Too Much Mulch?

Springtime Tips on Using Mulch

The recent mild weather makes lawn and garden enthusiasts eager to get their hands in the dirt. One of the first projects for many is mulching. Before you spend your money on bags and bags of mulch, you might want to consider these recommended best practices.

Types of Mulch to Avoid

Besides improving the curb appeal of your home, mulch also acts as a weed deterrent. However, some mulch actually brings the weeds with it! Freshly shredded mulch, which our township will delivery to homeowners, is made of the twigs, brush, and woody plants that they pick up seasonally. They take these castoffs and grind them into a woody mulch. The color varies, depending on the kinds of wood they get. But . . .

Think twice before using this kind of mulch around your house or plants.

Because this mulch is fresh, it can be loaded with insects, strong herbicides, and plant diseases. None of those are good to have next to your house. Some people also use straw mulch, mainly in gardens. This has the same issues. If using either of these, let the mulch “age” for a few months before adding it to your landscaping. Heat and light and rain work to leach out the harmful stuff.

Artificially dyed mulch is a common addition to landscaping. But beware! Look at the bag before buying to see if the dye is natural or has sprayed-on color. Natural dye is fine, but spray colorants can be toxic, especially to pets and children.

The same is true of rubber mulch. Besides being expensive and often stinky, as this material breaks down over time, it releases toxic heavy metals and chemicals into the soil and groundwater.

Avoid Mulch Mania . . . Save Your Money

Tip #1: Don’t mulch too early in the season

It’s hard to resist getting your landscaping started when the weather is so nice. However, horticulturists recommend waiting until mid-May or later to add mulch. If you lay the mulch too soon, during the heavy rains of March and April, there is a chance that fungus will take hold in and beneath the mulch. Mulch mushrooms and white spots can ruin the look you want to achieve.

Tip #2: Take out large weeds before mulching

One of the benefits of using mulch is that it inhibits the growth of weeds. While this is true of small weeds, don’t be surprised if larger more robust weeks pop right through the mulch. Some of these weeds include: crabgrass, dandelions, and thistles. Your options are to remove the weeds before mulching (with or without chemicals) or pull the weeds over the season after they emerge from the mulch.

Tip #3: Don’t use more mulch than you need

Here is where you can save some real money. You do not need more than one inch of mulch in order for it to work well. Thick blankets of mulch do more harm than good. They hold onto the moisture rather than letting it filter through to the roots of shrubs, flowers, trees, or gardens. Fungus will set up in the middle of the damp mulch, creating a barrier that smothers nearby roots. By using just a one-inch thickness, you allow water and sunlight to work hand-in-hand for the benefit of your plants.

If you hire landscapers to do the mulching for you, make sure they know about this. You are paying for the amount of mulch they use, usually at a rate much higher than their cost. Insist that they do not use too much and you’ll save some money.

Most importantly of all, make sure they do not make the following mistake . . .

Tip #4: Don’t place mulch too close to the foundation of your house or above the sill plate

The sill plate is made of pressure-treated wood pieces (often 2x6s) that go around your house perimeter on top of the concrete slab. They are the foundation of the wood frame of the building. In brick homes, like ours, the sill plate is right behind the bottom row of bricks.

The most important tip of all is this: Keep mulch away from the sill plate. For our purposes, that means the mulch should be kept a few inches below the bottom row of bricks. If mulch is mounded above the sill plate, you run the risk of costly damage caused by insect infestations, especially termites. Landscapers often don’t abide by this rule because they think it looks better to have thick, high mulch around the house. You’re paying for too much mulch if they do this.

If you already have mulch that’s too close to the foundation, rake it away to create the safety zone described above.

Tip #5: Apply the same tips when mulching around trees

Mulch should never be mounded up against the trunk of a tree. Give the base of the trunk space for air and water to get to the roots. Otherwise, the tree is likely to rot from its base. Also, mulch against the trunk and you give insects the opportunity to invade the tree, causing disease and structural damage to the tree, weakening it. The same is true from shrubs and other plants.

Follow these tips and you will save money, have fewer problems with insects, and still have attractive landscaping.

About Our Streetlights

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WHO DO YOU CALL WHEN YOUR STREETLIGHT GOES OUT?

Some residents have had questions about streetlight outages. Who should call if a light is damaged or has gone out: the owner or someone on the NCOA board?

