Tanglewood West Homeowners Association

10 flags identified across severity levels. Top findings below. Get the full list.

• High

  Governing documents significantly aged - may not reflect current Davis-Stirling requirements

  The CC&Rs were last substantively restated in 1977 and partially amended in 1995. Provisions covering lien filing, foreclosure, assessment increases, and notice and hearing procedures predate or differ from current Civil Code Sections 4000 to 6150. Buyer’s counsel should confirm which provisions remain enforceable and which Davis-Stirling defaults now govern.

  CC&Rs recorded October 24, 1977; First Amendment recorded February 28, 1995.

• High

  Owner responsible for all interior maintenance - plumbing, electrical, HVAC, pest control, and more

  The 1995 Amendment shifts to the owner: all interior and exterior glass and screens, all electrical wiring including ducts and HVAC, all plumbing from the meter inward, exterior door structural integrity and hardware, doorbells, exterior light fixtures and associated wiring, patio covers and landscaping in the patio, and pest control inside the unit and patio. Plan for these costs personally - the HOA handles roofs, exterior paint, common landscaping, and common-area fences.

  1995 Amendment, Article XI, Section 1, pp. 12-13.

• High

  Owner pays half the cost to maintain fences adjacent to common area

  Owners share equally with the HOA in the cost to maintain fences adjacent to common area. Ask about the current condition of any such fences and whether any shared maintenance expense is pending or anticipated before close.

  1995 Amendment, Article XI, Section 1(a), p. 13; Section 2(a)(5), p. 15.

• Medium

  Blanket fire insurance status unknown - owner may need to insure the full structure

  If the Association does not maintain blanket casualty coverage on the dwellings, each owner must individually insure the entire dwelling unit including structural portions. The reviewed packet does not include an insurance summary. Confirm before close whether blanket coverage is in force - the answer determines how much insurance you need to carry personally.

  CC&Rs Article XI, Section 3, p. 46; Article XV, Sections 2-3, pp. 51-52.

• "This is a 1969 Cypress townhouse community whose core CC&Rs were last fully restated in 1977 and lightly amended in 1995, so we should expect older provisions and confirm with the HOA which rules they currently enforce."
• "Inside-the-walls maintenance is your responsibility - including plumbing from the meter in, all electrical wiring, HVAC ducts, glass, doors, and pest control. The HOA handles roofs, exterior paint, common landscaping, and common-area fences."
• "We need to confirm whether the HOA currently carries blanket fire and casualty coverage on the dwelling structures. If they do not, you will need to insure the entire structure yourself, which changes how you underwrite the property."
• "There is no rental restriction in the recorded documents. If rental flexibility matters to you, that is a plus. If you want a strong owner-occupancy community, we should request the current Board-adopted rules to confirm no rental policy has been added."

Full brief includes 5 verbatim talking points with page citations.

The reviewed packet contained only the 1969 Articles, 1977 CC&Rs, 1995 Amendment, and 1995 By-Laws. Request the following before removing contingencies:

• Current annual operating budget and pro forma summary (§5300)
• Most recent reserve study and reserve funding disclosure (§5570)
• Current schedule of regular assessments - the original $30/month cap is decades old
• Insurance summary confirming whether blanket casualty coverage is in force on the dwellings (§5300(b)(9))
• Any CC&R or By-Law amendments recorded after February 28, 1995
• Current Board-adopted rules (parking, rentals, pets, satellite dish, EV, solar)
• Disclosure of pending or threatened litigation (§5300(b)(8))
• Most recent 12 months of Board meeting minutes (§4950)
• Statement of any pending or anticipated special assessments
• Architectural guidelines and application forms referenced in CC&R Article IX
• Age-restriction status - document is silent; confirm whether 55+ rules apply
• Current delinquency rate and any recent foreclosure activity