Approved by Board 8/29/22

 

Maintenance Policy (Revised 8/20/23)

 

 

List of Common Elements and Owners Property

 

General Common Elements
Includes all portions of the Association including the units except the interior of a unit "from the paint in". General Common Elements are available for use by any member of the Association and generally will be maintained by the Association.
 
General Common Elements Maintained by the Association
Fire Hydrants
Land, Lawns and Yards
Landscape Mulch/Rocks unless maintenance responsibility transferred to owner by agreement
Mailboxes
Plantings (Trees, Shrubs and Flowers) in Common Areas
Retaining Walls and Drainage Systems
Storm Sewers
Streets, Parking Spaces, and Sidewalks
Street Lights
Wooded Areas
 
 
Limited Common Elements
Includes those Common Elements that are reserved for the use of one unit.
(In some cases, the maintenance of limited common elements has been shifted to unit owner by agreement)
Bare Concrete Floors or Wood Sub Floors
Ceilings (under the roof except the paint)
Common Walls between Units
Concrete Entrance Patios
Decks, Deck Railings and Spindles, Deck Stairs, and Privacy Fences
Driveways from Street to Garage Entrance
Entry Sidewalks
Exterior Doors and Frames (Note: Screen doors are not a limited common element) 
Dryer Ductwork exiting the unit at a roof vent will be cleaned as needed by the Association but not through the siding
Exterior Fireplace Vents and Exterior Fireplace Vent Screens
Exterior Furnace and Hot Water Heater Vents
Exterior Light Fixtures (bulb replacement is owner responsibility)
Exterior Plumbing Stack Vents (vents through roof or side wall)
Exterior Walls (but not the paint)
Foundation of Unit
Garage Floors, Garage Doors and Frames
Gutters, Downspouts and their Exterior Drainage Systems
Interior load bearing walls
Plantings (Trees, Shrubs and Flowers) around a unit but not around utility boxes
Roofs and Shingles
Siding and Soffits
Windows, Screens and Exterior Window Frames (however, window cleaning and screen repair are owner's responsibility). Association will repair windows but not replace them
 
Individually Owned Unit Elements to be Maintained by Owners
Exterior
Air Conditioners
Door Bell
Exterior Light Fixture Light Bulbs
Exterior Water Faucets
Exterior Window Cleaning
Garage Door Opener, Opener Components and Key Pad
Geothermal Fields
In Ground Lawn Sprinklers
Outdoor Grill Natural Gas Line and Connection
Satellite Dish (Installation & Maintenance, Removal & Repairs of Common Elements)
Storm/Screen Doors
Sump Pump Exterior Hoses and Pipes
Watering of Unit's Lawn, Trees and Planting Beds (TRCOA does not do any watering.)
Interior
Appliances
Bathroom & Kitchen Exhaust Fans
Built In Sound/Intercom Systems
Closet Shelving Systems
Countertops
Drinking Water System
Dryer Vent and Ductwork
Dryer Ductwork exiting the unit on the roof will be cleaned as needed by the Association
Electrical Outlets, Switches and Wiring from the Electrical Meter In
Fireplaces
Furnace, Ducts, Dampers & Thermostats
Garbage Disposal
Geothermal Service Unit
Integrated Humidifiers and their Controls
Interior Cabinets
Interior Doors & Trim
Interior Dry Wall & Paint and exterior walls and ceiling paint.  
Interior Flooring
Interior Gas Lines from Exterior Gas Meter In
Interior Lighting and Ceiling Fans
Interior Plumbing
Microwave Vent
Plumbing Fixtures
Radon Mitigation System
Security Systems
Smoke Alarms
Sump Pump System
Water Heater
Water Softener
Window Coverings & Blinds
 
 
 
Common Element Maintenance Requests
CLICK HERE to submit an Online Maintenance request to TRCOA for repairs or maintenance to commonly owned elements of the community. This includes buildings and grounds. See Below for more information on the Maintenance of Common and Limited Common Elements.
 
Maintenance Responsibilities
Questions often arise about who is responsible for maintaining the different areas of a condo community. This includes the Common Elements, Limited Common Elements and Individually Owned Unit Space.
 
The above list, noting items to be maintained by the Association or the Owners, has been approved by the Board/Association. This list may be changed subject to appropriate Board/Association approval.
 
CLICK HERE for a printable version of the Maintenance of Common and Limited Common Elements information for your future reference.
 
CLICK HERE for a Printable Annual Maintenance Checklist for handy reference.
 
Individually Owned Unit Maintenance
KMB Property Management has a maintenance team who can be hired privately by owners to do various repair and maintenance projects on individually owned elements of the units. Please contact KMB directly to discuss the services you require and to determine if KMB can be of assistance. Owners are responsible for payment directly to KMB for the agreed upon services.
 
 
Unit Maintenance Tips for Owners
 
Dryer Duct Cleaning
Owners should clean their dryer duct and exterior dryer vent at least once a year to prevent fires. Dryer lint build up in the duct and vent is highly flammable and should be removed regularly by the owner or a professional vent cleaning service. CLICK HERE to learn more. KMB Property Management can be hired by the owner to perform this work.
Decks, Railing and Exterior Stairs
The horizontal composite deck surface, railings and stairs are limited common elements and repair and maintenance of these elements is the Association's responsibility. Nonetheless, owners are expected to keep these surfaces clean and debris free. The TREX composite deck material can easily be cleaned with water, mild soap and a soft brush.
 
Regular (Spring and Fall) cleaning of the horizontal deck surface, railings and exterior stairs will prevent the build up of tannins, pollen and dirt which will also deter the growth of mildew, algae and fungi.
 
CLICK HERE for the TREX Deck Care and Cleaning Guide for Early Generation TREX Decking material, as installed at Terra Ridge.
 
The Association will monitor the wooden underside of the decks, exterior stairs and vinyl siding for mildew and algae and will schedule professional power washing of these elements, as the budget allows.
Furnace and Air Conditioner Unit Service Checks
Once or twice a year service checks are recommended on furnace and air conditioning units. Do the AC in the Spring and the furnace in the Fall. This preventive maintenance will assure unrestricted air flow, clean functional filters and may alert you to potential problems with the equipment before they can no longer heat or cool your unit.
In Home Humidity Control
The ideal humidity level for a home is 40 to 50 percent in summer and 30 to 50 percent in winter. CLICK HERE to learn more about in home humidity control.
Sump Pumps
Most Terra Ridge units have a sump pump in the lower level. Some of the pumps run on a regular basis to keep the basement dry. Some sump pumps have never been called into action. It is important the sump pump is checked regularly to assure the pump will function if it is needed to prevent water in the basement. If owners need assistance with the checking or servicing of their sump pump, KMB Property Management can be hired by the owner to perform this work.
 
It is important that owners have sewer and sump pump back up insurance added on to their personal condo unit owner insurance policy.
Windows and Exterior Doors
Contact KMB Property Management or building committee if you are experiencing problems with the function of your unit's windows or exterior doors.
Owners are encouraged to review the Terra Ridge website FAQs for more information about the maintenance of common elements and individual units.