Frequently Asked Questions
Definitions
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Common Elements means that portion of the Condominium other than the units.
General Common Elements means the Common Elements other than the Limited Common Elements. For Example, the ground surrounding the units, the exterior of the buildings, etc. Refer to the Master Deed IV,(a) for a detailed description of the General CommonElements.
Limited Common Elements means that portion of the Common elements reserved in the Master Deed for the Exclusive use of less than all of the owners. For example, the garage, patios, etc. are limited to the sole use of the owners of the units which the Common Elements serve. Refer to the Master Deed IV,(b) for a detailed description of the Limited Common Elements.
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Maintenance refers to any repair to the General Common Elements that is the responsibility of the Association. For example, a lawn area that may have been damaged by the snow removal equipment, a leak allowing exterior water (rain, ground water, etc.) into the unit, issues withthe irrigation system(failure to turn off or on, etc.).
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A Modification is a physical change to any of the Common Elements. Examples you may see around are the porch railings, storm doors, personal mailboxes, certain plantings, etc.
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The primary responsibilities are laid out in the By-Laws. The association has also developed policies to clarify or establish responsibilities beyond the By-Laws.
To assist in determining the division of responsibilities, the Association has also developed a Maintenance Matrix delineating this division. Click here to view/download the Maintenance Matrix.
How Do I
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The Rivers of Grosse Pointe (AKA - The Rivers, AKA - The Big House) is a separate entity from The Rivers Residence Club (us). They provide no services for us and should not be contacted for any issues regarding your condo.
The Rivers of Grosse Pointe is available to the residents of the The Rivers Residence Club For lunch (carry out, dine in, and outdoor seating), dinner and various activities. Cafe hours are 11:00 am - 2:00pm Monday - Saturday. Dinner reservations are required and are available from 4:30pm - 5:45 pm. In addition to their regular lunch menu of sandwiches and salads, they feature a special offering each day. Those wishing to utilize these services are requested to stop at the front desk to establish an account with them. You should also get a card so you can charge the meals to your account and allow access to the building after business hours.
Many other activities are available to us as noted in the calendar published monthly. Check the Events page for specific information regarding activities at The Rivers.
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The person/organization to call depends on the situation which may be covered in these Frequently Asked Questions (FAQ). Please refer to the FAQs below for specific situations. In general, use the following guidance (clicking on any of the underlined items here will take you directly to the referenced page or website):
• For concerns outside of your unit, you should submit a Maintenance Request or call Herriman Associates at 734-459-5440, ask for Jennifer Luke.
• For concerns about changes you wish to make impacting the General Commons, submit a Modification Form and any supporting documentation.
• For concerns inside your unit, you should call your preferred handyman or service technician.
• For concerns about city services, you should callGrosse Pointe Woods directly. Some important numbers are:
o Police - 313-343-2400
o Main Number – 313-343-2440
o City Treasurer – 313-343-2604
o Trash, waste, etc. – 313-343-2460
o Community Center senior programs – 313-343-2408
• For dinner reservations at the Rivers of Grosse Pointe (Big House) – 313-885-5005.
• For questions regarding activities at the Rivers of Grosse Pointe as listed on their Condos calendar – 313-885-5005.
• If you, a relative, or friend is considering moving into a facility such as the Rivers of Grosse Pointe, you may call them for information or to set up a meeting – 313-885-5005.
Please note that The Rivers of Grosse Pointe is a separate organization and has no connection to and provides no services to the condominiums. They have invited our residents (not family and guests) to limited participation in some activities (as noted in the Condos calendar) and welcome us to their lunch and dinner facilities. Please do not call or contact them for any reason other than that noted above.
Your Board of Directors has hired Herriman Associates to manage the General Commons area and as such, Herriman Associates is your primary contact not your Board of Directors.
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We would like to develop a list of people/organizations that can provide services to the residents of the community to handle interior work, repair, or maintenance. If you have used someone that has provided good service for you and would like to recommend them to your neighbors, please send an email to the web site committee listing the name of the person and/or company, the services they perform, and contact information. Please indicate if you want your name to be associated with that reference (for example, Electrical Work, ABC Electrical, contact Sparky at 555-5555, referred by Sue Smith). We will provide that list here on the website.
The following list has been recommended based on at least one person’s recommendation. There is no implied warranty and we do not guarantee their work or materials. You are urged to apply reasonable and appropriate caution as you would for any workmen you employ.
