October meeting · prepared for the board of Willow Creek Station, a ~340-door association (fictional).
Built from the association accounting system and the work-order log, delivered the Thursday before every board meeting. Nobody assembles it.
Three decisions on the table
Vote the irrigation repair funding — utilities are running 15% over budget.Serious · ~$11,500
The June irrigation main break is the driver. Two options are costed for the vote: reserve-funded repair vs. carrying it in operating through year-end.
Vote the lien letters — three owners crossed 90 days.Watch · $11,500
$11,500 sits past 90 days. The letters are drafted and attached — one vote, they go out the next morning.
Approve the reserve catch-up line — contributions are $17,600 behind the study schedule.Watch · $17,600
The catch-up line in the draft budget closes the gap by March; the reserve sits at $512,400 against a $530,000 study target.
The association in four numbers — with the eight quarters behind them
$148,200▲ 6%operating cash after October bills8-qtr operating cash
23▬ +2open work orders, oldest 41 days8-qtr open work orders
Budget vs. actual — year to date, straight from the ledger
Line
Actual
Budget
Vs. budget budget line
Note
Assessments collected
$611,300
$634,100
96.4%
96.4% collection rate
Landscape & snow
$148,700
$152,000
97.8%
under, mild winter start
Utilities & irrigation
$88,400
$76,900
115%
15% over — see item 1 above
Insurance
$64,100
$64,100
100%
renewed flat in September
Delinquency — $28,900 total, by age · no names on the board copy
$9,100CURRENT–30
$8,30031–90
$11,500PAST 90
11 owners in current–30 — 9 of these paid within the cycle last quarter.
5 owners at 31–90 — payment plans active on 2.
3 owners past 90 — lien letters drafted, queued for board vote (item 2 above).
Work orders — 23 open
22 in normal range · dark1 stalled · amber
The oldest open work order (pool gate latch, 41 days) is the stalled one:
the vendor no-showed twice. A replacement vendor's bid is attached for the board's approval.