Braeloch Homeowners Association

During the Spring HOA Board Meeting, the Board of Directors adopted updated Rules and Regulations and a 2026/2027 Landscaping Plan.

Updated Rules and Regulations

2026/2027 Landscaping Plan

The HOA Board adopted the following goals for 2026 during the March 9 Executive Session:

• Formalize Meeting Schedule.
• Better track rentals.
• Outline homeowner responsibilities.
• Work towards bring the neighborhood up to covenant compliance.
• Continue Braeloch website/email.
• Move towards annual mulching of front and common area.
• Explore cost/benefit of professional Zoom account.
• Explore need of legal contract between Braeloch and Medfield regarding shared property.

Timothy Coleman and Steven Blake were elected to the HOA Board to fill the positions previously held by Walter Bolles and Chris Becker, whose terms expired. We would like to thank them for their years of service as board members.

2026 Board of Directors

• Tricia McDonnell Garrison – President
• Timothy Coleman – Vice President
• Eileen Dills – Treasurer
• Steven Blake – Secretary
• Albert Burgun – Architecture Control Committee and Landscaping Committee Chair

You should have received a Google Form and a PDF if you want to email or mail your ballot in.

There was a small typo, “This vote is to elect one (2) members to the Braeloch board of directors” should say “This vote is to elect two (2) members to the Braeloch board of directors. This election IS for two positions as the rest of the instructions indicate. We will be correcting this and sending out an update.

The annual meeting of Braeloch Homeowners Association, Inc has been set for February 19, 2026 at 6:00 PM on Google Meet. Please see the information below on how to join.

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2026 Annual Meeting

Agenda

• Welcome & Introduction of Existing Board of Directors
• 2025 Accomplishments
• Nominations from the floor
• 2026 Budget Ratification
• 2026 Goals & Priorities
• Question & Answer Period
• Approval of Prior Minutes

Enclosed you will find a Board of Directors nomination form. If you have an interest in being considered to serve on the Board of Directors, please complete this form and return to Cedar Management Group.

The Budget is automatically ratified unless 51% of the homeowners vote to reject the budget. A copy of the budget is included for your review.

Sincerely,

The Board of Directors of Braeloch

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2025 Board Accomplishments & 2026 Board Goals

2025 Board of Directors

• Walter Bolles, President
• Tricia McDonnell Garrison, Vice President
• Eileen Dills, Secretary & Treasurer
• Al Burgun, Arc Committee
• Chris Becker, Landscaping Committee

Accomplishments

Last year in 2025 we did an enormous push to formalize our HOA’s standard operating procedures across the board, so future boards and board members would have a much easier time understanding their roles and responsibilities. The board did not take on any new large initiatives relative to prior years, instead focusing on getting back to the basics.

This year was about maintaining and cultivating those changes and lessons learned, so the day-to-day volunteer workload for board members continues to be reduced to more sustainable levels, is more consistent, and everyone knows their roles and responsibilities. The board did respond to community feedback regarding mailbox maintenance and upkeep, and made that a focus of the fourth quarter. Thank you to everyone for your hard work in helping getting mailboxes up to covenant standards.

• Board Meetings: We’ve continued to maintain the standards we set in 2025. Homeowners continue to have consistent visibility into board discussions and decisions, with full documentation available. Meeting time management has also improved respecting everyone’s valuable time they’re setting aside for attendance.
• Continuity & Turnover: With documented procedures, clearly defined roles and responsibilities, a complete record keeping of prior board decisions, and a code of conduct, new board members have a structured foundation to step into where they can be quickly on-boarded. This year we had the addition of a new board member and they were smoothly integrated.
• Stability: We had no major unexpected roadblocks or urgent concerns. The board does continue to have intermittent issues with consistency of service with Cedar Management, but this is being actively addressed and closely monitored at all times by the executive committee.

Next year the board expects to continue the focus on stability and consistency, completing the final phases of the 2024 landscaping plan, and updating the rules and regulations to help better track rentals and hold them to the same covenant standards as the rest of the neighborhood.

