I wish

[This_person]

Originally Posted by residentofcre

You're just about there.... The rental owner is making income off of the house so the rental owner has to declare the rent as income and all of the expenses are deducted. That means that all of the fees, including the tenant fee [if it's paid by the rental owner] are deducted from the rental income before any income tax is calculated.

That's really none of the association's concern. The tax base on the homeowner really shouldn't be considered, unless you're also going to change fees based on their mortgage interest rate, the amount of upgrade they do and therefore the income differential of the rental's, etc. You're getting into the landlord's profit as a reason to add more burden. That's not fair.

If we charge a full fee for every single lot, the developers who are holding undeveloped lots will build them out... and we simply can't handle that right now.

And, that's the resident's fault why? Again, that's a county concern. How people are supposed to get out of there in case of an explosion at Cove Point, hurricane's, etc., are the county's problem. Not the association's.

Then we will have even more houses sitting vacant.

Are empty houses a problem for the association right now? If so, how?

It's better to look at the improved lots only right now. It might be an option to consider a partial M&O for the unimproved lots.

The association is charging the same fee for improved or unimproved now, which makes no sense. No one is using the amenities from the unimproved lots. Again, fees based on improved lots, each lot being equal, makes sense.

Another move the developers could make is merging lots that are side by side. That would cost CRE money for road maintenance. See right now CRE collects 1 road fee per lot. If you merge 2 lots CRE loses income for maintenance for roads. I'm really afraid the increase in Special Taxing District already has some people considering that option. If you go to charging an M&O for vacant lots, CRE might as well consider loading a shotgun and get ready cause it would be shooting itself in the foot.

If $213 per lot would cause people to change their lot size, so be it. The extra money from all of the improved lots would more than make up the difference. Besides, unless people are driving to their unimproved lots a lot, they're not adding to the burden of the road, merely being charged more for it.

Now... back to the question about trying to reduce the number of rental homes.... actually it is in almost everyone's best interest to reduce the number o(f) rental homes.... [except the member who owns the rentals and the renter] mortage underwriters look at the number of rentals in the community before quoting a mortgage rate... a tenant uses more office admin time because they need a decal and they need other admin services as well. It's like doubling the ownership of the house.

No offense, but it sounds like you're telling people what's good for them. I think most people would like to take care of that themselves. Just like the people that don't want to follow the rules, who hear the answer of "well, you knew the rules when you moved in," I would submit to you that if peple want to buy a house in the Ranch Club know where they're moving.

I work for a Homeowner's Association in St. Mary's County. Let me give you just one little tiny example of what a tenant could cost the association. This is a total fabrication. It did not happen but since I work for an association I can see how it could very well happen......A tenant wants access to the fitness center. They come to the office to buy a key for access with a check. I post the charge to the owner's account [because that is the only account authorized to use the fitness center as it would be in CRE]. The check bounces. The owner is not responsible for the check... the tenant skips... the association is stuck... oh and did I mention that while the tenant was there they let in 18 people who totally destroyed the fitness center to the tune of $10,000...... This is why we ask for a $108.00 user fee for each rental... it helps cover the cost....

That same imaginary example could come from a homeowner that moves, after closing on their house so you still can't attach their homes. Simply enforce the owner's are responsible for their tenant's actions, and that will easily take care of this problem.

Oh and as for me doing so badly in my Commissioner run... I did ok ... I got quite a few votes for running an election in the forums. My budget was less than $1000 and now CRE is going to get the gas tax I was after.... In that vein I won.... and I didn't have to work 4 years for it..... So there.....

I have nothing to say to this, as this wasn't my comment to you.

[budman473]

Originally Posted by residentofcre

The gas tax is not an additional tax there bucko.... it's the gas tax that people in CRE and Drum Point have been paying for years that was siphoned off [pardon the pun] and sent to Montgomery County.... now it's going to be coming to CRE & Drum Point.... it's a return of taxes spent already paid out there bucko.... 'bout time too....

I would not ever begin to tell anyone not to buy an investment property... but investment properties come with cost.... and my guess is I would be digging into a bottom line of yours based on the curt responses I am getting from you....

Besides.... If we charged an M&O per lot the Developers and the Landlords would have more votes... that should make them happy! tax deductable votes after all they are an expense to the investor.... not like the single income family the investors are leaning on now....

Actually you are not digging into my bottom line. I do not own any property n the CRE and could quite frankly give a hoot in hades about the fees. But when I saw someone out there who is so against capitialism and property rights I felt the need to chime in.

