Bell Creek Square

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:

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.