The Board reviewed the Association’s financial position, including operating funds, reserve funding, delinquent accounts, and upcoming capital needs.

Key updates include:

1. The Board approved moving forward with a 2025 financial audit with Owens & Strussione, P.C., CPA..
2. The Board approved an additional transfer from the operating fund to the reserve fund to support long-term capital planning.
3. Reserve planning continues to be reviewed to ensure future maintenance needs are properly reflected.
4. Delinquent accounts remain an active focus, and the Board continues to work with management and legal counsel on collection matters.

Maintaining strong reserves and responsible financial controls remains a priority as the community plans for roofs, masonry, balconies, roads, and other long-term infrastructure needs.

The Board continues to work on governance updates, including the proposed bylaws and related voting materials.

Key updates include:

1. The new proposed governing documents will me mailed to the co-owners this month ahead of the annual meeting.
2. Targeted voting deadline on the new bylaws is July 31st.
3. The upcoming Annual Meeting will include important community business and Board election matters.
4. Directors are elected by the co-owners, and officers are appointed from among the elected directors.
5. The Board is reviewing voting procedures, quorum requirements, and online voting options.
6. Additional policies, rules, and regulations may be developed after the bylaws are adopted to support clearer enforcement and legal compliance.

Residents interested in serving on the Board should submit their nomination to Herriman & Associates so it can be included in the annual meeting process.

Several maintenance and repair items remain under review or active follow-up.

There are 3 categories for priorities:

1. Tier 1: Roofs along with all relevant components, masonry steps and sidewalks, balconies and fire suppression
2. Tier 2: Asphalt, Garage Doors, Wood trimming and painting
3. Tier 3: Vinyl fences and shutters, and gazebo.

The Board is prioritizing tier 1 items. Due to newly discovered builder issues, we cannot proceed with the roofs at the originally planned schedule. As a result, the updated tentative plan is:

1. 2025 Building 7 Masonry
2. 2026 5,8 & 10 Masonry + Roofs, Chimney, skylights (Bldgs 2&9)
3. 2027 Bldg 4 Masonry + Roofs, Chimney, skylights (Bldgs 1&3)
4. 2028 Bldg 1 & 2 Masonry + Roofs, Chimney, skylights (Bldgs 4&8)
5. 2029 Buildings 9 Masonry + Fire suppression + roofs, chimneys, skylights (Bldgs 7&11)
6. 2030 Building 6 Masonry + Roofs, Chimney, skylights (Bldgs 5&6)
7. 2031 Building 3&11 Masonry + Roofs, Chimney, skylights (Bldgs 10)
8. 2032 Balconies (5 Buildings) +wood trimmings
9. 2033 Balconies (6 buildings) + Catch Basin &manholes + Garage doors (2bldgs) + Vinyl shutters + Gazebo
10. 2034 Painting Exterior+ Garage doors (9 Bldgs)
11. 2035 Vinyl Fence
12. 2037 Road
13. 2040 Chimney Chase covers

The Board continues to evaluate improvements that support the appearance, safety, and function of the community.

Current improvement items include:

1. Approval of the multi-year turf cleanup contract.
2. Review of cost-effective lighting solutions for the community.
3. Evaluation of power washing for balconies and first-floor siding.
4. Continued review of exterior items such as light fixtures, landscaping, and common area update & upkeep.

These improvements are part of the broader effort to keep Bell Creek Square clean, safe, and visually appealing.

The Board continues to advocate for residents while balancing financial responsibility, legal obligations, and long-term maintenance needs.

Current resident-related priorities include:

1. Improving communication between residents, the Board, and property management.
2. Reviewing rental and occupancy information to better understand current community composition.
3. Developing a clearer parking enforcement plan, including parking badges, visitor parking, and enforcement responsibilities.
4. Engaging the community through events like coffee and donuts in the morning on 5/5 and community walks every Saturdays, May - Oct at 9AM.

Residents are encouraged to continue sharing concerns and feedback with the Board and management so issues can be reviewed and addressed appropriately.

The Board is reviewing technology options to improve participation and communication.

