GOVERNANCE
Beaverdam Run is a mountainside condominium community, established in conformity with relevant North Carolina statutes. The governing documents are a Declaration of Condominium, a set of Bylaws, and the Rules & Regulations that have been developed to implement the Declaration and the Bylaws.
The community consists of 136 housing units, in mostly duplex but some triplex arrangements spread over 115 acres. While individuals own these units, the grounds and amenities surrounding them are owned and maintained by the community as a whole. The operations of the community are supported by a monthly assessment which must be paid by all unit owners.
The community is governed by a Board of Directors of five individual property owners who are elected by the Membership for a term of two years. The terms are staggered so that two directors are elected in odd-numbered years and three are elected in even-numbered years. Any Member of the Association may nominate a candidate for the Board. There is no limit to the number of terms a Board member may serve.
The Board chooses from among its members a President, Vice-President, and Secretary, and appoints a Treasurer and such other officers as it deems necessary.
The Board exercises considerable power (see Bylaws). However, residents have the opportunity to approve or reject the proposed annual budget.
While most condominiums have a professional manager, Beaverdam Run does not. Day-to-day management is by a group of volunteer Committees. The work of these committees is absolutely essential to the well-being of the community, and all owners and residents are urged to join one or more and contribute to their work–and get better acquainted with their neighbors. Besides the standing committees, occasionally the Board also forms ad hoc committees to deal with specific problems or opportunities.
The primary objectives of the Board are to maintain the quality and the natural beauty of our extensive property, to promote the well-being and the harmonious interaction of all residents, and to preserve the financial integrity of our collective investments. While it is not always possible to satisfy all personal and individual expectations, the Board strives to maintain respect for the privacy and the unique lifestyle of each resident in wise and consistent governance.
THE MAINTENANCE FEE
The monthly maintenance fee covers the following amenities and services.
Amenities – Free access to:
- Indoor heated swimming pool.
- Exercise room.
- Clubhouse party/game/meeting room with full kitchen.
- Historic log cabin with pool table and meeting space.
- Two tennis courts.
- Japanese garden and pools.
- Security gates.
Building maintenance – Exterior maintenance and repair of all residential, recreation and maintenance buildings, including:
- Roof repair and replacement.
- Regular resealing of decks.
- Repainting of exteriors (approximately every six years).
- Annual gutter cleaning.
Services –
- All landscaping, including tree, shrub and lawn maintenance.
- Water and sewer.
- Street lighting.
- Road maintenance.
- Snow removal.
Garbage removal and recycling are covered by the annual city/county real-property tax.
Insurance –
Property and casualty insurance protects against all risks of direct physical damage. The Association’s policy is much more comprehensive than the usual condominium policy. It insures for the full replacement value of all structures within the condominium, all personal property attached to a unit, and all “improvements and betterments” made to a unit. Unit owners may wish to carry supplementary insurance to cover non-attached personal property, water/sewer backup, personal liability, medical payments, or earthquake damage.