Many people who decide to join a Housing Cooperative are only vaguely aware that joining a Co-op is much different from renting an apartment. Of course, Housing Cooperatives do resemble multifamily rental complexes; they may be garden apartments, high-rises, or townhouses. Holliday Park has single story ranches, and townhouses — 7 different styles.
Economics is a key motivator for many of the people who join Housing Cooperatives, because they’ve determined that a Cooperative is often the best buy available in the housing market. As important as the economic consideration may be, it is not the major factor that distinguishes Co-ops from rentals.
Co-ops are unique, because they are owned collectively by their members. Members are not tenants; they are joint owners of their own housing developments and are their own landlords. Joint owners “rent” to themselves.
Housing cooperatives are established as non-profit corporations whose specific purpose is to provide housing for their members. These members are stockholders in the Co-op Corporation. Buying a share, usually known as a Membership Certificate, entitles the purchaser to hold a proprietary lease, commonly known as the Occupancy Agreement. The Occupancy Agreement gives the purchaser the exclusive right to occupy a dwelling unit in the development, and to participate as a member in the operation of the Co-op.
Housing Cooperatives traditionally function under the same principles that guide other types of cooperatives:
1. Open membership, with no restrictions as to race, religion, sex or age
2. Representative, democratic control
3. Each shareholder is entitled to one vote in electing directors who administer the Co-op operations. Holliday Park has 694 shareholders.
4. Residents are usually called members, not tenants, even though we come under the Michigan Landlord Tenant Act when confronting litigation.
In short, Cooperative Housing is a unique form of joint ownership in a multifamily housing development by the people who live in them, because together they own the Corporation.
When you compare the benefits between Co-op membership and renting, it is wise to consider that living as a shareholder in a Housing Corporation offers the member more control over your living environment, and also more security of tenure, than any renting situation could offer you as a tenant.
A great way to learn about, and interact with the City of Westland is now available to everyone who uses the internet. The City has just updated and redesigned its web site to be much more informational, easy to access, and user-friendly. Go to the Internet and type: www.cityofwestland.com.
The site contains about one hundred pages of all encompassing facts and reports, from the “State of the City Address” to the WLND Program Schedule. The drop-down menus include all City Services in one section, and all Contact Information in another — including information on the City Office, the City Council Members, and all Departments. The coming events for each calendar month are clearly visible on the Main Page, as well.
The new site allows residents, business owners, developers, and visitors to access city services, such as:
1. Pay taxes
2. Pay your water bill
3. View any emergency banners for storm warnings, snow emergency, gas leaks or other
4. Participate in on-line opinion polls to give the city administration your view of pending action
5. View online videos of current events and reports
6. Read announcements of the latest city services and events
7. Get important recycling and energy saving tips
8. Learn about Westland life, schools, parks, nature trails, activities and much more
9. Visit the Gallery Pages for pictures of residents taking part in recent City events
10. View WLND programming such as “Month in Review”, and other local programs; and read Press Releases.
The new web design will offer and unveil more innovations with an increasing number of online capabilities, as they “go live” over the next few months. The City hopes that this new web site will attract, inform, and encourage new interest from people who are looking for a progressive and constantly improving city, offering a new home or business opportunity.
The web site offers excellent biographical and geographical text which includes everything from the early formation of Westland as a city, to the number of parks and nature trails; and to current information and procedures for becoming pro-active in the environmentally responsible interactions that the City is planning and implementing, such as, the new recycling program.
It is even possible to reserve a tee time at Westland’s beautiful and expertly designed Municipal Golf Course!
Keeping citizens well informed, and creating new venues which simplify interactions between the city and its people, business owners, and future residents, with the latest interactive internet technology, is just one of the many reasons Westland is progressive and approachable; while constantly striving to improve every communications tool. From streaming video, to instant contact information and moving banner alerts which are available in moments, this city is as forward-thinking and innovative as it can possibly be, while maintaining a balanced budget, double AA rating, and even a budget surplus which is rare for any municipality, today.
Find out about Westland. The information is just a few key strokes away.
Ever look into 6 pairs of wise and luminous eyes only to find them staring right back at you with questions, concerns, intellect, and sometimes monumental solutions to tricky situations? Well, I have. As chairperson of the Membership Committee, this is what happens when you are afforded the privilege of working with six unique and generous committee members, all of whom have brought their humble hearts, work and life experience, and genuine desire to achieve, with them to the monthly or sometimes bi-weekly meetings, depending on the work load and the Cooperative’s needs.
