Frequently Asked Questions

No. There is no sales office or consolidating listings The Hunt Club. To find units for sale or rent, you will need to check the various Multiple Listing Services (MLS), For Sale By Owner (FSBO), apps/websites such as Zillow, or check with a Real Estate Agent.

Technically, The Hunt Club at Coram Homeowners Association, Inc is a Planned Unit Development (PUD). This is a type of building development and regulatory process. A PUD includes ownership in a lot with common areas owned by the Homeowner’s Association (HOA).

No. The Association is a community of attached, semi-attached and free standing homes. The owners of each lot are responsible to maintain both the inside and the outside of their dwelling. Examples include but, are not limited to: Windows, siding, doors, walkways, driveways, patios, etc. See the Offering Plan for more details.

The Declaration of CC&Rs (also known as the Prospectus) is the legal document that lays out the guidelines for the planned community. The CC&Rs are recorded in the county records in the county where the property is located and are legally binding. This means that when you purchase a lot or a home in a planned community, for example, you automatically become a member of the HOA.

 

Basically, the CC&Rs are the rules of your neighborhood. They govern what you can, can't, or must do with respect to your home.

 

The CC&Rs allow the Board of Directors to make reasonable rules and regulations. In this community, this document is the “Rules and Responsibilities”.

 

It is the responsibility of your attorney to ensure you have a copy of the CC&Rs. Each prospective buyer is highly encouraged to read both documents. As a courtesy, both documents are posted on the Hunt Club’s website.

None. As a courtesy, both documents are posted on the Association’s website. Members can register for e-mail alerts. Furthermore, the monthly Newsletter provides topical rules reminders.

Yes. In addition, to maintenance of your home, you must maintain adequate Home Insurance (click on the icon with the House and the tree for details) and are bound by the rules of the Association. If you do not provide proof of adequate Home Insurance and/or maintain your home to satisfaction of the Board of Directors, the Association reserves the right to purchase the insurance and/or make the necessary home repairs. Should this occur, these costs will be charged to the homeowner.

This requires obtaining a recreation pass. You must meet the following conditions: 1) completion of a simple application, 2) current with your account, 3) presentation of a valid picture identification (to prove residency), and (4) valid and up to date homeowner insurance must be on file with management in order to obtain recreation pass. Furthermore, the recreation passes must be validated each year on/or after May 1. Please contact any Clubhouse attendant and they will guide you through the process.

The only reliable method is to contact the Association’s Managing Agent, Choice Professional Management, LLC. You may speak with Bill Schmidt, Assigned Property Manager. Mr. Schmidt will guide you through the process which may include completion of a work order.

No. This is intended to be a basic introduction about the Association. For more details, it is your sole responsibility to “surf” the website and/or speak with your real estate agent/attorney (for prospective buyers) or the Association’s Managing Agent (for new and/or current homeowners) with any other questions and/or concerns.

The Board of Directors have not permitted the installation of solar panels on the roof of any unit. Furthermore, New York State law does not compel the Association to permit such.

 

There are several factors that the Board of Directors must consider for the best interests of the entire community. The most significant factors include: 1) The Association is responsible for roof maintenance and this directly impacts the ability to continue to do so, 2) The “aesthetics” of the solar panels is not consistent with the overall “look” of the community, 3) for those with an attached unit, one of the owners might find it objectionable and therefore it would not be available to all owners and 4) In some Instances, several healthy trees would need to be removed to allow ample sunlight for the solar panels. This would negatively impact the privacy of surrounding Members and the overall “look” of the community.

In order to maintain and improve the valuation and appearance of the community, specifically, the exterior of each individual home, the Board of Directors re-ratified the Annual home inspection policy. According to the Offering Plan/”Green Book” Article IX, in the event the owner of any home in the properties shall fail to maintain their exterior premises to the satisfaction of the Board of Directors, the Board of Directors reserves the right to repair, maintain or restore the lot. The cost to do so will be charged to the homeowner’s account.

