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2017 Annual Meeting – Monday, Feb. 13, 7:00 PM – Comsewogue Public Library
Sterling Woods Newsletter Volume 15 #2-3 April 2017
After Holiday Party On Sunday, January 15, many residents of Sterling Woods enjoyed the festive holiday lunch at Amici’s
Restaurant marking the 15th anniversary of Sterling Woods. The highlight of the event was listening to Joe Cumia
(#55) serenade us with a wonderful selection of songs. Joe is the president of Brother Joe Entertainment, Inc. He
promotes, manages and maintains the smooth operation of two successful, full time tribute bands. "2U - The
Worlds 2nd Best U2 Show" and "Almost Journey-The Journey Tribute Show", as well as performing as "The
Solo Joe Acoustic Show.”
Sterling Woods Newsletter page 2
Call Camco The best way to insure a proper response to a question or problem 631 476-2100
Annual Meeting The Board of Managers would like to thank forty-one residents who came to the Annual Meeting on Monday,
February 13, at the Comsewogue Public Library. Coffee, tea, hot chocolate, cookies and cake were available
while owners socialized a bit before the meeting started. During this time, a PowerPoint slideshow, Sterling
Woods through the Years, was on display on the big screen. Again, Diane Venturini baked her extra special crumb
cake for the coffee social that preceded the meeting.
Our quorum, which requires that thirty-one homes be represented, was satisfied with the representation of
thirty-seven units either by the presence of the owner or by proxy. After enjoying the coffee and cake, the meeting
began with the reelection of Jeff Napoleon to the Board of Managers. Immediately following the election, the
Board announced that they decided to continue the following positions: Rich Ciotta – President, Jeff Napoleon –
Vice President/Treasurer, and Pat Hanham – Secretary. Rich Ciotta announced that our Annual Financial Report,
prepared by our certified public accountants, Berger, Macdonald and Rand LLP, would be mailed to all
homeowners within the week. The presentations by our three guest speakers, Robert Minizzoi, Mickey Romeo,
and Rich Heyder were quite lively and well-received by the audience.
SCENES FROM THE 2017 ANNUAL MEETING
Mr. Minizzoi, Operations Manager at General Security, explained the differences between the three types
monitors that are located in each unit and advised that, ‘if you do not know if it is time to replace the battery in
the detector, then it is time to replace it.” In addition to answering the many questions about the fire alarm system
and the Fire Apparatus Control Panel (FACP closet), he stressed that the Town of Brookhaven requires that every
unit be inspected by General Security once each year (between 9 AM and 4 PM) to make sure that the devices
are working. He also explained that if the control unit in the FACP closet is beeping, you may turn it off by
entering 1 2 3 4 on the panel, but this does not reset it. Therefore, in addition to shutting off the beeping, you must
call Camco Management at 476-2100 and report the malfunction.
Mr. Romeo from Industrial Coverage (Sterling Woods new insurance agency) explained how Sterling Woods’
policy dovetails with your individual condominium owner’s policy (an HO6 policy). Since, in case of fire, Sterling
Wood’s insurance covers restoring the units to the basic construction provided by the builder and does not include
any of the upgrades. Therefore, you will have to have additional insurance covering any improvements and
Sterling Woods Newsletter page 3
Call Camco The best way to insure a proper response to a question or problem 631 476-2100
betterments that you may have made. For example, many of you had the builder install hardwood floors or
upgraded kitchen cabinets, but these original improvements are not covered by Sterling Woods’ policy and also
not by your HO6 policy unless you made sure that your insurance agent included them. Likewise, new remodeled
kitchens or bathrooms and upgraded appliances are not covered by your HO6 policy unless you increased your
coverage to include these items. Mr. Romeo also suggested that you have your own general liability and umbrella
policies.
Rich Heyder, owner of AllTech Services (631 698–7298), discussed the comprehensive service contract that
his firm offers and the annual HVAC (heating, ventilation and air conditioning) system check that is included. He
explained what the contract does and does not cover. In replying to some home owners’ questions about the
HVAC system, Mr. Heyder stated that booster fans used to increase the heating or cooling of the second floors
will not work as expected on the system that the builder installed in our units. Several of our owners use AllTech
and are very satisfied with his service and the cost of the contract.
Why we did that … If you thought the streetlight by unit 16 looked
different than the others, you are right.
