Summary
This is the board meeting packet prepared by Association Partners, Inc. (API) for the May 7, 2026 regular board meeting. The packet is a compilation document containing the agenda, the April 24, 2025 meeting minutes (previously ingested), March 2026 financial reports, an AR (accounts receivable) delinquent status summary, a vendor contract log, an active violation log, and a copy of the full Reserve Advisors reserve study report dated February 17, 2026.
The meeting minutes portion (April 24, 2025) duplicate content already ingested as minutes-2025-04-24 and are not re-summarized here. The agenda and officer roster are administrative and contain no substantive new information beyond what appears in minutes-2026-05-07.
Key Provisions
- March 2026 financial snapshot: Operating checking balance $160,625.60; total reserves $270,599.93; replacement reserve equity $230,975.31; YTD net income $71,806.80
- Reserve study completed: Reserve Advisors delivered a full report February 17, 2026 covering 6 reserve components and a 30-year funding plan — see reserve-study-2026 and reserve-study-findings
- Active vendor contracts: API management, Fisher Burton landscape (through Nov 2027), Cukierski tax, State Farm insurance, Workers Comp (CAIS), Hey & Associates wetland management
- Delinquent AR (generalized): 2 cases fully resolved; 1 with signed settlement; 1 active mortgage foreclosure with redemption date August 7, 2026
- Active violation: 1 first-warning trash bin violation issued April 15, 2026 by Jennifer Nissen (API)
- Fence amendment draft re-circulated: KSN-drafted §8.11(g) language proposing aluminum at 4-foot maximum — unsigned; board declined to pursue Declaration amendment at this meeting
Topics Covered
hoa-annual-finances, assessment-collection-policy, reserve-study-findings, fence-specifications, cost-share-arrangement, violations-and-fines
Notable Details
- The board packet confirms two separate Fisher Burton contracts: (1) landscape maintenance covering common areas, multi-year through November 2027; (2) mulch, 2025-only at $4,585. This resolves a longstanding open question in fisher-burton about why Fisher Burton appears in the 2026 budget despite being “discontinued” for mulching in July 2025.
- Jennifer Nissen (API) is both the active violations administrator and the newsletter contact identified in May 2026 minutes — consistent with her role as active account manager replacing Marjorie Comber.
- The fence amendment draft included in this packet is the same KSN document referenced in the May 7, 2026 meeting discussion. All signature fields were blank, confirming it was circulated for review only.
- The reserve study was completed at a cost of $2,200 (approved January 2026); a $1,100 retainer appears in the March 2026 financials (likely first installment).