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Condominium Assoc. (COA)

Nelson’s Grant COA

Governs the 34 residential condominium units and commercial spaces across the 4 mixed-use residential condominium buildings.

Building Roofs & Drainage: Common roof membranes, metal flashings, and gutter downspouts.
Building Envelopes: Exterior masonry, siding, architectural trim, and breezeway structures.
100 Laydon Way Common Elements: Central elevator, interior corridors, entry foyers, and security locks.
Life Safety & Specialized HVAC: Central fire suppression riser, backflow prevention, and loft HVAC systems.

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Master Association (HOA)

Nelson’s Grant Master HOA

Oversees community-wide infrastructure, master recreational amenities, and grounds shared by both single-family homes and condominium parcels.

Landscaping & Lawn Care: Common turf mowing, seasonal bed mulching, tree trimming, and irrigation.
Community Amenities: Neighborhood swimming pool, clubhouse building, playground, and pavilions.
Waste & Curbside Services: Community residential trash collection contracts and dumpster corrals.
Stormwater & Common Grounds: Retention ponds, drainage swales, and community streetlights.

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Unit Owner / Resident

Private Interior Domain

Responsible for everything within the interior boundaries of the deeded condominium unit from the interior drywall inward.

Interior Finishes & Fixtures: Drywall paint, flooring, cabinetry, appliances, and plumbing fixtures.
Individual Utilities: Water heaters, electrical sub-panels, interior wiring, and standard unit HVAC filters.
Windows & Glass: Window panes, screens, window hardware, and unit entry door locks.
Private Dryer Vents: Routine maintenance from appliance collar to external discharge hood.

Component / Area	Responsible Entity	Maintenance & Service Scope	Typical Timing	Action / Contact Channel
Building Roofs & Flashing All 4 residential condominium buildings	Condo Assoc. (COA)	Full roof structural membrane, periodic leak inspections, shingle/metal repairs, perimeter flashing, and roof drainage headers.	As needed (storm damage)	Submit COA Work Order →
Building Envelopes & Siding Exterior facades, brickwork & cladding	Condo Assoc. (COA)	Exterior building painting, fiber-cement siding repairs, brick repointing, building caulking, and exterior trim maintenance.	Bi-Annual (Spring/Fall)	Submit COA Work Order →
Elevator Maintenance Exclusively at 100 Laydon Way	Condo Assoc. (COA)	Monthly preventive service, quarterly safety checks, emergency telephone circuit, annual state inspections, and machinery repairs.	As needed	Report to Management →
Common Interior Corridors 100 Laydon Way hallways & lobby	Condo Assoc. (COA)	Corridor lighting, carpeting cleaning, common drywall painting, electronic access doors, Brivo entry controllers, and common vestibules.	As needed	Submit COA Work Order →
Fire Suppression Systems Sprinklers, standpipes & alarms	Condo Assoc. (COA)	Annual certified riser flow testing, backflow certification, common smoke detection, visual head inspection, and central alarm monitoring.	As needed	View Vendor Schedule →
Loft HVAC Systems Specialized loft units per declarations	Condo Assoc. (COA)	Association oversight of specialized loft rooftop compressors/air-handling components as designated under condominium master documents.	Bi-Annual (Spring/Fall)	Submit COA Work Order →
Gutters & Downspouts Condominium roofline collection	Condo Assoc. (COA)	Semi-annual clearing of debris, seam re-caulking, downspout flushing, and secure strapping to exterior facades.	As needed	View Vendor Schedule →
Common Area Pest Prevention 100 Laydon Way corridors & grounds border	Condo Assoc. (COA)	Routine exterior perimeter barrier treatments and interior common utility/hallway pest exclusion.	Monthly (grounds)	Submit COA Work Order →
Landscaping & Turf Care Common neighborhood lawns & beds	Master HOA	Turf mowing, edging, seasonal fertilization, flower bed mulching, tree pruning, leaf removal, and common irrigation system repairs.	Report via Master HOA Portal
Residential Trash Collection Curbside & community dumpsters	Master HOA	Community waste management contract, scheduled weekly trash and recycling pick-up cycles, and dumpster corral enclosure maintenance.	Master HOA Waste Services
Community Swimming Pool Master amenity pool & sun deck	Master HOA	Water chemistry, pump and filtration systems, pool deck furniture, access gate credentials, and seasonal opening/winterization.	Master HOA Pool Committee
Clubhouse Facility Master community clubhouse & event space	Master HOA	Building structural maintenance, interior amenity cleaning, HVAC, reservations, and community fitness center equipment.	Master HOA Facility Management
Common Grounds & Play Areas Pocket parks, sidewalks & trails	Master HOA	Community sidewalk leveling, master path snow clearing, pet waste stations, playground mulch, and community park benches.	Master HOA Grounds Team
Stormwater Retention Ponds Master environmental infrastructure	Master HOA	Sediment clearing, aquatic weed abatement, embankment erosion stabilization, and storm drainage culverts.	Master HOA Engineering
Interior Unit Finishes From perimeter wall studs inward	Unit Owner	Drywall repair, painting, flooring (hardwood/carpet/tile), kitchen & bathroom cabinetry, and interior doors.	Licensed Private Contractor
Unit Plumbing Fixtures Pipes within unit serving only that unit	Unit Owner	Toilets, sinks, bathtubs, shutoff valves, internal supply lines, water heaters, and garbage disposals.	Licensed Plumber of Choice
Standard HVAC (Non-Loft) Unit furnace, heat pump & thermostat	Unit Owner	Regular air filter replacements, seasonal tune-ups, thermostat calibration, refrigerant charges, and compressor maintenance.	Licensed HVAC Service
Windows, Glazing & Patio Doors Unit glass surfaces & mechanisms	Unit Owner	Thermal pane seal replacements, window glass cleaning, weatherstripping, screen repairs, and sliding patio door hardware.	Window Specialist (Match Specs)
Dryer Vent Cleaning Exhaust duct from laundry appliance	Unit Owner	Annual lint clearing from dryer collar through ductwork to exterior vent flapper to prevent household fire hazard.	As needed	See Community Group Rates →
Snow & Ice Removal	Condo Assoc. (COA)	All 4 residential condominium buildings, common driveways, parking areas, and walkways. Per Board Policy: triggered when accumulation exceeds 2 inches. Goodmanagement coordinates contractor dispatch.	Per snow event (Dec-Mar)	Submit COA Work Order →
Fire Extinguisher Inspection	Condo Assoc. (COA)	All common area extinguishers in hallways, mechanical rooms, and electrical closets. Monthly visual inspection; annual professional certification.	Annual (October)	Submit COA Work Order →
Rodent & Pest Barrier	Condo Assoc. (COA)	Common corridors, trash rooms, mechanical spaces, and exterior perimeter. Quarterly bait station service and entry point sealing.	Quarterly (Jan/Apr/Jul/Oct)	Submit COA Work Order →
Loft HVAC Split Unit Servicing	Condo Assoc. (COA)	100 Laydon Way loft building split-system heat pumps and air handlers. Filter replacement, refrigerant check, coil cleaning, and condensate line service.	Semi-Annual (Apr/Oct)	Submit COA Work Order →
Termite Inspection & Treatment	Condo Assoc. (COA)	All 4 residential buildings and loft structure. Annual wood-destroying insect inspection and preventive treatment barrier.	Annual (March)	Submit COA Work Order →

