Clarification of Split of Maintenance Responsibilities

Residents in Pine Terrace own the footprint of their house and the house structure (plus one or two feet beyond the foundation) plus the space inside the front courtyard. All areas outside the footprint, including driveways and sidewalks, as well as the streets and gutters, sprinkling systems, etc. are owned and maintained by the Association, not by individual owners.

The new covenants passed during 2005/2006 stipulate that all maintenance responsibilities for an owner's structure are the owner's. The responsibilities of the Association are primarily to maintain exterior surfaces for uniformity of appearance.

Regarding roofs, the Association is responsible only for the replacement and not installation of the roof tile if damaged by wind storm or another occurrence. The Association is NOT responsible for roof leaks or the felt or decking or other components of the roof structure. The Association is responsible for roof gutters and downspouts. (The property manager has available the names of roofing companies that could be used or the owner is free to choose another one.) Interior damages resulting from leaks are the owner's responsibility unless such leaks are caused by storm damage, falling under the Association insurance policy. Note: $5000 deductible per occurrence, not per home.

Within courtyards, repair of walks, steps and gates is the owner's responsibility. Landscaping within the courtyard is also the owner's responsibility. (Changes to landscaping outside the courtyard should first be approved by the Landscape Committee.)

Each owner is responsible for both the replacement of the glass and the frame of the windows; for repair and replacement of all sliders, front doors and garage doors; for skylights; also for the maintenance, replacement, and finish of exposed decks and patios. Supporting posts will have exterior finish provided by the HOA. Any retaining walls that support the lower patios are the owner's responsibility.

The Association provides window trim painting, front door refinishing and if required garage door refinishing. The Association is responsible for the surface of the gate posts. Painting of the wrought iron railings on decks is the responsibility of the owner.