven day time frame in the fall of 2007 based upon discussions with our HOA attorney, Nina Vaznelis. At the January, 2011 Board meeting, the Board considered a proposal that would somewhat modify this process. Briefly, the homeowner involved would reimburse the Association sooner rather than later for the administrative costs involved with processing a deed restriction violation. However, after discussion, the proposal was not supported.


With the recent staff changes and members assuming new leadership positions with the Association and for review purposes, below is an outline used by the ACC for a complaint. These steps follow the recommended ones used by United Communities of Hernando County (UCHC) of which the Preston Hollow Homeowners Association is a member along with guidance from the association attorney, the Board of Directors holding office during that time period and the ACC. Bob Cooper, a former ACC chairperson provided the outline detail as follows:

ACC Complaint Procedure Detail

·All allegations of Deed Restrictions violations shall be submitted to the ACC in writing.
·No less than 2 ACC members will verify violations.
·Violations should be documented, including section and page, letter and number of Deed Restriction violated.
·Report will be signed by 2 ACC members.
·When a violation is first inspected, a date stamped photo will be taken with a member in the photo whenever possible.
·An informal letter will be sent (both regular & registered mail) asking the homeowner to please correct the violation within 7 days.
·After the 7 days if not corrected a formal letter ( both registered and regular mail ) will be sent and advised of compliance time, 15 days.
·Upon expiration of compliance time, the violation will be reinspected.
·If violation still exists, take another photo.
·Refer matter to the Board of Directors
·Board of Directors verify the violation and sends a certified letter to property owner giving 30 days to comply.
·At the conclusion of the 30 day compliance period, the ACC will reinspect.
·If violation still exists, another photo will be taken.
·The Board is advised and refers the matter to the association Attorney.
·Attorney sends a letter to the violator giving another 30 days for compliance.
·At the conclusion of the compliance time the ACC will reinspect.
·If violation still exists a photo will be taken.
·The Board will be notified, who then requests the attorney to request a court date.

ACC Standards and Procedures for Review-Article V

The "within 45 days" standard is a separate ACC process called Standards and Procedures for Review contained Article V, Section 3 of our Deed Restrictions. This particular process applies to property owners who submit external changes/improvements, house plans, landscape plans, tree trimming, painting, dog fences/runs and so forth to the ACC . The "within 45 days" period is the time frame that the ACC has to review and respond to the property owner's request. This process should not be confused with the complaint procedure discussed above.

FYI From the Hernando County Property Appraiser's Office regarding Trim Notices

Your Hernando County Property Appraiser will be mailing out the TRIM Notice on August 19th, 2011. It is your proposed Notice and although it is marked on the front of the notice “DO NOT PAY THIS IS NOT A BILL” it is very important that you open and read it as it contains date sensitive information.

WHAT DOES IT CONTAIN?

The TRIM Notice contains important information on several items:

•Identifies which property is being referenced by the key number, parcel number and abbreviated parcel description.

•Provides a list of the taxing authorities which levy taxes on your property.

•Provides Non-Ad Valorem Assessments commonly known as MSBU's (Municipal Service Benefit Unit) or Special Assessments such as Fire/Rescue, Solid Waste, etc.

•Provides a comparison of last year’s taxes, proposed taxes if the taxing authorities’ budget is approved and proposed taxes if no budget change is made.

•Provides a schedule of taxing authorities meeting times and places for you to voice your opinion regarding the budget process. Also individual taxing authority phone numbers.

•Provides a comparison of last year's and the current year's Market Value, Assessed Value, Exemptions and Taxable Value as determined by this office.

•Provides a deadline in which to file a formal appeal with the Value Adjustment Board if you disagree with the estimated Market Value. This deadline is established by Florida Statute based on the date of mailing of the TRIM Notice and is highlighted in blue near the bottom of the Notice.

- NOTE: Although the Property Appraiser's Office is responsible for mailing this Notice, the Market, Assessed and Taxable Values are the only issues this office can address. If you have questions about the taxes you pay, or have budget questions, you must contact the appropriate taxing authority.

Frequently Asked Questions:

1) Why are some columns on the Notice of Proposed Taxes blank?

If some columns on your Notice of Proposed Taxes are blank, it means that you have a zero Taxable Value. Consequently, you are not liable for any Ad Valorem property taxes for that particular Taxing District. However, please note that all Non-Ad Valorem Special Assessments are still applicable.

2) Where do I find what Exemptions I have?

The 2011 Assessment Reductions/ Exemptions box displays all the Exemptions you have qualified for on your property. The Department of Revenue has mandated the order in which the Exemptions must be applied to the Assessed Value. Some Exemptions such as the Additional Homestead or Low Income Senior only apply if the property is over a certain Assessed Value and must be deducted after other Exemptions.

3)The current trend of the real estate market seems to be dropping faster than what you show. Why?

We’re always playing catch up. That is, the 1/1/2011 value is developed using 2010 sales data. The continuing decline of the real estate market will be reflected in the 1/1/2012 value.

4) What is the difference between the Just, Market, Assessed & Taxable Values?

Market Value is the amount your property could actually sell for on 1/1/2011. The Assessed Value can be different than the Market Value for those properties that are protected by “Save Our Homes” which limits the rate the Assessed Value can increase. The Taxable Value is the resulting value after all applicable Exemptions have been deducted.

5) What are Non-Ad Valorem Assessments?

These are commonly known as MSBU’s (Municipal Service Benefit Unit) or Special Assessments. They include such items as Fire/ Rescue, Solid Waste, Street Lighting, Road Paving, and CDD’s (Community Development District, etc.). They are based on a flat fee rather than the value of the property.

