Incumbent Candidate's Email

From: Michelle, Christine, Janos, Ketki <[email protected]>

Sent: Tuesday, April 1, 2025 at 08:55:55 PM PDT

Subject: Gateview 2025 HOA Board of Directors Election - April 16 

WE ARE COMMITTED TO WORKING TOGETHER TO MAKE GATEVIEW ITS BEST

Your vote is important and we are asking for your support

    Michelle Dunton - Christine Harris

Janos Horvath - Ketki Shah

How your HOA dues are spent - Checks and Balances:

Our management company, FirstService Residential (FSR) has a team of professionals to help the Board understand and navigate many of today’s complex issues facing Homeowner Associations. 

A draft budget is prepared by FSR based upon the past 12 months of actual costs and known contractual obligations. The Reservist prepares the Reserve Study which is a crucial financial planning tool for analyzing current and future capital needs for repair and replacement of building components. Draft documents are subsequently reviewed by the Finance Committee, Board Directors and Owners during an open meeting and the final Budget and Reserve Study are then approved at the next open Board meeting.  All expenses are tracked against the approved budget. This has been the process for the past several years and followed by the current Board. 

Multiple bids are generally discussed in open Board meetings and Owners have the = opportunity to provide input. When bids are complete, making decisions is not difficult. 

HOA insurance premiums have risen in the last few years increasing 140% between 2022 & 2025. Waste Management trash/recycle collection costs have increased 105% between 2024 and 2025. Electricity rates increased 18% between 2024 to 2025. Despite having a fixed gas rate, gas distribution rate has increased 60% in the last 18 months.

Our money is well managed and in secure investments. Healthy reserves earned $237,000 interest in 2024. This Board works hard to keep dues increases to a minimum while investing in the future by adequately funding our reserves to maintain our property and avoid special assessments.

Property Infrastructure and Maintenance:

This Board worked with management to establish a regular maintenance schedule to help extend the life of building components, yielding a substantial improvement since the 2020 pandemic:

• Aging fire pumps replaced with efficient pumps to maintain fire sprinkler water pressure, a critical component during fire mitigation.  Control valve assemblies were replaced in stairwells. 
• Secured the garage with the installation of new roll-up vehicle gates replacing the old arms, a fresh pedestrian “front door” and glass enclosure. A secure entrance deters intruders and improves property values. Security office upgrades improve productivity by minimizing time for package distribution.
• Building D roof leak as well as leaks into the garage from the exterior walls of J and F buildings have been identified and repaired.
• Fire sprinkler leaks in units are addressed quickly and efficiently.
• Deteriorated, unsanitary carpet in the Clubhouse replaced with vinyl plank flooring. Kitchen countertop replaced with quartz countertop, existing cabinets refurbished to keep costs low.
• Water distribution is better than it has been in the last several years aided by our General Manager's persistence and engaging a design-build plumbing company with an engineer on staff.
• Anti-scald pressure balancing valves have been identified and proven to solve temperature fluctuation issues in showers.
• Obtained Grant funding to offset the cost of added electric vehicle chargers.

Exterior lighting upgraded along the building perimeter for added safety and visibility and additional cameras installed at various locations on the property.

Listening to community input: 

• Transitioned to hybrid Board meetings encouraging participation in spirited Homeowner forum discussions.  Everyone is respected and all input is heard, even when we disagree.
• Board Directors individually and diligently study every agenda item before meetings. At open sessions, for every agenda item, following the first round of Board discussion, Directors listen to homeowner input and answer questions ahead of Board responses and final vote.
• Increased use of Owner surveys on issues such as parking at 99 Ranch during the Garage Restriping project, Gym Vision Committee, EV chargers and Comcast cable.
• Established the Gym Vision Committee to channel community input in three areas: equipment, environment and long-term vision.
• Solar Consultant investigated solar panel installation at Gateview and determined a cash option would involve an upfront cost of just under $1 million, a lease option would cost over $2 million with a 25 year pay-back time. Therefore, after discussion in an open meeting, the project was tabled.
• Evaluated and discussed Comcast cable costs in Town Hall meetings attended by Owners and determined it was not the right time to eliminate cable services.
• This Board has never disapproved any committee that Owners wanted to create.

Administration / Management engagement:

• This Board worked with the management company to ensure continuity in staff which is essential for maintaining our property values. This collaboration was lacking in prior Boards. Replacing management companies within a few years only increases our costs and leads to lack of continuity causing confusion. 
• The Board works with management diligently to resolve Owner issues. 
• Home prices are influenced by mortgage interest rates and demand due to the on-going work-from-home-revolution impacting all Bay Area values. 
• This Board has directed management to present 3 competitive bids and review contractor's scope to make sure they are comparable.

Campaign Material Responses:

• The Garage gate installation was not late. It was a major project coordinated between several different contractors. Some of the components could not be installed until each contractor completed their portion of the work.
• All Owners have access to HOA data - financials, budgets, contracts, etc. Contact Management if you need any documents.
• The graph of dues versus inflation rates included in a candidate's statement is deceptive, as it compares total dollars to percent change. The correct data to plot would be the dues delta as a percentage versus inflation rates. 
• Length of Board meetings is not a factor in fiduciary responsibilities and has no impact on best value/best practices for HOA dollars. We set aside what is not ready for Board discussion and action until all the necessary information is obtained. This has resulted in efficient Board meetings that are civil, respectful and less time consuming for all. A  recommended guideline is to aim for meetings lasting between 60 and 90 minutes. This allows for an efficient and focused meeting to get through the agenda in a timely manner. 

Thank you for your support.

Michelle Dunton 
Christine Harris
Janos Horvath
Ketki Shah