The home inspection will again focus on the most visible and commonly neglected homeowner maintenance areas which includes (not limited to):

 

1) Patios that have deteriorating rail road ties, significant amount of overgrown weeds and/or are in general disrepair.
2) Fencing that requires power washing or is in disrepair.
3) Gutters that are detached, missing, or are in disrepair.
4) Dirty, moldy siding that requires power washing.
5) Shutters that are faded, peeling, cracked, missing, and/or mismatched in style, etc.
6) Gable vents with a clearly visible crack, hole. The gable vents to be inspected are the “functional” gable vents found on the attics and garages. This does not refer to the “decorative” gable vents found on the “triangular peaks”.
7) Crossheads (above the front doors and windows) that are warped, missing or in general disrepair.
8) Chimney fascia board (trim surrounding top of chimney): Missing and/or in general disrepair.
9) Utility Doors/frames: That are in general disrepair.
During the home inspection, should any other particularly egregious issue(s) be identified, those homeowner(s) will also be issued a written notification.

The home inspection will begin approximately the first two (2) weeks of each May.

A 30 Day notification will only be mailed to those homeowners that had a violation(s). The notification will be mailed out approximately 2 weeks after the completion of the annual home inspections.

You have 30 days to make the repairs. A Work Order, Hold Harmless Agreement and vendor license/insurance (if not already on file) must be submitted and Board approval must be obtained by the Managing Agent before the commencement of any exterior work. It is solely the homeowner’s responsibility to contact the Managing Agent with any questions or concerns before exterior work commences.

You will receive a letter that your account has been assessed $100 and may be subject to a fine of $200 and/or associated costs if the repairs are inconsistent with the Rules and Responsibilities.

Yes. As long as the requesting homeowner physically completes the repairs themselves, the vendor’s license and/or insurance is not required.

No. Of the items subject to the Home Inspection, this is the only item that does not require a Work Order and Hold Harmless Agreement.

There will be a follow up inspection only for the homeowners that received a 30-Day notification. The purpose is to verify that the violation(s) have been addressed and to identify those home(s) with any outstanding violation(s).

No action is required. The repair(s) will be verified during the follow up inspection.

You will be mailed a letter to notify you that your account has been assessed the applicable fine (s) and any associated costs. The Association will then hire the appropriate vendor(s) to make the repairs between July - September. This cost will be charged to your account. In the event the homeowner does not remedy the shutters at the time of the follow up inspection, the Board of Directors will replace the white shutters with the same. Once the repair(s) have been completed, you will be mailed a letter to notify you that the cost of the repair has been charged to your account.

You may contact Choice Professional Management, LLC for a referral. The Board of Directors recognize that some homeowners may not know whom to contact to remedy these issues. Should a homeowner elect to hire one (1) or more of the vendors utilized by the HOA, their current license/insurance is on file. This would eliminate the need to produce such. The Association is not responsible for the transaction between the homeowner and their hired vendor. This is in no way an endorsement of any vendor. This is merely for informational purposes. Note: Each homeowner reserves the right to select their own licensed/insured vendor(s). Should a home with white shutters in disrepair be identified, homeowners can elect to replace them with either white shutters or approved shutter colors.

Although the Association has “zero” obligation to do so, the Board of Directors want each homeowner to have ample notice what items will be subject to the Annual Inspection. Each owner is encouraged to complete their own Home Inspection, repair any of the above noted items and avoid receiving the 30-Day Notice.

 

If you have any questions or require additional information, please contact Bill Schmidt, Choice Professional Management: (631) 864 – 6006 or e-mail: THC@choiceprofessionalmgmt.com.

 

-Board of Directors

Garbage is picked up regularly on Mondays and Thursdays. If a holiday falls on a regular day, refer to the Holiday Schedule.

Garbage cans should be placed in the street no earlier than the evening prior to pick-up at dusk and brought back in by no later than dusk the day of pick-up Garbage cans should be placed in the street no earlier than the evening prior to pick-up at dusk and brought back in by no later than dusk the day of pick-up.

