Mission Statement

To Ensure a Fair and Equitable Transition of the HOA from the Builder to the Homeowners, we invite ALL residents to participate in the Process

Questions & Answers Submitted to the 2025 Annual Meeting

Note: follow up questions are in parenthesis
 
Q: Why is the common area irrigation not on rain sensors?

A: This is an option that can be considered, but our contract with the landscape maintenance company monitors and will shut off when not needed. They are currently on a timer.

(A bigger question is what is the plan to reinvigorate this poorly operating system community wide? Interviews with Ruppert personnel indicates serious concerns over the viability of the current system.)
 
Q: The front entrance fountains need to be improved; we need to ask Del Webb for the manufacturer and set up for their fountains as I have not seen them not operating.

A: The front entrance fountains are working properly. The fountains at Del Webb, as all fountains do, go down periodically as well, and the fountains at our entrance were recommended by two individual pond/lake fountain companies. The fountain on the entrance side goes down more frequently because it is at the shallow end of the lake, and debris gets sucked up into the pump which causes it to clog and shut down.

(Could you share the current maintenance schedule that is in place for these fountains?)
 
Q: The street trees are in terrible condition, and the pine straw is ugly around them. What happens if residents don’t have pine straw around the house currently? The landscaping needs to be per home and then the common areas separately for homes that opt out of these services.

A: The majority of the street trees are in good health Periodic assessments by the management team are made and those that are verified as dead will be removed until the next round of replacements is planned. The pine straw at homes and in the common areas is replenished once per year. This is done in the spring. Homeowners may submit an architectural application for approval should they prefer to replace the pine straw in their beds with mulch. This will be a homeowner expense. Street trees will not be allowed to be changed to mulch as they are important to the overall character of the community.

(conflicting answers are highlighted, please clarify)
 
Q: Who is responsible for the maintenance contracts for the retention basin system?

A: The stormwater system internal to the community is the responsibility of the Four Seasons at the Lakes of Cane Bay HOA. The greater lake system surrounding the property is monitored and maintained at the direction of the Lakes of Cane Bay HOA or county, whichever has accepted conveyance.

(Clarify as to who has accepted conveyance in either case. Is it the County or LOCB?)
 
Q: Who is responsible for paying for the path to be installed from Marsh Cove Circle to the pool area?

A: The builder, K. Hovnanian Homes has committed to installing the proposed pathway and will pay for this unbudgeted expense through subsidy funding of the Operating account. All future maintenance will be provided by the HOA.
(Clarify if member fees were used to pay for this feature and if the pathway was part of the County approved plans)
 
Q: The small evergreen bushes in between the cabana and the children’s pool are almost dead. Will these be replaced? These bushes don’t seem to be properly watered. Why isn’t there some type of volunteer group here to help with some of the things that the membership can do?

A: Ruppert Landscaping maintains the vegetation surrounding the Lakehouse under a contract with the HOA. Any dead plant material will be removed. The planting beds are irrigated by a drip line system. The resident driven Landscape Committee will make recommendations for future replacement needed.

(In conversation with members of the Landscaping Committee, they have been told consistently that there is no money budgeted to replace dead or removed plantings throughout the community.
What is the status of these plantings?
Is there a plan to replace the two dead palm trees at Salt Bridge?)
 
Q: What can we do in advance this year to make sure the irrigation at the back end of Four Seasons Boulevard/Waterside will work this year? We went the entire summer without watering last year; updates given were never accurate or delivered on. One worker claimed the new construction owners asked them to keep it off, then we were told it was needing parts etc. Regardless, they were reported to be fixed the same week they were being shut down for the season, so we never saw them working. Can we make sure they are indeed functional on Day 1 this year?

A: Ruppert has begun running through the common area irrigation system and making any needed repairs to ensure functionality in the Spring.

(Please confirm that as of today, all systems are fully functional including drip lines?)
 
Q: When was the last time fire hydrants were inspected?

A: They were inspected in 2021 and are on a rolling schedule as required by the local authority having jurisdiction. If a hydrant is ever leaking or damaged it should be reported and it will be repaired by Berkeley County Water& Sanitation (BCWS).

(When do you expect to replace all missing road reflector identifiers which indicate the locations of fire hydrants?)
 
 Q: Will the parking areas be remeasured and if they measure 8,900 Square Yards, would the inflation adjusted expenditures in the projection for year 2037 be increased by $28,151?

A: This will be a determination made by the Engineer while performing an updated study. The current study and funding recommendations have been accepted by the Board of Directors following review and approval by the Finance Committee.

(If there is an error in the RA assessment, why not correct that now rather than waiting years to do so?  Who on the board of directors and finance committees has the specific knowledge and experience to accept the RA conclusions as accurate in this case?  An issue has been raised by the Association membership requesting a review. Please explain why that should not be performed.)
 
Q: Will the reserves be adjusted to recognize the periodic repair of the Parking Areas which weren’t included in the Reserve Study?

A: The parking lot milling and overlay of the asphalt was included in the Reserve Study.

(This question remains unanswered as it appears that not all areas were included. When will this assessment be added for budgetary consideration?)
 
Q: We noted that the new reserve study took the reserve position in multiple instances to perform the repairs or replacement of line items in a phased approach. We applaud this
approach as it recognizes that not all elements need to be repaired/replaced at the same time. The reserve study did not include any reserve elements for cleaning and repair maintenance of the 44-storm water drains and pipework emptying into the retention basin (from the storm drain through to the retention pond system). We believe that this line item should be reflected in the projection of expenditures as they get worse over time and need property management attention and visibility to the Homeowners and reflect a potential safety issue if not addressed.

A: The drainage system on Association property is a part of the Road/Stormwater Reserves and any expenses would come from the Reserve fund as per the Reserve Study for Road/Stormwater. Reserve Advisors recommends the Association budget for interim cleanings through the operating budget. Future Reserve Studies will continue to monitor the need for storm water system cleanings to become a reserve item or remain as a periodic operating expense.

(Has there been a survey done of both collection and discharge appurtenances within stormwater conveyance system? The presence of slow release at numerous stormwater collection points would indicate that significant siltation is present either within the system or where is discharges into the retention basin.)
 
Q: Like other capital asset repairs/maintenance > $10,000 per occurrence over the 30-year
period of the reserve study, when will reserves be adjusted to reflect an estimate for the repairs and maintenance of the 44-storm water pipework and discharge points emptying into the retention basin system?

A: An updated study is planned to be completed every two years in an attempt to stay current with cost increases. The engineer will determine at that time, if any funding adjustments are needed on all items currently in the study.

(This answer does not address the current issues with both collection and discharge within the community system. Please indicate when such a survey will be conducted.)

Q: We noted the Reserve Study’s recommended reserves required for sediment removal for the pond in front of the entrance. For future dredge work required in the more expansive Four Season’s section of the retention pond (from the bank perimeter of waterways touching the Four Season’s land and inwards towards the opposite bank), which Association is responsible and legally accountable for the repair?

A: The Lakes of Cane Bay HOA or the ownership entity of improved property is responsible for any monitoring, maintenance, or dredging deemed necessary. Four Seasons at Lakes of Cane Bay does not own or maintain the lake system.

