Many boards are asking the same question as water costs rise and droughts linger. HOA xeriscaping provides a practical way to reduce outdoor water use while maintaining the community’s attractiveness.

What is HOA Xeriscaping?

HOA xeriscaping is not a yard full of rocks. It is a planned landscape that utilizes climate-adapted plants, smarter irrigation, and ground covers that protect the soil.

Boards like it because it is flexible. You can preserve green space in key areas, then utilize drought-tolerant zones around the edges and in medians. The mix can match your brand, budget, and climate.

Why Xeriscape?

Boards aim to lower costs without compromising curb appeal and property values. HOA xeriscaping achieves both goals by reducing irrigation use and alleviating pressure on operating budgets. Maintenance is steadier too, with fewer mow cycles, lighter fertilizer needs, and simpler repairs keeping common areas tidy.

Native, climate-adapted plants retain their color and texture throughout hot, dry months, while xeriscaping in HOA communities often aligns with local regulations and can qualify for rebates on turf replacement, drip systems, and weather-based controllers. Hydrozoning and smart controllers enhance resilience, enabling landscapes to handle heat waves, watering restrictions, and storms with reduced plant losses.

Principles That Work in Common Areas

Shared spaces typically bear the majority of the watering and maintenance costs. Use the simple principles below to design beds that save water, look clean, and stay easy to care for.

1. Plan by hydrozone: Group plants according to their water needs. High-traffic areas are typically located near entrances and signs. Low-use groups fill wide edges, slopes, and corners.
2. Fix the soil first: Test the soil, then add compost where needed. Healthy soil holds moisture and nourishes roots, which in turn strengthens new plantings.
3. Choose the right plant palette: Favor native or well-adapted species. Think in layers, with tall structure plants, mid-height fillers, and ground covers. Aim for year-round interest.
4. Use hardscape and mulch wisely: Paths, boulders, and seating pods can break up wide beds. Organic mulch helps hold water and control weeds.
5. Irrigate smarter: Use a drip system for beds and high-efficiency nozzles for your lawn. Add weather-based controllers and flow sensors to stop waste.
6. Set a maintenance plan: Even low-water landscapes need care. Plan seasonal checks, pruning, mulch refresh, and drip inspections.

Policy and ARC Guidelines for Xeriscapes

Clear rules make adoption smooth. Establish standards for xeriscaping in HOA design guidelines to inform owners and vendors of the acceptable proposals.

Spell out allowed plant lists, mulch types, rock limits, colors, and edging styles. Define the amount of turf required, if any, and its location. Address defensible space in wildfire-risk areas with set distances and plant spacing.

Getting Homeowner Buy-In

Change is easier when people can see it. Build a small pilot bed near the clubhouse, then share before-and-after photos.

Host a short walkthrough with your landscape contractor so residents can ask questions. Share the watering data and savings a few months after the pilot.

HOA Xeriscaping in Front Yards

Some communities want front yards to match the new style. If so, give owners a template they can follow without guesswork.

Offer a pre-approved option with two or three layouts. Owners can pick a design, choose plants from an approved list, and submit a quick ARC form.

Maintenance Expectations and Vendor Coordination

Low water does not mean no work. Use the checklist below to establish clear expectations with your contractor and maintain consistent performance.

• Drip audits at least twice a year
• Seasonal controller changes based on the weather
• Mulch top-ups to maintain depth
• Targeted weed control that protects beneficial plants
• Pruning guided by plant habit, not by calendar

Common Pitfalls and How to Avoid Them

A few missteps can erase savings and frustrate homeowners. Watch for these issues and plan around them from the start.

• All-rock yards: Large rock fields reflect heat, raise ambient temperatures, and invite weeds. Balance rock with plants and mulch.
• Plastic sheeting: Solid plastic traps water on top and chokes roots. Use breathable weed barriers where needed.
• Wrong mulch choice: Fine mulch can blow away. Select a stable chip size that matches your climate and slope conditions.
• Poor drainage: Xeriscapes still need proper grading and catch basins. Fix drainage before planting.
• Thirsty species: Avoid plants that need constant irrigation or heavy fertilizer. Confirm water needs at the planning stage.

Measuring Results and Reporting Back

Decide how you will track success before work starts. Use the metrics below to show progress to the board and homeowners.

• Water use per irrigated acre
• Gallons saved compared to the prior year
• Cost per square foot to maintain
• Plant survival rates through the first summer and first winter
• Complaints and compliments logged after the change

Practical Steps to Launch

A simple plan keeps the rollout on track and builds trust with residents. Use the steps below as a template, then adjust to your climate, budget, and timeline.

1. Audit water and turf: Map leaks, overspray, and high-use zones. Pull the last 12 months of water bills to set a clear baseline.
2. Pick pilot areas: Choose spots with high visibility and high water use. Include one sunny bed and one shaded bed to test plant performance.
3. Draft standards: Update ARC rules for plant lists, rock limits, mulch types, spacing, and irrigation. Add photo examples to make submittals easy to review.
4. Bid the work: Request itemized pricing for removal, soil prep, irrigation retrofit, plants, mulch, and first-year maintenance. Ask vendors to include any rebate-ready specs and paperwork.
5. Communicate: Share mockups, a simple timeline, and a one-page homeowner guide. Host a short demo or walkthrough so residents can see the plan up close.
6. Measure and share: Track gallons and costs monthly against your baseline. Post a short quarterly dashboard and capture resident feedback for the next phase.
7. Train and hand off: Brief the onsite staff and the landscape crew on the standards and seasonal tasks. Schedule 30-day and 90-day walks to fix punch-list items early.

