Bell Creek Square News
No Past Announcements/News
Community Newsletter – March 2026
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.
- Participate in upcoming community votes, including:
- Updates to bylaws and policies
- Board elections
- Share feedback and concerns with the Board.
- Stay involved as we work together toward a stronger, safer, and more beautiful community.
Community Newsletter – December 2025
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:
- Step Replacement
- Roof & gutter replacements
- Balcony & bump outs replacements
- Garage Door Replacement (excluding the openers)
- Catch basin replacements
- Asphalt replacement
- A full landscaping revamp
- In Unit Water shut off valves
- 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.
- Participate in upcoming community votes, including:
- Updates to bylaws and policies
- Board elections
- Share feedback and concerns with the Board.
- Stay involved as we work together toward a stronger, safer, and more beautiful community.
Community Newsletter – September 2025
Transition of Funds:
At the end of June, Landarc transferred $426,582.44 to our new management company, Herriman & Associates | Professional Property Management (Plymouth, Michigan).
Since the new Board has been in place, we’ve worked diligently to increase this balance and are now obtaining quotes and taking action on much-needed repairs and replacements across the community.
Unlike with Landarc, Herriman has placed our funds in an FDIC-insured, interest-bearing account, ensuring our money works for us while it is being held.
We are fully committed to protecting these funds. All expenditures are carefully reviewed, verified, and justified—with the goal of placing our community in the strongest possible financial and functional position. If you ever have questions, please reach out. We value transparency and are happy to share information at any time.
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.
We expect to receive the updated results by early November.
Budget & Long-Term Planning:
Once the reserve study and benchmarking are complete, the Board will begin planning for 2026 and beyond.
Key projects under consideration include:
Roof replacements
Balcony replacements
A full landscaping revamp in spring 2026
Additionally, we will develop a multi-year budget forecast and preventive maintenance plan to maintain our community in pristine condition while responsibly preparing for future major projects.
Legal Demand Against Landarc:
On July 31, 2025, the Board, through our legal counsel, sent a demand letter to Landarc seeking amicable compensation for multiple issues related to their prior management practices. Landarc was given a deadline of August 25, 2025, to respond.
It took a while to hear back, but it seems, upon counsel advice, to continue good faith negotiations, we need to engage experts to argue our case even before formally filing a lawsuit. This is expensive and in the spirit of complying with our bylaws, the board will now hold a community vote to determine whether to proceed with a lawsuit against Landarc and Associa. Your participation in this vote is essential to protect our interests and restore accountability.
Bylaws & Policies:
The Board is seeking legal representation 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.
Landscaping:
We have transitioned to Davis Landscaping. Work is underway to clean entrances and begin new plantings.
We contracted Gonzales Landscaping to 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 will begin this month on Buildings 5, 7, and 10.
Storm Drain Repairs:
Scheduled for completion this month.
Roofing:
Multiple bids have been received. Contract award is anticipated in Q1 2026.
Balcony Repairs:
This project remains in the planning stages.
Wildlife & Safety:
Efforts are underway to address raccoon issues, trim trees, and improve trash bin areas.
Lighting Upgrades:
The Association has identified the need to update front door and garage light fixtures.
Due to current tariffs, there have been challenges sourcing the required number of fixtures.
Herriman is assisting us in navigating these obstacles, and we are committed to completing the project as efficiently as possible.
Cable Cleanup:
Spectrum and AT&T have recently completed a community-wide cable cleanup for internet and Wi-Fi.
Please ensure that future technician work is professionally installed; improper installations create maintenance issues and detract from our community’s appearance.
Dryer Vent Cleaning:
Community-wide cleaning has been scheduled.
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 Entrance:
A complaint has been filed with the county regarding road damage and overhanging branches.
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.
- Participate in upcoming community votes, including:
- Lawsuit consideration against Landarc & Associa
- Updates to bylaws and policies
- Share feedback and concerns with the Board.
- Stay involved as we work together toward a stronger, safer, and more beautiful community.