(What communications have been conveyed to the entity responsible for such maintenance? Are there any required maintenance agreements codified in the Berkeley County registrar’s office and attached to the common area land use?)
 
Q. Is there a reserve study for the dredge work?

A: This information would be included in a Reserve Study performed for the Lakes of Cane Bay, not Four Seasons at Lakes of Cane Bay, as it is not owned by Four Seasons at Lakes of Cane Bay.

(Has the KHOV HOA contacted LOCB HOA to request dredging at any of the current 52 stormwater discharge points?)
 
Q: The General Reserve Expenditures for Lakehouse Windows and Doors lists 2056 as the Estimated year for replacement or a 38-year useful life or no expenditures during the 30-year
life of the Reserve Study. The 2019 Reserve Study used a 20-year life for these assets. How was the 38-year useful life determined?

A: The consulting Engineer makes that determination based on his research, experience, and examination of assets utilizing standards accepted in the industry.

(The current replacement of 23 windows with failed seals seems to portend a lack of future acceptable performance of the installed window products. This is borne out by the residents’ experience with the same manufacturer’s products within their own homes. Will KHOV’s HOA consider a more realistic approach to the current 38-year useful life prediction made by RA and adjust the reserve balance requirements accordingly? Also, as each replacement made under the warranty bears significant expense, is it prudent to continue to replace a proven substandard performing product such as the failed windows with the same manufacturer’smaterials?)
 
Q: Will the Reserve Study be adjusted to use the 20-year useful life established and accepted in the 2019 reserve study which would increase the reserves in inflation adjusted
expenditures by $430,573?

A: The current study will not be adjusted to reflect the 2019 study estimates. The purpose of obtaining a new study is to obtain updated information on each asset. If adjustments to useful life and funding are needed, they will be made in the next study.

(It appears that in some cases the discrepancies between these two reserve study assessments are significant. Simply stating that the function of a new study is to update the information from one to another does not address why there are such dramatic deviancies. Can you please give us a better explanation for such offsets? Without some logical understanding of this practice, it brings into question the dramatic increases of useful life by your new reserve study firm in a number of other areas.)

Q: The General Reserve Expenditures uses 400 SQUARES for roof replacement of the Lake House and Pavilions. The 2019 Reserve Study used 495 SQUARES (an increase of 19%) for roof replacements which appear to be a more specific and accurate number. Will the roof be
remeasured and if the 495 Squares measurement is correct, would the
inflation adjusted expenditures in the projection be increased by $58,253?

A: The current study will not be adjusted to reflect the 2019 study estimates. The purpose of obtaining a new study is to obtain updated information on each asset. Both reserve consultant specialists provided an estimate based on their inspection of the roof at that point in time. If adjustments to useful life and funding are needed, they will be made in the next study.

(The roof inspection done by RA was inadequate to assess the roof conditions as it was done from the ground. There was a recommendation that a qualified roofing inspector be hired to conduct regular inspections to ascertain an accurate assessment of the amenity roofs. Has that been done and what is the plan to do so moving forward?)
 
Q: Pool Finishes, Plaster and Tile Page 4.61, Line Items 6.800, 6.801, 7.800 and 7.801.  There are no funds set aside for partial replacements of the scuppers and coping as needed, replacement of tiles as needed, replacement of joint sealants as needed, or concrete structure repairs as needed.

A: The replacement of the pool deck will include the coping and scuppers. Re-plastering the pool will require new tiles and is included in that replacement line.

(It appears that some of this work will be undertaken prior to the useful life projected by RA in its reserve study. Can you provide any other examples of where the useful life is not anticipated to follow the RA recommendations?)
 
Q: Furnishings, Page 4.14, Line Item 2.450.
Components such as televisions and other frequently used items typically have a useful life shorter than 20 years. Additionally, these original furnishings were intended for use by fewer residents. The current expansion in Phases 9 and 10 will increase their usage by an additional 20%. Can you better define individual useful life of various classifications of components rather than the broad general grouping presented by RA of the entire category?

A: Replacement TV, Keurig machines, etc. do not meet the criteria of a capital expense or Reserve item. Given the general low value, they are considered operating expenses.

(I believe this question has considerable merit and was not solely in reference to those expendables covered within the category of general expenses. The 20% increase in users as the result of unplanned expansion of phases 9 and 10 on roadways, amenities and other common area components becomes a significant concern and is the real issue. The extreme overloading of a 2 ½” thick roadways never intended to handle the extraordinarily heavy construction traffic promulgated by the unplanned expansion into Phases 9 and 10 needs to be considered when useful life is being determined. There is no evidence that this was even discussed with RA. Please explain how this concern will be addressed.)
 
 Q: Exterior Building Elements: Gutters and Downspouts, Aluminum Page 4.1, Line Item 1.240. RA recommended semi-annual maintenance. Will the gutters be inspected and maintained per the Reserve Study?

A: This is their recommendation only. The gutters were inspected and cleaned in 2024 and will continue to be maintained to ensure useful life expectancy.

(The answer suggests that RA’s recommendations were just that and KHOV’s HOA does not consider them binding thus putting the value and purpose of entire study at question. What’s the purpose in even doing a reserve study if KHOV’s HOA has decided to pick and choose their consultants’ recommendations?)
 
Q: Are these services currently being performed by certified maintenance personnel as noted on Page 4.2. If not, when can we expect this to be accomplished?

A: A professional gutter contractor was hired.

(Can you provide the date and a copy of the written report provided by the professional gutter contractor?)
 
Q: Asphaltic shingled roofs Page 4.3, Line Item 1.280. RA conducted limited ground observations and recommended that the Association “maintain a service and inspection contract with a qualified professional and record all documentation of repairs conducted.” When will a contract be drawn up for the recommended services?

A: There are no plans to enter a contract with any vendor at this time. As is common, the roof was inspected, and repairs were made in 2023 by a licensed contractor.

(Can you provide clarification by what is meant by “as is common”? Can you provide the date and written report provided by the qualified professional roofing contractor? Repairs were observed by the IATeam during 2025, can you provide a summary of the work that was done at the time and a statement as to whether all areas were inspected and subsequent recommendations were carried out?)
 
Q: Has there ever been assessments of the amenity roofs conducted by a certified roofing inspector?

A: Yes. See above Q & A.

(Can you provide a copy of the report done by the certified roofing inspector?)
 
Q: c. Walls, Siding, Fiber Cement Page 4.7, Line Item 1.840
“We note the following select recommended preventive maintenance activities to maximize the remaining life: Annual inspections and repair damage, loose boards, and finish stains; periodic pressure cleaning at areas with organic growth; touch-up paint and finish applications as
needed and sealing of filed cut end joints.” Are annual inspections currently being performed by a qualified firm as recommended by RA which has resulted in making some of the necessary repair work?

A: The two on-site maintenance technicians can assess and making minor routine repairs to any loose boards or finishes. They have a schedule for pressure washing and following the purchase of a pressure washer, are now able to routinely clean the amenities and walkways, saving the Association money while receiving more frequent/quality service. If major repairs are needed, Management will go out to bid for work.

