What are the consequences of not registering a vehicle?
No car transponder, which allows the resident easy access into the Village, will be issued.
Reference Policies and Resolutions, “Parking”
What steps must Owners take when leasing/renting their units?
An owner must have resided in their unit for two years before it can be leased or rented. The owner must provide the Association office with the following required documents and receive approval prior to tenant occupancy:
- Application to lease
- Application fee
- Lease agreement – 1, 2, or 3 year written lease and required LVWA addendum
- Manchester Landlord Registration Statement
- HO6 policy
- HO4 policy
- The owner must submit a new lease agreement when a lease is renewed or tenant(s) change.
- Reference Resident’s Handbook
What steps must owners take when selling their units?
Notify the Administration Office of your intent to sell so that information required by law can be made available to prospective buyers. Request information about transfer fees and ensure that there are no outstanding liens, assessments, or fines on the unit. Ensure that real estate agents must bring any prospective buyers only by appointment or during an open house that has been registered with the Association.
Reference Resident’s Handbook
What insurance must owners carry of units?
HO-6 Insurance Policy.
Reference Policy Resolution
Are there services or supplies I can obtain from the maintenance department for a fee?
Yes, supplies and services include Blue Mesh A/C filters, bathroom fans, exterior door locks, motion sensor lights, handicap ramps, florescent lights, sliding door locks, fireplace chimney caps, light diffusers, oven doors, disposals, door & window rescreening, spark arresters, approved thermostats and garage door safety cables.
Maintenance Chargeable Items List HERE
Is the unit owner allowed to make alterations or modifications to a unit?
Yes, at the Homeowners expense and with a permit from the Association office and if necessary, from Manchester Township.
See Architectural Specifications List HERE
What are the Association’s obligations for maintenance within each unit?
In most instances, items within the unit for which the Association is responsible are those that remain as they were installed by the developer and may vary by unit model. Items will be repaired until the repair cost (parts and labor) is more than 50% of the replacement cost. Appliances that fall within this guideline include central air conditioning, natural gas and electric heat, water heater, heat pump, microwave (certain areas), washer, dryer, and disposal. In addition, most replacement GE appliances will be repaired. Originally-installed plumbing items include shower faucets, stoppers, Moen & Pfister faucets, hose bibs and outside faucets, internal toilet parts and water pipes. Electrical items include circuit breakers, internal wiring, outside fixtures, wall outlets and switches, doorbell buttons. Additionally, LVWA maintenance will repair most original garage door parts, exterior doors, window mechanisms, and attic stairs. The Association reserves the right to change, modify, or remove any service or procedure.
See Resident’s Handbook for further details.
How do I request an ADR conference?
In the event disputes arise between or among unit owners of the Village, or between a unit owner and the Association or a club, it is our desire that these disputes be settled in an orderly and on an amicable basis. To accomplish this goal: The disputing parties will contact the Association in writing. Within ten (10) days after receipt of the letter of appeal, from the complainant, the Community Manager will forward such request along with all applicable documentation to the Chair of ADR. The Chair will contact all parties to the dispute to establish a date and time for the Conference. All Conferences shall be scheduled during business hours, Monday through Friday, excluding holidays. The Chair shall designate three (3) Mediators to conduct the appeal. An alternate mediator may also be designated. (The alternate will serve in the event any of the regular designees cannot complete their assignment). The appeal shall be conducted in a fair and orderly manner. The parties shall have the opportunity to present facts and argument(s) both orally and/or in writing and may present and examine witnesses. The Mediator(s) shall consider all the facts and arguments presented and will attempt to mediate an amendable solution agreeable by all parties involved. A simple agreement letter shall be prepared that all parties can sign, memorializing the solution. If the parties are unable to reach a settlement, the mediators shall then impose a non-binding arbitration settlement, in writing, within ten (10) calendar days of the Conference. The chair will notify the parties, in writing, confirming the non-binding arbitration reached, a copy of which will also be forwarded to the Association.
Reference Resident’s Handbook
What do I do if I have a concern that another member of the Association is violating LVW policies or rules?
