Metamora Country Club Estates FAQs

Metamora Country Club Estates Community Association (MCCECA)

Frequently Asked Questions (FAQ’s)

Q: What is a Homeowner Association (HOA)?

A: Homeowners associations (HOAs) are organizations which deal with the upkeep of a neighborhood's common areas, establishing standards for homes or property, as well as acceptable homeowner behavior within community guidelines. MCCECA’s guidelines were developed toward ensuring a safe, friendly, habitable neighborhood, while maintaining or improving property values. Each implemented to ensure a shared common purpose. The the level of activity HOAs undertake vary from case to case, depending size of development and on state and/or local laws, as well as area traditions.

A: MCCECA’s HOA is run by a Master Board, which is made up of volunteers, elected by their fellow lot/homeowners. In addition to the Master Board, MCCECA also has individual boards based on various phases of subdivision development. Initially, MCCECA was designed with Phase I, Phase II and Phase III, with future planned development for Phases IV, Phase V and Phase VI.  Based the initial development of the subdivision there is a Master Board, which has final approval on all issues. Each subsequent phase, including the Master Board, consists of officers most commonly being secretary, treasurer, president and vice president. Board member terms are outlined in community bylaws and are voluntary positions. Members are nominated from HOA members and voted on by the community. 

Q: What types of housing communities are run by HOA’s?

A: MCCECA is single-family home site condominiums. A HOA is incorporated and actually owns the common property.  MCCECA traditionally hires a firm to manage expenses, service contracts, deal directly with service providers which care for common areas. As such, HOA dues are sent directly to the management company from HOA members.

A: All the information you need can be accessed via the MCCECA web site. Should you not have computer access, please contact our Master Board Secretary. Where possible, MCCECA HOA attempts to communicate with developers, builders and area realtors when identified.

Q: How is our HOA managed or run?

A: MCCECA is incorporated. The Articles of Incorporation are the most important document and usually take precedence over all others. These articles include descriptions of community layout, Covenants, Conditions, Rules & Regulations (CC & R’s) for MCCECA: Specifics around HOA member responsibilities are generally spelled out bi-laws and CC&R’s. These outline election procedures for development of a HOA board or on-going elections. Documents describe the term of HOA board positions, what the board can do on its own, when it needs the approval of residents, and what duties may be performed by any other party. MCCECA contracts with a certified management company to deal with day-to-day operations. Additionally, they provide the HOA board with detailed financial records, reflecting all income and expenses. Monthly and quarterly financials are reviewed and approval by the HOA board. Publication of financial statements are published in accordance with the HOA bylaws. At a minimum, annual financial statements are published and distributed to HOA members.

Q: What are the typical duties of a HOA?

A: The HOA has responsibility for common area management, that may involve hiring service providers for mowing of common areas grass, plowing streets, repaving streets, cleaning up dead trees, water and sewer services, as well as other activities of that nature that fall under the HOA's purview. The HOA board is responsible for ensuring residents abide by CC&R’s.

The HOA Board is also responsible for the collection of HOA dues, as required and on time. While MCCECA currently has three active building phases, future phases are planned. Each phase has HOA board representation, along with a HOA Master board. This structure will exist until lawful requirements are met allowing for the merging of phase board to one HOA board.

A: HOA meetings typically follow rules of order and have set agendas. Current issues are discussed, as well as future community items. Meetings vary somewhat depending on the level of involvement from owners in the community, along with other factors. Some matters may require a vote by all the HOA members, while others may only require a vote of the board. Traditionally board meetings take place monthly, while at a minimum, member meetings are scheduled semi-annually. Meeting minutes are published in accordance with the bylaws and published on the HOA web site.

Q: What types of things can HOA regulate?

A: An HOA's responsibilities and powers can be determined by consulting its governing documents, such as the Articles of Incorporation, Covenant, Conditions, Rules and Restrictions (CC&Rs) and bylaws. Parts of these describe the workings of the HOA itself, but others describe what the HOA can do, when and how. Its authority may cover things like the maintenance and standards which owners are expected to meet as members of the community. Part of living in the community includes agreeing to keep a home, its lawn and surrounding property in good condition. Rules may include limits around construction, for example if a resident want to build a deck, increase the size of a driveway, change landscaping as well as other aspects of a property. Again lot/homeowners should access guidelines via the MCCECA community web site.

Q: Does MCCECA charge HOA dues?

A: Yes, each lot and homeowner are responsible to pay quarterly HOA dues. Dues vary based on by whether a property is a vacant lot or if there is a home located on it. Traditionally quarterly dues for vacant lots are less than lots with a home on them.  Please refer to the MCCECA web site for the schedule of HOA dues.  

A: The HOA management company agreement can change periodically. A typical contract lasts from between one to three years, provided the HOA management company is doing a good job.   The contact information for the current or existing HOA management service provider, please refer to the HOA community website for the most recent information. If you don’t have access to a computer or browser to access the web site, please contact a member of the HOA board to obtain that information.

Q: How do HOA boards enforce rules?