All refuse/perishable items must be placed in secured, tied plastic bags in garbage cans, preferably with a lid, when placed in the street.

Yes. Plastic bags are permitted in place of garbage cans provided they do not contain food and other perishable items. Plastic bags should preferably be heavy gauge and dark in color.

No. Plastic bags should be placed in the street no earlier than the morning of pickup. Should the bags be torn open and the contents strewn about the common area, the member is responsible for cleanup and will be subject to a fine and related costs.

No. These items cannot be left in the street for pickup. You must bring these items to the Town landfill (at no fee) for recycling.

Yes. However, these items are still subject to these same rules as noted above. Items should be clearly marked indicating such.

Garbage cans stored outside the home must remain covered with a lid. No garbage may be stored outside the home that is not placed in a can covered with a lid.

Our property management company, Choice Professional Management recently upgraded their system to provide homeowners additional alternative methods to make payments and to have access to their account history via a secure resident portal. The FAQ should help answer most of the common questions you may have.

 

Q. Can I pay Choice Professional Management directly for my monthly common charges?
A. Yes. But only if you establish(ed) an account on their website using the “Resident Portal”.

 

Q. How do I find the Choice Professional Management website so I can create an account?
A. Visit the Property Manager page on our website for a link or visit www.choiceprofessionalmgmt.com and click on the RESIDENT TOOLS drop down menu.

 

Q. Is there a fee to make payments using the Choice Professional Management Resident Portal?
A. Yes. There is a $1 Convenience Fee for making ACH (Automated Clearing House) payments and if paying by Credit Card, there will be a 2.95% surcharge.

 

Q. Can I set up Autopay?
A. Yes. You can make a single one-time payment or you can set a recurring automatic payment.

 

Q. If I make a single one-time payment, will I now receive e-bills instead?
A. No. Making a single payment using the portal will not change how you continue to receive your statements unless you choose to change your communication preferences.

 

Q. How can I change my communication preferences and choose either paper or paperless statements?
A. In the portal, click on your initials to the left of your account name. Select “My Account” and then, below that select “Communications”. Choose either “Enrolled” for paperless or “Not enrolled” to receive paper communications.

 

Q. The website lets me choose my payment date. Can I still be charged late fees?
A. Yes. ACH payments are processed every month on the 10th. Although the portal lets you select a payment date, if you select a date after the 15th of the month, it will be considered late.

 

Q. What if I don’t want to use the Resident Portal to make payments online?
A. The Choice Professional Management Resident Portal is just another option that many people prefer. If you don’t wish to use it, then you may continue to pay by personal check or e- check through your personal on-line bank account.

 

Q. Who do I make the check out to?
A. The check should be paid to the order of “The Hunt Club” and your street address should be put in the memo. Example “15 Dove Path”.

 

Q. Where do I mail my personal check or e-check to?
A. Personal checks and e-checks from your bank should be mailed to:

Alliance Bank
PO Box 93573

Las Vegas, NV 89193

 

Q. Do I need to include a copy of my statement when paying by personal or e-check?
A. No. If your address is on the check, your payment will be applied correctly.

 

Q. Can I just drop off my check at the Clubhouse?
A. Yes. This has not changed. You can continue to drop it off at the Clubhouse as always.

 

Q. Why am I mailing my check to a bank in Nevada? Can’t the HOA use a local bank?
A. Alliance Bank in Las Vegas is the bank HOA uses for its checking account. Alliance Bank specializes in HOA banking and includes lockbox services at no additional charge. Unfortunately, no local bank can offer the same.

 

Q. How will I receive the Newsletter if I don’t receive a paper statement?
A. The Newsletter will be sent via the same method that you have chosen for your statements. If you select paperless statements, it will be e-mailed and if you select paper statements you will receive it in the mail along with your statement.

 

Q. How can I change my Choice Professional Management communication preferences if I am unable to access the Resident Portal?
A. If you don’t have a computer, you can contact our Property Manager, Natalie Sacco during normal business hours at 631-864-6006.