(Can you provide a copy of the maintenance personnels’ resumes including any professional training, accreditations or associations which they currently hold.)
 
Q: Will the reserve be adjusted to use the higher repair value established in the 2019 Reserve Study and alsouse a more realistic next repair date before 2028 whichwould increase the reserves in inflation adjusted expenditures by $59,434.

A: The current study will not be adjusted to reflect the 2019 study estimates. The purpose of obtaining a new study is to obtain updated information on each asset. If adjustments to useful life and funding are needed, they will be made in the next study.

(While we do recognize that the new reserve study intended to update the long overdue adjustments needed to make the reserve fund credible, it does appear that there are numerous issues that bring the current study into question. We have expressed them through our questions herein. The biggest concern lies in the dramatic adjustments to useful lifein areas such as the roadways, sidewalks, windows, bridges, landscaping and irrigation. In conversations with the Community Manager, it was suggested that a number of estimates for useful life would need to be adjusted as it is apparent that those estimates were proving to be wanting in their predicted performance characteristics. In lieu of this information, have there been specific areas that fall into that realm, and if so, what impact will they have on the total reserve funds? It also appears that the new RA study seemed to neglect the fact that many of the components considered have already been in operation for years prior and seemed to take an approach that visual inspections took precedence over actual service. As these various components begin to fail much sooner than their negotiated predictions, will there be adjustments made to the reserve fund to offset this reality?)
 
Q: The General Reserve Expenditures for Pickleball Surface Replacement assumed a
replacement in 2053 using a 35-year life. The 2019 Reserve Study used a useful 20-year life. The periodic repair/Color Coat for the Pickleball courts assumed a 5-year useful life with the first repair assumed in 2028 at a cost of $1 per Square Foot or $7,100. Ironically, the new study assumed the 2028 next repair because it incorrectly assumed that a repair was performed in 2023 (5 years past the 2018 Base Year installation). The 2019 Reserve Study assumed a 5-year useful life with a cost of $1.62 per Square Foot or $11,500. It should be noted that our courts are utilized on a much more frequent basis than similar public courts. Will the Reserve Study be adjusted to use the2019 Reserve Study that projected a more realistic useful life of 20 years which would project a repaving in 2038 and would reduce the reserves in inflation adjusted expenditures by$139,709?

A: The pickle ball courts are currently in good condition and will be resurfaced/repaired when needed, even if prior to the projected date in the Reserve Study. The current study will not be adjusted to reflect the 2019 study estimates. The purpose of obtaining a new study is to obtain updated information on each asset. If adjustments to useful life and funding are needed, they will be made in the next study.

(The IATeam sent KHOV’s HOA board evidence this past summer that repairs were needed. What are the current plans to do so?)

Q: The Reserve Study states for the Streets Cost Center contribution they used budgeted additional reserve contributions of $45,000 in 2024 and $318,000 in 2025 “per information
provided by Management”. How were these numbers calculated and by whom? Was the 2024 additional reserve contribution of $45,000 funded (if not, who will fund and when will they fund it)? Who will fund the additional reserve contribution of $318,000 in 2025 as it was not included in the 2025 Operating Budget?

A: These numbers were provided to Reserve Advisors by Management as part of the Developer contribution and Reserve Advisors calculated the totals.

(Please respond to the specific questions presented in the above. The questions requiring clarifications have been highlighted for your convenience)
 
Q: Why is the Reserve Study starting reserves balance as of 8/31/24 of $2,105,392 ($1,170,499 General plus $934,893 Streets) higher than the Total Reserve Funds on the 8/31/24 Balance Sheet of $1,561,458? Who will fund the $543,934 starting balance deficit and when will they fund it?

A: The starting balance in the reserve study reflects additional reserve contributions budgeted and expected by the end of the year and includes the cumulative reserve interest on
investments earned to date. Clarifications from the reserve consultant are forthcoming and will be communicated once received.

(I don’t believe this information was ever provided. Please remit)
 
Q: We were told in response to a homeowner question on the 2025 budget that the $296,800 reserve contribution is due to the recommendation per the new Reserve Study. The Reserve Study states their recommended reserve contributions were calculated beginning in 2026, and for the 2025 General Cost Center contribution they used the budgeted reserve contribution.
How was the $296,800 calculated and by whom?

A: These figures were calculated by Reserve Advisors. The initial study and funding plan provided a 2025 recommendation, which was incorporated into the plan. Clarifications from the reserve consultant are forthcoming and will be communicated once received.

(I don’t believe this information was ever provided. Please remit)
 
Q: The Asphalt Repaving in the Streets Reserve Expenditure Projection uses a Total Quantity of 8,000 Square Yards for the Parking Areas in Four Seasons. The 2019 Reserve Study used 8,900 Square Yards for the Parking Areas. Will the parking areas be remeasured and if they measure 8,900 Square Yards, would the inflation adjusted expenditures in the projection be increased by
$28,151?

A: The parking lot will be measured by the contractors when submitting bids to perform work. The estimated expense of repaving is not an absolute cost and will clearly vary depending on timing and the accepted contract. There is no need for the 2024 study to be changed. Any needed adjustments can and will be made in the next study. The Road Reserves are properly funded and in compliance with all county requirements.  

(The matter of two differing assessments of the amount of asphalt paving suggests that one estimate is in error. The difference is significant such that it would be responsible for the board to have correct information which will have an impact on the reserve fund. Getting an accurate assessment is not difficult and can be provided by the inspection of the construction documents. Can you please provide an accurate assessment of the parking lot areas subject to maintenance and repair? Despite a statement that RA had access to the construction documents for their study, it did not indicate whether they took copies of these documents or even used them to draw their conclusions. Please provide a statement from RA that they actually used the construction documents when producing their cost estimates)
 
Q: What was the replacement cost and estimated useful life recommended in the new reserve study for the Replacement of the subsurface irrigation. If greater than$10,000, why was this line item deleted from the list ofexpenditures.

A: There were no lines omitted from the study. Repairs are made as needed and both the 2019 and 2024 study provide for partial replacement and repairs. Neither recommended a full replacement at one time.

(Can you indicate the extent of the aforementioned replacement and repairs? As there is a real concern about the documented failures of our irrigation systems, it would be useful for the homeowners to provide their real experiences with the system to a responsible party for its consideration.)
 
Q: The General Reserve Expenditures for Replacement of Lakehouse Furnishings on a phased approach assuming a useful life of up to 20 years with years remaining of 8 to 18 years. The projections assumed a full replacement of furnishings in two phases with ½ in 2032 and ½ in 2042. Basically, this represents a 20-year full replacement schedule. The 2019 Reserve Study used a 5-year Useful life and assume full replacement every 5 years. It should be noted that the wearand tear on furnishings will accelerate due to +20% increase inhomeowners from Phase 9 & 10 development which was not anticipated in the 2019 Reserve Study. Will the Reserve Study be adjusted to use the 2019 Reserve Study 5-year useful life while considering the 20% Homeowner population increase with Phase 9 & 10 which would have a significant impact in inflation adjusted expenditures by $393,926?

