Questions Submitted to Jan 2026 Board Meeting
FINANCE
F1. Please explain the math on page 6 of the Budget Webinar presentation posted to Town Square since $3,535,503 minus $3,698,298 does not equal ($182,444) but rather equals ($162,795). Also, the Total Assessment Income number on page 6 is incorrect, and the Total Income number on page 7 does not match page 6.
F2. Please explain why you changed the Residential Assessments income to reflect a higher number of houses closed on 1/1/26 without also changing the expense projections that are “per house” based (e.g., Master Association Fee, Trash, Cable, Landscaping). Will you revise and issue a corrected 2026 budget?
F3. Please explain your 2026 budget assumption for number of houses used for Management Fees. The note says “per contract it’s $5.50 per house”, however $57,497 divided by $5.50 per house per month equals 871 houses.
F4. Why are you adding a full-time maintenance tech to the payroll, and do you expect to continue to add personnel to the payroll each year?
F5. Why are none of the increased 2026 repair and maintenance expenses, especially those based on aging and depreciated equipment, funded by our reserves?
F6. For KHOV, how many houses do you expect to close in 2026?
F7. What methodology is used to decide the balance between resident vs KHOV funding of the operating budget?
F8. Why was the 2025 reduction in LOCB dues not refunded to homeowners?
F9. Why did the Reserve Funds on the Balance Sheet increase by only $22,366 from 2/28/25 to 3/31/25 when the March 2025 reserve income was $27,454 (i.e., where did the missing $5,056 go)?
F10. Did KHOV contribute the additional $182,000 to our reserves in 2025 as reported in the Reserve Study? It was not in our Reserve Funds as of 11/30/25.
F11. When will the 2022 audited financial statements be posted to Town Square?
F12. Can the Board of Directors and Finance Committee meeting minutes be posted to Town Square on a timelier basis?
F13. Please explain the YTD property/real estate tax credit of $24,794 shown on the November 2025 income statement.
F14. Please detail what’s in the un budgeted YTD ~$95k of other supplies/repair & maintenance expense shown on the November 2025 income statement.
F15. Why were the projects to plaster the outdoor and indoor pools due to age and visual deterioration not performed in 2025 as recommended by the Reserve Study?
F16 In December 2024, Associa sent Berkeley County a letter representing $1,347,772.08 of HOA reserves for roadway and drainage maintenance which covered total number of lots platted through phase 10. The revised Reserve Study dated June 13, 2025 was corrected to show the balance sheet closing balance for Street Reserves at the end of December 2024 of $866,481 and listed Additional Reserve Contributions for 2025 of $182,000 representing $1,000 for each of the 182 lots in Phase 9&10. The December 1st Minutes of the Finance Committee of the HOA Board of Directors note that “We continue to wait for an update from the KHOV board as to when the Phase 9 stormwater reserve deposit will be made.” When will the $182,000 for Additional Street Reserve Contributions listed in the Revised Reserve Study be deposited into HOA Reserve Funds?
F17 As of January 22, 206 the Finance Committee minutes posted on Town Square show six meetings during 2025 representing January, February, March, August, October, and December. As the August minutes approved a July 18 meeting minutes and the October minutes approved a September 12 meeting, it appears that at least two meeting minutes are missing. It is important for all HOA members to have access to minutes of each meeting and that they are timely listed in Town Square. Can the Finance Committee Minutes be updated and posted to Town Square on a timely basis going forward?
LANDSCAPING
L1 As homeowners we are to water and maintain our properties to the HOA standard’s. With that being said why in the common areas in places the irrigation hasn’t worked for a very long time, areas where trees, scrubs have died and been removed and never replaced, grass that has died or went dormant because the irrigation isn’t working, why isn’t this being addressed with urgency to maintain beauty and value of our Four Season’s community?
L2. When will the irrigation pumps behind our homes be operating at full capacity in all common areas? In many sections, there is documented evidence that the pumps have not been functioning for almost 2 years, resulting in significant damage to the sod. Once the pumps are fully operational, what is the commitment by the Board and HOA management to fully restore and/or replace all the impacted sod.
L3 Regarding Phases 9 &10. When will the residents of Marina Shores Court, directly affected by the build-out of phase 9, see the buffer between their homes and the new homes being built? For 2+ years, we have been told not to worry, we're gonna love it. "It's in the county's hands," when, in fact, no plans have been submitted to the county by the developer. Planting a buffer has nothing to do with building new homes, repairing roads torn up by construction, drainage, or sewer issues. We could have had two years of growth had the planting been addressed after the storm drain installation was complete. What will be planted, and when will it start?
STREETS
S1 I am concerned with the unseen and long-term impacts the construction traffic is having on the infrastructure of Four Seasons. By infrastructure, I refer to the streets, specifically Four Seasons Blvd., the bridge over the lake, and the roundabout, as well as the conduit for sewer, water, electric, and optic beneath those roads.
When Four Seasons buildout is complete, that infrastructure becomes the homeowners' association’s responsibility. As the developer is aware, damage from trucks is exponentially greater than from vehicles. According to the Government Accountability Office (GAO), one five-axle tractor-trailer loaded to the 80,000 federal limit has the same impact on roads as 9,600 automobiles. Damage is calculated using the Fourth Power Law.
