Category: Uncategorized

October 2025

Waterford at Smith Lake
Minutes for October 21, 2025

Meeting called to order at 6:04 P.M. by President Don Monistere, seconded by James Eidson.

Members Present

  • Don Monistere
  • James Eidson
  • Caleb Bright (Bright Management)
  • Travis Tidwell
  • Judy Wise
  • Brad Parnell
  • Jim Turner

Members Absent

None

Homeowners Present

None

Old Business

  • Property Update: Caleb Bright reported that the elevator lockout issue has been resolved. Inspections have been completed, and all cited infractions have been corrected. During the last rainstorm, the elevator in Building 200 experienced issues due to a sump pump malfunction, which has since been repaired.
  • Parking Lot: The parking lot project has been completed.
  • Building and Railing Repairs: All quotes for building and railing repairs have been obtained.
  • Landscaping: Brad Parnell asked about the procedure for replacing dead bushes. The Board agreed to give Caleb the authority to replace bushes as needed.

New Business

  • Repair Quotes:
    • Handrails and pool fence: $27,720
    • Retaining wall railing beside Building 204: $13,320
    • Reskinning both buildings: $294,000
    • Riprap shoreline (837’ x 15’ x 12”): $106,000
  • Unit Request: The owner of Unit 405 (Building 200) requested to change soffit material from vinyl to tongue and groove.
    • Motion to decline by James Eidson, seconded by Jim Turner. Motion carried.
    • Request denied to maintain consistent aesthetics.
  • Litigation Update: Don Monistere provided an update on his deposition regarding Waterford’s ongoing litigation with the neighboring property owner. Details were discussed but not recorded in the minutes as they are considered privileged information.
  • Annual HOA Meeting: Tentatively scheduled for December 7, 2025, from 3:00–5:00 P.M. Caleb will provide Don with the necessary information for the presentation materials.
  • Board Member Manual: Brad Parnell suggested creating a simple reference manual containing procedures, contact numbers, and essential information for current and future board members. The Board agreed this would be a valuable resource and will work to develop one.

Next Meeting

The next Board meeting is scheduled for November 20, 2025.

Meeting adjourned at 7:17 P.M. by Don Monistere, seconded by James Eidson. Motion carried.

July -2025

July 16, 2025

Meeting Called to Order: 6:01 P.M. by President Don Monistere, seconded by James Eidson.

Members Present:

  • Don Monistere (President)
  • James Eidson
  • Caleb Bright (Bright Management)
  • Travis Tidwell
  • Brad Parnell
  • Jim Turner
  • Judy Wise

Members Absent: None

Homeowners Present: None

Old Business

Caleb Bright (Bright Management) provided the following updates:

  • Elevator Issue: Power surges affecting the elevator will hopefully be mitigated with the installation of relays.
  • Landscaping: Project underway to replace and remove bushes.
  • Stairs: Painting of stairs between buildings has begun.
  • Roofing: Roofer addressed overflow issues at the TV rooms, identified and caulked leaks during the visit. TV room doors are deteriorating; Caleb will obtain an estimate for their replacement.
  • Parking Lot: Caleb is securing an additional quote for sealing and stripping the parking lot to ensure completion.
  • Railings: Quote received for replacing failing railings at Building 204.
  • Roof Leak: Building 200 roof leak addressed with caulking, with hopes of resolution.

New Business

  • Propane Tank Monitor: Proposal to add a monitor to the propane tank for approximately $9/month. Motion by Brad Parnell, seconded by Don Monistere, unanimously approved by the board.
  • Bush Removal: Homeowner requested removal of a bush for improved car access. Motion by Brad Parnell, seconded by Don Monistere, unanimously approved by the board.
  • Litigation Update: Don Monistere reported that the court date has been delayed. Don’s deposition is pending, and the surveyor’s deposition is still awaited.
  • Funding Discussion: James Eidson met with Peoples Bank to discuss financing for major projects, such as painting and sealing the building. The bank provided positive feedback on lending the necessary funds.
  • Building Reskinning: Caleb will obtain an estimate for reskinning the building to present at the annual meeting.