We were having problems with the light and, for
not much more money than it would take to fix it, we
were able to convert it to use LED (Light Emitting
Diode) bulbs.
A recent article in Newsday reported that many
Long Island towns and municipalities are converting
their streetlights to LEDs because they “…consume
less electricity, last longer and cause less harm to the
environment than traditional bulbs…”. The estimated
life of LED streetlight bulbs is 40,000 hours. Towns
that have already converted report low maintenance
costs and dramatic savings.
We have fourteen streetlights on Gettysburg Drive
and it is the board’s hope to eventually convert all of
them to LEDs.
Common Charges At our last Budget Meeting two questions were
raised concerning the budget. They are legitimate
questions which the Board attempted to answer on the
spot but thought it would be a good idea to address
them in a more comprehensive way here.
The first asks why our common charges aren’t
much less than some other communities since we have
no amenities.
The second asks why our landscaping budget is as
high as it is, consisting of 20% of our total operating
budget.
The answer to the first question involves many
factors including:
• We are a small community of only 61 units. This
has some advantages but also some disadvantages.
Because we are so small, every expense is shared
by only 61 homes.
• While we have no clubhouse or pool, in a very real
sense our serene, park-like setting with our
commons area IS our amenity. Support for this idea
was strongly delivered by our homeowners in our
survey of a few years ago where beautification and
plantings with “more color” were preferred over
amenities. And the board has tried to follow
through on that concept.
• When comparing our community with others, we
must look at the total financial cost to live in the
community. For over ten years now our common
charges have been the homeowners’ full financial
obligation to the community. In most other
communities that we know of, that is not the case.
o Many larger communities actually were built in
sections and have both a condominium board
for their section and a homeowner’s association
for the larger common grounds. Both boards
collect common charges for the services they
provide.
o The services provided as part of the common
charges are not the same as those provided by
Sterling Woods. Home owners in many
communities are responsible for some aspects
of landscaping and irrigation around their unit,
snow removal for driveways and walkways,
and some maintenance as separate charges.
o In addition, their common charges may not
include their water bills, multiple trimmings,
dryer duct cleaning, power washing of
buildings, etc.
Sterling Woods Newsletter page 4
Call Camco The best way to insure a proper response to a question or problem 631 476-2100
o Not all communities have to pay a separate
sewage disposal charge like we do, since they
have town or county sewer systems.
o Because of our regular and continuous pursuit
of tax challenges on behalf of our homeowners,
the real estate taxes we pay are among the
lowest of any community we know.
o Some communities do not budget sufficiently
for reserve funds or have any reserve fund at
all. We budget 10% of our operating budget for
reserves which is actually not an expense but,
rather, a savings against future expenses. This
is part of the common charges.
o And, finally, many communities we know of
have frequent special assessments to balance
their budgets or to handle specific repairs,
improvements or projects. These special
assessments are very common, sometimes
occur more than once a year, and are in addition
to the regular common charges. We have
managed to avoid special assessments for over
ten years in a row.
The answer to the second question also involves
several factors.
• As mentioned above, the homeowners in our
survey of several years ago, clearly expressed a
preference for beautification, plantings and color
over amenities. The desire for enhancing our
serene, park-like setting was very strong and we
have followed through on that theme.
• We have a large amount of land relative to the
number of units.
o We have a large central open area with trees
and a pond.
o We have plantings, trees and landscaping in
front of every unit.
o We have plantings at the entrance, on the
berms, and in planting beds throughout the
community.
o In addition, we have a large number and variety
of trees throughout the community as well as in
our natural wooded buffer on three sides of the
property.
1 An exclusive-use part of the common area is an area
that is reserved for the sole use by the unit residents
but is owned by the association.
This is much more area and landscaping per
property size and per unit than any other community
we know. All of it requires care and attention to keep
it neat and attractive and to keep the community from
getting an unkempt, old overgrown look.
The number one fiscal responsibility of the Board
of Managers is to protect and grow the value of our
homes and the community as much as possible and this
is how we attempt to do it.
We have often stated that it is important to compare
“apples to apples” but over the years we have found
that there is actually no such comparison – each
community is different and unique.
