Community Meeting to Discuss the Need for a Special Assessment
Thursday, March 19, 2026, at 7 pm via Zoom
Purpose: To provide the community with an update on the requirement of a special assessment of $265 per household to address the remediation of the Stormwater devices (wet and dry ponds) to meet the codes of the City of Durham, and to allow for community comment and input prior to a community vote.
Rules: This will be a Town Hall-style information session. Each household will be allowed 3 minutes for comments and questions and will be required to focus on solutions, speak respectfully, and stay on topic.
Voting: Following this meeting, voting ballots and instructions will be distributed. Voting can be done online or returned by email or mail by April 15th, 2026. To be eligible for voting, you must be a member in good standing, which means there are no unresolved violations on your property and your dues are paid in full.
Why is an Assessment Needed?
Over the last several years, we have been working to bring these ponds up to code. Dry Pond 1 & 3 have been successfully passed and are being maintained; however, the majority of the remediation needed is at DP 4 & 5, which are not in compliance. The estimated remediation costs require an additional $54,590 in 2026 over our regular annual budget. This estimate is based on a very close collaboration between the City, the pond inspector, and Aqua Doc, our pond management company.
To achieve this, we will need to raise a one-time special assessment of $265 per household. This will allow the HOA to take out a loan to immediately pay for the deposit and schedule the work. The City requires that we provide proof that this work will be completed by the fall, in the form of a signed contract to perform the work, no later than the end of April. If we do not meet the City of Durham’s requirements, they can impose penalties and fines, and even have a judge assess each home for the work and the fines.
FAQs
For more detailed information about the history, scope, and community financials, click on the links below:
Q. What is a dry pond, and what is its purpose?
Q. I don’t understand why we don’t have the funds to deal with this expense?
A. Please see below the Budget vs Actual and the Profit and Loss Report for Glennstone to get a clearer picture of where the dues money goes.
Q. What is the plan for paying back the loan, and how will this affect our dues going forward?
A. Please see our projected Three-Year Budget Plan
Q. I want to understand why Glennstone did not pass the stormwater inspections in 2025?
A. Please see last year’s inspection reports
- 2025 Cert – Glennstone Ph3 DP1 – PASS
- 2025 Cert – Glennstone Ph3 DP3 – PASS
- 2025 Cert – Glennstone Ph3 DP4 – CONDITIONAL PASS
- 2025 Cert – Glennstone Ph3 DP5 – CONDITIONAL PASS
Invoice from Inspector/Engineer
Q. How much will this work cost?
A. Quotes from Aqua Doc for Pond Remediation
- Glennstone Dry Pond 1 Cattail Removal
- Glennstone Dry Pond 3 Repair
- Glennstone Dry Pond 4 Repair
- Glennstone Dry Pond 5 Repair
Q. Can the HOA call for an assessment as well as dues?
A. The Covenants and Bylaws of the community address special assessments and the need for the community to vote to approve them.
Q. What does Member in Good Standing mean, and why are they the only ones allowed to vote?
A. A Member in Good Standing is someone who has paid all of their dues and has no outstanding violations. Article III of the Covenants addresses this restriction.