Board Relations. Meet with the Board of Directors to review financial reports and disucss upcoming goals and activity for the Association.

Declaration and Bylaws. Review, interpret, and modify Association governing documents in accordance with the Board of Directors' objectives.

Enforcement of Rules and Policies. Interpret and enforce rules. Guide the Board with development or updating of rules and due process procedures.

Correspondence. Prepare and distribute Association correspondence and notices. Develop and maintain effective complaint procedures. Respond to inquiries in a timely manner.

Employee Relations. Recruit, hire, train and supervise all on-site personnel in accordance with the Board's direction. Maintain an open line of communication with employees.

Committee Relations. Provide direction and support for volunteer standing and ad-hoc committees.

Annual Meetings. Coordinate notice, proxy, agenda and ballot activities for Annual Meetings of the Association. Act as chairperson for the meeting if requested.

Energy Conservation. Observe and implement energy conservation measures.

Insurance. Negotiate and maintain appropriate property and liability coverage for the Association. Assist in processing claims related to the property.

Office Services. Maintain a central business office for the Association. Answer phone calls, greet visitors and business associates on behalf of the Association.

Record Maintenance. Maintain current records including resident and unit information, contracts, insurance information, accounting records, and a variety of miscellaneous records on site. Maintain the archived records of the Association at an accessible off-site location.

Legal Assistance. Facilitate legal counsel assistance in appropriate matters.

Bank Accounts. Assure that all operating, reserve and other accounts are properly set up, maintained, and reconciled.

Collections. Enforce collection of monthly assessments and other charges. Maintain aggressive follow-up action on all unpaid assessments or fees. Administer an automatic withdrawal program for homeowners who wish to have their monthly assessments automatically deducted from their bank account.

Resident Ledgers. Keep accurate records of homeowner occupancy and receipts. Distribute coupon billing booklets to all current and new homeowners.

Payroll. Approve time sheets, distribute payroll and prepare necessary tax reports for all on-site personnel.

Budget. Prepare annual operating budget for review and approval by the Board and/or Association. Help the Board establish and maintain a long-range capital replacement reserve schedule.

Invoices. Approve and pay all invoices once per month in accordance with the budget. Provide copies of all bills and invoices paid from the Association's account if requested.

Financial Statements. Prepare quarterly financial statements showing total monthly and year-to-date activity by line item. Compare budgeted income and expenses to actual income and expenses and suggest corrective action to the Board when advisable.

Tax Preparation. Prepare annual federal income tax returns.

Audit. Assist the Association's outside accountant/auditor in performing the annual audit and/or federal income tax preparation.

Inspections. Conduct inspections of Association common-area property, grounds, equipment and other facilities.

Reserve Study. Provide a complete and through analysis per RCW 64.34 including funding analysis and planning.

Preventative Maintenance. Provide a preventative maintenance program for the buildings and grounds. Coordinate scheduled and unscheduled maintenance activities.

Repairs. Order requested or necessary repairs. Oversee the work and inspect finished product for completeness and/or compliance with contract as necessary.

Major Maintenance Project Management. Arrange for an outside professional consultant (when needed) to prepare specifications. Obtain and award bids, prepare contracts, and oversee execution of work to verify compliance with all stated specifications.

Resident Relations. Respond to complaints, concerns, suggestions or questions in a prompt and systematic manner. Arrange for common area maintenance and necessary repairs.

Landscaping. Select and supervise landscaping services. Ensure that the landscape maintenance agreement is being followed.

Roofs. Monitor and inspect roofs to determine necessary maintenance measures. Examine gutters and downspouts for debris and hire cleaning as needed.

Fire and Safety Systems. Maintain fire and safety equipment. Ensure grounds are kept in a safe condition and enforce city fire prevention regulations.

We strive to maintain our properties in a first-class condition in order to maintain overall appeal and protect the property values of the community. Specific items of preventative maintenance are discussed with the Board of Directors and or owners and then established in an annual budget. Scheduled and non-scheduled maintenance is done in the most cost-efficient manner possible.

Maintenance outside the scope of the site manager is contracted with a select group of approved vendors that are responsive, reliable, and cost effective. Our vendors have proven themselves to us over the years. We know that the work will be superior and the price will be justified. We are loyal to our vendors and they value us as customers. Because of this relationship, we are charged lower rates and receive maximum discounts, which benefits our Customers. Major maintenance items are always put out for competitive bids.