The Case for HOA Xeriscaping

For many boards, HOA xeriscaping is the practical next step. Begin by implementing a pilot, updating ARC standards, and then tracking results to demonstrate savings, reliability, and curb appeal clearly. Done this way, the community gains a landscape that looks good, costs less, and fits the climate.

Looking for efficient management solutions for your HOA community? Condo Manager provides a trusted and reliable community association management platform for self-managed associations and HOA management companies. Reach us online or call us today at (800) 626-1267 to learn more!

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Hiring the right vendor can make or break your homeowners association’s operations. A well-drafted HOA vendor contract is crucial to protect your association’s interests.

The Importance of the HOA Vendor Contract

An HOA vendor contract is the legally binding agreement between the homeowners association and a service provider. It outlines the scope of work, performance standards, payment terms, and the rights and responsibilities of both parties. While verbal agreements or informal proposals might seem convenient, they are insufficient and can lead to disputes.

Documenting everything in a formal HOA vendor agreement not only protects the HOA but also gives vendors clear guidelines to follow. This written contract becomes a reference point for resolving issues if expectations are not met.

What Should Be Included in an HOA Vendor Contract?

Before signing on the dotted line, the board or HOA management company should ensure the following key elements are included:

Detailed Scope of Work

Every HOA vendor contract should clearly define the tasks and services the vendor will provide. Vague language opens the door to misunderstandings. For example, instead of saying “landscaping services,” the contract should specify “mowing lawns weekly, trimming shrubs monthly, and replacing seasonal flowers quarterly.”

Term and Renewal Provisions

Contracts should state the start and end dates and whether the agreement renews automatically. It’s important to include termination clauses with conditions that allow the HOA to exit the contract if the vendor fails to meet performance standards.

Payment Terms and Schedules

Specify how much the vendor will be paid, when payments are due, and under what conditions payments may be withheld. Include late fee policies or discounts for early payments, if applicable.

Insurance and Licensing Requirements

Vendors should carry appropriate liability insurance, workers’ compensation coverage, and business licenses. The contract should require proof of coverage and outline the process for updating expired certificates.

Indemnification Clauses

To protect the HOA from legal liability, the contract should include an indemnity clause where the vendor agrees to defend and hold the HOA harmless from claims related to the vendor’s work.

Performance Standards and Penalties

Clearly defined performance expectations help ensure quality and consistency. For example, a janitorial service might be required to clean all common areas five times per week. The agreement should outline penalties for non-performance or repeated deficiencies.

Dispute Resolution Process

Include a clause that specifies how disputes should be handled, whether through mediation, arbitration, or legal action. Having this in place can save time and money if disagreements arise.

HOA Access and Oversight Rights

The HOA should retain the right to inspect work, request progress reports, or require regular meetings to discuss service quality.

The HOA Vendor Contract Bidding Process

Before even drafting a contract, HOAs should conduct a competitive bidding process. This ensures transparency, encourages better pricing, and gives the board the opportunity to compare vendors.

1. Define Project Scope

Write a detailed request for proposal (RFP) that outlines every aspect of the work you expect from a vendor. Be as specific as possible about the services, materials, frequency, timelines, and budget constraints. The more thorough your RFP, the more accurate and tailored the bids will be.

2. Solicit Multiple Bids

Distribute your RFP to a wide range of vendors, ideally gathering at least three competitive bids. Make sure each vendor is given equal access to background information and site visits if necessary. This step encourages fair pricing and ensures you’re not missing out on better offers.

3. Evaluate Proposals Carefully

Once you receive the bids, take time to evaluate them thoroughly—not just based on price, but also on quality, vendor experience, responsiveness, and proposed timelines. Look closely at how well each proposal aligns with your RFP. A low-cost proposal that overlooks key services might end up costing more in the long run.

4. Interview Finalists

Shortlist top candidates and invite them for interviews or presentations. Use this opportunity to ask clarifying questions, gauge their customer service approach, and assess whether their company culture aligns with your HOA’s values. The interview step can reveal red flags or confirm that a vendor is a great fit.

5. Check Licenses and Insurance

Before making a final decision, confirm that each vendor has current licenses, general liability coverage, and workers’ compensation insurance as required. Ask for certificates of insurance and verify them with the issuing providers. This step helps avoid legal and financial liability down the line.

Negotiating HOA Vendor Contract Terms

Once the board selects a vendor, negotiating the HOA vendor contract becomes the next crucial step. Vendors often use their own boilerplate contracts, but these are rarely tailored to the needs of HOAs.

Tips for Negotiating HOA Vendor Contracts:

• Don’t Hesitate to Make Revisions: It’s normal and expected to modify vendor contracts to better suit your association.
• Involve Legal Counsel: HOA attorneys can identify legal red flags and help negotiate more favorable terms.
• Ask for Guarantees: Performance guarantees or warranties on work provide extra assurance.
• Push for Flexibility: Avoid rigid terms that lock the HOA into long agreements without exit options.
• Cap Costs: If applicable, include maximum cost limits or unit pricing to avoid budget surprises.
• Negotiate Renewal Terms: Ensure that automatic renewals require board approval, and watch out for clauses that make exiting difficult.

Negotiating HOA vendor contract terms may take time, but it pays off in long-term cost savings and fewer headaches.

Reviewing HOA Vendor Contracts

Before signing any vendor agreement, the board should thoroughly review every line of the proposed contract. Use a checklist or legal review to ensure that no important details are missed.