Current technology items include:

1. Reviewing an online voting platform for the Annual Meeting.
2. Preparing a voting link or QR code for easier resident participation.
3. Updating the community website and newsletter communications.
4. Continuing to improve how information is shared with residents.

These tools are intended to make participation easier and help the Association meet quorum and voting requirements.

Please stay engaged and participate in upcoming community decisions, including:

1. Updates to bylaws and policies.
2. Board elections.
3. Annual Meeting participation.
4. Proxy or online voting, if you cannot attend.
5. Sharing feedback and concerns with the Board.

Your participation matters. Community decisions require resident involvement, and strong participation helps the Association move forward with needed improvements, financial planning, governance updates, and long-term maintenance.

Thank you for staying involved as we work together toward a stronger, safer, and more beautiful Bell Creek Square community.

Reserves:

We started 2026 with reserves at $575,000. We are targeting to maintain annual reserves for the foreseeable future at no less than $230,000 while building funds for capital expenditures on repairs.

Reserve Study 2026:

Michigan Reserve Associates has kicked off the reserve study along with budget benchmarking to compare our association’s budget to similar communities. The last study was completed in 2016, but unfortunately, Landarc failed to update or act on it for nearly a decade.

We look forward to the results to validate our 15-year model and estimates and help us plan long term budgets.

Budget & Long-Term Planning:

The board is looking at many major maintenance work across the community. We have developed a 15-year budget forecast. The current forecast to achieve all major repairs stand at $500 monthly dues for the next 15-years. We will develop a preventive maintenance plan to maintain our community in pristine condition while responsibly execute future major projects.

Bylaws & Policies:

MAGWV Law finished the first review of our bylaws and proposed many updates to them to comply with current state and federal regulations. The board is engaged with them for step #2 to discuss the recommendations and address other community issues including parking, nuisance, fines, rentals and more. Next step will be to prepare the new documents for board review and finalize the proposal. Once proposed updates are ready, they will be shared with all residents well in advance of a meeting followed by community vote.

Collections:

MAGWV Law commenced the collections and lien work across the community. At the kickoff, the community was owed $81,000. The Law offices, Herriman and the board are working with the owners to resolve any disputes, come up with payment plans and work towards closing the open balances. If you currently have an open balance and not in collections, we encourage you to log into home.herriman.net and settle that balance asap. MAGWV will pursue the collections in accordance with our bylaws article II clause 7 and state law.

Landscaping:

We contracted Gonzales Landscaping to invigorate our landscape in 2026.

Steps Project:

Arbor Masonry has completed most of the work on building 7 & sidewalk except for limestone doorsteps. Stop by and see the new step design. Buildings 5 & 10 and their sidewalks will be done come spring.

The planned schedule for the remaining buildings will be one building annually ending in 2035 with the following sequence: 8, 4, 9, 6, 3,11, 1, gap,& 2.

Storm Drain Repairs:

We completed 3 storm drain repairs in 2025. The remaining ones are planned for 2031.

Community Entrances Repairs:

The community entrance repairs will be done simultaneously with the steps this year.

Roofing:

We are contracting the roofing resource to complete the roofs over 2 years and roofing consultants to ensure the quality for acceptance. The work will include replacing the skylights and upgrading the gutters from 4” to 6”. In 2026, we will replace the roofs of buildings 1, 2, 6, 7, 10, 11. Buildings 3, 4, 5, 8, 9 will follow in 2027.

Balcony Repairs:

We will repair and patch unsafe balconies to mitigate safety issues. Current forecast estimates repairing the balconies of buildings 1, 2, 6, 7, 10, 11 in 2030. Buildings 3, 4, 5, 8, 9 will follow in 2031. Request for quotes still to be performed for the project. Any other woodwork needed for the building will be done at the same time.

Roads:

We will repair any damage to the roads as they arise. Current forecast estimates paving the roads in 2034.

Garage Doors:

We will repair any damaged garage doors as they arise. Current forecast estimates replacing the garage doors of buildings 1, 5, 6, 7, 8, 9, 10, 11 in 2036. Buildings 2, 3, 4 will follow in 2037. Owners will be given an option to upgrade to insulated doors and to upgrade/replace their openers at the same time at their own expense. Request for quotes is still to be performed for the project.

