Cathy Dunn, President of Board of Directors: Cathy is very important to our Subdivision . She may come knocking on your door to get your opinion about things happening in Norchester. Please welcome her if she visits you.
Norchester Home Owners Association
Neighbors,
Warren White, our webmaster, has decided I needed a page to let Folks know what is going on since I am the president of the Norchester Maintenance Fund. Nextdoor Norchester is great, but messages disappear within 24 hours. Comments I make here can last as long as we need them to. So, welcome to Cathy’s Page! (To Contact Cathy Dunn - use form to the right.)
Message to Cathy
These postings from Cathy Dunn are listed in chronological order, with the newest listed first.
HOA/Board of Directors meetings will be at the Clubhouse . The next meeting date and Agenda will be posted on the Current Topics page before the meeting. (For normal meeting and participation information, click GoTo.)
The Norchester Newsletter is the most current source of information relevant to the Norchester Neighborhood. All back issues are available for download. Click Here.
Congratulations to Norchester's HOA President CATHY DUNN! Way to go!
CAI Greater Houston Chapter is a member driven organization that advocates on the behalf of the HOA and condo communities. Their membership includes community association volunteers, professional community managers and business partners who provide services to community associations. They provide education and networking opportunities to our members so that we may maintain and improve the quality of life in our neighborhoods.
They also believe that by giving board members, managers and business partners the knowledge they need to better run their associations, they can turn "owners" into "neighbors," increasing harmony and leading to more prosperous, safer communities. The mission of the Greater Houston Chapter is to be a source of education and information which advocates the use of best practices, professionalism and integrity in order to promote responsible community associations and those that serve them.
Each year the Greater Houston Chapter of CAI seeks out the best of the best in the local industry to honor the achievements of the many people behind the good work being done throughout our City and its communities in various categories, one of which is the Community Volunteer of the Year. Cathy Dunn was nominated for this category and was chosen to be in the top five to be considered for the award. After the award community reviewed all the history of Ms. Dunn’s dedication and her part in the achievements made by the Norchester Association, it was clear she deserved the honor and was selected as the winner from a long list of other deserving nominees.
Results of the Jan. 19, 2021 Annual Meeting to elect new members of the Board of Directors.
Dave Richards and David Jones were reelected to serve on the Board for another two years.
Robert Camp has offered to serve as a Board member if any current member is unable to finish their term. This means the Board will continue with the same members in 2021 as in 2020.
Norchester Subdivision's Progress
Synopsis of the last 2 and 1/2 years
It truly was a team effort to bring this community back. The homeowners in 2018 elected me, Dan Erskins, and Patsy Chin. You took a chance on us, and we listened to what you wanted. Dave Richards discovered the financial crisis we were in and sounded a warning in time to prevent it. David Jones was instrumental in explaining to the homeowners how our financial problems could be overcome if we all worked together as a community and voted to increase our dues. Kimberly Smith was part of that 2018 board, and her advice and questions were invaluable in sorting out the issues.
The homeowners elected David Jones and Chris Gill to the 2019 Board. Chris was able to serve until job responsibilities made it impossible for him to attend our meetings. It was hard to see him go, but family must always come first. One day I suspect he will be on another NMF board. The neighborhood will be lucky to have him. Dave Richards agreed to fill out the rest of Chris Gill's term. Dave and Patsy Chin watched over every penny that was spent.
In 2020, the homeowners gave Patsy, Dan, and me another two years. Because of your confidence, when Covid-19 hit us, all of us knew exactly how to keep things going. Dan Erskins handles all ACC requests, and there have been many people are making renovations and improvements. David Jones, Patsy Chin, and Dave Richards bring that much-needed business sense to make certain that the NMF board is prudent with the homeowners' money.
Over the past three years, in addition to the board members, there are the homeowners who stayed up all night to make sure the board had the information it needed to make wise decisions. Former Board President Ron Jeffers would answer legal questions for me "pro bono" which saved the association money and made it possible for us to accomplish things once we understood how to go about them legally. Warren White created Norchester.org and has taken over as editor of The Norchester News. Because of him, we now have many ways to communicate information to everyone.
To all of the neighbors who mowed lawns for others in order to keep the neighborhood looking lovely, cleaned streets of pine needles to keep the rain water moving, and delivered the Norchester News to keep everyone informed before events occurred and not after, all of the neighborhood owes you a great debt. To all of the Neighbors who contacted me and other board members to offer advice and suggestions, we thank you. Had it not been for your suggestions and comments, all might not have turned out as it has. It took the "entire village" to put Norchester back together.
To all of the new Neighbors who have moved into our neighborhood over the past three years. you have brought the children and the laughter back into the streets. You could have moved anywhere, yet you chose us.
Finally, there is one other group I would especially like to thank. It is the wonderful Norchester teens who were lifeguards both last year and this year. The 2019 lifeguards literally had to take a leap and try out new things. They did it with style and grace and enthusiasm. The wise advice of all of the 2019 lifeguards allowed the NMF Board to make decisions on how to proceed in 2020. To the 2020 lifeguards, you also were amazing. Your teamwork and willingness to do whatever made the six weeks the pool was open a wonderful respite for people who had been confined all spring inside their houses. When the spike occurred, you cheerfully accepted the fact that the pool had to be closed for the summer because it was just not safe because so much about the virus was still unknown. However, in the summer of 2021, when the pool again reopens, the NMF board plans to try to implement your ideas and suggestions. Our future is in good hands as these lifeguards represent the future. Their work ethic, their kindness, and their willingness to think out of the box will ensure all will be well as they become the leaders in the upcoming decades.
The other morning I drove around Norchester. There was confusion about when HSM was coming out to do their deed restriction drive through. I did not have time to do my own earlier, and I have not yet received any report on what they discovered so I am not certain if they came. Neighbors, Norchester is looking beyond beautiful. Street after street after street had manicured lawns. The hedges were trimmed, the grass was mowed, and people had planted so many fall flowers. What made me smile the most is that Norchester is still Norchester. I have lived here since 1973. Every election year Neighbors would put their campaign posters in their front yards. Most times one neighbor would be backing one party and their nextdoor neighbor would be backing another. It was the same this year. There are Biden/Harris and Trump/Pence signs in adjoining yards, and everyone is still waving and smiling just like always.
Norchester is still Norchester. We are a wonderful community made up of Folks who just want to live in peace and harmony. 2020 will soon be behind us. 2021 will soon be here. Because of each and everyone of you, Norchester is going to thrive for the next 50 years and continue to be a wonderful place to call home. Have a blessed day!
Cathy Dunn
NMF Board of Directors
Posted 10/29/2020
Collections Report – We Love Norchester Initiative as of 10/20/2020
May 20 – June 23, 2020 –
- 54 Properties Cleared – delivered to C. Dunn $22,366.03
August 1 – October 20, 2020
- 15 Payment Plans
- 101 Properties Cleared – delivered to C. Dunn 27,818.15
Total Collected by C. Dunn $50,184.18
What is left?
2020 Dues
- 38 homeowners - $550 $20,900.00
- 14 homeowners - $491.50 - $275 4,749.29
- 20 NS homeowners - $97.00 1,980.00
72 homeowners $27,629.29 (One Last C. Dunn Attempt)
2+ Years Past Due (Turned over to Attorney for collection and possible foreclosures)
31 Homeowners $69,349.71
11 homeowners owe $194 – 100 Deed restrictions etc.
17 homeowners owe $70 -$20.14
Approximately $2,100 – at least half may be charged in error.
Total money from homeowners still to be collected: $99,079.00
It's Official - Norchester is debt free!
Neighbors,
At the NMF Board meeting Oct. 20th, all five board members voted Yes to paying off the remaining $102,780.11 pool note taken out almost five years ago. This morning Patsy Chin and I went to Wells Fargo Bank where she, as Treasurer, oversaw the wire transfer from Wells Fargo to CIT Bank. We are now debt free thanks to all of the homeowners in 2018 who voted for the Dues Amendment to raise our HOA dues. Because of that vote, we now have our Constable contract back which means law and order have returned to Norchester, and last night we were able to eliminate this note. The Norchester Maintenance Fund is now financially solvent and stable and most importantly debt free.
Next month we will be approving the 2021 budget. We are watching every penny very carefully to make certain that we have the financial resources to cover our expenses without having to go into debt.
We must now beginning to plan together as a community how to make certain that Norchester thrives for the next 50 years. With all of us working together, the best is yet to come!
Cathy Dunn
NMF President
The two articles below are reprinted from the October 2020 Norchester News. The information should be carefully read by all residents of Norchester, and any questions pertaining to them should be sent to me, using the "Message to Cathy" form at the top of this page.
Cathy Dunn, President, Norchester Maintenance Fund Board of Directors.
The Norchester Financial Story (Condensed Version)
“We’ve come a long way baby” since 2018 (financially speaking) because of the homeowners of all sections of Norchester. Thank you!
The current Norchester Clubhouse and facilities were completed in 1975, and at that time it was a private club. In 2000, the Norchester homeowners approved transferring the Clubhouse and facilities to the Norchester Maintenance Fund, Inc. (NMF). However, this transference was not accompanied with adequate dues to maintain the facilities and meet other financial needs of the community or a way to increase the dues. This ultimately led to monetary problems for the NMF.
Beginning in 2014, the underfunding problems became apparent. At year-end 2014, the NMF financial statements reflected $205,000 in cash and investments and an operating loss of $36,000. At the end of 2015 NMF was forced to drop Harris County Security Patrols for 2016 for our neighborhood, and also incurred a debt of $175,000 to refurbish the Clubhouse pool in order to meet the safety requirements necessary to keep the pool operating. At year-end December 31, 2017, NMF had a cash balance of $219,000, of which $60,000 was prepaid dues for 2018, and had a note payable of $149,000. Bottom line – we (the NMF) were virtually insolvent.
Starting in 2018, the HOA Board, under the direction of President Cathy Dunn, immediately started evaluating all expenses of the subdivision. Over that year, all vendor contracts were reviewed and renegotiated. First and most important, the NMF was able to terminate its management contract with the existing management company and save NMF some $50,000 in past due penalties on delinquent homeowners (for which NMF was liable under an onerous contract). We also discovered that an esplanade had previously undetected water leaks that had cost NMF approximately $25,000 in wasted water expense over the previous year. Cathy Dunn also initiated a collection process that resulted in the collection of some $45-50,000 in past due accounts. In November of 2018, the Norchester homeowners approved an incremental dues increase over the next five years to adequately meet the needs of the NMF that caps at $700 per homeowner in 2023. This approval saved Norchester.
Cathy Dunn assumed management of the Clubhouse and facilities on a volunteer basis in 2019 and 2020 that has saved us the cost of a Clubhouse Manager the last two years, an estimated $50,000. Virtually no funds were expended for legal collections of past due accounts as a result of both the Tax Day (2016) and Harvey (2017) floods in 2018 and 2019.
As a result of all these actions, NMF had an operating surplus of $46,000 in 2018, $91,000 in 2019 and $35,000 in 2020 for the eight months YTD ended August 2020. Cash on hand at month-end was $391,000. The NMF Board will vote in October to pay off the pool loan in October 2020. This payoff is estimated to be approximately $103,000. We project that after payoff of the loan our cash balance at month-end November 2020 will be $254,000. November is the low point in our cash position annually before receipt of the next year’s dues. This early payoff will save NMF approximately $16,000 in interest expense over the next five years. All the above movements have resulted in a stable financial condition for NMF with adequate seed corn for the future. We will also obtain audited financial statements, which had been discontinued.
Future Plans: In 2021, one of our financial goals will include obtaining a Reserve Study so that we will begin to build a Reserve Fund for future repairs of our facilities. An adequately funded Reserve Fund will prevent the NMF from ever having to borrow in the future. We will also seek to hire a Clubhouse Manager. We will have increased legal expenses as we continue to pursue the collection of past due accounts of homeowners. Unfortunately, some choose to not pay, forcing the NMF to pursue to foreclosure if necessary, an expensive process.
Please feel free to contact me if you have any questions.
David E. Richards
Director at Large.
What the Clubhouse Facilities Mean to Norchester and Its Residents
Recently, the HOA Board commissioned a professional appraisal for the Norchester Clubhouse Facilities (Clubhouse). Since the Clubhouse represents a important part of Norchester’s annual budget, it is prudent to understand the value that the Clubhouse represents to Norchester (and by default, the residents of Norchester). The appraisal firm (The Ambrose Group) prepared a “Restricted Appraisal Report” which resulted in an estimated market value of $1,045,000.
The Clubhouse facilities include the main building built in 1978 (3,306 sq ft), the swimming pool and childrens pool, four tennis courts, a parking lot, a gazebo, some miscellaneous amenities, all on 4.4 acres of land. If you have never been to the Clubhouse, you can see pictures on Norchester.org on the Clubhouse page which will convey the overall picture to you. The appraisal report gives us an important, detailed record of what we have.
The NMF, as owner, needed to establish a credible value for the Clubhouse in order to make good decisions regarding a reserve fund for future repairs and improvements. This appraisal also helps to establish the NMF’s ownership in the Clubhouse, as the earlier transfers of ownership were done with minimal documentation.
Over the years, the Clubhouse use by Norchester residents has declined. Covid-19 aside, this is due to many changes in how we live today, and the increase in competing venues to absorb us, which were not available when the facility was built. You might well ask – what value does the Clubhouse represent to me today? Actually, quite a lot.
The Clubhouse belongs to the Norchester Maintenance Fund, Inc. – a non-profit business entity. The NMF belongs to the lot owners in Norchester (actually ownership is tied to the lot itself). With about 700 lots now in Norchester, each lot’s share of the Clubhouse real estate value is $1,045,000 ÷ 700 = $1,493. Don’t get excited (yet), you can’t spend that. But wait, there’s more. Many similar subdivisions do not have a similar amenity that is available to all residents. For example, in Lakewood Forest membership in the Clubhouse is an extra cost – every year. In Norchester, it is included in the annual fee.
There is also an intangible worth that the Clubhouse brings to the value of homes in Norchester. Norchester is fortunate to have a nice Clubhouse, swimming facilities, tennis courts, and other amenities. This adds value to our homes. Norchester homes may sell for a premium of $10,000-15,000 over comparable homes in other subdivisions without our amenities. This indicates that Norchester is a more desirable subdivision from a buyers’ viewpoint.
Finally, by judicious management of the Clubhouse as a rental venue, it is expected that much of the cost of the facility can be covered by 3rd party payments. Improvements paid for from such income will benefit all of our resident homeowners.
The Norchester Clubhouse Facility (posted 8/5/20)

In mid-March, when the severity of Covid-19 became obvious, all the rentals of the Norchester clubhouse had to be cancelled. This meant that the revenues from the two churches who leased space for their church services, the Norchester Garden Club Garage Sale, our Young Life teen group, an HOA annual meeting, and several birthday parties were all lost. Our tennis courts were closed to our tennis pros which meant the loss of three months’ revenues, and our contract with the Norchester Dolphins Swim Team had to be cancelled because the swim league cancelled their season. By mid-May our tennis pros were able to give lessons again on our courts which generated a small amount of revenue from the courts. The Norchester Pool was able to open for Memorial Day Weekend thanks to the heroic lifeguards who agreed to work. We had five teens from Norchester who were essential to the success of our swim season short as it was. The pool was open for the last two weeks in May and then was open for all but the last weekend of June. When the spike rose again at the end of the month, the danger to the lifeguards and the residents using the pool caused the NMF Board to make the painful decision to close the pool for the remainder of the summer. There was just too much unknown about Covid-19 to take the chance on the health of all involved and trying to sanitize all surfaces when the spike began was just not feasible. In early June, Alertco 360, the alarm company for
the clubhouse facility, contacted the Constable at 4:15 a.m. in the morning because the alarm had gone off in the clubhouse. The deputy checked the building out and then two deputy cars drove down Crestfield Court due to a witness saying that a person of interest was seen leaving the grounds. No one was caught. It was later determined that an intruder had a key to the outdoor men’s restroom and tried to break into the interior door. When that was opened, the alarm went off, and the intruder left after locking the exterior men’s restroom door! The alarm system did its job. The intruder left without damaging anything other than the door jamb and lock, and nothing was taken. The security system has now been upgraded, cameras have been installed at the three entrances to the clubhouse, and all the locks to all of the doors and gates have been changed. Anyone who had a key to the tennis courts is asked to contact Cathy Dunn, and she will issue a new key at no charge. Any resident wishing to play on the courts, should contact Cathy Dunn, and she will issue a new key for a one-time charge of $15. The tennis courts are now open to residents and non-residents. Until covid-19 has ended, the restrooms will remain locked because there is no way to sanitize the restrooms against the virus. This pandemic has been a challenge on so many levels. The summer of 2020 will be remembered as a time when our clubhouse facility had to remain closed and our 4th of July celebration had to be cancelled to protect the safety and well being of all. Next summer, the hope is this will be just a bad memory, and the summer of 2021 will be a time to celebrate!

New Pool Rules & The 4th of July.
(Posted 6/25/2020)
Neighbors, County Judge Hidalgo has passed an ordinance regarding swimming pools which affects us. Starting June 24th, all people visiting the Norchester pool must wear masks at all times when not actually in the pool. It is no longer optional. Failure to comply could mean that the Norchester Maintenance Fund could be fined. All of the SWPM lifeguards have been given instructions to remind all people to wear their masks when not in the pool. Failure to comply will mean that those persons will be required to leave the property. Also all furniture, including the bleachers and picnic tables, are off limits. With the increase in the number of covid-19 cases, it is important that we follow all of the rules and guidelines in order for us to keep the pool open this summer. I ask that everyone bring their own pool furniture, coolers, beach towels, and pool toys. Please maintain 6 ft. of social distancing at all times. Please follow the Hidalgo ordinance at all times regarding face masks. People have been asking about the 4th of July Parade. Due to the covid-19 spike, outdoors groups have been limited to gatherings of 100. If the spike increases, there is a chance that we will all be required to stay in our homes again. For that reason, no 4th of July Parade in Norchester has been scheduled. Folks, it breaks my heart to write this, but this year, let us just fly our flags and celebrate with family or small groups of friends.
Right now our Norchester pool is going to be open from 11 a.m. to 7:45 p.m. on the 4th of July.
The maximum allowed in the pool yard at any one time is 64 people as of today. Let's keep our fingers crossed that nothing changes. Finally, I have been keep a watchful eye on Cypress Creek. So far so good. I think in these troubled times, we can keep a positive outlook, hope for the best, prepare for the worst, and just pray. My hope is that next year in 2021, all will be calm and this year will just be a bad memory. When we can safely celebrate, it is going to be the best 4th of July ever. Cathy Dunn NMF President
Norchester Pool 2020 Operation
(Revised 6/4/2020)
Following State of Texas guidelines for COVD-19, the Norchester Pool is scheduled to be open for the summer the weekend of Saturday, May 30, 2020, and Sunday, May 31, 2020, and then beginning on Wednesday, June 3, each Wednesday through Sunday, throughout the months of June and July. August is still questionable due to when and if the schools will open.
The pool hours each day will be 2:00 p.m. – 7:45 p.m. The Norchester Pool is currently required to follow governmental guidelines regarding the occupancy of the pool yard. As of 6/1/2020 the pool will operate with a 50% Occupancy Rule, and only 60 people are allowed inside the pool yard at one time. Until this guideline is expanded, the Norchester Pool will only be open to members. As of 6/1/2020, the requirement to make a reservation has been dropped. The above capacity limit of 60 people will still be in force, however.
Contact Cathy Dunn regarding pool tags (or if you have other questions), using the form below. The cost for the entire family will be $10 per family for the entire summer. At the time of purchase, each family must fill out a Registration Form listing each family member who resides in Norchester and any family members visiting for an overnight stay. Wristbands will be required to enter the pool during the rest of the summer. Replacement wristbands will cost $5 each. The easy way to get pool tags and wristbands is - just go down to the pool, fill out the registration form and pay the $10 (cash or check only). The lifeguard desk attendant will give you the wristbands.
This summer think of the Norchester Pool as being like a beach; only with trees and grass rather than sand. All families must bring their own lawn chairs and coolers and maintain 6 ft. of social distance between families both in the water as well as in the pool yard. If we follow the rules, the pool can stay open and all residents can enjoy the beautiful time in the water.
(The Pool Rules are posted on Norchester.org in the Swimming section of the Clubhouse page.)
There will be three lifeguards on duty during the operating time for the pool.
The pool will be open at the following times:
June 2020 - Pool is open from 2:00 PM to 7:45 PM on Wednesday through Sunday. Pool is Closed on Monday and Tuesday.
July 2020 - Pool is open from 2:00 PM to 7:45 PM on Wednesday through Sunday. Pool is Closed on Monday and Tuesday.
August 2020 - not determined at this time.
The Pool Rules are on the Clubhouse page
- GoTo
The Pool Membership Form is on the Clubhouse page
- GoTo
Reasons for Pool Days and Hours Changes for 2020:
People have asked me why the pool was opening later this year, and why we were only open from Wednesdays through Sundays. The short answer is safety and economics.