What to Watch for During Review:

• Ambiguities: Any vague language should be clarified.
• Missing Elements: Make sure all standard provisions are present.
• Unbalanced Clauses: Be wary of clauses that disproportionately benefit the vendor.
• Conflicts with Governing Documents: Ensure the contract does not contradict HOA bylaws or CC&Rs.
• Penalties or Liquidated Damages: Look out for unfair or excessive penalties.

Consider involving your HOA management company or a legal expert familiar with HOA operations. They can catch issues that may not be immediately obvious to the board.

Executing the Vendor Agreement

Once the HOA vendor contract is finalized and approved, it should be signed by an authorized board member. Keep a signed copy in the HOA’s records and provide one to the vendor.

It’s also a good idea to brief your HOA management team on the agreement’s terms so they can monitor performance and ensure compliance. Setting calendar reminders for renewal dates, performance reviews, and insurance updates helps avoid lapses.

FAQs

Can an HOA cancel a vendor contract early?

Yes, but it depends on the termination clause in the agreement. Some contracts allow cancellation with a 30-day notice, while others require proof of breach.

How often should HOA vendor contracts be renewed?

It varies, but annual or biennial reviews are a good rule of thumb. Long-term contracts should still be reviewed regularly for performance and cost.

Can HOAs negotiate discounts for long-term service?

Yes. Vendors are often willing to offer better pricing for multi-year commitments, but make sure the HOA retains the right to exit if needed.

Smart Contracts

A carefully constructed HOA vendor contract serves as both a shield and a roadmap. It safeguards the association’s interests while guiding the vendor toward fulfilling its obligations. Taking the time to do it right is always worth the effort.

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What’s best for HOA communities, local vs national vendors? Board members and managers frequently face decisions about engaging vendors to maintain their communities. Each option has its strengths and weaknesses, which can help you make informed decisions for your community.

Factors to Consider in Choosing Local vs National Vendors for HOAs

When deciding between local and national vendors, HOA board members need to evaluate a number of factors, including cost, availability, expertise, and community needs. Here’s a closer look at the critical aspects to consider:

1. Cost and Pricing Flexibility

Local vendors usually operate with lower overhead costs, which often leads to more competitive pricing. Since these vendors are part of the community, they may also be more willing to customize services to fit an HOA’s budget and specific needs. Additionally, they might be open to negotiating payment schedules or offering bundled services that provide further savings.

For example, your community may have a local landscaper who might consider offering a discounted rate for ongoing maintenance. He may offer this in exchange for lower fees and word-of-mouth referrals.

National vendors, on the other hand, use standardized pricing models. This ensures consistency but can sometimes lead to higher costs, especially for smaller-scale projects that don’t take advantage of bulk discounts.

However, their size allows them to provide value-added services. They may provide as warranties or comprehensive service packages, which might justify the expense for larger HOAs.

2. Response Time and Availability

One of the biggest advantages of working with local vendors is their proximity. You can usually find them nearby. This lets them respond quickly to emergencies like plumbing leaks, electrical outages, or storm damage. This helps minimize downtime and inconvenience for residents. This accessibility makes them invaluable for time-sensitive issues.

National vendors might not be able to respond as quickly as local vendors, but many offer 24/7 customer service hotlines to address concerns. However, the actual response time can vary based on the availability of subcontractors or local representatives.

3. Expertise and Industry Knowledge

Local vendors often have a deep understanding of the regional landscape. They are experts in specific climate challenges, local building codes, and community preferences.

A local landscaping company, for example, might recommend native plants that thrive in the area’s soil and weather conditions. As a benefit, this helps reduce your HOA’s water usage and maintenance costs. It allows them to offer customized solutions that align with the community’s unique needs.

On the other hand, national vendors bring the advantage of access to extensive resources and training. They are often equipped with the latest tools, technologies, and industry certifications, ensuring high-quality service. They may offer the newest working solutions with advanced features that smaller local vendors may not have. However, this broader expertise might not always address hyper-local issues.

4. Scalability and Capacity

Local vendors may be able to handle regular maintenance tasks for smaller HOAs or small projects efficiently. However, as the community grows or takes on larger projects, a local vendor’s limited workforce and equipment might pose challenges. This could result in large projects being delayed. Your HOA may also need additional contractors, making managing the project more complicated.

Thanks to their many resources and substantial workforce, national vendors excel in handling large-scale projects. Many national construction companies can mobilize multiple teams to work simultaneously on different parts of a large HOA community, ensuring that projects are completed in a timely manner. Their scalability makes them ideal for HOAs with expansive grounds or multiple facilities requiring simultaneous attention.

5. Relationship Building and Personalisation

Most local vendors are committed to building strong relationships with their clients. This makes sense; they often rely on word-of-mouth referrals to get more clients. Therefore, they are incentivized to provide excellent service and communicate openly with their established client base.

On the other hand, national vendors put a premium on professionalism. However, their size can make relationship-building more challenging. HOAs may find themselves talking with different representatives over time. This makes services prone to inconsistencies and misunderstandings.

Additionally, national vendors usually subcontract local teams, which can water down their direct relationship with the client. However, their standardized processes and documentation can ensure accountability and transparency.

6. Contract Terms and Negotiation

Local vendors are more willing to provide customizable contracts. They are also less likely to impose penalties for early termination or changes in service scope, making them a more adaptable option.

Meanwhile, contracts with national vendors are often standardized. They may also contain rigid terms, such as minimum service durations or a standardized pricing structure. Yes, this simplifies the contract process.

But, it may also be more rigid than what you and your HOA require. On the upside, these vendors typically include detailed service level agreements (SLAs), clearly detailing expectations and ensuring compliance.

Comparison Table: Local vs National Vendors for HOAs

Local vs National Vendors: Which Option is Best for HOAs?