PHHOA July Meeting Summary provided by our Board President Kurt Naser

July 21, 2011

Preston Hollow Association Members

Subject: Select Highlights from Tuesday evening's Board of Directors' Meeting

The following leadership position appointments were approved by the Board:

Board of Director Member At Large--Judy Thompson
Crime Watch Custodian—Bill Thompson
Newsletter Editor—Secretary Sharon Ricks
Welcoming/Hospitality Committee(new)--Mary Glenn
Weblog Administrator—Alan Setelius

Our collective "Thank You" to the above-name members for their commitment to participate and to devote their time in the administration of our Association. One Board position remains vacant, that of External VP, and the ACC Chair remains vacant too although we do have a member who is considering serving in this capacity.

Other Items of discussion included:

1. Further research the cost of providing Errors & Omissions liability insurance for the Board of Directors. Kurt Naser & Margaret Greco have this item as a follow-up.

2. Investigate the cost/benefit of having maintenance/mechanical liability coverage for the Association. Bill Thompson has this as a follow-up.

3. Two members continue to park their recreational boats in their driveways without authorization from the ACC. This is a Deed Restriction violation. The ACC has this as a follow-up.

The Board members and meeting attendees expressed their gratitude to Al & Marion Walker who continue with their hospitality by opening their home for Our Board meetings. Also, Al Walker & his son Al work diligently to maintain our Association irrigation and lighting systems, saving the membership additional repair expenses. Our next Board of Directors meeting is scheduled for October 18, 2011. In the meantime, our Preston Hollow weblog is an excellent source of information for the membership. That link is located at:

http://prestonhollowhoa.blogspot.com/

Kurt Naser for the Preston Hollow Board of Directors

Free Pest Control Classes Offered

The Hernando County Cooperative Extension Service will offer the following classes

Termites and Your Florida Home, 5:30 p.m. Monday, at the Extension office, 1653 Blaise Drive, Brooksville. Learn how to protect your house from termites.

Getting Rid of Lawn Insects, 10 a.m. Wednesday, Spring Hill Branch/Harold G. Zopp Memorial Library, 9220 Spring Hill Drive, Spring Hill. Learn how to identify and control the insects in your lawn.

Both classes are free and no registration is needed. Seating is limited and will be on a first-come, first-seated basis. For information, call (352) 754-4433.

Preston Hollow HOA July 19th Board Meeting Agenda

July 19, 2011

Scheduled start time @ 7:00pm

Preston Hollow Home Owner’s Association Board Meeting

Held at Al & Marion Walker’s residence--86 Forest Wood Ct.
AGENDA


•Kurt---Welcome and call the meeting to order.
•Sharon---Route attendance sheet. Secretary’s review and Board approval of official minutes from April 19, 2011 Board Meeting.
•Margaret---Treasure’s report. Discussion of adding Errors & Omissions insurance for Board members, feasibility, affordability, etc.
•External Affairs V/P report---Board position currently vacant. Read Bob Cooper’s resignation into the record per his request.
•Al---Internal Affairs V/P report.
•Randi---Crime Watch report. FYI--Randi intends to present her resignations for the three leadership positions she currently holds with the HOA. They are Board Member-At Large, Acting ACC Chairperson and Crime Watch Custodian.
•Randi---ACC report, to include recent request activity. Discussion of Deed Restriction Leash requirements.
•Kurt---New Business: seek nominations for the two vacant Board Positions; seek volunteers for the Preston Hollow Newsletter editor, the Preston Hollow weblog administrator (if the HOA intends to provide one or both of these services on a going-forward basis), the ACC Chairperson and lastly the Crime Watch Custodian. Reminder-the November General Meeting has a guest speaker scheduled. John Korycki from Hernando County will present a 1-hour seminar on Florida Friendly Landscaping.
•Adjourn

A Message from PHHOA President Kurt Naser

Member-at–Large Randi Haverstrom will be resigning from her three HOA positions.

If you have an interest in serving in a leadership capacity with the Association, please contact me or another Board member.

Regards:

Kurt Naser for the Preston Hollow Board of Directors
796-2473
knaser@tampabay.rr.com

Street Light Outage Reported

The street light on Forest Wood Court in the 300 section was reported to WREC on Tuesday. It seems to come on for a few minutes and then go out, it should be fixed by the weekend I hope.

July PHHOA Meeting

Preston Hollow's HOA Board of Directors Meeting will be Tuesday July 19, at 7:00 PM. I have not received and agenda for the meeting but I know the will be seeking someone to replace Bob Cooper who stepped down last month. Anyone that is interested in filling that spot should contact a current Board Member. The meeting will be at Al and Marion Walkers house whose address is 86 Forest Wood Court hope to see you there.

FYI a class on Landscape design on 7/13/11

Landscape design: Learn the secrets to designing a beautiful landscape. 10 a.m. Free on first-come, first-seated basis. Spring Hill Branch/Harold G. Zopp Memorial Library, 9220 Spring Hill Drive, Spring Hill. (352) 754-4433.

FYI - Brooksville Farmers Market

Brooksville Farmers Market will be held from 8 a.m. to 3 p.m. every Saturday along Main Street in front of the Hernando County Courthouse in downtown Brooksville. Local vendors, produce, crafts, food, dog treats, jewelry, honey and more will be featured. If interested in becoming a vendor or for information, call Jodi at (352) 232-4241.

FYI a class on Landscape maintenance on 7/11/11

Landscape maintenance: Learn Florida-friendly techniques for maintaining outdoor surroundings. 5:30 p.m. Free on first-come, first-seated basis. Hernando County Cooperative Extension Service, 1653 Blaise Drive, Brooksville. (352) 754-4433.