Category Archives: Latest News

7/22 Update: Lifting of Amenity Restrictions

Sun Ridge Residents,

As promised, please find information below regarding the basketball courts, tennis courts, and soccer nets.

Governor Murphy recently signed S-3584/A-4979 into law, which provides legal protection for planned real estate developments relating to the spread of COVID-19.

Therefore, the following measures have been adopted by the Board:

  • General Guidelines For All Amenities:
    • While masks are strongly encouraged for those who are not vaccinated, they are no longer required.
    • Social Distancing is still highly recommended.
    • While the COVID Ambassadors will continue to monitor the pool area, they will no longer monitor the playgrounds.
    • At this time, guests will continue to not be permitted. More information to come soon.
  • Basketball Courts, Tennis Courts, Soccer Nets:
    • All basketball, soccer goal, and tennis court nets have been restored.
    • Keys for tennis courts will be available at the Sun Ridge office.  Upon receipt of your key, you will need to sign off on the general liability waiver.
  • Playgrounds:
    • Both playgrounds have been reopened
    • Residents can stop by the Sun Ridge office to sign a general liability waiver and pick up a key to gain entry to the playgrounds.
    • While residents will still be required to sign a general liability waiver upon receipt of their key, the daily screening forms will no longer be required.
    • Residents are no longer required to reserve a timeslot to use the playgrounds.
  • Pool:
    • Residents are no longer required to reserve a timeslot to use the pool.
    • Residents will still be required to fill out and sign a general liability waiver and the daily screening forms.
    • Residents will still be required to submit to a temperature check upon entry to the pool and maintain social distancing.
    • No more than 75 residents will be admitted into the pool area at any given time.
    • The pool hours will remain the same.
    • All pool equipment, including the lawn chairs and patio furniture, have been restored. Residents are welcome to continue to bring their own furniture if they feel more comfortable.
    • Food and beverages are allowed (coolers allowed, but no alcohol).  However, no outside food deliveries will be permitted at this time.

We appreciate your patience as restrictions continue to be lifted and we get back to normal.

Thank you,

The HOA Board of Sun Ridge

Update: Lifting of Amenity Restrictions

Sun Ridge Residents,

Governor Murphy recently signed S-3584/A-4979 into law, which provides legal protection for planned real estate developments relating to the spread of COVID-19.

Therefore, the following measures have been adopted by the Board:

  • General Guidelines For All Amenities:
    • While masks are strongly encouraged for those who are not vaccinated, they are no longer required.
    • Social Distancing is still highly recommended.
    • While the COVID Ambassadors will continue to monitor the pool area, they will no longer monitor the playgrounds.
    • At this time, guests will continue to not be permitted. However, the Board will be reviewing this decision within the next few weeks.
  • Playgrounds:
    • Both playgrounds will be reopened effective Wednesday, July 14th.
    • Residents can stop by the Sun Ridge office to sign a general liability waiver and pick up a key to gain entry to the playgrounds.
    • While residents will still be required to sign a general liability waiver upon receipt of their key, the daily screening forms will no longer be required.
    • Residents will no longer be required to reserve a timeslot to use the playgrounds.
  • Pool:
    • Effective Wednesday, July 14th, residents will no longer be required to reserve a timeslot to use the pool.
    • Residents will still be required to fill out and sign a general liability waiver and the daily screening forms.
    • Residents will still be required to submit to a temperature check upon entry to the pool and maintain social distancing.
    • No more than 75 residents will be admitted into the pool area at any given time.
    • The pool hours will remain the same.
    • All pool equipment, including the lawn chairs and patio furniture, will be restored. Residents are welcome to continue to bring their own furniture if they feel more comfortable.
    • Food and beverages will be allowed (coolers allowed, but no alcohol).  However, no outside food deliveries will be permitted at this time.
  • Basketball Courts, Tennis Courts, Soccer Nets:
    • All basketball, soccer goal, and tennis court nets will be restored – date is still to be determined as the weather has been affecting getting all of the nets in place. More information will follow shortly.
    • Keys for tennis courts will be available at the Sun Ridge office.  Upon receipt of your key, you will need to sign off on the general liability waiver.

We appreciate your patience as restrictions continue to be lifted and we get back to normal.