The best option for your HOA when choosing between local and national vendors depends on numerous things. Simply put, it will depend on what your HOA community needs.

Smaller HOAs typically have straightforward requirements. Therefore, they may benefit from the personalization and cost-efficiency of local vendors. Meanwhile, larger HOAs have more complex needs. These communities may then benefit from the scalability and expertise of national vendors.

The key is to find balance. Choosing between the two is not black and white. In fact, many HOAs prefer to take a hybrid approach. This happens when they work with local vendors for smaller, more routine projects and national vendors for larger tasks.

Key Tips for HOA Boards

In line with their fiduciary duty to the HOA community, the board must consider what’s best when choosing vendors. To help with that, here are some key tips that board members can follow:

• Assess Community Needs: First, evaluate the size of your neighborhood. This helps determine the scope of services and how frequently you will need them.
• Request Proposals: When you find prospective vendors, ask for detailed proposals from both local and national vendors. This will help you compare costs, timelines, and service offerings.
• Check References: Always try to find trustworthy vendors. Speak with other HOAs or clients to gauge vendor reliability and performance.
• Evaluate Contracts Carefully: Ensure all terms, including response times, warranties, and pricing, align with your HOA’s expectations.
• Consider Long-Term Goals: Think about your HOA’s future needs. Will the vendor’s services scale with your community?

Crafting the Perfect Vendor Strategy

Balancing local charm with national expertise is an art—and when done well, it ensures your HOA thrives. By carefully considering the strengths of both vendor types, your community can enjoy the best of both worlds.

Condo Manager offers a top-of-the-line community association management platform for self-managed associations and HOA management companies. Reach us online or call us today at (800) 626-1267 to learn more!

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Homeowners associations (HOAs) play a crucial role in maintaining harmony in the neighborhood. With this, one can wonder to what extent HOA religious displays can be restricted.

What are the Legal Obligations of HOA Boards?

In a HOA community, the board is the primary body responsible for maintaining the peace They mainly do this by fairly and consistently enacting regulations.

When it comes to religious practices, a set of laws outlines what an HOA can and can’t do. Some federal laws that do this include:

Fair Housing Act (FHA)

One of the most familiar legislations for many homeowners associations is the Fair Housing Act (FHA). Simply put, it prohibits HOAs from discriminating against homeowners based on race, color, religion, sex, familial status, national origin, or disability.

Also outlined in this law are provisions on indirect discrimination that may come from HOA policies on religious displays. For instance, if an HOA bans all visible decorations but only enforces this rule against religious displays, it could be accused of religious discrimination based on the FHA.

Religious Land Use and Institutionalized Persons Act (RLUIPA)

Another relevant regulation is the Religious Land Use and Institutionalized Persons Act (RLUIPA). This was designed to protect people from land-use regulations that may burden religious exercise. While RLUIPA mainly addresses zoning laws and public institutions, it may influence how HOA policies are interpreted in legal challenges.

This can be applied in scenarios such as if an HOA’s restrictions disproportionately affect homeowners who wish to display religious symbols as part of their faith; it could be argued that these restrictions impose an undue burden on religious practice. Because of this, boards should be cautious when crafting rules that could be perceived as limiting religious expression.

Practical Policy Considerations for HOA Boards

Here’s what HOA boards can do when making policies related to religious displays and practices.

Crafting Clear and Enforceable Rules

Your association’s governing documents must include guidelines explicitly discussing the allowable religious displays. Some of the key factors it should discuss include:

• Size: Policies should indicate the allowable dimensions for religious displays to maintain uniform aesthetics.
• Placement: HOA regulations must specify where displays can be placed on a property.
• Duration: HOA rules must limit how long homeowners can put out displays, such as during specific holidays.

Boards should ensure that rules can be applied and enforced fairly and equally to all types of displays to avoid perceptions of bias. For best practice, boards can consult legal counsel when drafting or revising these rules.

Religious Accommodations

Given the power of the FHA legislation, your HOA may be required to provide reasonable accommodations for religious practices, such as:

• Allowing temporary displays during major religious holidays, such as Ramadan lanterns or Christmas nativity scenes.
• Modifying aesthetic rules should accommodate displays integral to religious expression, such as a mezuzah on a doorway.

Allowing such accommodations doesn’t mean you and the board entirely disregard your set community standards. Instead, it involves making adjustments that would balance a homeowner’s rights with community expectations.

Enforcement Consistency

Unfair and inconsistent enforcement of display rules can lead to allegations of discrimination and damage trust within the community.

To maintain credibility, HOAs should ensure they apply the same rules to all homeowners, regardless of the type or content of the display. On top of that, boards should also document the enforcement actions they took to ensure transparency and accountability.

Understanding the Needs of Both Sides

HOAs must balance individual homeowners’ rights with the community’s collective interests. Religious displays are deeply personal expressions of faith, but they can sometimes create tension in highly diverse neighborhoods. Sometimes, some groups of people may think a large or prominently placed display is intrusive or divisive.

In such cases, boards need to approach these situations with sensitivity. They need to recognize that residents view their religious expression as essential to their lives. After all, the board’s role is to help create a community where all homeowners feel respected.

Promoting Inclusivity

Inclusivity is a crucial part of creating a peaceful and harmonious community. For this, the HOA board can take proactive steps to promote it by:

• Planning and hosting educational events or community discussions about cultural and religious diversity.
• Communicating the goal and reasoning behind display policies in newsletters or at HOA meetings.
• Encouraging respectful dialogue among homeowners to address concerns before disputes or escalations happen.