The Board Dictates As has been mentioned in previous issues of the
newsletter and at our community meetings, if an owner
wants to make a change to part of the common area or
to their exclusive-use part of the common area,1 the
Board must approve the plans first and has the absolute
right to dictate who can or cannot do the work. The
purpose, of course, is to ensure the use of licensed and
qualified professionals. The association is trying to
protect itself from Uncle Joe, Billy Bob, or the owner
from doing any type of work in an area that is owned
by Sterling Woods. The vendor’s license and insurance
papers, indemnifying both the owner and Sterling
Woods, must be on file with the management company
in addition to the Hold Harmless and Request to
Modify forms. If an owner wants to do the work
him/herself, then he/she must also satisfy all of the
required insurance specifications.
If any repair is going to involve the common area
or the exclusive-use area, it is the owner’s
responsibility to contact in writing both Camco
Management and the Board to find out the
expectations. For example, if an owner wants to install
a new energy efficient furnace, it may require the
installation of a new venting system. This means they
have to "break the envelope" of the building with one
or two new holes. Since the owner owns “sheetrock in”
and not the building itself, he/she is required to contact
the property manager, provide all the necessary
documents, and wait for Board approval.
Communication is a must between the owner, their
WARNING: It is against the law to store your barbeque grill propane tank in your home, garage or basement. In case of a fire, it could be a bomb waiting to explode. Even an empty tank might still have a little liquid propane inside.
Sterling Woods Newsletter page 5
Call Camco The best way to insure a proper response to a question or problem 631 476-2100
vendor, and the Board any time work involves
common area elements. In other local condominiums,
some owners have done this without following proper
procedures and were required to redo or to remove the
installation, including repairing the building, at their
cost. This also applies in the situation where an owner
wants to change the plantings (other than the planting
of small annuals) adjacent to his/her walkway and/or
unit.
Additionally, if the use of a dumpster is required,
whether it is for interior or exterior work, management
and the Board must be notified well in advance of the
project. Placement and size of the dumpster must be
cleared by the Board. It may not be placed on the
driveway, but must be placed on the roadway so that it
does not damage the roadway. Likewise, storage of
materials and equipment on site must also be discussed
with the Board. (Adapted from the Communities
Association Institute topic: HOA's dictating who
homeowners can use for a service provider.)
Your Board’s Philosophy The following is a condensed and edited version
of an article from Common Ground Magazine, the
magazine of CAI (Community Associations
Institute). We are printing it here because it reflects
the general philosophy and guidelines that we try to
follow in running our community.
Value Drivers by Robert M. Nordlund
Location, location, location is the age-old adage in
real estate, and it’s hard to dispute. While community
associations can’t do anything about location, boards
can and should do many things to help enhance the
value of owners’ homes. By running an efficient,
effective, transparent association and taking steps to
become a community residents are proud to call
“home,” boards can maximize values and make a large
and lasting difference for owners.
Follow these 10 tips:
1. Budget accurately and honestly. A realistic,
balanced budget is the foundation of a board’s
ability to boost home values. An association needs
an operating budget that reflects the cost of running
the community and maintaining common areas day
to day, and a reserve budget that offsets long-term
maintenance costs.
2. Avoid deferred maintenance. Deferred
maintenance is the unfortunate practice of
postponing repairs, often to create a false
appearance of financial solvency. Repair,
replacement, and refurbishment all need to happen
sooner or later. When these tasks are postponed,
the cost is almost always greater.
3. Maximize curb appeal. Curb appeal is the
impression that a property creates with current and
prospective residents. A community that looks good
instills pride in residents. Meanwhile, a community
that looks a little worse for the wear can turn off
potential buyers and real estate agents, especially if
they’re seeing it for the first time.
4. Create a culture of transparency. Homeowners
appreciate it when a board conducts association
business transparently, making it easy to see what
has been done and why. Transparency builds trust,
and trust translates into a reputation that attracts
good offers when homes go on the market.
5. Adhere to your association’s Rules and Standards.
Nobody likes rules – except, perhaps, when they are
invoked against others. However, rules and
architectural standards are a necessity of community
life, especially for neighbors who share common
space. Rules exist to protect and build up the
community – not to annoy or punish others.
6. Avoid Special Assessments. Most special
assessments can be avoided by adequately
budgeting reserves. And a strong reserve fund
reassures prospective buyers they are joining an
association that is well managed and encourages
them to pay top dollar. Sound budgeting may
require higher regular assessments in the short run,
but in the long run, it raises the value of all homes.
7. Build community. Smart association leaders invest
time, energy, and money in building connections
with and among homeowners. Refreshments at
meetings, parties, and events create a sense of
community.
