THE
BLUFFS OF CHRISTINA
Documents & Insurance
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A PRIMER ON THE BLUFFS OF CHRISTINA
The Bluffs of Christina ("The Bluffs") is a 14 phase condominium
project developed between 1975 and 1992. It is situated on a
manmade bluff of about 38 acres and consists of 150 condominium
units in 58 building clusters, plus a clubhouse, a swimming pool, two
tennis courts, and maintenance buildings. It is private property,
including the streets, sewer and water lines.
The Bluffs is operated by The Bluffs of Christina Condominium
Association, Inc., a
The building clusters contain two, three, or four units and are situated
on defined parcels of land numbered from one (1) through sixty-four
(64), skipping 13, 26, 27, 31, 33, and 35. The parcels are further
divided into tract of land, and each unit within a cluster is associated
with a specific tract. Parcel numbers are used to identify clusters, and
one or two letters are used to identity a unit and its associated tract
within a cluster. The cluster number and unit letter, together with the
condominium phase number, become part of a unit's legal description.
(Parcels and tracts are sometimes referred to as "lots" in
A unit is, by definition, similar to an apartment. It excludes all
spaces and improvements below the unfinished floor, outside the
unfinished
interior surface of perimeter walls (or planes located where walls
would be placed to enclose carports and any roofed porches), and
above the unfinished interior surface of the ceilings. It includes all
interior wall, floor and ceiling coverings, electrical and plumbing
fixtures, appliances, water heaters, built-in cabinets and
heating/air-conditioning equipment except the air-conditioner compressor
of units in Phases 1 through 12.
A
limited common element is, by definition, the tract of land associated
with a unit, including all improvements on the tract except the unit
itself as defined above. Each unit owner has the right and an easement
in and to the tract associated with his/her unit to the exclusion of all
other units and is responsible for paying real property taxes on his/her
unit and a specified undivided interest in the parcel associated with
the unit.
A
common element is, by definition, that portion of condominium property
which is not included in the unit. Thus a common element may also
encompass a limited common element. Each unit's share of real property
taxes levied on common elements - - excluding limited common elements -
- is included in the monthly assessments and is paid annually by the
Association.
The
Association is responsible for maintaining the common and limited common
elements. This responsibility includes grounds, trees, shrubs, streets,
driveways, sidewalks, water and sewer lines, and recreational
facilities. It also includes those portions of building clusters not
included in the units, except the Association has assumed responsibility
for repairing and painting carport and entranceway walls and ceilings
even through they are, by definition, part of the units. However, unit
owners are responsible for the repair and maintenance of the remainder
of their units, including heating/air-conditioning equipment, and for
cleaning their sidewalks and driveways and for removing mud-dauber
nests, spider webs, etc.
The
Association is insured by State Farm Insurance Company through the
Tarver Insurance Agency. General liability coverage is $5 million and
property damage coverage is for replacement value less a $1000
deductible, for that portion of condominium property for which the
Association is responsible. Property damage coverage includes the
structural portions of all units and the air-conditioner compressors of
units in Phases 1 through 12. The Association also carries worker's
compensation insurance.
The
Association is managed by an elected nine member board of directors (or
administrators) who serve without pay for a term of three (3) years. The
terms of office are staggered, which requires the election of three (3)
new directors each year.
The
board elects the Association president (who must be a board member),
first vice president, second vice president, secretary, treasurer and,
if deemed necessary, assistant secretaries and/or treasurers. The
president, with the appointee's prior consent, assigns various
responsibilities to board members and appoints various committees.
The
board of directors normally meets at
The
directors are required to manage the Association affairs to the best of
their ability and in accordance with the provisions of the Association's
governing documents and applicable laws. They have a fiduciary
responsibility to each member of the Association and can be sued and/or
recalled if they fail to properly exercise that responsibility. They may
also be fined up to $5,000 by the Bureau of Condominiums for knowingly
and willfully violating any provision of the Condominium Act or
Administrative Code after having been warned to cease and desist. A
quorum of at least five (5) directors is required to hold a board
meeting. Written minutes are required by law. Directors must vote on a
motion duly made and seconded unless there is a valid conflict of
interest. Each director's vote must be recorded.
The
budget proposed for the next calendar/fiscal year is normally acted upon
at the board's regular session in November of the current year. However,
if the proposed annual assessment is 115% greater than the last annual
amount, excluding the amounts allocated to reserves, anticipated
one-time expenses, and betterment of the property, the budget must be
acted upon at a special meeting of the Association membership. In either
case, the proposed budget is discussed in detail and Association members
are given the opportunity to state their concerns.
The
board of directors controls the expenditure of funds and must approve
all contracts. Individual directors are delegated the authority to
approve the expenditure of up to $1,000 per month in the execution of
duties within their assigned functional areas of responsibility,
provided total expenditures within their functional areas are kept
within the approved budget. Directors are also authorized to approve
expenditures for scheduled repair and maintenance items up to the
amounts contained in the approved budget. Other expenditures must be
approved by the board, and directors are urged to obtain the board's
prior approval for unscheduled repair or maintenance on their units.
Directors are also urged to be fair and impartial in dealing with unit
owners.
The
Association's funds are kept in a regular checking account, a money
market account with checking, certificates of deposit and treasury
bills. Collections are handled by an assistant treasurer, and
disbursements are handled by the treasurer and designated assistants.
All
directors have signature authority and are each bonded for $50,000. Two
signatures are required for checks in excess of $1,000 to a single
payee, and for all investments. All bills- - except recurring utility
and telephone bills—must be approved for payment in writing by the
responsible director or, in some cases, the maintenance supervisor. The
Association also maintains a safe deposit box for important papers.
Most
problems stem from a lack of understanding of the condominium documents
and the condominium concept. Therefore, all members of the Association
have a duty to comply and a right to expect compliance with the rules,
regulations, and general restrictions contained in those documents.
Selective enforcement makes such provisions unenforceable.
(Disclaimer: Any conflict between the above summary and the provisions
of applicable governing documents, laws, and/or the latest edition of
the
This page is in development. In the future it will contain the articles of incorporation, by-laws and declarations of The Bluffs of Christina Condominium Association.