Last year we kept the pool open Tuesdays through Sundays, from 11 a.m. to 7:00 p.m. (a total of 48 hours per week). We kept careful records of how many people used our pool and which days had the most attendance. We discovered that only a few people came from 11 a.m. to 2 p.m. Many days no one arrived before 2 p.m. Tuesdays also had the lowest turnout, as compared to the other days. Pool use varies widely, from no visitors at times, to quite a number of visitors. At peak times, we discovered that we really needed to have a third lifeguard on duty.
Another factor I noticed last year is that there is a bike path that runs parallel to our pool and tennis area, used by many people for cycling and walking. Our pool area is very visible to them. Having a third lifeguard at all times enhances the safety for our lifeguards.
After the 2019 ended, the NMF Board took a good long look at how we could stay within our budget for lifeguards, have more people use the pool at one time, and keep our lifeguards and our residents a bit safer. We determined how much we spent on two lifeguards at 48 hours per week, and figured out how we could spend the same amount and get three lifeguards this year. The answer was to operate the pool five days a week rather than six and operate the pool six hours a day rather than eight. The 30 hours per week (rather than 48 hours) pays for our third, and much needed, lifeguard. We also decided to open the pool at 2 p.m. so we could stay open until 7:45 p.m. each evening, By keeping the pool open until 7:45 p.m. people could pick a night each week as a "family night" and bring pizza, etc. and just enjoy the pool time.
This year we now have a 3-lifeguard team. When anyone is in the pool, two lifeguards are seated in the lifeguard chairs. It is safer for the swimmers if we have two pairs of eyes watching the diving board and all of the other swimmers, as our pool is large. Our third lifeguard is the Lifeguard Desk Attendant. That lifeguard is responsible for making sure people check in; and they are the third set of eyes watching the pool yard and the entrance to our property. Our 3-person team is also sanitizing the handrails, diving board, and restrooms every 50 minutes as well.
We made the decision to change pool hours in 2020 before we knew about the pandemic. As it turned out, we had everything in place before we needed it (because two lifeguards could not possibly do all that is needed this summer). Our three-person team is made up entirely of Norchester teens. The Norchester Teen Legacy continues. They have stepped up and made sure the Norchester families would have a wonderful place to swim for the summer.
I am usually at the pool when it opens and then I pop in and out throughout the six hours it is open. This is another summer experiment. Let me have your suggestions. I just hope that we can soon put all of our furniture back out and really make it look like a high-end resort for our Norchester families.
HOA Dues - Deadline - May 31st - Plan B
Neighbors,
Just when we think all is calming down, a virus enters the country and changes how we do things again. Last time it was 50 inches of rain, and we survived that. This time we are locked in our homes wearing masks.
Our management company, High Sierra Management, has had to work from home since March 18th. They were supposed to have sent dues reminders out to folks who still had to pay the second payment or had not even paid the first on April 15th. Unfortunately, it looks like a lot of the notices (including a board member's) never made it to the mailbox. Also, for people to pay online, they have to know how to do it, and if they do not, it is hard to get in touch with HSM. All of the employees are spread out in homes with dogs and cats, children and spouses, and phone and internet can be a problem. So, we have to think out of the box. We now have a Plan B - How to collect the dues in advance of the deadline!
If you have not paid your dues and you do not know where to send them or how to send them, please do the following:
1. Write a check or get a money order for the proper amount and make it payable to Norchester Maintenance Fund. $550 if it is for the total dues; $275 if it is the second payment.
2. Put check or money order in an envelope, text or call me at 713-857-1993 for my address, and then put it in my mailbox. Once I receive it, I will make a weekly drive to HSM (wherever the responsible person wants to meet me) and personally deliver it. I will also put a receipt as well in your mailbox. Once I receive your check, you have paid your dues for 2020. In 2018, I collected over $60,000 in past due amounts, and last year $25,000 that was past due. Little did I know that I was being trained for Plan B in 2020. I didn't lose one check in the past, and I am determined I will not lose any this year.
If you are not sure if you have paid or not, please PM, call or text me at 713-857-1993, and I will be able to determine from my list if you have paid or what you still owe.
We have to collect our HOA dues to pay the expenses of the subdivision. If you have a problem making the May 31st deadline, please contact me, and we can set up a payment plan. We are all in this together.
Cathy Dunn
NMF President
AND
Our Clock is back in service!
Cathy’s Page April 24, 2020
People have been asking me how I have been coping with all that is going on with COVID-19. My response is after two floods in 17 months and serving on the NMF Board for two years, I am feeling very calm. I have learned we just have to hang in there until things get better, and I have learned they always do.
Because of COVID-19, the NMF Board has not been able to hold its monthly meetings in March and April. Thanks to emails, we have been able to monitor our finances and monitor repairs that that had been scheduled for March. Because the repairs were outdoors and were considered maintenance, they were allowed to proceed.
We also have had to completely close down the clubhouse facility, so all has been quiet. Our hope is that by May 20, we can have a meeting at the clubhouse wearing masks and sitting 6-feet apart from each other. let's hope! There is a lot to do.
In the meantime, Dave Richards has posted on Norchester.org under the Annual Budget tab, our Cash and Expense Report for the first three months. When you have time, take a look at it. We are in a good financial position in spite of COVID-19 and the oil price plunge for the rest of the year. That is a blessing!
The clubhouse facility is completely closed until we get clearance from Governor Abbott and Harris County. Right now, no one knows when and how anything is going to happen. The Norchester Dolphin Swim Team has cancelled their season. All rentals of the clubhouse are cancelled until we know what the new guidelines will be. Southwest Pool Management is anxiously awaiting to learn when and how we can open the pool for the summer. For the sanity of our neighborhood parents and children, please pray that the pool opens on schedule on Memorial Day Weekend.
HOA Dues - The good news is that 69% of our homeowners are current in their 2020 dues. 403 homeowners have paid in full for the year and another 79 have made their first payment. The bad news is that due to COVID-19 and the oil plunge, 147 homeowners have not paid any of their 2020 dues, and another 47 are behind at least two years and more. In order for the neighborhood to pay its bills, we have to have our homeowners pay their dues. However, the Board also understands that we are now in another financial crisis that is affecting so many of our Neighbors just like Harvey did in 2017 and 2018, We worked through that, and we will work through this
High Sierra Management has sent out reminder notices to all Norchester residents who still owe 2020 HOA dues this past week. So far five random Norchester Neighbors that I have contacted had not received anything. We have been down this road before. Ultimately they will arrive. When you receive a reminder, would you please PM me that you have received it so I will know they actually have gone out. When you get your reminder, if you can pay your dues, please do so as soon as you can before May 31st. In order to keep moving forward, our revenues must always exceed our expenses and we have to maintain a reserve or what I like to call a "rainy day fund." In order to keep from having to go into the reserve, we need the dues. If you cannot pay your dues, because of COVID-19 and/or the oil plunge by May 31st, please do not stress. Just please contact me at 713-857-1993. We will work out some kind of payment plan even if it is only a few dollars a month for the next few months until times get better. Once you contact me, then any interest or penalty fees will be waived for 2020. All you have to do is contact me and let me know. I in turn will notify HSM, and they and I will figure a procedure for the homeowner to pay. We did this in 2018 and again in 2019. I had actually hoped in 2020, we would all be back to normal and I could work on my tan. COVID-19 has changed the game again, but the good news is that I already know our homeowners feel that Norchester is family, and they always pay their debts to family as soon as possible.
Finally, HSM is doing a drive-by sometime next week regarding deed restrictions. I am not going with them because we cannot sit 6 ft. apart in a car. HOWEVER, after they complete the drive-by, they will send me a list of what they consider as violations and David Jones and I will review them. Here is what you can do. Please mow your grass, edge your sidewalks, and trim your shrubs this weekend. If you have any kind of debris visible from the side yards, please move it out of sight. I am absolutely proud of almost all of the homes in Norchester. We have come so far. With our entrances repainted, and our esplanades all green and blooming, Norchester is looking more beautiful every day. David Jones and I do not want to have to review 80 or 90 homes to determine whether we need to send a letter. Working in my yard has actually helped me keep my calm. I hope it is the same for you.
One day this COVID-19 event will just be added to the Norchester story. Never a dull moment.
Let’s Be Vigilant
I just want to reassure you that our deputies on working on the two auto thefts that occurred in late March. Several people have commented that the deputies were not able to prevent the thefts. That is true because these thieves are smart. They are equipped with cell phones. They work in teams to make sure the "coast is clear." However, if a neighbor had spotted a theft taking place and contacted the Constable Number 281-376-3472 immediately, the deputies might have been able to catch them as they left Norchester. We are going to have to help our deputies help us. As they say, we are all in this together.
With the pandemic and its effect on our health and economy, we have to come together even more than ever. People are going to be hurting financially. The criminals will also be looking at us to see what they can take. This is where we have to be even smarter. After consulting with our deputy a great deal today, these are steps we can take to make Norchester not such an inviting target.
1. Starting tonight and until things get back to normal, leave your front porch lights on all night. Also leave a light on to light up your driveway and leave another light on to light up your backyard. Make sure your garages are locked. Criminals work in the dark not in the light.
2. Do not leave your cars on the street. Pull them up into your driveways, take out anything that looks even remotely valuable and bring it inside. Make sure all of your vehicles' doors and windows are rolled up and locked.
3. If you have an antique or classic car or a very expensive vehicle, try to lock those vehicles up in your garage. A number of you have installed gates across your driveways. In that case put all cars behind the gates and make sure the gates are locked.
4. If you buy any type of computer, big screen tv, or anything else of value, break down the box it came in and hide the box in a trash can on trash day. Crooks are driving by to see what we have and what they can take.
5. Go outside and look through your front windows. Do you see anything that a potential criminal might want? If the answer is yes, either keep your drapes or blinds closed or move the item to an interior room out of sight from the street.
7. Make sure all of your vehicles are insured. While the theft of a vehicle is a catastrophe, your car insurance should grant some type of reimbursement.
8. If something happens, please stay in your homes until it is safe to come out. If there is some type of incident on your street, stay inside. When all is calm, the deputies will go door-to-door to make sure everyone is safe. As long as you stay inside, you are safe from the criminals outside. Even if you have extreme firepower, stay inside and wait. As a police officer once told me, let them come to you. As long as you are inside your home, you have the advantage. Once you go outside, the game has changed and not in your favor.
9. Keep your phone by your bed or close by and immediately call 281-376-3472 if anything seems out of the norm.
10. Keep your doors locked at all times. Before you go to bed, please make sure you check all of your doors one last time.
11. If you have an alarm, make sure you set it once you know you are not going out in your yard for the rest of the day.
Folks, we are going to get through this. Someone asked yesterday when was our deputy on patrol? Here is the answer. Our deputies are on patrol 24/7 every day. That is the beauty of our contract.
One last thought. Norchester is blessed to have a number of Neighbors who are with the Harris County Sheriff's Department or with the Constable. They live here. They are looking out for us and for our families just like they are looking out for their own. The weather is cold and rainy. it is easy to get cabin fever on a rainy weekend, We have been indoors for several weeks, and we have to stay inside a bit longer so our cabin fever is going to go up. We just have to fight the fever with facts and calm and prayer. We will get through this and be stronger for it. Please feel free to contact me if you have any questions.
The Way Forward – Message from NMF Board - Posted April 2, 2020
Norchester Neighbors,
It is now April 2nd. The NMF Board wants to reassure you that the NMF is solvent, and we are watching our finances carefully. The clubhouse facility will remain closed until all of the restrictions are lifted. Our landscapers are continuing to keep our esplanades mowed and watered. Our irrigation folks have just made repairs and replaced part of our sprinkler system on J1 and J2 in preparation for the hot weather. The clock tower is being power washed and scraped in preparation for painting and then the clock will be started up for the next 50 years. Time is coming back to Norchester!
All of the little flags that you are seeing are related to Centerpoint Energy relocating gas meters this summer. The flags mark all of the different lines. How much damage they are going to do to our yards cannot be determined. I am just praying that this will be easier than what we went through 5-6 years ago when they dug up our backyards. We are now faced with large trucks racing down Jones Road dumping dirt from the widening of Faulky Gully. Our deputy has been instructed to start stopping and ticketing those big trucks. I understand that he was on Jones Road this morning.
Our deepest thanks to all of the Norchester Neighbors who have paid their full 2020 dues and those that made the first payment. The second payment is due on May 31st. We realize that this may cause undue hardship on some of you. If that is the case, please text or call me at 713-857-1993 and let me know. We will work this out. Remember, Folks, Norchester Neighbors are tough and resilient people. We came together through Harvey, and we will come together through this and continue to thrive. Enjoy the beautiful weather!
MEETING IS CANCELLED!
NORCHESTER MAINTENANCE FUND, INC.
Board of Directors Meeting
Tuesday, March 17, 2020
Norchester Clubhouse
13439 Jones Road
Houston, Texas 777070
7:30 p.m.
MEETING AGENDA
1. Establish Quorum and Call Meeting to Order
2. Approval of February Board Minutes
3. Constable Report
4. Financial Report
5. Mosquito Contract
6. Delinquent Account Update
7. Update on repairs
8. Audit and Appraisal of Clubhouse Facility
9. Pool Yard Issue
10. CCUD/HCFCD Drainage Issue
11. Other
12. Homeowner Forum
Adjourn
Updated Approach for Deed Restrictions in Norchester
(Posted 2/22/2020)
I need your help. When I drive through Norchester, I see how beautiful it is becoming again. We have come so far in such a short period of time. In 2018, we could not intelligently enforce deed restrictions at all because 410 of our homes had flooded.
By the end of 2018, it was time to start to enforce deed restrictions again. High Sierra Management was hired to do that job. HSM has done a good job in 2019 of helping us with some of our major violations, but now we need to step up our game to prevent them from having to send out so many "courtesy letters." At our Tuesday night board meeting, the NMF Board agreed to come up with a list of our vital deed restriction violations and publish them to the neighbors. This past month HSM sent out way too many violation letters. The Board has reflected on this and felt that part of the problem is that many people are new to the subdivision or have forgotten what is and is not permitted in our subdivision. So, in fairness to all Norchester residents (whether you are a homeowner or renter) here are four violations that resulted in 56 letters. I am asking that all residents who received a letter on the four violations listed below to please correct them by this Thursday, February 27th. These are the violations that HSM will immediately generate a deed restriction violation letter to a homeowner. If these violations are not then corrected in a timely manner, the NMF Board has instructed HSM to begin the process of taking legal action against these violations. Our very survival depends on promptly stopping these four violations that slowly erode a lovely neighborhood:
1. All trailers, double-axle trucks, buses, RVs and boats that CAN BE SEEN from the street are prohibited. Those have never been permitted and never will be permitted under the deed restrictions in Sections 1, 2, 3, and 4.
2. Cars are prohibited from parking ON THE GRASS. That has never been permitted in Norchester and never will be under the deed restrictions in Sections 1, 2, 3, and 4.
3. Any inoperable vehicles WHICH CAN BE SEEN from the street are prohibited. These have never been permitted in Norchester and never will be under the deed restrictions in Sections 1, 2, 3, and 4.
4. Discarded furniture, paint cans, other large household items no longer in use, limbs of trees or other home or yard debris must be kept in the back yards or behind gates or fences out of sight from the street. Storage means that those types of items are stored OUT OF SIGHT. This type of violation only began to occur after Harvey. It is now time to enforce our deed restrictions in Sections 1, 2, 3, and 4 on that type of debris visible from the street.
Residents, please understand that the above four violations are not negotiable. We will enforce them even if it means imposing fines or filing a lawsuit. We owe it to the new homeowners who have invested in our neighborhood because it has large homes, big lots, and well-maintained yards. We owe it to all of the homeowners who live in Norchester and abide by our restrictions. On the storage issues, Neighbors, please go outside this weekend and look at your house from the street. If you have "stuff" that you can see from the street, so can everyone else. Please put the "stuff" on the curb for pick-up. What you do not want to dispose of, then please hide it from the street. I feel confident that once now that those 56 residents are aware of the rules, the violations will be corrected.
Neighbors, now I have to apologize to those 28 of you who received a violation letter this past month for "removal of holiday decorations. The NMF board has currently instructed HSM that all Norchester residents be given until the end of the FOLLOWING month that a holiday has occurred to remove their decorations.
The NMF Board has also made a ruling on "trash cans being visible from the street." Because Texas Pride is not Waste Management, we cannot insist that our homeowners keep their cans behind their fences or gates because if they do, Texas Pride will not pick up their trash. So On Tuesday night, the NMF board gave HSM the following instruction. No violation letters are to be sent to homeowners stating "Trash cans stored in a visible area" IF the trash cans are at the top of the driveway in front of a fence or a gate. As long as the trash cans are at the back of the driveway, those will be permitted. Neighbors, this does not mean that people do not have to put their trash cans away any more. However, if a yard is otherwise beautifully maintained, and the resident has a trash can out in a side yard right next to the garage, HSM is not going to send a letter. If suddenly trash cans are exposed in high numbers, the NMF Board will have to revisit their instruction to HSM because HSM will be claiming that we have lowered our neighborhood standards.
HSM, and most other management companies, feel that it is important to do unannounced drive-bys and then send out letters to homeowners who were not in compliance on that very day. The NMF Board believes all of us Norchester Neighbors are in this together. The NMF Board does not want to play "Gotcha." We want our Folks to know when an inspection is going to take place so they have time to make sure all is in order. The Board is going to post on Nextdoor the inspection dates two weekends in advance.
Major maintenance problems such as falling gutters, peeling paint or siding and rotting boards that need repair, replacement or repainting will be addressed on an individual basis. What we want is that when a Norchester resident receives a violation letter, it is something that is a major issue that could be harmful or dangerous. HSM and the NMF board can work with those few residents to make sure that such issues can be addressed and resolved in a respectful and kind way.
On the pine straw issue, it is important that our roofs are not totally covered in pine straw due to the fire hazard that could be created.
Let's show our management company what Norchester is really all about. With kindness, respect, and teamwork, so many deed restriction problems can be a thing of the past.
Cathy Dunn
MNF President
Neighbors,
The following is a recap of the first meeting of the 2020 Board on Tuesday night, February 18, 2020.
The Minutes for the December 2019 and the 2020 Annual Meeting are now posted on Norchester.org. under Meeting Minutes. Both sets of minutes give a great deal of information on the Norchester South dues parity issue and how it was approved by the NS homeowners in January. Now all four sections are under the same umbrella. Again my deepest thanks to the NS residents for joining us once again. Norchester could not be Norchester without Section 4!
Also listed on Norchester.org under Annual Budget is Dave Richards' January report. Under that is our 2019 Budget Report for all 12 months of 2019 as well as our 2020 Budget. We are starting out in 2020 knowing exactly what money we have and where it is all located. What a difference from last year! Should you have any questions, please contact Dave Richards, and he will be happy to explain the numbers.
I am happy to report that most of our homeowners are promptly paying their 2020 HOA dues. According to Dave Richards and HSM, we have received about 55% of the total dues for the year, and this was as of January 31, 2020. This also takes into consideration that the HOA dues could be made in two payments!
There are about 160 homeowners who have not yet paid any part of their 2020 dues as far as HSM's records are concerned by January 31st. The NMF Board has authorized HSM to send a reminder letter to those homeowners. We believe that by the time those letters go out at the end of February, many of those people will have already paid. If you have paid and receive a letter, just contact me by text or phone (713-857-1993) or by email, and I will contact HSM to make sure your payment was posted. If you have not paid, please send in your payment for $275, and then pay the second installment by May 31st. HSM has assured us that there would be no charge for this first batch of letters. Thank you, HSM!
We have an additional 89 homeowners who have made their first payment of $275. Thank you so much. HSM will send a reminder around April 15th to you that the final payment will be due by May 31st. For those of you who are in the original 160, if you make your first payment when you receive your Reminder Letter, you will receive a second notice after April 15th reminding you of the second payment being due May 31st. The NMF will pay for this second reminder in order to help people to remember to make that second payment.
To all of the homeowners who have paid their entire 2020 dues, thank you so very much! We are so far ahead of where we were last year at this time. Our financial situation has now stabilized in a way we could never have imagined.
Unfortunately, we still have 27 homeowners who are now delinquent three or more years. The NMF Board has authorized our attorneys to go to the next step in the attorney collection process. We have 26 homeowners who are now 2 years delinquent. We have authorized HSM to send final demand letters to those homeowners. This the final step before we send these accounts to our attorneys. We have another 18 homeowners who still owe part of their 2019 dues as well as their 2020 dues. We have authorized HSM to send them a Delinquent Notice rather than just a reminder in February. We hope these folks will pay the past due amount and the $275 that is the first payment for 2020. They can then pay the other $275 by May 31st.
