What is a condominium association?
A condominium association is a corporation registered with the State and managed by a duly elected Board of Directors
. Its purpose is to maintain all common areas and to govern the community in accordance with the provisions of the NH Condominium Act, Point Breeze bylaws
and various governing documents
. The corporation is financially supported by all homeowners of the Point Breeze Condominium Association. Financial documents such as budgets and audits of the Association are posted here.
What does the Association own and take care of?
The Association provides comprehensive maintenance and services detailed here.
What do my Association dues cover?
Association dues cover the cost of maintenance activities and services
of the Association. In addition, part of the Association dues are set aside in a reserve fund for major maintenance and repair activities that must be completed periodically.
What is my assessment?
The assessment is the amount due from each homeowner to cover the operating expenses of the common areas and provide for reserve funds for replacement of common facilities in future years. Your assessments are due quarterly. Statements are sent from the Facility Manage as a reminder of the amount due.
How are assessment amounts determined? Will they go up?
Budgets are developed by the Board of Directors and adjusted periodically to meet anticipated expenses. The Board allocates costs to cover expenses for each individual unit. The condition of all assets of the Association are carefully monitored each year to determine if our budget is adequate to assure proper maintenance and expected services. The Board of Directors may approve an increased budget which may increase your assessment. You can view the 2018-2019 budget here
What happens if I don’t pay my assessment?
The maintenance and management services incurred by the Association are dependent upon timely receipt of the assessments due from each homeowner. Late payments will result in a late charge. In addition, the Association may charge interest and/or proceed with a lien or a foreclosure proceeding on your property for nonpayment of assessments. Please refer to the Point Breeze bylaws
for more specific details.
What is the board of directors?
The Point Breeze Condominium Association is led by a Board of Directors
who oversee Association business. The Board is elected by the homeowners. The limitations and restrictions of the powers of the Board of Directors are outlined in the Association's bylaws
and other governing documents
Are Board meetings open to all residents? If so, when and where are they held?
Yes. Notice of the time and place of any regular board meeting is posted on the website calendar
at least 10 days prior to a meeting. Board meetings are typically held in the Manager's office. The posted schedule also contains phone-in information for those who want to participate in the meetings remotely.
What are the PBCA rules?
Point Breeze has rules which have been adopted by the Board of Directors and in some cases are included in the Association bylaws. The rules
are established to provide direction to unit owners for common courtesies with regard to such activities as parking, vehicles, pets, and sharing common amenities. They are set up to maintain the aesthetic value and integrity of the community on behalf of all owners and help protect the market value of our investment as well.
What are the bylaws and where can I find them?
The Association bylaws
are the guidelines for the operation of the association. They define the duties of the various offices of the Board of Directors, the terms of the Directors, the membership's voting rights, required meetings and notices of meetings, and the principal office of the Association as well as other specific items that are necessary to run the Association as a business.
Where can I find governing rules and policies?
As a premier condominium association in the Lakes Region, Point Breeze strives to be a community where residents can enjoy a high quality of life in our pristine, natural setting. We are guided by governing documents
that include our bylaws, rules, management practices and procedures that ensure our property values and quality of life are protected.
What if I want to remodel or make changes to my unit?
PCBA has adopted architectural guidelines with procedures for submitting requests to make exterior and interior changes to your unit
. Such changes may include changes to patio covers, decks, landscaping, exterior color changes or extensive interior modifications. You must submit an application
through the ARC. The ARC will review the proposed changes and make a recommendation to the Board for its review and approval.
What is the ARC? What is the process for making changes to my unit?
ARC stands for Architectural Review Committee. If you are considering a modification to the inside or outside of your condominium you should review the information about making modifications to your unit
and consult with the Facility Manager.
What can I plant in the space around my unit? Tell me about landscaping requirements.
A consistent look and feel of the landscaping around units helps keep Point Breeze aesthetically appealing. Maintenance of these plantings is your responsibility as a unit owner. The Association has adopted an approved landscape plantings list
. You can plant annuals within your unit’s foundation bed. If you want to plant shrubs, bulbs, or perennials, they must be on the approved list and you need to apply for approval. The landscaping application is available here.
How do I recycle the trash? When is pick up day?
Wolfeboro has a very active and progressive recycling operation. To be accepted at the landfill, trash must be separated and marked as outlined in the most current version of the trash guidelines
Can my guests use the amenities?
Your guests and family may use Point Breeze amenities but they must also follow the rules
. You must provide your guests with copies of the rules so they know our standards and expectations.
Owners and tenants are responsible for the actions of their families, guests, and invitees. If it is determined that there has been a transgression, visitors may be asked to find other accommodations.
As a courtesy, if any unit is occupied by family or friends without the owner being present, please provide the Point Breeze Office with the names of the person(s) occupying the unit. This way the Facility Manager knows that you are aware that someone is occupying your unit.
Can I rent my unit?