Contact the Association Office. If you do not achieve a satisfactory resolution, you may contact the Community Manager and if still unsatisfied you may appeal the decision or disputes to the Alternate Dispute Resolution Committee. All reported complaints will remain anonymous.
What happens if a member of the Association is found in violation of the rules or policies governing LVW?
The BOT has the authority to levy fines or limit owners’ privileges.
What happens if the Community Manager cannot resolve the dispute?
You may appeal the decision or disputes to the Alternate Dispute Resolution Committee.
What should I do if there is a dispute between me and another member of the Association regarding Association policies and regulations?
Contact the Community Manager.
What does the Association not cover regarding maintenance of a unit?
Please refer to the Resident’s Handbook HERE. Page 31
What are the consequences if owners do not fulfill their obligations?
Owners who fail to meet their obligation regarding policies and regulations (such as those regarding traffic, parking, pets, noise, littering or dumping, architectural, or landscaping) may receive fines. Failure to meet financial obligation by failing to pay Common Expense Assessments (aka Membership/Maintenance fees), fines, or other fees may result in loss of “Member in Good Standing” status and suspension of membership rights, such as voting in Board Elections or Bylaw amendments, ineligibility to run for office, and access to and use of common amenities. Failure to meet their obligations may also be grounds for a civil action to recover sums due, for damages or injunctive relief, or both.
Reference By-Laws Article I and IV
What member of the administration does an owner/resident contact with questions or concerns about maintenance work?
Residents should contact the Maintenance Office at 732-657-8878. Additional inquiries may be addressed to the Department Manager.
Are there supplies I can obtain from the maintenance department for free?
Limited quantities of seed, paint, and salt.
What should I do if I need emergency maintenance work on my unit?
Residents can call the Maintenance Office Monday through Friday from 8:00 AM till 4:00 PM at 732-657-8878. After 4:00 p.m., call the Route 70 gatehouse with Emergency maintenance work request; gatehouse will contact staff. The following are examples of items where Emergency Maintenance Service might be required: major plumbing leaks, total electric power failure, total sewer blockage in all bathrooms, broken (not cracked) window, units with NO heat or hot water. Note: A/C failure, while not an emergency, will be handled expeditiously.
How do I arrange for maintenance work to be done?
Residents can call the Maintenance Office Monday through Friday from 8:00 AM till 4:00 PM at 732-657-8878.
What are the Association’s obligations for maintaining each unit’s exterior?
LVWA repairs and replaces each unit’s roof and repairs and paints each unit’s siding and trim. These tasks are performed on a multi-year schedule, rotating the work among the sections of the Village. Residents gain the benefit of having much of the work of home maintenance and management done for them but sacrifice a certain amount of individual control over the timing of the performance of the tasks. Additionally, the Association is obliged to the following in the common area: cut grass, reseed, apply weed control, fertilize, irrigate, prune, and remove trees, repair or replace fences, limited power wash, clean gutters, remove debris and termites. The Association is also responsible for repairing sidewalks, garbage containers and street lighting.
See Resident’s Handbook for further details
What insurance must leaseholders carry on their units?
HO-4 Insurance Policy
Reference Policy Resolution
What are occupancy limits for units?
According to the Manchester Township ordinance, there can be no more than two (2) persons in a one-bedroom unit. A two-bedroom unit is limited to three (3) residents. Eligible residents include people over 55, husbands or wives under 55 living with spouse who is over 55, eligible residents’ children who are 19 or older, and individuals of any age who are providing physical or economic support of an eligible resident. Eligible occupants may entertain guests in their home for periods not to exceed three (3) months.
What are the primary obligations and responsibilities of each member?
1. Paying the Common Expense Assessment (aka Membership Fee or Maintenance Fee) that provides for administration of the Association and the maintenance, replacement and repair of the common elements and property. Members may not exempt themselves from contributing toward such expenses.
2. Participating in the management of the Association through voting for Trustees to the Board, voting on referenda, and communicating opinions on issues of interest to the Board.
3. Preserving the character of an age-restricted community by utilizing their units for residential purposes only, complying with policies regarding age requirements and number of residents per unit, and meeting requirements for sale or lease of their units.