8. Educate yourself and fellow board members.
Effective boards don’t happen by accident. They
attend training, trade shows and seminars, read
publications, and join appropriate associations.
Sterling Woods Newsletter page 6
Call Camco The best way to insure a proper response to a question or problem 631 476-2100
9. Use professional managers. Running a community
is complicated and important work that calls for
industry-related help.
10. Team up with knowledgeable business partners. To
guide the community toward a successful future,
board members need a team of specialists, includ-
ing an accountant, attorney, insurance agent, etc.
Upcoming Events Port Jeff Health & Wellness Fest 2017: The
Greater Port Jefferson Chamber of Commerce is
sponsoring their 7th annual Health and Wellness Fest
on Saturday, April 22nd at the Earl L. Vandermeulen
High School, 350 Old Post Road in Port Jefferson,
from 9:00 am-1:00 pm. Free and open to the public.
The purpose of the Fest is to promote good health
for all in the greater Port Jefferson area. Here you will
have the opportunity to receive information that will
help you to meet your health and wellness needs. Over
sixty health and wellness professionals will be
participating including our three major local hospitals
and sponsors, St. Charles, John T. Mather, and Stony
Brook Medicine.
The new tag line this year is ‘Eat Well, Live Well’
emphasizing we are what we eat! Therefore, many of
the vendors will be highlighting healthy eating
including St. Charles Hospital’s Executive Chef and
staff. They will be providing FREE make your own
healthy breakfast, lunch and dessert – ‘Come dine with
St. Charles Hospital’.
10th Annual Antiques and Garden Weekend:
Village Center, 101-A East Broadway, Port Jefferson
NY 11777, co-sponsored by the Village of Port
Jefferson and the Suwassett Garden Club.
Spring is in the air and that means it’s time for the
return of the Port Jefferson Historical Society’s largest
fundraiser, the Port Jefferson Antiques and Garden
Weekend Show to be held the weekend of April 29 and
30 from 10 a.m. to 5 p.m.
All three floors of the Village Center will feature
vendors with items for sale including antiques,
collectibles, rare books, vintage objects of all types,
estate and antique jewelry, quilts and linens, folk art,
country primitives, glassware and garden items, etc.
The Suwassett Garden Club will again have their
magnificent booth filled with hanging baskets,
perennials and patio planters.
Refreshments will be available on the third
floor Waterview Cafe along with the Garden Club's
not to-be-missed homemade baked goods. The café
promises an enticing menu of sandwiches, sides and
drinks. Lunch with your friends in this sunny setting
overlooking the harbor area.
The popular 50/50 raffle and donation table will
offer some attractive prizes from vendors, advertisers
and society friends. The raffle will be drawn Sunday
afternoon. Proceeds from the Antiques and Garden
Weekend will go to the Port Jefferson Historical
Society for the maintenance of the Mather Museum
Complex.
Admission to the event is $6.
Port Jefferson's Spring Shopping Crawl: Port
Jefferson will come alive from noon until 5:00 PM on
Saturday, May 13th with a Spring Shopping Crawl
event.
The best way to insure a proper response to a question
or problem is to call Camco, 476-2100 ext. 206.
Important Contact Information
Sterling Woods Condominium,
62 Gettysburg Drive
Rich Ciotta, President, 331-2197
45 Gettysburg Drive
Jeff Napoleon, Vice
President/Treasurer, 473-5617
2 Gettysburg Drive
Patricia Hanham, Sec. 476-5979
33 Gettysburg Drive
Industrial Coverage
Mickey Romeo, 631 736-7500
x115 (Condominium Insurance
– call for the insurance
certificate if your mortgage
company needs it.)
Maggio’s M & P Carting Service
696-6300
Camco Management
Carol Fishberg, Prop. Mngr
476-2100 ext. 206
For correspondence or
payments without coupon:
Sterling Woods Condo.
c/o Camco Services, Inc.
PO Box 990,
Port Jeff Station, NY 11776
For payments with coupon:
Sterling Woods Condo.
PO Box 5802
Hicksville, NY 11802
After Hours Emergency
Number: 476-2100, press1 and
then1 again (weeknights 5 pm
to 8 am and 24 hours Saturday,
Sunday and holidays)
Back issues of the newsletter are available on Sterling Woods’
website: sterlingwoodspjs.weebly.com