Author Archives: Take Back WROA

Dues Increase

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In less than 2 years the board has doubled our dues with nothing to show for it.

The following charts depict how we have been spending “our” money. We pay dues and assessments to take care of our common areas, not to crutch the board. Now with five volunteer directors our overhead has doubled while our common area assets are ignored.

Section 2. Purpose of Assessments or dues. The annual or regular periodic assessments, aka dues, levied by the Association shall be used exclusively for the improvement and maintenance of the Common Area and the payment of taxes and insurance on all or any part of the Common Area.

The chart below reflects how we’ve been spending our money along with what is being proposed. You should never spend more than 20% of your income on non-common area expenses.

Until bids are received based on a detailed scope of work, I’ll be withholding any increase in dues associated with the $50k being proposed for Common Area cleanup.

Where is the budget analysis for the $50k worth of work that is being proposed? Where is the budget analysis for replacing our roads?

We should be entitled to options as a membership, similar to what was done in 2008 when discussing the dues increase around forest maintenance.

Example: Option 1 is the full meal deal, Option 2 is à la carte (based on what the majority wants) and Option 3 is to do nothing. But not with this administration, you don’t get a choice!

This seems to be our only leverage, so please join me on holding the line.

Under different circumstances I would have voted for some of the proposed amendments to our dox. If there was a hell no option, that is how I would have voted.

Budget Analysis – WE ARE BROKE!

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We haven’t had a balanced budget in over 10 years and once again we are planning on spending more than we are taking in.

The Road Fund is no longer a part of our expenditures and is expected to fund itself.

We are spending more money than what’s in our budget on attorneys. rather than common area maintenance.

Another dues increase heading your way, without explanation, again!

It is vital that we conduct a reserve study. Here is the reason why. Click Here

Neglected Maintenance

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1 Remove boulders blocking north emergency exit on the west side of the river before fire season.

2. Forest – With decreasing rainfall, we must begin taking measures to thin our 40 acres of forest to deal with this weather phenomenon. This includes the removal of vegetation along our roadsides which is also preventing snowplows from maintaining maximum road width during the winter months.

3. Roadways – We need to take monies from our Road Fund to take care of shoulder gravel replacement and repairs to the severe bumps and dips in our roadway. Once the necessary repairs have been completed we then need to reassess our entire roadway so we can better understand the “how much and when?“ We need to survey our members on how much they would be willing to spend on an assessment. The last was $600 in 2006 for a $300,000 repave.

4. Fire Hydrants -Inspect, flush and certify our fire hydrants annually.

5. Perimeter Fence – Our perimeter fence is 10 years past its expiration date. Start at those various Nat’l Forest access points.

6. Mail Stations – What a cluster! For less than $200 per key, we can start over. Install different Kelvin rated lights set on motion detectors.

7. Invasive Weeds – Identify and eradicate invasive & noxious weeds in our common areas in the spring, before going to seed.

8. Log Jam -Remove log jam preventing full flow to our rivulets.

9. Road Markers – Remove road markers preventing the snowplows from maintaining the full road width during the winter months. Remove the road markers at our mail stations and replace with markers that can be removed during the summer months and replaced just before winter.

10. Pump Houses – Conduct a full assessment of the condition of our pumphouse buildings by gaining access through Avion. Replace 50 year old asphalt shingles with corrugated steel, similar to mail stations.

11. Signage – Remove all unnecessary signage beginning with the two large and obnoxious “Dog Park Rules” billboards in the pristine river delta habitat! This is a private development, not a public park. In the past the membership would drive any changes or additions to our signage. When WROA went with Becky’s sign recommendations in 2008, we reused the metal blanks rather than buying new ones. Some people do not have any regard for how other people’s monies are spent.

12. Conduct a thorough Reserve Study and Annual Maintenance Plan. Click Here

Don’t Buy Here, especially from Lori Koerner

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Have time for a survey?

Take the survey here.

Why are so many houses for sale? My guess is, people see the amount of ignored maintenance, a budget that hasn’t balanced in 10 years, the board using their position to attack their neighbors, unequal application of the rules to hit the top few.

This map doesn’t include 5 additional listings which are removed during the slow winter months. Some think they can actually get seven figures!

The board won’t authorize a reserve study since they know the outcome will not bode favorably on their managerial skills.

DEMAND A RESERVE STUDY!

It’s the law Oregon Law

It’s the law we ignore for being old!

“Why?” should be the first question

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So why the sudden push for updating our 50 year old rules? Before making any amendments to our bill of rights, one should always ask why? What’s the need? It will take the process for change a lot less time if you adequately explain the reason why.

Many of the new rule additions don’t even have names? Who was the unselected committee that put this together? They should have sent it out for comment to all WROA members without Olive Oil or the WROA Henchman’s involvement and filtering. Not everyone can or wants to attend meetings run by individuals pushing an agenda that isn’t community friendly.

Wild+River+-+Proposed+Declaration+Amendments+(DRAFT)-+12-04-2023Download

How about we focus on enforcing the rules that already exist?

VOTE NO!

Board Indemnification – Vote No!

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The Board has gotten away with murder since the Koerners involvement. This is to protect Board Members from when they break the rules!

The Association must indemnify any current or previous Director, officer, committee member, employee, or agent who was or is a party or is threatened to be made a party to any threatened, pending, or completed action, suit, or proceeding in accordance with this section. Indemnification for legal defense costs will be made in all cases
regardless of whether the action is civil, criminal, administrative, or investigative (other than an action by the Association) by reason of the fact that such person is or was a Director, officer, committee member, employee, or agent of the Association, or is or was serving at the request of the Association as a Director, officer, committee member, employee,
or agent of another corporation, partnership, joint venture, trust, or other enterprise, against expenses (including attorneys’ fees), judgments, fines, and amounts paid in settlement actually and
reasonably incurred by the person in connection with the suit, action, or proceeding. However, if the Director, officer, committee member, employee, or agent is adjudged to have committed a criminal, grossly negligent, or intentionally unlawful act, then the Association has no duty to indemnify for any judgment, and the Association may maintain an
action against the Director, officer, committee member, employee, or agent to recover the legal defense costs expended therein.

The Board currently has too much control and this will only embolden them. You screw up and you pay!

Vote No

Right of Entry. VOTE NO!

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If any owner constructs or permits to be constructed on
his property any improvement or allows the condition of his property
to violate any provision of this Declaration, the Bylaws, the
architectural guidelines, or the rules and regulations of the Board of
Directors, then the Association may, no sooner than 60 days after
delivery to such owner of written notice of the violation, enter upon the
offending property and remove the cause of such violation, or alter repair, or change the item which is in violation of such Declaration in
such manner as to make it conform thereto with the reasonable cost of
such action to be a charge against the owner’s land. Additionally, the
Association or its agent may enter the lots without notice in the case of
emergency in order to take actions reasonably necessary to protect the
common areas or neighboring lots.

Change Entry to Access. No one enters your property, they enter your home. That ain’t happenin!

Vote No as Written