4. Maintaining their property by performing unit upkeep and repair work that, if omitted, would adversely affect, or jeopardize the safety of the Condominium in which the unit is located, and making changes in or to the unit in accordance with specifications and procedures approved by the Board of Trustees.
5. Being familiar with and complying with rules, regulations, and policies established by the Board of Trustees.
6. Providing and updating information with the Association Office.
Reference Bylaws Article IV
Reference Resident’s Handbook
What information must members provide and update with the Association Office?
Residents must provide and update the following information with the Association Office; Phone numbers, emergency contacts, number and names of permanent residents, vehicle registration (for transponders), proof of insurance coverage, and insurance policies.
Reference Resident’s Handbook
What does it mean to be an association member?
Association members have the right to vote for members of the Board of Trustees and the privilege of use and enjoyment of the community and recreations facilities of the Association.
What are the regulations for Motor-Driven Assistive Devices?
The operation of motor-driven assistive devices is governed by traffic regulation similar to those for motor vehicles. When operating these devices, resident must reduce their speed when in confined areas, like the pool or the recreational buildings. Their speed, in such places where residents commonly assemble, must be reduced to pedestrian speed as the ADA recommends.
Reference the Resident’s Handbook, Section regarding “Other Vehicle Types”
Reference the Policies and Resolution, “Parking”
What is the speed limit in LVW?
25 MPH or as posted.
Reference the Resident’s Handbook, Section regarding “Parking”
Reference the Policies and Resolutions, “Parking”
Where can Owners/Residents and Visitors park oversized vehicles?
These vehicles are allowed only brief standing in or adjacent to the residents’ driveways. Residents can pay for monthly storage of an oversized vehicle in the gravel area in the back of the overflow lot. Residents expecting a visitor with an RV must obtain permission from the Association office for that RV to park in a designated area at the Encore overflow lot.
Reference the Resident’s Handbook, Section regarding “Parking”
Reference the Polices and Resolution, “Parking”
Where can visitors park their vehicles at night?
Overnight parking is permitted at the Association office from 5:00 PM until 7:00 AM only. No parking is permitted on any LVW street during the hours of 2:00 AM to 6:00 AM except where 72 hours parking signs are posted. 72-Hour parking can be found at the professional building parking lot, pines golf course parking lot and in the Encore overflow lot (spaces marked 1-99). Overnight spaces marked SP requires a permit which may be valid for up to 72 hours.
Reference the Resident’s Handbook, Section regarding “Parking”
Reference the Policies and Resolutions, “Parking”
Where can visitors park their vehicles during the day?
Daytime parking is available for both residents and guests at Willow, Club Encore and Leisure Fair parking lots.
Reference the Resident’s Handbook, Section regarding “Parking”
Reference the Policies and Resolutions, “Parking”
Where can Owners/Residents park their vehicles at night?
Residents must park in their garage, driveway or designated parking space. Overnight parking is also permitted at the administration building from 5:00 PM to 7:00 AM only.
Reference the Resident’s Handbook, Section regarding “Parking”
Reference the Policies and Resolutions, “Parking”
Where can owners/residents park their vehicles during the day?
Residents must park in their garage, in the unit driveway or for units with no garage or driveway, in the units designated parking space. Under no circumstances are vehicles permitted to park on the grass or sidewalks. Side by side parking in a unit’s driveway is not permitted. Day parking is also available at Willow, Club Encore and Leisure Fair parking lots.
Reference the Resident’s Handbook, Section regarding “Parking”
Reference the Policies and Resolutions, “Parking”
Does the Finance Committee have any knowledge of the employee salaries?
The Finance Committee has no information regarding individual salaries; however, it does review the line items that include department salary totals.
This is a function of The Board of Trustees, referenced from the By-Laws Article V, Section 12, (Privacy)
What are some examples of how the Board has tasked the Finance Committee to aid in its decision making on various projects?
Two examples are when the B.O.T. asked the Finance Committee to provide a sub-committee with the specific task to research “The in-house trash collection” also “The Encore kitchen upgrade”. The sub-committee is usually made up of 3-4 committee members, the B.O.T.s’ Finance Committee Liaison, along with a manager, to explore possibilities and then offer recommendations.