Yes, you may rent your unit with certain restrictions. To ensure that Point Breeze remains a community primarily of residents and not short term summer renters, the Association has developed rules that enable you to rent your unit but only for an extended period of no less than 30 days. If rented,
- A unit may not be occupied by more than one party (renter/tenant) in any 30 day period. The 30 day period begins upon the first day of the lease term and ends 30 days thereafter.
- No more than two persons per bedroom may occupy the unit.
- The unit owner, or his or her agent, must supply copies of the Association Rules and Regulations to the lessee and obtain a signed acknowledgement by the renter/tenant that they will adhere to the rules.
- In advance of occupancy, the unit owner must supply the Manager with:
- A copy of the rental/lease agreement.
- Signed copy verifying the receipt of the rules.
- Insurance certificate providing coverage (Article VI-3(b) of the By-Laws (Ref:Article VI-1(d).
The occupancy provision does not pertain to the unit owner who may enter and occupy the unit upon termination of the lease or vacating of the unit by the tenant.
Fines. Please note that the Board of Directors may impose a fine of $325 per day per violation on owner’s who rent their units for less than one month.
Do I have to be a member of the PBCA?
All unit owners are members of the Point Breeze Condominium Association.
What should I do if I am hosting a party in my unit?
Residents should feel free to host activities at their homes. However, if you are planning to have a large organized gathering outside of your unit, you need to have approval from the Board of Directors. If you are in doubt about the size of your gathering, please check with the Facility Manager.
Organized picnics or parties, other than small informal gatherings of family and friends, picnics and parties should be hosted at the boat house or in designated common areas.
Parking regulations and rules?
Each unit owner is assigned two parking spaces for their unit-- the unit garage and the apron in front of the garage. Owners and guests may park in the additional designated parking areas. Additional parking is available in the overflow parking area by the office.
Let's talk about the speed limit.
The speed limit at Point Breeze is 15 mph. Please respect others and proceed slowly through the property!
Where can we safely place a BBQ unit? Are there rules about propane grills?
Past and recent occurrences of flare-ups of grills close to buildings has caused safety concerns. Therefore all gas grills while in use on the deck and all grills immediately adjacent to the building must be at least 4’ from the building and 4’ out from under any building overhang.
Gas grills should be shut off at the tank when not in use. Someone should be in attendance when any type of grill is in use. No charcoal grills are allowed on the deck while in use! They must also meet the clearance requirements as stated above.
When not in use, grills should be properly stored, not left in the yard. Grills are to be used in the owner's deck or in the backyard and are not permitted in front yards.
Ashes from grills are to be disposed of in the steel drum provided at the Managers’ Office.
Can owners reserve the boat house for personal special events?
Yes. If you are interested in hosting an event at the boathouse, contact the Facility Manager for a reservation.
What is the PBCA annual budget and what does it include?
The annual budget
includes the estimated annual costs for operations and maintenance of the Association, staff salaries and related benefits, insurance, contracts, and fixed expenses.
What is a reserve study? What are is the status of our reserve fund?
eserve study is done to assess all of the major capital systems in the association. It evaluates how much life is left and how much it is likely to cost when they wear out. From that information, the reserve study projects how much money the association should set aside each year to have enough funds to replace those items when they wear out. The reserve is updated annually with the budget. The current reserve fund can be viewed here.
What about pets?
Point Breeze welcomes domestic pets and expects pet owners to act responsibly to ensure their pets are under control. Pets must be kept on a leash for their safety and the safety of others.
Pets are allowed on leash in all common areas at any time.
Pets may not be on the beach or in the swim area at any time other people are present. If a pet is already at the beach when people arrive, the owner should immediately remove the pet from the beach and swim area. Because our beaches are a highly desirable shared amenity at Point Breeze, be sure your pet does not dig or in any way cause damage to the beach.
Pets are permitted off leash only in the designated areas behind the boat yard and behind the burn pile off Sunset Point Road.
As good pet owners, please know that it is your responsibility to clean up after your pet at all times. For the health and safety of the lake, forest, groundwater, and our residents, please be courteous and scoop the poop!
Pets may not chained outdoors and installation of overhead cable and pulleys is not permitted.
Because being accountable for your pet is so important to the community, any violation of these rules will result in a minimum $50 fine.
How can I get more involved in the Association?
As a self-governed non-profit organization, Point Breeze depends on the active involvement of unit owners. You can volunteer to participate in a committee o
r run for a position on the Board of Directors. You may also wish to organize and participate in various social activities to meet and enjoy the company of your neighbors.
Learn more about Point Breeze Committees by contacting the committee chairperson or Board liaison
to learn more about the committee and when it meets. Committee members are appointed each year at the Annual Meeting.
If I am having a problem with a neighbor for a violation of the rules or policies, what can I do?
If you see someone not following the rules, ideally you should approach the individual to let them know of your concern and remind them of the rule to be followed. In the event you are not comfortable doing so, you should let the Facility Manager know of your concern, either in person, by phone, via email, or the website contact form.