A: While limited to some extent by state and local laws, HOA rules and regulations are developed, voted on, implemented, published, supported and enforced by the HOA board and members.  Becoming an HOA member involves entering into a legally binding contract, essentially upon the purchase of your lot or home. If the HOA stays within its authority and governing documents comply with state and local laws, courts will usually uphold their actions. While rules are officially set in documents, the HOA can change them through a board or member vote, so there is recourse should a particular restriction or bylaw seem unfair. Failure by HOA members to comply with bylaws are typically dealt in the form of fines, but in more serious cases may go as far as a lien on the property, depending on its rules. If an HOA assesses fines, even incorrectly, it may be better to pay them first and then contest the matter to avoid any late fees, penalties or other consequences.

A: Your obligation to pay HOA fees for CAM’s, does not depend on how much, or little you use the common areas. The term "common area" is used to refer to a space or a piece of property which is owned by an overall management structure, which charges each tenant for maintenance and upkeep. In order to maintain common areas, all owners with a percentage share contribute to a collective fund for their maintenance. The fees collected go towards various expenses, including but not limited to, upkeep, improvements, insurance policies, etc.

A: Homeowners give up some autonomy and agree to abide by these rules and regulations in exchange for living in the community. Some restrictions are common, others not so common and are based on our individual community. Covenants, Conditions and Regulations (CC & R’s) are developed and restrictions applied provided they do not violate any laws. CC&Rs are not zoning laws and differ from zoning ordinances, in that, the latter are imposed and enforced by the government. They are a matter of law, whereas CC&Rs are contracts between private parties entered into voluntarily when joining the community. Therefore, in some instances, they could be more restricting than zoning laws.

A: Individual home or lot owners should secure a copy of CC&R’s from the HOA web site or contact a board member prior to the purchase of a home or lot within MCCECA: Some HOA’s determine building restrictions, outline allowable building materials, space limitations, landscape and lighting requirements, etc.  They often designate how close to the property line a structure can be built or erected, although most township and city codes provide for setbacks. They can also include the minimum and/or maximum size requirements for a dwelling or the area they can occupy. Additionally, the HOA prohibits against nonresidential use, restricting commercial or industrial enterprises from being established within the development. Some CC&Rs impose rules for pets or other animals; type, size, weight limit, prohibited breeds, maximum number of pets, etc.  Again, please refer to the MCCECA HOA bylaws and CC&Rs for those specific to our community. The rationale behind these CC&R’s is this help reduce probability of negative impact to the neighborhood and/or it’s property values. 

A: MCCECA’s HOA does impose quarterly dues for both vacant lots and homes. Details regarding what you must pay and when, as well as how special fees might be apportioned and assessed between homeowners, can typically be found in the CC&Rs. Assessments might be made when a large, unplanned expense affects the entire group. Examples of these type of assessable items could be, but are not limited to, future street repairs and/or on-going maintenance, damage to CAM areas due to storms, breakdowns and/or maintenance of Waste Water Treatment Plant (WWTP)s operation, government requirements and system upgrades, etc.  This is very commonplace in most communities or developments of this type.

A: It is recommended you secure a copy of HOA bylaws and CC&R’s prior to signing a purchase agreement or final closing. This may help to avoid misinterpretations, miscommunications, and/or misunderstandings. CC&Rs become a binding legal agreement following the sale and when the deed is filed with the proper county authority. HOA members are typically notified of deviations or infractions from community guideline, first verbally where possible, then in writing. Upon that rare occasion, HOA members are encouraged to contact or communicate with an HOA board members for clarification.  HOA members are ultimately responsible to remedy the situation.

A: As long as the HOA is acting in good faith and within its powers as outlined by state, local, municipal laws and HOA bylaws, nonpayment of an assessment could potentially result in late fees, and/or a lien to the property. Ideally the MCCECA’s HOA would work to resolve issues to the placement of liens against a property or legal action.

A: Yes, there are some restrictions and guidelines that must be adhered to, prior to renting out your property. Prior written disclosure or notification must be made to the Homeowner Association Board prior to doing so.  Owners may lease out their property for the same purposes as outlined in Section 1; as a single family residence only.   For detailed information please review Article VI, Restrictions Section 2 – Leasing & Rentals of MGCC Bi-laws. Bi-laws can be accessed via the homeowner website.

A: Yes you may. However, there are some restrictions regarding household pets: two dogs or two cats, or a combination of the two such animals are allowed without prior approval. No animal must be kept or bred for commercial purposes. Pets must be on a leash and owners must maintain control of their pets. Please review Section 7 – Pets for additional information.

A: MCCECA has various activities throughout the year and are typically published on our community calendar for easy access to our HOA members. Those activities can center around communal projects, social activities, beautification projects, etc. In addition, we do partner with Metamora Golf & Country Club (MG&CC) for neighborhood golf events. However, MG&CC is separate, semi-private entity and not included in quarterly HOA dues. Information regarding MG&CC memberships and what they include, may be obtained by the course directly at 248-969-2120.

A: In an effort to ensure you are directed to the appropriate board member, please access our HOA web site at https://www.metamorahoA:com. Click on Contact the Board, then simply fill out the form and the appropriate board member will respond to your question in a timely manner.

A: Our current management company is Brass Titan. Peter Cubba is the manager and the Assistant is Renee. Brass Titan also has some relevant service numbers for existing contract providers

Brass Titan, LLC
PO Box 81367  
Rochester, MI  48308-1367
248.853.7050
Email: [email protected]