Inclusivity helps lessen misunderstandings in the community and create goodwill among residents. In turn, HOA boards will find it easier to resolve conflicts when they arise.

Best Practices for HOA Boards

When handling religious display policies in an HOA community, the board must manage it properly and fairly. Here are some best practices to follow to do this.

Policy Development

Developing legally compliant policies is one of the most effective ways for HOA boards to address issues related to religious displays. In developing HOA regulations, they should do the following:

• Legal Review: Work with legal counsel when drafting policies that align with the FHA and state-specific regulations to ensure compliance.
• Periodic Updates: Regularly review governing documents to ensure they reflect and comply with current legal standards and community demographics.
• Community Input: Let homeowners be involved in policy development discussions to ensure transparency.

Transparent Communication

Effective communication is essential to prevent disputes and build trust. To communicate religious display rules correctly, the HOA board needs to open a line of communication with HOA residents to avoid many misunderstandings.

For this, they can communicate with residents in numerous ways. One option is to use newsletters and online portals to explain display policies. They can also provide examples of acceptable displays so that residents can easily reference them. Finally, when homeowners have questions, they need to respond to them promptly and respectfully.

Conflict Resolution

Conflicts over religious displays are common, especially in communities with diverse members. However, how the board handles these disputes can make a significant difference. To avoid escalation, the HOA board needs a straightforward conflict resolution process, such as mediation or arbitration. This ensures that all parties feel heard and respected.

Additionally, boards should aim for solutions that balance individual expression with community standards, recognizing that compromise is often necessary.

Freedom to Practice

Religious freedom in HOA communities is a nuanced issue that requires careful consideration of legal obligations, community dynamics, and individual rights. The goal is to create a community where diversity is celebrated, standards are upheld, and all residents feel valued.

Looking to enhance the quality of living in your HOA community with effective management? Condo Manager offers a top-of-the-line community association management platform for self-managed associations and HOA management companies. Reach us online or call us today at (800) 626-1267 to learn more!

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Key to maintaining a clean and well-organized community is HOA trash removal. If you’re wondering how HOA waste management works, this guide answers frequently asked questions about trash removal, responsibilities, rules, and best practices.

Is the HOA in Charge of the Garbage Collection?

Neighborhoods with no community associations usually have the state or local government manage trash collection. However, those with HOAs typically have full control over handling waste management services in the community. This is part of their responsibility to do regular maintenance for the community.

Usually, the HOA gets funding for waste management services through collecting HOA dues, which you may see in the HOA’s governing documents. The funds cover hiring costs and contracting with a waste removal company.

What Does HOA Waste Management Cover?

An HOA’s waste management services usually include more than just garbage collection to ensure the community is clean and organized. What the service covers, however, depends on the HOA’s budget, size, and the contracts negotiated with waste management companies.

Here are some services that most HOAs have:

Regular Residential Trash Pick-up

Household trash is collected every week or bi-weekly. This service ensures that trash, such as food leftovers, everyday packaging, and non-recyclable materials, is removed to prevent clutter, foul odors, or pests.

Recycling Services

Many homeowners associations have adopted recycling programs as a key part of their waste management plans. For HOAs with this program, homeowners are usually provided separate trash bins for recyclable materials. This may include separate bins for glass, cans, plastics, paper, and cardboard.

Sometimes, HOAs go beyond and provide educational workshops for their residents about proper recycling practices.

Bulk Waste Pickup

In many communities, it can be unavoidable for homeowners to need to get rid of larger items. Usually, oversized items like furniture, mattresses, and appliances are not included during regular HOA garbage collection days.

However, for some communities, part of HOA trash removal services is scheduling a pickup day for bulk waste or helping residents arrange special pickups with a waste management company.

Bin Maintenance

Many homeowners associations also handle the maintenance or replacements of trash and recycling bins across the neighborhood. By doing this, the HOA ensures all residents are equipped with the right tools to comply with community standards.

Community Drop-off Points

For some communities, designated drop-off points for HOA trash removal are assigned instead of picking up waste curbside. Usually, these locations are monitored by the HOA to ensure proper handling and prevent illegal garbage dumping.

Seasonal Waste Management

Some HOAs provide seasonal waste-related services. These may include leaf collection during the fall season or Christmas tree disposal after the holidays.

How Does the HOA Select a Waste Management Provider?

The responsibility of choosing a trash disposal service provider falls on the hands of the HOA’s board of directors. The board will have a list of waste management companies and evaluate each based on several factors, such as cost, reputation, and services. They may also get input from the residents to help with the decision-making process.

After the board has chosen a provider, they should continuously monitor the service provider’s performance to ensure they meet the community’s needs.

What are the Rules for Setting Out Trash Bins?

One of the most common HOA trash removal rules enforced is the proper placement of trash bins. These rules are usually in place to keep the community organized.

The rules will vary for every HOA and should be included in the governing documents. However, some standard guidelines include timing, placement, and removal.

When it comes to timing, residents are typically required to place bins outside on collection day mornings or the evening before collection day. Bins should be placed at the curb so as not to block anyone’s driveway or the sidewalk. Once the trash is collected, residents should promptly return the bins to their household’s storage areas.

The HOA may fine or penalize residents who fail to comply with bin rules.

What is Yard Waste? How Does the HOA Handle It?

Simply put, yard waste is organic waste that may come after lawn or yard work. This includes soil, grass clippings, fallen leaves, and small branches. HOAs often schedule separate pickups for this type of waste. After collection, waste management companies usually add the waste to compost or dispose of it via an eco-friendly process.

If residents need yard waste disposed of, HOAs may require them to take several steps to ensure the process remains environmentally friendly. These steps may include using biodegradable bags for loose leaves, clippings, and other organic debris and bundling branches depending on size.

