Maintenance Articles
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"Used with permission from Regenesis.net"

A Gander at Geese
Once in danger of extinction in North America, the Canada goose population is increasing dramatically nationwide, in part because of laws protecting them and a lack of natural predators. Urban landscapes are especially attractive, the kind found in many homeowner associations with ponds and park areas.

The Canada goose can be very destructive and create unsanitary conditions. One goose can eat up to 5 pounds of turf per day and produce up to 1½ pounds of droppings. Large, grazing populations also can compact turf areas and foul (no pun intended) water supplies.

Canada geese are wild animals with instinctual behaviors which perceive areas with taller grasses and flowers as environments where predators might lurk. A good first step to reclaiming goose infested landscape is to plant native perennial flowers around the ponds, as well as in areas that don’t need to be turf. Another advantage is that native perennial wildflowers and grasses have deep root systems that can stabilize eroding shorelines.

When these plantings mature, the reduced population of geese combined with the deep-rooted plants will result in improved water quality. Over the long term, wildflowers are a permanent solution because they drop seeds every year to fill in any bare soil.

The cost to establish wildflowers is usually lower than the alternative. Where barrier plantings are not an option, use these strategies to reduce geese populations.

• Decrease the size of lawn areas surrounding water.
• Curtail fertilizer use. Geese prefer lush, succulent, tender grass.
• Reduce or eliminate mowing around the edges of water. In taller grass, geese cannot easily find new, delectable shoots. Taller grass also acts as a barrier to block their line of sight from the water, their main mode of protection from predators.
• Placing large, rugged boulders about 2 feet in diameter around the water also might discourage geese from walking in and out of the water.

Finally, dogs such as border collies are becoming a popular method of keeping geese out of the common area. Specialty companies can provide and supervise dogs for geese patrol.

Laws regulating bird control and bird protection vary by municipality and by state, and federal regulations also apply. Before undertaking bird control measures, check with local and state departments of agriculture or wildlife. Actions that might be legal in one state might not be in another.  BACK

Carpet Care 101
Homeowner associations are tasked to care of carpet in common area lobbies, hallways, stairwells, clubhouses and meeting rooms. Besides maximizing the useful life of the material and providing an aesthetically pleasing look, cleaning removes dust, mold, allergens and bacteria for healthier air quality. There are a number of "It" strategies to achieve greatest success:

Mat It. The first step in reducing soiling is to prevent as much of it as possible from entering buildings. This begins outside with keeping walkways and parking lots clean. In winter, removing snow and ice from walkways helps prevent moisture, snow melt product, sand and dirt from entering building.

At entrances to buildings, walk-off mats are crucial in capturing soil that otherwise would be tracked in. An ideal system of matting incorporates three stages. First are the scraper mats, which are aggressive mats designed to remove large pieces of soil from shoes. These mats generally are placed at entrances just outside a building.

Inside, a second mat extending 4-5 feet captures any remaining large soil particles, as well as dust and moisture. In snow country, it’s a good idea to use a mat with a water-dam design. This design, constructed with barrier ridges on the edges, keeps moisture on the mat.

The third stage is a walk-off mat with dense fibers capable of capturing any fine dust or soil residue still on shoes. All mat should be cleaned frequently because dirty mats loaded with soil are not as effective in decreasing the amount of soil tracked into buildings.

Spot Clean It. A good all-around carpet maintenance system involves spot cleaning. A vital element of any carpet care program is a spotting kit. These kits come with cleaning chemicals designed to remove specific soils and stains, a spotting chart, and a general spotting agent. Cleaning crews can follow the spotting chart for directions on which chemical to use if a general spotter doesn’t remove a spot or soiled area. Spotting kits usually contain chewing gum removal products, as well as scrapers and brushes that can agitate the fibers.

To remove some stubborn stains, use a steam-vapor cleaner. These machines inject steam into the carpet, and the cleaner then blots out the stain. These small, portable machines combine high heat and low moisture to clean and disinfect spots and soiled areas on carpet and hard surfaces.