A: The current study will not be adjusted to reflect the 2019 study estimates. The purpose of obtaining a new study is to obtain updated information on each asset. If adjustments to useful life and funding are needed, they will be made in the next study. Should furniture replacement be needed prior to the estimated date of replacement, it will be replaced.

(This standard answer seems to not reflect a real concern over the performance of specific appurtenances. Instead of repeating this statement in the interest of expediency, could we take each measure on its merit rather than dismissing it out of hand? The members have expressed a real concern for the negotiated aspects of certain useful life categories. The dramatic discrepancies between the two studies in obvious and concerning. Something is wrong and it would help build some confidence in the RA study to have an honest review of its contents and conclusions . Would KHOV’s HOA board consider setting up a review with the authors of their reserve study to see if its members can get its concerns addressed?)

Q: The General Reserve Expenditures for the indoor pool’s Mechanical Equipment Dehumidification Unit assumed a replacement cost of $105,000. The 2019 Reserve Study used a replacement cost of $185,000. Will the reserve be adjusted to use the 2019 Reserve Study cost of $185,000 which would increase the reserves in inflation adjusted expenditures by $290,842.

A: The current study will not be adjusted to reflect the 2019 study estimates. The purpose of obtaining a new study is to obtain updated information on each asset. If adjustments to useful
life and funding are needed, they will be made in the next study.(see above)
 
Q: There exists some confusion when Reserve Advisors (RA) speaks to the useful life of a system or individual components. The following questions should resolve that confusion. Question: Did RA use the actual dates that these various systems or components went into service?

A: Yes, the actual in-service dates were provided and used by the reserve consultant.

(Can you provide a copy of the service dates supplied to RA?)
 
Q: Were any maintenance records shared with RA during their survey?
A: Yes, any requested records were shared.

(We have no indication of what maintenance records or schedules were shared with RA during their assessment. Would KHOV’s HOA board be willing to allow the examination of these records and schedules to instill confidence in both the RA study and ongoing efforts to properly maintain our community?)
 
Q: Did RA have access to all construction documents during their engagement?
The terms, “good,” “fair,” or “satisfactory” are not defined.

A: Yes, they did have access. The terms are based on Community Association Institute standards. Their definitions are noted below.
“Excellent” – Component or system is in brand new condition.
“Good” – Component or system is sound and performing its function, although it may show signs of normal wear and tear. Some minor rehabilitation work may be required.
“Fair” – Component or system approaching the end of expected performance. Repair or replacement is suggested to prevent further deterioration or to prolong expected life.
“Satisfactory” – A component or system is of a capacity that is defined as enough for what is required, sufficient, suitable and/or Conforms to standard construction practices.

(We understand that RA was given access to construction documents, the question remains did they only review these documents while on site or were they given copies to allow a more scrutinized assessment of the community? It has been noted in previous questions that certain assessments likely failed to accurately consider the as-built nature of the reviewed appurtenances.)
 
Q: Can you provide an acceptable definition of these terms as they represent a specific determination of current component or system conditions? Reserve Advisors accepted the following categories as “reported satisfactory” which were made by the Association.
a. Air Handling System and Condensing Units, Split Systems, Page 4.19, Line Item 3.070
b. Life Safety Systems, Page 4.20, Line Items 3.555 and 3.580
c. Security System, Page 4.22, Line Item 3.820
d. Gate Entry System, Page 4.35, Line Item 4.310
e. Gates and Operators, Page 4.36, Line Items 4.320 and 4.330
f. Irrigation System, Page 4.38, Line Item 4.420
g. Lift Station, Page 4.39, Line Items 4.540 and 4.550
h. Pond and Aerator, Page 4.44, Line item 4.700 (No mentionof the South Entrance Aerator or management of existing shoreline throughout the community)
i. Mechanical System, Page 4.58, Line Item 6.600
j. Mechanical Equipment, Dehumidification Unit, Page 4.59, Line Item 7.598
Question: Who made these “reported satisfactory” assessments on behalf of the Association
and can you provide their professional qualifications?

A: A professional engineer who specialized in Association Reserve Studies made the determination based on his experience, credentials, and inspection of the assets.

(Furtherclarification is needed. Please provide the credentials of the PE who made these determinations)
 
Q: Excluded Components: There are inquiries regarding the categorization of certain components. Specifically, Pool Deck and Structure, Windows and Doors, Building Environmental Air, Energy Management Systems, and Common Area Irrigation Systems and Controls that may potentially fall under expenditures applicable to the Reserve Fund under certain circumstances. For instance, windows and doors have been assigned a forty-year useful life; however, there is evidence suggesting that many windows have already started to fail due to compromised seals. The Giles Flythe Study assigned a more typical twenty-year useful life, better aligning with the quality of the windows used. Why did RA double the useful life of the window components from the Giles/ Flythe 2019 Reserve Study especially with clear evidence of early failures?

A: It was Reserve Advisors professional opinion based on their survey of the windows. The projected useful life of assets is an estimate and will not be exact. Some assets will fail prior to the expected replacement date, while others will last much longer. Some windows in the pool room have already been replaced. Assets that need to be replaced prior to the projected date will be replaced and numbers will be adjusted in the subsequent Reserve Study.

(In the face of windows that have a ten-year warranty which continue to fail, it would seem that a 40-year useful life with these substandard quality products that perhaps the Giles report would be closer to reality. I appreciate the standard answer repeated throughout our inquiries, but it sees disingenuous to ignore reality. Would KHOV’s HOA board consider a reassessment of some of the more obvious shortfalls on the RA study?
 
Q: The Pool deck was assigned a useful life of 60 years or more by RA. However, ACI 365.1R-2 defines three conditions for evaluating concrete’s useful life. Condition #1 describes the technical service life as the period until an unacceptable state, like spalling, safety issues, or element failure, is reached. Factors affecting useful life include improper compaction (causing cracks - now evident), concrete mix design, type of concrete reinforcement, the weather, time, temperature when the pour was made, and the addition of excessive amounts of water during on site mixing to ease the pour itself. Excessive spalling and frequent cracks are significant reasons to replace pool decks as they occur. Would it not be prudent to reduce the RA assessment more in line with the potential for some of the issues identified in the ACI concerns?

A: Reserve Advisors are certified, licensed Engineers and the study reflects their expert opinion. The study was reviewed by both the Finance Committee and the Board of Directors. We did not dictate to Reserve Advisors how to estimate useful life or funding, as it is an unbiased study by an unbiased, independent reserve specialist.

(Does your answer above suggest that the American Concrete Institute’s recommendations were not a valid reason for concern over the unbiased opinions of the PE? The opinions of the unbiased Finance Committee and Board of Directors, who may not have the experience to make such a determination begs the question as to the relevancy of such opinions. We would appreciate any supporting documents that opine the study conducted on these areas of concern.)
 
Q. Exterior Building Elements:
a. Gutters and Downspouts, Aluminum Page 4.1, Line Item 1.240. RA recommended semi-annual maintenance.
Are these services currently being performed by certified maintenance personnel as noted on Page 4.2. If not, when can we expect this to be accomplished?

A: The gutters and downspouts were inspected and cleaned by a professional outside contractor in early 2024.