General Handyman: Al Heffner, 586-244-3343
Plumbing: Frost & Kretsch, 586-675-0097
Locksmith: Village Locksmith, 313-881-8603
Power Washing: D. Barr Cleaning Services, 586-781-3023
Appliance Service: Jim Schollenberger's Home Tech, 313-886-7658 (Detroit) or 586-463-2705 (Macomb)
Appliance Repair: Raleigh Appliance Repair, 586-773-3120
Appliance Repair: A&E Appliance Repair, 586-775-0300
Garage Door Repair: Jamie Dalian, 313-839-1600 or 313-506-0743 (cell)
Multiple: Gilbert’s Hardware maintains a list of valued professionals, 586-776-9532
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The Helm at the Boll Life Center Provides services to aged residents in the Grosse Pointes and Harper Woods. Click here to learn more about the services offered.
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For routine, non-emergency issues, such as damage to a lawn area, paint peeling off the building, dead or dying tree, etc. the co-owner is asked to fill out the Maintenance request located on Herriman’s website. Access to the Maintenance form can be gained by clicking here.
For emergency issues where time is critical to avoid further damage, the co-owner should call Herriman Associates directly at 734-459-5440. This number is manned 24/7.
In this sense, maintenance does not refer to issues inside the condominium proper that are the responsibility of the co-owner in which case the co-owner may proceed immediately as long as the work does not impact structure or the Common Elements.
You may refer to the Maintenance Matrix to determine the responsible party for the work. If questions persist regarding the responsibility for an issue, call Herriman Associates at 734-459-5440 and pose the question to them.
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The request will be forwarded to the individuals handling our account where it will be evaluated for appropriateness( co-owner or Association responsibility), completeness, and budgetary constraints.
The requestor may be contacted for more information or someone may visit the site to further assess the situation.
At this point, there are three paths that may be taken:
The request may be deemed not necessary.
Based on budgetary constraints, the request may be sent to the Board of Directors for their consideration, or
A work order will be cut for the work to be done.
In all cases, the original requestor will be advised of the final disposition of the request by Herriman.
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The co-owner must fill out a form requesting the Modification. The form must describe, in detail, along with any necessary attachment, what is being proposed. The form may be accessed by clicking here.
Download the form to fill it out.
Submit the completed form, along with any supporting documentation to the Architectural Review Committee (ARC).
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On receipt, the Architectural Review Committee (ARC) will review the request for feasibility, appropriateness, and compatibility with the community. In the process, the ARC may request additional information, or changes to the original request.
Based on the review , and any changes to the original request, the ARC will pass the request to the Board of Directors with a recommendation to either approve or deny the request. The Board will then review the request and the recommendation of the ARC and either approve or deny the requested modification. If approved, conditions may be added.
The Board will notify the ARC of their decision, the co-owner will be notified of the decision and receive a copy for their records.
Upon Approval, the co-owner may proceed with the requested Modification at their expense. Any material change to the approved plan must be transmitted to the ARC for consideration/information. Maintenance of the modification is the responsibility of the co-owners (and subsequent owners) that implemented the Modification.
The Board recommends the the co-owners retain a copy of the approval to be able to pass it along to future owners of the unit. That will alert them of their responsibility to maintain the subject of the Modification.
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There are four (4) payment options for your convenience:
1. Automatic Payment (ACH Debit)
You can have your association assessment payments automatically deducted from your checking account between 5th and the 8th of each month. This convenient service has several benefits for you:
• One less check to write on the 1st of each month
• One less postage stamp needed to mail your payment
• No worry or delay if you are on a business trip or vacation
• No late charges
It's easy to sign up for automatic payment. Simply complete the authorization form and return it to our office. Please be sure to attach a void check (not a deposit slip) to the form. ACH Debit payments are deducted from your account between the 5th and 8th day of each month. This form is available on our website: www.herriman.net.
If the completed form is not received by the 20th of the month, it will not be effective for the following month. In that case please pay the following month payment by check. See the below "Payment by Check" instructions.
2. Payment By Check (Should Include Coupon)
If you prefer to pay by check, a payment coupon should accompany your check. Make your check payable to The Rivers Residence Club Association and mail them to:
The Rivers Residence Club Association
c/o Herriman & Associates, Inc.
P.O. Box 6409
Plymouth, Ml 48170
If you are paying by check and do not have a payment coupon, please include your Association account number on the face of your check, either on the memo line or above your pre-printed name. Your account number can be found here.
We will order payment coupons for owners that have not signed up for ACH.
3. Pay via Online Banking (Must Include Account Number)
If you prefer to pay via on-line banking, the "Pay To" information must include the Association's name AND the 7-digit account number (described above at "Your Account Number" and located at the bottom center of the payment coupon). Send payment to:
The Rivers Residence Club Association
c/o Herriman & Associates, inc.