This is one of those times when the owner should call because you can give First Energy the best information (address, pole number). And it’s so easy to do!

Our streetlights are maintained by First Energy. This service is covered by the NCOA electric bill that we pay every month. If you notice a streetlight out, just go
to https://www.firstenergycorp.com/content/customer/service_requests/report-lighting-
problem.html and fill out the online form. You can also report the outage by calling (888) 544-4877 or by fax at (877) 289-3674.

For detailed instructions, download the guide provided by First Energy on their website.

Winter Weather Tips

The mild fall we have enjoyed is nearly over. Winter begins officially on December 21, but “meteorologic winter” started as soon as we turned the calendar to December 1. We know what to expect over the next three months (or more): BRRRRR! We can prepare for some of the headaches and hazards that come with wind chills, “snowmageddons,” and frozen ice daggers on our rooflines. Here are some tips:

Weatherproofing

Now is the time to check doors and windows for drafts. Even tiny cracks can let cold air into your home. Make sure all windows are securely shut and latched. Sometimes we forget to do that after having them open in nicer weather. If you find that some cold air is getting in, it may be time to put on an extra layer of sealant or caulk. Also, putting up heavy curtains and closing them at night can make a difference. These remedies can help your home stay warm—and improve your utility costs.

The same is true about doors. The worst place for a draft is at the bottom of the door, where it meets the threshold. New weatherproofing strips might be in order. You can also use a draft stopper at the bottom of the door. Those cute, sand-filled doorstops do a good job of keeping the cold out, too.

Furnace Inspection

Many local heating and AC services offer annual inspections of your furnace. It’s a good idea to make sure the unit is working properly and to replace furnace filters regularly.

Adjust Your Thermostat

During your waking hours, you will want to keep your thermostat at a temperature that feels comfortable to you. Overnight, it can help your budget to lower the temperature a few degrees. Also, if you plan to be away for a length of time, set the thermostat at a lower temperature, perhaps around 60 degrees Fahrenheit. Don’t turn the furnace off completely. You don’t want pipes to freeze!

Warm and Cozy Comfort

Tis the season to get comfy! If you keep your thermostat at a slightly lower temp to save on heating bills, you can stay warm at night by using flannel sheets, thick blankets, or even electric blankets. You don’t have to “chill” when watching TV—just wrap up in a soft afghan or fleece throw. And don’t forget the thick socks!

Don’t Get Zapped: The Benefits of a Humidifier

Gas-forced air heat is not as dry as electric heat, but any kind of furnace tends to make the air drier than normal. You might feel it as static electricity, dry and itchy skin and eyes, and even some sinus congestion. Dry air makes us more susceptible to illness, including colds and other respiratory problems. Using a cool-mist humidifier can make a big difference, especially at night. If you want to, you can also invest in a humidifier add-on to your furnace.

Emergency Kits for Winter

In the worst of winter weather, sometimes communities lose power. Always keep an emergency kit handy just in case. Keep all of these items together, in a plastic bin or other container. The kit should include:

  • Flashlight with extra batteries
  • Candles and matches (be careful when using!)
  • Bottled water
  • Portable radio with extra batteries
  • Lots of blankets
  • Car cellphone charger (use when you have no electricity in your home)
  • Nonperishable food and drinks

Space Heaters: Caution!

Every year we see on the news where someone has used a space heater to warm their home and tragedy ensues. The two most dangerous results are house fires and carbon monoxide poisoning. Kerosene space heaters should NEVER be used inside a space that does not have ample ventilation. Please read and follow all warnings on any space heater you might have.

Snow Business

Your NCOA Board has made arrangements for snow removal and de-icing with our lawn-care service. They will come out when we get 3 inches of snow and/or 1/2 an inch of ice. The de-icing compound they will use is safe for pets and the lawns.

It is a good idea to keep sidewalks snow- and ice-free even if a small amount is covering them. This will be your responsibility when snowfall is less than 3 inches.

Emergency Contacts

Keep a list of phone numbers of emergency contacts. The NCOA board cannot help you with some emergencies, such as power outages, plumbing issues, or problems with your furnace. You can find the phone numbers of some of these services here on the website.

If you have roof damage or other damage that is covered by the Northland Condo Owners Association, let us know. As of January 1, 2023, your emergency condo contact will be our manager with The 27 Group. Until then, you may contact one of the NCOA board members.

Please Slow Down!

