X.L. Addition Maintenance Program

  1. INTRODUCTION
  2. The Board of Directors created the Addition Maintenance Program in 1984 as an optional maintenance program designed to allow GHI Maintenance to cover maintenance of building additions for an extra fee. The intent of the Program is to provide members with the same level of maintenance for additions as they receive for their original GHI home, as determined by their Mutual Ownership Contract and the current maintenance policies and procedures.

  3. ENROLLMENT PROCEDURES
    1. Existing Additions
      1. Members wishing to place an existing addition on the Addition Maintenance program should contact Technical Services to arrange an enrollment inspection.
      2. A GHI inspector will conduct an enrollment inspection, using the same criteria as applies to the Resales procedure. In addition, the member is required to provide a clear WDI (Wood-Destroying Insect) inspection.
      3. A written report of the results of the enrollment inspection will be sent to the member with three (3) possible designations, as follows:
        1. A-25: Addition is acceptable, no further work is necessary to enroll;
        2. A-26: Minor repairs are necessary before your addition can be enrolled;
        3. A-28: Major repairs are necessary before your addition can be enrolled. Even if members elect not to enroll, some repairs may be mandatory.
      4. A follow-up inspection is done when repairs have been made. When all items have been satisfied, an Addendum to the Mutual Ownership Contract  is executed, charges are added to the member's account in the Fiscal Department, and the addition is added to the computerized maintenance management system.
    2. At Resale
    3. All existing additions eligible for inclusion on the Program are required to be enrolled at Resale. The addition is included in the Resale inspection and any maintenance defects are cited in the subsequent Resale Inspection Report. Normal resale procedures are followed, and at settlement, the new member signs an Addendum with the new Mutual Ownership Contract .
    4. New Additions
    5. All new additions are required to enroll in the Addition Maintenance program upon substantial completion. Members are required to sign an Addendum to the Mutual Ownership Contract  for the addition before a permit is issued by GHI. The Addendum is held in GHI's records and not executed, and the member is not charged, until the addition is substantially completed.
  4. COVERAGE
    1. Flooring is not covered, but subflooring is covered;
    2. No additional sidewalks are covered, except the stoop or section immediately in front of an exit door;
    3. Those items specifically excluded from maintenance by this policy, by reference in the Addendum to the MOC, or by reference in the list of member responsibilities furnished at Resale;
    4. Non-standard fixtures and components are maintained according to the standard policy listed in section II.C.2.The policy provides for GHI to make repairs provided that the member supplies any necessary non-standard parts.
  5. Maintenance coverage for additions follows similar rules as applies to the original homes. GHI will repair or replace any standard component that would normally be repaired or replaced in the original home. This will include repairs of components listed in section II.B, GHI Responsibilities (page 33-91), except as follows:
  6. ADDITION MAINTENANCE REPLACEMENT RESERVE
    1. All funds collected annually for addition maintenance that exceed annual expenditures for addition maintenance are placed into the Addition Maintenance Replacement Reserve to fund replacement of major capital components such as roofs, windows, and siding. These components are regularly inspected, their condition assessed, and future anticipated replacement costs are evaluated in order to advise the Board of Directors regarding the adequacy of the current Addition Maintenance Program fees.
    2. Addition Maintenance Replacement Reserve funds are intended to be funded entirely from fees paid by members enrolled in the Program, and to be used exclusively to fund shortfalls in Program expenses over annual collections. These shortfalls could be due to the cost of regular repairs, replacement of components, or both.
  7. COMPONENT REPLACEMENT POLICY
    1. Replacement of standard covered components shall include all labor and materials.
    2. Replacement of non-standard covered components shall include labor and any routine materials such as caulking or fasteners. Non-standard components must be provided by the member. Non-standard components must be replaced with other non-standard components that require approximately the same labor and level of difficulty to replace as the component being replaced. Excluded from any replacement responsibility are proprietary systems and components that require special training or license.
    3. Replacement of non-standard components with standard components, provided at no extra cost by GHI, will be done at the member's request.
    4. Under special circumstances, members may elect to pay the difference between the cost of replacement of a standard component and a desired non-standard component, when the existing component is already non-standard. Examples of this include high-end windows, plumbing fixtures, electrical fixtures, and specialty roofing systems.
  8. EXCLUSIONS
    1. Special circumstances that allow members to have a greater number of choices in design and choice of materials for additions also make certain exclusions from coverage necessary.
    2. Generally, components are excluded from coverage under the Addition Maintenance Program in accordance with the list of GHI Responsibilities (see Section II.B). Among the list of normally covered components and systems, some may be excluded from coverage when repair or replacement is exceptionally difficult or expensive. No credit to the monthly fee will be given for components that are excluded from coverage under the Addition Maintenance Program. However, the excluded design or specific components are often allowed to be used as an accommodation to members.
    3. Examples of specifically excluded components include: water and sewer lines beneath concrete floors; metal balcony railings; decks and deck footings except where completely covered by a permanent roof structure; patios; heating systems other than electric baseboard; fireplaces and wood stoves; skylights; sliding glass doors, French doors, or pocket doors; proprietary roofing and siding products. Some items, even though addressed by the policy on GHI Responsibilities, are specified as excluded on the Addendum to the MOC for purposes of clarity.
  9. ADDENDUM TO MOC 
    1. Enrollment in the Addition Maintenance Program, eligibility for maintenance services for an addition, and the authorization to charge extra fees for such services must be clearly identified in an Addendum to the Mutual Ownership Contract . This shall be the only legitimate source of such authority and no addition is considered enrolled in the Program without such an instrument, properly executed by the member and GHI.
  10. FEES
    1. Fees for the Addition Maintenance Program are paid monthly with the regular Coop fee payment and are subject to the late fees stated in each member's MOC.
    2. The rate structure of the Addition Maintenance Program is set by the Board of Directors and is subject to change.
      1. There is a base rate per square foot per month for one-story enclosed additions.
      2. There is a separate rate per square foot per month for two-story enclosed additions.
      3. A separate fee will be charged for plumbing fixtures (inside the main unit or in additions) when added onto the existing plumbing system. A fee will be charged per month for the first fixture tied to an additional waste line and a reduced charge for each additional fixture tied to the new waste line or the existing waste line. Laundry standpipes are not considered fixtures for the purposes of Addition Maintenance.
      4. A separate rate per square foot per month is set for sun rooms, screened porches, and uninhabited areas (such as unheated storage closets).

    M.        PROCEDURES FOR ILLEGAL OR UNAPPROVED ADDITIONS

    The GHI Board of Directors has established procedures to handle illegal and/or unapproved additions. The procedures are as follows:

    Step one. GHI cites the illegal addition by sending addition letter A-1 which notifies the member that he or she must obtain the required GHI approvals and/or Prince George's County permits.

    Step two. If there is a satisfactory response in one week, GHI sends addition letter A-3 listing specific items the member must complete before GHI gives approval for the addition. If there is no response in one week, GHI sends addition letter A-2 notifying the member that Maintenance has been scheduled to correct or remove the addition if the member does not respond.

    Step three. Member goes through the additions approval process, corrects deficiencies, and gets approval. If member does not respond to letter A-2, GHI Maintenance inspects on the 14th day and corrects or removes the addition and the member is charged for all costs.