You get to be Chairperson, if you accidentally leave the room, and they vote for you, in your brief absence! This must be true, because there is not one person on the Membership Committee who is not more than qualified to be chairperson, and who does not put their heart and soul into every area of this defined work, while achieving an excellent result.
We are blessed on this committee, because those who came before us to volunteer and work hard, set the standards of excellence bar very high. Many of our members have served for eight years, or longer, and they, along with those who have left us, permanently established this innate obligation to follow policy and procedure in all decisions.
We are also blessed to have a Board Liaison who listens, articulates the issues that confound us from time to time, and helps to direct our inquiries, thoughts, and ideas to a Board that also listens and responds promptly, whenever possible.
What the Membership Committee does as a group is:
1. To check and make sure that every Application received is in concert with the financial qualifications and occupancy codes as written in the Policies and Procedure Handbook. Qualifications differ for the 7 various unit styles available at the Holliday Park Townehouses Cooperative. The guidelines for qualification are clearly stated, not only in our Policies, but in the Application Form information as well.
2. We also, along with the office staff, are available to answer questions and assist with the gathering of all qualifying information, in a timely manner, for each potential new neighbor.
3. The Membership Committee keeps a record of Census Information on individual Forms to illustrate which occupants are in which units styles, located in a particular Unit number and in a specific Parking Lot. Members put emergency contact information on their Census Form, as well as their own phone number, and the names of all occupants and number of registered vehicles.
4. An applicant on the active Waiting List at Holliday Park may request a unit style change while they are waiting to be called for their unit of choice. We process these requests in a timely manner; and alert the office of any change of address and contact information for the applicants.
5. The Membership Committee works with an ethic of complete privacy. Nothing that happens during our committee meetings is ever discussed outside those committee doors. If a member has a complaint and writes to our committee, only the Chairperson knows the name of the complainant, or the corresponding name of the person about whom a complaint is made. We work to make sure that peaceful co-existence is always a constant at our cooperative.
If you have questions, or would like to inquire about the short waiting time that exists for any unit style, please call the Membership Committee at 734-425-3090, extension 10. We will be very happy to assist you.
Westland values and celebrates all of its citizens by providing opportunities for fun and activity for everyone, and every age group. There are so many things to do that it is easy to become over-committed in the best possible sense of the word.
For our senior citizens, age 50 and up, there is a very popular hub of activity. It is affectionately called “The Friendship Center”. The City of Westland’s Senior Resource Department has as its main function, the design and implementation of programs that meet the needs of the older residents of Westland. This includes the establishment of a “wonderful place to be” that is one of Michigan’s finest facilities. It is a beautifully maintained, 17,000 square foot building, which houses excellent equipment and amenities to suit numerous interests and activities.
The exercise equipment includes stationary bikes, such as the NuStep and aerodyne models, and Vectra Universal weight-training machines. There is a computer lab with internet access; and classes are given at many convenient hours, and at every level of competence.
Barbara Marcum, the Director of the Friendship Center, runs a wonderfully energetic and welcoming facility that promotes social interaction of every kind. The seasonal parties for Thanksgiving, Christmas, the Hawaiian Luau, and others, are always sold out. Recently, they have had to expand their hours at this facility to accommodate the needs of the residents. Evening hours are now established for more classes. Many gatherings are arranged for the seniors, who meet new acquaintances, and soon become friends.
The Center does much more than provide planned activities and a place to meet and make fond memories. They also provide these services: legal aid, educational seminars, notary services, tax consultations, Diabetes screening, blood pressure screening, and yearly health screening.
The Friendship Center also offers Meals on Wheels to home bound residents and other seniors with serious illnesses who are unable to leave their homes. They have established a Chore Program that allows you to sign up and receive assistance with work both inside and outside of your home. The only requirements for the Chore Program, are that you are 65 years old, are incapable of doing this kind of activity, and are financially unable to hire someone to assist you.
Monday through Friday, nutritional meals are served at 11:45 a.m. These lunches are so popular with our residents that reservations must now be made 24 hours in advance of your attendance. Everyone loves the luncheons. The Friendship Center has become “THE PLACE TO BE,” where laughter and camaraderie are always plentiful.
Trips are planned to various destinations which are sponsored and provided by professional tour companies. They make sure that your destinations are interesting, and the experience is enriching, for everyone.
Many people take advantage of the TELECARE REASSURANCE program. This program is set up to contact, on a regular on-going basis, the people who are ill and not able to leave home. It’s just another way that the Friendship Center provides some kindness and human contact to assure everyone that they are valued.