Several condo owners have made the Board aware of an increasing problem with speeding, especially on Auston Street. The posted speed limit is 15 mph. How did the developers of this community come up with that number? Is it a random limit meant to aggravate drivers who are in a hurry? No. It’s all about safety—and the law.

The 15 mph signs you see along our streets have been posted from the beginning of Northland’s completion. That specific speed limit is required because:

  • These are private roads with no through streets.
  • We have no sidewalks for pedestrians.
  • The streets are not the standard width of main roads.
  • We have several turns to navigate.

In addition, this development has many utility boxes in front yards that are not far off the streets. An accident involving any of those can cause disruption of services for the condos in that area.

What’s the Big Deal?

First of all, as owners here, we have agreed to follow the rules of the Association when we signed our deeds. Everyone in our community deserves to be safe from harm. That includes many of our people who enjoy walking, who have dogs to walk, and who like the quiet atmosphere of living in a private community. Speeders put others’ safety at risk.

Secondly, just be courteous. Being in a hurry at the expense of people’s peace and safety is both rude and dangerous. Slow down. Be friendly. Be a good neighbor.

Some of us who live on Auston Street deal with habitual speeders on a daily basis. We have even stopped drivers to remind them of the speed issue. Some of us have been met with rude, nasty comments from drivers, and not just from delivery drivers. In fact, some of these speeders are condo owners here. And that leads the Board to having to make some decisions.

What Can the Board Do About It?

According to the Association’s attorneys:

Once a speed limit is established, the association may attempt to enforce the speed limit rule by levying enforcement assessments against owners who violate the rule themselves or have guests or other residents who violate the rule.  Boards must remember that enforcement assessments may only be imposed against owners of a residence within the community. 

—https://ohiocondolaw.com/2021/06/14/speed-limits-by-garrett-b-humes-esq/

Some of the condos here are equipped with security cameras. It is possible to have a record of which vehicles are speeding. With such evidence, the Board can send a notice to the owner, and if the speeding continues, can begin to assess that owner for breaking the speed limit. Of course, we are talking about those who regularly and excessively speed on our streets. We are hearing from owners about specific vehicles and drivers who zoom past their condos.

Unfortunately, Ohio law doesn’t allow local law enforcement officers to write tickets involving any private property with a 25 mph speed limit or less. However, they can be hired to record speeds of vehicles and provide a written report.

Our attorneys offer another solution if warnings and assessments don’t work:

Finally, speed bumps are a tried and true way of putting an end to speeding.  While never popular in that they impact all drivers, speed bumps are clearly an effective way of putting an end to speeding within the association!

—as above

The Board considers this a last resort—but it is an option. Soon you will see this as you drive on Auston Street:

It is meant as a lighthearted way to remind all drivers about their speed. Let’s practice safe driving and community courtesy. The few seconds you save by speeding are not worth the ill will you are causing our community.

Oh…and we will continue to remind the delivery drivers. One phone call to their businesses seems to help.

If you have any other suggestions, please contact us.

Windowsills, Bushes, and Shrubs

One of the owners recently used the Contact Us form on this website to ask a great question. She asked:

What is the board’s position on “why” shrubs need to be trimmed below the window sill?

She is referring to the rule we discussed in the previous post about vining plants. However, in this case, the question is asking why these trees & shrubs must be trimmed as stated below:

TREES & SHRUBS: Trees and shrubs have to be kept trimmed year-round. Shrubs cannot be above the window sills and must be at least 18” below the soffits. Trees must be trimmed so that they do not hang over the roof or interfere with the passage of vehicles on the streets. Vining plants are prohibited from growing on the brick as this damages the mortar between the bricks. (Updated 9/21/2021)

— Current Northland House Rules

A Year-Round Task

First of all, please notice that these plants must be maintained and trimmed year-round, not just once at the beginning of summer or after receiving a writeup about them. You may receive a notice about trimming shrubs or trees at any time of the year and more than once if the growth continues.

About Those Shrubs

Many of us have shrubs or bushes in our 4-foot space. Boxwoods, butterfly bushes, arborvitae, hydrangeas, rose of Sharon bushes, roses, rhododendrons, azaleas, and many more varieties adorn the yards here at Northland.

They grow at different rates; some require more tending than others. Trimming, dead-heading, and pruning help these plants stay healthy and look beautiful. But why do we have rules about their heights?

