Utilities & Services

For the legal version, see our Governing documents: found at Declarations, Article 1. Section 13. "Common Expenses"

This page is a plain-language version for your convenience and is subject to change. Last edited 10/21/2017

Your Condo Dues Pay:

• Water and Sewer through the City and Borough of Juneau's Water Utility: http://www.juneau.org/water/index.php. Leaks are very costly-- owners can help control costs by ensuring prompt...
  • Plumbing Repairs & Maintenance Provided through contract with The Plumbing & Heating Co, Juneau http://www.plumbandheat.com/; please see important notes at Plumbing
• Household trash pick up through the city's Waste Management affliate: for important notes, see Trash and Recycling
• Cleaning of Common Areas Our janitorial services include sweeping, vacuuming, litter pick up, and dusting (through R.J. Custodial)
• Building Safety Maintaining exterior fire extinguishers, lighting, and replacing broken building elements.
  • Fire extinguishers are maintained by Southeast Extinguisher Services http://www.seextinguisher.com
  • Pest Control Keeping the building rodent free.
  • Phone Service A phone line is required to connect our fire and elevator alarms with service companies (through ACS).
  • Alarm Service Alarm service is required for our elevator and for our building's fire alarms (through L J Alarm and Doak's).
  • Elevator Service Elevator maintenance and emergency service is provided by TKE: http://www.thyssenkruppelevator.com/services.asp and This also covers the cost of the annual elevator inspection.
  • Snow plowing & parking lot snow removal Service for the parking lot through Last Frontier: for important notes, see Bad Weather
  • Walk-way snow shoveling and de-icing for the walkways leading to the parking lot through M&M Services: for important notes, see Bad Weather
• Electric for common area lighting, cleaning, and elevator use (through AEL&P): http://www.aelp.com/
  • AELP Tweets Juneau outage information, no account needed to view.
• General Repairs & Maintenance of the building & grounds (including things like ensuring our common area lights are in working order).
• Property Management through Christopher Burton. This includes engaging bookkeeping services, preparation of re-sale certificates, and guiding the Board in making decisions which follow best practices established by the Community Associations Institute.
• General Legal Council through STS&S ensuring association complies with legal requirements.
• Tax Preparation and Review
  • Condominium Insurance through State Farm.
  • Building Reserves Savings for Future Replacements. Each owner pays into the association's Reserves For Replacement savings account to ensure that we will have money available for:
    • Insurance Deductible;
    • Cash-on-hand for emergencies (like catastrophic, unexpected building repair);
    • End-of-life replacement of major property elements (like roof and pavement)

Owners Are Responsible For:

• Individual unit's home owner insurance
• Individual unit's cable, television, and phone
• Individual unit's electric http://www.aelp.com/.
  • Forest Glen has electric heat and hot water.
• Repairs to the windows, doors, and interior walls and pipes of an individual unit
  • The Plumbing & Heating Co, Juneau http://www.plumbandheat.com/ offers residents a 10% discount on services (seePlumbing)
  • Owners should replace windows and doors with similar-looking models for consistency
• Maintaining unit and conducting yourself in such a way so that the safety and security of the neighborhood is maintained.
  • Actions or failures to act by you (or that of your pets or guests) which cause a nuisance; alarm or intimidate others; incur management, maintenance or legal fees; or create a risk of damage or injury may cause you, as the owner, to face association, legal or judicial consequences.
• Together, as an association, all owners bear association unforeseen expenses in accordance with their "percentage ownership"- one of six numbers determined by unit type, as documented in our governing documents.
  • The collective, 28-unit effort to respond to emergencies through collecting cash are commonly called "assessments" versus the regular "dues."
  • Just as you set money aside for emergencies if you own a single family home, it behooves owners to be prepared for assessments. One might do this through a personal savings account, or maintaining healthy credit so that personal financing options remain open to them.
• Together, as owners, we are the Forest Glen Condo Association. We depend on each other's healthy personal finances so that together we can meet our legal obligations as an association. We are a non-profit, and our purpose is to maintain our property in accordance with applicable laws in such as way that our neighborhood is safe, sound, and marketable.
• Although the property manager can answer basic questions, he is not a replacement for you-- as an owner -- fulfilling your legal obligations to the association.
  • For an introduction to maintaining your personal finances, please see Finances 101
  • If you are experiencing hardship, please see Resources