The 2020 NMF Board is committed to collecting delinquent HOA dues. Norchester is beginning to thrive. 53 homeowners are delinquent at least 2+ years. That is not acceptable. If a homeowner has a problem, that homeowner can contact me or HSM, and we can set up a Payment Plan. However, if we have to turn accounts over to our attorney, then those homeowners will not only be responsible for the delinquent dues but also all legal fees that are incurred by the NMF.
Many of you may be asking why are we doing this in February? The answer is simple. The "We Love Norchester Collection Agency" has closed. This summer I want to spend July and August being a normal Norchester Neighbor, and not being holed up in my office sending letters to homeowners asking them to pay their dues. I did this in both 2018 and 2019, and while I collected a great deal of money, it was not much fun. Both years I learned that many of our homeowners had never received their dues notices and, in 2019, the homeowners made their first payment, and then forgot to make the second payment. Last July, we had 160 homeowners who had not paid all or part of the 2019 dues. HSM was going to charge us $10 per homeowner to send letters. This was going to be $1,600, and I just could not justify to our homeowners using $1,600 of their money when I could do it for about $350. This year my hope is that by being proactive in February and April, by July 1st, there will be very few people who have not paid their dues. If we have only 10 or 15 delinquent homeowners, then the NMF can afford the $150 HSM will charge for those few delinquent letters, and I can work on my tan and my summer reading list.
This summer my hope is that by May 31st, all folks who owe dues for 2020 will have paid. And that most of those who have fallen behind will have caught up. In 2016, there were only 35 homeowners who had not paid their dues by the end of that year. In 2017, that number had grown to 70, and by 2018, when I was first elected to the Board, there were over 200 who had not paid. In 2019, we were down to 70 at the end of the year. This is the year that we go back to 2015 when everyone paid their dues. I believe we will get there. Norchester is now thriving!
As I mentioned in an earlier post last week on deed restrictions, the NMF now has the funds to start making much needed repairs and improvements to our esplanades and the Gazebo area at the clubhouse facility.
Repair and Paint all of the "Monuments"
The NMF Board approved a bid from Promsco to repair and repaint all of the "monuments" on all of our esplanades and at the entrances to our subdivisions. "Monuments" are all of the structures including the clock tower, the brick walls on both Jones Road and Balcrest, and the other Norchester signs at all of the entrances. White latex paint was used on the clock tower and on other brick structures the last time these structures were painted rather than masonry paint. In order to have the new paint not bubble, we need to get the latex all removed first and then use the proper masonry paint. David Jones (Board Member and builder) and Dan Erskins (Board Member and architect) chose and approved the paint. In order to update and to make the paint last longer, they chose a light gray color rather than white.
Many new homeowners have asked why we have the "N" signs at some entrances rather than the brick signs? Here is the answer. When Norchester was first built, there were only two entrances at the front of the subdivision and Jones Road ended right past Normont. Cypresswood was not connected to Lakewood or to Hwy 249. So the entrance on Jones was very lovely and elaborate. In 1976, to celebrate our nation's 200th birthday, the clock tower was built. The only people who drove into Norchester during those years either lived here or were visiting.
Later on, much to Norchester's dismay, Jones Road was extended all the way past Normont into Lakewood Forest. Cypresswood was also extended into Lakewood Forest and towards Hwy 249. The NMF then had to put up markers to identify where Norchester began and ended. I do not know for certain but my guess is funds were short so while they put a brick structure at Cypresswood going towards 249, they did not have the funds for the other entrances and came up with the "N"
To repaint and repair and clean all of the structures, the cost will be $9,279.44 for all of the monuments. Promsco came highly recommended by HSM, and of the four bids, their bid was the lowest. Pictures of all of the monuments (and their locations) that are going to be redone are shown just below this narrative. .
The Clock and Clock Tower
As I said earlier, the clock tower and clock were built to celebrate our country's 200th birthday. Many of our early residents had come from places where clocks were located in prominent places in their communities. I think the idea was to make the clock a landmark for Norchester. The clock was dedicated on July 4, 1976. Throughout the years, many of us upon returning from a trip would know we were home when we saw the clock. Unfortunately, over time the clock became worn and is now not keeping time any more.
• Clock Tower Restoration - Remove all clock parts and dials so the tower structure can be repainted and repaired.
• Repair and Install Outdoor clock works and repair hands and dial as needed.
• This part of the cost is $3,600.
• Install Master Clock Controller made in the USA. Time keeping will be maintenance-free, auto-synchronizing for time changes and for power outages up to 150 days. Expensive rechargeable battery packs are not required. We will also have a 3-year guarantee on clock and controller.
• This part is $2,400.
• Total cost is $6,000. The NMF has approved this bid.
We did not go out for other bids for this project because there was no way for another bidder to have the love for this clock that the original clock maker had. This is not just a simple clock but rather a part of Norchester's heritage. Generations of children have now lived in Norchester, and when they come home to visit parents or grandparents, they see their clock. We now have new families moving in, and we want future generations to have this gift of time. Albert has already come to take a look at the clock again. He is already planning for Norchester's future as to how to incorporate 21st century technology into the 1976 simple original clock. He will coordinate with Promsco to make sure that the clock tower is perfect. We hope to have the monuments and the clock all fixed and finished by mid to late March depending on the weather. Once our entrances and our clock are repaired and sparkling, I am hoping that we can get an article published in Impact or in the Chronicle's Thursday paper, on Norchester's clock and the man who first built it as a young teen and then restored it.
Landscape and Irrigation
The board also approved the following work to be performed by our landscaper/irrigation specialist over the next few weeks weather permitting.
1. Repair hole in the pool yard due to subsidence near the baby pool.
2. Repair irrigation system at J1 and J2. This will include rerouting lines that are under Jones Road.
3. Replace the crepe myrtles that were destroyed by a motorist on the Elmdale esplanade.
4. Install a sprinkler system in the Gazebo park area and install St. Augustine sod where the old playground equipment had been removed.
Since we now have hired Southwest Pool Management Company to manage our pool during the summers, we no longer have a clubhouse manager who was paid to water the grass in the Gazebo park area and the pool yard as part of her job. We cannot afford to install a sprinkler system in the pool yard this year. So the board decided to do part of the project this year, and then complete it, if possible, next year. We had to do something with the brown area in the Gazebo area, and unless we water the sod after it is installed, the sod will be a waste of money. We are preparing for the future!
Deed Restrictions
The Board had a very frank discussion with HSM regarding deed restriction enforcement. The board is drafting a list of the things that we want them to tackle, and once we give it to them, that should cut down on the number of letters that are sent each month. When we send them the list, we will post the list on Nextdoor and Cathy's Page so all of us will be on the same page. We told Sherri Carey that we were going to announce the drive-by dates two weeks in advance so our homeowners could do their best to make their homes sparkle. The Board and HSM are going to take a very hard line on severe violators. Our neighborhood is coming back, and we want all of our homes to look well-maintained. The NMF is spending over $15,000 to bring our esplanades and entrances up to date, and another $5,000 to make sure our esplanades are well watered. Now we hope all Norchester Neighbors will take pride in their individual homes as well.
Pool Management Contract
The NMF board signed another contract with Southwest Pool Management to manage our pool again this summer. They have been responsible for maintaining our two pools in the off season, making repairs, and making sure we passed our County pool inspections (we did). We have made changes to the contract from last year.
The pool will now be open to residents five days a week. Our pool will be open for Memorial Day Weekend, and then will be open for the summer season beginning Saturday, May 30th at 2 p.m. The pool hours will be 2:00 p.m. to 8:00 p.m. on Saturday, Sunday, Wednesday, Thursday, and Friday. The pool will be closed on Mondays for major cleaning and chemical treatments. On Tuesdays the pool may be reserved for children's birthday parties. More information will follow on these parties. The pool will close for the season on Sunday, August 23rd, the day before Cypress Creek ISD opens. The pool will be open from 2 p.m. to 7 p.m. on Labor Day for the one last swim of summer.
This year we can have a Family Night every night Wednesday through Sunday. Parents can come home from work, pick up a pizza or burgers, pack the cooler and just enjoy an evening by the pool with the family. We have to close the pool at 8 p.m. because the pool has no lights. We hope to be able to put lights up around the pool in the future.
Because we are opening the pool for five days instead of six, and from 2 p.m. to 8 p.m., rather than 11 a.m. to 7 p.m., we will be able to hire a team of three lifeguards rather than two and then sending for a third when needed for about the same amount of money. Last year we discovered that very few people used the pool from 11 a.m. to 2 p.m. Also, now that we have a hiking/biking trail behind the clubhouse facility, it will be safer having a team of three rather than just two. SWPM will be hiring lifeguards again this year from Norchester. We are going to have a fun summer.
Finally, the board has agreed that pool tags will again be $10 per family. With that in mind, the board also agreed that keys for the tennis courts will be $10 as well. New families have moved in. If you are interested in playing tennis, just text or email me, and I will be glad to get a key to you.
Neighbors, that's what happened last night. As I said at the very beginning in Part One, the 2020 Board hit the ground running. All of my Nextdoor Posts are going to also be on Cathy's Page. This way if you do not have time to read all of the news for February in the next couple of days, you can go to Cathy's Page, have a nice cup of coffee or a glass of wine, and just catch up on what is going on in Norchester.
Thanks again to all of you for giving me, Dan Erskins, and Patsy Chin another term. In 2018, we were just trying to figure out if and how we could survive. In 2019, we were trying to get things stabilized. In 2020, we know we have survived, and now we can begin to thrive. Dave Richards and David Jones and Patsy, Dan, and I are all working board members dedicated to making Norchester a wonderful place to call home. The best is yet to come!
Cathy Dunn
NMF President
Monuments/Signage to be "Refreshed" in near future - Click on arrows to move between pictures.
NORCHESTER MAINTENANCE FUND, INC.
Board of Directors Meeting
Tuesday, February 18, 2020
Norchester Clubhouse
13439 Jones Road
Houston, Texas 777070
7:30 p.m.
MEETING AGENDA
1. Establish Quorum and Call Meeting to Order
2. Approval of December 2019 Board Minutes
3. Constable Report
4. Financial Report
5. Delinquent Account Update
6. Clubhouse Facility Update
7. Deed Restriction Update
8. Other
9. Homeowner Forum
Adjourn
Norchester Neighbors,
I want to report on what happened at our Annual Meeting last night.(Jan. 21st, 2020 Meeting.)
First of all, thanks to all of you who came to the Annual Meeting or sent in your proxies or absentee ballots. Dan Erkins, Patsy Chin, and I were asking for another 2-year term on the NMF Board because there is still a great deal to do in getting Norchester back up and running for the next 50 years. At the meeting last night, there were three open positions on the NMF Board, and there were only three candidates on the ballot. HSM asked for nominations from the floor, and no one came forward. There was just silence. HSM then asked for a vote by acclamation, and everyone applauded, so Patsy, Dan, and I get to stay and represent all of you for the next two years. We thank you so very much. We promise to do our very best to make Norchester ready for the next 50 years.
Our new NMF 2020 Board:
Cathy Dunn, President
David Jones, Vice President
Dan Erskins, Secretary
Patsy Chin, Treasurer
Dave Richards, Director at Large
Norchester South residents (Section 4) held a special vote on accepting a $97 dues increase which would bring NS into dues parity with the other three sections in Norchester. An NS quorum was present, and the vote was taken. The NS residents approved the $97 dues increase which brings NS into dues parity with the other three sections. Immediately after the vote, David Jones made a motion to immediately grant the double-lot homeowners in NS the same 50% discount on their second lots as the residents in Sections 1, 2, and 3 received. The Resolution was seconded and approved by the NMF Board. Beginning this year, all Norchester residents in all four sections will be paying $550 in HOA dues for 2020. All residents may pay their dues in two equal payments. The first payment must be at HSM by January 31, 2020, and the second payment must be at HSM by May 31st. Any NS double-lot residents who have already sent in a dues payment based on a full charge on both lots will receive a refund for their over payments. All NS homeowners, who have not yet paid their dues, may pay the full amount of $550 or split it into two equal payments. All NS homeowners who already paid their dues under the old charge, will receive a coupon for the additional $97. This amount is not due until May 31, 2020. With this NS vote, all four sections are now aligned in their dues, and the NS double-lot owners are aligned in their dues with the double-lot owners in the other three sections.
I want to express my appreciation for all who agreed to come and vote and settle this issue. As I told all who attended the meeting last night, in 1999, when NS merged with the NMF, it allowed the NMF to agree to the takeover of the clubhouse
facility in 2000. Without NS's inclusion of Homeowners’ fees as part of the general budget, that takeover could not have happened. So on behalf of Sections 1, 2, and 3, I thanked all NS residents for allowing Norchester to keep the heart of our subdivision. Now, once again, all four sections have come together. Dave Richards gave a report on the state of the NMF's finances at the end of 2019. Please go to Norchester.org and read his report. It really is all about the numbers. The most important thing is that for 2019, our revenues exceeded our expenses, and we are now financially stable and able to move forward.
Our final item was all about the children of Norchester. For the past fifty years, Norchester has had a swim team called the Norchester Dolphins. Generations of children in Norchester learned teamwork, fair play, and made lifelong friends by being a Norchester Dolphin. Over the years as the children grew up and moved away, there were fewer and fewer Norchester children on the team. This year the Norchester Dolphin Board and the Norchester Maintenance Fund Board met to come up with a contract that would begin to rebuild the Norchester Dolphins and start welcoming the new Norchester kids. We have had so many young families moving into Norchester this past year, and we want them to have the same experiences as past generations had. Last night the Norchester Maintenance Fund Board voted to approve the contract with the Norchester Dolphins. Sarah Shaunfield who is a Norchester resident and president of the Norchester Dolphins Board, and I signed the contract to ensure that the Norchester Dolphins would continue in Norchester for the next 50 years.
Neighbors, last night I told the folks who attended the meeting that I had had a real good time the last two years as your board president. Everyone laughed, and someone asked what I meant because, let's face it, the last two years have been challenging to say the least. This is what I told them. I have had a real good time in getting to know so many people in Norchester I would never have met otherwise. I have had a real good time meeting all the new people who have moved in. I have had a real good time getting the Constable contract back and talking to the folks over the phone who call me. I had a real good time on the 4th of July with the parade and all of the goings on at the clubhouse that day.
What makes Norchester a wonderful place to call home is all of you. Thank you for giving all of us on the 2020 NMF Board an opportunity to work for you and with you to make the Norchester of the 21st century even better than the Norchester of the 20th century. With respect, kindness, and teamwork, Norchester will always remain "the hidden jewel of the northwest."
Cathy Dunn
NMF President
2nd Mailing to Homeowners - Christmas Eve Disaster!
Norchester Neighbors in Sections 1, 2, 3 and Norchester South,
In November of 2019, the NMF Board made a decision to send two separate mailings to our homeowners this December in order to try to correct the confusion that occurred in December of 2018 when High Sierra Management took over our account and mailed introductory information about their taking over our account, dues information with coupons, and ballots and information on the 2019 Annual Meeting all in one envelope. We learned from that last year and made a huge effort not to have that kind of confusion ever occur again.
Our first mailing concerned our 2020 HOA Dues. It went out in early December, and It went fairly well although it took longer for the envelopes to arrive than we would have liked. The good news is that just about all of our residents received the dues mailing, and neighbors have contacted me with questions which I have been able to answer. Some have contacted me to tell me they mailed in their checks. My heart is happy!
Our second mailing concerned our 2020 Annual Meeting. It consisted of three pages in Sections 1, 2, and 3, and four pages in Norchester South. All four sections were to receive the first 3 pages. Page 1 was a letter to all homeowners with the Subject: 2020 Annual Board Meeting and Election of Officers. Page 2 was the Annual Meeting Notice itself, Page 3 was the Ballot/Proxy. Norchester South received an additional letter from me regarding a special vote that only they can hold. The mailing was scheduled to arrive to all homeowners by Christmas Eve.
On Christmas Eve I went out to my mailbox, and I was delighted to see an envelope from HSM, and I thought "Yes, right on time!" I then opened the envelope, and suddenly I found coal in my Christmas stocking. In my envelope was the Notice of the Meeting (page 2) and Proxy/Ballot (page 3) BUT there was no cover letter that would make the other two pages make sense. The mailing was a disaster! To say I was upset was an understatement, but it was Christmas Eve. It was all about God and family so I let it go until 7:45 a.m. on Thursday, December 26th, when I texted Sherri Carey explaining what I had received and then asking HOW COULD THIS HAVE HAPPENED? I wanted an explanation and a resolution before I contacted the other board members. Sherri Carey texted me back saying that she was on the way to her office because she did not know either.
Response from Sherri Carey, Account Manager and Owner of High Sierra Management :
How and Why It Happened –
Sherri gave instructions to her staff on Thursday December 19th, and then was out of the office on Friday, December 20th, when the actual mailing was done. Her staff did not understand her instructions. They did not realize that my cover letter should have been sent to all four sections and not just Norchester South. Norchester South Folks, according to Sherri, your 4-page mailing was done correctly. Sections 1, 2, and 3, the people handling the mailing just did not understand what to do, and so they left out a most important part.
How HSM tried to Fix the Problem –
HSM sent out a third mailing, at their expense, on Thursday, December 26th. This meant they had to run out labels for all of Sections 1, 2, and 3, make copies of my letter for all three sections, and then fold, insert, seal, affix labels, and stamp each envelope and get them to the post office so they would arrive by Monday or Tuesday of this week. Sherri and her staff had to spend a great deal of time, energy, and expense to fix their mistake.
Sections 1, 2, and 3 - Today in your mailboxes you should receive another envelope from HSM. Mine arrived about 30 minutes ago. In that envelope is my cover letter (Page One) that should go with the notice and proxy/ballot. If you put all three pages together, it should all now make sense to you.
Take-away from this Disaster!
As upset as I was when I opened the letter on Christmas Eve, on a scale of 1 to 10 of mistakes, this really is about a One. This mistake could be fixed. Sometimes no matter how much one plans, mistakes are made. It is how the mistakes are corrected that makes the difference. Once in another life, I was a legal secretary in a large downtown law firm. I know how long it takes to do a mailing like Sherri did on Thursday. She moved heaven and earth to get this done. She admitted it, fixed it, and picked up the entire tab.
Neighbors, I really never wanted to share all of this with you. However, without this explanation, the letter you receive today would not really make sense, and a number of you, rightly so, would have been ticked off that I had used HOA money just to send you a letter. David Jones, Dan Erskins, Patsy Chin, Dave Richards, and I take our responsibility very seriously when it comes to spending NMF money. Our annual meeting is the most important meeting we have every year. This year we wanted to make sure that all homeowners would have a chance to reflect on what the board accomplished this past year and what we still hope to accomplish in 2020. Please take the time to read my letter and put it with the Annual Meeting Notice and the Proxy/Ballot and then come to the meeting on January 21, 2020.
Happy New Year!
Cathy Dunn
Click Here to download 2020 Ballot
(See below)
To: All Norchester South Homeowners
From: NMF Board
At the upcoming Annual HOA Meeting, the NMF Board will be proposing a special vote to approve an increase of the assessment over the 10% annual increase authority provided to the Board in the governing documents. The additional increase being proposed of $97 will provide for the following:
1. Align NS assessment with Sections 1, 2 & 3, thus ensuring that NS dues not exceed that of Sections 1, 2, & 3 in the future pursuant to the amendments approved in 2018. Due to there not being a majority of NS owners approving the amendment proposed for your section, your dues can increase 10% per annum for eternity.
2. The proposal would include language allowing all owners to pay semi-annually, like Sections 1, 2 and 3. Half of the assessment would be due on January 1 and the other half on May 1 each year. Your current Declarations stipulate NS owners must pay in full by January 31 annually.
3. The proposal would include a reduction of the dues amount on double lots. Currently, double lot owners pay the full amount of dues on all owned lots. If the proposal is approved, homes on more than one lot would pay the full amount on only one lot and pay a half rate on the adjoining lots.
4. The Board is working to pursue said alignment by one specific vote to increase above the cap for the benefit of NS owners and in lieu of another potential failed amendment that would incur time and additional expense in having the NMF attorney draft another Dues Amendment for NS that requires 67% owner approval.
5. To approve this proposal, a quorum of 10% of NS owners is required and a simple majority vote of said quorum to make the decision.
Last year Sections 1, 2, and 3, in Norchester approved Amendments for increasing Norchester Maintenance Fund (“NMF”) dues in Sections 1, 2, and 3 by $125 in 2019 and then $50 a year over a 4-year period ending in 2023 with a cap at $700.These were passed in accordance with the applicable governing restrictions. However, the annual assessment amendment for Norchester South (“NS or Section 4”) was not as aggressively pursued for votes during November/December 2018 due to the vast differences and requirements in its restrictions created by a different developer, and the NS Amendment did not pass
The NS documents allow the NMF to increase NS dues 10% every year with no cap. Section 4 (NS) dues increased to $412 in 2019, and will be increased 10% each year as set by a majority vote of the NMF Board at their December meetings each year. What the NMF Board is proposing this year, as we did last year, is to use a different way of getting NS dues to be in line with the other three sections. The NS documents allow an alternative approach available per the By-Laws and current Restrictions for NS that allows for changes by a majority vote of “Members” at a special meeting of Members.
