Gated Communities

MB8 (Maryland)
Posts: 40

Posted:

Our development is a gated community. In the event that the gate malfunctions, we have instructed the residents to contact the management company and to park on the street and enter the community through the pedestrian entrance. Usually a board member who is available can shut off the power to the gate and manually open it until the vendor arrives. But there are times when the board isn't available and some residents have taken it upon themselves to manually open the gate, which if not done properly, can damage the motor and cause thousands of dollars in damages. Some residents and one of my board members is suggesting we either provide instructions to all residents on how to manually open the gate or form a building and grounds committee and allow them to manually open the gate for residents until the vendor arrives. Your thoughts?

LarryB13 (Arizona)
Posts: 4,099

Posted:

MB,

Having a committee of trained volunteers to manually operate the gate until the vendor arrives is far more prudent than expecting each and every resident to learn how to do the job for themselves.

Your board should also be looking into a better-quality gate opener, one that is more reliable. Is this the opener the developer supplied? Developers have a habit of buying the cheapest junk. Your board has no obligation to continue to fool around with a poorly-built opener when more reliable products are available.

DouglasK1 (Florida)
Posts: 2,046

Posted:

Quote:

Posted By LarryB13 on 04/30/2017 11:25 AM

Your board should also be looking into a better-quality gate opener, one that is more reliable. Is this the opener the developer supplied? Developers have a habit of buying the cheapest junk.

Ideally, gates should be reliable, but there are multiple possible failure modes other than the opener mechanism itself. Here are examples in my case. The phone line could go down (this wouldn't affect people using codes or clickers, only those contacting residents from the panel) The panel could fail. The panel could get run over by a car. The receiver for the clickers can fail (in this case the panel would normally still work). There could be wiring issues at various points or even under the road. The power can go out (in this case, the gates are supposed to open on their own by rechargeable battery, but those die eventually too). Even in brand new and well maintained systems, lightning strikes or other power surges can cause problems. The hinges can break, either from fatigue or a vehicle running into the gate (in this case the other gate might need to be manually opened until the fallen gate can be moved).

I agree that investing in good equipment and maintenance is a good idea, but that still doesn't mean you shouldn't plan for how to handle failures.

Escaped former treasurer and director of a self managed association.

MB8 (Maryland)
Posts: 40

Posted:

We are looking for a new gate because it is time for it to replaced but the problems you describe are exactly what I was speaking to. I think we will have a committee of homeowners who are trained on how to manually open the gate.

Marcus

Quote:

Posted By DouglasK1 on 04/30/2017 12:16 PM

Posted By LarryB13 on 04/30/2017 11:25 AM

Your board should also be looking into a better-quality gate opener, one that is more reliable. Is this the opener the developer supplied? Developers have a habit of buying the cheapest junk.

Ideally, gates should be reliable, but there are multiple possible failure modes other than the opener mechanism itself. Here are examples in my case. The phone line could go down (this wouldn't affect people using codes or clickers, only those contacting residents from the panel) The panel could fail. The panel could get run over by a car. The receiver for the clickers can fail (in this case the panel would normally still work). There could be wiring issues at various points or even under the road. The power can go out (in this case, the gates are supposed to open on their own by rechargeable battery, but those die eventually too). Even in brand new and well maintained systems, lightning strikes or other power surges can cause problems. The hinges can break, either from fatigue or a vehicle running into the gate (in this case the other gate might need to be manually opened until the fallen gate can be moved).

I agree that investing in good equipment and maintenance is a good idea, but that still doesn't mean you shouldn't plan for how to handle failures.

MB8 (Maryland)
Posts: 40

Posted:

Thanks LarryB13.

JanetB2 (Colorado)
Posts: 4,219

Posted:

Quote:

Posted By MB8 on 04/30/2017 10:16 AM
Our development is a gated community. In the event that the gate malfunctions, we have instructed the residents to contact the management company and to park on the street and enter the community through the pedestrian entrance. Usually a board member who is available can shut off the power to the gate and manually open it until the vendor arrives. But there are times when the board isn't available and some residents have taken it upon themselves to manually open the gate, which if not done properly, can damage the motor and cause thousands of dollars in damages. Some residents and one of my board members is suggesting we either provide instructions to all residents on how to manually open the gate or form a building and grounds committee and allow them to manually open the gate for residents until the vendor arrives. Your thoughts?

To prevent thousands of dollars in damage I would do both!!! At some point in the future ... as better technology becomes available, your system needs to be replaced, or you have lots of money to replace ... at that time is when to consider alternative options. In meantime I would provide instructions to all residents and have committee for those who in many instances (do not comprehend) technology and need other help.

LetA (Nevada)
Posts: 2,679

Posted:

I would have a committee of homeowners rather than tell everybody how to "beat the system." Too many cooks in the kitchen spoils the pot, besides, how many renters vs homeowners would tell others who would tell others. Eventually you would have no gated community,

JanetB2 (Colorado)
Posts: 4,219

Posted:

Quote:

Posted By LetA on 05/01/2017 6:43 AM
I would have a committee of homeowners rather than tell everybody how to "beat the system." Too many cooks in the kitchen spoils the pot, besides, how many renters vs homeowners would tell others who would tell others. Eventually you would have no gated community,

Would you as an owner want to be on the hook for thousands of dollars worth of damage when opened incorrectly as the OP stated??? And if you multiply that by how many times may happen? That can add up to a lot of money which would be better saved up for future better option and changes. It is potentially better to look towards the future vs. the immediate "what if scenario".

UteF (Hawaii)
Posts: 9

Posted:

Agreed with Larry. But also check with your attorney in regards to liability...in case one of those volunteers gets hurt.