Summary
This is the board meeting packet prepared by Association Partners, Inc. (API — Marjorie Comber) for the July 16, 2026 regular board meeting, held at Aurelio’s Pizza, Winfield, IL at 7pm. The packet is a compilation containing the agenda, the May 7, 2026 meeting minutes (previously ingested, duplicate — not re-summarized here), June 2026 financial statements, a CS&R collections status letter, the manager’s report, a Collections Policy Questionnaire (blank — pending Board completion), an Alan Horticulture turf care proposal, a large batch of individual violation notices, and an executive session hearing request. Ingested one day before the scheduled meeting; the packet is preparation material, not a record of decisions made.
Key Provisions
- June 2026 financial snapshot: see financial-report-2026-06 — Total Assets $440,413.67; Total Reserves $269,698.46; YTD combined net income $59,778.72.
- New Illinois Collections Policy law: the packet advises that a new state law (expected to take effect by August 18, 2026) will require the Board to adopt a formal written Collections Policy before January 1, 2027. CS&R is charging $650 to draft the policy and an accompanying Board Resolution, pending the Board’s completion of a Collections Policy Questionnaire (included blank in this packet — covers due dates, delinquency thresholds, late fees, attorney turnover triggers, payment plan terms, eviction/foreclosure/bankruptcy posture, and personal judgment pursuit).
- 2027 budget preparation — split rail fence: the manager will obtain replacement proposals for the split-rail fence around the central basin (behind 264, 278, and 297 Hemlock, and 1438 Snowberry). The reserve study (reserve-study-2026) estimated $7,748 for this component (2027 scheduled replacement per reserve-study-findings); the manager proposes budgeting $8,000 as a placeholder pending bids. Recommended 2027 reserve contribution: $11,100 (matches the phased increase already documented in reserve-study-findings).
- Alan Horticulture Turf Care proposal ($8,050 total): grub control, late fall fertilization, aeration, and post-emergent crabgrass treatment — pending Board discussion/approval at this meeting. Alan Horticulture’s letterhead identifies it as a combined brand with Fisher Burton Landscape — see fisher-burton.
- Contract log updates: Landscape Maintenance now listed under “Alan Horticulture” (same rates previously attributed to Fisher Burton: $17,880/$18,784/$18,784 through 11/30/2027); State Farm renewed 8/15/2026–8/15/2027 at $3,864; Travelers BKS-Crime Policy shown as $1,857 for the full 2/11/2024–2/11/2027 term (= $619/yr × 3, consistent with the previously known annual rate); Workers Comp (CAIS) renewed 5/10/2026–5/10/2027 at $601; Hey & Associates wetland maintenance listed at $15,500 for each of 2026, 2027, and 2028 — see Open Questions.
- Collections status (CS&R, redacted): 9 active accounts in assessment collection or foreclosure as of the July 2026 letter, including continuing long-tracked cases and new demand letters. Full detail recorded in assessment-collection-policy.
- Violation sweep: approximately 31 first-warning violation notices issued July 14, 2026 (predominantly garbage-can storage violations, plus several combined maintenance issues and two parking violations), consistent with the Board’s May 7, 2026 direction to begin fining garbage-can violators. Aggregated, non-identifying detail in violations-and-fines.
- Executive session: a homeowner requested a hearing contesting a July 14, 2026 garbage-can violation notice — matches agenda item 12a.
- Citations agenda item: listed for Board discussion with no supporting detail in the packet (“Pages N/A”).
- Rescheduling October 15 meeting: the manager has a scheduling conflict (another property’s annual meeting) and requested the Board consider a different October date for the budget meeting.
Topics Covered
hoa-annual-finances, assessment-collection-policy, violations-and-fines, reserve-study-findings, vendor-contracts
Notable Details
- The May 7, 2026 minutes reproduced on packet pages 2–3 are word-for-word consistent with the already-ingested minutes-2026-05-07 — confirmed duplicate, no new information.
- Per user-supplied external verification (LinkedIn, July 2026), Alan Horticulture and Fisher Burton Landscape have merged/co-branded — not independently confirmed by any ingested HOA document, but treated as reliable given the matching contract figures and combined letterhead observed in this packet. See fisher-burton.
- The Hey & Associates contract log figures ($15,500/yr × 3 years = $46,500 total) do not reconcile cleanly with the wiki’s existing understanding of the August 2025 proposals (25-0272 at $15,500 as a 3-year total for the HOA-only neighborhood basin, out of a combined 3-basin $37,800 total). Flagged as an open question rather than resolved — see hey-and-associates and open-questions.
- All homeowner names and addresses appearing in the collections status letter, the violation notices, and the executive session hearing request have been redacted or generalized per Hard Rule 11. A&A-context addresses are not present in this packet.