 

Q. What if I don’t have a computer, but would like to use the new Resident Portal?
A. The HOA has a computer at the Clubhouse that is available for all homeowners to use.

 

 

Q. Why have I been asked to provide proof of adequate Home Insurance?
A. A purchaser of a home in the Hunt Club automatically assumes the rights and obligations of Membership in the Association upon closing title to his/her home. This is an obligation of each Member. Furthermore, the Board of Directors is responsible to preserve and protect the community. This is an essential policy to do such.

 

Q. What is “adequate” Home Insurance?
A. The Hunt Club is a community of attached, semi attached and free-standing homes. Each homeowner is obligated to insure their entire home. This includes both the entire interior and exterior of the unit. To accomplish this, each home insurance policy must have HO3 coverage. HO3 is the only insurance coverage that insures the entire unit which will be considered adequate.

 

Q. I want to have adequate Home Insurance, how do I know if I do?
A. Each Home Insurance policy comes with a Declaration page. This information can be found on that page. You can also contact your insurance carrier or insurance agent to review your specific coverage and to ask any questions that you may have.

 

Q. Why have I been asked to name the Association as additional insured?
A. This is an obligation for each Member that is included in the Offering Plan. The purpose is to ensure that any proceeds disbursed by the insurance carrier to repair and/or restore any unit and/or lot is used for its intended purpose and to ensure it is completed in a timely manner. It also notifies the Association when there has been any change(s) to the policy, cancellation for non-payment or if the policy has been replaced.

 

Q. I submitted proof of adequate Home Insurance last year, why am I required to submit it again?
 

A. Home Insurance policies are reviewed quarterly and proof is required as policies expire. This ensures all units are adequately insured and the Association has the most current information on file.

 

Q. I have lived here for quite some time, is this a new requirement?
A. No. This has been the long-standing policy of the Association. This requirement is in the Offering Plan which dates back to 1987.

 

Q. How can I determine if my current Home Insurance policy has been received?
 

A. The Hunt Club’s Virtual Bulletin Board (VBB) includes a section that identifies which homes submitted a current policy and those that remain outstanding. Only the unit and expiration date of the Home Insurance policy will be posted. This will be periodically updated as new submissions are received.

 

Q. What if I do not provide proof of adequate Home Insurance?
A. The Managing Agent will mail a certified letter to notify you of such. The letter will notify you that your account has been assessed $200 plus the cost of the certified letter. Furthermore, the Board of Directors reserves the right to purchase the Home Insurance and charge your account the cost along with any other related expenses to do so.

 

Q. I own my home outright and no longer have a mortgage. Do I have the same obligations?
A. Yes.

Yes. The Hunt Club uses Dual-Stream recycling in conjunction with our collection company National Waste Services.

This means that your paper and cardboard will be collected separately from your plastic and metal on alternating Wednesdays according to our calendar.

Recycling is collected and alternate Wednesdays. Items should be placed at the curb prior to 6:00am. Please refer to the Recycling Schedule for days.

No. You must provide your own can. You can also purchase CURBY cans for $20.00 at the Town Clerk’s Office in Town Hall, the Landfill and at Manorville Compost Facility.

No. Nor are they available for free from Brookhaven as they do not provide them to private communities.

Although not necessary, if you want a sticker to identify your recycling can, they are available for free at Brookhaven Town Hall. Just ask the security guard at the check-in desk for them.

No. Recyclables placed in plastic bags instead of containers will not be collected.

They were eliminated because they were not being used properly and creating a mess.

No. This is for garbage from the Clubhouse and garbage/debris from projects/maintenance etc. in conjunction with our vendors.

Metal Cans
• Tin, aluminum, and bimetallic cans
• Aerosol spray cans (empty and caps removed)
• NO glass

Look for symbol on bottom of container:
♳♴♷

• #1: Water/Soda bottles
• #2: Milk jugs, detergent bottles
• #5: Tubs of yogurt, margarine, etc.
• NO plastic bags
• NO motor oil containers
• NO Styrofoam

Recyclables should be emptied and rinsed.

