{ "site": { "name": "Glen Abbey Rulebook", "url": "https://glenabbeyrules.com/", "community": "Glen Abbey, Alpharetta, Georgia", "official": false, "disclaimer": "Glen Abbey Rulebook is unofficial and resident-maintained. It is not affiliated with, endorsed by, or published by the Glen Abbey Homeowners Association or CMA. The documents cited govern; this page only explains them. Where the two differ, the document wins.", "llms_txt": "https://glenabbeyrules.com/llms.txt", "corrections": "corrections@glenabbeyrules.com" }, "content_last_updated": "2026-08-22", "verdicts": { "yes": { "label": "Allowed", "meaning": "Allowed — no permission needed." }, "ask": { "label": "Approval needed", "meaning": "Allowed only with prior written approval. Ask before you start." }, "no": { "label": "Not allowed", "meaning": "Not allowed." }, "depends": { "label": "Depends", "meaning": "The answer turns on the specifics — read the whole entry." } }, "severities": { "undocumented": "No document says. The rule is enforced but unpublished.", "conflict": "Two sources disagree.", "ambiguous": "One source, read more than one way." }, "authority_classes": [ { "id": "state-statute", "dateVerb": "In force from", "label": "Georgia statute", "tone": "green", "note": "An Act of the Georgia General Assembly. It binds the Association whatever the governing documents say.", "rank": 0 }, { "id": "covenant", "dateVerb": "Recorded", "label": "Recorded covenant", "tone": "green", "note": "Recorded against every lot. It takes a supermajority of owners to change.", "rank": 1 }, { "id": "bylaw", "dateVerb": "Adopted", "label": "Association bylaw", "tone": "green", "note": "How the Association governs itself.", "rank": 2 }, { "id": "board-rule", "dateVerb": "Adopted", "label": "Board rule", "tone": "neutral", "note": "Adopted by the Board. It can change at a meeting.", "rank": 3 }, { "id": "board-policy", "dateVerb": "Adopted", "label": "Board policy", "tone": "neutral", "note": "Adopted by the Board for one subject.", "rank": 4 }, { "id": "drb-guideline", "dateVerb": "Effective", "label": "DRB guideline", "tone": "neutral", "note": "How the review board applies the covenants.", "rank": 5 }, { "id": "budget", "dateVerb": "Approved for", "label": "Adopted budget", "tone": "neutral", "note": "Figures approved for the year.", "rank": 6 }, { "id": "minutes", "dateVerb": "Decided", "label": "Board minutes", "tone": "brick", "note": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "rank": 7 }, { "id": "state-law", "dateVerb": "Published", "label": "Georgia law", "tone": "neutral", "note": "State law. The Association does not enforce it, and this source explains the law rather than being it.", "rank": 8 }, { "id": "city-law", "dateVerb": "In force from", "label": "City ordinance", "tone": "neutral", "note": "City of Alpharetta law. The Association does not enforce it.", "rank": 9 }, { "id": "city-service", "dateVerb": "Published", "label": "City service", "tone": "neutral", "note": "A City schedule, not a rule.", "rank": 10 }, { "id": "booking-system", "dateVerb": "Published", "label": "Booking system", "tone": "brick", "note": "No document states this. It is what the booking system allows, which is the rule you actually meet.", "rank": 11 }, { "id": "amenity-terms", "dateVerb": "Published", "label": "Amenity terms", "tone": "neutral", "note": "Terms shown where you book or where you enter.", "rank": 12 }, { "id": "form", "dateVerb": "Published", "label": "Official form", "tone": "neutral", "note": "The form itself, on the HOA site.", "rank": 13 }, { "id": "site-page", "dateVerb": "Published", "label": "HOA website", "tone": "neutral", "note": "An informational page, not an adopted rule.", "rank": 14 }, { "id": "newsletter", "dateVerb": "Published", "label": "Community newsletter", "tone": "brick", "note": "Announced in the GABBY.", "rank": 15 }, { "id": "management", "dateVerb": "Issued", "label": "Management document", "tone": "brick", "note": "Written by the management company, not adopted by the Board.", "rank": 16 }, { "id": "email", "dateVerb": "Sent", "label": "Community email", "tone": "brick", "note": "Stated only in an email. Nothing you can look up says it.", "rank": 17 }, { "id": "portal-folder", "dateVerb": "Published", "label": "Portal folder", "tone": "brick", "note": "Not a document — a folder in the CMA portal. A citation pointing here needs replacing.", "rank": 18 } ], "documents": { "Declaration of Covenants": { "name": "Declaration of Covenants", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "covenant", "authority_label": "Recorded covenant", "authority_rank": 1, "what_it_means": "Recorded against every lot. It takes a supermajority of owners to change.", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf" } }, "Lake Covenants": { "name": "Lake Covenants", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "covenant", "authority_label": "Recorded covenant", "authority_rank": 1, "what_it_means": "Recorded against every lot. It takes a supermajority of owners to change.", "adopted": "22 March 1999", "dated_by": "recorded in the Fulton County land records at Deed Book 26312, Page 