Frequently Asked Questions
What is a
Condominum?
If you have lived in a condominium in the past, some of this will seem familiar.
A condominium is a home within a community. You own your home, that is the
walls, floors, and windows. Your fence and yard or balcony are yours to enjoy
and maintain but they belong to the community. The condominium (you are a member
of this community) owns everything outside … the roofs, the external
cement siding, the common lands beyond your fence, the garages, the decks in
front of your house and the planters on the decks.
Who makes the decisions
for our community or condominium?
The condominium (or community) is organized much like the city. The members
are homeowners in the Coldspring 1A,1B, or the Woodlands section and they
elect a board of five. Representative
homeowners meet once a month to solve the problems and manage the finances
of the condominiums. Board members serve two-year terms and are elected at
an annual community meeting every December. By attending this meeting and
reading
informative flyers and website you can be up to date on what is happening
in our community. You are invited to attend a board meeting so that you can
see
for yourself
how this arrangement works. Each month you will receive a summary of the
Board meeting
minutes.
We also have a Management Company ( American Community Management) which handles
our day-to day activities and problems (overseeing the porter, keeping our
common
areas
clean,
addressing
physical problems such as leaky roofs, preparing and delivering the minutes
of our board
meetings, collecting condominium fees and paying our bills. There is a property
manager who is responsible to our community and our board. If you have urgent
questions about the condominium, this representative is the person to call.
Why
do we have Condominum Fees?
Monthly condominium fees are collected by the management organization for
the condominium. They are based on the square feet of space you have in your
unit.
This money pays for the following:
- Water (condos do not have individual water bills)
- Common grounds maintenance (landscaping, lawn-mowing, snow removal and
sanding, deck and steps maintenance, lighting maintenance, etc.)
- Porter service (cleaning, watering, handling trash, routine common area
maintenance)
- Insurance for the condo (you will need your own to cover your unit)
Management company services:
- Clerical (writing and answering letters, phone calls, minutes of meetings,
reminder notices to residents, requesting repair services,)
- Financial services (collecting monthly fees, paying bills, accounting
costs, getting estimates)
- Property management (identifying present and future problems and proposing
solutions)
- Repairs of all common property within the condominium grounds (fallen
trees, broken trash chutes, malfunctioning lights, leaks, etc.)
- Annual meeting and Holiday party
- Reserve Funds (Savings accounts to pay for future major repairs)
How
do I pay my “condo fees?”
You will receive a coupon book and envelopes each year. Each month you
send in your check with the coupon for the month. Please note that late
payments
will
be charged late fees. If you have not received a coupon book, please contact
the management company representative.
What
is a “Special
Assessment?”
When the condominium identifies a special structural problem (i.e. need
to replace roofs or need to rehabilitate the decks) community meetings
are held
and study
groups are established. Experts are called in and the needs are evaluated
and the costs are estimated. Finally all condominium members are invited
to give
input and decisions are made regarding how to finance the solution to the
problem. Special assessments are extra fees, beyond the usual monthly condo
fee. They
are used to pay for the solution to the specific problem. They are for
extraordinary, unanticipated, major repairs.
For example the need for deck renovations was identified in the early
90’s.
The cement supports of the decks over the garages were deteriorating. A
special 30-month assessment was approved to pay for these repairs and in
1998, 1999 and
2000 owners have paid these extra fees each month. At the end of 1999 the
City agreed to help with these costs and this will help to limit the need
for such
assessments in the future.
If you are not sure of your unit’s status with regard to assessments, you
can call the management representative .
How do I pay special assessments?
This works just like the “condo fees.” You will receive a coupon book and envelopes and you send in your payment on time each month.
How does the
Coldspring 1B relate to 1A and what is the Coldspring Community Association?
The Coldspring 1B section includes Nutmeg Terrace, Sorrel Court, Sundew Terrace,
Flax Terrace and Clove Terrace. All the other decks in this modern townhouse
community belong to 1A. The 1A section was built several years before the 1B
section and thus the two are entirely separate in condominium affairs. The
1A and 1B group have their own board and management company.
The Coldspring Community Association (CCA) is the organization which
addresses the common concerns of ALL Coldspring residents. This includes
The Woodlands
(homes to the north of Spring Garden), Section 1A, Section 1B, Ruscombe
Gardens,
and Parkview. The CCAorganization
oversees the swimming pool, tennis courts, theball field, relations
with our neighbors (The Waldorf School and The Ruscombe Mansion) and Baltimore
City. The CCA annual fees are separate from the 1A, 1B, and The Woodlands
fees. They are paid once each year in January.
What do I
do if I have a question about fees and
services?
Ask a board member or call the CCA office
Monday thru Friday 8:30 am
to 12:30 pm
Nancy Havranek - Associate Property Manager 410 – 664 – 6341.
What do I do if I need repairs?
You are responsible for the interior of your unit, your windows (inside
and out), your yard and fence or your balcony floor and walls and
any appliances
or heat
pump. (See the attached list of owner responsibilities.) Your neighbors may
be able to recommend repair services they have used or the management representative
can suggest some to you.
What do I do if I have more questions?
Refer to the condominium documents you should have received at the
time of your settlement. This includes a lengthy legal description
of the condominium
organization
and a copy of the bylaws. If you have not received this, contact your real
estate agent.
If you need more help call or email CCA office.