In Front of the Windows

Shrubs are to be kept at or below the window sills at all times. The appearance of our community matters. Some basic uniformity helps all of the buildings look neat and cared for. As the condo owner above stated in her request, this rule provides “consistency in the neighborhood. Shrubs stay green all year round, adding to the beauty.”

The second reason has to do with weather damage. If plants or shrubs are too high above the window sill, moisture can become a problem. Heat and sunlight cannot reach the bottom of the window frames (behind the bricks), which are made of wood. That area can become rotted from water damage. Mold could grow behind the wood, even so far as getting into your drywall. This can become expensive to repair. Keeping shrubs at or below the sill gives the air and sun a chance to dry out any moisture.

Around the Rest of the Buildings

We also have a rule about the height of bushes where there are no windows. All plants must be at least 18 inches from the nearest soffit (roof line). Tall plants could grow into and under the soffits, gutters, and even roof tiles if they get out of hand. Again, the result could be rot, mold, or insect infestations.

Please understand that the Board needs your help to maintain the structures of the condos. Regular maintenance keeps our community looking appealing while ensuring our buildings are safe and sound.

For tips on pruning your plants and shrubs, check out this website: https://www.greengoldlandscapinginc.com/what-is-pruning-why-is-it-important/

If you need help with your exterior maintenance, please contact the Board. We have the names of some reputable and reasonably priced workers whom you can hire to take care of these issues.

Is Northland a Deed-Restricted Community?

Any community in which certain actions are required or not allowed is considered deed-restricted. So, yes, Northland Condos is one. Our NCOA is similar to an HOA, a home owners association. As such, the Association is the governing body that follows the rules and statements set forth in the Bylaws and NCOA Rules (sometimes referred to as Covenants, Conditions, and Restrictions, or CCRs).

What Does That Mean for Me, the Owner?

When you sign the deed to your property here, you, the owner, are agreeing to follow the governing documents as a member of the Association. Many of us have not lived in a deed-restricted neighborhood before. It is not the same as, say, living in Northridge or Southgate, or the city of Springfield. There, you may pretty much do what you want with your property.

At Northland, our owners have some limits on what they may or may not do. When buying a condo here, new owners will receive a copy of the Bylaws and Rules before closing on the property. By signing your deed papers, you are entering into a covenant with NCOA. If you have not reviewed the Bylaws and Rules, please take some time and do so. They are available on this website by clicking on the boldfaced words above.

What Are the Benefits of Living in a Deed-Restricted Community?

While some of us may feel a bit confined by a few of the rules, it’s good remember why having an COA, i.e., NCOA, is a good thing. Here are some positives:

Curb appeal

The rules about plants, windows, garage doors, trim wear, etc., are there to maintain some consistency to the look of our community. Of course, some of these rules also benefit the ongoing value of each condo as owners maintain their homes.

Maintenance

Remember having to mow grass—or pay others to do it? Or having no voice in how or when streets are maintained? The NCOA manages the streets, the common areas, and the lawns by hiring professionals to take care of things. A goodly portion of your condo fees pays for this.

Lower insurance rates for owners

Here at Northland, the NCOA is responsible for insuring most of the exterior of the condos, including roofs, against damage. As such, each owner’s insurance covers mainly interior damage, making insurance premiums less expensive. One exception is that sunrooms are the responsibility of the owner.

Property values

Homes in a deed-restricted community usually maintain their value (or see it improve) because of the ongoing upkeep and limits on what an owner may do.

Dispute resolution with neighbors

While we hope that our neighbors get along, sometimes issues come up that are not easily resolved on their own. If desired, the NCOA officers can serve as mediators to help.

Safety

In a community like ours, owners tend to watch out for each other. Limiting on-street parking, for example, can lessen the chance of car accidents. The posted speed limit of 15 mph is also a safety measure that we all have a responsibility to follow (and remind visitors about).

The NCOA condo fees are used to benefit the owners and the community at large. Compared to other COAs in our area, Northland’s fees are quite reasonable.

The Downsides

Most people who live in deed-restricted communities feel relieved not to have to deal with a lot of the details of regular home ownership. However, some feel that the rules and restrictions have some drawbacks:

Association dues

The dues collected from home owners pay for the amenities, upkeep, and future capital improvements for us all. Many owners have not had to pay these fees before, and it can be an adjustment. NCOA works hard to keep the dues affordable, but increases are sometimes necessary.