P.O. Box 6409
Plymouth, Ml 48170
All payments must be directed to the post office box - our office cannot accept payments.
4. Pay via Debit/Credit card
If you would like to pay via your Debit or Credit Card, we provide a payment portal on our website at www.herriman.net for this convenience. You may pay your assessments for any amounts up to $650.00. This feature requires that you enter your 7-digit account number when making your payment. See "Your Account Number" above. There is a fee for use of a credit or debit card.
Our Mailing Addresses
MAIL PAYMENTS TO:
The Rivers Residence Club Association
c/o Herriman & Associates, Inc.
P.O. Box 6409
Plymouth, Ml 48170
Mail all correspondence & forms to:
The Rivers Residence Club Association
c/o Herriman & Associates, Inc.
41486 Wilcox Road, Suite 1
Plymouth, Ml 48170-3104
The association's financial institution will pick up payments sent to the post office box. Please do not send correspondence or forms with your payments.
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The USPS mailboxes are manufactured by Florence Corporation. They have a local service company that can replace a key and are located at 1020 W. 14 Mile Rd. They can be reached at 248-658-6750 or 248-505-5852. They have a website at www.advanced-specialties.com. The postal service may also be able to replace a lost key.
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The responsibility for the main entry doors, front and back, is split between the Association and the co-owner.
General maintenance such as weather stripping, and hardware are the responsibility of the co-owner. If hardware needs to be serviced or replaced, Village Locksmith at 313-881-8603 can be called to provide that service.
Note that if new hardware is installed requiring a new keyset, and if you are a participant in the KnoxBox program (see below under emergency access) please notify a board member of the fact. If you wish to stay in the KnoxBox program you must provide a copy of the key to any Board member to stay in the program.
Hardware replacement must be consistent with the existing hardware. If the co-owner wishes to depart from the style that currently exists, a Modification request must be filled out and submitted for approval.
The door itself and trim around the door window is the responsibility of the Association. For service, fill out a Maintenance request and submit to Herriman.
Some units have storm doors. These have been installed at the request of the individual co-owner through a Modification and are the responsibility of the co-owner (and subsequent owners) to maintain.
The entry door between the garage and the living area is the responsibility of the co-owner.
General
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Each condo unit has a unique unit number that is used by Herriman Associates to track specific maintenance activities. To find your unit number, click here to view/download a chart that gives the unit number associated with each address in our community. Also noted is corresponding building number for the building housing your unit.
In some cases you may also need a number to refer to our community to distinguish it from the other communities that Herriman supports. The Rivers Residence Club ID number is 107.
Each unit has a unique account number within the Herriman system. This account number is a 7-digit number comprised of the 3 digit Rivers Residence Club ID number and four digits with your unit number preceded with zeros to fill it out to four digits. For example for unit 5 the account number would be 1070005. For unit 27 the account number would be 1070027. The above referenced table also lists the account number for each unit.
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Each unit has a number of smoke detectors and at least one combination smoke and Carbon Monoxide (CO) detector.
Maintenance of these detectors is the responsibility of the co-owners.
These devices are interconnected and if one sounds an alarm, they all sound.
These devices are connected to the unit’s main power supply and have a battery backup in case of a power failure.
In the original units, the backup battery is a 9-volt battery. If the original units have been replaced, a different battery may be required. It is recommended that each co-owner check for the appropriate battery type and have fresh ones available in case of need.
The CO detectors have a lifetime of 10 years and may begin to chirp at the end of their lifetime. The device must be replaced at that time. Because the original units may no longer be available, it is recommended that the co-owners contact an electrician to replace them.
It has been reported that the smoke detectors have a similar 10-year lifetime, but this has not been verified.
With the units completed between 2013 and 2015, the expected end-of-life of the CO devices is therefore between 2023 and 2025.
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Sump pumps are provided and maintained by the Association. One pump may serve two adjacent units.
The association recommends that each pump be equipped with a water activated backup in the event of a power failure. The backup pump is the responsibility of the co-owners that are served by it.
The Association will provide inspection services for the emergency backup at the time of the main pump maintenance effort. Repairs or replacement of the backup unit will be at the expense of the co-owners affected.
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The homeowner should carry insurance to protect against loss for all their personal property.
Interior walls are within the interior airspace of the Unit and the Co-owner’s responsibility under Article V, Section 4 of the Bylaws. However, interior walls are insured by the Association’s master insurance policy. If there is a loss exceeding the deductible which is covered by the Association’s insurance policy, the Association will use insurance money to repair and replace interior walls.