The Membership Costs for Westland residents are only $8.00, per year. There is an annual Exercise Room fee of $25 for use of all the latest exercise equipment.
Take time to visit the Friendship Center, which is one of our most enjoyed and celebrated social gathering places. You can take part in Jazzercise, drawing classes, computer technology, card games of every kind, choir, bowling, line dancing, golf, billiards, bingo, ceramics and so much more!!
I became a member of Holliday Park six and a half years ago. I learned of the Cooperative twelve years earlier when I partnered with a member to go on one of Holliday Park’s Caribbean cruises. On the cruise, I was so impressed with the Holliday Park members that I met, and all I learned about Holliday Park living, that I decided that one day I was going to live there.
I signed up for two different units when I applied, because I saw it as a way to get in faster. Then as luck would have it, I found myself at the top of both lists at the same time. I turned down the first unit, because I realized that in my anxiousness to move in, I had selected a unit that really would not meet my needs. Then I was informed that they had one of the other units I had applied for, available. I came to look at the unit with my daughter-in-law, and as we were walking up the sidewalk to see it, I told her that she was about to see my new home. I just knew I was going to take it.
On move-in day, a neighbor came by to welcome me with a plate of homemade chocolate chip cookies; and as I met my other neighbors, there was this wonderful feeling of belonging, and it has never left me. Since then, I have formed new and amazing friendships here; become a volunteer with the Night Patrol, and the Building and Grounds Committee; and gone on another Holliday Park cruise (this time to the Baltic Sea), and a trip to China.
After I was settled, I enjoyed showing off my unit to friends, and answering their questions about living in a cooperative. All were shocked at the economic value of living in Holliday Park, and they were very impressed with the beautiful clubhouse, the large pool, and the attractive grounds. So much so, that two of them applied and were accepted for membership.
Right away, I enjoyed taking my grandchildren to the pool, and joining in on some of the social activities. Having a social life is made very easy here. There are many activities for all ages and interests, and for just plain fun. For example: the annual pool party is not just for “water babies.” You can stay in the clubhouse and play cards, or any other game that appeals to you, along with the others who are not going in for a dip.
Holliday Park has truly lived up to my expectations. It meets my needs, and even throws in a few luxuries. So in return, that is why I volunteer. The volunteering makes me feel like I am giving back, and making an investment in keeping Holliday Park a value. I know cooperative living is not for everyone, but if it is what you are looking for, Holliday Park can’t be beat!
Today, it takes very little time and effort to become well informed. All we have to do is pick up a newspaper, turn on cable television, listen to Sirius radio or log on to the internet and Google the subject matter that is of interest. We are inundated with news and information.
At Holliday Park, our volunteer Board of Directors takes seriously their responsibility of keeping the membership informed, too. They do this through a quarterly publication of a newsletter, called the STATUS QUO.
Getting the Status Quo ready takes a village! There are approximately 55 busy volunteers involved in the process of publishing the newsletter. These faithful volunteers are called the Status Quo Committee. The Issues are published quarterly – in the Fall, Winter, Spring and Summer.
Before the Status Quo Committee can go to work, they need to be provided with informative articles. The responsibility for these articles belongs to the Board Members, Property Manager, Chairpersons of Committees and Coordinators of Social Clubs. There are certain pages that remain constant: a page of Announcements and Reminders; Important Telephone Numbers; a Monthly Financial Statement of Income/Expenses and Reserves; and a page for members to submit Unclassified Ads.
The Board Members write about what was discussed or decided at their Board Meeting; they explain the Budget items; distribute Policy revisions; recognize our over 300 volunteers; talk about marketability; announce the pool opening date, and other pertinent events which will be taking place in coming weeks and months.
The Property Manager explains the process that will be followed for pending major projects, such as: painting of the steel doors, the installation of new furnaces and some new carports; and keeps us informed of governmental housing regulations, and much more.
Committees Chairpersons relay relevant information dealing with their Committee work, for a particular season. For example: In the Winter Issue, the Traffic and Safety Committee will remind us of moving our vehicles from the street during snow emergencies. In the Summer Issue, the Building and Grounds Committee will motivate us to beautify our flower bed areas in compliance with our policies.
Club Coordinators have the most fun. They tell us about all the Social Events that are coming up, giving details as to time, place and event. The Fall Issue might describe the Children’s Halloween Party or the Walk-About Yard Sale; and the Summer Issue would announce the Pool Party with its many water-related games, and prizes. Certain topics are talked about year round, like the card games, bunco, dominoes, koffee klutch, traveling to new destinations, and the start up of even more clubs and activities.