It is helpful to remember what owners in non-HOA houses pay for the services NCOA fees cover (numbers are average estimates based on similar yard sizes, not including common areas):

  • trash pickup: $118 per quarter = $472 per year
  • lawn maintenance: $40 per mowing/trim @ 20 times (4 x per 5 months) = $800
  • insurance: without an HOA, insurance is higher because it has to cover the entire property = about $800 per year, not counting any flood insurance
  • driveway & sidewalk snow removal: approx. 5 times per winter @ $40 = $200
  • TOTAL expenses for non-HOA home owners: $2272.00

Rules and violation consequences

Rules regarding what you may or may not do in or on your property limit owners’ choices.

Rules are enforceable. HOAs are responsible for upholding the rules and restrictions of the association. This may include giving notices and deadlines, applying assessments, and even placing a lien on a property, which can lead to foreclosure.

Why Can’t I Have Vining Plants?

First of all, you can have vining plants, just not ones that attach themselves to the brick-and-mortar of the exterior of your condo. Many owners here enjoy having clematis vines that grow on trellises or strings. Others have planted varieties of ivy as ground cover in their landscapes. They offer good weed prevention, moisture control, and visual interest among the colorful annuals seen here at Northland.

Clematis https://commons.wikimedia.org/wiki/File:Clematis_Jackmannii1MGifford.jpg

The Problems of Vines on Brick Walls

Self-clinging vines have different ways of attaching to a structure, be it a trellis or a brick wall. Some, like the clematis, form curling tendrils that wrap around the structure as it climbs. Others grow aerial roots (i.e., roots that grow from a stalk into the air rather than in soil) that adhere to a surface with a kind of glue that can dissolve the mortar.

Using vining type plants in the landscape can create some interesting landscape effects, but they can also be a maintenance nightmare. . . .

A problem with vines on walls is that either type of vines will hold moisture against the wall. Block and brick walls will start to dissolve and fall apart in high moisture. The self-climbing vines are even worse, the glue that holds the plant to the wall really starts to dissolve the wall in order to glue itself to the wall. If you let the vines grow on the stucco wall of your house, they can pull the stucco right off your house.

https://www.avpress.com/valley_life/growing-vines-on-walls-is-a-challenge-you-have-options/article_f98f2a54-fa20-11ea-acaf-03f76b9eb391.html
Japanese Spindletree
File: Euonymus japonicus in Barysau district 10.jpg

What Do Our Condo Rules State?

Our rules (Resident Information Sheet) are available to download here on the website. The rules have been in place for many years. The goal of these rules is to provide every resident and/or owner a safe home that retains or grows in value while keeping all of the properties looking their best. The rule about vining plants is:

TREES & SHRUBS: Trees and shrubs have to be kept trimmed year-round. Shrubs cannot be above the window sills and must be at least 18” below the soffits. Trees must be trimmed so that they do not hang over the roof or interfere with the passage of vehicles on the streets. Vining plants are prohibited from growing on the brick as this damages the mortar between the bricks.

https://northlandcondoassociation.com/about-northland-condominiums/northland-house-rules/

What Should I Do If I Have Vining Plants on My Exterior Bricks?

There are a few options for you to consider, understanding that all vines must be removed from walls:

  • remove the plants
  • put up a trellis that allows the vines to grow but not to adhere to the brick/mortar
  • train vining plants to be ground cover or bonsai-like mini-shrubs (Japanese spindletree)

If you have received a maintenance notice about climbing vines, we ask that you follow the rules. The exterior bricks and mortar are the responsibility of the Association (NCOA), and as such, the Board must apply all rules in all cases. Failure to be in compliance with the rules may result in the owner receiving an assessment when the Board has to take action to hire the work to be done.

Keep It Growing

Above all, enjoy your landscaping and gardening here at Northland. Create the look and feel you want your property to have.

Our rules are few. Other places are much more restrictive. We ask that everyone keeps our community looking great and structurally sound. Kudos to all of the “green thumbs” out there!

Members of the NCOA Board of Directors are available to answer questions. You can call, send an email, or use the contact form here on the website. Often, the same questions are asked by several people. We thought it would be useful to provide answers that everyone can access at any time. Going forward, we will post questions and answers to the most common topics. Send us your questions and we will answer them! If we use your question on the website, your identity will remain anonymous. In the meantime, we will be posting some common questions with answers provided by one or more members of the NCOA Board of Directors. So check back regularly!