Management Services
WPM's PROPERTY MANAGEMENT DUTIES include the following services:
1. WPM shall hire in its own name all personnel necessary for the efficient
discharge of the duties of WPM hereunder.Compensation for the services of such
employees shall be WPM's responsibility.Employees of WPM shall,without expense
to the Association, be bonded by a fidelity bond.
A. WPM reserves at all times the right to hire and dismiss its managers, assistants,
and other employees.
B. The Association, through the Board or it's agents, shall not attempt to direct
or control the activities of WPM personnel.
2. WPM shall cause the Common Elements to be maintained, repaired, and
altered in the condition deemed advisable by the Association as set forth below.
The term "Common Elements" as used herein shall mean and include all
of the general common elements and limited common elements as such terms are
defined and described in the Declaration for the Association WPM shall:
A. Recommend to the Association such maintenance and repairs as may be necessary
to preserve the physical condition and improve the attractiveness of the
complex.
B. Inspect the exterior of all buildings, adjacent grounds, and interior common
elements and take such reasonable prompt action so as to preserve the tidiness
and order of the entire complex. The clean-up of litter from interior and exterior
common elements shall be accomplished by WPM personnel. Inspections shall typically
be completed on a daily basis seven days per week.
1) Clean clubhouses daily and atriums at least three times per week.
2) Clean laundry rooms and grounds daily.
3) Replace missing light bulbs of common element lights.
4) Remove snow and ice from common element walkways and stairways.
5) Clean parking lots by hosing or otherwise as needed.
6) Clean the basketball court and tennis court as needed.
C. Employ two full-time maintenance persons that will complete 3,600 hours of
maintenance per contract year.Maintenance reports showing accomplishments will
be submitted to Directors on a monthly basis.
D. Take such reasonable measures as necessary to preserve the safety, cleanliness,
or upkeep of the project, including the calling for police or fire protection
or medical assistance.
E. In the event of an emergency requiring immediate repairs to preserve the
safety and health, or persons or the property of the Association or of any unit
owner, WPM shall cause necessary repairs to be made and will charge the actual
expense thereof to the owner of the items repaired or to the Association for
Association owned property.
F. Enforce all Rules and Regulations of the Association including administration
of the penalty system. WPM shall report all substantial violations of rules
to the Board of Directors. WPM shall recommend improvements in Rules and Regulations
and enforcement thereof. WPM shall monitor clubhouse usage to discourage unauthorized
use. Unauthorized use enforcement shall be in accordance with directors of the
Board.
G. Inspect fire extinguishers annually.
H. Do minor landscaping as needed such as raking the grounds in the Spring and
cutting the grass around walks, clubhouses, and entrances to buildings twice
per year.
I. Maintain cleanliness, temperature, and chemical balance in pools and hot
tubs.
J. Monitor trash removal to ensure pick-up schedule is appropriate.
3. Contract for necessary services and purchase of all supplies necessary
to properly maintain and operate the Common Elements and the Association, as
approved by the Board.
4. Cause an inventory to be taken and maintained of furniture,vehicles,tools,supplies,
equipment, and all other property belonging to the Association, and thereafter
to update the inventory list annually.
5. Review all bills in connection with the facilities management and
operation of the Common Elements and cause all such bills and other expense
to be paid. Sums disbursed for categories not budgeted for or pre-approved by
the Board shall be approve in advance by the Board. The approval of the Association
is necessary for any expenditure of over $1,000.00 for any one item of ordinary
repairs or alterations (other than emergency repairs).
6. Provide on a twice per month basis (with a maximum 20 days between
checks) a daytime check of each unoccupied unit.This check shall consist of:
A. Knock loudly and if no answer, enter.
B. Check visually for proper appearance (i.e., no signs of vandalism, etc.).
C. Verify that heating system is operating properly.
D. Verify electrical and water operation.
E. Check for presence of approved ash bucket, fire extinguisher, and operating
smoke alarm.
F. Contact owner or owner's representative if any problems.
G. Take emergency measures when required.
7. Except as set forth herein, WPM has no authority or responsibility
for maintenance of or repairs to individual dwelling units in the complex. Such
maintenance and repairs shall be the sole responsibility of the owners individually.
Each unit owner may contract with WPM on an individual basis for the provision
of certain maintenance and other related services which will be paid for in
accordance with the agreement between WPM and the individual unit owner;said
agreement form and the hourly rate charged by WPM for repairs shall be established
in cooperation with the Board. WPM shall obtain authority for entering said
owner's unit to repair and to bill for said work (except for emergency repairs).
8. Maintain a permanent collection and ongoing update of office records,
books, and accounts, which records shall be subject to examination by the Board
or its authorized agents at all reasonable hours.
A. Carry on all necessary correspondence in the conduct of business activities.
B. Maintain all records necessary for conduct of the Association business.
C. Complete corporate reports for the Colorado Secretary of State, with filing
fees to be borne by the Association.
9. Exercise reasonable diligence in an effort to collect all assessments
due from Owners. The Association authorizes WPM to request, demand, receive,
and receipt for any and all charges which may at any time be or become due to
the Association. Any assessments remaining uncollected shall be turned over
to the Association's legal counsel for collection, lien, suit, or foreclosure,
and the cost thereof shall e an expense of the Association and shall be paid
by the Association.
10. Obtain competitive insurance bids and coverage each year for the
Association. Such insurance shall, as a minimum, be in full conformity with
the Association's Declaration and By-Laws; increased in accordance with the
Board's instruction; and reasonably meet the needs of the Association. WPM shall
be named as an additional insured party under the Association's policies. WPM
shall maintain permanent records of all insurance coverage carried by the Board,
and provide duplicate copies thereof to the Board's President and the Association's
legal counsel. WPM shall investigate and report to the insurance carrier and
to the Board all accidents or claims relating to the ownership, operation, and
maintenance of the Association.
11. At least forty-five (45) days prior to the commencement of each
fiscal year, WPM shall prepare and deliver to the Association a proposed operating
budget setting forth an itemized statement of the anticipated receipts and disbursements
for the new fiscal year based upon the anticipated schedule of monthly assessments,
and taking into account the general condition of the Common Elements. The annual
budget approved by the Board shall constitute a major control under which WPM
shall operate. The budget shall be subject to modification and approval by the
Board of Directors prior to implementation.
12. Mail a monthly report to the Board. This shall include a financial
report. WPM shall mail bi-annual newsletters to all owners, and special mailings
to the owners at the direction of the Board, not to exceed 12 mailings to the
owners annually. A summary of annual meeting minutes will be mailed to all homeowners
and upon request, the complete meeting minutes will be mailed to a homeowner
at no additional charge.
13. Three full sets of master keys have been provided to WPM, and WPM
shall:
A. Give master keys only to authorized personnel.
B. Not duplicate, nor allow any employees to duplicate, any master key without
specific authority from the Board.
C. Have all master keys stamped "DO NOT DUPLICATE".
D. Provide 24 hour coverage for lock outs.