Chimney Trouble
By Ralph Beuc (Copyright © Ralph Beuc, 2008)
At Sierra Pointe, we have two
classifications of ownership when it comes to our collective property: Common elements and limited common elements. As we all know,
everything within the wall space of our units is ours and our individual responsibility. Outside the walls, for the most part, is
the HOA's collective responsibility. But, there are some items outside the units that are still classified as the homeowner's responsibility,
because those items are exclusively used by a specific condo unit. That is what a limited common element is. Examples of limited common
elements are storage closets, patios, balconies, and the easily forgotten chimneys.
For those units with a fireplace
both the chimney and the protective cover over it are the homeowner's responsibility. It is effortless to assume that chimneys are
often "out of sight – out of mind" pieces of property, and therefore, are some of the most neglected pieces of property here. If you
have never had your chimney inspected and cleaned, now is the time. We don't need a fire here from a dirty chimney. I used Dr. Soot,
and they are a reputable company.
Please note that many of the older chimney covers are white, and can no longer be bought in that color. A chimney
sweep company may tell you that the only color they can get is bare steel, and therefore they can't replace yours because our HOA's
covenants say they must be white. This isn't correct. For clarification on what the rules and regulations state, consult with the
property manager, not a vendor. A stainless steel finish is perfectly acceptable. Costs should be somewhere around $150, which includes
installation should you need a replacement cap. Inspection and cleaning should be around the same price, and is well worth the expense
when you consider what a dangerous chimney fire could cost you in damages.
** The Declaration: Article One - Definitions
1.13 Limited Common Elements (page 5 of the declaration), Article Six - Management and Maintenance Duties 6.1 (a) (page 9 - 10 of
the declaration). [Note: Read through carefully. "Notwithstanding the forgoing, however, each Owner shall be solely responsible for:
..."]
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