In some communities, HOAs also provide seasonal cleanup services, which is especially crucial during the fall season or following a storm.

How Does the HOA Handle Recycling?

Many homeowners associations practice and encourage recycling in their waste management plans. This aims to promote sustainability in the community. As part of the program, HOAs usually provide separate recycling bins where residents can segregate their recyclable trash.

HOAs also provide guidelines for items accepted, preparation for disposal, and a pickup schedule when disposing of recyclables.

What Items are Not Collected by HOA Trash Disposal Services?

Many HOAs have contracts with waste management companies. Those contracts include exclusions for certain types of waste that the contractors won’t collect. Usually, such items would need alternative disposal methods so that they won’t pose a safety risk to residents or the environment.

Some of these items include:

• Hazardous Waste (chemicals, paint, batteries, and fluorescent bulbs)
• Electronic Waste (monitors, computers, and other electronics)
• Large Appliances (refrigerators, ovens, and washers)
• Construction Debris (drywall or concrete)

Luckily, some HOAs may make special arrangements for disposing of large, bulky items. They usually announce a separate schedule for these bulk pickups.

Residents may consult their HOA for guidance and proper disposal methods for other types of excluded items.

What are the consequences of violating HOA trash rules?

The association’s governing documents generally outline consequences for violating HOA trash rules. Typically, a first offense would only result in a written warning from the HOA. However, the HOA may impose penalties or fines if a resident keeps violating these rules.

The Importance of Proper Waste Management

Proper trash disposal is crucial to keep your community clean and organized. As part of the HOA, the board and its committees should organize how this is done. Rules are in place so that both the HOA and homeowners can do their part in managing trash in the community.

Whether you’re a self-managed HOA or an HOA management company, it can be hard to oversee your community’s trash management plans without the right tools. That’s where HOA management software like Condo Manager can come in. Call us today at (800) 626-1267 or contact us online to book a demo!

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Homeowners associations require help from various vendors to function correctly. However, finding the right vendors can be a long and tedious task. Instead of asking for quotations, many HOAs choose to create and send an HOA RFP to the vendors of their choice.

What is an HOA Request for Proposal?

An HOA Request for Proposal (RFP) is a document the HOA provides to potential association vendors. It includes all the information involving a project’s specific details, scope of work, and quotation requests. The HOA RFP for vendors serves as a guide for companies interested in working with the association.

Typically, RFPs also indicate the process the HOA wants partners to follow. An HOA RFP also asks for custom information from the vendor to ensure they can meet the association’s requirements. This helps the board quickly assess whether the vendor is the right fit. Generally, RFPs achieve two things:

• Introduction of the HOA. RFPs for association management services and other jobs introduce the community to the vendor. The vendor no longer needs to learn more about the association’s goals and requirements and adjust accordingly.
• Better Understanding. RFPs allow HOAs to understand better how a prospective vendor operates. It unveils their processes and whether or not their operations are compatible with the HOA.

Unfortunately, there is a lot of negativity surrounding RFPs. Vendors dislike them because they prefer to invest time in customizing a proposal only when they’ve already won the client. An RFP demands more time and effort from the vendors even though it does not guarantee that they will work with the HOA.

Nonetheless, RFPs are a useful tool for large projects. Many vendors will still respond to RFPs instead of sending a generic proposal if they see the benefit in the project. If a vendor responds, the HOA will know they’re serious about their work and building a good relationship with the association.

How to Make an HOA RFP

Understanding RFPs and their importance is just half the battle. Once the board has decided to create an RFP for HOA management services or other jobs, it needs to create a thorough RFP to send to vendors. Here are some things HOAs should include in every RFP, whether for landscaping services, HOA management, or construction.

1. Overview

An HOA RFP must include an overview or summary of the request. The overview should describe the job and the vendor’s engagement with the association. Ensure the description is clear and provides a picture of what the HOA expects, where the project will take place and other requirements. Vendors will use the overview to determine whether or not they are the right fit for the job.

2. HOA Information

Every HOA RFP template should include the association’s information. Doing this allows the vendor to understand the HOA’s context and situation. It will also help them determine the project’s scope and requirements. Include the following information:

• HOA location
• Size of the community
• Amenities and other facilities
• Current staff and organizational structure
• Present challenges within the community
• Other information that would help the vendor understand the HOA

3. Project Goals

Homeowners associations shouldn’t just send an RFP detailing the project’s scope of work. They should also provide a clear objective for the project. After all, the deliverables and scope of work may change if the project’s overall goals and trajectory change.

Include the project’s purpose and the board’s vision for the community. Remember to outline it clearly so the vendors understand what the HOA is trying to achieve.

4. Scope of Work and Deliverables

Every RFP should include the scope of work. This helps the vendor understand the HOA’s expectations and obligations. Typically, this section is one of the lengthiest parts of the RFP.

There is no standard template for the scope of work. The important thing is that HOAs make their expectations clear. Here are some things the board should include in this section:

• Reasons the HOA is looking for a vendor
• Current HOA situation
• List of services required from the vendor
• Additional responsibilities the HOA may ask from the vendor
• Projected timeline for the project
• People responsible for decision-making

5. Vendor Information

RFPs should also include a section specifying the information the association needs from the contractor. As you might expect, this section will vary from job to job. Here are some things to include:

• Vendor history (e.g., how long they’ve been operating, how many other associations they work with, previous work history, etc.)
• List of staff
• Specializations and processes
• General scope of services
• Any software the HOA must download to avail of the service
• Budget and price breakdown
• Support options

6. Submission Process

HOA vendors need to know what the application process is like. In this section, tell the vendor where and when they must submit the proposal. It may also include any next steps they can expect from the HOA after receiving the bid.