We would like to explain the reasoning behind why this could work and ask that if you approve of such an increase, you join us in this endeavor. As of 2020, NS dues are at $453. There is an Annual Meeting of Members on January 21, 2020. If we can have a majority (51%) of a quorum (10%) of NS residents (a quorum could consist of 11 residents and 51% would be 6 residents) vote to approve an additional increase of $97 over and above the authorized 10% increase (which was $41), said additional increase will align NS with Sections 1, 2, and 3 for 2020 at $550.00 per lot. In Sections 1, 2, and 3, there will be a $50 increase each year in 2021, 2022, and 2023. If NS will agree at the Annual Meeting of Members to the $550, then each year the NMF Board could increase fees by $50 in all sections (and thereby maintain alignment of dues with all sections). By 2023, all sections would be at the needed amount of $700 per lot to fulfill projected operating costs and fiscal reserve funding. At that time, in order for the dues to be increased over and above the approved restrictions, the NMF board would have to prove to 51% of a quorum of homeowners at a duly called meeting that expenses were again exceeding revenues. Beginning in 2023, the maximum increase could only be 5% annually.
Right now, NS residents are required to pay the entire amount of their dues by January 31, 2020. Sections 1, 2, and 3 have the option of making two payments – one by January 31, 2020, and the second by May 31, 2020. Right now, NS residents who own multiple lots are required to pay full fees on each lot. Because the residents in Sections 1, 2, and 3, approved giving residents in those sections a 50% reduction for their second lot, their annual dues for both lots will be $825 in 2020. In NS this year, their dues will be $906. If NS residents agree to dues parity with Sections 1, 2, and 3, the NMF Board will be able to grant that dues parity to them as well. Finally, and most importantly, NS dues will be capped at $700 just as the other three sections will be in 2023. Without a cap, NS could have their dues raised each year long after Sections 1, 2, and 3 are at the cap max of $700.
This notice is being hand delivered to everyone in NS. We are also posting the information on Nextdoor Norchester and www.norchester.org. The NMF Board could have quietly solicited folks from NS who would only vote in favor of the effort to come to the Annual Meeting, which is legal but not in keeping with the transparency that the Board is consistently promoting and increasing throughout the community. We have tried to share information, both good and bad, as soon as we received it and, fortunately, we actually have the luxury of advanced time in this case.
Thank you for your attention and again, we hope that NS residents will come on January 21, 2020 to the Annual Meeting of Members, create a quorum (for NS), and approve the increase so that we can move forward with our overall community goals.
Cathy Dunn
NMF President
Posted 11/20/2019 – Dues (Overdue)
Neighbors, At the NMF Board Meeting last evening, we reviewed our NMF delinquent homeowners' list. The good news is that over 600 Norchester homeowners have paid their 2019 NMF dues. This means that we were able to get our deputy back, begin to make repairs to our sprinkler system, and enforce our deed restrictions. We were able to keep all of our esplanades and clubhouse facility landscaping looking beautiful. We were able to pay to keep all of the electric streetlights on and pay for watering our esplanades to keep most of them green all summer. We also had 58 new families move into our community because they saw its beauty and potential for raising their young families.
Now for the bad news. We still have some homeowners who have refused to pay their fair share. Right now we have 38 homeowners in Norchester who are at least two or more years behind in their dues. They are enjoying all of the amenities Norchester has to offer but are refusing to pay for them. The NMF board has authorized High Sierra Management and our law firm to begin whatever proceedings are necessary to recover the money that is owed to this subdivision from these 38 homeowners. I want you to know that last year I wrote multiple letters to those homeowners and never received replies. Norchester needs this money to pay its bills. In addition to the dues, these 38 homeowners are also being charged interest and the processing and attorney fees associated with collecting this money. What is sad is that some of these homeowners could have been free and clear last year if they had just paid the actual dues owed because of the Norchester Amnesty the 2018 board approved due to the Harvey and Tax Day Floods.
ONE LAST CHANCE for the homeowners who only owe 2019 NMF Dues
There are 58 homeowners in Norchester who still owe all or part of their 2019 dues.
Here is the breakdown –
39 homeowners owe either $500 if they live in Sections 1, 2, and 3, or $412 if they live in Norchester South. These homeowners have paid nothing at all this year.
19 homeowners in Sections 1, 2, and 3 still owe for their second payment of $250.
I urge all 2019 delinquent homeowners to call or text me at 713-857-1993 and make arrangements with me to drop off a check or money order at my home by next Saturday, November 30th. Please make the check or money order payable to The Norchester Maintenance Fund. On December 2nd, I will turn all of these checks and money orders over to High Sierra. These accounts will show a -0- balance.
Neighbors, since I began collections in early August, 67 homeowners have mailed or delivered checks to me. I was also able to set up payment plans and, as long as people delivered what they promised on the plans, they will owe no interest or penalties. I sincerely hope homeowners will take this one last opportunity to pay their 2019 dues penalty and interest free.
Cathy Dunn
Update on Drainage Control Issues
Dave Richards, Patsy Chin, and I attended the Cypress Creek Utility District (CCUD) Board meeting on Thursday evening, November 14, 2019. An engineer from the Harris County Engineering Department made a presentation to the CCUD board and all those who were in attendance. A map of the proposed changes is shown on the right. (It can be downloaded by clicking on the image.
This is a large file.) The yellow lines are the new proposed drainage lines and the proposed detention basin is shown as well. HCFCD is able to use some of the money it received from the flood bond last year to fund part of this improvement for Norchester. HCFCD can fund 50% of the drainage problem, and the CCUD will have to fund the other 50%. This will include additional piping on a number of streets as well as a detention basin on the HCFCD lots between Glenway and Cypresswood. The cost of this project may be as high as $12 million, and the CCUD share could be around $6 million.
At the meeting it was learned that on some streets at the eastern end of the subdivision, because of subsidence, water is now pooling and causing water to further creep up in the yards and make more of the streets impassable after a heavy rain. According to the engineer, when they make the repairs, those pooling problems should be eliminated. The HCED engineer said he would come out and make a presentation to the homeowners if needed regarding this project.
Cathy’s Page - Gill Richards
(Posted Nov. 11, 2019)
I come to you this morning with some sad news/good news regarding our board. The sad news is that I received an email from Chris Gill on Tuesday morning which stated the following:
"I am hereby stepping down from the HOA board due to time restraints and work-related obligations. I will drop off my key to the clubhouse as soon as I am back in Houston. I am sorry I was not able to put the time in that is needed to uphold my part as a board member."
Chris Gill is a fine man. He is a wonderful husband and father to his children. He has been working incredibly long hours, and because of his job, he has been unable to attend a number of board meetings, All of us will miss his wise counsel and very good ideas. He is leaving the board, but we all know he will be available if we need his advice or guidance on a particular issue. He may no longer be on the Board, but he is still a Norchester Neighbor.
Now for the good news. When Chris resigned, the board has the obligation to appoint a resident to finish out his term which ends at the end of 2020. I talked to David Jones, Patsy Chin, and Dan Erskins individually and informed them of the email. David, Patsy, and Dan agreed that we ask Dave Richards if he would take over the position. Dave has been our "Finance Guy" since Dan, Patsy and I were elected in 2018. He brings a level of financial expertise to this board which is amazing. With him, and if you re-elect Patsy Chin in January for a second term, all HOA money will be protected and expenses carefully scrutinized by two of the most frugal people with great mathematical minds that I have ever met.
Last year Dave worked some weeks 40-50 hours a week trying to figure out PMG's accounting system to determine what Norchester's true financial picture was, and then figured out options as to how we could prevent Norchester from going over the cliff financially. This year he has helped get HSM on track because taking over from PMG has not been easy. Our next board meeting will be Tuesday, November 19th, at 7:30 p.m. Our first item on the agenda will be to get Dave sworn in as a board member. As I told him on Tuesday, he now gets to make his financial presentation each month sitting down. One of the other items on the agenda will be the approval of the 2020 Budget. Dave and Patsy have worked on this for several months so that is good to go for 2020 as well. 2020 is going to be the year we implement plans to keep Norchester thriving for the next 50 years. There is a great deal to do.
In 2018, I met Dave Richards when he came up to me after I gave my "campaign speech." He introduced himself and said if I ever needed any help, just to call him as he had been a banker and a bank examiner before he retired. When I saw the PMG budget the first week in February, I called Dave and asked for his help. We are where we are today because of his financial expertise and guidance. Neighbors, since I was elected to the board in 2018, I very seldom have a good night's sleep. Last Tuesday I called Dave and told him of the Board's request, and Dave said "Yes" again. I am now, finally, able to sleep through the night. Dave Richards is now on the NMF board for a year!
One more thing. Some may question why I waited until today to put this out. Here is my thinking. All of us are very busy during the week. On Sundays, we have a chance to catch up, read emails, check Nextdoor and not be so stressed. I decided that since Sunday is the first day of the week, it would be a good time for Neighbors to read and reflect on this news in a relaxed manner. Have a blessed day! The weather is absolutely beautiful.
Cathy’s Page - Gardens
Neighbors, here is what I know so far.
Since January HCFCD has purchased and closed on 13 homes and one lot in Norchester.
5 on Laneview - 4 demolished
2 on Moorcreek - 1 demolished
7 on Normont - 6 demolished
There may have been several more that were bought in late 2018, and I do not have those, so some of those homes on Normont that were demolished may have been from last year. I am going to go out today and eyeball each address and see where we are..
There may be homes on those streets as well as Cypresswood that may be bought and closed on in the next 12 months. Supposedly, it takes 90 days after closing for the home to be demolished. In reality, it looks like it is taking longer.
What to do? So far, once the home is demolished, during the summer HCFCD will mow the lots once a month - April through October. In reality, that is not nearly enough.
I have learned from going to the HCFCD flood meeting on October 24th that the County is willing to enter into some agreements with subdivisions for land-use by the subdivision. I have no idea at this time what it means. I learned about this the same night I learned HCFCD was trying to partner with the CCUD to fix some major drainage issues.
This time next year, we should know how many lots have been "returned to the land" so to speak. If you read my post earlier in the week, Normont is already looking like the English countryside. By that I mean large well-maintained homes surrounded by gardens (the English word for parks in 19th century English novels). In the coming year, the NMF board will be investigating the following:
1. What Jack Cagle and Precinct 4 mean by land-use agreements?
2. The cost to the NMF to also mow those lots more than once a month from April to November. Once a month is not enough. If the NMF can cover a second mow two weeks later, the open areas will continue to look lovely all summer. Having the "Norchester Gardens" section look lovely enhances the property values of all of the homes in Norchester. For so long "the back of Norchester," meant that things were shabby and run down. This is no longer the case. Those homeowners who made the decision to stay and those new homeowners who fell in love with Norchester are working so hard to make their properties into show places.
3. Listen and investigate other ideas from homeowners as to how to enhance our open areas.
In 2018 Norchester was able to raise our HOA dues which allowed us to remain solvent, with prudent financial management, for the next 50 years.
In 2019 Norchester was able to get its Constable Contract back. Besides stopping some of the speeding (not all of it by any means), we now have protection for our children waiting at bus stops in the morning, if strange people come knocking on our doors and wanting us to open them, we no longer have to cower and pray, we call the Constable number, and the next thing that happens is a Constable car drives by. We now no longer have to wait for mayhem to occur and then call 911 to come clean it up. We can be proactive and have a deputy intervene before any ugly scenes occur between neighbors. We also are now able to better enforce our deed restrictions, and we are now using an attorney and a collection group to collect past HOA dues.
In 2020, there is still a great deal left to do One of the big things is how to beautify our "gardens," esplanades, and entrances. It is going to take ideas, thoughts, and planning by the NMF board and all of our homeowners to set things in place for the future.
As of September 27, 2019, 69 homes have sold in Norchester. 14 of those homes were bought by HCFCD, BUT 55 homes have been bought by private people. Two of these are obvious investment companies. It looks like the other 53 may have been purchased by new families. Neighbors, Norchester is on its way. Young people are buying here planning to raise their children. We have large lots with trees, big homes that are not "cookie-cutter," and a good school district. I have gotten to know so many of you, and all of you have big hearts and love Norchester.
Mr. Vo, thank you for your question. This time two years ago, it was getting cold, the neighborhood was beyond bleak. So many homes were torn apart, and those of us who flooded were learning to just put one foot in front of the other and take it day by day. Two years later, new people are moving in, and those of us who decided stay have really become a community again. We know our neighbors in ways we could never have imagined prior to Harvey, The 4th of July and Halloween brought out the kids. Now we are getting ready Thanksgiving and Christmas and for the future!
Have a great day!
Cathy Dunn
NMF President
Information regarding the Harris County Flood Control District and Potential Drainage Improvements for Norchester.
This infomation has been previously shared on Nextdoor Norchester. It is repeated here for those that have not had an opportunity to see it. Cathy
Added 11/04/2019
Here is an update on our drainage issues with the CCUD/HCFCD.
I received the following email from Terry Dildy, one of our CCUD board members. "We received confirmation from HCFCD that their engineer will come to our next board meeting on Thursday, November 14th, 6:00 p.m. at the Mills Walk Clubhouse at 10643 Mills Walk Drive. We have been asking them to present the engineering proposal and to answer other questions about planned sewer lines, funding effects on taxes, timelines, etc. so the CCUD board can make more informed decisions how to proceed with next steps."
I also received another email from Harvey Roensch, another CCUD board member. In it, Mr. Roensch stated: "We need more people coming to our meetings. CCUD needs input from everyone!" In light of our Tuesday heavy rainstorms, this meeting is very important to all of us. This CCUD board meeting is open to all the Norchester and Mills Walk residents. We, of course, will not be able to ask questions or make comments during the HCFCD presentation, but we can listen and share what we hear with others. The CCUD reached out to me so that I could pass on the information regarding the meeting so any residents who choose to attend the meeting are welcome.
Please scroll down to the end of my original post on our drainage issues. I received three photos for a Norchester Neighbor on Jaycreek. This is at the very eastern part of Jaycreek. If any of you have photos from last Tuesday’s heavy rainstorm, please send them to me or to Warren White, and he will post them.
Original post
Neighbors;When I ran for the NMF Board almost two years, my primary goal was to have a bit more influence as a president of an HOA when meeting with political entities regarding flood issues. On Monday night, I finally was able to do what I wanted to do when you elected me in January of 2018. As president of the Norchester HOA, I attended the HCFCD meeting on flood mitigation plans for this area. It is amazing what a title will do. The engineers went out of their way to be helpful and gave me information that is critical to all of us in Norchester regarding our flooding issues.
As you may know, after Harvey, the Harris County Flood Control District conducted a major study on how to improve drainage along Cypress Creek. Norchester became an unexpected beneficiary of this study. HCFCD discovered that Norchester had major drainage problems due to the way the subdivision was designed back in the 1970s. The developers did not establish proper drainage in the eastern part of the subdivision which explains why after heavy rains certain streets flood. There are just not enough drains to move the water. HCFCD has developed a plan to fix the drainage in Norchester. While this fix would not prevent flooding during a Tax Day or Harvey-type flood, it would fix an even greater problem that many streets in the eastern part of the subdivision have a number of times each year if there is a 1-inch rain in a short time. The water floods the streets and starts creeping up in the front yards getting closer and closer to front doors. I personally witnessed this happen one night a few years ago on Glenway after about a 20-minute frog-strangling rain.
I first learned about this drainage issue at the June HCFCD meeting at Cypress Creek High School. I also learned from an engineer this summer that the Norchester drainage problem was considered a priority. I went to the meeting on Monday night to see what was happening.
Here is the important information I learned from one of the drainage project engineers. HCFCD has a plan ready to go for us! They are able to use some of the money they received from the flood bond last year to fund part of this fix for Norchester. Basically, HCFCD can fund 50% of the drainage problem, and our MUD District, Cypress Creek Utility District, will have to fund the other 50%. I also learned that HCFCD has sent a letter to the Cypress Creek Utility District informing them that HCFCD will fund 50% of the drainage project from bond money if the CCUD could fund the other 50%. The engineer also told me they were ready to go on the project as soon as they heard back from the Cypress Creek Utility District. I asked the engineer what the cost would be, and he said he could not remember the exact figure but he thought the cost of adding the proper drains to the eastern part of the subdivision would be around $10 million which means that our tax dollars would pay $5 million. The engineer was adamant that HCFCD was waiting on the CCUD to let them know when they could start the repairs.
I sent an email to the NMF Board and the CCUD Board yesterday morning informing them of all that I had learned Monday evening. In my email, I asked the CCUD board the following questions.
1. How much is this project scheduled to cost, and what would be the 50% CCUD cost?
2. How can the CCUD go about funding that 50%? According to the project engineer, there are several ways the CCUD can do this, and most importantly, there are ways that HCFCD can actually do the project and get reimbursed later.
3. What is the legal liability to the CCUD if they do not help fund a drainage project that could have potentially prevented a homeowner's property from flooding during a rainstorm? Also, once HCFCD uncovered the problem and agreed to fund 50% of it, what is the CCUD fiduciary responsibility to our homeowners if the CCUD were to be sued?
I spoke with a CCUD board member this evening. The board member confirmed that they had received a letter from HCFCD regarding the drainage issue, but there was not enough information to even begin to discuss it. The CCUD attorney is working with HCFCD to obtain more information. They are hoping to have a HCFCD representative attend a meeting of the CCUD board to present the plan. I requested that the board member let me know when such a meeting would be scheduled as I felt sure that a number of Norchester residents would want to attend the open meeting and hear all of the facts that such HCFCD representative would present. As homeowners and tax payers, we have a legal right to attend all such meetings. Because the Mills Walk Clubhouse is so small, I offered the Norchester Clubhouse for any CCUD board meetings and community meetings regarding the HCFCD drainage plan as this would affect so many of us. The CCUD sends me monthly notices of their board meetings and their agendas as president of the Norchester Maintenance Fund, so I will get the word out to you as soon as any meeting is scheduled with HCFCD. In fact, the engineer on Monday night assured me that HCFCD would be happy to present all facts to the CCUD board and homeowners, so I assume that this is a procedure that HCFCD is familiar with.
If HCFCD, in conjunction with the CCUD, can get this drainage problem fixed in Norchester, then Norchester has a chance to continue to thrive for decades to come. We have to get as much information as possible as soon as possible because we do not want to lose money because the CCUD did not act quickly enough to get a share of a finite amount of bond money. Because of Harvey, HCFCD uncovered a reason for the problem many have wrestled with for years, and HCFCD is willing to help pay to solve it.
Will our taxes go up to fix this problem? Probably. Our subdivision is 50 years old. We are having to completely replace all of the water lines, and the bond money that has been allocated for the water lines, cannot be allocated somewhere else. I learned that from the engineer Monday evening. However, because our property values have increased this year, our taxes went up this year, and that extra money has not been allocated. For those of us who have lived in Norchester for 50 years and have struggled with flooded cars and being trapped until the water goes down, if we can fix this so the people moving into Norchester now and in the decades to come will not have to face that problem, then we are leaving a legacy of what Norchester has been about since the beginning - a wonderful place to call home and raise a family. For those of us who are new to Norchester, then we are helping prepare this community for our future. What has so saddened me since Harvey, is hearing over and over that the developers and the folks of the past kept kicking the can down the road. Had they just spent the millions at the beginning, so many billions would not have to be spent now. We can learn from these past mistakes. $5 million seems like a great deal of money, but it is a great deal less than $10 million or $20 million or more down the road that our homeowners will have to pay one day in order to keep Norchester a thriving and vibrant community. I have learned that Norchester has subsidence issues, and if we do not get the drainage fixed now, water that was once in the yards could ultimately come into the homes. If that happens after every heavy rain, then Norchester cannot survive. The good news is that we can prevent this now from ever happening.
This is such an exciting time to live in Norchester. We are beginning the next 50 years. What decisions we make over the next few months may cement Norchester's future so it can celebrate its 100th Anniversary in 2069. That seems like a long time from now. Trust me, Neighbors, it comes a lot faster than you could imagine. It is an honor and a privilege to be your neighbor and your NMF president. I will do my best to keep all of you informed of all that is going on with regard to all flooding mitigation issues. I truly believe that the best years in Norchester are ahead, and if that belief comes true, it will be because of all of you reading this message this evening. Have a great evening and enjoy the beautiful weather. One week until Halloween!
Cathy Dunn
NMF President
The following pictures illustrate the street flooding on the eastern end of Jaycreek from a recent downpour. This is very disturbing, and illustrates the need for remedial drainage in Norchester.
