There seems to be an increasing number of violations of restrictions, such as variations in fence stain colors & visible sports equipment e.g. basketball goals. Could the On-Site Manager’s "drive through of neighborhoods" note these violations?

Concerns should be called into the On-Site Manager, Robin Willits (817-337-9726, rlwillits1@aol.com). Robin drives the neighborhoods following up on concerns that have been called to the HOA's attention as potential violations. Each section or village of Hidden Lakes has different covenants and restrictions as found in their development area declarations. When violations are confirmed, a notice is sent to the resident. 

Example 1: Fence stains, sealants or applications. Many of these declarations are silent on specific criteria. The common position taken by the Master Architectural Committee (MAC) is that stains be of a natural wood color and cure in a translucent manner. Given the variety of stains that fall into this criteria as well as the materials used for fencing in Hidden Lakes (cedar, spruce, pine) there will be some variation in the end product - clear to dark brown. Approved fence stains are listed in the May newsletter. Anything other than the pre-approved stains is to be submitted for approval by the Architecture Committee. 

Example 2: Basketball goals - if they are permanently mounted on a pole in the ground, they should be submitted to the MAC for approval to include the location of the goal. If the goal is movable, such as the types that are mounted on a skid, the HOA would recommend that they not be left out long term, rather stored when not in use. 

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Who ensures that builders mow/maintain their vacant lots? Some areas are quite unsightly.

Although the HOA could contact the builders, it has no enforcement mechanism. The ultimate jurisdiction for undeveloped (builder) lots falls to the City of Keller's code enforcement department. Undeveloped lots may not be used as a dumping ground and must not allow grass or weeds to grow beyond 12 inches in height. If residents will call in their concerns (817-743-4110), Keller code enforcement will inspect and, if the undeveloped lots are found to be outside the code, Keller will notify the builder that corrective action is required or a citation will be issued.

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What do we get for our $48,000 we pay to Premier? 

The "Finance and General Association" category on this page contains a brief summary of association expenses (See "What do my dues pay for?"). A full description would be exhaustive if everything was detailed - Hidden Lakes is a small city with very complex relationships, documents, and conditions - but here's an attempt at further clarification. 

Financially, Premier manages the financial affairs of the Master Association including preparation and mailing of statements to all members and the collection process for aged receivables, production of financial statements to the Board of Directors and finance committee members, review and pay all utility, vendor, insurance, tax, maintenance and supply bills, maintain all homeowner files and HOA archives. Premier produces each year’s budget after committee oversight, recommendation and endorsement and presents it to the Board for adoption. A Premier representative attends the Hidden Lakes Board meetings and/or brings problems, concerns, requests before the Board for resolution. Premier host and manages the Hidden Lakes website, process all architectural applications, and coordinate and support all committee processes, requests, and activities. Representatives attend and host homeowner meetings and many committee meetings. They receive and attend all homeowner calls, emails, concerns, issues. They provide systems, labor and expertise in performing the role as agent for the association. There are many nuances of the job they are probably not visible or obvious - for instance, they are currently working on the April 5th hail storm damage to the three facility roofs between the adjuster and roofers for repairs and are protesting one common area tax value assessment with Tarrant County which they believe is over-valued. 

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Who is responsible for enforcing signage regulations? 

There is no developer sign at Creekwood II, each builder has put up their own sign. There is also one at the Woodlands by Keller-Smithfield. 
The marketing relationship including signage, advertising and media has been directly between the development entities and builders in the past. There was formerly a marketing fund the builders paid into and coordinated with the development entities that has been dissolved. Currently, therefore, signage is the responsibility of the builders and the only oversight is through Keller ordinances. 

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Our roof was totaled in the recent storm. Can we replace with a different color or type of roof? 

If you are replacing your roof, perhaps as a result of hail damage April 5, please note that most villages in Hidden Lakes have a requirement that all shingles must be at least 240 # minimum/square, weathered wood colored asphalt shingles. (It does not apply to Creekwood 1 & 3 and Woodlands 3. Custom builders in those sections have been allowed to use slate, clay, standing seam or alternatives.) While there is no waiver on the color, you might want to discuss possible discounts with your insurance company if you upgrade to hail resistant shingles that would exceed the 240#/square minimum requirement. For instance, State Farm was offering a 27% discount for a level 4 hail resistant asphalt shingle. If your insurance offers similar discounts, it might offset the higher replacement cost in just a few years. Remember the color still must be weathered wood. If you have questions, please contact David Garrett, Premier Senior Property Manager, at 1-866-424-8072, x226 or email david.garrett@premiercommunities.net.

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What can I do to stop door to door solicitation?

When people talk about solicitation, generally the instances fall into two types. 

The first type is people approaching the homes or residents to sell merchandise or services, or engage in charitable, religious or publication solicitation. All such people must be licensed by Keller and have a photo ID card. If you do not wish to be contacted by these solicitors, you can post a weatherproof card not less than three inches by four inches in size containing the words “No Solicitors” in letters not less than 2/3 of an inch in height. When licensed, the solicitors are obligated to immediately leave the premise when they see the notice. There are no ordinances controlling walking on the grass. If this is a problem, you could post a sign to keep off the grass. 

The second is distribution of flyers at the front door. Keller considers this a first amendment right and has no ordinance prohibiting such distribution. Hidden Lakes also has no restrictions on such activity. You could post a notice, similar to that described above, to discourage the leaving of flyers, but there would be no enforcement mechanism.

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When out on walks, I sometimes see dogs running free without a leash. I am concerned about the safety of my children. Are there any regulations concerning keeping dogs on a leash?

Keller has a leash law. No animals are allowed to run free inside the Keller city limits. Report violations to Keller Animal Control at 817-431-1510 x252. They have people on duty until 10 PM.

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My neighbor’s dog barks and howls during the day and keeps me up at night. What can I do?

It is recommended that you first kindly inform the neighbor of your concern and request they correct the problem. If that fails, Keller’s code includes a provision for public nuisance including any animal that “makes or creates an unreasonable disturbance to the neighbors or the occupants of adjacent premises or persons living in the vicinity thereof. This includes, but is not limited to, animals making or creating noises by howling, barking, bawling, or otherwise.” Report violations to Keller Animal Control at 817-431-1510 x252. They have people on duty until 10 PM. After 10 PM contact the police at their non-emergency number 817-431-151

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There are some people in our neighborhood who do not pick up after their dogs, making me pick up after them in my yard, or spoil our beautiful trails and walkways. What can be done?

Keller has an ordinance for public parks, but not elsewhere, such as in Hidden Lakes. If you observe the problem, politely request the owner to pick up after their animal. It is not only unsightly, but can be a health hazard as well. Maintaining our common areas to high standards was the number one concern in the recent survey. Picking up after our pets is one way we all can positively contribute to maintaining our community to the high standards we want.

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