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
Category: Announcements (Page 1 of 2)
Announcements
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.
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
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.
2026-Annual-Meeting-Notice
Download: https://braeloch-hoa.org/wp-content/uploads/2026/02/2026-Annual-Meeting-Notice.pdf
Braeloch-Operating-and-Reserve-Budget-2026
Download: https://braeloch-hoa.org/wp-content/uploads/2026/02/Braeloch-Operating-and-Reserve-Budget-2026.pdf
2025-10-17-Minutes-Exec-Session
Download: https://braeloch-hoa.org/wp-content/uploads/2026/02/2025-10-17-Minutes-Exec-Session.pdf
2025-12-17-Minutes-Exec-Session
Download: https://braeloch-hoa.org/wp-content/uploads/2026/02/2025-12-17-Minutes-Exec-Session.pdf
2026-01-14-Due-Process-Hearing
Download: https://braeloch-hoa.org/wp-content/uploads/2026/02/2026-01-14-Due-Process-Hearing.pdf
2026-01-26-Minutes-Exec-Session
Download: https://braeloch-hoa.org/wp-content/uploads/2026/02/2026-01-26-Minutes-Exec-Session.pdf
2026-02-17-Due-Process-Hearing
Download: https://braeloch-hoa.org/wp-content/uploads/2026/02/2026-02-17-Due-Process-Hearing.pdf
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.
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
2025-September-Meeting-Agenda
Braeloch-Operating-2026-Draft
Braeloch-Reserve-2026-Draft
2025-04-17-Braeloch-HOA-Board-of-Directors-Meeting
2025-07-14-Braeloch-HOA-Board-of-Directors-Exec-Session
2025-08-25-Braeloch-HOA-Board-of-Directors-Violation-Hearing
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-Agendahttps://braeloch-hoa.org/wp-content/uploads/2025/04/2025-Annual-Meeting.pdf
2025-Annual-Meetinghttps://braeloch-hoa.org/wp-content/uploads/2025/04/2025-03-Regular-Meeting.pdf
2025-03-Regular-Meetinghttps://braeloch-hoa.org/wp-content/uploads/2025/04/2025-04-17-Electronic-Votes.pdf
2025-04-17-Electronic-Votes2024 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.
- 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.
– Walter Bolles, President
- Removed all remaining references to Pindell-Wilson
- All previously linked documents are now hosted here
- Added newly transcribed Rules and Regulations under Policies
- Added drop-down menu to Policies
- Reorganized Covenants, By-laws, and Landscaping Committee Charter as sub-pages under Policies
- Added Rental Opinion under Covenants menu
- Added new introductions to all policy documents
Regards,
Walter Bolles,
Braeloch HOA President
Thank you to all the nominees and voting participants this year, we appreciate your participation.
Introduction
The Board of Directors met on 2024-03-06 as required in the Bylaws for the Regular Meeting (ARTICLE VI Section 1. Regular Meeting) following the 2024 election.
Your 2024 Board is:
- Walter Bolles, President
- Tricia McDonnell Garrison, Vice President
- Eileen Dills, Secretary & Treasurer
- Chris Becker, Landscaping Committee Chair
- Mike Daniels, Arc Committee Chair
My goals this year for everyone are transparency, compliance, and courtesy. I am in the process of drafting fresh standard operating procedures across the board that are in full compliance with all applicable laws, regulations, and best practices. You will see these start to roll out in the coming weeks.
Landscaping
The first item is we have overhauled the Landscaping Committee with a clearly written charter. We will be giving priority invitations to people who attended the first Landscaping Committee meeting in 2023 and reaching out to them this week to verify their continued participation. If there are additional slots available we will follow up shortly and start accepting nominations for consideration. Our goal is to have one meeting of the Landscaping Committee before the April Board Meeting to provide sufficient time for us to consider any proposals.