(As it becomes more evident that Associa is utilizing in house personnel to conduct these inspections, please provide evidence that your maintenance personnel are qualified to do so.)
 
Q: b. Asphaltic shingled roofs Page 4.3, Line Item 1.280.
RA conducted limited ground observations and recommended that the Association “maintain a service and inspection contract with a qualified professionals and record all documentation of repairs conducted.” Question: When will a contract be executed for the recommended services?

A: The Lakehouse roof was inspected in October 2023. All damaged shingles were replaced.

(Can you provide the inspection report done over two years ago and the credentials of the qualified professionals used?)
 
Q: In addition, the community has witnessed numerous roof failures with their home installations ranging from leaks to warranty voiding shingle placement. These leading indicators suggest that the potential for the same issues may be present within our amenity structures. Has there ever been assessments of the amenity roofs conducted by a certified roofing inspector?

A: Yes

(Please provide evidence as requested above)
 
 Q: c. Walls, Siding, Fiber Cement Page 4.7, Line Item 1.840
“We note the following select recommended preventive maintenance activities to maximize the remaining life: Annual inspections and repair damage, loose boards, and finish stains; periodic pressure cleaning at areas with organic growth; touch-up paint and finish applications as needed and sealing of filed cut end joints.” Are annual inspections currently being performed by a qualified firm as recommended by RA which has resulted in making some of the necessary repair work?

A: The interior and exterior of the Lakehouse and surrounding amenities are inspected regularly by our Maintenance Technicians and Manager.  Preventative maintenance is performed by both our maintenance technicians and contracted maintenance contractors. Any minor repairs or touch ups are performed inhouse. All other projects are put out to bid and work is performed by licensed contractors.

(Please provide the resumes of our Maintenance Technician and Manager.)
 
Q: 2. Building Services Elements: a. Air Handling and Condensing Units, Split Systems Page 4.19, Line Item 3.070. Was the reporting of the Air Handling and Condensing Units as
“satisfactory without operational deficiencies” an accurate assessment considering these units repair history?

A: Our HVAC system is in satisfactory condition and running well. Our HVAC contractor performs quarterly inspections of the units and there is no reason to expect premature failure.

(Can you provide the quarterly reports for each of the above-mentioned systems)
 
Q: Did the Association share any service or maintenance files with RA regarding these units and systems?

A: All questions asked by the Engineer, regarding equipment and the amenities were answered, and all documentation requested was provided.

(Can you confirm that service and or maintenance files were requested by and/ or shared with the PE conducting the reserve study?)
 
Q: Are there service and maintenance contracts currently in place with a qualified firm to
maintain these systems as per the manufacturer’srecommendations?

A:  Yes, routine maintenance contracts are in place for majorsystems.

(Please identify those major systems currently under maintenance contracts.)
 
Q: b. Life Safety Systems Page 4.20, Line Items 3.555 and 3.580. Is there a manufacturer’s maintenance plan under contract with a qualified and licensed professional as recommended by RA for the Life Safety System? “We recommend the Association obtain and adhere to the manufacturer’s recommended maintenance plan. In accordance with NFPA 72 (National Fire Alarm and Signaling Code) we also recommend the Association maintain a maintenance contract with a qualified professional.” c. Security System Page 4.22, Line Item 3.820
Question: Is there a manufacturer’s recommended maintenance plan in effect for the Security
System?

A: Yes. We have a contract with Sonitrol, and all fire and safety systems are inspected and maintained by Pye-Barker and Sonitrol.

(How often are these systems inspected and are their reports shared with Berkeley County and KHOV’s insurance underwriter?)
 
Q: Who from the Association judged that these systems determined as “reported satisfactory”
condition?

A: The Reserve Study Specialist determined the cameras to be satisfactory. We also have a contract with a security company that monitors the cameras, adjusts as needed and makes repairs.

(What areas are currently covered under these camera systems? When you say that a security company monitors these cameras, does that include 24/7 live monitoring or only providing a recorded video saved to its servers after one is requested?)
 
Q: d. Asphalt Pavement, Repaving, Streets Page 4.23, Line Items 4.020 through 4.025 There is an ongoing concern for the constant flow of heavy construction traffic over our community roads, the result of the unplanned development of Phases 9 and 10. There is evidence of advanced deleterious effects on our roadways thus reducing the normal expectation of useful life. Were any of the considerable traffic statistics and their weight characteristics (see below) resulting from the ongoing heavy construction traffic shared with RA?

A: We employed a professional engineering firm that is experienced in calculating expected useful life of the roads as well as all other assets.

(Was this professional engineering firm given the specifics of the hundreds of construction vehicles utilized to raise the sites in Phases 9 and 10 approximately 6’? Many of the trucks weighed in at the State’s maximum allowable weight of 66,000 lbs. The roadway profile of Four Seasons Boulevard indicates that 2.5” of asphalt may not have been sufficient to handle this heavily loaded traffic. The original Phases 1-8 did not anticipate the expansion of 9 and 10 placing these useful life of these roadways in question. Review of typical residential 2.5” profiles suggest that our roadways are likely to have load limits of approximately 20,000 pounds. Did RA take these facts into consideration when making their assessment of our roadways. The in situ condition of our roads suggests that they did not. Please provide an answer to this observation.)
 
Q: Did the Association share the actual constructed road profile and establish load ratings with RA so they could accurately predict the useful life of our road system?

A: The reserve consultant requested and received all documentation pertinent to their assessment. (see above)
 
Q: Were there any discussions during RA’s engagement regarding accelerating repairs on those
roadways most impacted by these additional load bearing activities? Note: Typical loads expected within a residential community:
1) Typical Auto GVW ~ 6,000 lbs.
2) Single Axel Dump Truck GVW ~ 26,000 lbs.
Note: Types of loads witnessed and recorded through constant heavy traffic to fill and stabilize Phase 9 and 10 site development are represented below:
1) Tandem Axel Dump Truck gross weight GVWR ~ 52,000 lbs.
2) Concrete Mixer Truck GVWR~ 70,000 lbs.
3) Concrete Pumper Truck GVWR ~ 72,000 lbs.
4) Tri-Axel Dump Truck GVWR ~ 80,000 lbs.
South Carolina Load Limits are capped at 80,000 lbs. Resource: https://measuringly.com/how- much-does-dump-truck-weigh/. What are the current planned improvements to the roadways that are exhibiting significant wear?

A: There were no discussions regarding accelerating road repairs. The appropriate responsible parties will repair any damage the construction vehicles make, and roads will be resurfaced per the Reserve Study recommendation unless unexpected premature damage occurs.

(This answer suggests  that KHOV’s HOA board is set in their “let’s wait and see” policy which in reality put the financial future of our community at some risk. We would like to have a plan where KHOV makes the commitment to pay for these offsets rather than looking at the members fees to do so. This is the cost of doing business. Please ask KHOV’s HOA to seek this commitment from the builder and indicate to the members an agreement to do so.)
 
Q: Has a survey by a qualified geotechnical engineering firm been conducted to determine the damage caused by this unplanned heavily loaded traffic has done to our community roadways resulting in reduced performance in useful life as determined by RA?

