Notes
Dear Mr. and Dr. Shettler:
I know it has been some time since I personally have communicated with you on water infiltrations. The unprecedented rains, and storm related losses have put everyone ever farther behind. I would like an update on the extent of the water infiltration you have experienced during these monsoon – like conditions.
We have obtained estimates for the exterior removal of landscaping to waterproof the wall; the removal of the landscaping alone is $4000. coupled with the additional cost to remove the soils, install additional drainage, or waterproof cracks or rod-holes is places this approach close to $15,000. The cost to repair cracks or rod holes from the interior; which is the duty of the association, is likely to be less than $1000, and probably less than $500. Please let me know the extent of water infiltration you have experienced during these recent series of monsoon-like rains.
We have also reviewed the retaining wall surrounding your rear patio area which has been deteriorating for some time; apparently well before your acquisition of the unit.
The rear patio and deck areas is the responsibility of the individual co owner to maintain and repair. The wall also appears to be a continuation of the patio betterment or improvement to the unit and, therefore, is also your responsibility to maintain and repair.
This area also is one which the previous co owner installed and maintained. Our research confirms this. It is our understanding that the builder constructed the unit and occupied it; along the way made these substantial improvements.
I have requested one of our masonry and structural contractors, Michigan Construction, to provide an opinion and estimate for purposes of determining the scope and best approach to repair for all of our information. Again, due to the extraordinary conditions we are experiencing, they have not been able to provide this. I will redouble our efforts to obtain this information.
Finally, I understand you have poison ivy in the vicinity of the unit. I will have our landscaper address this immediately.
miracle
Dear Mr. Shindle,
Thank you for your recent emails which the Board has been discussing on an ad hoc basis and are responding after full discussion at our Board meeting on Friday, July 11, 2025.
The Board is writing to address the concerns and statements you raised in your recent series of emails.
First, please understand that our property manager reports directly to the Board. Any matters discussed with us are also shared with him to ensure transparency and consistency in communication. Encompass operates strictly under the Board’s direction and does not make independent decisions.
We are concerned that some of your comments appear to be based on misunderstandings of our processes, policies, or secondhand information. We would like to clarify these points below.
Conflict of Interest
It is not a conflict for our property manager to own a repair company, provided that all services are transparently billed and properly approved by the Board. In fact, having maintenance staff familiar with the community is both convenient and cost-effective—especially for small or urgent repairs requiring immediate response. Relying solely on outside vendors doesn’t always allow for timely service. There is no difference between this arrangement and a management company employing a handyman whose work is billed to the association.
Board Function and Meeting Frequency
You described the Board as “dysfunctional.” In reality, we meet monthly and handle business between meetings. Quarterly meetings, as you suggested, are not considered best practice. Our attorney has advised that monthly meetings ensure stronger oversight, better service to the community, and more robust legal documentation. Holding only quarterly meetings would limit our responsiveness, governance, and legal protection.
Modification Requests and “Micromanagement”
The modification request process is in place to protect all co-owners and the association as a whole. It ensures changes to the exterior (and in some cases, the interior) of units do not negatively impact the property, increase insurance costs, cause neighbor disputes, or create unexpected expenses that affect all co-owners. This process is not intended to be restrictive for its own sake, but rather is a standard and necessary requirement in shared communities.
Rules and Bylaws
You also expressed frustration about the number of rules. It is every owner’s responsibility to review and understand the bylaws and rules before purchasing a unit. These guidelines exist to protect everyone’s investment and maintain the community to a consistent standard.
Landscaping Modifications
Regarding your landscaping changes: you were advised multiple times by the President, property manager, and a Board member to submit a modification request before starting any work. You indicated that no work was being done; however, shrubs, shovels, and completed planting were observed before approval was granted. Much like government regulations, our bylaws and rules require compliance for the benefit of the entire community.
Condo Fees Comparison
You mentioned that a colleague pays lower condo dues in a different community. Each association has its own governing documents that define what expenses are covered by dues and what remains the owner’s responsibility. Without reviewing those specific bylaws, it is not possible to make a fair or accurate comparison. Have you read and reviewed those documents, or are you relying on your colleague’s impressions, which may also be incomplete?
