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Heat / Hot Water / Central Air Conditioners

AIR CONDITIONING SYSTEMS / R22 PHASE OUT

Each unit in this complex contains a central air conditioning system. The systems are stand-alone, so each unit has their own dedicated system which only serves that unit. As such repair, operating and service costs on this these systems are solely the responsibility of each unit owner, per the covenants. The association cannot recommend any particular service providers, however we are happy to provide a list of local providers upon request.

Due to the design of this complex, the following costs are currently paid for through condo fees, but please note: these items may change in the future and the association cannot and will not cover damage to an individual unit due to failure to properly maintain the system. Unit owners are recommended to have their units thoroughly inspected on an annual basis by an appropriate professional (please see the contractor requirements for this). Any unit owner scheduling service with an outside contractor will need to notify management in advance (at least 24 hours/1 business day), as these contractors will need access to controls that are inside association mechanical rooms.

Costs/Services provided by association (up to date as of 11/4/2015):

  • Garden Units: Annual (basic) air filter checks and replacements (if necessary), routine visual exterior inspections and minor servicing needs (at the association's discretion) to air handler units, controls, evaporators, drains and condensers. Electrical costs for Air Conditioning operation.
  • Duplex Units: Annual (basic) air filter checks and replacements (if necessary), routine visual exterior inspections and minor servicing needs (at the association's discretion) to air handler units, controls, evaporators, drains and condensers. Electrical costs for Air Conditioning operation.
  • Townhouse A&D Units: Annual (basic) air filter checks and replacements (if necessary), routine visual exterior inspections and minor servicing needs (at the association's discretion) to air handler units, controls, evaporators, drains and condensers. Electrical costs for Air Conditioning operation.
  • Townhouse B&C Units: **these must be scheduled with the association, as the air handlers and certain controls are located within the B&C units, unlike the other units in the complex, where these items are located in common mechanical spaces*** Annual (basic) air filter checks and replacements (if necessary), routine visual exterior inspections and minor servicing needs (at the association's discretion) to air handler units, controls, evaporators, drains and condensers. Electrical costs for Air Conditioning operation.

R22 PHASE OUT - IMPORTANT INFORMATION

Please note that the air conditioners within this complex use R-22 refrigerant (also known as HCFC-22). The use of this type of refrigerant is effectively being phased out. As of 2010, manufacturers were no longer allowed to produce ACs and Heat Pumps using this refrigerant. As of 2020, chemical manufacturers will no longer be allowed to produce this refrigerant.

What this effectively means is that owners here will eventually have to shift to R-410A systems, which will require many new components. The association does not offer any financial assistance or bear any installation costs related to conversions to R-410A systems, as these are solely each owner's responsibility.

At this point in time, the association does not have a designated replacement / recommended model for owners wishing to convert to new systems. Owners wishing to convert should work with the Board in drafting specifications for future conversions. It may be possible to install heat pumps as replacements, although owners would need approval from the association for such a plan (and the plan would have to meet certain install requirements).

For more information, please search for the EPA webpage on the topic


HEATING FUEL

Our complex owns of nine underground 1000 gallon propane storage tanks. The tanks are filled up as needed on a call-in basis. It is not possible for owners to have their own propane tanks or fuel provider - the provider is chosen by the association, which owns the tanks and fuel delivery system in common.

HEATING SYSTEMS

All of our heating is performed by propane gas-fired boilers with forced hot water baseboards inside the units. Our domestic hot water is produced via indirect systems where the boiler also produces the heat needed to warm the water to desired temperatures, or on demand for some boilers.

Some Duplex & Townhouse style units have dedicated heat and domestic hot water systems that only serve their unit. Other Duplex & Townhouse units share heating & hot water systems on basis of two units per system. Our Garden Units share one system per each building. Duplex and Townhouse systems may elect, at their own expense, to install dedicated systems serving only their units.

The association covers an annual inspection and servicing of each boiler within the condo fees, done by the association's contracted service provider. Owners are allowed to opt-out and have this annual service done by their own licensed service professionals, however the association does not cover these costs or reimburse/refund owners anything if they do opt out. If an owner opts out they must provide the inspection/gas test results to the association to prove their boiler has been inspected and is in good functional status. All other costs and service to the heating systems are at owner expense (as well as parts that may need to be replaced during the annual inspection). When service is needed from time to time, owners may use the association's provider or their own licensed professional, however if anything is wrong with the heating system, owners must notify the association immediately (as this can affect other owners, and because the association stocks many of the commercial parts which are not locally available to service these heating systems, and because many components of the systems are interconnected with association utilities so we need to be aware of what work is being done). Contractors that are not registered with the association will have to have proof of insurance provided before beginning any work.

HEATING COSTS

All heating systems are metered with highly accurate gas meters. In cases where these systems are shared, the Association apportions costs on a proportional basis (50/50 in 2-unit systems, 1/6th each in 6-unit systems) based on the ownership percentages in our Declaration. The Association invoices owners directly for propane (Owners of rented units are responsible for fuel costs - the association does not invoice tenants, nor can it set up accounts for them).

Heating costs are not included within the condominium fees, nor are costs related to repair & maintenance of the heating and hot water systems for Townhouse & Duplex owners - they are invoiced separately. Those wishing more information about projected annual costs may contact Management.

HEATING PLAN

Our Association offers an equal installment propane payment plan that runs from July 1st through June 30th. We will estimate your annual costs then allow you to submit payments in equal installments for twelve months. If the actual usage runs over, we will invoice you for the difference at the end of the plan year. If actual usage runs short, we will carry your credit to the next plan year.

ZONE VALVES

Zone valves are located inside the units, and are the responsibility of owners to replace when they fail. Our heating zones are designed to operate with a specialized zone valve that local heating contractors and stores do not keep in stock and will not be able to get on short notice. The Association keeps a small stock of these units - if you are replacing one please let Management know and you can reimburse us at cost.

More detailed information can be found on the spreadsheet in the Password Protected - Owner page.
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