Thank you,

The HOA Board of Sun Ridge

90 Day Transition to TownSq

Dear Homeowners,

Since becoming your management company in September 2019, we introduced you to Townsq – a communication platform which is accessible via web browser and mobile app and designed to improve communication between the Board, Associa, and members of the SROA.

TownSq provides numerous benefits and capabilities, including:

  • Making electronic payments for monthly dues
  • Submitting general inquiries or ACC modification request forms
  • Accessing various documents
  • Receiving text and email notifications about various Sun Ridge office and community matters
  • Voting for winners of holiday contests

We have found that TownSq is more cost-effective at providing the above benefits and offers a better way of communicating with the community than through other traditional methods, including mail and email. 

We have mailed and emailed several invitations on how you can register and transition to this new communication platform offered by your HOA. 

Going forward, TownSq will be the preferred communication method. Those that have not signed up will be granted an additional 90 days to register for Townsq. 

The current emails you receive outside of the Townsq post will discontinue as of April 30, 2021.

If you need assistance, please feel free to call me at 908-237-0994 or the Townsq Help Desk at 844-281-1728.

Order Resale / Refinance Documents

To order documents for resale or refinance:

  1. Visit www.associaonline.com.
  2. At the top left of the page click Order Resale Documents.
  3. From there, please select Associa Community Management (NJ) from the list of Management Companies. This will redirect you to Community Archives, where you will register for a username and password or log in if you have used our site before. Once you are on the website, you can review the different packages that are offered and their descriptions.

Make sure to select the processing time that best meets your needs.  The default document processing time is 5-10 business days. There are two options to expedite your order: 9-32 business hours or 1-8 business hours.  The price to expedite your order may vary depending on the types of documents included.

Toine Hutchinson
Community Manager

Associa® Community Management Corporation of New Jersey, AAMC®
5 Sun Ridge Drive
Flemington, NJ 0822
O: 908-237-0994
F: 908-237-0995

COVID-19 Amenity Closures Q&A

Dear Sun Ridge Residents,

This poat serves to provide answers to the following questions since our previous post regarding the closure of the pool and tennis courts.

1. We don’t need to maintain the pool in the winter, so why do we need to continue to pay money to maintain the pool in the summer?

A pool isn’t designed to be stagnant during the warm months of the year.

Leaving the pool closed all summer is a guaranteed way to end up with a “green, smelly mess” and permanent stains or damage to the pool surfaces.

Draining the pool for any extended period of time can lead to serious damage. Even with a pool cover:

  • Cracks form in the plaster, which will shrink and crack if left dry in warm temperatures
  • Delamination can also occur, leading to ‘pop-offs’ of plaster in areas of the pool
  • The pressure of the ground water can actually lift the concrete pool out of the ground
  • The pumps are old and need to be performance checked periodically

These damages would cost the Association more in the long run and therefore, the pool will continue to be maintained in the summer.

2. Why can’t we just move money budgeted for snow removal to pay for the additional costs to open the pool?

Please understand that the added expenses were only one part of what we considered. As we reasoned in our original announcement, we determined that paying the added expenses would not eliminate the health, safety and liability risks of our community and the Association.

3. Can’t homeowners just sign a waiver of liability to eliminate the risk to the Association?

Per legal guidance, when liability waivers are challenged before the courts, they are sometimes found to be unenforceable.

This is because courts are generally loathe to uphold them, as they allow a party to avoid responsibility for its negligent acts. As a result, courts may invalidate liability waivers.

4. Why can’t we open the tennis and basketball courts?

To repeat what was stated in the original announcement, our insurance will not provide COVID liability coverage in the event that someone sues the Association claiming the individual contracted the virus while using one of our amenities. If this were to happen, we would have to defend the lawsuit using available Association funds and may potentially require imposing a special assessment to all homeowners.

Additionally, we would need paid monitors at each of the amenities to assure that documented periodic sanitation occurs, and social distancing rules limiting the number of people at one time are enforced.

5. If we are going to close the amenities, aren’t we entitled to a refund of our monthly maintenance fees?

Please keep in mind that while the amenities are shut down, there are still some costs associated with maintaining them. Therefore, we will strongly consider providing a credit to each homeowner after the 2021 budget analysis based on the unused portion of the funds earmarked for the servicing of the pool, playgrounds, tennis courts, and basketball courts.