Referenced from past experiences of the Finance Committee and Finance’s Charter.
Must all vehicles be registered with the Association?
Yes, all residents must register all their vehicles with the Association Office.
Reference the Resident’s Handbook Section, “Registry of Vehicles”
Reference the Policies and Resolutions, “Parking”
How can I contact the Community Manager?
Call the Association office: 732-657-9595
Community Manager: Jim Snyder
Email: Jim@lvwa.net
How does one become a member of the Finance Committee?
When an individual seeks to become a member of the Finance Committee, he/she must submit a written request along with their resume or detailed information on their experience to the Finance Committee Chairperson. This will then be distributed to the committee members for their review. If the resume is appropriate the candidate is asked to attend an interview where the candidate will have the opportunity to ask questions of the Finance Committee as well as the Finance Committee having the opportunity to clarify or inquire about the candidate’s résumé. If the candidate’s resume is found appropriate by the members, the Chairperson will send a recommendation to the B.O.T. that they are appointed to the committee. The B.O.T. makes the final decision on the candidate.
Referenced from the Finance Committee Charter
Does the Finance Committee have full control of the financial management of the Association?
No. The B.O.T. has full control of all financial decisions that are made for L.V.W. The B.O.T. may request that the Finance Committee be involved by financially reviewing a project or item, then ask for their financial recommendation or ask for a sub-committee to research the project. Ultimately the B.O.T. has the final decisions on all expenditures.
Referenced from the Finance Committee Charter
What are the current reserve funds?
A portion of the money collected from the current maintenance fee is set aside into specific reserve funds for the repair, replacement, and maintenance expenses that will occur in the future. These funds are generally not to be used for any other purpose.
Following is a list of the current reserve funds, which will be updated from time to time by the B.O.T.:
Capital Improvement
Common Building
Unit Infrastructure (Electric Panels)
Roofing (Includes Gutters)
Concrete Driveway
Property Fund (Equipment)
Exterior Restoration (PVC Trim)
Exterior Trim (Cedar Shakes)
Roads
Wells & Irrigation
Deferred Maintenance (Siding Painting)
Emergency Fund (Unexpected Expenses, i.e. snowfall removal)
What is a “special assessment”?
A “Special Assessment” is an additional fee that is charged to all unit owners to fund a needed renovation, expense or to replenish an underfunded reserve.
Referenced from By-Laws Article VI, Paragraph C
Why do we need fund Reserve Accounts?
If we do not fund the Reserve Accounts, LVW would not have the money available to pay for these expenses, so the Board of Trustees, (B.O.T.), would need to bill all current owners to make up the deficit, thus known as a “Special Assessment”.
Referenced from By-Laws Article 1, Section 3, Paragraph D
What is covered by each unit’s maintenance fee?
The maintenance fee is applied to the costs of the day-to-day operations, (Operating Expenses), and the maintenance of all amenities and common areas. It is also used to fund our Reserves for the planning of future expenditures as outline in the annual budget.
Referenced from By-Laws, Schedules A & B
How are maintenance fees determined?
Maintenance fees are determined by the model type and the number of residents registered to live in the home.
Referenced from By-Laws, Article 4, Section 5 and By-Laws Schedule B
Classified Ad Disclaimer
The Association, its Board of Trustees, and the Association’s management make no claim as to the validity of any information listed in any advertisement or as to the validity of the products or services being sold. The Association is not responsible for any damages resulting from the use of any products or services listed in any advertisement. Use this site at your own risk.
What’s a condo number and where can I find what my condo number is?
The developer built your units in separate parcels of land comprising of several or more buildings in close proximity to each other. The metes and bounds of each cluster were filed together with a specific sequential condo number, noting the number of buildings and units contained within that condo. Every condo is unique with a different number of buildings and units. There are 101 condos, numbered 1-22, 23A, 23B, 23C, 24-59, and 61-99. Condo 60 was never built. In 2014 the membership voted to consolidate all condos into one master deed. The original master deeds remain as they contain the metes and bounds and other distinct references.You can find your condo number by looking at your account number of your maintenance payment. The first two numbers of your account number is your condo number.