Suck It Up. Successful cleaning requires vacuuming. In areas where a wide-area vacuum is not practical, smaller upright vacuums are useful. Newer-generation vacuums have better suction and filtration capacity, and High Efficiency Particle Arrester (HEPA) filters are standard in many models.

Sweep It. Carpet sweepers are devices mounted on handles with a cylindrical brushes which sweep dirt into an enclosed dustpan. A variation on this is an electric broom, a small vacuum mounted on a handle that is much smaller than a conventional upright vacuum. These sweepers are available in both cord-electric and battery styles.

Power Spray It. Finally, every carpet cleaning arsenal should include power sprayers. These handheld tanks come with hoses and wands and are available in manual or electric-pump styles. Sprayers are useful for applying pre-spray cleaning solutions in high-traffic and heavily soiled areas. After cleaning and extraction, sprayers can be used to apply soil-retardant solutions, anti-static agents, deodorizers, odor neutralizers, and flame-retardant chemicals.

Having an effective carpet maintenance program takes planning and commitment. The proper equipment and supplies, combined with regular training, will help ensure the carpets look clean and attractive, last longer, and promote a healthier indoor environment.

From www.facilitiesnet.com  BACK

Greening the HOA
While there is continuing debate and skepticism about claims made about global warming, one related issue that all agree on is the need for better stewardship of the Earth. We all owe a debt of caring for our world. What better place to start than at home? While governments often move at a glacial pace to enact green policies, self help is readily available today.

Homeowner associations often control a variety of systems, processes, equipment, designs and materials. In all HOAs, there are opportunities to improve energy efficiency which often produce economic benefits as well. This is a win-win: doing well by doing good! Here are some ways an HOA can go green:

Eco-landscaping involves a combination of careful plant and tree selection, turf reduction, chemical fertilizer elimination and water management. The days of broad green spaces are making way for a myriad of options that are earth friendly. Selecting pest resistant and drought tolerant native species saves on maintenance, water and pest control. Fitting sprinkler systems with rain override sensors reduces water. Reducing turf areas reduces mowing and the pollution generated by gas powered equipment.

Donate It. Many areas have building product and material recycling centers which will accept lumber, doors, windows, cabinets, sinks, carpet and appliances. If you are renovating your clubhouse and have an option to donate used material and equipment instead of dumping, do it. For a list of options by state, go to www.rebuildingcenter.org/links Where available, www.craigslist.com offers a free way to dispose of building materials.

Offer Recycling. Some jurisdictions have mandated recycling as part of the trash collection process. When recyclables are separated from trash, the trash load is reduced and trash collection costs less. With less trash, the landfill load is reduced as is the contamination of soil and ground water. Even where recycling is provided, compliance lags due to consumer laziness. The HOA can remind residents of their civic duty in this regard and the obvious benefit of lower trash collection costs.

Where government recycling requirements are absent, the HOA can create its own system by establishing a centralized recycling station for glass, metal, paper and recyclable plastics that is serviced by a contractor or committee. While individuals can haul their own recycling, the easier and cheaper it is to do, the greater the compliance. Centralize and economize.

Manage Energy Better. Take full advantage of power and water saving devices. Compact fluorescent bulbs use 70% less energy than incandescent bulbs. Add solar activated exterior light controls so lights burn only when needed. Replace high flow plumbing fixtures with low flow models. Insulate water pipes and heat ducts. For more ideas, see www.powerscorecard.org/reduce_energy.cfm

Recycled Paint. This option is becoming more prevalent in metropolitan areas. Leftover latex paint is screened and blended into a popular pallette of colors and resold at a reduced price. For options, Google "[your state] recycled paint".

Go Solar. Many states offer incentives for adding solar power generation or solar hot water systems. If your building(s) have flat roofs or good southern exposure, consult with local solar system providers for options. For HOAs with pools, solar water heating can often pay for itself quickly and significantly lower energy consumption. For more, see http://en.wikipedia.org/wiki/Solar_energy

The HOA should remind all residents of ways they can help the HOA be more green by supporting HOA green programs and by individual effort. There are numerous free resources available on the internet such as:

Consumer Recycling Guide. There are numerous types of products and materials that fall outside the typical recycling service and need special handling. For these items, the HOA can empower its residents with information. This online guide identifies such items and ways to recycle them: www.obviously.com/recycle/guides/common.html

Packaging Reduction. This is an often overlooked strategy in reducing waste. Packaging can range from none (like buying food in bulk) to Fort Knox (like hard shell plastic wrapped around electronics to reduce theft). Consumers generally have a range of packaging choices in many products. Opting for the one with less packaging is a conscious decision to help green the world.