On behalf of the Board of Directors, thank you for your continued engagement and support. We remain committed to serving the best interests of our homeowners and ensuring our association operates with professionalism and integrity.

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2026-Annual-Meeting-Notice

Download: https://braeloch-hoa.org/wp-content/uploads/2026/02/2026-Annual-Meeting-Notice.pdf

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Braeloch-Operating-and-Reserve-Budget-2026

Download: https://braeloch-hoa.org/wp-content/uploads/2026/02/Braeloch-Operating-and-Reserve-Budget-2026.pdf

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2025-10-17-Minutes-Exec-Session

Download: https://braeloch-hoa.org/wp-content/uploads/2026/02/2025-10-17-Minutes-Exec-Session.pdf

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2025-12-17-Minutes-Exec-Session

Download: https://braeloch-hoa.org/wp-content/uploads/2026/02/2025-12-17-Minutes-Exec-Session.pdf

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2026-01-14-Due-Process-Hearing

Download: https://braeloch-hoa.org/wp-content/uploads/2026/02/2026-01-14-Due-Process-Hearing.pdf

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2026-01-26-Minutes-Exec-Session

Download: https://braeloch-hoa.org/wp-content/uploads/2026/02/2026-01-26-Minutes-Exec-Session.pdf

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2026-02-17-Due-Process-Hearing

Download: https://braeloch-hoa.org/wp-content/uploads/2026/02/2026-02-17-Due-Process-Hearing.pdf

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2025-09-22-Minutes-Board-Meeting

Download: https://braeloch-hoa.org/wp-content/uploads/2026/02/2025-09-22-Minutes-Board-Meeting.pdf

Join with Google Meet: https://meet.google.com/sof-hpvr-wtv Or dial: (US) +1 440-482-5491 PIN: 872903674#

2025-09-08: The board is currently working on revisions to the draft budget provided by Cedar, so we will tentatively have the Fall meeting on September 25th.

2025-09-15: The board has tentatively adjusted the date for September 22nd to permit Cedar’s attendance.

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Documents:

• https://braeloch-hoa.org/wp-content/uploads/2025/09/2025-September-Meeting-Agenda.pdf
• https://braeloch-hoa.org/wp-content/uploads/2025/09/Braeloch-Operating-2026-Draft.pdf
• https://braeloch-hoa.org/wp-content/uploads/2025/09/Braeloch-Reserve-2026-Draft.pdf
• https://braeloch-hoa.org/wp-content/uploads/2025/09/2025-04-17-Braeloch-HOA-Board-of-Directors-Meeting.pdf
• https://braeloch-hoa.org/wp-content/uploads/2025/09/2025-07-14-Braeloch-HOA-Board-of-Directors-Exec-Session.pdf
• https://braeloch-hoa.org/wp-content/uploads/2025/09/2025-08-25-Braeloch-HOA-Board-of-Directors-Violation-Hearing.pdf
• https://braeloch-hoa.org/wp-content/uploads/2025/09/2025-09-11-Braeloch-HOA-Board-of-Directors-Electronic-Votes.pdf

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2025-September-Meeting-Agenda

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Braeloch-Operating-2026-Draft

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Braeloch-Reserve-2026-Draft

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2025-04-17-Braeloch-HOA-Board-of-Directors-Meeting

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2025-07-14-Braeloch-HOA-Board-of-Directors-Exec-Session

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2025-08-25-Braeloch-HOA-Board-of-Directors-Violation-Hearing

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2025-09-11-Braeloch-HOA-Board-of-Directors-Electronic-Votes

Braeloch Meeting
Thursday, April 17 · 6:30 – 7:30pm
Time zone: America/New_York
Google Meet joining info
Video call link: https://meet.google.com/teq-zcvu-xnj
Or dial: ‪(US) +1 678-671-6881‬ PIN: ‪919 790 542‬#
More phone numbers: https://tel.meet/teq-zcvu-xnj?pin=6096475917537

Draft agenda may be found by clicking here (Last Updated: 2025-04-10)