Next Board Meeting: August 26, 2025

Meeting Adjourned: 6:53 P.M. by Don Monistere, seconded by Brad Parnell, unanimously approved by the board.

June 2025

Waterford at Smith Lake

Minutes for June 5, 2025

Meeting called to order at 6:01 P.M. by President Don Monistere, seconded by James Eidson.

Members Present:

  • Don Monistere
  • James Eidson
  • Caleb Bright (Bright Management)
  • Travis Tidwell
  • Judy Wise
  • Brad Parnell
  • Jim Turner

Members Absent:

  • None

Homeowners Present:

  • None

Old Business:

  • Caleb provided a general property update:
    • Parking lot sealing and striping are pending dry weather.
    • All ticket items have been updated.
    • Roof leak in Building 200 is awaiting contractor inspection.
    • Building 204 has a minor roof leak in the TV room.
    • Concrete sidewalk between buildings is scheduled for next week, weather permitting.
    • Railing at Building 204 needs addressing.
    • Don created a page on the Waterford website for viewing all open tickets.
  • Drain at Building 204:
    • Pricing: $1,500 if completed during the sidewalk project.
    • Motion to proceed made by Don, seconded by James, unanimously approved.
  • Landscaping Updates:
    • Proposed areas: below pool wall, east end of Building 204, pool area, and back of building.
    • Improvements include removing dead plants and avoiding bee-attracting varieties.
    • All plants behind the building will be removed except for crepe myrtles.
    • Motion to approve landscaping improvements made by Don, seconded by Judy, unanimously approved.
    • Caleb will aim to implement changes by the Fourth of July.
  • Financing Major Projects:
    • James offered to speak with the bank about securing a loan for large-scale improvements.
  • Building 204 Gutter Overflow:
    • Issue noted; pending resolution.
  • Legal Update:
    • Ongoing issues with neighboring property discussed.
    • Don will arrange a conference call with legal counsel to explore options.
  • Maintenance Follow-up:
    • Brad reported ongoing issues:
      • Mold and mildew remain on stair handrails of Building 204.
      • Stairs between buildings are pending painting; delayed due to weather.
      • Lower walkway at Building 204 was pressure washed but dirtied again by rain.
      • Mold and mildew will be addressed as part of ongoing maintenance.

New Business:

  • No new business was presented.

Meeting adjourned at 7:03 P.M. by Don Monistere, seconded by Brad Parnell, board in favor.

April – 2025

Meeting Minutes

Date: April 17, 2025

Time: 23:02 UTC

Attendees: Donald Monistere, James Eidson, Caleb Bright, Brad

1. Pressure Washing:

  • Caleb mentioned that pressure washing will start in the next couple of weeks, focusing on walkways etc. areas of the building itself not the elevator shafts to keep from moisture getting on electronics
  • Brad inquired about including the black handrail around the East End of the building and the pool area. Caleb confirmed it would only include surfaces.
  • James suggested spraying mildew remover on the handrails. Caleb agreed and Don approved the cost addition if necessary.

2. Pool Furniture and Parking Lot Lights:

  • Caleb reported that pool furniture has been installed and all parking lot lights have been replaced. 
  • Caleb mentioned checking plugs on the dock, finding two bad ones that will be replaced soon.

3. Rip Rap Shoreline Quote:

  • Caleb is awaiting a quote for refreshing the rip rap on the shoreline.

4. Ticket System Issues:

  • Reviewed all open tickets and updated statuses
  • Don noted issues with the ticket system not sending emails to all members. He will investigate and resolve the issue. 

5. Post Caps Replacement:

  • Discussion on replacing broken plastic caps on posts. Caleb will handle the replacement.

6. Concrete Walkways:

  • Don reviewed a quote for concrete walkways between buildings, approved by the board. Concerns about potential disruption to utilities were discussed. Caleb assured minimal risk and suggested moving forward. 

7. Insurance Renewal:

  • James discussed the insurance renewal with a 6% increase. The board approved the renewal, including equipment breakdown coverage. 

8. Landscape Committee:

  • Caleb will provide a new landscape plan, and the board will review the landscape committee’s recommendations as well.