001", "locator": { "nav": "Governing Documents", "shown": "Lake Covenants", "file": "1999_03_22 Glen Abbey Lake CCR.pdf" } }, "Rules and Regulations": { "name": "Rules and Regulations", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "board-rule", "authority_label": "Board rule", "authority_rank": 3, "what_it_means": "Adopted by the Board. It can change at a meeting.", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf" } }, "Pickleball Policy and Rules": { "name": "Pickleball Policy and Rules", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "board-policy", "authority_label": "Board policy", "authority_rank": 4, "what_it_means": "Adopted by the Board for one subject.", "adopted": "1 October 2025", "dated_by": "the date in the filename the HOA publishes it under — no date appears inside the document", "locator": { "nav": "Pickleball Policy and Rules", "shown": "Policy and Rules", "file": "Glen Abbey Pickleball Policy and Rules 10_01_25.pdf" } }, "Pool Waiver": { "name": "Pool Waiver", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "amenity-terms", "authority_label": "Amenity terms", "authority_rank": 12, "what_it_means": "Terms shown where you book or where you enter.", "adopted": null, "dated_by": "the form sets no term or expiry; the Association reissues it stamped with the current year", "locator": { "nav": "Pool", "shown": "Waiver", "file": "Pool Waiver.pdf" } }, "Surveillance Camera Policy": { "name": "Surveillance Camera Policy", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "board-policy", "authority_label": "Board policy", "authority_rank": 4, "what_it_means": "Adopted by the Board for one subject.", "adopted": "1 January 2012", "dated_by": "stated in the policy itself", "locator": { "nav": "Governing Documents", "shown": "Surveillance Cameras", "file": "2012_01_01 Policy - Surveillance Footage.pdf" } }, "Wireless Internet Policy": { "name": "Wireless Internet Policy", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "board-policy", "authority_label": "Board policy", "authority_rank": 4, "what_it_means": "Adopted by the Board for one subject.", "adopted": null, "dated_by": "nothing on the policy, or published alongside it, gives one", "locator": { "nav": "Governing Documents", "shown": "Wireless Internet", "file": "Policy - Internet.pdf" } }, "Motorized Scooters": { "name": "Motorized Scooters", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "state-law", "authority_label": "Georgia law", "authority_rank": 8, "what_it_means": "State law. The Association does not enforce it, and this source explains the law rather than being it.", "adopted": null, "dated_by": "not an Association policy at all — it is a reprinted article by an Alpharetta police sergeant", "locator": { "nav": "Governing Documents", "shown": "Motorized Scooters", "file": "Policy - Motorized Scooters.pdf" } }, "Collection Procedures": { "name": "Collection Procedures", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "board-policy", "authority_label": "Board policy", "authority_rank": 4, "what_it_means": "Adopted by the Board for one subject.", "adopted": "1 January 2003", "dated_by": "stated in the policy itself", "locator": { "nav": "Governing Documents", "shown": "Collections", "file": "2003_01_01 Policy - Collections.pdf" } }, "CMA Account Statement · XN20246363": { "name": "CMA Account Statement · XN20246363", "url": null, "readable": false, "authority": "management", "authority_label": "Management document", "authority_rank": 16, "what_it_means": "Written by the management company, not adopted by the Board.", "adopted": null, "dated_by": "an invoice — it states no policy, so there is nothing to adopt", "locator": null }, "Home — glenabbeyhoa.com": { "name": "Home — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/home/", "readable": true, "authority": "site-page", "authority_label": "HOA website", "authority_rank": 14, "what_it_means": "An informational page, not an adopted rule.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Tennis Courts — glenabbeyhoa.com": { "name": "Tennis Courts — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/tennis-1/", "readable": true, "authority": "amenity-terms", "authority_label": "Amenity terms", "authority_rank": 12, "what_it_means": "Terms shown where you book or where you enter.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "FAQ — glenabbeyhoa.com": { "name": "FAQ — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/faq/", "readable": true, "authority": "site-page", "authority_label": "HOA website", "authority_rank": 14, "what_it_means": "An informational page, not an adopted rule.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Addressing the Board — glenabbeyhoa.com": { "name": "Addressing the Board — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/addressing-the-board/", "readable": true, "authority": "site-page", "authority_label": "HOA website", "authority_rank": 14, "what_it_means": "An informational page, not an adopted rule.