In the meantime, if there are landscaping priorities you would like to share with us, please contact us with the following email, and I will ensure your suggestions are passed along to the Committee Chair: braelochboardhoa+landscaping@gmail.com
Rental Records
It has come to the board’s attention in the annual meeting that we do not have complete records of rental homes in our neighborhood. If you have a known rental near you please email the address to the board so we can cross reference our existing records and ensure mailings and electronic communication are directed appropriately.
Additionally if you missed our prior post you can view the latest legal review on neighborhood rentals here.
Rules and Regulations
Proper Disposal of Yard Waste
As a reminder now that Spring is upon us, please dispose of large yard waste such as branches and limbs appropriately. The woods by Medfield are not an appropriate place to dispose of large limbs and other yard waste.
For pickup by the Town of Cary, please do the following:
- Securely tied bundles that are small enough for one person to handle, not more than four (4) feet in length, not more than twenty-four (24) inches in diameter and with no individual pieces more than four (4) inches in diameter.
- Limbs must be less than four feet in length and less than four inches in diameter.
If you need a chipper you can contact the City of Cary to grind tree limbs longer than 4 feet. Limbs must be less than 14 inches in diameter and fees apply.
Click here for more information from the City of Cary.
Upcoming Meetings
The next Board of Directors meeting is planned for April 18th at 6:30pm. This meeting was rescheduled due to time conflicts. I am currently working on the agenda for this meeting, the focus of which will be landscaping.
The April meeting will open with the homeowner forum for about 20 minutes. Homeowners who wish to speak will be given 3-5 minutes each to discuss an item on the agenda.
We have scheduled board meetings with homeowner forums for the year. Moving forward agendas for open board meetings will be published no later than seven days before the meeting is to be held. Agendas for Executive Sessions will be posted no later than three days unless the board is addressing an urgent issue.
Note: Executive Sessions are closed board meetings to address confidential, sensitive, or privileged information.
FAQs for Board of Directors Meetings
“Who decides the agenda for Board of Director meetings?”
Agendas for upcoming Board of Directors meetings are drafted by the President, in collaboration with the Secretary, and any committee chairs and other board members as needed, in addition to considering any recommendations from homeowners, not by homeowners.
“How do homeowners participate in board meetings?”
Homeowners may not make motions or participate in Board of Directors meetings following the homeowner forum; homeowners are an audience to the board meeting, not participants.
Homeowners generally have the following means to directly effect change once a year at the annual meeting:
- The election of new board members
- Approval of annual assessments over six percent (6%)
Homeowners are shareholders in the corporation of the homeowners association. Their job is to elect the Board of Directors which then sets direction and policy for the year. That said, it is our responsibility and duty to regularly receive feedback from the homeowners and provide transparency. These are specific areas actively being improved so homeowners are empowered to make informed decisions at the annual meeting.
“How do homeowners provide feedback to the board?”
Homeowners may and are encouraged to attend the next open forum and provide suggestions and feedback to items on the agenda that day. Any off-topic items will be tabled by the President for consideration at the next meeting.
Outside of open forums homeowners may reach out to the board at any time and provide suggestions and your own priorities for future agenda items by the contacting the following:
- Your Community Manager: https://portal.mycmg.com/login
- The Board of Directors’ main contact email: braelochboardhoa@gmail.com
- The Landscaping Committee: braelochboardhoa+landscaping@gmail.com
The Board may incorporate this feedback in upcoming board meetings. We also review summaries of communication between homeowners and Cedar every few months.
“Will we get updates regarding specific violations in the neighborhood?”
No. Your neighbors have a right to due process and confidentiality, and we are strictly bound by both. I understand this can be quite frustrating and may give the impression that the board is not enforcing the covenants, but appropriately following the law and the regulations by carrying out due process takes time, sometimes quite a bit of time. We are well aware of all major issues in the community, and homeowner forums are not an appropriate venue to report a violation or discuss a violation.
If you have a concern about a potential violation you may report it via Cedar at any time using the portal.
“Will we get updates regarding violations in general in the neighborhood?”
Yes. We will be publishing more reminders such as the Proper Disposal of Yard Waste above.
We will have more updates soon!
Regards,
Walter Bolles,
Braeloch HOA President