The dump trucks traveling along Four Seasons have either three or four axles, depending on the load they are carrying. The damage and wear is essentially invisible now, but is occurring. I would like to know how we can be sure that the roads and infrastructure will be left in excellent condition when Khov leaves. What steps are and will be taken?
S2 Additionally, I would like to bring to the board’s attention that the construction traffic leaves rocks and gravel in the roundabout, and on the streets, which is a hazard to bicyclists, motorcyclists and walkers and can cause damage to cars. Who is responsible for cleaning that up, and in what timeframe?
OTHER
O1 Will the damaged windows (the seals between the glass has failed ) in the Lake House be replaced and will it be through warranties?
O2 Can the badly stained carpet in the card room be replaced soon?
O3 What has the KHOV HOA done on behalf of homeowners to demand the reopening of the large lake to residents’ traffic?
O4 Can you provide the members with an itemized expense report for all of the repairs and replacements made by KHOV’s HOA that were the result of poorly constructed or missing requirements of the builder within the common areas and amenities?
O5 The recent addition of a wooden screening fence along the eastern boundary of phase 9 will require ongoing maintenance. Please indicate how the reserve fund addressed this cost.
O6 As Berkeley County Planning indicated that this was not their requirement, can you explain why this very costly maintenance item was constructed?
O7 Are there plans to add more fencing along the perimeter of phase 10 and other areas to our community?
O8 Was the new fence built on community property or Grambling property?
O9 Why is there a sign as you enter the complex stating that the area is monitored by security cameras when it is not? Only cameras are at the clubhouse.
O10 Since anyone can jump the fence at the pool to get in, why is there no security cameras at the outdoor pool? This would also be helpful if someone gets injured out there if someone is alone and has a medical emergency. This would also be helpful at the indoor pool and the gym.
O11 Who pays for damage caused by construction equipment, such as grassy areas, road signs and potholes that were outside the exit gate near the stop sign?
O12 Since Ruppert was awarded the contract to replace sidewalks, do they have a contractor’s license to pour sidewalks?
O13 Can you tell me when the last time all fire hydrants have been inspected and by whom? How often are they required to be inspected?
O14 Could the HOA assess the exiting of the area at Cane Bay Blvd by vehicles? Given the abundance of foot, skate board, golf cart, bicycles etc. traffic using the path, the obstruction of view along with the increased traffic from three directions makes for an unsafe situation for someone. I for one do not want some nine year old cruising on their bike along the path slamming into the side of my car. Or worse.
F1. Please explain the math on page 6 of the Budget Webinar presentation posted to Town Square since $3,535,503 minus $3,698,298 does not equal ($182,444) but rather equals ($162,795). Also, the Total Assessment Income number on page 6 is incorrect, and the Total Income number on page 7 does not match page 6.
F2. Please explain why you changed the Residential Assessments income to reflect a higher number of houses closed on 1/1/26 without also changing the expense projections that are “per house” based (e.g., Master Association Fee, Trash, Cable, Landscaping). Will you revise and issue a corrected 2026 budget?
F3. Please explain your 2026 budget assumption for number of houses used for Management Fees. The note says “per contract it’s $5.50 per house”, however $57,497 divided by $5.50 per house per month equals 871 houses.
F4. Why are you adding a full-time maintenance tech to the payroll, and do you expect to continue to add personnel to the payroll each year?
F5. Why are none of the increased 2026 repair and maintenance expenses, especially those based on aging and depreciated equipment, funded by our reserves?
F6. For KHOV, how many houses do you expect to close in 2026?
F7. What methodology is used to decide the balance between resident vs KHOV funding of the operating budget?
F8. Why was the 2025 reduction in LOCB dues not refunded to homeowners?
F9. Why did the Reserve Funds on the Balance Sheet increase by only $22,366 from 2/28/25 to 3/31/25 when the March 2025 reserve income was $27,454 (i.e., where did the missing $5,056 go)?
F10. Did KHOV contribute the additional $182,000 to our reserves in 2025 as reported in the Reserve Study? It was not in our Reserve Funds as of 11/30/25.
F11. When will the 2022 audited financial statements be posted to Town Square?
F12. Can the Board of Directors and Finance Committee meeting minutes be posted to Town Square on a timelier basis?
F13. Please explain the YTD property/real estate tax credit of $24,794 shown on the November 2025 income statement.
F14. Please detail what’s in the un budgeted YTD ~$95k of other supplies/repair & maintenance expense shown on the November 2025 income statement.
F15. Why were the projects to plaster the outdoor and indoor pools due to age and visual deterioration not performed in 2025 as recommended by the Reserve Study?
F16 In December 2024, Associa sent Berkeley County a letter representing $1,347,772.08 of HOA reserves for roadway and drainage maintenance which covered total number of lots platted through phase 10. The revised Reserve Study dated June 13, 2025 was corrected to show the balance sheet closing balance for Street Reserves at the end of December 2024 of $866,481 and listed Additional Reserve Contributions for 2025 of $182,000 representing $1,000 for each of the 182 lots in Phase 9&10. The December 1st Minutes of the Finance Committee of the HOA Board of Directors note that “We continue to wait for an update from the KHOV board as to when the Phase 9 stormwater reserve deposit will be made.” When will the $182,000 for Additional Street Reserve Contributions listed in the Revised Reserve Study be deposited into HOA Reserve Funds?