A: As is consistent with all new communities, roads are designed and approved to municipal standards.

(Our roads were not designed to handle the very heavily loaded trucks and other equipment as they traffic over residential roads. Was RA informed of this use prior to writing its reserve study report?)
 
Q: Asphalt Pavement, Repaving, Parking Areas Page 4.27, Line Item 4.040 RA offered comments on the evident deterioration of our parking areas.
What is the plan to repair these areas with the RA recommended milling and overlay method?

A: Management will obtain proposals for parking lot milling and overlay.

(Please indicate that you have done this and share the results of those proposals.)
 
Q: Pond, Sediment Removal and Erosion Control Page 4.45, Line Items 4.710 and 4.730.
As this study omitted any reference to the 4.1 miles of community shoreline owned by Cane Bay Lakes, LLC, the forty-four stormwater discharge points into the greater retention basin, and any specific recommendations for the general upkeep of the shoreline, stormwater system and dredging operations as outlined in detail on Page 4.46, we are left to question the following.
Who is the responsible party to maintain the Cane Bay Lakes, LLC shoreline as similarly recommended in the pond referenced in the RA study Component Detail Notes?

A: The Lakes of Cane Bay POA/HOA or the county, whichever has conveyed the maintenance responsibilities.

(Can you provide evidence that indicates that KHOV’s HOA board has requested remediation of those discharge points currently impacted by the siltation caused by their lack of erosion control during site clearing and construction?)
 
Q: Who is responsible for the maintenance contracts for the retention basin system?

A: The Lakes of Cane Bay POA is responsible for the lake maintenance, and the pond at the front of Four Seasons atLakes of Cane Bay is the responsibility of Four Seasons atLakes of Cane Bay Association. (See above)
 
Q: e. Bridges, Composite Page 4.30, Line Item 4.106 – 4.620
Five Year outlook - Why is there no mention of deck replacement? Both bridges have cracked decks due to heavy construction loads. The reserve study only looked at pedestrian walkway/decking. Question: Why was there no mention of the structure itself (piles, bearings, beams, slope protection, curbing, and decks)?

A: Bridges are considered a long-lived element with a useful life beyond the 30-year analysis. The bridges will be inspected and repaired as needed through the mill and overlay events.

(Aside from RA’s visual inspections performed during their limited onsite review, has there been annual bridge inspections by a qualified and licensed engineering firm which addressesthe current concerns of present conditions of our two bridges?)
 
Q: Bridge decks are comprised of 3" fiber reinforced topping slab, NOT PAVERS! Will the BOD go back to Reserve Advisors to get this corrected and to budget for deck replacement?

A: The bridge was built correctly in accordance with the engineering plans and inspected by a licensed engineering firm. Routine scheduled inspections are also required and have occurred.

(This answer does not address the request for those estimates for budgeted repairs omitted by RA. Can you have this addressed properly and in line with the intent of our observations?)
 
Q: f. Concrete, Flatwork Page 4.31, Line Item 4.125. There are numerous locations throughout the community where flatwork/ sidewalks do not conform with ACI specifications and/or ADA standards for safety. Will the Association have a qualified engineer assess these deficiencies and recommend any adjustments, then oversee efforts to bring these areas into compliance?

A: The sidewalks comply and were built to conform with ADA standards as applicable. Any lifting of slabs, cracks or breaks will be repaired by a licensed concrete contractor.

(Work has been done by the community landscape company to correct the deficient sidewalks. Were the proper permits applied for from Berkeley County and is Ruppert Landscaping Company licensed to do this bonded work? Was 3,000 psi concrete used and was any subgrade compaction performed?)
 
Q: g. Fences, Wood, Split Rail Page 4.34, Line Item 4.286.
The Main Fence at the front perimeter was evaluated as good overall by RA when there is evidence to the contrary. There are significant areas of rot and degradation due to landscaper abuse and maintenance neglect. What are the Association’s immediate plans to make necessary repairs?

A: The fence will be inspected by Management and the maintenance team. Any needed repairs will be made.

(An inspection was performed by the IATeam last summer and it was noted that certain parts of the fence structure wererotted through. A recent inspection revealed that those earlier observed areas were not repaired as indicated above. Can you tell us when this work will be done?)
 
Q: h. Gate Entry System Page 4.35, Line Item 4.310 i. The Gate Entry system was by the
Association as “reported satisfactory.” This is a surprising assessment considering the numerous ongoing failures. The recommendation by RA was that a qualified firm be retained to follow the manufacturer’s recommended maintenance procedures.  Is there an annual contract with a licensed firm certified to repair the controls in accordance
with the manufacturer’s recommended maintenance procedures?

A: Yes, the Association has a contract with a professional gate maintenance company.

(It is concerning that RA’s assessment did not note that the hinges on the main gates were installed incorrectly. This suggests that other concerns that we have raised may have been overlooked. Can we get KHOV’s HOA board to take our questions seriously and request RA to take a second look at their expert observations? Each of those issues are delineated within our questions herein.)
 
Q: Was the Association’s representation regarding the “reported satisfactory” condition to RA a fair and accurate assessment considering the known issues that continue to exist with much of the equipment?

A: Yes. Any deficiencies were reported to the reserve consultant. Items that are deemed operational maintenance are handled as such.

(We have asked this before, but the question remains as to the qualifications of those Associa personnel who made such judgements upon which RA relied entirely upon during their onsite inspections. Can you indicate who made these judgements and what professional qualifications they had in order to render their opinions?)
 
Q: k. Pond, Aerator Page 4.44, Line Item 4.700. The Pond and Aerator were “reported
satisfactory” by the Association. This is the small pond to the North of the Main Entrance. RA determined that the aerator’s useful life was ten to fifteen years. Was RA informed of the multiple pump failures over the past four years of the North and South ponds?

A: Any problems in the past were mitigated, and the fountain was operational at the time of inspection. Routine maintenance and repair are budgeted as an on-going operational expense.

(Again the question was whether the PE from RA was informed about the numerous pump failures witnessed several times a year and the replacement of the original designed equipment, the swap of a 10 hp pump for a 3 hp version?)
 
Q: Was RA informed by the Association that the pump capacity in the South Pond was reduced from 10 HP to 3 HP pump which has impacted the pump’s primary purpose to aerate the water in the South Pond for purposes stated within the report?

A: The original 30 HP pump was installed for aesthetic purposes, not to aerate the lake. The fountain was replaced with a 10 HP pump at the recommendation of 3 different pond/lake maintenance contractors. The water in the lake is maintained by The Lakes of Cane Bay POA. (I believe the answer provided is in error. You referred to the use of a 30 hp pump and its 10 hp replacement – see highlights. We were told by that a 10 hp pump as originally designed was replaced by a 3 hp pump because they didn’t make 10 hp pumps any longer. The reported stench from residents walking along the edge of the lake area impacted during the month of August when the 10 hp pump was down would seem to contradict the statement that these pumps were purely for aesthetic purposes. See above)
 
Q: How many security cameras are functional throughout the community and where are their locations?

A: There are currently 4 cameras in the Lakehouse and 2 at the monuments.