Make it Fun!  The intriguing thing about going green is there are so many ways to pull it off. The HOA can encourage the process by offering prizes for effort and creativity. Those that step up are often willing to help recruit and encourage others. The news media loves to run stories about grass root green efforts. Make your HOA a standout and get recognized!

As the immortal Kermit the Frog once said, "It’s not easy bein’ green". While it does take some effort, there are more incentives and resources today than ever. Take advantage of them in this noble effort. Make it your HOA’s routine to be seen as green.  BACK

Model Remodeling
Owning your own home is an American dream and, for many, a reality. In urban settings, homeowner associations have become a dominant form of new construction, often representing over two thirds of new home construction. While HOA homeowners carry many rights and privileges, the owners often concede certain freedoms usually enjoyed in more traditional home ownership. One particular area of concession involves remodeling,

To control the look and feel of the community, many HOAs have material, color and design standards which must be adhered to. In common wall and multi-story communities, structural integrity demands that changes made by one unit do not jeopardize the viability of the building. For these reasons, it is important for the homeowner association to keep the owners informed and reminded of material standards and inadvertent violations. Here are a number of requirements and guidelines which can be included in a Remodeling Policy as appropriate:

1. For smaller projects (aesthetic only, no structural or utility work involved), submit to the board for written approval prior to commencement of work a description of the work to be performed, who will do it and the anticipated schedule.

2. For more involved projects (includes structural, plumbing, electrical work, etc.) submit architectural plans, copy of permits and signed contractor agreements to the board for written approval which must be received prior to commencing work. If warranted, the board can seek the review and approval of an architect or engineer with related costs to be paid by owner.

3. If view is a consideration in your HOA, require disclosure of proposed structure height and whether removal of trees is involved for view purposes.

4. All power tool operation must be accomplished either in the unit or off property unless authorized by the board in writing and provided there is no unreasonable objection from the neighbors.

5. Contractors are permitted to work only from 9:00 a.m. to 5:00 p.m. Monday through Saturdays.

6. All demolition and construction material shall be disposed of off property, not in HOA dumpsters.

7. Contractor shall clean up any affected common area daily.

8. Owner will provide adequate parking for contractor. Contractor may not use guest parking or block fire lanes.

9. Common utility (electrical, water, gas, etc.) interruption must be approved and coordinated by the board.

10. If landscaping renovation is proposed and the HOA has a landscape standard, a comprehensive plan should be submitted showing proposed changes.

11. Establish specific standards (brand, model, color) for paint color, roofing material, storm doors, screen doors, awnings and other common add-ons.

Since the desire to remodel can happen anytime the spirit moves the remodeler, the board needs to be proactive in keeping owners informed of expectations. Publish the Remodeling Policy on the HOA website and reference it in all newsletters and periodic email updates. Since remodeling will happen, make sure you do all possible to direct a model outcome.  BACK

Storm Ready Roofing
While every element of storm preparation is important, the roof system is probably the most critical and most often overlooked. Consider that despite rain, hail, ultraviolet rays, foot traffic and building expansion and contraction, the roof system must continue to keep water from entering the building.

The best strategy is an established relationship with a qualified roofer. The National Roofing Contractors Association provides a wide range of information and services to help homeowners and building owners make informed decisions about replacing and maintaining their roof systems, including how to hire a professional roofer. You can find out more by visiting www.NRCA.net.

By Gregg Wallick of Best Roofing www.bestroofing.net   BACK

Barking Lots
The Pacific Northwest is blessed with an abundant supply of bark mulch, a byproduct of the timber industry, for use in landscaped beds. Blessed because, while mulch cover is highly prized for planting beds, few areas of the country have access to such a desirable material for this purpose.