We cannot emphasize enough that we carefully considered all facts before we reached our final decisions related to closing our amenities.

We look forward to having all of you join us for the annual meeting on July 15, 2020.

In the meantime, please stay safe and be well.

Thank you,

The HOA Board of Sun Ridge

COVID-19 Amenity Closures

Dear Sun Ridge Residents,

The Board worked diligently to review Executive Orders 147 and 153 signed by Governor Murphy pertaining to the reopening of the pool and tennis courts.

The Orders had several strings attached that we needed to evaluate before we considered opening the pool. Specifically:

1. Health & Safety: Above all other factors, your health and safety is our number one concern during this crisis. As such, the Board is tasked with making decisions that protects the health and welfare of all residents. This is a paramount concern and one that weighed heavily in our decision.

2. Liability: After consulting with the Association’s attorney, insurance agent, and Associa, we have determined that reopening the pool and tennis courts unequivocally poses clear liability to the Association and its Board members. Our insurance will not provide COVID liability coverage in the event that someone sues the Association claiming the individual contracted the virus, while using one of our amenities. If this were to happen, we would have to defend the lawsuit using available Association funds and may potentially require imposing a special assessment to all homeowners.

In addition, in order for our pool management company to provide lifeguards on duty, they require a change in our current contract that would provide them indemnification from legal liability. In other words, the SROA would assume any and all liability for COVID claims, even if the source of the claim can be directly attributed to the pool company’s carelessness or negligence stemming from their actions.

3. Expenses:  In addition to the liability risk, there are several additional expenses that we also considered as part of this decision.

The state requires that we hire a certified COVID Ambassador – someone who is licensed by the state to perform the following functions:

  • Enforcing social distancing by requiring residents to keep their distance while using the pool and congregating in the surrounding pool area;
  • Requiring residents wear masks when congregating outside the pool;
  • Regulating the number of people in the pool and restrooms simultaneously.  Moreover, there may be additional limitations on the number of people permitted in the pool area due to homeowner appointments to use the pool and to schedule “downtime” to insure proper sanitizing of these areas.

Since Sun Ridge’s COVID-19 permitted usage is 166 for the main pool and 11 for the kiddie pool, we would be required to have two ambassadors on duty.  The total cost for two ambassadors to service the pool would be an additional $2,772 plus tax per week.

However, even if we hired the two ambassadors, their ability to enforce all these rules are limited. Even if we were to hire security personnel at an additional average daily cost of $25-$30 per guard/per hour to enforce the new rules, we considered whether:

  • Residents would adhere to the rules in a uniform manner, or
  • Reasonable efforts to enforce the rules could potentially result in altercations and further jeopardize the safety to our other residents, hired staff, and the Association

In addition to the COVID ambassadors, the Association would be required to hire a cleaning company on a daily basis at an additional cost $2,838 plus tax per week to “frequently” clean all touch surfaces such as handrails, gate handles, door knobs and restrooms.

Lastly, the Association would also be required to purchase the hand sanitizing stations at a total additional cost of $2,810 plus the cost of obtaining social distancing/hand washing signs for each of the pool and tennis court areas.

In light of all the information summarized above, the Board unanimously votes to close the pool and tennis courts for the rest of the season.

Furthermore, the playgrounds and clubhouse will continue to remain closed until further notice.

While we made our decision completely independent of what other Associations have elected to do, we realize some of you might reasonably be curious about what nearby communities have opted to do regarding their pools.

For reference, nearby HOA communities, including Stonegate, Concord Ridge, and Flemington South have all opted to close their pools for the entire season.

Refunds/Savings: During the shutdown, the Association has saved money on electric and gas with the heat and air conditioning turned off in the clubhouse, and we will certainly save money on not having to pay for lifeguards. However, please understand we still have to pay to keep the pool maintained.

Therefore, we will consider providing a credit to each homeowner during the 2021 budget analysis based on the unused portion of the funds earmarked for the servicing of the pool, playgrounds, tennis courts, and basketball courts.

We cannot emphasize enough that we carefully considered all facts before we reached our final decision.

Please stay safe!

Respectfully,

The HOA Board of Sun Ridge

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