Vinyl Sidings:

We will repair any damaged vinyl sidings as they arise. Current forecast estimates replacing the vinyl sidings of buildings 1, 5, 6, 7, 8, 9, 10, 11 in 2039. Buildings 2, 3, 4 will follow in 2040.

Lighting Fixture Upgrades:

The association replaced all the porch fixtures with LED energy efficient dusk to dawn fixtures that are expected to save each owner annually between $25-95. 25 units has not completed the blanking of the switching. Some opted out, others were unreachable. We will continue attempting to reach the owners to complete the work.

The garage light fixtures have been upgraded and installed.

Lighting Fixture for Unit numbers:

We have selected solar LED lights to install above the unit numbers to allow visitors and delivery to see the unit numbers at night. We will install them this year. Note that you will need to ensure snow is removed and the solar panel clean to ensure operation. Battery should be good for 2 years before requiring a replacement.

Light Poles:

One Pole was damaged during snowplowing. We will replace it at the snow plowing contractor expense. We plan to add many light poles across the community to increase safety and visibility. We are approaching contractors to understand the cost and work involved to plan accordingly. Current forecast estimates light poles installation in 2035.

In Unit Water Shut off valves:

Herriman has sent out a questionnaire including a request to identify if you have in-unit water shut off or not. If you don't have one, we plan to hire a plumber to install one in all units that do not have it. This is to help the owners shut off the water if needed in an emergency and avoid nuisance to owners who have the building main valve in their units.

Garage side unit numbers:

We plan to install garage side unit numbers to help identify units from the garage side.

Security Cameras:

While there are no plans for the association to install security cameras across the community, many owners have installed front doorbell cameras. We encourage all owners to invest in one as one camera caught a package thief stealing a package.

Walgreens Wall:

We have contacted the City Inspector multiple times regarding the deteriorating wall.

The most recent call was placed on September 2, 2025. The wall continues to require repair as it is becoming unsightly.

Rental Monitoring:

Approximately 19% of units at Bell Creek Square are currently rented.

Please remember:

All rental units must comply with City of Livonia regulations and be properly registered.

Rentals must pass an annual inspection and receive a Certificate of Compliance.

Registration and management can be done via the BS&A Online portal, where you can apply for permits, schedule inspections, and track property history.

It is unlawful to rent a unit without this certificate.

Non-compliant rentals may be reported to the Livonia Inspection Department by tenants or HOA members.

In addition, we will be adding more procedures and restrictions for rentals in the new bylaws.

The board has decided to discontinue the services of EasyHOA due to issues creating mirror data regularly from Vantca.

We will be migrating the webpage to another hosting service in the future to maintain the website.

The board is actively engaging the owners on Discord. If you are not on it yet, we encourage you to join asap.

The board is placing the community documents available to all owners on google drive with the link published in discord resources.

1. Participate in upcoming community votes, including:
2. Updates to bylaws and policies
3. Board elections
4. Share feedback and concerns with the Board.
5. Stay involved as we work together toward a stronger, safer, and more beautiful community.

Reserves:

Current reserves stand at $470,000 with this month's dues and last 2025 assessment payment pending. We still owe Arbor Masonry for their work on building 7, which is pending completion (weather permitting) in addition to the work they were commissioned for that will be resumed next spring for $300K.

Reserve Study 2025:

Michigan Reserve Associates has been commissioned to conduct an updated reserve study along with budget benchmarking to compare our association’s budget to similar communities. The last study was completed in 2016, but unfortunately, Landarc failed to update or act on it for nearly a decade.

They will kick off the study mid February 2026. We look forward to the results to validate our 15 year model and estimates and help us plan long term budgets.

Budget & Long-Term Planning:

The board is looking at many major maintenance work across the community.

Key projects under consideration include:

1. Step Replacement
2. Roof & gutter replacements
3. Balcony & bump outs replacements
4. Garage Door Replacement (excluding the openers)
5. Catch basin replacements
6. Asphalt replacement
7. A full landscaping revamp
8. In Unit Water shut off valves
9. Improved lighting across the community.