The board should explain their timeline for vendor selection. Doing this prevents vendors from needlessly waiting for a response. It saves everyone time and shows respect to the vendors as well.

In addition, make sure to outline how the HOA will choose a vendor. Most contractors will be interested in learning the HOA’s qualifications and how they will decide. This way, they can prepare a customized proposal that hits all the marks. HOAs should also let them know whether additional meetings or interviews will occur.

7. HOA Documents

Depending on the service, the HOA might also need to include additional documentation about the association. This will provide a clearer picture of the association’s circumstances and needs. Here are some of the documents the board may need to attach:

• HOA CC&Rs and bylaws
• Policy Manual
• Membership application
• Annual reports
• HOA meeting minutes
• Most recent financial statements
• Year-end audit
• Meeting brochure
• Advertising rate card

Finding the Right Vendors

An HOA RFP is a useful tool for planned communities. It allows the board to fine-tune vendor requirements and find the most appropriate contractor. Preparing it in advance saves time for both the HOA and potential contractors.

Condo Manager is an excellent HOA management software tailored for HOA management companies and self-managed associations. Call us at (800) 626-1267 or contact us online for more details!

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Homeowners associations are generally responsible for repairing and maintaining the common elements. However, what if a common element —  such as the plumbing system — encompasses the common areas and individual units? Is the association responsible for HOA plumbing?

HOA Plumbing Repair and Maintenance

Does the HOA cover plumbing? The HOA is likely responsible for repairing plumbing systems in the common areas. Moreover, the board should conduct periodic inspections and regular maintenance activities on the plumbing system.

In addition, most HOAs are in charge of maintaining shared pipes, such as sewage lines and main water lines, that connect several properties. The HOA collects dues from every homeowner to cover the cost.

However, maintenance responsibilities can become more complex if special circumstances or conditions exist. For instance, some lines are shared between only a few properties. Depending on the HOA’s governing documents, the cost may need to be distributed between those homes alone. The units that do not share that water line may not need to contribute.

What are Homeowners Responsible For?

Are homeowners ever responsible for HOA plumbing repairs? Generally speaking, homeowners are responsible for water lines and pipes entering their property. This is true even if the breakage causes damage to several other units. However, it’s best to check the governing documents to see if there are special conditions that hold the HOA responsible.

Who is Responsible for Plumbing Leaks?

What happens when the plumbing system causes water damage to the common elements or units? Is the association accountable, or are the homeowners responsible for repairing the damage?

HOA plumbing responsibilities depend on several factors. First, it’s important to check the governing documents for any water intrusion policy. In condominium associations, the governing documents often dictate whether the association is responsible for water damage or not. They may even specify the kinds of situations where the HOA should be held responsible.

For example, many condominium documents specify that the unit owner is responsible for water damage to interior units. Meanwhile, the association will cover damage to the exterior.

It may also depend on who is at fault. If the HOA neglected its duty to maintain the neighborhood’s plumbing and drainage system, it may be responsible for the water damage that results from that negligence. Likewise, homeowners may be responsible for any water damage resulting from their negligence, misuse, or oversight.

In addition, homeowners should understand that modifications and improvements to their homes may change who is responsible for plumbing leaks. If a homeowner alters their unit’s plumbing system during a renovation, the alternation might implicate the homeowner should any problems arise. The association could argue that the homeowner’s alterations caused the damage, even if the HOA is typically responsible for maintaining those lines.

Insurance and Water Damage

The HOA and the homeowners are responsible for purchasing insurance to protect their properties. However, while homeowners are responsible for property damages, insurance providers may offer differing policies. Homeowners must understand the scope of their coverage and whether it includes damage from plumbing-related problems.

Insurance providers may also examine the issue’s circumstances to determine whether the policy covers it. Often, they look at what caused the water damage in the first place. Some policies may also offer limited coverage for specific scenarios. It’s essential to consult your insurance agent and clarify the coverage before purchasing a policy.

How to Ask the HOA for Help

Plumbing leaks are not only inconvenient, but they can also damage other parts of the property and even lead to mold. This health hazard might prompt homeowners to fix the issue even if the HOA might be responsible. What steps can homeowners take to help their case and take care of HOA plumbing? Here are some things you can do.

1. Review the Governing Documents

To determine responsibility, check the governing documents, specifically the Declaration of Covenants, Conditions, & Restrictions (CC&Rs). The bylaws and HOA rules may also indicate who’s responsible for what and under what circumstances. Homeowners may raise this with the board or HOA manager if the HOA is responsible.

2. Document the Problem

Homeowners and HOAs should document the problem in detail. Describe the situation, take photos and videos, and document all the attempts to resolve the issue. It may also be helpful to ask a professional to help you pinpoint the cause of the problem. This may determine the cause and who is responsible for the issue.

3. Submit a Formal Request

Homeowners should submit a formal request to the association explaining the issue. They can include why they think the HOA is responsible by quoting the governing documents. Make sure to submit the request in writing so there’s a paper trail of all your attempts to reach out to the board.

4. Try Arbitration or Mediation

Third-party dispute resolution is a good option if the HOA still refuses to resolve the issue. Some states and organizations offer arbitration and mediation services that help homeowners and HOAs resolve conflicts. The HOA governing documents may also outline what steps you need to take for arbitration and mediation.

5. Talk to a Lawyer

Homeowners may consult an attorney to communicate with the HOA on the unit owner’s behalf. They can also provide legal advice regarding the issue.

