TH Owners Meeting Minutes JUL2026
Meeting Minutes
HOA MEETINGS
7/21/20264 min read
Carriage Homes at River Farm
Townhome Owners Meeting
Saturday, July 11th, 2026
Meeting Minutes
1. Welcome and sign in.
2. Introducing new neighbors: 104 Stethem Ferry Rd. Malik and Kayla Stephens.
3. "Thank You, Volunteers" message (repeat of the email sent to the community).
4. Community Administration
A. HOA Email address
A dedicated HOA email address has been established: chriverfarm.hoa@gmail.com.
All HOA communications should be directed to this email address. Work orders will be accepted through the HOA email or the CMA portal. Board members' personal email addresses should no longer be used for HOA business.
Text messages and phone calls should be reserved for emergencies only. At this time, the HOA does not have a designated emergency point of contact. Mitch has informed the Board that he is unable to continue serving in that capacity due to other commitments.
B. Community Website
The comm unity website, https://carriagehomesriverfarm.com/, is actively being developed.
Lisa Moghazy is managing the website. The goal is to make it a valuable resource for residents by providing:
• Governing documents and HOA references
• Community updates
• City announcements and local events
For example, residents will be notified of events such as the Johns Creek Hazardous Waste Recycling Event on August 15, which is free but requires advance registration.
C. Pool Emergency Phone
Fred Mendoza researched alternatives to the existing pool emergency phone line that comply with emergency call requirements.
A Voice over Internet Protocol (VoIP) system has been identified as the recommended replacement for the current AT&T landline. Comcast can provide this service at approximately 40% of the current cost (about 2.5 times less expensive). Comcast has ordered a site survey for cable installation. The project is currently in progress.
D. Compliance Enforcement
The Board will begin enforcing basic community standards, including:
• Parking: No long-term or overnight parking is permitted on community streets.
• Garbage bins: Trash and recycling bins must be stored inside garages when not scheduled for collection.
• Yard maintenance: Front and backyards are HOA common areas. Residents are expected to keep these
areas neat, orderly, and free of personal belongings or debris.
5. Financial Review and Updates (Emily)
A. Roof Loan Repayment
The Board requested that CMA realign the accounting for roof loan payments.
CMA is separating roof loan funds from the operating account, as the original accounting structure was incorrect. Funds collected from the roof loan and townhouse special assessments will be maintained in a separate account and used exclusively for loan repayment.
B. Special Assessment Status
As of July 3, 37% of townhouse owners had not yet paid the special assessment for roof loan.
Payments are not considered late untilJuly 31. The Board is closely monitoring payment status. No grace period will be provided after the due date. Delinquent accounts will be referred for legal collection immediately.
C. Year-to-Date Expenses
The Board is awaiting reconciled financial statements. Current areas with significant expenditures include:
•Pool repairs
•Water line repairs
• Building 700 drainage project
6. Townhouse Repairs and Special Projects
A. Plumbing Repairs
Managed by Mitch (Paramount Plumbing):
• 503 S. River Farm sprinkler system leak- repaired
• Two shutoff valve repairs between Buildings 400 and 500 - completed
• 1402 shutoff valve repair (Attempt #1) - completed
Managed by Fred (Fletch-Barney plumbing company):
• 2100 leak- repaired
• Stethem Ferry island sprinkler heads capped- completed
• Two additional shutoff valve repairs to permanently address the island leak- completed
• 1402 shutoff valve repair (Attempt #2) - completed
Two sprinkler heads on the island continue to leak. Precision Sprinklers has been contacted to complete those repairs.
The Board found that Paramount Plumbing's rates are generally higher than Fletch-Barney's. Both companies will remain available for emergency repairs.
Emily is working with CMA to request reimbursement for the high April water bill resulting from the leak near 503 S. River Farm. The water utility allows this type of adjustment only once every 12 months.
B. Building 700 Drainage Project
This is a major infrastructure project.
Approximately 90% of the drainage pipes in front of Building 700 were found to be non-functional, resulting in erosion, soil settlement, and sinking around Units 702 and 703. Continued deterioration presents a risk of structural damage.
Four companies were contacted, and three proposals were received. ROP Services LLC was selected based on:
• Expanded scope of work
• Repairs to all four front stoops in addition to the drainage installation
• Competitive pricing
• Positive recommendations from community residents
The project is currently underway.
C. Stucco Repairs
The Board has received reports of stucco damage at eight units. An inspection of all 32 townhouse units was initiated. Many contractors charge inspection fees; however, SIR performed visual inspections at no cost and provided building-specific repair estimates.
Three primary categories of damage were identified:
• Chimney holes
• Holes in other exterior locations
• Cracks
The estimated total repair cost for all buildings is approximately $42,000.
Because of the project's size, the Board plans to budget phased stucco repairs beginning next year through the special assessments. Full completion will likely require several years.
D. Other Repair Requests
The Board reviewed additional maintenance requests:
• Unit 202 honeybee infestation: bee relocation is the homeowner's responsibility. any necessary
structural repairs after removal will be completed by the HOA.
• Rotten window trim: Low priority. No repairs are planned this year.
• Damaged mailboxes: The Board is evaluating the most critical repairs.
• Broken steps on the pathway to the river: the quote is being requested.
• Additional drainage issues reported near Units 301 and 401.
• Detached and sinking porches reported at Units 201 and 301.
7. Landscaping Update and 2027 Planning
The Board discussed several resident concerns regarding landscaping and met with Greenwood management for clarification.
Key points discussed:
• Many overgrown shrubs require rejuvenation, which is typically performed during winter at additional
cost.
• Greenwood trimmed only the azaleas this season.
• Greenwood trims vegetation only up to approximately 12 feet.
• Some homeowners maintain portions of their landscaping independently, making it difficult for
Greenwood to determine which areas fall under their maintenance responsibilities.
2027 Landscaping Goals
• Revise the landscaping contract with a more detailed scope of work.
• Develop a townhouse yard registry identifying HOA-maintained areas.
• Establish a winter rejuvenation plan for overgrown landscaping.
8. Pool Status and Future Repairs
The community pool is the HOA's primary recreational amenity and is in deteriorating condition. Passing annual inspections has become increasingly difficult. Loss of the neighborhood pool will also result in loss of access to the River Farm community pool.
Work Completed in 2026
• Partial pool drainage (by the company)
• Pool coping replacement (Fred)
• Expansion joint replacement (to be completed in Fall 2026)
Minor Repairs needed
• Crack repairs
• Bathroom repairs and painting
• Faucet replacements
Major Repairs Needed
• Pool resurfacing (estimated cost: $20,000)
• Wooden deck railing repairs
• Wooden deck rehabilitation
• Concrete deck crack and surface repairs
• Structural evaluation and reinforcement of pool foundation support pillars
9. 2027 Townhouse Repair Priorities and Sprinkler System Plans Townhouse Repair Priorities
High-priority repairs needed on townhouses:
• Structural porch repairs
• Drainage improvements near buildings
• Stucco repairs
• Retaining wall repairs (between pool and Building 201)
Sprinkler System
The current sprinkler system continues to experience frequent leaks and requires significant repairs.
The Board is considering restoring irrigation at:
• The two entrance islands
• The island at the bottom of Stethem Ferry
If the townhouse community chooses to fully restore the sprinkler system, the Board will obtain a comprehensive inspection and repair proposal. Any restoration would include service to all townhouse units and would be funded exclusively through a future special assessment.
Contact Lisa Moghazy lisa.moghazy@att.net or Linda Mendoza lindamargaret@bellsouth.net to
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