Management Company Suggestion
Regarding your suggestion to rehire the previous management company: your concerns seem based on incomplete or inaccurate information. What specific advantages do you believe Meadow Management would offer? Our experience sharing vendors with neighboring associations did not result in cost savings and often led to substandard service.
Decision-Making Process
In previous emails, you expressed frustration that the decision-making process is not shared with the community and stated, “I do not want to offend anyone, but I would not approve of what I have seen of this process thus far.” However, without fully understanding the process, you have accused the Board of making improper decisions. The Board is legally tasked and authorized to make decisions about association business, including repairs, maintenance, and assessments. As you yourself noted, “There must be a centralized and effective HOA board.” We agree—and that is exactly why the Board operates as it does, providing updates to the community as appropriate. Per the governing documents, these decisions do not require discussion, input, or approval from the entire community.
Our priority is always to act in the best interests of all co-owners and to maintain the integrity of our community.
Ramblewood Lake Estates Board of Directors
On Jun 26, 2025, at 3:26 PM, David Shindel <DShindel@shindelrock.com> wrote:
I sent an email (attached below) to Encompass (John Harte) and copied Judy Goldberg and Jodi Rodnick.
There has been no reply.
Based on this email and the lack of response I would propose the following:
- The Board, if they want to micro manage the HOA, should meet as needed, not on a once-a-month restricted meeting schedule (consistent with other HOA’s).
- Analyze why our monthly dues are significantly higher than other HOA’s?
- The Board meeting minutes should be available to all on a contemporary basis.
- The Board should issue a Mission Statement.
- The Board should issue a Best Practices statement.
- The Board should disclose ALL conflicts of interest (does John Harte, as manager, also own a company that does some of the work?)
- The Board should consider going back to using MMI as the management company – all HOA’s except for two use this company. I understand that MMI used to do our work but was terminated due to a disagreement with Judy Goldberg.
- There needs to be transparency amongst the Board and homeowners.
- The Board should coordinate its work with other HOA’s to provide better pricing and have more options with vendors.
Dave
David H. Shindel, C.P.A., C.V.A., M.A.F.F.Senior PartnerShindelRock28100 Cabot Drive, Suite 102
Novi, MI 48377
t 248.855.8833
f 248.855.4192
DShindel@ShindelRock.com
Check out our blog atwww.shindelrock.com/blog !
From: David Shindel
Sent: Wednesday, June 18, 2025 2:10 PM
To: John G. Harte <john@emgcondo.com>
Cc: patshindels@sbcglobal.net; Judy Goldberg <jgoldbergrn@comcast.net>; Jodi Rodnick <rodnickjodi@gmail.com>
Subject: HOA Variance Requests
John,
The Board for our HOA, although well-intentioned, is not set up to be responsive, even though it micro-manages our exteriors.
One of my co-workers is also a resident of Ramblewood.
Howard Rudin lives in Ramblewood Club (51 homes).
When Howard’s Board has a request for any sort of change, alteration, etc. the Board meets on an ad-hoc basis as needed.
Official Board meetings occur three times a year.
This seems like a much more effective way to manage our HOA requests rather than our HOA Board’s current process of once-a-month meetings that seem to delay and complicate any type of alteration and hinder the approval process.
The ad-hoc meeting process is also consistent with every other Board that I have worked with.
My wife and I just went thru this type of process with our HOA (and it was frustrating) to replant some dead bushes with similar, live ones.
The way it works currently is dysfunctional. It delays and holds up what can be changes that are current and necessary.
Can we change this existing process so that our HOA Board has Zoom meetings, or in person, that can deal with these alterations and administered more efficiently and timely?
Lastly, the HOA dues for Ramble Club are $315/month (soon to go up to $325).
Is there a way that we can determine why the difference versus what we pay?
Dave
David H. Shindel, C.P.A., C.V.A., M.A.F.F.Senior PartnerShindelRock28100 Cabot Drive, Suite 102
Novi, MI 48377
t 248.855.8833
f 248.855.4192
DShindel@ShindelRock.com
Check out our blog atwww.shindelrock.com/blog !
Very truly,
John G. Harte
Encompass Management
248.755.7574