Frequently Asked Questions
Part 1: Organization (1-14)
Part 2: Making Changes to Your House (1-9)
Part 3: Mowing and Landscaping (1-8)
Part 4: Leasing and Tenants (1-2)
Part 5: Lawn and Landscaping Tips (1-3)
Frequently Asked Questions Part 1: Organization (1-14)
1. Q: What is Sterling Heights Homeowner Association?
A: The Sterling Heights Homeowner Association (SHHA) is a legal entity created by the original developer of the community with a set of rules called “Declaration of Covenants, Conditions, and Restrictions” otherwise known as “CC&Rs.” Like most homeowner associations, SHHA has two main purposes: Enforce and ensure that individual homeowners comply with the CC&Rs. The guiding principles of these regulations are to maintain property values and the quality of life within the community; to manage and maintain the common areas.
2. Q: Where can I find these CC&Rs?
A: You should have received a complete copy of the CC&Rs as part of the documentation when you purchased a home. These documents are available in PDF format at sterlingheightshoa.org/documents.
3. Q: How many homes are included in SHHA?
A: SHHA consists of 35 homes located within the beautiful Westlake neighborhood on the following streets: Westlake, Melrose, and Kingsgate, Sterling Way, Regency Court and Provincial Hill Drive. It is also part of the Oak Creek Neighborhood Association.
4. Q: What is the difference between the homeowner’s association and the board of directors?
A: SHHA consists of all the owners within the geographic boundaries outlined above. Every owner is a member of SHHA – membership is not optional. The Board of directors consists of those owners who have been elected to conduct the day-to-day business of the HOA and make the decisions that affect all homeowners.
5. Q: If I volunteer to be on the board, how long is the term and how many meetings do I need to attend?
A: The board the homeowners meets once a year officially in May. The board is only required to meet within 10 days after the annual meeting to assign specific roles. Most communication is carried out via email and occasionally meetings are called when matters are urgent. New board members are elected to a two-year term. Two positions are filled one year and three the next year. There are no term limits. Board meeting are generally held quarterly.
6. Q: Who should I contact about street parking and barking dogs?
A: It is best to talk to your neighbor. If you do not get the issue resolved, call the City of LO non-emergency line and a Community Officer will intervene. It is not the duty of the board.
7. Q: What are the annual homeowners’ dues?
A: The annual dues of $700. is due from each homeowner each year on January 31st. Notices are mailed out in late December. The dues are the owner’s share of the common expenses and is a binding legal obligation based on the governing documents.
8. Q: What are these dues used for?
A: SHHA uses the funds primarily to pay for: landscape maintenance of the common area, water and electricity for the entry monuments, liability insurance for the common area, miscellaneous upkeep of the common area, and communications (SHHA website, regular meetings, and postage).
9. Q: When is the SHHA annual meeting?
A: The annual meeting is generally held on the third Tuesday evening in May at a determined location nearby. Prior to the annual meeting, all owners will receive notification in the mail of the agenda specifying the exact date, time, and location of the meeting.
10. Q: Does the Association carry insurance?
A: Yes, SHHA does carry liability insurance that covers the association. Each individual owner is still required to carry their own personal accident, and liability insurance. Personal property is not covered by the Association policy.
11. Q: Who is responsible for maintaining the landscaping of the common area and the entryway monuments?
A: The Board contracts with a landscape service for general upkeep of the common area within our community. Occasionally, the Board may seek bids from landscape companies to verify that the current contract is within the fair market value. The Board may also hire other landscapers when tree removal or additional pruning services are needed.
12. Q: Will the SHHA prune my street trees?
A: The responsibility for yard maintenance and pruning falls on the homeowner. The area between the street and the sidewalk is not part of the common area and it is the responsibility of the homeowner to maintain it. The Board is however responsible for maintaining the open spaces and common areas. Pruning/removal/replanting of the street trees on the strip between the sidewalk and street in front of or on the side of your home is the responsibility of the homeowner.
13. Q: Who is responsible for maintaining the strip between the sidewalk and the street?
A: The property is owned by the city of Lake Oswego, but the maintenance of the space is the responsibility of the SHHA homeowner. It should be maintained in a neat and attractive manner as outlined in the CC&Rs. Homeowners that side onto Sterling Way (3 homes) and have no sidewalks are also responsible for maintaining the space from their property line to the street.
Q: Where should waste removal bins be stored?
A: All trash, re-cycle and yard debris bins should not be visible from the street. Homeowners are encouraged to store them in the garage, behind screening, or in the backyard.
Frequently Asked Questions Part 2: Making Changes to Your House (1-9)
1. Q: What is the Architectural Review Committee?
A: The Architectural Review Committee (ARC) is a three-person committee which reviews all requests from SHHA homeowners for all changes to a house, house color, landscaping, or external structures that require review and approval under the CC&Rs.
2. Q: How do I get approval from the ARC for the changes that I intend to make?
A: Complete the ARC Review form (available on the website) and submit it along with detailed documentation (i.e., landscape drawings, paint color samples, architectural drawings) to the ARC Chair or another board member. Your request will be reviewed, and you will receive a written response within 30 days.