2025-April-Meeting-Agenda

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https://braeloch-hoa.org/wp-content/uploads/2025/04/2025-Annual-Meeting.pdf

2025-Annual-Meeting

https://braeloch-hoa.org/wp-content/uploads/2025/04/2025-03-Regular-Meeting.pdf

2025-03-Regular-Meeting

https://braeloch-hoa.org/wp-content/uploads/2025/04/2025-04-17-Electronic-Votes.pdf

2025-04-17-Electronic-Votes

2024 Board of Directors

• Walter Bolles, President
• Tricia McDonnell Garrison, Vice President
• Eileen Dills, Secretary & Treasurer
• Mike Daniels, Arc Committee
• Chris Becker, Landscaping Committee

2024 Accomplishments

Board Policy Improvements

We did a huge push to really formalize our HOA’s standard operating procedures across the board this year, so future boards and board members have a much easier time understanding their roles and responsibilities.

As president I read a book on HOA management, did hours of legal research, and had many, many conversations with our property management company and legal to try to come up with a solid HOA foundation for our community.

• The board adopted a formalized Code of Conduct to govern the behavior and conduct of board members that will be re-ratified yearly. Previously, the former property management company offered a basic template Code of Conduct that was insufficient and lacked any authority.
• The Landscaping Committee did not have an official charter governing expectations and committee scope in previous years. This has been addressed with a new Landscaping Committee Charter.
• The Rules and Regulations were refreshed to clarify rules around architectural changes and rentals.
• We have completely revamped our board meetings structure per legal and best practices. All board meetings now:
  • Follow a standardized format (agenda approval, homeowner forum, committee reports, public board votes, etc.).
  • Have publicly posted draft agendas and prior minutes at least a week prior to a board meeting, followed by email reminders.
    • e.g., 2024-09-12 – Meeting Agenda – Braeloch Homeowners Association
  • Open with a 20 minute homeowner forum with rules and expectations for participation.
  • Scheduled board meetings for the year ahead of time on the website and the property management portal at the beginning of the year.

Legal Q&A

At the 2024 Annual Meeting we invited attorney Kenneth Love to discuss the recent rental legal opinion we received, as well as address any legal questions from members of the community.

Landscaping

This year we held a landscaping committee meeting to compile a landscaping committee report to present to the community and approve at the April board meeting. We were able to make considerable improvements to the playground, as well as increase lighting and safety at the front entrance, and remove diseased plants.

We replaced aging electrical equipment at the front entrance that failed this winter, as well as repaired the Braeloch neighborhood sign and a broken bench at the playground.

Architectural Requests

Approved 10 out of 11 submitted Arc Requests (91%).

Violations & Inspections

We’ve returned to a regular inspection cycle with the inspector driving through on a two month cycle.

We’ve had several hands-on meetings with our neighborhood inspector and property management company to standardize and most importantly improve the consistency of violations reporting by the inspector to the board.

Website Improvements

• The Rules and Regulations were transcribed into a text-based searchable page for convenience to the community.
• All of the various board policies and governance documents were re-organized.
• A copy of the Rental Legal Opinion was uploaded for anyone who did not attend the 2024 Annual Meeting.
• A new meetings page with copies of all prior agendas and minutes starting with the 2024 term.

2024 Corporate Transparency Act

• The board was in full compliance with the 2024 Corporate Transparency Act by the legally mandated deadline for 2024.
• For 2025 a federal court has filed an injunction on the CTA so there is no requirement at this time for us to submit filings for 2025. So as not to spend money unnecessarily we have not done so, and will submit filings if and when the injunction is lifted.

2025 Goals

• Continue executing the 2024 Landscaping Plan and maintaining our landscaping investments made this year.
• A holiday event like a Halloween house decoration contest.
  • Requirement: No financial rewards or costs to the HOA (i.e., Google Forms and a blog post displaying the winner).
• Continuing to improve coordination between the HOA board and property management company.
• Continuing to improve board organization and communication.

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– Walter Bolles, President