MAINTENANCE AND CONTRACTING SERVICES (LEVEL III):
All of the Level I and II Services and
NSC is responsible for your maintenance needs. We are "in the maintenance loop", we take the phone calls for repairs, we consult with the Board as you direct and make sure that things get fixed. In addition to being responsible for repairs we also:
Obtain bids for the annual maintenance , landscaping, fertilizing and spraying, pool management and security (if applicable) for Board approval and get signed contracts. Monitor contractors to insure they have the proper insurance coverage. Act as contact for homeowners to report maintenance or other issues.
Obtain bids for insurance contracts for Board approval and keep a data file on coverage and cost. We are currently working on putting together a package of Associations in order to obtain discounts.
Advise and assist with insurance claims and settling damage disputes.
Assist in obtaining information and costs on special projects
Assist Board or Committee members with enforcement of contracted duties.
Supervise contractors to insure performance. Communicate with the Board regarding contractor performance.
Developer and help implement a 5 year plan for replacement and maintenance of community assets.
Level III, by its nature, is difficult to define and set limitations on our services, which is why Level III may seem pricey. If all your contractors do a good job and if the present Board does not have a lot of special projects, and if the homeowners are happy and not being litigious then Level III is a good deal for us.
If, however, there are problems with your lawn company, or if your gate does not work, or your pool develops a crack, or if the present Board has a lot of projects they want to consider then Level III is a bad deal for us. Level III is especially a bad deal if your neighborhood gets involved in disputes with homeowners that lead to potential litigation. And it is especially awkward if Board members become divided on a particular issue and Redbud lands in the middle.
Time required per month for Level I, II and III services varies with the size of the Association but typically will range from 32 hours per month for small Associations to over 40 hours per month for large Associations. In some cases the time involved can becomes completely disproportionate to the cost in the unusual, but not unheard of case of litigation or intra-Board disputes.