HOA Meeting Notes
Tuesday, Sept. 24th, 2019 Meeting
Neighbors,
On Tuesday night the Norchester Maintenance Fund Board met for its September meeting. David Jones, Dan Erskins, Patsy Chin, and I were able to attend. Chris Gill was out of town on business. Also we had no representative from High Sierra Management Company due to a scheduling conflict. This was not an issue for the board because HSM had sent us all of the information we needed for the meeting.
Chris Gonzales, our deputy, gave a report on our August crime statistics. This report is located on Norchester.org. Potpourri page. GoTo.
Dave Richards presented his cash report. This report is now posted on Norchester.org Annual Budget page as well. Go To.
We are still struggling with our HOA dues collections. Eighty homeowners are still delinquent in paying all of their 2019 dues. We have another 30 who are more than two years behind. The board has authorized me to send out one more letter to our 2019 homeowners asking them to please pay their dues by October 15th. We will continue to waive any interest or processing fees until October 15, 2019. The other thirty homeowners are now being turned over to the High Sierra Management collection group and our attorneys. The collection process could ultimately result in liens being placed on those homes. We do not wish to do that, but we will have no choice if we do not collect payment.
Our budget is very tight, and we need everyone to pay what they owe. Since we were able to renew our Constable contract, Jones Road and Cypresswood Drive traffic is finally slowing down. When we hear or see something, we can contact the Constable number, and a deputy is out within 5-10 minutes. Our sprinkler system is keeping our esplanades green. However, it is an aging system, and we are constantly having to repair it. We also pay for all of the street lights. Finally, the NMF is responsible for managing and overseeing the Norchester Clubhouse facility.
Attached to this report is an Analysis of Norchester Facilities: Income and Expenses – 2019 Projected for the pool, tennis courts, and the clubhouse. Go To. This Analysis shows what each venue costs and what revenues it generates. The summary shows that the Total Net Cost of the Clubhouse Facility is $101,424. The NMF takes its responsibility very seriously to make prudent decisions regarding the facility. In order to make decisions, last September, the NMF Board authorized me not to hire another clubhouse manager because none of us understood what the expenses and revenues were and what type of clubhouse manager was needed. We were not even sure we could even keep the pool open if we did not get a much needed dues increase. As all of you know, our homeowners voted to increase our HOA dues, and we did not have to look at start closing it all down. I am happy to report that one year later, we have a plan that we hope will allow the Clubhouse Facility to thrive for the next 50 years as well as allow us to keep a very prudent eye on costs. In order to do that, we have to change our approach as to how we utilize it. We have to look at how we can generate revenues to offset some of the expenses incurred by this facility and that are borne by all of our homeowners.
Last September, I started what I called the Grand Experiment. Could the board figure out exactly how the facility could be managed for the benefit of those who wished to use it but could also generate fees that would help lower expenses that all of the homeowners covered with their dues.
With the tennis courts, the board signed a contract with a group of tennis pros who paid the NMF rent for using the courts, and the board approved the Norchester Women’s Tennis Committee to handle the Women’s Tennis Fall and Spring Leagues. The NTC not only generated revenues for the courts but they also took responsibility for cleaning the outdoor restrooms during the months the league was in play.
With the help and patience of residents and the Norchester Dolphins swim team, I began to look at how we could rent out the clubhouse to one group while another group used the pool. It
began to work, and I began to generate income from baby showers, birthday parties, and a wedding reception. We now have four long-term contracts with groups who are using our clubhouse on a regular basis as well as the one-time rentals.
The pool was the greatest challenge. How could we get more residents to use the pool, and how could we cut expenses at the same time? The Grand Experiment lasted all summer. We set the pool tag fee at $10 per family rather than $10 per person, and family included visiting family. In 2018, we had 270 people use the pool. In 2019, we had 110 Norchester families use the pool, and most families had at least 3 or more people. Some had as many as 10-15. The NMF hired a pool management company which meant they took care of hiring the lifeguards, managing the pool, and taking care of chemicals and repairs. SWPM required that we keep the clubhouse locked as their lifeguards were required to always be in the pool area. This also meant that I was able to rent out the clubhouse during the time the pool was open. Attached is the Norchester Pool Usage Summary for 2019. As you can see, pool attendance was lowest on Tuesdays. We also discovered that most residents began coming to the pool around 2 p.m. Therefore, when the season ended, we actually had numbers to look at in order to decide how to go forward in 2020.
Last night the NMF voted to adopt the Recommendations for the Pool for 2020. We are going to have the pool open from Wednesday through Sunday from 2 p.m. to 8 p.m. This will allow “Family Nights” to occur five nights a week as a family can pick an evening, bring a pizza, a cooler, or any other kinds of dishes, and enjoy a family evening around the pool from 6 p.m. to 8 p.m. We are going to reserve Tuesdays for Children’s Pool Parties. We can schedule 2-3 parties on Tuesdays, and the only people in the pool will be the party goers. The parents will pay for the lifeguards and can use the gazebo for the cake and ice cream and gifts. In this way, the clubhouse can also be rented out at the same time, and the two groups will not interfere with each other. By having the pool open five days a week to residents for six hours a day, we can afford to hire three lifeguards to be on duty at all times while at the same time reducing expenses.
There were also several smaller items discussed. The NMF board authorized the purchase of a wind screen for one section of the tennis courts at a cost of $320. Once that is installed by one of the pros, there should be no further costs for the next year with the tennis courts.
The board is looking at further sprinkler repairs due to leaks occurring under the streets. Dave Richards announced that the water bill was $6,000 this year so far rather than $25,000 as it was last year. All of the repairs are saving water. As David Jones said, “It is a 50-year old sprinkler system.”
Dave Richards, Cathy Dunn, Patsy Chin, Warren White, and Sherri Carey have all worked on a draft 2020 budget that was given to the board yesterday evening. The board has the next month to study it, tweak it, and then adopt it in October for the upcoming year.
Finally, I announced last night that Dan Erskins, Patsy Chin, and I are going to ask the homeowners to elect us for one more two-year term in order to get everything up and running for the future. We are still working to get our homeowners lists corrected, our lots sorted out, our deed restrictions in place, and the clubhouse facility generating some revenues to reduce the costs. Chris Gill has had to miss a number of meetings this year, so if Dan, Patsy, and I leave in January, it will be a new board with four board members who will have little or no experience which would require them to have to rely on a management company to make important decisions. If that happens, then history repeats itself, and that would be a tragedy.
HSM did not get the August minutes to the board. As soon as we receive them, the board will look at them, make any changes, and then approve them and they will be posted as well.
Our next board meeting is scheduled for TUESDAY, October 29, 2019.
HOA Meeting Notes
Monday, July 22nd, 2019 Meeting
Neighbors,
I wanted to give you an update on the Monday night board meeting. Due to the honeybee infestation two weeks ago, we had to postpone the meeting from July 17th to July 21st.
We received a report from our deputy Chris Gonzales on June issues as well as our problems last week on Normont and Moorcreek. You may find the June report on norchester.org. Go to the Potpourri page, click and then the report is under the Precinct 4 button. [GoTo]
It is quite comprehensive. Deputy Gonzales urged all residents to contact the Constable number 281-376-3472 if they hear or see something out of the normal. He also urged everyone to make sure all doors and windows of both homes and cars are kept locked at all times. Some crimes are crimes of opportunity.
Thirteen homes have been bought out by FEMA. Three of those homes have been demolished. The other ten will be torn down, but there is no way to determine when that will happen. The NMF board agreed to consider on a case-by-case basis the mowing of those front yards in July, August, and September until they are demolished so as to not allow those homes to stand out as being empty.
The Norchester Women’s Tennis League will be starting up again in early September. The board approved the purchasing of three new nets and support materials. Michael Nguyen, one of the tennis pros, explained that Norchester may be able to get a grant to have our tennis courts resurfaced. The board authorized Mr. Nguyen to investigate further.
There were six rentals of the clubhouse in June bringing in income of $1,175. Regarding the pool, last year 287 people bought pool tags. This year 112 families have purchased pool tags for the entire family. The average family has four members. The Norchester Lifeguards are receiving compliments from visitors to the pool. A report on the Honeybee Infestation was given to the board (See column on the right).
There are a number of homeowners who are still delinquent in the payment of the 2019 dues. The board authorized Cathy Dunn to again send letters to those homeowners requesting payment. Due to the change in management companies last year, some invoices may have been thrown away in December due to so many documents in the mailing. Because the payment was broken up into two payments, some homeowners may have forgotten about the second payment.
Dave Richards gave a report on our financial situation for June. His report is the Annual Budget page (GoTo).
We had two new families attend the meeting. The meeting started at 7:30 p.m. and ended at 9:10 p.m. Our next meeting, God willing no further varmint infestations, will be Wednesday, August 21st.
Cathy Dunn
NMF President
Honeybee Infestation at
Norchester Clubhouse
7/11-7/18//2019
Honeybees were reported in the Norchester Clubhouse the afternoon of 7/11/2019. Adam Lopez, local exterminator (Tear Em Up Pest Control )came out and gave his opinion. If the queen could not be found, would have to exterminate. Phone call with Dale Nadeau, neighborhood beekeeper. He would come out on Friday and save what he could. If he could not find queen, would have to exterminate rest of hive.
7/12/2019 – Beekeeper came out and saved what he could. No charge for Mr. Nadeau. Mr. Lopez came out and did a dust treatment in attic and in fireplace and around wall. Recommended locking up clubhouse for rest of weekend. $60 fee.
7/15/2019 – Contacted Nature’s Own Pest for Chimney Inspection. Inspector came out. Good news no birds or bats in the chimney. Bad news – no cover on chimney. Damper no longer closing properly, bricks at top of chimney beginning to crumble, need to seal up flashing. Some bees in chimney. $125 for inspection.
Removed curtains and took to Cypresswood Cleaners for laundering. Mr. Lopez came back and sprayed chemicals around the three windows in the fireplace room. No charge.
Board approved $1,600 to put cover on chimney opening, fix the bricks, put in a new damper, seal up the flashing. After Nature’s Own left, Mr. Lopez came back and sprayed bees stirred up in the chimney before damper was installed. Mr. Lopez – no charge. Clubhouse remained closed until Wednesday.
7/17/2019 – Bees dying but some are still in the windows. Mr. Lopez came back and did another dust treatment in the attic and fireplace. $50 charge.
7/18/2019 – Royal Janitorial Services came out and did a thorough cleaning of entire clubhouse from top to bottom. Still a few bees in window area in fireplace room but all are dying. $450 Deep Cleaning Fee. $95 for curtains. Royal Janitorial rehung for no extra charge.
Summary of charges: Nature’s Pest – Chimney $125 + 1,600 =$1,725
Tear ‘Em Up Exterminator $60+$50=
$ 110
Royal Janitorial Services $450
Cypresswood Cleaners 19 Curtain Panels =$95
Total Honeybee Issue: $2,380
HOA Meeting Notes
Wednesday, June 19th, 2019 Meeting
Neighbors, first of all my apologies for being a week late in reporting on what happened at last Wednesday’s board meeting. Before I gave my report, I wanted to make sure that all documents that I referenced could be on Norchester.org. Between my schedule and Warren White’s schedule, this took much longer than usual. The May board minutes were approved and they are now on the norchester.org website.
Constable Report and Incident at the Clubhouse.
At our Wednesday night meeting, our deputy, Chris Gonzales, Sgt. Gonzalez, his boss, and Captain Blackledge were in attendance. Captain Blackledge is a district captain in charge of the West District. As I explained to the homeowners, “the troops were on deck” for us at the Wednesday meeting. Deputy Gonzales presented his report which is posted on Norchester.org. When Deputy Gonzales completed his report, Matt Richards, a neighbor on Cypresswood, gave a short presentation to the board, the homeowners and the officers on our traffic problems on Jones Road and Cypresswood. The speeding is getting worse by the day especially now that so many 18-wheel trucks are using our streets. Mr. Richards would like to set up a Security Committee to study the problem, come up with possible solutions, and then make a report to the board. It may be feasible for the NMF to purchase radar apparatus. Captain Blackledge said that he would do his best to get a speed trailer installed on Jones or Cypresswood twice a week for the next few months. He was also going to order some of his deputies to really focus on Jones and Cypresswood for a “crackdown.” He warned that when they did this, there would be no amnesty for Norchester residents. I am going to have to watch my heavy foot going down Jones on the way to the clubhouse. In true Constable fashion, we will not know when this is going to happen. We all just want to see some of those speeding 18-wheelers pulled over to the side! Captain Blackledge said we may also have to contact Commissioner Cagle regarding some of the speed issues that we have especially regarding STOP signs. We may be able to add some STOP signs for the cross streets on Balcrest. People cutting through the subdivision are creating hazards for our residents who live near Balcrest. For those interested in contacting Matt Richards, just Private Message him on Nextdoor, or contact me and I will put you In touch. It is going to take 4-6 homeowners coming together who have specialized knowledge on traffic issues and security issues to make Norchester safe again for all of us.
I am still getting complaints from neighbors that they do not see our deputy. One gentleman commented that he did see him every morning at our clubhouse but that was all. He inferred that he thought the deputy was just stopping to use our restroom facilities. That is not the case. Folks, I have requested our deputy stop, enter, and check our clubhouse every morning that he is on duty. Since I have been down there so much this year, especially early in the morning on some days, I have noticed that people are entering our grounds at night after dark because of what is being left behind. Our clubhouse facility is valuable. We have to do our best to protect it. We have an alarm system, but that is not totally failsafe. We had an incident in late May where two unknown people entered through the front door toward the end of swim practice one evening, walked around, left lights on and the fan on in the kitchen area, and then fortunately left before the Dolphin coach entered the facility to set the alarm for the night. The front door was locked, but the alarm was off. We used to have a key to the front door in a combination lockbox next to the door. That combination code has been the same for a good while. When the alarm is off, even though the door is locked, if that key is in the lockbox, anyone can enter without anyone knowing about it until it is potentially too late. Following the incident, I removed the key and now there is a different procedure in place. There was no way to report the incident because I was not made aware of it until 24 hours after the event, and the witnesses had not realized what had happened at the time it happened so their ability to even provide minimal descriptions was not possible. So when you see the deputy’s car at the clubhouse, please understand that he is there making sure that all is well with our clubhouse. A couple of years ago, our ice machine went nuts, no one was at the clubhouse for a few days, and the water damage was horrific. I am now making it a point to go on the days I know our deputy may not be there just to make certain no pipes have broken or other issues have arisen. Our deputy is in the neighborhood. I know because I text him often. When he is not in the neighborhood, if we have a problem we call 281-376-3472, and one should be in our neighborhood within 5-10 minutes.
My hope is that when a Security Committee has been formed, they can come up with recommendations as to how to better secure and protect the Norchester Clubhouse facility.
Financial Report
Dave Richards presented the May financial report to the homeowners. This one-page report is located on the Budget page. If you want to review the May report, GoTo.
In addition, Dave reported on the homeowners who are late in paying their dues. In Sections 1-3 (Archmont through Normont), 230 homeowners are in arrears, and in Section 4, Norchester South, 26 homeowners are delinquent. HSM will be sending out letters to all delinquent homeowners requesting prompt payment of their dues. In addition, all homeowners who are delinquent in their dues will not have access to the Norchester clubhouse facility until their dues are cleared.
Finally, as we now have a clearer picture of our cash situation, we are remedying a situation that could have resulted in disaster down the road. FDIC only covers accounts up to $250,000 at any one bank. It was decided to move $225,000 to Wells Fargo from Alliance Association Bank. $150,000 would buy a short-term CD, 11 months. The additional $75,000 would be moved to a high interest savings account. If the account keeps a minimum balance of $25,000, we will keep the higher interest rate. If it falls below that, the rate is much, much lower. By these transfers, all NMF cash is now protected. HSM will be monitoring all of the accounts throughout the month. Our operating account will be at Alliance Association Bank. All of our HOA dues are sent to that bank, and all of our bills are paid out of that account. It is the hope of the board that the $150,000 will be the start of a build-up of our reserve. Because of the expenses the NMF able were able to do over the past year as well as the collection of $60,000 in past due accounts last year, and the termination of Associa/PMG without a drastic penalty, the NMF was able to take this step. The money is still available to us in case of an emergency or any unforeseen expense. The good news is if we do not need this cash, we can put it to work for us. The NMF board has a fiduciary responsibility to all of its homeowners to manage the funds of the association as prudently as possible. The 2019 Board takes this responsibility extremely seriously.
Deed Restrictions Issues
Neighbors, as you know we have some serious problems with some of the properties in our neighborhood. If we do not begin to address them and take serious action now, our neighborhood will begin to decline. We cannot allow this to happen.
1. Thanks to High Sierra we now have some teeth in our deed restrictions. They were able to have our attorney create a Resolution of the Norchester Maintenance Fund, Inc. Regarding Policies and Procedures for Covenant and Rule Enforcement. The board approved and signed it, and it was filed with Harris County on June 21, 2019. We now have a set of fines that we can use to enforce compliance with our restrictions. This is something we have not had before. We will use this when necessary to keep our community a wonderful place to call home. You may see the entire document by clicking GoTo
and then clicking DOWNLOAD to get a pdf copy.
2. AIRBNB rentals in the neighborhood were discussed. There are two homes currently advertised in Norchester with short term rentals. The Tarr vs. Timberwood Park Owners Association case ruled in favor of the homeowner because the Deed Restrictions did not reference rentals – only that the homes were to be used as residential only. After HSM conferred with Attorney Clinton Brown, it was determined that Norchester’s current covenants and conditions do not say directly no to short-term rentals. A revision to the CCR’s would have to be written and voted on by homeowners needing 67% to pass to require all rentals to be no less than 30 days. As more investigation is done, we will be updating homeowners on this situation. Our attorney is now working on another Resolution regarding nuisances which may help us with an excessive amount of noise, trash, or parking issues arising from these short term rentals.
3. Finally, 42 violation letters were mailed out in June. Homeowners with unkempt yards were targeted on this drive. Boats, vehicles parked in the grass, inoperable vehicles and vendor vehicles were also sent letters. Last year due to Harvey, we were not able to enforce deed restrictions for a number of reasons, and our neighborhood suffered. This year we have the management company and the financial resources available to insist that all of our homes have “curb appeal” again. Thirty-seven new families have purchased homes in Norchester since May. The summer months are an important “selling season.” It is up to all of us to keep our homes up in such a manner that the homes that are still for sale will sell quickly and to families.
Part 4 - The Clubhouse Facility
In September of 2018, the clubhouse manager, Patti Turner, decided to resign. The 2018 Board made the decision not to replace the manager until we understood the job and what it entailed. As we discovered, the clubhouse manager’s biggest job was the management of the pool during the summer months. That meant working 40+ hours a week, supervising and managing teenage lifeguards, maintaining the pool and the outside grounds at times, and even installing new tennis lines. From September until mid-April, there was not as much to do as the pool was closed and there were very few clubhouse rentals.
The 2019 Board made the decision to try something differently. We still needed someone to manage the pool, but we did not have the funds to hire and train another manager in time for the pool to open. Furthermore, we wanted to make sure that we protected the NMF from liability if something went wrong. For that reason, the 2019 Board made the decision to hire Southwest Pool Management to manage our pool facility. They knew the law, they had the expertise, they had an excellent reputation, and they wanted to hire Norchester teens as lifeguards. They also handled all of the chemicals and pool maintenance. We also realized we could provide much of what we had in the past at a lower cost.
SWPM has their own rules as far as how they manage our pool facility. We agreed to that when the 2019 Board agreed to their contract. As I stated above, some things they do are just the same as what was done in the past. SWPM hired Norchester teens as lifeguards. The pool hours are Tuesday through Saturday – 11 am to 7 pm, and 1pm to 7pm on Sundays. There are some differences. Norchester hired 14 lifeguards last year for 4-hour shifts. This year we have six-seven Norchester teens who work 8-hour shifts and they are paid through SWPM. Last year one lifeguard was in the lifeguard chair, another lifeguard was in the snack bar with the window open, and a third supervised the other two. This year, by state law, only two lifeguards are needed unless there are over 50 people in the pool. One lifeguard must be in the chair and the other must be on the deck available if there is a problem. If 35 people are in the pool, the lifeguard contacts SWPM and third lifeguard is sent immediately. The clubhouse be locked at all times. If a function is going on inside the clubhouse, guests are not permitted to enter the pool area. There are outdoor restrooms and shade for the lifeguards. The NMF has provided three fans that the lifeguards may use while they are on duty. The SWPM’s two lifeguards work 8-hour shifts with 10-minute breaks each hour. Southwest Pool Management’s Pool Rules are posted. Rule #11 states that there is to be no alcohol in the pool area (which means anything inside the fences surrounding the pool). That is an absolute. One of the concerns that was raised early on with the locked clubhouse was in case of a heat emergency or a heart attack, how would the lifeguards get the defibrillator or ice. We immediately came up with a plan which we put into place right after Memorial Day Weekend. The head lifeguard wears a key around his/her neck which he/she can immediately hand off or use to unlock the clubhouse door and get whatever is needed. The alarm will immediately sound which will alert the Constable’s office and me immediately, and additional help will be on the way. On Saturday, June 4th, a new lifeguard accidentally unlocked the door and the alarm went off. I was at the New Orleans airport when I got the call, and in less than 5 minutes Dave Richards, David Jones, and Patsy Chin were all on the way to the clubhouse as well as the deputy. In this way, we are in compliance with SWPM’s rules as well as making sure in case of an emergency, access to the clubhouse is also available. In a previous post, I reported on the incident where two unknown individuals managed to get into our clubhouse. Now that the alarm is always set when the lifeguards are outside, if that goes off, troops are on their way to protect them as well. I also must admit that I spent a great deal of time up at the pool on Memorial Day Weekend and the first weekend the pool was open. I had to see how it all worked, what the problems were, and how they could be solved. Now, four weeks later, I still pop in at least once if not twice a day, and just visit for a few minutes. Neighbors, the lifeguards are Norchester kids. They have never been totally alone. All have my cell number, and if a problem arises, I am meeting with a problem, it is not on them.