We have developed a preliminary 15-year budget forecast and will develop a preventive maintenance plan to maintain our community in pristine condition while responsibly preparing for future major projects.

Bylaws & Policies:

The board contracted MAGWV Law to update our bylaws, ensure compliance with new regulations, and create clear policies and a fine schedule. Once proposed updates are ready, they will be shared with all residents well in advance of a community vote.

Collections:

MAGWV Law will pick up the collections and lien work across the community. If you currently have an open balance, we encourage you to log into home.herriman.net and settle that balance asap or contact the board & Herriman with a proposed payment plan. MAGWV will pursue the collections in accordance with our bylaws article II clause 7 and state law.

Landscaping:

We have terminated Davis Landscaping and contracted Gonzales Landscaping to do our snow plowing and invigorate our landscape in 2026 starting with prep work for grass this fall.

Building 10 Sump Pump:

A blocked sump drain has been repaired. Restoration work is now being scheduled.

Steps Project:

Arbor Masonry has been selected to handle the stair replacement project.

Work begun on building 7 and you can see the new step design. Buildings 5 & 10 will be done come spring. Please do not use salt or use the steps and sidewalk for building 7 unless necessary as this may damage the steps and sidewalk due to the sudden winter arrival. We plan to add 1 more building next year as well.

Storm Drain Repairs:

Completed 3 storm drain repairs in 2025.

Roofing:

We are looking for roofing advisor to help us with order of priority for roof replacement. Due to budget constraints, we are looking at doing potentially 1 or 2 roofs at most.

Balcony Repairs:

This project remains in the planning stages and looking for quotes.

Lighting Upgrades:

The Association replaced all the porch fixtures with LED energy efficient dusk to dawn fixtures that are expected to save each owner annually between $25-95. 85% of the swiches controlling the fixtures have been blanked out and we look to the remaining 15% cooperation to complete the project.

The garage light fixtures have also been ordered and pending good weather for replacement.

We have selected solar LED lights to install above the unit numbers to allow visitors and delivery to see the unit numbers at night.

We are looking to install more light poles around the community.

In Unit Water Shut off valves:

Herriman has sent out a questionnaire including a request to identify if you have in-unit water shut off or not. If you don't have one, we plan to hire a plumber to install one in all units that do not have it. This is to help the owners shut off the water if needed in an emergency and avoid nuisance to owners who have the building main valve in their units.

Garage side unit numbers:

We plan to install garage side unit numbers as well.

Walgreens Wall:

We have contacted the City Inspector multiple times regarding the deteriorating wall.

The most recent call was placed on September 2, 2025. The wall continues to require repair as it is becoming unsightly.

6 Mile & Farmington Entrances:

We plan to pour new cement on the 6 mile & Farmington entrances. The cold weather caught us before we were able to complete the work, and we will wait for the nearest opportunity to complete that work.

Rental Monitoring:

Approximately 19% of units at Bell Creek Square are currently rented.

Please remember:

All rental units must comply with City of Livonia regulations and be properly registered.

Rentals must pass an annual inspection and receive a Certificate of Compliance.

Registration and management can be done via the BS&A Online portal, where you can apply for permits, schedule inspections, and track property history.

It is unlawful to rent a unit without this certificate.

Non-compliant rentals may be reported to the Livonia Inspection Department by tenants or HOA members

The board has decided to retain the services of EasyHOA software company to manage our community digitally. This is in effort to retain our data and history regardless of who manages the property and allow co-owners access to their data and services.

EasyHOA comes with the capability to create a landing page for the community which helps everyone and features a mobile app access.

While it does not have a forum for residents, the board is considering the use of Discord or Slack apps for community engagement.

This is still under trial and setup and may take time as Herriman does not have the bandwidth to manage duplication of data.

Unless communicated from the board or management company, please ignore all notification from the system.

1. Participate in upcoming community votes, including:
2. Updates to bylaws and policies
3. Board elections
4. Share feedback and concerns with the Board.
5. Stay involved as we work together toward a stronger, safer, and more beautiful community.