Please explain to me how CRE and Drum Point are getting gas tax money dedicated solely to them. Also, we in Southern Maryland have been paying gas taxes and by the way are going to pay even more soon that have been going towards the metro and commuter rail for years.

Oh and as far as a fee discouraging builders from developing the vacant lots, don't kid yourself. When the market is there for addidtional building those lots will be built regardless of a few hundred dollar fee. If you or others do not want those lots built out, then buy them and do as you wish. It is your right.
Good luck with your election and God bless all if you win.

[residentofcre]

Originally Posted by budman473

Actually you are not digging into my bottom line. I do not own any property n the CRE and could quite frankly give a hoot in hades about the fees. But when I saw someone out there who is so against capitialism and property rights I felt the need to chime in.

Please explain to me how CRE and Drum Point are getting gas tax money dedicated solely to them. Also, we in Southern Maryland have been paying gas taxes and by the way are going to pay even more soon that have been going towards the metro and commuter rail for years.

Oh and as far as a fee discouraging builders from developing the vacant lots, don't kid yourself. When the market is there for addidtional building those lots will be built regardless of a few hundred dollar fee. If you or others do not want those lots built out, then buy them and do as you wish. It is your right.
Good luck with your election and God bless all if you win.

I just went back to try to find the original place I first mentioned it on SOMD forums but I'm not really great at searching. I know it was while I was a candidate. I know there was a lot of discussion about private driveways....

Anyway...

Everyone pays the same price at the pump... all the taxes go to the state... then the counties receive funds from the State based on the number of miles of County Roads they maintain. Months and months ago I started talking to people at the state level about the fact that CRE has 66 miles of road that we maintain... then I started talking to the Common Ownership Infrastructure Advisory Committee in Calvert County... and the Roads Committee in CRE... the committee members think I am insane... then I talked to Ed Harvey about it who mentioned it to John Gray and they went to a meeting of the State Infrastructure Task Force for Private Communities and it turns out that Montgomery County Private Communties have been sharing the gas tax for some time......

so... starting in 2009 since CRE and Drum Point are participants in a Special Taxing District [which is a qualifier] the State will pay the County for the specified miles of paved roads in CRE and Drum Point and the County will forward those funds to CRE and Drum Point for the maintenance of their roads....... it costs the rest of the state not one red cent more.... you still pay the same money at the pump.... we just have more road maintenance money to work with....

[High EGT]

I and many would probably like to know what the current population in CRE is and from that figure what the % are paying their dues or as the term goes Members in Good Standing. My guess the figure is large of residents "Not in Good Standing". Yes/ No?

[residentofcre]

Originally Posted by High EGT

I and many would probably like to know what the current population in CRE is and from that figure what the % are paying their dues or as the term goes Members in Good Standing. My guess the figure is large of residents "Not in Good Standing". Yes/ No?

I asked the new General Manager those same questions. He said he didn't know. I still haven't received an answer.

I did some research that I could share with you about the number of improved and unimproved lots etc. But the research numbers are at home and I just got to work. If you would like I would be happy to put that report on this forum tonight.

As for the % of people who are Members in Good Standing... that's a horse of a different color.... I'd like to have that too...

CRE has another set of documents called the Policies and Procedures. In the Policies & Procedures [P&Ps] there are several financial documents spread all over the place that discuss [poorly in some cases in my opinion, I might add] how they conduct their financial transactions. In one of those P&Ps it says that they will keep their books on a cash basis.

As long as they are keeping their books on a cash basis... it is impossible to tell from one single report specifically how many members are in good standing. Michelle James, Carl Swick, Kermit Dyke, and I were working on re-writing the P&P's for the Board. I asked them to do it the first year I was on the Board but I couldn't get a majority vote to do it. The second year Michelle brought the matter to the floor. We started with the Campground documents and then we went to the Financials. As soon as I changed the sentance to the books will be kept on an accrual basis.... the board got bogged down with the petition garbage and the budget and the financial P&P got pushed back to the next Board to finish. I hope it does get finished. I have to do some format changes, the new board has to approve, then legal has to approve , then the new board has to accept it. If all that occurs... then we should be able to print out a deliquency report. Everything else is in place. All our software will toggle from Cash to Accrual Accounting and since we have Accounts Receivable we should be on Accrual all along, in my opinion....