3. Q: Can the ARC tell me if my proposed project is OK from an engineering or structural soundness perspective?
A: No. the ARC does not include any analysis of structural, geophysical, engineering, or other similar considerations. For those matters, you will need to get the services of a qualified licensed engineer, architect, or other appropriate professional.
4. Q: Do I need approval to repaint the outside of my home?
A: Yes, you will need the approval of the ARC if you are changing the exterior color of your home. If the existing paint and trim colors are being used, no approval is needed.
5. Q: Do I need approval if we change our landscape?
A: Yes, any additions or changes (fountains, fences, trees, lighting, etc.) in your front yard need to be pre-approved. Please submit your plans to the Architectural Review Committee (ARC). Landscape changes in the backyard need ARC approval only if it involves structures or if your lot adjoins a common area.
6. Q: Are storage sheds allowed?
A: Yes, depending on the type of shed. Metal sheds re not allowed by the ARC. Wooden sheds are permitted if they are built with approved siding and roofing materials that are approved for our homes. The exterior paint needs to match the house.
7. Q: Do we need ARC approval to put up a play structure?
A: All exterior structures need to be approved by the ARC, whether it be a shed, pergola, play structure, awning, gazebo, privacy screening or anything else.
8. Q: Are satellite dishes permitted?
A: Yes, but with certain limitations. While the original CC&R prohibits satellite dishes completely, federal law has since established that restrictions are not permitted if they: unreasonably delay or prevent installation, maintenance or use; unreasonably increase the cost of installation, maintenance or use; or preclude reception of an acceptable quality signal.
The board simply asks satellite dish owners to use common courtesy when installing a dish on their property. Consistent with the restrictions discussed above, we ask homeowners to (1) locate the satellite in the rear or side of their home in an inconspicuous location; (2) take advantage of natural shielding such as trees to hide it from view as much as possible; and (3) when it’s necessary to locate the dish in a visible location, paint the dish so that it blends in to its surroundings.
9. Q: We have LP siding. Are there any CC&R – related issues we should be aware of as we plan to re-side our house?
A: Yes. Currently the CC&Rs allow only cedar, redwood, Hardiplank, brick, or cultured stone. Vinyl siding is not allowed. All re-siding jobs need to be approved by the Architectural Review Committee, regardless of the new material used. And don’t forget to get the paint colors approved at the same time.
Frequently Asked Questions Part 3: Mowing and Landscaping (1-8)
1. Q: What is my general obligation to maintain the exterior of my home, lawn, and landscaping?
A: Under the governing documents of the Sterling Heights Homeowner’s Association, all owners, at their own expense, are obligated to keep their Lot in good condition and repair and in a well-maintained, clean, and attractive condition at all times.
2. Q: Am I required to maintain a lawn?
A: If you purchased a home with a lawn, you are obligated to maintain that lawn and use the guidelines for mowing and upkeep. However, as a homeowner, you are allowed to change the landscape design and remove the lawn if you prefer a more environmentally friendly design after applying for approval from the ARC committee. Keep in mind the “low maintenance” landscaping does not mean “no maintenance.” Lawn care guide: https://horticulture.oregonstate.edu/sites/agscid7/files/beaverturf/lawns/practical-lawn-care-ec1521.pdf
3. Q: What can I do to make sure that I meet mowing and landscaping expectations for Sterling Heights?
A: Many factors go into meeting these expectations:
· An Owner’s Lot must be kept neat and attractive. Lawns must be kept mowed, fertilized, edged and kept free of weeds and trash. Planters and beds must be kept free of weeds, leaves, and other debris. Some latitude is permitted for seasonal leaf shedding. Shrubs and trees must be kept trimmed and attractive. Any dead foliage or limbs must be removed promptly. Nothing on an Owner’s Lot must be allowed to become overgrown or unmaintained. Owners with xeriscaping are reminded that “low maintenance” does not mean “no maintenance.” Xeriscape beds must be maintained, and kept free of weeds, leaves and other debris.
· Sufficient water must be applied to the landscaping to maintain the sod and plantings on the Lot. Sod must not be allowed to die due to lack of water. Bare spots are not allowed although some latitude is permitted in heavily shaded yards where sod if difficult to grow. In this case, some Owners have opted to create a bed and to mulch or use shade tolerant plants to be more attractive. Please be aware that the construction of new beds requires an application to and review by the Architectural Review Committee. If drought conditions occur and mandates from the City of Lake Oswego require cutting back on water, these mandates supersede the Association’s guidelines.
· Driveways, sidewalks, curbs, and “hell strips” (the area between the sidewalk and the curb) must be kept neat and attractive keeping them edged and free of clippings and leaves. Lake Oswego code requires that homeowners of corner lots (at intersections) keeps shrubs from blocking view of oncoming traffic for safety.
· All hardscapes including driveways, sidewalks, curbs, planters, retaining walls, brick facia, etc., must be kept free of weeds, grasses or other plants within expansion joints, seams, including excess moss growth.
· Sidewalks must be kept clear of shrubbery overgrowth and overhanging limbs so as not to obstruct the walkway.