Common Clarifications & Situations

Quick guidance on everyday maintenance questions encountered by Nelson's Grant residents.

Water Leak Originating Above: Who Do I Contact First? ▼

If water is leaking into your ceiling or walls, immediately notify the resident above you to turn off their main water shutoff valve. If it appears to be coming from the common roof or building exterior, notify Association Management right away and submit an urgent ticket via the Maintenance Work Order Portal.

Who cleans up fallen tree limbs or mows the lawn outside my condo building? ▼

All turf mowing, tree care, landscape beds, and outdoor grounds are contracted and overseen by the Master HOA, not the COA. Inquiries regarding grounds upkeep or storm debris on common lawns should be routed to the Master HOA management team.

How do I request a Brivo mobile pass or keycard for 100 Laydon Way? ▼

Access credentials for the common entry doors and elevator at 100 Laydon Way are managed directly by the Nelson’s Grant COA Board & Management. Use the official Contact Form or submit an access request through the portal.

Can I modify my exterior patio, door color, or balcony? ▼

Because exterior walls and railings are common elements (or limited common elements), any visual or structural change requires prior review and written approval by the COA Board of Directors to preserve architectural continuity and warranty protections.

Unscheduled Capital Projects — Future Priority Register

The following capital improvement projects have been identified by the Board and Goodmanagement as needing future consideration for funding and scheduling. These are not yet approved or budgeted but are tracked here for transparency and community awareness.

Gutter Replacement — Building 2

Leaking gutters on south elevation of Building 2 causing ice dams and water intrusion into units 204/206. Estimated 180 linear feet of seamless aluminum gutter with leaf guards.

Priority: High Est. $14,000–$18,000

Fire Suppression System Replacement

Legacy hardwired fire alarm system (Cox) has reached end of life. Migrate to mobile/wireless fire alarm monitoring. Condominium-wide upgrade including new panels, detectors, and central monitoring.

Priority: Critical Est. $45,000–$60,000

Roof Membrane Resurfacing — Building 4

Roof membrane on Building 4 is 18 years old with documented ponding water and UV degradation. Full resurfacing with TPO membrane recommended before next winter season.

Priority: Medium Est. $32,000–$40,000

Elevator Modernization — Building 1

Elevator #1 in Building 1 is 19 years old with intermittent controller faults. Modernization includes new controller, cab interior, and ADA-compliant fixtures.

Priority: Medium Est. $28,000–$35,000

Stormwater Drainage Repair

Stormwater retention pond behind Building 3 has erosion damage to berm and clogged outlet culvert. Requires regrading and new HDPE culvert installation.

Priority: Low Est. $8,000–$12,000

Brick Facade Repointing — Building 3

North elevation brick veneer on Building 3 has mortar joint deterioration and spalling. Tuck pointing and sealant replacement recommended.

Priority: Low Est. $10,000–$15,000

Note: Projects listed above are not yet approved or funded. The Board reviews and prioritizes capital projects during the annual budget cycle (typically Q4). Residents may submit project suggestions through the COA Work Order system or attend Board meetings to advocate for specific improvements.