9. Pool Area Landscaping:

  • Judy suggested considering removing plants around the pool area over time. Caleb agreed it would reduce maintenance. 

10. Structural Concerns:

  • Brad raised concerns about a crack in the pool wall and exposed irrigation pipes. Caleb will monitor the wall and address the non-functional pipes. 

11. Meeting Closure:

  • Don motioned to close the meeting. 

Action Items:

  • Caleb to replace broken post caps and investigate ticket system issues.
  • Caleb to provide a new landscape plan for board review. 
  • Don to communicate parking lot sealing dates once confirmed. 
  • Caleb to monitor the pool wall crack and address exposed irrigation pipes. 

Next Meeting:

  • Date and time to be confirmed.

Adjournment:

  • The meeting was adjourned at 7:00

March – 2025

Waterford at Smith Lake

Minutes for March 20, 2025

Meeting called to order at 6:01 P.M. by President Don Monistere (President), seconded by James Eidson.

Members Present:

  • Don Monistere
  • James Eidson
  • Caleb Bright (Bright Management)
  • Travis Tidwell
  • Judy Wise
  • Brad Parnell
  • Jim Turner

Members Absent:

  • None

Homeowners Present:

  • None

Discussion Topics:

  1. Weather Discussion
    • James Eidson, Brad Parnell, Caleb, and Donald discussed the weather conditions in Birmingham, mentioning the severity of the storm and its impact on the area. They shared personal experiences and observations about the storm.
  2. Lightning Strike Incident
    • Caleb shared an incident involving a residential home near the participants’ location that was struck by lightning, causing significant damage to landscape lighting, irrigation, and electrical systems.
    • The team discussed the severity of the lightning and its impact.
    • Caleb mentioned that the strike was so powerful that it melted all the TVs in the house and breakers in the breaker panel.
    • Repair efforts have been ongoing for two days, including fixing the irrigation and landscape lighting systems and addressing melted wires.
  3. Electrical Repairs
    • Caleb provided an update on the replacement of electrical plugs on buildings 200 and 204. Some wires were singed and burnt, making them unsafe. He capped off the last plugs on both buildings for safety.
    • Caleb recommended checking all GFI plugs on the docks, as they hadn’t been inspected in a couple of years. The team agreed to send a technician with a tester to replace any faulty plugs.
  4. Shock IQ Replacement
    • The Shock IQ system on Dock 2 is no longer functioning. This safety system detects electrical currents in the water to prevent electrocution.
    • Caleb mentioned that Shock IQ may no longer be in business and suggested looking into alternative replacement options.
    • Donald emphasized the importance of addressing this liability issue, and Caleb agreed to research and provide pricing information.
  5. Parking Lot Light Repairs
    • Caleb updated the team on replacing flickering parking lot lights. He proposed replacing all lights when a lift is available to ensure consistency.
    • New LED bulbs cost $125 each, down from over $200 previously.
    • Caleb has access to a towable lift for the project. The team agreed to proceed with the replacement plan.
  6. Pool Furniture Replacement
    • Caleb presented pricing for new loungers, tables, and chairs for the pool area. A set of two loungers and a side table costs $695.
    • The total cost for replacing all pool furniture is around $8,200 plus tax.
    • The team confirmed budget approval and agreed to proceed with the purchase.
  7. Pergola Proposal
    • Judy proposed adding a pergola around the pool area for shade and seating, as well as removing some shrubbery.
    • The team agreed to gather pricing and discuss at the next meeting.
  8. Rip Rap and Shoreline Maintenance
    • Judy raised concerns about shoreline maintenance and the condition of the rip rap.
    • Caleb estimated repair costs could reach into the tens of thousands of dollars.
    • The team agreed to consider this project in future planning.
  9. Borrowing Money for Improvements
    • Judy suggested borrowing money to address major improvement projects, including rip rap repairs, parking lot repairs, and painting.
    • The team discussed feasibility, challenges, and potential impacts on homeowners’ dues.
    • They agreed to gather more information on loan terms and present the findings at the next homeowners’ meeting.
  10. Parking Lot Enhancements
    • The team discussed the need to improve accessibility in the parking lot by adding a ramp and adjusting parking spaces.
    • They agreed to shift parking spaces and install a ramp in the center of the front row.
  11. Legal Update on Neighbor Dispute
    • Donald provided an update on an ongoing legal dispute with a neighbor, mentioning delays and costs.
    • The team discussed potential outcomes and the possibility of settling to avoid further expenses.
  12. Next Board Meeting
    • Scheduled for April 17th, with notifications to be sent out to all members.