A resident made a request regarding Wednesday Night Family Nights from 5 p.m to 8 p.m. as it has been in the past. Upon checking, the cost is prohibitive because for the extra hour, it will be $30 per lifeguard. After conferring with this resident, we both agreed that next year we could change the hours and this year we could just have a Family Afternoon on Saturdays.
This year the clubhouse has been rented out for private functions. We are advertising our rates, and our phone is ringing. We cannot afford to pay someone to be the NMF clubhouse representative. Patsy Chin and I are handling the bookings and figuring out how to make it work. We are volunteers which does not cost the HOA any money. This 4th of July a group of neighbors volunteered to put on a function at the clubhouse for the 4th of July. They are not getting paid to do this. No HOA money is being used for any of this. The Garden Club made a donation for ice cream after the parade, and others are pitching in to make it all work. It is a very difficult thing to do because so much has changed, and we have to be so careful not to say “yes” to something that sounds wonderful but could potentially put the NMF in legal jeopardy or liability. High Sierra Management is the liaison for all of us. When we have a question, we immediately contact them. The danger is when we do not know what we do not know, we do not know what questions to ask. Ignorance is no excuse if we inadvertently break a law or do something that could potentially put us in legal liability.
Royce Shamlin, the General Manager of Southwest Pool Management, said something to me not long ago that put things into perspective. I had wanted to know if we could do something, and he said “Mrs. Dunn, if I do what you are asking, we could be in liability, and if we are in liability, you would be in liability, too. Mrs. Dunn, you have to protect your community.” The community he was talking about was the Norchester Maintenance Fund. Neighbors, the Board represents all of the homeowners. Our decisions have to be made as to how do we best protect our community – all of our homeowners? How do we best use our money wisely so we stay solvent and continue to enjoy all that we have? Those are the tough questions we all have to face.
Is the pool being run just like the way it used to be? No, it is not. We could not afford the cost or the potential liability. Can it be improved for next year? Of course, it can. This is a transition year. A number of people have told me over and over that “This was not the way it was done in the past.” The unspoken question is “Why can’t we go back and continue to do it that way?” My heart always breaks a little when I hear the question because I feel the same way. I would so like it to be the way it was when my husband Bob was alive, Jones Road and Cypresswood ended in Norchester, and it was a safe and quiet place. There have been so many changes that we can never put it back the way it was. We can only try to work together to figure out how to make it better and safe for our future.
Dave Richards saved Norchester, in my mind, last year when he figured out the numbers, and how close we were to going over the cliff. This year I have asked him to again figure out the numbers as far as the clubhouse facility is concerned. In his usual banker fashion, he prepared two documents as a starting point. The first is entitled Norchester Pool: 2018 Income and Expenses. The second document is an Analysis of Norchester Facilities: Income and expenses by Pool, Tennis Courts, and Clubhouse for 2019. Both can be downloaded by clickingGoToand selecting the document. By going with SWPM, closing down the snack bar, and making other changes, we have been able to save $22,000 over last year. Check the numbers for yourselves. These two documents were distributed at the meeting. I urge every homeowner and resident in Norchester to look at the numbers. In order for all of us to move forward and work together, we have to understand the numbers. Dave has also prepared a DRAFT of suggested expenditures to be spread out over a 4-year period to make much-needed repairs to our clubhouse facility. We have put these repairs off for years. We cannot any longer, but we have to be prudent and thoughtful and involve the entire community as to how we utilize our cash going forward to make these repairs. A 5-member board cannot meet, make decisions, and then announce to the community what we are going to do without explaining the what, how, and why. We have to learn from previous boards. In 2000, they never explained the numbers but just encouraged us to say “Yes” to something we all loved without ever explaining the actual costs that would be involved. In 2015, they were forced to act but never explained why they had to take out a $187,000 note to fix the pool because we did not have the cash to do it. We can never do that again. We have to involve all of the people at the beginning as we tried to do last year. Everyone has to have a chance to see all of the numbers and then figure out how we can all volunteer our time, talent, and maybe even a little of our treasure to make Norchester a wonderful place to call home for the next 50 years!
Cathy Dunn
NMF President
HOA Meeting Notes
Wednesday Night May 15, 2019
Neighbors,
Our Board Meetings are getting shorter. This time we started exactly at 7:30 p.m and adjourned at 8:50 p.m. I am striving for the one-hour meeting. Slowly but surely.
Please go on norchester.org. Our financial information is posted, as well as the minutes of our April meeting. Our new ACC form has just been updated and was approved at the board meeting. If you download that form, and fill it out and send it to me, the ACC will get to work on it very quickly. Finally, go to our Potpourri section. We have listed the 12 properties that have been bought out in Norchester since January 1st.
As we discussed at the meeting, there have been 26 homes that have been purchased since January 1st by new families. We welcome all of our new neighbors.
Repairs are still taking place at the club house. In April and early May we continued to have restroom issues. Hopefully they are now behind us.
There was a good discussion on deed restriction violations. In order to keep our property values up, we must maintain the look of the neighborhood. Cars parked on the grass, boats, trailers, RVs or campers are not permitted if they can be seen from the curb. Unless one has a special exception approved by the ACC, those types of violations are going to be strictly enforced.
We are still getting bids on getting our clock repaired as well as getting all of the entrances power-washed and repainted. We hope to have final decisions by the June meeting.
Texas Pride is still working to get all trash picked up correctly. Please be patient. After our Waste Management guys did such a good job for so many years, Texas Pride is struggling to meet our expectations. Let's face it, our Waste Management Guys are a tough act to follow.
The next meeting is June 19th. Have a great weekend.
Cathy Dunn NMF President
Neighborhood Update (Part 1)
Board Mtg. & Board Fiduciary Responsibility to You
(April 10, 2019 HOA Meeting)
Neighbors,
Just wanted to give you an update about all that has been happening in Norchester. I cannot believe it is already April 15th.
1. Our April Board Meeting
was held last Wednesday night, April 10th. We had to hold it the second Wednesday of April due to the Harris County Flood Control District Drainage Community Meeting which concerns Norchester and Prestonwood Forest. Originally it was going to be held at our club house, but Harris County changed their minds and felt it needed to be in a larger facility. Therefore, this meeting will take place at Cypress Creek High School, Wednesday, April 17, from 6:30 p.m. to 8:00 p.m.
At our board meeting, Chris Gonzales, our Norchester deputy, gave a report to the board on all of the incidents that happened in Norchester since he became deputy. Deputy Gonzales will give a report at each of our meetings. For those of you who have questions or concerns, our monthly board meeting will give you an opportunity to speak with him and ask questions. He will always be scheduled at the beginning of the meeting.
Richard LIeder, the Fire Chief of the Cypress Creek Fire Department, made a presentation on the importance of voting for the 1% Sales Tax Election which will affect areas not already charging the state maximum of 8.25% in order to increase staffing, remodel and modernize existing fire station facilities, construct a new fire station in the Beltway 8/Sam Houston Race Park area, retire existing debit, and purchase three new fire trucks in the next 5 years. You can go to their website https://cypresscreekfire.com/election for more information.
Due to the timing of this board meeting, High Sierra Management was unable to get all of their financial information to us. As soon as it becomes available, Warren White will be posting it on norchester.org. Dave Richards gave a brief report assuring the board our cash position was still in good shape, and four more homes had sold to families in March. This means that, if the HSM reporting is accurate, 18 homes have been sold since the beginning of January by investors to new homeowners who plan to raise their families here. The dream continues!
The board discussed the contract for picking an accounting firm to do our 2019 taxes and a preliminary review in preparation for an audit in 2020. The board will make a final decision when the last accounting firm in the running returns its bid. The board also discussed our insurance premium on the club house facility. High Sierra Management is still working to find the best coverage for the lowest cost.
Deed restrictions are being enforced and more letters will be going out to those repeat offenders. Also, collection calls are being made to homeowners who are delinquent in their dues. The accounts of twenty-eight homeowners, who are at least three years behind in their dues, have been turned over to our attorney to begin legal proceedings.
The meeting ended at 8:30 p.m.
2. Board Fiduciary Responsibility to You
The 2019 NMF Board takes its fiduciary responsibility to you very seriously. You have entrusted us to make wise decisions and spend HOA money prudently in order to get the most for our money which belongs to all of the homeowners. The entire board is working to make sure that we do things slowly and with a great deal of thought as to what investments would be best for the majority of Norchester homeowners. All of us are listening to you.
Norchester is now beginning to thrive. With the approval of the Dues Amendments last year, we are again solvent. Realtors can now confidently bring potential buyers back into our neighborhood because our HOA will not go into default. We do not believe in coincidences. Our Dues Amendments passed in December, and now four months later, 18 homes have been sold to families.
Our deputy is now back and the speeding is not quite as bad. More importantly, if there is a domestic disturbance, the deputy is able to step in and calm things down before it can escalate. The 24/7 - 5-10 minute response time also keeps us protected even when we do not have the deputy actually in the neighborhood. I have also noticed on Jaycreek, at least, there are no so many strange cars slowly cruising and then speeding off if someone notices them. The Constable signs may actually deter some of the folks going door to door "pretending for one reason" but actually "casing the place" for another. New potential buyers coming into Norchester can now see the signs showing that Norchester has Constable Protection. The approval of the Dues Amendment made this possible. Over and over last year as people cast their votes, we heard folks say, "I am voting for this because I want our Constable back."
The entrances to our subdivision have been badly damaged by floods, bad weather, and the lack of money to repair. Thanks to the dues increase last year, we are able this year to go out for bids to get all of our brick entrances power washed and painted and the "N" signs spruced up as well. We want to continue to attract young families who will be part of the next 50 years. Last year a number of young newcomers asked me over and over why did the clock not work, and when were we going to fix it? My standard answer was when we get our dues increased and are able to pay for it because it will not be an inexpensive fix.
The clock tower will also be power washed and repainted. We were also able to locate the original clock maker, Alberto & Sons, who built the clock in 1976. As Albert Guerrero, Jr. told me, his dad, Alberto Guerrero, Sr., gave the Norchester clock to him, and his brother, Robert, as their first clock project. Albert made the hands of our clock faces in their family home almost 43 years ago. This truly will be a labor of love for him to "bring time" back to Norchester. We have to get the clock tower painted and the clock repaired almost at the same time according to Albert. Once we have the final bid for all of the painting, the board can make a decision on the entire package. This project should enhance all of our property values as folks entering Norchester for the first time will see the manicured esplanades and our clock keeping even better time than it ever did before. New technology will mean that it will automatically know when there is a power outage and transfers from daylight savings to standard time, and update the clock accordingly.
With the dues increase, the NMF now has the funds to go after those homeowners who are delinquent in their dues, blatantly ignore the most fundamental of deed restrictions, bring some semblance of safety and security back into Norchester, and begin to update and repair all of the entrances to our subdivision and fix the clock.
In addition, we have just signed an agreement to keep our electricity costs for our street lights at almost the same price for the next five years, negotiated a contract to get our mosquito spraying costs reduced, and thanks to Chris Gill, our Director at Large, was able to save approximately $2,000 on a much-needed sprinkler repair which should begin shortly.
There is still so much more to report. So I am going to close this now, and start on Part 2 - The Club House Facility.
Cathy Dunn
NMF President
Part 2 - The Club House Facility
Neighbors,
In my previous post, I discussed all that had happened at the April 10th board meeting as well as the board's fiduciary responsibility to our homeowners. I now want to report on what is going on with our club house facility. For the sake of our newcomers, the Norchester club house facility was at one time not owned by the NMF but rather by a number of the homeowners in Norchester. In 2000, a majority of the homeowners in Norchester approved the NMF taking over the facility from the private residents in order to keep the club house facility from having to close due to lack of members and funds.
Last year when the 2018 Board took over and began to look at the figures, it was apparent that the club house was costing a great deal of money which the NMF did not have. Had the Dues Amendments not passed, the 2019 Board would have had to seriously begin looking at closing most of it down or putting it up for sale so that we would not go into default. The good news is that the homeowners said "Yes" to the Dues Amendments, so the 2019 Board does not have to make those tough choices.
However, we all have to face the reality that the club house facility is almost 50 years old and has serious issues that have to be addressed. We already faced having to replace the sewer line early in March due to the line being totally overtaken by pine tree roots. This is something that a number of us have had to face with our own homes. That expense was $10,000. Fortunately, we had board members well qualified to ensure that the job was done well. Our management company was not involved at all. All five board members and Warren White oversaw the job.
The tennis courts are beginning to pay for themselves. Thanks to the Norchester Ladies' Tennis Committee who has organized league play, we received $1,600 for their spring season. We have also made a deal with three tennis pros to give lessons on our courts, and they pay us for using our courts at a charge of $300 a month. If the fall tennis league goes as well as the spring, we may be able to recover about $6,200 in expenses for the club house facility from our tennis courts.
The pool is a different issue. We still have a pool note which will not be retired for another six years We also want to be able to make the pool an oasis for the summer for our residents since it actually belongs to them. Last year Patsy Chin and I and the rest of the board became concerned when we saw that on most days there were less than 10 residents who came to the pool. On some days the lifeguards looked at an empty pool for most of the day. We learned that we had hired 14 lifeguards for the summer. We had a snack bar that was manned by one of the lifeguards at $8.00 an hour, and very few snacks were sold. The pool was open six days a week, but it was impossible for our club manager, Patti Turner, to be on the premises the entire time for six days a week. Furthermore, Patti suggested that in 2019 we needed to hire an assistant manager in order to have more adult coverage. Patti heroically worked all summer trying to repair things that were beyond repair, supervise all of the teens, pay bills, take inventory, and even at times put chemicals in the pool. In early September, after the pool closed, Patti resigned. The 2018 Board authorized me not to hire anyone to replace her until we knew what direction we would take.
Now in April of 2019, the 2019 Board has made some changes that we hope will allow our pool to continue to be an oasis for the neighborhood but that will also reduce costs to our homeowners. The NMF has signed a contract with Southwest Pool Management to take over the maintenance and operation of our pool. They are supplying all of the chemicals, making repairs, and making certain that we are up to code. This summer they will be operating the pool. They will be providing the lifeguards. Norchester teens will probably still be the lifeguards, but they will work for Southwest Pool Management. They will also have the option to work at other pools as well. One of the complaints from last year is that with 14 lifeguards, it was hard to make much money by individual teens. This should not be the case this year. The pool hours will be the same as last year. Southwest Pool will be taking a daily census so we can see what the actual pool attendance is. Keeping a pool open 8 hours for ten swimmers may not a wise use of money. There is the nostalgia for how the Norchester club pool used to be. It was a place for all of the Norchester kids. It was a tradition. The problem is that way back when, there was nothing else out here. Children did not have as many activities as they do now. We want to keep the best of what the pool was, an oasis for the neighborhood, but look into how we can make it work in 2019 when the world is so different.
The Norchester Dolphins Swim Team begins its 50th year tomorrow afternoon. They have been a wonderful tradition that we hope to keep for the next 50 years. Last year we discovered that there were more nonresident kids on the Norchester Dolphins Swim Team than Norchester kids. My hope is that with all of the new residents, we will have our Norchester Dolphins kids back as the majority. The Norchester Dolphins Swim Team does bring in some revenue to offset the club house expenses. At the end of the season, we receive $60 for each nonresident Dolphin and $30 for each resident Dolphin. Our Norchester Dolphins Swim Team actually helps us recover some of the expense of the chemicals we use in the pool.
We will not have a snack bar this year. We cannot afford it. We would have to hire someone to staff it, and the salary would again be astronomical compared to what we could actually sell. Also stocking it is another cost that we cannot recover. Last year at the end of the season, we had a great deal of snacks left over. Since HOA dues paid for the snacks, we have been serving the snacks to all of the homeowners who come to the meetings since they actually paid for them. We are down to healthy oatmeal bars. Families will be encouraged to bring their coolers and make a picnic out of the time spent at the pool. Patsy Chin is our treasurer. When asked at the February meeting why we were closing down the snack bar, her response was pure Patsy. "It costs too much. We don't make any money." Patsy is a model for all future treasurers in Norchester. She watches everything down to the penny and makes certain every penny is accounted for and spent correctly.
We are also not going to be keeping the club house open during pool hours unless it has been rented for an event. As Patsy Chin will attest, that will greatly cut down on our electricity expense during the summer. Last summer when I would drop in during a weekday afternoon, two of the lifeguards would be inside the club house on the sofa waiting to go to work while the other two were outside staring at an empty pool. The 5th lifeguard would be in the snack bar waiting for a customer. The club house was a comfortable 70 degrees.
All residents will be encouraged this year to come and swim. There will be a $10 fee per family (if you have 1 child or 6) for a pool I.D. Your HOA dues will cover the rest. During the week, the hours will be Tuesday through Saturday, 11 a.m. to 7:00 p.m. and on Sunday, 1:00 p.m. to 7:00 p.m. Right now, we do not have a Family Night scheduled yet. We are hoping that a group of residents will decide. For years it was on Wednesday nights. Last summer on some Wednesdays, there were only 10-12 families at the pool out of a neighborhood of 700+. Our question this year, is what do the families want this year?
We will not be able to have pool parties after the pool closes at 7:00 p.m. each evening. The reason is that there are no lights in the pool. When the pool was remodeled, to save money, lights were eliminated. Without lights, the pool must close at 8:00 p.m. It would be almost impossible to have a one-hour pool party.
Southwest Pool Management does now allow pool parties when the pool is open to our residents because of lifeguard staffing. Residents plus party goers could create a safety issue. Also, because the pool belongs to all of the residents, to not allow residents to swim because of a pool party, would be unfair to all of the resident families who paid their HOA dues in order to use the pool. There can be a children's pool party early in the morning from 9:00 a.m. to 11:00 a.m. during the week or from 11:00 a.m. until 1:00 p.m. on Sundays. Paying the lifeguards for those hours would be extra. There is one exception to the pool hours. The Norchester Dolphins have a couple of meets after the pool opens. On those days, the pool will open at 2:00 p.m. on Saturday rather than 11:00 a.m.
Playground and Gazebo - The Future Gazebo Park - The playground equipment by the Gazebo had become a severe safety issue for our children. There was rotting wood and exposed bolts just waiting to cause injury. We either had to try to rebuild it or remove it in order not to incur serious legal liability. The 2019 board voted to remove it. Thanks to Warren White, we were able to get someone to come and haul it away last Monday at no charge to Norchester. The guys even raked the dirt under the equipment after they removed it all. The green swings that were located at the back of the pool area have been relocated to the area near the Gazebo by Chris Gill and a couple of Norchester Neighbors. Young moms have expressed an interest in being able to use that area as a safe park for their toddlers and young children. The residents can purchase keys, similar to the tennis keys, so that they can use that area. The 2019 Board is looking into replacing the old equipment with something that will enable our young families to use the "Gazebo Park" as a gathering space for residents and their young children. Questions have been raised about Matzke Park. Matzke Park is not as safe as it once was. I used to walk the track over there, and some of the folks and goings on near the playground were not "family friendly" and neither was the language. Our Norchester families can again have a safe and secure place for their little ones just like they did when Norchester was the end of the world. We just now have a locked gate and fence around it.
We are also looking into getting the gazebo repaired and repainted. The tennis folks use it, and the Norchester Dolphins used it last Saturday for registration. Once we get it repaired and repainted, Gazebo Park will be able to be used by residents and also as a place for children's parties. Down the road, lovely weddings may once again take place there.
The club house - a lovely venue which needs a great deal of cosmetic help. We want to encourage all of our residents to use our club house for all kinds of activities. We will never make money on it, but we want to be able to recover our expenses. We have posted a rental schedule on norchester.org. If you are a Norchester resident, you do not have to put down a security deposit. The club house is yours. Right now I have three two parties booked in May and one on the first Saturday of June. I also have a party in late August. Folks, if you want to rent the club house for scrapbooking, exercise groups with friends, or anything else, just contact me. If you want to have a baby shower, birthday party, or family reunion, it is the perfect place to get together. One Neighbor last year said the Norchester club house was priced so high, it was cheaper to go to Pappasitos and use their private room. We took that to heart when we did our rental schedule. Again, we do not want to make money on our residents, we just have to recover some of our expenses. We want folks to have a real good time making memories again with their friends and family.