(Please provide the requested locations of the 4 Lake House cameras. Are there any plans to add more cameras?)
 
Q: Who is responsible for the repair and replacement of signage in the community?

A: All signage is the responsibility of the Association to repair and replace. Signage other than the front monument, street identification and traffic are included in the Operating budget and is not a Reserve expense. Ruppert has placed metal guarding at the bottom of some of the wooden signposts to protect from further damage by the landscaping equipment. They plan to
install this edging in phases around all wooden post signs throughout the community. There are no missing traffic signs.

(Many of the signposts remain subject to damage from the landscapers. When will this poorly designed construction defect be corrected and was this repair paid for by the resident HOA fees?)
 
Q: Can we have some type of vending machine for soda/drinks at the pool area?

A: There are no plans to install a vending machine, but is an option that may be explored in the future.

(Has this item been discussed since it was proposed last year?)
 
Q: Have maintenance records been kept after each repair or adjustment was made?

A:  Yes, the association has records of all paid service to theAssociation.

(Does this include work done by Associa employees?)
 
Q: When will the security camera be reinstalled in the indoor pool area?

A: There are no plans to install a camera in the indoor pool. The camera was mistakenly installed in the indoor pool area instead of the outdoor pool/grill area by our contractor. It has since been moved to its intended location.
 
Q: When will the sidewalk be installed from Marsh Cove to the tennis courts?

A: K. Hovnanian has made arrangements for the installation. This path will be installed as soon as weather permits.

(Was this work paid for by KHOV or the residents)
 
Q: The dog park is in a dilapidated state recently. The entrance gate latch is broken. The fencing structure surrounding the park is wobbling and the wood is rotting. The grass is mostly gone. The gravel under the bench area is meager. The waste bin is not emptied like it used to be or maybe it is being used more as our community grows. Perhaps the bag can be changed more frequently?

A: The latch was replaced. The wood is exposed to extreme temperatures and is aging but is still in good condition. It was repainted last year, and minor repairs are made by our maintenance technicians as needed. The fence will be replaced per the reserve study recommendation barring any unforeseen wear and tear or failures. The maintenance technicians empty the trash cans at least twice per week in the winter and more frequently in the Summer. The dog park is used more frequently in certain times of the year and as the community grows. Grass/sod replacement is not planned as it is going to be torn up by dogs running and digging in this area. It is intended to be a natural area, but we will obtain pricing for additional gravel if needed.

(Going forward, will the KHOV HOA board of directors commit to soliciting the community’s comments on such drastic modifications to existing or additions to the common areas or amenities?)
 
Q: The dirt road that leads to the dog park is not being maintained either causing potholes, dust and mud if wet. Cars and golf carts take the brunt of that. Cars can roll up their windows but folks on golf carts get a face full of dust. Can this issue be addressed to the board?

A: The Dog park road was regraded and in late 2023. Management is currently getting pricing for repair of the potholes, as well as other options for road maintenance such as the addition of drainage from the tennis courts to assist with water disbursement. Management will also obtain pricing for asphalt installation for Board consideration.

(Was pricing for paving this area ever received and was it brought for consideration to the board?)
 
Q: What happens if the residence doesn't have cable tv via Home Telecom?

A: Home Telecom is currently the only cable service provider in Four Seasons at Lakes of Cane Bay. Homeowners have the option of purchasing streaming services via their internet provider or installing a satellite dish.

(When does this contract expire? A recent statement by the Community Manager indicated that no future long term contract would be forthcoming in anticipation that the community would not be burdened with such prior to transition)

Q: There needs to be a better type of system set up for new homeowners to know what they have to do to their homes, (drain irrigation system, take off plastic sleeve in the summer on the sprinkler controls, etc.) how to install the front gate pass on vehicles, use of magnetic card, go over rules for community, trash, accessing the website for the community, how many items can be in front of homes. Easy to just hand homeowners 25 pages and say read them, but that’s what the Associa people do at the new homeowner’s meeting. How about setting up a buddy system for new homeowners with existing owners?

A: The information needed for new homeowners is provided in the orientation packet handed to each homeowner when they move in. Management also holds a monthly New Homeowner Orientation Meeting in the Lakehouse. In addition, there is also a new member’s breakfast hosted by homeowners each month to give new members the opportunity to meet their neighbors and get plugged in right away.

(When will the suspended monthly New Homeowner Orientation Meetings resume? As KHOV’s HOA board has endorsed the Four Seasons at Lakes of Cane Bay Facebook page which censors any information raised by residents that speaks to problems , will the board allow information regarding this resident run group to be included in the new owner’s welcome package? FSCV provides a valuable resource to the community, highlighting issues that are relevant to its members. It is a free and uncensored resident platform intended to identify issues that require discussion and consideration prior to the upcoming transition.)
 
Q: Who is responsible for the dumping of stone, nails, oil, assorted other trash, and wear to the community roads by construction vehicles?

A: The roads are a private system and turned over to the HOA. Repairs are made by the developer at the end of each phase build out.

(Will the declarant consider adding a fee to contractors who work within the community to offset tire damage done to resident vehicles caused by construction debris such as nails, screws and other road hazards presented by construction activities?
 
Q: Will K. Hovnanian be compensating the 7 homes impacted on Marina Shores Ct for the loss our premium lots, constant cleaning of dust & dirt, etc.?

A: No. Dirt, debris and road cleaning (sweeping) are to be expected in a developing community. The original map and plan of the community show that this area has been slated as future development, and the Builder has the right under the Governing Documents to expand the development should they choose.

(Will the declarant state publicly that Phase 10 will be the final addition to our community and that it will not build multifamily units that share common walls, floors and ceilings such that are more commonly referred to as apartment buildings in either phase 9 or 10?)
 
Q: Street trees were recently planted in the rest of phase 6 and phase 7. Can you please provide certifications that the trees are:
- Installed to specifications including, hole sized, perk tested,soil amended, grade height and slope maintained, staked, root barrier installed where required, or other specifications.
- the correct species.
- the minimum size requirements specified.
- distance maintained from curbs, sidewalks, storm drainvaults, intersections, fire hydrants, other street trees, or other structures as required by the specifications.

A: This is inspected by the county and confirmed by the engineer of record for each phase.

(The current streetscape trees and root barrier installations were suspended by Berkeley County because they were installed improperly. What is the status of this work and when will the County mandated corrections be completed?)
 
Q: Will our roads be re-paved after the construction is finished for our community?

A: No. Repairs will be made as needed.

(As much of the current damage to our roads is being exacerbated as the result of unplanned construction for the added phases 9 and 10, will the declarant pay to have this damage repaired rather than taxing the residents and utilizing their HOA fees to do so? Who will be responsible for determining the manner and extent of these repairs?)
 
Q: What is the plan to secure the community by Marina Shores after the road/bridge is built? Is it possible to have, if not a guard station, then a substantial gate (not an arm) put at the entrance? Is there a finish date of completion for the community?

A: A gate arm bar gate with fobs for our homeowners. There will not be a gatehouse at this entrance.

(Unanswered question from above… Is there a finish date of completion for the community? Also, as this access point will not be monitored, can it be constructed to be a crash gate only utilized in the event of an emergency?)
 