F17 As of January 22, 206 the Finance Committee minutes posted on Town Square show six meetings during 2025 representing January, February, March, August, October, and December. As the August minutes approved a July 18 meeting minutes and the October minutes approved a September 12 meeting, it appears that at least two meeting minutes are missing. It is important for all HOA members to have access to minutes of each meeting and that they are timely listed in Town Square. Can the Finance Committee Minutes be updated and posted to Town Square on a timely basis going forward?
LANDSCAPING
L1 As homeowners we are to water and maintain our properties to the HOA standard’s. With that being said why in the common areas in places the irrigation hasn’t worked for a very long time, areas where trees, scrubs have died and been removed and never replaced, grass that has died or went dormant because the irrigation isn’t working, why isn’t this being addressed with urgency to maintain beauty and value of our Four Season’s community?
L2. When will the irrigation pumps behind our homes be operating at full capacity in all common areas? In many sections, there is documented evidence that the pumps have not been functioning for almost 2 years, resulting in significant damage to the sod. Once the pumps are fully operational, what is the commitment by the Board and HOA management to fully restore and/or replace all the impacted sod.
L3 Regarding Phases 9 &10. When will the residents of Marina Shores Court, directly affected by the build-out of phase 9, see the buffer between their homes and the new homes being built? For 2+ years, we have been told not to worry, we're gonna love it. "It's in the county's hands," when, in fact, no plans have been submitted to the county by the developer. Planting a buffer has nothing to do with building new homes, repairing roads torn up by construction, drainage, or sewer issues. We could have had two years of growth had the planting been addressed after the storm drain installation was complete. What will be planted, and when will it start?
STREETS
S1 I am concerned with the unseen and long-term impacts the construction traffic is having on the infrastructure of Four Seasons. By infrastructure, I refer to the streets, specifically Four Seasons Blvd., the bridge over the lake, and the roundabout, as well as the conduit for sewer, water, electric, and optic beneath those roads.
When Four Seasons buildout is complete, that infrastructure becomes the homeowners' association’s responsibility. As the developer is aware, damage from trucks is exponentially greater than from vehicles. According to the Government Accountability Office (GAO), one five-axle tractor-trailer loaded to the 80,000 federal limit has the same impact on roads as 9,600 automobiles. Damage is calculated using the Fourth Power Law.
The dump trucks traveling along Four Seasons have either three or four axles, depending on the load they are carrying. The damage and wear is essentially invisible now, but is occurring. I would like to know how we can be sure that the roads and infrastructure will be left in excellent condition when Khov leaves. What steps are and will be taken?
S2 Additionally, I would like to bring to the board’s attention that the construction traffic leaves rocks and gravel in the roundabout, and on the streets, which is a hazard to bicyclists, motorcyclists and walkers and can cause damage to cars. Who is responsible for cleaning that up, and in what timeframe?
OTHER
O1 Will the damaged windows (the seals between the glass has failed ) in the Lake House be replaced and will it be through warranties?
O2 Can the badly stained carpet in the card room be replaced soon?
O3 What has the KHOV HOA done on behalf of homeowners to demand the reopening of the large lake to residents’ traffic?
O4 Can you provide the members with an itemized expense report for all of the repairs and replacements made by KHOV’s HOA that were the result of poorly constructed or missing requirements of the builder within the common areas and amenities?
O5 The recent addition of a wooden screening fence along the eastern boundary of phase 9 will require ongoing maintenance. Please indicate how the reserve fund addressed this cost.
O6 As Berkeley County Planning indicated that this was not their requirement, can you explain why this very costly maintenance item was constructed?
O7 Are there plans to add more fencing along the perimeter of phase 10 and other areas to our community?
O8 Was the new fence built on community property or Grambling property?
O9 Why is there a sign as you enter the complex stating that the area is monitored by security cameras when it is not? Only cameras are at the clubhouse.
O10 Since anyone can jump the fence at the pool to get in, why is there no security cameras at the outdoor pool? This would also be helpful if someone gets injured out there if someone is alone and has a medical emergency. This would also be helpful at the indoor pool and the gym.
O11 Who pays for damage caused by construction equipment, such as grassy areas, road signs and potholes that were outside the exit gate near the stop sign?
O12 Since Ruppert was awarded the contract to replace sidewalks, do they have a contractor’s license to pour sidewalks?
O13 Can you tell me when the last time all fire hydrants have been inspected and by whom? How often are they required to be inspected?
O14 Could the HOA assess the exiting of the area at Cane Bay Blvd by vehicles? Given the abundance of foot, skate board, golf cart, bicycles etc. traffic using the path, the obstruction of view along with the increased traffic from three directions makes for an unsafe situation for someone. I for one do not want some nine year old cruising on their bike along the path slamming into the side of my car. Or worse.