Action Items:

  1. Parking Lot Enhancements: Discuss with front row parking spot owners about shifting their spots for improved accessibility. (Brad Parnell)
  2. Parking Lot Enhancements: Line up a concrete contractor for constructing a ramp. (Caleb Bright)
  3. Ticket Notifications: Investigate and ensure that all board members receive notifications for submitted tickets. (Donald Monistere)
  4. General Informatics Invoice: Contact the billing department to resolve the past due invoice issue and set up auto-pay. (Donald Monistere)

Meeting adjourned at 7:15 P.M. by Don Monistere, seconded by James Eidson.

January 2025

Waterford at Smith Lake

Minutes for January 21, 2025

Meeting called to order at 6:01 P.M. by President Don Monistere (President), seconded by James Eidson.

Members Present:

  • Don Monistere
  • James Eidson
  • Caleb Bright (Bright Management)
  • Travis Tidwell
  • Judy Wise
  • Brad Parnell
  • Jim Turner

Members Absent:
None

Homeowners Present:
None

Old Business:

  1. Elevator Update:
    • Caleb Bright reported that the final inspection for the elevator is scheduled to take place on Thursday, January 23.
    • A new CAT 5 cable was run to the Building 204 mechanical room.
    • A new sump pump was also installed under the elevator in Building 204.
  2. Parking Lot Light:
    • James asked about the light in front of Building 204 that is failing. Caleb will arrange for a lift to inspect and repair it.
  3. Landscape Committee:
    • Don will reach out to the landscape committee to introduce them to new Board Members, Brad Parnell and Judy Wise and will set a date for committee to meet with the Board.
    • Don will request written proposals and agreements from the committee regarding landscaping changes.
    • Jim asked for a list of the landscape committee members. The original members include:
      • Teresa Johanson
      • Tanya Beal
      • Kim Boyer
      • Connie Schneider
      • Joile Richerzhagen
  4. Railing Repairs:
    • Caleb will look into railing repairs.
  5. Ongoing Lawsuit Update:
    • Don provided an update on the ongoing lawsuit with the neighboring property.
    • The latest update involved joint stipulations of facts being presented to the judge.
    • Don is uncertain if depositions have occurred. The earliest trial date is expected in April 2025.
    • Brad Parnell asked if the Board could confirm whether depositions had been given.  Don Monistere will follow up with that.

New Business:

  1. Parking Lot Electrical Plugs:
    • Plugs on the parking lot side of the buildings are sporadic.
    • Estimated cost for replacing/repairing plugs is approximately $75 per plug.
    • Caleb will arrange for someone to repair/replace them.
  2. Poolside Furniture:
    • Caleb will obtain pricing for poolside chaise lounges.
  3. Stair Repairs:
    • Stairs between the buildings need attention.
    • The Board will explore aesthetic solutions to cover the treads.
  4. Parking Lot Redesign:
    • The Board discussed redesigning the parking lot to include additional handicap parking.
    • No satisfactory solution was reached during the meeting.
    • A motion was made by Don to allocate up to $5,000 for a professional surveyor to redesign the parking layout for added handicap space for approval from Waterford owners.
    • Jim seconded the motion, and the Board approved moving forward.
  5. Ticket System:
    • James emphasized that the ticket system on the Waterford website works well for expedited issue resolution.
    • The ticket system is monitored daily.

Meeting adjourned at 7:00 P.M. by Don Monistere, seconded by James Eidson. The Board unanimously approved.

Annual Homeowners Meeting – December 15 2024

Waterford Condo Annual HOA Meeting 2024

Location: Trident Marina
Date: December 15, 2024

Board Members Present:

  • Don Monistere (President)
  • Jim Turner
  • James Eidson
  • Judy Wise
  • Travis Tidwell (Property Manager, Bright Management)

Meeting Minutes:

Call to Order:

  • The meeting was called to order by Don Monistere at 3:01 p.m.