Q: Who is responsible for paying for damage to the roadways, sidewalk, and grass next to the streets caused by the heavy construction vehicles?

A: The builder or those responsible for hiring said contractor.

(To date, has the expense for this damage been paid entirely by those responsible, rather than taxing the residents by using their HOA fees to underwrite this expense?)
 
Q: Will the developer set something up so that the members of the community can find out what is happening in the community to help stop the rumors. There seems to be no communication between the builder and the community.

A: All communication is facilitated from the developer to the community through Associa.

(Will the declarant allow the new resident board members the ability to discuss matters with the community that impacts their HOA fees and quality of life? This would of course exclude any measures taken during an executive session. This single act will stop rumors and treat all of the Association members like the adults that live within a 55+ community)
 
Q: With only 814 homes projected to be sold by end of year 2025 vs 1021 total projected homes, when is the transition from KHOV to the homeowners expected to occur?

A: Transition will be in occurrence with the governing documents for the community. Refer to the recorded by-laws for specific detail.

(What is the declarant’s timeline for transition to take place?)
 
Q: Were there supposed to be some type of restrictive devices placed around the new street trees to restrict the growth of tree roots into driveways and sidewalks?

A: The tree installation is in compliance with county requirements.

(Obviously this was a false statement. Please issue a correction. Berkeley County was made aware of the manner in which work was being done and agreed to stop the work while an agreement as to how corrections would be made. Can you supply us with the final decision regarding those corrections?)
 
 Q: The Pump House located at 426 Four Seasons Blvd has been under reconstruction since April 2024. When will it be completed?

A: It has been completed per Berkeley County requirements.

(This answer was not accurate when delivered. Please supply the actual date that this work was completed and accepted by Berkeley County)
 
Q: Grambling Brothers announced the buildings at The Villages at Lakes of Cane Bay in October 2024. When will Grambling begin/complete the street project that will enable K Hovnanian to begin construction of the rear entrance/exit at Marina Shores Drive?

A: This is question for the Cane Bay Master Association. Grambling Brothers has not provided information regarding their future development plans for the road to Four Seasons.

(It is inconceivable that KHOV has no indication of these important facts which will impact all who live here. Please have KHOV discuss this question with the Gramling people and give us an update.)
 
Q: The excess speed of construction trucks and residue dust problems have been going on for weeks. I know that these problems have been referred to Associa Management and most probably referred to the BOD. Other than very insignificant speed limit signs painted on the street near 427 Four Seasons Blvd, what is the BOD doing about this situation?

A: Dust and from construction while under development is expected. There is a speed limit sign at the entrance, and the painted 25 mph signs in the road have been enlarged. The developer has reached out to contractors to remind them of the speed limit throughout the community, and the gatehouse is informing them when entering that the speed limit is 25mph as well.

(How I this information conveyed to those construction vehicles who regularly exceed the 25-mph speed when the gate house attendant simply waves through most of the construction vehicles? Please provide a copy of the written notice that was communicated to all contractors who utilize the roads within our community)
 
Q: Multi party questions on dump trucks. Can we have patrols to help guide trucks with proper speed limits to enhance safety?

A: The builders monitor the construction vehicles.

(It is very evident that the builder is negligent in monitoring its construction vehicles. They barely provide supervision and oversight into the work these contractors perform at job sites. Please provide name and contact information for those responsible for monitoring the road traffic conduct of construction vehicles. Perhaps a sign at the entrance of the community that offers a phone number where residents can lodge complaints would be of benefit to stop this abuse.Previous complaints to Associa have not been effective. In the past, we have been told by the Community Manager that they have no control over the declarant’s construction activities. Will you request an increased presence of Berkeley County Sheriff’s Patrols within the community to mitigate this ongoing concern?)
 
Q: Will the builder enforce the use tarps on the trucks to prevent debris, dirt and dust from falling onto our community roads and dirtying our homes and vehicles to protect our investments since you don’t plan on power washing until the project is completed?

A: Construction debris and road dirt is to be expected during the construction phase of any development and cannot be avoided.

(It would be very helpful if the construction vehicles were required to take precautions to mitigate this presence of flying debris by covering their vehicles with tarps. Please indicate whether the declarant will require its contractors hauling friable and other similar state materials in and out of the community to do so)
 
Q: What is the status of the gate and main entrance for trucks to load and unload entering am and pm times in the community?
 
A: The construction vehicles are not allowed into the community prior to 7:00 am except for concrete trucks which are permitted earlier. Construction stops at 7:00 pm.

(Concrete trucks are not an exception to the 7am/ 7pm rule and should not be allowed to enter and begin construction earlier than the County rules forbid. I believe that the rule requires contractors to be out of the community before 7PM. Who monitors and enforces this activity?
     Residents have reported construction work underway at job sites as early as 5:30 AM. As there does not appear to be any effort to regulate this activity by Associa, and Berkeley County has informed us that they rely upon the declarant to enforce this County regulation, please provide contact information for the appropriate person at Hovnanian Enterprise, the parent company of K. Hovnanian Homes so we can escalate our complaints in the hopes of getting action to stop this practice)
 
Q: Are homeowners who have had their water heaters placed on the outside of their homes given covers to protect them from freezing during cold weather?

A: The association is not responsible for any improvements to or features of the home.

(Based upon the new rule where split units added to a home by a resident require a bush to be added to screen it from sight, shouldn’t the builder be required to do the same for any item attached to the homes such as these unsightly water heaters? What about requiring screening for air conditioner compressors, generators and other devices visible from the street?)
 
Q: What type of barrier is planned between Marina Shores and phases 9 & 10?

A: A landscape buffer is planned between the rear of the homes along Marina Shores and the new phase within the community. A vehicular access gate is proposed between the edge of the community at Marina Shores and the adjacent property.

(Please provide a site plan showing the location of this future gate and the proposed landscape barriers)
 
Q: The ponds at the entrance need to be improved, we need to ask Del Webb for the manufacturer and set up for their fountains as I have not seen them not operating.

A: The pond at the front exit side of the community is in good condition and treated monthly, by the Association’s Pond Maintenance Contractor. The lake on the front entrance side of the community is treated by the Master Association’s Pond/Lake Management Contractor. The two fountains owned by Four Seasons are in good working order. The fountain in the lake is in the shallowest part of the water and debris from the bottom of the lake clogs the fountain periodically. When this occurs, our contractor is called to repair it.

(Has KHOV’s HOA board consider adjusting the pond pumpconfigurations in such that they are in service more often?)

     FS Community Voices is a volunteer group of concerned residents who are working together to insure a fair and equitable transition from the HOA to resident ownership. We are looking at the current financials, state of the physical structures and the reserves that are in place.  
     All of this work is being done to be sure that when the transition takes place, homeowners are not left owing egregiously large assessments to cover a lack of proper planning.
     There are several committees that are working on this process. We will be introducing them each week. We encourage residents to get involved. There is much talent in our community and lots of work to be done.

Interested? Reach out to fscommunityvoices@gmail.com or go to the STAY ON THE LOOP header section below.

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4/9/2024


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