Right now we have not yet hired a club house manager. The other board members and I are doing it pro bono. By not replacing Patti, the other board members and I have been forced to investigate and explore. In the old days before the Norchester Club was taken over by the NMF Board, the Norchester Club had a Club house manager and a 5-member board. After the NMF took it over, they dissolved the Club Board. The NMF Board did not always have the knowledge that the old Norchester Club Board had. The boards after 2000 had to ultimately turn it over to a management company and somehow the Norchester facility has dwindled over time. It is going to be up to future boards to make sure they are running the facility and not turning over to a management company or Club House Manager. It is too big a job for just one person and a management company cannot show the same type of love that board members can.
We are looking at making improvements and renovations. We have to, but we also have to be able to justify them to all of you. High Sierra Management is not involved in any of this. The 2019 Board Members and other Norchester volunteers are working on all of these issues. This afternoon Dan Erskins, our Secretary and Certified Architect, and I are meeting with an electrician to determine what works and what doesn't as far as electrical outlets. We have exposed electrical wiring near our pool area. We have lights on our tennis courts that are either on too long or on not long enough. We have outlets galore around the gazebo, but the Dolphins had to bring their own electric power cords to plug in their computers. A group of Norchester volunteers is working now on schematics of the sprinkler system, the Norchester club house and all of its outbuildings, an electrical diagram, and a plumbing diagram. We want all of this prepared and passed down from Board President to Board President with a copy going to High Sierra Management so that when things crater, the future knows where to look.
This is a very long report. However, you, the homeowners, have a right to know what is going on in your subdivision and how your HOA dues are being spent. We welcome your comments, suggestions, and ideas. I am also going to request that Warren White post on norchester.org my two Nextdoor Posts regarding the Board's Report to Norchester.
The 2019 Norchester Board is committed to getting Norchester ready for the next 50 years. We are looking back to see what worked well and what did not. We cannot change the past, but we can learn from it in order to make the future even brighter.
Have a beautiful day! Norchester is a wonderful place to call home.
Cathy Dunn
NMF President
Report on Last Night's Board Meeting (Mar. 20, 2019)
Neighbors,
Our Happy Hour went well, and we had a number of new faces at our meeting last night. We had a scare right before the meeting began. Joan Fitzgerald, a longtime resident and our Minutes Scribe, had a fall at the entrance to the club house. Thanks to several residents, who immediately came to Joan's assistance, they were able to call 911 and an ambulance arrived make sure all was well. In true Joan fashion, she was more concerned about missing the meeting and transcribing the minutes than making sure that she was not seriously injured. Bouncing on concrete is not a good thing at any age. I am happy to report that Joan is doing well this morning. As I always try to have a prayer to open each meeting, last night I asked David Jones if I could lead it, and so Joan was covered in prayer by all who were there.
Sgt. Gonzalez gave a brief report on our deputy. One has been assigned, but in order for him to transfer, his slot has to be filled. In the meantime, they are assigning different deputies to cover our time. He assured us that we had protection. He is also keeping crime stats. Since this is only the third week in March, he does not have the stats for March. When he gives them to me at the end of the month, Warren White will post them on norchester.org.
We signed two new contracts - one for mosquito protection and the other to install a chain link fence on the back part of our property where South Park is located. We had a wooden fence, but when the County made repairs to Cypress Creek, the fence was on their property so they tore it down. Because it was on their property, they did not have to rebuild it. A special tip of the hat to resident Pat Partin who told me about this several months ago. Chris Gill took the lead on getting this bid. We hope to have the fence in fairly quickly. Our hope is that some of the new neighborhood kids moving in might want to play over there, and they won't accidentally fall into the Creek. Thanks again, Pat.
Dave Richards gave a report on our financials. His one-page report has now been posted on norchester.org. He also reported that in January and February a total of 16 new families moved into our neighborhood. The investors did their job of rebuilding the homes, and now we have new families who have bought into this neighborhood. Welcome, New Norchester Neighbors.
The NMF also reported to the community that there are 27 homeowners who are delinquent and owe at least $1,000 in HOA fees. Last year there was a one-year amnesty due to all of the flooding. That amnesty ended on December 31, 2018. The NMF has approved turning those 27 accounts over to our attorney to begin legal action to get these dues collected.
Erica Herbert, our HSM Account Manager, gave a report on how they were going to go about enforcing our deed restrictions. The NMF board turned over a list of a number of homes who had flagrant violations. Now that it is spring, there are still homes for sale in Norchester, and it is important that we all do our part to make sure our neighborhood has "excellent curb appeal." The NMF board also stressed that all of the High Sierra courtesy letters made a tremendous difference in how our neighborhood looks right now.
All of our HOA documents have been recovered from various board members. Erica Herbert will be reviewing all of the boxes. There are many things that can be discarded. All of the important documents that have to be retained will be scanned electronically and saved.
Dan Erskins had received two new ACC applications. These applications are now being handled initially by HSM and then forwarded to the ACC for their approval. The HSM ACC form will be posted on the website very shortly.
Neighbors, all that I just listed took just over an hour. Had these been normal times, our meeting would have ended. However, these are not normal times, so the meeting lasted another hour to discuss how to move forward on the Norchester Clubhouse facility. Last month we signed a contract with Southwest Pool Management and the tennis pros. We are making $3,600 with the tennis pros, and hopefully we will be able to cut down on some of our expenses of pool management with Southwest Pool. That leaves the club house.
The 2019 NMF Board is working hard to come up with a plan to make the Norchester Club House come alive again. We want all residents to enjoy it and have access, but we also need to have it recover some of its expenses. The rentals are the key to the club house facility's survival. Here is an example. We had an aging sewer system. This past Saturday the pine tree roots finally won. We had to replace the entire line, trench under the house, and get the toilets up and flushing as quickly as possible because we had four paying rentals involved - if the toilets can't flush, the rentals fall through. The entire job cost $10,000. Now here is how the rentals came into play. The church that rents our facility, the teen group that rents our facility, and the tennis pros who rent our courts covered the $10,000 cost. It still was expensive, but there was almost a religious moment when a group of us met in the ladies room last night and watched the toilet flush!
The board is now working on coming with setting a rental fee schedule. It will be posted on norchester.org within the next week. We also need to hire some Norchester Neighbors to help book the rentals, market the club house, and be on site to open and close the club house when something is booked. Those job descriptions will be posted as well. Finally, the NMF board has come up with a list of repairs that have to be made to the club house so we can make it attractive enough to get our rentals up. A list of what we have to fix and repair will also be posted. Last night was the first step. Last year we were in the fight of our lives just to get Norchester to survive. This year our goal is to make prudent decisions out in the open for all to see and discuss as to how to keep the Norchester Club House the heart of our community.
We urge everyone to attend our meetings. All of the people who attended the meeting last night had an opportunity to offer their ideas and opinions, and all of us listened to each other very carefully and very thoughtfully. The 2019 Board takes its responsibilities very seriously. The entire board worked over the weekend to make sure that the plumbing was repaired as quickly as possible but that the job also was done well. Having an architect, a builder, and a pipeline expert on the board make a tremendous difference.
I will continue to update you on all that we are considering as we consider it. The April meeting date will be Wednesday, April 10th, the second Wednesday of the month. We had to change it because on April 17th, Harris County is holding a meeting at Cy-Creek High School on their plans to try to solve some of Norchester's drainage issues. We all need to be at that meeting.
This time last year we were still in the early stages of rebuilding Norchester. Because of the Norchester residents, a year later our homes are selling and our neighborhood is looking better and better every day. We are not out of the woods yet. We still have a long way to go, but we can do it. As I reminded David Jones last night, if we could get a major sewer line replaced and the toilets running in just 60 hours when the problem started on a Saturday evening, just imagine what we can accomplish if we have several weeks to work. It is such an honor and a privilege to live in such a wonderful community as Norchester. A warm welcome to all of our new neighbors, and a heartfelt thank you to all of the wonderful Norchester residents who are at times almost working around the clock to make sure Norchester will be a wonderful place to call home for the next 50 years.
Have a great day!
Cathy Dunn NMF President
February Board Meeting - What A Difference A Year Makes!
Notes from Feb. 20th, 2019 HOA Meeting
Neighbors, When the 2018 Board had its first meeting in February of 2018, there were five very confused board members who had no clue as to what was going on or happening. Thanks to the entire community of Norchester, by the end of the year, we had gotten a dues increase, replaced the management company, and signed a contract for the deputy constable. Norchester had survived. Last night the 2019 Board had its first meeting. The difference was incredible. We had three veterans on their second year, David Jones, one of last year's advisers, and Chris Gill came in fully prepared to get Norchester thriving. We had a really good meeting with a lot of laughter, but more importantly, adopted new strategies to get Norchester to thrive for the next 50 years. Here are just the highlights.
1. The contract deputy starts officially March 1st, but they are already starting to patrol, and we now have signs announcing to the world that Norchester is being patrolled by the Precinct 4 Constable!
2. This year when the pool opens it will be operated by a pool management company. This company will handle all repairs, chemicals, maintenance, and lifeguards. Norchester teens will be able to apply online for lifeguard positions. There will be much more information in the coming days on this issue. This is just a brief synopsis.
3. Norchester has signed a contract to bring tennis to Norchester in a big way. In addition to adult lessons, programs are being implemented to attract the youth of the community who want to play tennis. As part of the contract, there will be signs hung on the fence facing the shopping center, and on our fence on the tennis court facing Jones Road. There will also be a small bulletin board erected posting schedules etc. More information on this will follow shortly.
4. Contracts will be signed with several legacy groups, those folks who have rented our clubhouse for years. In the past, it was more of a handshake arrangement which, while good, made it difficult when board members or club managers left.
5. Dave Richards made a brief presentation on a way we may be able to save money down the road on our street lights. Due to the length of the meeting, he did not have time to go into detail on our financials for the month. That will follow, and we will have a detailed report next month.
6. We have a Norchester Hero. Susie Seivertson is stepping up to create The Norchester News. We have Norchester.org, and Nextdoor Norchester, but we need to be able to communicate important information to our neighbors who do not go online using paper and door-to-door delivery. The first edition will come out shortly.
Neighbors, these are just a few of the high points of last night's meeting. Our next meeting will be Wednesday, March 20th, due to Spring Break being the week before. We started something last night that I am going to call Happy Hour, although we cannot have alcohol. Susie came up with the idea of serving punch and cookies last night (have to raise our sugar levels before the meeting), and Neighbors could come in early and just visit and meet each other. So starting on March 20th, we are going to have a Norchester Happy Hour an hour before each board meeting. Neighbors, this year we are really going to have a real good time. More information to follow!
Cathy Dunn NMF President
New Trash
Service - Starts March of 2019
Neighbors, I have been getting emails and phone calls regarding our trash service. The NMF is not responsible for our trash pick-up; our MUD District is. However, I contacted Terry Dildy, who is on the MUD Board, yesterday evening and and here is the scoop. A new contract will become effective March 1, 2019 with Texas Pride Trash Service. For the homeowners, there will be little change. We get to keep back door service, Wed/Sat pickup, recycle pickup on Saturday, and large trash items will be picked up on BOTH Wednesdays and Saturdays. Terry also said they have a new fleet of trucks and they sought out more local recycling options to keep costs down. I had heard about Texas Pride as well, and they come highly recommended. A tip of the hat to the MUD District for really working hard to make a good deal to keep what we had and actually make it a little better. No more having to wait until Saturday to put out the worn out desk chair or retired mattresses will be such a blessing.
I attended the MUD District meeting in January and expressed concerns about some of our neighbors really needing to keep the backdoor trash pick-up, and we hoped that we could get the large trash items picked up at least once a week rather than once a month. They listened to the concerns of Norchester and negotiated on our behalf. I am not sure about the price of this service, but knowing the MUD Board, they got a good deal on it. They are planning to send out information with our water bills, but this will clear up any confusion until that information is available. Waste Management was going to an automated pick-up service where there would just be a driver. We will miss WM and their wonderful workers. We still have them for two more days, this Saturday and next Wednesday. We have a chance to say good-bye. If you have neighbors who do not go on Nextdoor, please just call them and let them know that thanks to the MUD, as far as trash service goes, life is good!
Cathy Dunn NMF President
Report on Executive Session Held Last Night 1/23/2019
Neighbors, I wanted to post this to all of you as soon as possible today to let you know about the Executive Session our new 2019 Board held last night. As all of you know, our Annual Meeting was held on Monday evening, January 14th. It was quite lively. When it was over, it was just too late to try to choose new officers and select a date and time for the 2019 Board meetings. Trying to get eight people to all have the same evening available is quite a challenge. The only decision that was made on January 14th was that the first evening we we could all be available was Wednesday evening, January 23rd, at 7 p.m.
The following people were in attendance:
- Cathy Dunn - Returning board member
- Dan Erskins - Returning board member
- Patsy Chin - Returning board member
- Chris Gill - New board member
- David Jones - New board member
- Erica Herbert - High Sierra Account Manager
- Dave Richards - Finance Committee
- Warren White - Finance Committee
The first order of business was to elect the officer for the 2019 Board. Here are the results:
- Cathy Dunn – President
- David Jones - Vice President
- Dan Erskins - Secretary
- Patsy Chin - Treasurer
- Chris Gill - Director at Large
The 2019 board then agreed that the monthly board meetings will be held on the second Wednesday of each month at 7:30 p.m. in the Norchester Club House. As always, there will be a 72-hour meeting notice and agenda posted on Nextdoor Norchester and norchester.org. We will also put the day, date, and time on the marquee in front of the club house as the beginning of each month. We really want our homeowners to be able to attend the meetings to understand and ask questions regarding all that is going on.
The club facilities will be a major focus of the February meeting. When the summer season ended, Patti Turner resigned and her position was not filled because, until we knew what our finances would be, we could not determine what to do next. Because our dues amendments passed in Sections 1, 2, and 3, and NS dues were also able to be raised, we can now begin to plan for the future. Folks, it really is all about the money. The lesson we learned this past year was that we must plan carefully to make sure that our revenues always exceed our expenses.
Our meeting encompassed the review of all of the financial operations and needed repairs to get our outdoor area in compliance with safety regulations which were passed by Harris County last year. The 2019 board made a number of requests to Erica Herbert regarding information that they would need to discuss, explain, and make good decisions for all of Norchester regarding our club house facilities. As usual, time is of the essence. Our Norchester Dolphin swim team begins practice on April 9th. We must have all in place so that all of our children in Norchester can have an opportunity to be a Dolphin this summer. Please mark your calendar and plan to attend the February 13th meeting.
Cathy Dunn NMF President
NORCHESTER MAINTENANCE FUND, INC.
Board of Directors Meeting
Wednesday, February 20, 2019
Norchester Clubhouse
13439 Jones Road
Houston, Texas 777070
7:30 p.m.
MEETING AGENDA
1. Establish Quorum and Call Meeting to Order
2. Constable Report
3. Contracts – Pool, Mosquito, Tennis
4. Legacy Rentals – What Made Norchester Great!
a. Northwest Christian Church
b. Young Life
c. Elections
d. Norchester Garden Club
5. Dolphins Swim Team
6. Financial Reports
7. CD Investments
8. HOA Documents
9. ACC Report
10. Other
11. Homeowner Forum
Adjourn
NOTICE - Posted 01/07/2019
Important Information related to Norchester South and the Annual Meeting of Members on Jan. 14, 2019 (@ 7:00 PM) at the Norchester Clubhouse.
The handout posted below will be distributed to all Norchester South residents in the next few days. Please carefully read the handout and plan to attend the meeting to express your views. You can download a pdf copy of this handout -CLICK HERE
A copy of this notice and ballot form can be downloaded by clicking on DOWNLOAD.
Summary of 2018
Neighbors, we made it! Because of all of you, Norchester is going to thrive for the next 50 years.
The Dues Amendments have passed in Sections 1, 2, and 3. (For a summary of results - GoTo) We will now be able to have our revenues exceed our expenses. Effective January 1, 2019, our dues for Sections 1, 2, and 3, will be increased to $500 payable in two installments for homes, and $250 for undeveloped lots. At the Tuesday, December 11, 2018, board meeting, the NMF Board approved a motion to increase the dues in Norchester South to $412 effective January 1, 2019 as that is permitted under their governing documents.
A Constable Contract will be in place as early as February 1, 2019 or on March 1, 2019. We are waiting for a ruling in Commissioner’s Court in January. Norchester will then have 24/7 constable service when we need them, and an on-site constable whose hours are still to be determined.
Our new management company is High Sierra Management Company. Associa/PMG was terminated effective November 30, 2018. There will be more information to follow. In the next week, you should be receiving your dues statement in the mail.
We will end the year in the black rather than in the red. We now know our true financial situation. We are financially solvent and stable. Our new management company financial reports have been approved by Dave Richards. Basically we will be looking at our cash as it really is, not what we just hope it is.
New families are moving in the neighborhood. There are so many beautiful children playing in the yards, waiting for the bus, and calling Norchester home.
2019 is going to still bring challenges. However, we can meet these challenges because of all of you. Norchester is a wonderful place to call home for the next 50 years!
Merry Christmas and Happy New Year! The best is yet to come.
Cathy Dunn, NMF President
Subject: Change of management companies
Note: To the right of this description, related to changing management companies, are the Minutes of a Special Executive Session that our Board held last Tuesday evening, September 25, 2018.
Neighbors,
Last week, the NMF Board of Directors met to solve a very serious problem we have had this year, regarding our management company (Associa/PMG). Partly because of Harvey, our subdivision had unique issues going into 2018. We had 410 homes flood (more than half of our neighborhood). We were in the midst of a contest to survive. When the new Board came into being in late January, we quickly realized we had some very serious financial issues to deal with. One was associated with late payment of HOA dues. By April, we had 163 homeowners who were behind in their dues. This was an unusual situation for Norchester. Many of these were struggling to rebuild their homes. The board made the decision to try to collect the late dues; and at the same time accommodate our homeowners to the extent practical. This is when we discovered Associa/PMG was billing an extra $20/month as “hard charges” to all homeowners who did not pay their dues by January 31st. After much negotiation, we were able to get some of those hard charges waived. As part of a quid pro quo, I took over dues collection. (Associa/PMG could have been a very good fit for an HOA who was in good financial shape and had not been a Harvey subdivision. They were just not equipped to help us in the way we needed. )
After a number of emails, phone calls, and meetings with Associa, the NMF Board made the decision that we needed to replace Associa/PMG. This decision was not made casually. Also, it was important that we make the change by December 1st. This would provide time for our new management company to do the dues mailing in December for 2019 fees, as well as the ballot for the January NMF Annual meeting. The Board and its advisors also decided that in order for us to have a smooth transition, we needed to get a new management company in place at the same time we gave our 60-day notice to Associa/PMG. I will be honest that I do not know what I do not know when it comes to moving from one management company to another. It was important to get the new management company who would know what questions to ask and would help with the transition from the moment Associa/PMG was notified.
Dave Richards, Warren White, and I interviewed three management companies. Because I had been working with Associa/PMG since January, I feel that I knew what to look for in a new management company. First of all, we would not even interview a company with “hard charges.” We wanted a management company that had excellent references in this part of Houston. We wanted a management company that would work with us and for us. We also needed to get a company that could help us get our dues amendment passed and start helping us with our deed restrictions. It has been over a year since Harvey hit, and it is time to go back to making sure our restrictions are being followed for the good of the entire neighborhood.
The good news is that we had three excellent candidates from which to choose. After Dave, Warren, and I met with the three companies, Dave and Warren did an analysis of the three choices. Because we could not wait until mid-October to end our relationship with Associa, we called an Executive Session of the Board. Dave, Warren, and I presented our findings to the Board in order to have everything in place for 2019 on December 1st. Therefore, effective, today, October 1, 2018, we have given Associa/PMG 60 days’ notice to terminate our contract with them on December 1, 2018. Also today, October 1, 2018, we have signed a one-year contract with High Sierra Management, Inc. High Sierra also manages Prestonwood Forest which is very much like Norchester including Harvey damage. You can find information about High Sierra by going to http://www.highsierramanagement.com/.
Our next board meeting will be Tuesday, October 16. We will be happy to answer all questions regarding our decision.
Minutes of Special Executive Session Meeting
Norchester Maintenance Fund Board of Directors
Tuesday, September 25, 2018 – 7:00 p.m.
Norchester Activity Center
Attending:
Board Members – Cathy Dunn, Kimberly Smith, Dan Erskins, Patsy Chin, Jana Rivera
Finance Advisory – Dave Richards, Warren White
A special, emergency Executive Session of the NMF Board was called by Cathy Dunn on Tuesday, September 25, 2018 for the sole purpose of determining what to do regarding the contract with Associa/PMG.