Where can I find the pool rules and hours?
Click HERE for the current pool rules.
Where can I find my floor plan?
Here’s where you can find the floorplan of your model.
How can I contact the Board of Trustees?
Call the Association office: 732-657-9595 Email: bot@lvwa.net
When does the Board of Trustees meet?
The Board schedules all regular open meetings on the first Wednesday of the month and posts the schedule in all authorized media for the notification of residents. Members of the Association are notified of the meetings through authorized communication methods (Frontsteps, LVWA News Magazine, KLVW). After the business of the Board has been concluded, residents participate in the audience comment portion of the open meeting.A Budget meeting is held in July. An audit meeting is held on the 4th Wednesday in January.
Bylaws Article 1Resident Handbook Section: Administration of the Village
How are changes made to the Bylaws and Master Deed?
The Bylaws may be amended or repealed, or new bylaws may be adopted, by vote of the members representing fifty-one (51%) of the Association membership entitled to vote.They may also be amended (in accordance with N.J.S.A. 45:22A-46(d)(5)) by providing notice to all Owners and allowing 30 days for Owners to reject the proposed change. If at the end of 30 days, less than ten percent (10%) of Owners have rejected the Amendment, then it will be put into effect and recorded with the County Clerk.
Bylaws Article XIII, Section 1.
What are the governing documents of LVW and where can I find them?
The governing documents of LVW include the Master Deed and the Bylaws. These documents can be found on Frontsteps. Paper copies are available from the Association Office. The resident handbook summarizes the policies that are derived from the governing documents.
Common Master DeedBylawsResident HandbookPolicies and Resolutions
What does a unit owner “own” as a member of the LVWA?
Simply put, you own from the paint in; the Association owns roof, exterior walls, cement floor, and components in the walls. In addition, the five-foot area, patio, portico are “limited common elements” set aside for the exclusive use of each unit’s owners. The Association also owns the “common elements” of LVW such as, but not limited to, clubhouses, pools, golf courses, recreation areas, parking lots and vacant land.
Common Master Deed at p. 8-9Bylaws Article 1 Sec 3 and 4
How is LVW administered?
The condominium is administered, supervised and self-managed by the Leisure Village West Association, which consists of owners and co-owners of units. Tenants or lessees of a Unit Owner may be associate members of the Association. An elected Board of Trustees is responsible to act on behalf of the owners of the Units of the Condominium to administer, supervise and manage Leisure Village West.A professional staff under the direction of the Community Manger (hired by the BOT) is employed by the Association to administer the affairs of the Association and the property for the benefit of all residents. The manager is assisted by the financial, facilities and grounds staff.
Links: Common Master Deed at p. 10, HBylaws Art 6 Sect 1 Resident Handbook Section: Administration of the Village
What kind of corporation is Leisure Village West?
Leisure Village West Association, Inc., is a New Jersey not-for-profit corporation, formed to administer, manage and operate the common affairs of the Unit Owners of the Condominiums and to maintain, repair and replace the general and limited common elements of the Condominiums as provided for in the Master Deed (CMD) and our Bylaws.
Links: Bylaws Article 1 Section 3a
How to pay your maintenance fee?
Notice! This information does not apply to residents who have already signed up for the Association to withdraw the funds directly from your account. If this is how you pay your maintenance STOP HERE. Resident may enroll with automatic recurring payment at the Association office providing us with a voided check from your bank. Alternatively you can pay online from your computer through your bank account with the CIT link on your online portal. (Fees apply for using the mobile app.) You can make your payment electronically through your bank account or by credit/debit card.
To join the CIT automatic payment process if you’re not already using ACH, use this link to CIT https://propertypay.cit.com
For instructions to make a One Time Payment click here or here if you want to set up a Payment Schedule or here if you want to make an amenity payment.
How do I add guests and visitors and send them an ePass or a QR code?
Adding, deleting and sending an ePass is done through the “Visitor Management“