 

 

Paper
• Newspaper
• Office paper
• Magazines
• Junk mail
• Paper bags
• Catalogs
• Envelopes
• Construction paper
• Wrapping paper (non-metallic/foil)
• Books: (paperback keep intact and hard cover remove cover and place in regular trash)

 

Cardboard (broken down/flattened)
• Corrugated (i.e. shipping boxes)
• Non-corrugated (i.e. cereal boxes)
• NO milk/juice cartons
• NO egg cartons
• NO soiled cardboard
• NO Styrofoam

Do not place cardboard in plastic bags.

There is no list for priority snow removal. For consideration, those with medical issues need to contact our Property Manager for each storm this applies. Employment it not a consideration.

In case of a fire or you are in need of an ambulance, you should call the Coram Fire Department at (631) 732-5018 which is a direct line to the Dispatcher on duty. You may also call 911.

You should also contact our Property Manager, Natalie Sacco at 631-864-6006. She will coordinate with the snow removal crews to ensure that a clear path to your home is provided for rescue vehicles/first responders.

The HOA is contracted to have all common areas, driveways & walkways cleared when snow fall accumulation reaches 2”. If the threshold for plowing has not been met or we receive snow removal information, notification will be sent via e-mail alerts.

Officially, per our contract with PLC, totals are determined as reported by “Weather Works” for the area of Upton, Long Island. The effects of blowing and drifting are not factors in determining actual accumulation.

Yes. Per our contract, there will be additional charges as follows: 11-15 inches will cost an additional $1250, 16-20 inches will cost an additional $2500 and any storms over 20 inches will cost an additional $1500 per inch.

Per our contract, the first three applications of salt are included at no additional charge. Additional applications must be approved by the Board. Additional applications can cost several thousand dollars. The Board, Property Manager & PLC review the need for treatment with each snowfall and balance safety vs cost. At times, all road surfaces are treated and others, areas that are experiencing issues with melting are targeted.

When applied, sand is always an additional expense for the HOA. It can be useful with hard pack ice or snow that plows can’t remove. However, it only provides temporary friction, doesn’t assist with melting, is messy, and may have additional expenses to clean in the Spring.

PLC has been instructed to apply salt as needed in targeted areas of Hunt Club Drive/Courts that may need additional treatment. If you feel an area needs additional targeted treatment, please contact the Property Manager.

Contact our Property Manager who is on all call during all snowstorms to coordinate the snow removal efforts. They will contact PLC to ensure that your driveway/ walkway or additional area of concern is addressed as soon as possible.

Actually, no. The Prospectus does not require this. However, the Boards have traditionally negotiated this additional expense as part of our contract with the chosen contractor.

No. Homeowners are encouraged to add their own salt on icy driveways and walkways. Kitty litter works well too!

The most productive way for the snow crews to work is by working together in one large, efficient team. The plows and shovelers work together and alternate where they begin each storm. The starting points per storm will be either Chipmunk Trail/Quail Path or Hunt Club Drive/Otter Path. From these points they continue around the community, in one direction, until street & driveway snow removal is complete.

When snow is forecast it is always best to not put garbage out that day. The plows will have to go around the cans causing the roadways to narrow. If it is necessary to put cans out during a snow event it is best to place them on the driveway about 3’ in from the road.

Neither the HOA or PLC is responsible for any surface scratches or damage to driveways.

Nothing. PLC may inspect for plow damage to grass throughout the season, but generally repairs to damaged lawn areas will be made in the Spring.

Please refer to the Snow Removal & Lawncare section of our website at http://www.huntclubcoram.net. Additionally, the current and last 12 months of newsletters are available for reviewing.

Please be sure to register for e-mail alerts prior to a snow event. Registration can take up to 24 hours or more and you may not receive timely information. For registration information, please visit our website at http://www.huntclubcoram.net