· The strip of land between the Lot Owner’s property line and the street is owned by the city, but it the responsibility of the homeowners to maintain that strip of land according to the LO City code to include pruning of street trees, dead tree removal, and keeping area free of weeds, leaves, and debris.
· Snow removal on sidewalks adjacent to the homeowner’s property in the winter is the responsibility of the Owner/tenant. It is city law that the homeowner is responsible for providing a safe walkway for pedestrians when it snows.
· Residents are prohibited from discarding yard waste, brush, compost, trash, or any other item on any of the Common Area. For a fee, you may sign up for yard debris collection and trash service through Republic Services. The City of Lake Oswego does not provide this service. A leaf dumpster is often provided by the city to the neighborhood in the fall to homeowners for extra help with leaf clean up. Blowing leaf debris into the street is strictly forbidden by the City of Lake Oswego.
4. Q: What is the difference between turf-grass versus weeds?
A: Turf grass is defined as “the upper stratum of soil bound by grass and plant roots into a thick mat. Turfgrasses are narrow-leaved grass species that form a uniform, long-lived ground cover.” By these definitions, grass is of a single variety that may be mowed to ensure a uniform appearance.
Conversely, a weed is any “…wild plant growing where it is not wanted and in competition with cultivated plants.” Weeds present themselves in boundless varieties, in boundless variety of growth characteristics without a uniform appearance. Consult Common Weed Guide for Pacific NW: https://simplelawnslandscaping.com/10-common-weeds-in-the-pacific-northwest-with-pictures/
5. Q: May I turn part of my front lawn into a vegetable garden or eco-lawn?
A: Generally, no. Any consideration for such a change would need to be formally reviewed by the Architectural Review Committee. You must apply for consideration. But it is safe to assume that such a change to the front yard would be inconsistent with the appearance of the neighborhood and not be allowed under Article VI of the Sterling Heights CC&Rs.
6. Q: What is required to ensure my fence complies with the guidelines?
A: Fences are not required but must be kept attractive and in good repair. Each owner must promptly repair and replace any missing, broken, or rotted fence pickets, post and gates. Fencing must not be allowed to lean or sag excessively. They may be stained upon prior approval by the Architectural Review Committee. If a fence is already stained, repairs must be similarly stained. The height, materials, and style of the fence is regulated and must meet approval from the Architectural Review Committee for any changes.
7. Q: Who do I contact if I have a neighbor that I feel is not living up to the standards set forth in the CC&Rs?
A: All homeowners and tenants must comply with the CCRs. First express your concerns with your neighbor and seek a resolution. If this fails, it is best to contact the President of the Sterling Heights Association, provide supporting documentation (digital date and photo) and a written complaint.
8. Q: What about trash, recycling, and yard debris?
A: Trash, recycling, yard debris and compost bins can be obtained through Republic Services for a fee. The City of Lake Oswego does not provide this service. All bins should be removed from the street as soon as possible and can be stored either in the garage, or on the side of the house, preferably out of street view. Use of privacy screens for trash bins is permitted but requires prior approval by the Architectural Review Committee.
Frequently Asked Questions Part 4: Leasing and Tenants (1-2)
1. Q: Am I allowed to lease my home in Sterling Heights?
A: Absolutely, Sterling Heights governing documents (CC&Rs) make no unique restrictions on tenancy except that and that all homes are for single family residences only. Short-term rentals are not allowed in Sterling Heights. All leases must be for a minimum of 30 days. But like homeowners, tenants must honor the governing documents. It is the responsibility of the homeowner/landlord to inform tenants of community standards. It is the landlord’s responsibility to manage the acceptable behavior of their tenants. Any violation against the CC&Rs will be levied against the homeowner.
2. Q: What important things should a landlords share with tenants?
A: Here are some general tips for tenants:
· Request that the tenants read or scan the CC&Rs
· Make it clear that homes are single family residences only.
· Generally, keep cars parked in the garage or driveway, and preferably not on the street. Be careful not to park by the mailboxes and hinder US mail delivery.
· Remember to bring in the trash and recycle bins as soon as is practical after collection day.
· Keep lawns free of debris. If your lease requires that you maintain the lawn, bushes and trees please do so promptly and properly. Maintenance Guidelines can be found on the website:
· Leaf blowing into the street is strictly forbidden by the City of Lake Oswego code.
· Do not make architectural changes to the property. (Homeowners must submit and get approval from the Architectural Review Committee before any changes are made.)
· Seasonal holiday decorations should be removed from houses and lawns in a timely manner.
· Know the Lake Oswego city ordinances regarding barking dogs and pets on leash.
· Forward electronic invitations to neighborhood events
· Provide tenants with SHHA website to access neighbor contact information in case of emergencies. sterlingheightshoa.org
Frequently Asked Questions Part 5: Lawn and Landscaping Tips (1-3)
Lawn and Landscaping
Use the following links for tips on lawn care, weeds, mowing and landscape.
1. Common Weeds in the Pacific NW:
https://simplelawnslandscaping.com/10-common-weeds-in-the-pacific-northwest-with-pictures/
2. Practical lawn care in Oregon:
3. Synthetic and eco-lawns are prohibited in Sterling Heights.