On Wednesday, September 22, 2018, Cathy Dunn and Dave Richards had met with Veronica LeBlanc at the Associa office to discuss issues regarding Associa billing. At the end of the 2-hour meeting, Cathy Dunn asked Veronica LeBlanc if there would be any problem with the NMF exercising its option to terminate the Associa contract with sixty days’ notice. Ms. LeBlanc said that the NMF had that legal right.
The NMF had negotiated an Addendum to the Associa contract which would freeze hard charges until January 1, 2019. After that, the hard charges would be back in place. After the meeting on Sept. 22nd, it was clear that the accounting issues would probably never be resolved to our satisfaction. Further, we had no community manager for the next two months during a very critical time, as we try to get our dues amendment approved. (Our PMG representative is out on maternity leave until December.) Under the circumstances, we concluded that we needed to get another management company on board in time to send out our dues assessment, and our letter and ballot for the NMF annual meeting in January. Time was of the essence.
Dave Richards, Warren White, and Cathy Dunn interviewed three management companies. Each had strengths and weaknesses, which were reviewed with the Board. In order to make sure that a transition from Associa to the new management company would go smoothly, the Board voted on the following actions.
1. Effective October 1, 2018, Associa would be given its 60-day notice of termination of the contract.
2. Effective October 1, 2018, NMF would enter into a one-year contract with High Sierra Management Company. There would be a 60-day overlap to ensure a smooth transition from Associa to High Sierra.
Each action was approved unanimously. With these two actions, the NMF will legally sever itself from Associa before more hard charges can be added on, and the 2019 Dues Assessments and the notice and ballot for the 2019 annual meeting will be done on a timely basis.
Cathy Dunn
NORCHESTER MAINTENANCE FUND, INC. (Posted 9/14/2018)
Board of Directors Meeting
Tuesday, September, 2018 - 7:30 p.m. - Norchester Clubhouse
13439 Jones Road, Houston, Texas 777070
MEETING AGENDA
1. Establish Quorum and Call Meeting to Order
2. Approval of Minutes of August Board Meeting
3. Report on Debt Collection – Cathy Dunn
4. Financial Status – Dave Richards
5. Treasurer’s Report – Patsy Chin
6. Architectural Control Committee – Dan Erskins
7. Update on Dues Amendment Preparation – Cathy Dunn
8. Report on Norchester Community Center – Cathy Dunn
9. Helping Hands, Third Thursday - Kimberly Smith
10. Street Addresses – Kimberly Smith
11. Other
12. Homeowner Forum
13. Next Meeting – Tuesday, October 23, 2018 (4th Tuesday of October)
14. Adjournment
Posted 9/10/2018
Yesterday was the beginning of putting Norchester’s House back in order and setting things up for the next 50 years. Although Harvey tried to take out our subdivision, destroying 410 out of 737 homes, the result of the flooding actually shed light on what we can now call “a perfect financial storm” that is coming upon us. Had the current Board not assessed the financial condition our HOA was in, it would have sent our HOA into bankruptcy over the next one to three years or even sooner if we have necessary but unforeseen expenses.
The primary reason of this financial storm started in 1975 when a “Hard Cap” was set on our HOA Dues. As individuals we cannot set a hard cap on our personal cost of living because that is controlled by our economy. Unfortunately, for whatever reason, the future of our beautiful subdivision was not considered when the Dues cap was set. Nor were provisions made for the Board to increase the HOA dues incrementally over these past 40+ years. Without these past needed increases the HOA couldn’t keep up with the rising cost of subdivision upkeep. If a farmer chooses to eat all of his seed corn, he will starve in the future. Could you survive today on what you were making in 1975? Would you try to go through life without having some reserve money stored up if at all possible?
Why this was not recognized or addressed in the past does not really matter at this point. Our collective lack of involvement steered us to this predicament. The problem is now ours to resolve.
To start a path of correction of this and other problems, a meeting of homeowners was held on Sunday, September 9, 2018, with our HOA Attorney, Mr. Cliff Davis, a specialist in HOA law for seventeen years, with the firm of Roberts, Markel, Weinberg, Butler, and Hailey, Houston, TX. In summary we have the following legal issues to be addressed:
- Norchester consists of four (4) individual Sections, each having its own set of Deed Restrictions. Originally, Norchester had three (3) Sections that were never merged into one section. These Deed Restrictions are very similar but outdated and woefully inadequate.
- When Norchester South was merged with Norchester, the Norchester South Deed Restrictions remained separate as well. Their documents are more updated than the original three Norchester Sections 1-3, but are now also in need of updating.
- Therefore, legally, Norchester consists of four distinct
sections, each section having its own set of Deed Restrictions. The four sets need to be merged and updated into one.
In view of our financial problems, the Board has decided to address the problems in two steps.
Step One is to raise our dues to $700 annually immediately. This can be done by passing a Dues Amendment for each of the four Sections’ Deed Restrictions. Each section must vote on its own amendment. The language in this document pertaining to the actual dues increase is very close to what the Street Folks (residents committee) agreed to when they met to approve deed restrictions in May. The mistake that was made originally relates to the dues cap. There was no allowance built in for inflation. The concern of current homeowners is a 5-member board raising the dues each year on its own. Another change of the proposed language ensures that the Board must obtain some type of homeowner oversight and approval for major financial expenditures. The language in the Dues Amendment provides that. The homeowners can either approve or reject a dues increase with their vote at a Board meeting. The board will have to justify to the homeowners the need for such an increase. The proposed Dues Amendment can be accomplished with a simple majority vote (50% + 1) in Norchester Sections 1-3. Norchester South (Section 4) requires a 2/3rd vote (66.7%). However, Norchester South’s dues can be raised 10% annually by a vote of the Board of Directors. Our goal is to accomplish Step One by yearend 2018.
Step Two will be to completely rewrite the Deed Restriction to cover all four Sections which will merge all four Sections into one unified Subdivision. Our attorney has suggested that we form a committee, the Street Folks, and create our own “Norchester Constitution.” We the People get together at the Club House as we did in May and review Norchester South’s Deed Restrictions as a starting point. We determine what we like, what we want to keep, what we need to improve. We do not have to write the document ourselves. We can give a list of what we want added to our attorney, and he can create the document quickly. The board has hired a law firm that specializes in HOA law. Once we have that draft document, we can again meet, review the document again, and then vote. This has to be done as soon as possible so we can ensure we do not have nail salons opening in our neighborhood, big rig trucks parked on the streets, and cars parked on the grass in front yards. It is our neighborhood. We can create what will make Norchester the Jewel of the NW again. We can “set it in stone” for the next 50 years. We can learn from our past and ensure that our Future is safe and a single legal entity with enforceable Deed Restrictions that are understandable and agreed to by a majority of our homeowners.
When we, Norchester Neighbors, work together to complete these two steps, we will:
• Ensure the future viability and financial stability of the Norchester HOA and our amenities, resulting in sustained property values.
• Result in a competitive cost for HOA membership for home owners when compared with other subdivisions, making Norchester a desirable place for those wanting our amenities.
• Allow for increases in annual HOA assessments after two years and then only as much as the underlying costs from the various vendors providing NMF services, but not more than five percent (5%) per annum. This increase must also be approved by a majority vote of a quorum at the annual HOA meeting.
• Allow dues to be paid in three (3) installments-forty percent (40%) by January 31, thirty percent (30%) by March 31 and May 31. Also, a five percent (5%) discount is offered if paid in full by January 31.
• Vacant Lots will be assessed at fifty percent (50%) of the improved (with a dwelling) assessment.
• Eliminate the need for pool use fees
This morning the Board instructed our attorney to begin working to create the Dues Amendment documents for all four sections. A sample Dues Amendment is available on the NMF Documents Page (GoTo). While the title is Section One, the basic amendment language will be the same for all four sections in order to save attorney’s fees.
Also posted on the website is the slide presentation that Dave Richards presented regarding our finances yesterday at the meeting(GoTo). Our attorney commented at the meeting that he had attended a number of such meetings in his 17 years as an HOA attorney where boards wanted the homeowners to approve a dues increase, but this was the first time he had ever seen a financial presentation that so graphically explained why the increase was necessary.
Neighbors, Harvey devastated Norchester but it united us in an amazing way. All of us who have stayed, or have recently bought into this community, love Norchester. We are not just a 5-member board anymore trying to figure out what is going on and what to do about it. We have become an Army of Volunteers all committed to doing what we have to do to get Norchester’s house in order for the future. So many young families with young children are moving into Norchester with the same hopes and dreams that all of us had whether we came 50 years or five years ago. As I told folks in the meeting yesterday, this is all about the children. We are all working so hard for the children! Norchester will be a wonderful place to call home again for all of the children of the Future if we just get it right now. We will remain Norchester Strong!
Neighbors: We Need Information About You
Starting the week of Aug. 27th, we will be going through the neighborhood knocking on every door, handing out a one page flyer (see below) about an important homeowners meeting on Sunday, Sept. 9th, at the Clubhouse; and asking questions to update our Resident and/or Owner information list. We have had many changes in Norchester over the last twelve months, and it is important for us to be up to date on who our Residents and Owners are today.
The basic information we need to know is:
• The name of the primary Resident.
• Is the Resident the Owner?
• If the Resident is not the Owner, what is the name of the Owner?
• If the Resident is not the Owner, we need the address of the Owner.
• Any additional information you wish to share i.e., email, phone, etc. is optional and is your choice.
(posted 8/28/2018)
This information is for the Norchester Maintenance Fund, Inc. The NMF is a non-profit entity, and correct information about Residents and Owners is necessary for the NMF to remain a viable entity. Knocking on your door are your neighbors volunteering to help Norchester. Please accept them as your neighbor, working for the benefit of all of us. If you are uncomfortable providing the information to your neighbor, please tell them your personal concern, and then call Cathy Dunn to provide her the information. Cathy Dunn is the NMF President, and her number is 713-857-1993. (Or refer to the Note below on how to submit your information from our Survey Form.)
This information is extremely important for Norchester. Please help us get up to date.
NOTE: This information can also be submitted by filling in the Form on the Survey Form page. GoTo Survey Form
NORCHESTER COMMUNITY MEETING
(Posted 8/28/2018)
Bringing Norchester Together for 50 More Years
We are approaching the 50th anniversary of the founding of Norchester. As with most entities, continuing renewal is key to remaining vital. The current NMF Board of Directors has been charged with the task of assuring that Norchester will be a wonderful place for the next 50 years. The Board’s approach has been to encourage the active involvement of the residents of Norchester – in creating and approving the steps necessary to attain that goal.
As part of that continuing process, on Sunday, Sept. 9, 2018, at 2:00PM, all Norchester residents are invited to a meeting at the Clubhouse
for open discussions concerning several topics. The meeting is expected to last 2-3 hours. The main items for the meeting:
1) Our current Restrictions permit passing an amendment to allow the increase of maintenance fees to a level adequate for the future of Norchester. David Jones (a Norchester homeowner) will make a short presentation about what needs to be done, and how it needs to be done.
2) We will have a lawyer, experienced in HOA operations and law, present to answer questions from the homeowners.
3) Many in the community feel that increased security, via a contract with the Constable’s office is important. Benefits and costs will be discussed.
4) This meeting is for the homeowners; for discussions, for questions and answers, and to hear feedback. There are no items that will be voted on other than maybe to poll a general opinion from the homeowners. This is not a meeting of the Board of Directors, although most of them will be there to listen to the homeowners’ thoughts, opinions, and suggestions. This is a meeting of the Norchester Community.
Come, bring a neighbor, become a part of the voice of Norchester. We need your participation.
Brief Report on Tuesday Night Board Meeting
(Meeting on 8/21/2018 - posted 8/22/2018)
New Board Member
– Jana Rivera has joined our Board to fill the Director at Large position until the next Board members election in January of 2019. We look forward to her help as we continue to tackle the needs of Norchester in the coming months. A brief resume for Jana is in the column on the right.
SAVE The DATE
– September 9th 2:00 p.m. Norchester Activity Center – Special Dues Amendment Community Meeting. It is important for as many homeowners as possible to come and hear how we get Norchester up and thriving. We will have a draft of an amendment to the existing governing documents, which would allow the NMF to raise the homeowner fees. What we need is feedback from homeowners regarding the language in the amendment. NOTE – this is not a meeting to vote on an amendment – we are not at that stage yet. David Jones will make a presentation about the needs of Norchester, and how we will address those needs. We will have a lawyer at the meeting, experienced in HOA law and requirements, to help explain the draft amendment and answer questions from the homeowners. We need to approve this amendment, to the restrictions, for each of the 4 sections of Norchester, before we try to homogenize the restrictions covering all four sections of Norchester.
New Architectural Control Committee
Temporary Procedures. Glenn Land has retired after many years of dedicated service on the ACC. Carmi Sullivan is our new ACC member. For the next 30 days, while new policies and procedures are being created by the board and the ACC to meet the needs of our homeowners “in-house,” please just submit all applications to: Cathy Dunn, President, and I will make certain they get to the ACC in a timely fashion. The ACC form can be downloaded from the ACC Form page (GoTo). The form can be mailed to the address at the bottom of the form, or an emailed copy of the form can be sent to the email address at the bottom of the form.
Financial information and Approved July Meeting Minutes now on Norchester.org. All up to date financial information is posted on the Budget 2018 page. (Thanks to Dave and Patsy.)
My thanks to all of you who took the time to attend last night.
Cathy Dunn
President, NMF, Inc.
Jana Rivera (New NMF Board Member)
I am excited to fill the open position for the next few months and lend any assistance to the current board that has been instrumental in bringing our neighborhood together over the past year. My family loves Norchester and a chance to be more involved is very appealing to me. Also, with the improvements we have seen over the past months, I find it disconcerting to think of an open board position for any length of time.
My husband and I moved to Norchester four years ago with our son (now 7 yrs) and daughter (now 12 yrs). We knew we wanted to live in Norchester and looked at five different houses before finding the “one” we love on Glenway. I worked for Compaq/HP for 18 years so I was very familiar with this area. While at Compaq/HP, I was a software engineer and then an engineering project manager. I have recently switched to a new company to be their mobile software project director. I am blessed to be able to work from home at least half the time which affords me the ability to be with my children when they are not in school and be involved in extracurricular activities with them. It is also allowing me to watch over our home which is still in the rebuild from Harvey flooding.
After being impacted by Harvey and feeling the direct effect of our wonderful neighborhood coming together the way we all did, I am honored to be considered to temporarily fill the open board position. We could not have made it through such a difficult time without the beautiful way our neighbors helped us physically and emotionally. Norchester is a wonderful community that will continue to thrive.
Report on Tuesday Night Board Meeting
(Meeting on 7/17/2018 - posted 7/19/2018)
36 homeowners attended the meeting on Tuesday night. The best news is that there were a number of new faces at the meeting. There was a true spirit of cooperation as the homeowners gave advice and volunteered to help bring back Norchester from the devastation of Hurricane Harvey.
Debt Collection – The July 17th Debt Collection Report is posted under Budget 2018 (GoTo). As of July 17, 2018, $42,718.88 in dues has been collected by the NMF (not through Associa). Approximately 90 homeowners are still delinquent. A second letter has been sent to the homeowners requesting immediate payment. For those homeowners who do not respond and pay by August 8, 2018, further action will be taken against those homeowners. In order for Norchester to remain viable, all homeowners must pay their dues.
Dave Richards gave a report on the June financials that were provided by Associa. They are now posted on the website on the page Budget 2018 (GoTo). The good news is that we are under budget, and Associa is now getting the financials to us as promised. We now have confidence in our numbers!
Bylaws and Deed Restrictions – The new Bylaws have been approved by our attorney. Because of the age of our subdivision and all of the different sections, more work is required to make certain that our deed restrictions comply fully with Texas laws. Our dues increase is contained in those deed restrictions. We do not have several months for this work to be
completed. We need to have a decision regarding dues by October of this year in order to budget for next year to make certain our neighborhood survives and does not go into default. The good news is that our attorney is now working on an Amendment to the deed restrictions regarding the dues. He has assured me that this Amendment will be legal. We still need to have 67% of our homeowners vote “yes” to this amendment. As soon as we receive this draft Amendment, we will post it on the website, hold town hall meetings, and together as a community get the 67% homeowner approval needed. More information will follow as soon as we have it.
Tennis Fees – The new tennis season is getting ready to start. The Board approved the following fee schedule: Non-Resident Membership - $240. Fall Season 2018 - $100 per match per team. Spring Season 2019 - $100 per match per team. Match fees are due the day the match is played. $5 drop-in fee for non-residents who play on Wednesday nights.
Pool hour changes: After the Family Night on August 1, pool hours will be 1:00 p.m. to 7:30 p.m. For the last two weeks of August, pool will only be open on the weekends. The last day for this year’s pool season is Labor Day, September 3rd.
Norchester is beginning to thrive. We now have a definite path for getting our dues raised and ensuring that Norchester will remain a wonderful place to call home for the next 50 years!
Cathy Dunn
Summary of main topics at June 19th, 2018 Board Meeting (the draft minutes are posted HERE). - posted 6/21/2108
1. We have renegotiated our contract with Associa/PMG in order to implement savings to the Norchester Maintenance Fund (NMF) and to benefit many of the Homeowners delinquent in paying the 2018 HOA fees. The Board members, and supporting Committees, will perform many of the tasks previously done by PMG. We will save $7,600 over the next twelve months in services fees from PMG, and we will eliminate about $9,000 in delinquent payment charges to the NMF. In exchange, we extended the PMG contract until May 31, 2019. PMG has also agreed to waive any additional delinquent fee charges for any other 2018’s assessment bill if paid by December 31, 2018, in recognition of the many homeowners’ difficulties resulting from Harvey flooding.
2. Debt Collection - Homeowners who are delinquent in their HOA dues are slowly sending their past due HOA dues in (mailed to Cathy Dunn). Collections are almost up to $40,000. A second letter will be sent to all homeowners who are still delinquent asking for payment. When taking over this collection process, we discovered that delinquent homeowners were being charged a $20/mo “monthly collection fee” by PMG, which is cumulative, plus 18% interest on the outstanding balance. This was in accordance with the contract between NMF and PMG signed 4/1/2016.
3. More Good News – A new Irrigation contract was signed in order to repair and update Norchester’s very old sprinkler system. After getting three bids, Price Wagner Services was awarded the contract. Part of the repairs may be reimbursed by Precinct 4 because of damage done to our system by the road repair after Harvey. A special thank you and tip of the hat to Kathy Reagle for getting the third bid that was needed to complete the process. In addition, PWS will give a warranty on their repairs because they have also been awarded the new landscaping contract. Noack Landscaping’s contract in our subdivision will end on June 30th.Here are some important details. Noack’s yearly bill was $38,784 or $3,232 a month. PWS is $31,400 or $2,617 per month. This represents a savings of $615 a month or $7,385 for the next year.
4. Thanks to all who came to the meeting Tuesday night. It was a lively and interesting discussion. If you have any questions, just feel free to contact me.
(Posted 6/4/2018)
1st Topic – Draft Bylaws and Deed Restriction Documents have been sent to attorney for review!
Folks, I am happy to report democracy is alive and well in Norchester. After three years of writing, rewriting, and rewriting some more AND four Tuesday evenings of listening, discussing, a little bit of yelling, agreeing, voting, and a whole lot of hugging, volunteers from most of the streets of Norchester have created and voted upon draft bylaws and deed restrictions that have now been sent to our attorney for review, revision, and final blessing. We cannot propose documents until we make sure they are legal. None of us look great in orange jumpsuits.
Draft Bylaws 5-29-2018 are posted on this website. No changes were made Tuesday night (May 29th) to the Bylaws. What is on the website is what is with our attorney.
Draft 5-29-2018 Deed Restrictions are posted on this website as well. Three additions were made Tuesday night. They are as follows:
Section 5.4 – A sentence was added mid-way through the paragraph on Annual Assessments. The addition is in red.
(Addition #1) … Deed Restrictions for the first two years.
Vacant lots, without residential structures, shall have assessments at the rate of fifty percent (50%) of the annual assessment or $350.00 for the year in which the $700.00 annual assessments commence.
(Addition #2) A final sentence was added at the end of 5.4. Any additional assessment increase shall be presented at the annual budget meeting and requires a quorum vote for approval.
(Addition #3) Section 5.5 – A sentence was added to the end of this paragraph. Homeowners who pay the entire assessment by January 31st of any year shall receive a five percent (5%) discount.
Folks, there you have it. We are now waiting for our attorney. I have encouraged him to try to get this review finished in time for our June 19th Board Meeting. There still may be a few changes (no orange jumpsuits) that may need to be made. If there are, we will explain them (God willing) at the June 19th meeting. Then, We the People can do a whole lot of thinking, discussing, figuring things out, and finally voting “yes” to these two documents. A YES VOTE means Norchester survives and thrives for the next 50 years! Now that’s a lovely thought!