Once the articles have been submitted, the “Assembly Line of Workers” begins the publishing process. These workers include a skilled typist who is very familiar with computer composition and file sharing; and 4 or 5 teams of people who duplicate the pages on a high-end, very efficient Duplicating Machine.
Then, a third group collates the pages of text, and gives them to a final group to staple the pages together. From there the paper finds its way to the volunteers who count the completed newsletters into stacks according to the numbers of residents in our 26 parking lots. The last job is done by the distributors who go door to door and deliver a Status Quo Issue to each of the 694 units in our housing complex.
The person who has all the “headaches”, is the Chairperson of the Status Quo Committee. The Chairperson must coordinate all of the above, and do it on a timely basis. No matter how much work there is, our current Chairperson’s smile and patience remain constant.
This entire process is completed by a very committed work group of individuals who believe that information, and keeping members informed, is vitally necessary to the success which this cooperative enjoys.
A Property Manager is responsible for “EVERYTHING” pertaining to the efficient day-to-day management and operation of the Co-op. The duties of the Property Manager are to be performed, so as not to violate or usurp any written policy and guidelines as set forth by the volunteer Holliday Park Board of Directors, and by various state and governmental agencies.
Because of the amount of knowledge that a Property Manager must have, as the Job Description clearly says — “EVERYTHING,” most Co-ops and Condo Associations usually hire a Management Company to fulfill this responsible position.
Here at Holliday Park, we started using Management Companies, but soon discovered that one day a week did not provide sufficient time to carefully handle our Co-op, as they represent many other Associations. Therefore, the Board decided to hire a Property Manager to report directly to the duly elected, volunteer Holliday Park Board of Directors.
The Board decided that any competent Property Manager must have “hands on” knowledge of the maintenance aspects which comprise most of the problems of any cooperative. Maintenance expenses make up most of the Annual Budget of our Co-op. The Board discovered such a unique personality in one of our maintenance staff.
The first thing the Board did was to promote an intelligent, energetic maintenance worker to the role of Maintenance Property Manager. At the same time, we hired a temporary Administrative Property Manager for the Office. The Maintenance Property Manager not only developed his maintenance supervision skills, but also his administrative skills; thus, qualifying him for promotion to full Property Manager, a job which he has held for 27 years.
Our Property Manager:
1. Develops the software for the Holliday Park computer system. Realizing the importance of having the detail and history on each of the 694 units in Holliday Park, in the maintenance area, he is responsible to keep a detailed database current.
2. On any given day, our Property Manager can produce for the Board of Directors, all data on individual appliances, water heaters, furnaces, roofs, garbage disposals, plumbing, kitchen cabinets, etc., detailing the age, the type, and other any pertinent information on maintenance; besides the normal administrative data.
3. Oversees the accounting, the maintenance, the purchasing, and the contracted services; as well as special projects, the resale of units, the pool, and informational technology that is always changing with the times.
4. Analyzes Financial Reserves necessary for our aging Co-op. His expertise enables Holliday Park to avoid special assessments for future needed projects.
5. Researches all governmental housing laws that are forever changing, such as the Boca Code and Legal Opinions; and composes Policies as directed by the Holliday Park Board of Directors, for the Board’s review and approval.
6. Is self motivating, and upgrades his skills by taking new courses in various matters needed for the efficient operation of our Co-op. His courses led him to become a Certified Property Manager.
7. Writes specs for major contracts when going out for bids on major projects, rather than having an engineering service do this for a fee. Among the latest projects, was the new energy efficient, vinyl siding contract that was completed in 2008. He is now planning for the new energy efficient, furnace replacement program for 2009.
8. Knows the ins and outs of all aspects of Holliday Park, to include the infrastructure of the Holliday Park underground plumbing, water, and electric.
9. He is responsible to hire and manage all other employees of Holliday Park; while the Property Manager, himself, works for the Board of Directors. In this regard, he is the “front man” for enforcing all Board Policies, which can sometimes put him in an unpopular position, even though he is just enforcing Board Policy.
10. Our Property Manager is a private person, who possesses an inner confidence which is needed for this position. He rightfully takes great pride in his work and his accomplishments.
Holliday Park is very, very fortunate to have such an able-bodied, unique, and knowledgeable Property Manager. He has been a great asset in the success of Holliday Park. We know of no Management Company that would spend the time, have the interest, and provide the personal service as our Property Manager does for its Board of Directors, and in the best interest of the membership.
