Two Steps Forward; One Step Backwards!
I chose the above theme for this month’s Managers Notes because it seems that no matter how hard I try, there’s no pleasing everyone. Last month I spoke of the progress and relative calm and peace that now exists in our community. To clarify the point, last month I didn’t used the word “relative” when describing the calm and peace, when, in fact, that would have been a more accurate statement. Again, like last month, I did not spend a lot of time focusing on the negatives; although responding to the negatives may be much easier to do. Again, I’m just going to draw everyone’s attention to the facts that make your current management team appealing to the owners and approximately 95% of the residents of Rincon Country, which include the fact that the park is now enjoying nearly a 99% occupancy rate. To help set the foundation and get everyone on the same page, each month I provide the owners with a report of what’s taking place in the park and they compare those reports against their financials to get a true picture of things. The following are official statements that I have reported to the owners last month about the park activities, as well as projects and the status of each.
The 80/20 Rule … Last month, I reported to the owners these facts: “As I have interpreted it, according to the 80/20 rules Rincon Country MHP qualifies as a senior citizens’ community as long as 80% of the homes are owner/occupied by someone who is over the age of 55. Regarding the 20%, the rule establishes that 20% of the homes in our community can be owner/occupied by persons under that age of 55. Now, with an added focus on maintaining the peace and tranquility of our senior community, regardless of whether the primary resident in a home is older or under 55 years of age, at management’s discretion, we only allow a small number of teenagers to reside with them. I’ve only allowed two during my tenor! Infants are not allowed under any circumstances. As a practice, and because we aren’t required to, we do not count those who may be visiting their older family members during holidays and summer breaks. “
The Water Project … We have made a strategic adjustment in our plans. Rather than replacing existing waterlines, we will focus first on replacing water valves throughout the park. (See the box, The Water Project) This approach will serve a number of concerns, including: a) the reduced inconvenience to the residents, b) the amount of time required, and c) the amount of funds required to complete the task.
- Status: Stage I of this project – the valve replacement –we will broke ground on the project on Saturday, August 17, 2013.
The Park Electrical System … We have a solution to our electrical power systems on the south side of the park, which has been experiencing some failures lately. Our solution includes three primary approaches. First, replace the one transformer that is in the more critical condition (Unit # 1). The new unit will be delivered and installed on Wednesday, September 4, 2013 and installed between mid-night and 8 am Thursday morning. The only homes impacted by this installation will be the 38 serviced by Unit # 1. Second, we have purchased an additional transformer to hold in reserve as a backup, when and if needed. Considering the 45 day lead time for delivery this reserve unit will give us the ability to respond quickly to a failure, should one occur. Going forward, we plan to replace all of the transformers, one at a time each year. Third, we have requested that TEP look into what it will take to place one of our ten transformers directly on their system, thereby enabling us to more evenly distribute the load of the remaining nine (9) across the system as a whole. The combination of all of these actions will reduce the load on our electrical system, making the system more efficient and reliable.
Residents, I provided the above information to the owners about this park last month, which truly represents the depth of the real structural issues and activities that my staff and I are faced with every day. For your information, all of the other parks in this town area of similar age as this one are faced with similar structural issues! The above critical issues notwithstanding, as an extension of the administration of Rincon Country our daily responsibilities also include caring for your physical and social health and wellbeing. Additionally, we are also responsible for the purchase, renovation and sale of Bliss homes for the owners. Each of these tasks, in and of themselves, constitutes a full time responsibility for what once demanded two full time managers. Today, I am the only manager you have! As a fellow resident myself, I am also concerned about the same matters that you are. Except, for me, as your manager my response to those concerns are driven by a need for balance as we also work to satisfy the owners’ requirements, which also include maintaining the 55+ status that [we all] enjoy. So, for those few of you who are less patient than the majority, I ask that you please forgive me if it appears that I am not as responsive to your concerns than I am to those that are potentially disruptive to [our] overall way of life. Ours is often an overwhelming and thankless job that my staff and I strive to do well every day. While I say that, I am not ignorant to the fact that there will always be those that believe they can do this job better. Like I said at the outset, “I can’t please everyone”. Having said that, the owners and their legal team have sanctioned and in many cases are directing my actions!
Oh, don’t let me forget, “Keep Smiling”!
Sam Harrell, General Manager