[High EGT]

Originally Posted by residentofcre

I asked the new General Manager those same questions. He said he didn't know. I still haven't received an answer.

I did some research that I could share with you about the number of improved and unimproved lots etc. But the research numbers are at home and I just got to work. If you would like I would be happy to put that report on this forum tonight.

As for the % of people who are Members in Good Standing... that's a horse of a different color.... I'd like to have that too...

CRE has another set of documents called the Policies and Procedures. In the Policies & Procedures [P&Ps] there are several financial documents spread all over the place that discuss [poorly in some cases in my opinion, I might add] how they conduct their financial transactions. In one of those P&Ps it says that they will keep their books on a cash basis.

As long as they are keeping their books on a cash basis... it is impossible to tell from one single report specifically how many members are in good standing. Michelle James, Carl Swick, Kermit Dyke, and I were working on re-writing the P&P's for the Board. I asked them to do it the first year I was on the Board but I couldn't get a majority vote to do it. The second year Michelle brought the matter to the floor. We started with the Campground documents and then we went to the Financials. As soon as I changed the sentance to the books will be kept on an accrual basis.... the board got bogged down with the petition garbage and the budget and the financial P&P got pushed back to the next Board to finish. I hope it does get finished. I have to do some format changes, the new board has to approve, then legal has to approve , then the new board has to accept it. If all that occurs... then we should be able to print out a deliquency report. Everything else is in place. All our software will toggle from Cash to Accrual Accounting and since we have Accounts Receivable we should be on Accrual all along, in my opinion....

The reason I bring the question up is there's a perception amoung us that (right or wrong) that the M&O increases as well as increases requested of the special tax for roads are due in large to offset budget shortfalls directly related to a large populace in CRE not paying there dues. I mean when we consider how many housholds (estimated 3000?) in CRE it easy to come to a conclusion that if the majority were living up to their obligations the CRE budget would be alot healthier. I've lived here long enough to know that this issue of non paying housholds has been a budget sore point for many years and so the perception now is that Members in Good Standing are now being taken advantage of because we do pay and its cheaper for CRE to do so since hiring lawyers to go after those that dont pay is a money looser. Its now getting to a point of revolt within the CRE community if not careful.

[residentofcre]

Originally Posted by High EGT

The reason I bring the question up is there's a perception amoung us that (right or wrong) that the M&O increases as well as increases requested of the special tax for roads are due in large to offset budget shortfalls directly related to a large populace in CRE not paying there dues. I mean when we consider how many housholds (estimated 3000?) in CRE it easy to come to a conclusion that if the majority were living up to their obligations the CRE budget would be alot healthier. I've lived here long enough to know that this issue of non paying housholds has been a budget sore point for many years and so the perception now is that Members in Good Standing are now being taken advantage of because we do pay and its cheaper for CRE to do so since hiring lawyers to go after those that dont pay is a money looser. Its now getting to a point of revolt within the CRE community if not careful.

Excellent point.... And I heard a rumor that the Maryland Legislature recently was working on a bill that would put the liens placed by HOA's up in front of Mortgages.... which would give the HOA's more clout in collection their money... if the rumor is true...

[This_person]

Originally Posted by residentofcre

Excellent point.... And I heard a rumor that the Maryland Legislature recently was working on a bill that would put the liens placed by HOA's up in front of Mortgages.... which would give the HOA's more clout in collection their money... if the rumor is true...

Here's a thought - incorporate, become a town instead of a group of houses paying each other for "amenities", and the roads will be taken care of by the county and state, the "rules" will become "laws", and everyone will have a vote on how that works with a lot less dissent and curiousity if people are each pulling their own weight. You can create schools you like, have more say over all the new construction in your "town" area, and basically decide your own fate.

[residentofcre]

Originally Posted by This_person

Here's a thought - incorporate, become a town instead of a group of houses paying each other for "amenities", and the roads will be taken care of by the county and state, the "rules" will become "laws", and everyone will have a vote on how that works with a lot less dissent and curiousity if people are each pulling their own weight. You can create schools you like, have more say over all the new construction in your "town" area, and basically decide your own fate.

We tried that once... and there are a lot of people who would or might be interested in it.

I say would or might because in the first year I was director I took a survey. A lot of people said they would like to see a Municipality and almost as many said they might be interested but they needed more information.

Even if we had that majority of the vote right now, we would still need to get it on the next County Ballot as a Referendum and get permission from the County & State to do ... Then it takes a number of years to go into affect.

But sounds good to me...