Roll Call:

  • 22 homeowners present, with 2 represented by proxy.

President’s Opening Remarks:

  • Don Monistere reviewed the past year, highlighting:
    • Projects completed.
    • Ongoing projects and plans.
  • Owners were reminded to use the “Start a Ticket” button on the Waterford website https://www.waterford-hoa.com/open-a-ticket/ for any questions, issues, or suggestions.
  • Other communication options: Emailing the Board or Bright Management directly. dmonistere@waterford-hoa.com
  • Introduction of newly added Board member Judy Wise alongside the existing Board members.

Completed Projects:

  1. Pressure washing of the boat docks.
  2. Replacement of the boat ramp lock.
  3. Fire suppression system inspection completed.
  4. Building 200 elevator in good working condition.
  5. Building 204 elevator parts arrived and undergoing repairs.
  6. New table and chairs added to the grill area.
  7. New seat cushions added at the pool.
  8. Auto-closing doors installed at mechanical rooms.
  9. Water intrusion issues in mechanical rooms resolved.

Note: Don’s presentation on the completed projects is available for review on the Waterford website.

Financial Report:

Upcoming Projects:

  1. Restriping and asphalt sealing of the upper parking lot.
  2. Deck repair at Building 204 (pending resolution of ongoing litigation with a neighbor).
  3. Addition of a concrete sidewalk between Buildings 200 and 204 through the pea gravel.

Property Management Update:

  • Bright Management will remain as the property manager after obtaining competitive quotes.
  • Rates will remain unchanged.

HOA Dues Increase:

  • Motion: Increase HOA dues to $1,700 per quarter.
    • Proposed by: Brad Parnell.
    • Seconded by: James Eidson.
    • Outcome: Approved by homeowners.

Homeowner Suggestions & Questions:

1. Handicap Parking Space Addition

  • Suggestion by: Teresa Johanson.
  • Action: Bright Management will contact a civil engineer to propose a new layout for the upper parking lot to include an additional handicap parking space.

2. Electrical Receptacles in Common Areas

  • Inquiry by: Brad Parnell.
  • Response:
    • Electrical receptacles in common areas are the HOA’s responsibility.
    • Action: Bright Management will obtain quotes to address this issue.
    • Electrical receptacles on individual patios are the respective homeowner’s responsibility to maintain.

3. System Failures (e.g., Generators, Sewer Backup)

  • Inquiry by: Brad Parnell.
  • Response: The Board will create and distribute an emergency contact list for such instances.

4. Stair Tread Safety Between Buildings 200 and 204

  • Concern by: Jamie Jackson.
  • Action: The Board will investigate and attempt to find a solution to address stair tread safety concerns.

5. Clarification of Amended Rule on Common Element Damage

  • Inquiry by: Jamie Jackson.
  • Response: Don clarified that the amendment was a clarification of existing rules on how the HOA handles damages caused by common elements.
  • Note: HOA rules and bylaws are available on the Waterford website (Waterford HOA – Information you need at your fingertips).

6. Sharing Email Contact Information Among Owners

  • Motion by: Teresa Johanson.
  • Seconded by: Duff Cady.
  • Outcome: Approved by homeowners.

7. Landscaping Suggestions

  • Suggestion by: Teresa Johanson.
  • Teresa presented ideas for future landscaping and addressed concerns about failed plants.

8. Addition of a Board Member

  • Nomination: Teresa Johanson nominated Brad Parnell as an additional Board member.
  • Seconded by: Laurie Gardner.
  • Outcome: Approved by homeowners.

Adjournment:

  • The meeting was adjourned at 4:31 p.m. by Don Monistere.

Copy of Presentation

Waterford-preso-2024-Jan-December-

December – Motion and Vote

As a matter of record, I am documenting that in the month of December the board elected to meet after the Annual Meeting to discuss 2 topics

  • The current litigation
  • Board positions

Also it was decided to renew the Bright contract considering that new bids were more and did not include all of the services that Bright was delivering and Bright did not increase their price.