Unit perimeter walls are NOT interior walls. Unit perimeter walls are General Common Elements that are the Association’s responsibility up to the finished unpainted surface of the drywall. Co-owners are responsible for paint and other wall coverings for Unit perimeter walls.
Basement drywall should be considered an improvement/modification and the complete responsibility of the Co-owner. Co-owners are solely responsible for insuring improvements and betterments made to the Unit. Presuming the basements did not come finished, all basement drywall is an improvement or betterment within the Unit airspace that is not covered by the Association’s insurance.
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Board policy is to allow an exterior modification to install an emergency generator only in the case of documented illness of one of the co-owners.
Board approval is required prior to installation.
Such generators may remain in place and in operation after the stated medical situation is resolved and for future co-owners.
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No signs or other advertising devices shall be displayed which are visible from the exterior of the unit or on any of the Common Elements including “For Sale” signs, without written permission from the Architectural Review Committee (VI.9. of the By-Laws).
Holiday decorations are permitted so long as they do not require a permanent connection to the building. Permanent connections to the building are Modifications and if permanent connections are required, you must go through the Modification process prior to proceeding.
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As you move in, we request that you provide the names and contact information for individuals to contact in case of emergency. You may access this form on the Herriman website or download the form to be filled out and mailed to Herriman. This information is maintained at Herriman Associates.
We also provide KnoxBox cabinets that contain the front entry keys for those co-owners that wish to utilize this service. These boxes are located, one for each group of 10 units. They are accessible only by the emergency responding supervisors that respond to a 911 call. This service is a last resort and will be utilized only if no other means of entry is available and there is a true emergency situation requiring access to the unit.
There is one KnoxBox for every ten condos. Specifically they are located at the front of units 1, 11, 27, and 40.
Co-owners wishing to utilize the KnoxBox service are to provide an envelope containing the appropriate keys to any board member.
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No, there are official USPS mailboxes at two locations within the complex. You will be given keys to the mailbox for your unit by the previous owner. Please be prompt in retrieving your mail to avoid overfilling the box which may inhibit other owners from accessing their mail.
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Some of the co-owners have elected to install a personal mailbox at the front of their unit. This mailbox is for the exclusive use of our community. The USPS will not deliver mail to the units.
If you wish to have a personal mailbox for your unit, it must be consistent with the association specifications as to type and placement. Contact Architectural Review Committee Chair (ARC) for the installation details and box specification.
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The city of Grosse Pointe Woods provides garbage collection services for the community. Pickup is scheduled for Thursdays except when a major holiday precedes the Thursday pickup. In this case pickup will be moved to Friday.
Association policy requires that containers not be brought to curbside no earlier than 5:00 PM the day before scheduled pickup. The containers must be brought back inside by 5:00 PM the next day. If you notice a neighbor’s containers out beyond 5, we request that you retrieve it and place it against the garage door.
The city provides separate containers – one for garbage (brown) and another for recycle waste (green). Co-owners may contact the city’s Public Works Department to replace a missing or damaged container.
Compostable material, such as lawn clippings, plants, etc. that are contained in paper bags will also be picked up during the regularly scheduled service.
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The current policy is to have a company wash the exterior windows once each year in the spring at the expense of the Association. The co-owners are responsible for any additional washing that may be desired.
The screens may be left on.
The screens are the responsibility of the co-owners.
Windows in the garage door and the window well windows (interior and exterior) are the responsibility of the co-owners to wash.
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It is recognized that most of our area is not covered by streetlights. The board has purchased and installed uniform LED light bulbs for the front of the units. These bulbs turn on at dusk and off at dawn as long as there is power.
Residents are requested to switch the power on for these lights and leave it on.
The Association will replace any of these bulbs that burn out to maintain a consistent look throughout the community. Co-owners should notify the Architectural Committee Chair (ARC) of the need for a replacement.
Exterior lights at the back of the units are the responsibility of the co-owners.
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Simple answer, NO! While it may be fun to watch the birds jockey for position on the feeder and watch the squirrels fight over the spoils on the ground, the seed or any other feed on the ground attracts more than birds and squirrels. it attracts rodents. While we don’t currently have a rodent issue in the area, we hope to keep them out by not providing food that might attract them.
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Window air conditioners that extend out the window are a Modification and require board approval. While it is recognized that the second floor rooms can get quite hot during the summer, the board feels that this type of unit, that extends out from the window detracts from the overall look of the unit and is inconsistent with the uniformity of the community. If additional cooling for these rooms is required, there are units that sit entirely inside the room and are not subject to the Modification requirement. One such unit is Whynter 7,000 BTU portable air conditioner Model ARC 122DS that is in use by one of our residents.