6. Take Legal Action

Homeowners may file a lawsuit against the HOA if the association still refuses or neglects to fulfill their HOA plumbing duties. The lawsuit could compel the association to meet its obligations. However, filing a lawsuit takes time, effort, and money. Make sure to use it only as a last resort.

Understanding Maintenance Responsibilities

HOA plumbing issues can be tricky to navigate as most pipelines run through the entire community. It’s even harder when some pipes only serve a few residences and not others. Both homeowners and board members must review the governing documents to understand their scope of responsibility.

Condo Manager is industry-leading HOA management software for self-managed neighborhoods and management companies. Call us today at (800) 626-1267 or contact us online to request a demo!

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Safety is a growing concern in the United States. For this reason, many communities are doubling down on security by hiring HOA security guards. However, this choice is not always suitable for every neighborhood. When should a community hire private security?

What are HOA Security Guards?

The role of HOA private security is precisely as it sounds. Security guards exist to guard the community from potential criminals. They watch over the neighborhood and are on the lookout for criminal activity. Typically, their very presence can reduce the number of incidents within the HOA.

In a gated community, security guards are often stationed at the guardhouses of each entrance. They also sometimes patrol the community, depending on the community’s needs. Moreover, they can respond quickly to incidents such as theft and vandalism. They are often also trained to de-escalate conflict and contact emergency services.

HOA Security Guards Responsibilities

The roles and responsibilities of a security guard will depend on your contract agreement. Here are some of the most common inclusions you can expect:

• Access Control. Security guards may guard entry points to ensure only those authorized can enter the community.
• Visitor Verification. Security guards may manage and verify the identities of visitors to ensure safety.
• Entry Log. Security guards may maintain a detailed entry log to record everyone who has entered or exited the community.
• Regular Patrol. Security guards may patrol the community on foot or using vehicles to monitor the area for suspicious activity, safety hazards, or security risks.
• Emergency Response. Security guards may be available to respond to potential threats and emergencies.

Who Pays for HOA Security Guards?

HOA security falls under the association’s regular services. Hence, homeowners associations will often include their services in HOA fees. While the HOA technically pays the security guards or companies, the money is taken from member assessments.

The board must include the cost of security services within the HOA budget. This will help them divide the cost among all the residents and reduce the individual burden. However, it’s best to clarify why the community needs security guards in the first place. Raising awareness will help the homeowners understand what they are paying for and reduce conflict.

Why Hire HOA Security Guards?

HOA security guards have several benefits. Here are the top reasons why your community may need them.

1. Crime Deterrent

Over 3,000 burglaries happen every day in the United States. A large majority of those have happened when no one was home. Moreover, properties without security are 300% more likely to be burglarized.

HOA security guards can reduce crime risk significantly. This is because their very presence often scares off potential criminals. Moreover, they can prevent crimes like burglary, auto theft, vandalism, and illicit drug use.

2. Access Control

Access control benefits condominiums and gated communities greatly. However, even non-gated neighborhoods can benefit from this type of security when they hire private guards. Guards can control access to community facilities and amenities and prevent trespassing and unauthorized use.

3. Parking Rule Enforcement

Apart from security, guards can help the community enforce parking rules. They can stop unauthorized cars from entering the community and regulate who can park where and during which hours.

4. Respond to Domestic Violence

Domestic violence is a common occurrence. Security guards can respond to these instances and defuse the situation. They can also call law enforcement and help ensure the victim’s safety until the police arrive. Moreover, they can serve as witnesses and aid in the police’s investigation when they ask for evidence.

5. Stop Unsafe or Unapproved Activity

Homeowners may sometimes get into fights, throw unruly parties, or behave in a way that threatens the safety of community residents. Security guards can stop these activities and prevent them from escalating. They can also report illegal activities to the police.

6. Vandalism Prevention

Vandals often target residential neighborhoods. They might trespass into residents’ homes, break objects, or spray paint buildings. Sometimes, even the homeowners themselves can be vandals.

Security guards can prevent vandalism by patrolling the neighborhood. They can watch out for suspicious individuals and to avoid property damage.

The Alternative: HOA Security Cameras

While an HOA security patrol is undoubtedly useful, it can also be costly. This is especially true for large communities with multiple entry points. However, just because a community cannot afford security guards does not mean they should give up on enhancing safety and security.

As an alternative, HOAs with a smaller budget can choose to install security cameras. These cameras are often easy to install and configure, allowing the board to continuously monitor the neighborhood and even store relevant footage.

Like security guards, HOA security cameras can deter crime. Criminals are afraid of being caught even after the fact. They are less likely to act out when they see a security camera around. Otherwise, they risk being caught by the police and facing jail time.

On the other hand, security cameras also have their flaws. For one thing, they can be disabled or covered. Criminals may also study their blind spots and stay out of their line of sight while engaging in illegal activity.

Of course, this does not mean hiring security guards is the best choice for all communities. Apart from the budget, communities must consider their size, needs, and nature. Security guards also have downsides such as cost, capacity, and potential for human error.

Ideally, homeowners associations will employ security guards and cameras to ensure safety. However, it will ultimately be a balancing act. The board must consider the community’s needs, budget, and what the residents are comfortable with.

A Good Investment for Safety and Security

HOA security guards can be a good investment, especially if the community is in an area with a high crime rate. Security guards can make homeowners feel safe and prevent criminal activity. However, HOAs must consider the cost of their services and weigh it against the potential benefits.

Condo Manager is a reliable HOA management software for self-managed communities and HOA management companies. Call us at (800) 626-1267 or contact us online to request a demo!

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