Come and join us as a member of Holliday Park; and you will get to know and appreciate the qualifications and loyalty of our Property Manager.
According to a recent press release from Mayor Wild’s office, Westland has committed itself to becoming more environmentally responsible, and the Mayor and City Council are very serious about it! We live in a city that is determined to make improvements in the quality of the air, and in its responsible use of the earth’s resources.
Recently the City Council voted unanimously to approve the proposal that will allow the firm Resource Recycling Systems to measure the emissions from vehicles, natural gas and water usage, and waste disposal, along with any other significant carbon emissions which are present in the Westland environment. This procedure will gather and configure an accurate number of these emissions, known as the Carbon Footprint Measurement.
This vital information will give the administration a starting point from which to begin many programs that will target the reduction of carbon emissions that create the “greenhouse gases” which add to global climate change.
The Press Release also announced the city’s plan to begin many projects that are what the Mayor calls “Mission Green”. The largest of these new initiatives is the curbside program for “single stream” recycling. This program will begin within the next few months. The City Council fully supports this program and the administration is already sending out proposals to find a responsible company to collect the recyclables. Also, the City is looking for an excellent source to proving the rolling carts which residents will use to contain recyclables for curb-side pick up.
Another proactive step that the City has undertaken in an effort to be environmentally responsible is the launching of the Mission Green Bulletin from the Mayor’s Office. This bulletin is asking for volunteers from city residents, business owners, and elected officials to join the “Green Team” by calling to sign up and take part in the city-wide effort to implement better and more environmentally responsible products and processes in their homes and businesses which will reduce carbon emissions.
Also, the City has just sent out thousands of new calendars to residents which offer 35 suggestions to responsibly recycle and stop the wasteful use of precious resources such as water, and paper.
Research has now proven that carbon dioxide is extremely harmful to the earth and its eco-system. Each of us must change our lifestyle to live a more earth-friendly existence, and minimize harmful emissions that contribute negatively to the global climate.
The pro-active plans that the Mayor and City Council are putting in place for our city, are more proof-positive, that Westland is truly an All American City which takes the health and happiness of its citizenry, as well as the country, and the world, very seriously.
Neighborhood Watch remains the most successful crime prevention program worldwide. Holliday Park’s Neighborhood Watch Committee is no exception to this statement of fact. Every member of Holliday Park Town Houses Cooperative is actively participating in what we, who live here, like to call our “EYES WIDE OPEN” Technique! Each of us helps to provide the critical proactive element that is so very necessary, if we are to remain a safe and vital community. Each person’s willingness to be the “eyes” of this neighborhood for the Police Department sends a clear message to intruders that Holliday Park does not tolerate crime.
Together, we try to make sure that our neighborhood is as “crime proof” as it can be. We notify the police if we see any vandalism, suspicious activities, or strangers who are lurking in the area. We watch out for each other in this neighborhood, and make ourselves aware of the patterns of normal activity in our area.
The Police have always stressed the importance of having lots of lighting in an area as a preventative to crime. Holliday Park is very proud of all the lighting installed within our complex. First ,we have coach lamps in front of many units, which were put in by the original builders.
Then, years ago, our Neighborhood Watch Chairperson arranged with the Sylvania Lighting Company to canvass our grounds at night to tell us where they thought we could put additional security lighting. After the survey was completed by the Lighting Company, Holliday Park installed about 100 energy-saving lights on buildings and carport roofs throughout the Co-op.
Holliday Park also installed new energy-saving lights in all our carport stalls.
Our members, as well as our Neighborhood Watch Night Patrols, are very alert and make a report when these lights burn out, so that our maintenance department will immediately replace the bulbs.
There are also 26 street lights on the road that encircles our homes. When these lights are out, our members call directly to Detroit Edison, or to the Building Department in Westland, to have the lights fixed.
You can see that Holliday Park takes very seriously the importance of lighting as a deterrent to crime.
The Westland Police Department is very cooperative with our Neighborhood Watch Program. They rate Holliday Park as one of the safest places to live in Westland. In fact, Deputy Chief Ramsden, as well as prior Police Chiefs, speaks very highly about our Neighborhood Watch. When speaking to groups in other communities, the Police use our Neighborhood Watch Night Patrol Program as an example of how it can work, with great numbers of willing participants.
Neighborhood Watch never takes a holiday! It is the obligation of every member of the Co-op to be vigilant, and watch out for everyone else, as well. WE ARE ALL NEIGHBORHOOD WATCH!! This is why we are effective.