After the Annual Meeting the new Board got together and discussed the litigation as well as welcomed Brad Parnell and Judy Wise to the board at Waterford.

October 2024

Waterford at Smith Lake

Minutes for October 3, 2024

Meeting Details:

Time: The meeting was called to order at 6:15 P.M. by President Don Monistere, seconded by James Eidson.

Members Present:

  • Don Monistere, President
  • James Eidson
  • Caleb Bright (Bright Management)
  • Travis Tidwell, Secretary
  • Richard Kinney
  • Jim Turner

Members Absent: None

Homeowners Present: 

New Business:

  1. Irrigation Update:
    • The irrigation system installation is expected to be completed by October 8, 2024.
  2. Damaged CAT6 Cable:
    • It was reported that the CAT6 cable running towards the dumpsters has been damaged.
  3. Sprinkler System Issue with Neighboring Property:
    • Bright opted not to repair the sprinkler system near the property line due to the ongoing litigation with the neighbor, who claims it is on his property.
  4. Elevator Repair (Building 204):
    • The elevator repair parts are scheduled to ship by November 11, 2024.
    • An automatic door closer will be installed for the elevator mechanical room.
    • Keith Townes will be handling all electrical work required for the elevator installation.
    • Fire suppression system work is also scheduled as part of the elevator installation process.
  5. Boat Storage in Lower Lot:
    • Bright Management inquired about handling boat storage in the lower lot. Don Monistere will send out an email to notify owners of the rules and guidelines for storing boats in this area.

Old Business:

  1. Grilling Area Furniture:
    • Polywood chairs and tables for the grilling area will cost $1,695 for a table and chairs set. Don Monistere made a motion to approve the purchase, which was seconded by James Eidson. The Board voted in favor of the purchase.
  2. Handrails and Spindles Repair:
    • Bright Management has found someone interested in handling the necessary handrail and spindle repairs.
  3. Unit 102, Building 200 Deductible:
    • Richard Kinney abstained from voting on the issue concerning Unit 102 in Building 200. The Board voted to pay the deductible for the repairs to this unit.

Meeting Adjournment:

The meeting was adjourned at 7:34 P.M. by Don Monistere, seconded by Caleb Bright, with the Board in favor.

November 2024

Waterford at Smith Lake

Minutes for [November 19, 2024]

Meeting Details:

Time: The meeting was called to order at 6:08 P.M. by President Don Monistere, seconded by James Eidson.

Members Present:

  • Don Monistere, President
  • James Eidson
  • Caleb Bright (Bright Management)
  • Travis Tidwell, Secretary
  • Jim Turner

Members Absent: None

Homeowners Present: None

Old Business:

  1. Elevator Update:
    • Caleb reported that the elevator jack has been delivered, but the main components have been delayed and are expected to ship on November 26. All necessary pre-work requests for Waterford have been completed in preparation for the elevator installation.
  2. Irrigation System:
    • The irrigation system has been completed and winterized. The grill hydrant will remain available throughout the winter.
  3. Building 204 Grilling Deck:
    • The deck at Building 204 continues to deteriorate.
  4. Lawsuit Update:
    • The judge denied summary judgment for both parties involved in the ongoing lawsuit.
  5. Annual HOA Meeting Preparation:
    • Don has sent out an email regarding the yearly HOA meeting and is currently preparing a PowerPoint presentation for the meeting.
  6. Future Projects:
    • The Board discussed obtaining estimates for a new sidewalk through the gravel area between the buildings and an estimate for stripping and coating the upper parking lot.
    • The Board is in the process of getting new quotes for landscaping maintenance and management.

New Business:

  1. Amendment to HOA Rules:
    • Don Monistere proposed a motion to amend the HOA rules to specify that any work performed between the studs of a unit will be the homeowner’s expense, regardless of the cause. The HOA will remain responsible for expenses it is legally obligated to cover. The language of this amendment will be refined to ensure it is precise and explicit. The motion was supported by the Board.

Meeting Adjournment:

The meeting was adjourned at 6:59 P.M. by Don Monistere, seconded by James Eidson, with the Board in favor.