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "CMA email, 24 Apr 2026 · XN23421371": { "name": "CMA email, 24 Apr 2026 · XN23421371", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "24 April 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 24 Mar 2023 · XN2673040": { "name": "CMA email, 24 Mar 2023 · XN2673040", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "24 March 2023", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 21 Jul 2023 · XN4578032": { "name": "CMA email, 21 Jul 2023 · XN4578032", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "21 July 2023", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 28 Mar 2025 · XN15495578": { "name": "CMA email, 28 Mar 2025 · XN15495578", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "28 March 2025", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "Architectural Design Guidelines, eff. 08.29.2023": { "name": "Architectural Design Guidelines, eff. 08.29.2023", "url": null, "readable": false, "authority": "drb-guideline", "authority_label": "DRB guideline", "authority_rank": 5, "what_it_means": "How the review board applies the covenants.", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null }, "Board Minutes, September 2021": { "name": "Board Minutes, September 2021", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "21 September 2021", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "September 2021", "file": "2021_09_21 Minutes.pdf" } }, "Board Minutes, October 2021": { "name": "Board Minutes, October 2021", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "17 October 2021", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "October 2021", "file": "2021_10_17 Minutes.pdf" } }, "Association By-Laws": { "name": "Association By-Laws", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "bylaw", "authority_label": "Association bylaw", "authority_rank": 2, "what_it_means": "How the Association governs itself.", "adopted": "1997", "dated_by": "by Board resolution, though the executed copy reads \"effective as of the ______ day of ___________, 1997\" and the blanks were never filled in", "locator": { "nav": "Governing Documents", "shown": "Bylaws", "file": "Glen Abbey By-Laws PDF.pdf" } }, "Board Minutes, March 2026": { "name": "Board Minutes, March 2026", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "24 March 2026", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "March", "file": "2026 GA March Board Mtg Minutes.pdf" } }, "Board Minutes, June 2026": { "name": "Board Minutes, June 2026", "url": "https://portal.cmacommunities.com/community/documents/a/644/f/276580", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "22 June 2026", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Meeting Minutes → Minutes → 2026", "file": "06.22.26 Glen Abbey Board Meeting Minutes.pdf" } }, "Board Minutes, July 2022": { "name": "Board Minutes, July 2022", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "18 July 2022", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "July 2022", "file": "2022_07_18 Minutes.pdf" } }, "Board Minutes, April 2022": { "name": "Board Minutes, April 2022", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "18 April 2022", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "April 2022", "file": "2022_04_18 Minutes .pdf" } }, "Board Minutes, February 2022": { "name": "Board Minutes, February 2022", "url": "https://portal.cmacommunities.com/community/documents/a/644/f/213255", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "22 February 2022", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Meeting Minutes → Minutes → 2022", "file": "02.22.2022-Minutes.pdf" } }, "Board Minutes, March 2022": { "name": "Board Minutes, March 2022", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "21 March 2022", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "March 2022", "file": "2022_03_21 Minutes.pdf" } }, "Board Minutes, June 2022": { "name": "Board Minutes, June 2022", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "28 June 2022", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "June 2022", "file": "2022_06_28 Minutes.pdf" } }, "Board Minutes, November 2024": { "name": "Board Minutes, November 2024", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "18 November 2024", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "November 2024", "file": "2024_11_18 - November Meeting Minutes.pdf" } }, "Board Minutes, April 2025": { "name": "Board Minutes, April 2025", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "April 2025", "dated_by": "the month of the meeting — no published filename carries the day", "locator": { "nav": "Minutes", "shown": "April", "file": "4_2025 Board meeting minutes.pdf" } }, "Board Minutes, October 2025": { "name": "Board Minutes, October 2025", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "October 2025", "dated_by": "the month of the meeting — no published filename carries the day", "locator": { "nav": "Minutes", "shown": "October", "file": "2025 October Board Meeting Minutes(1).pdf" } }, "Board Minutes, December 2025": { "name": "Board Minutes, December 2025", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "December 2025", "dated_by": "the month of the meeting — no published filename carries the day", "locator": { "nav": "Minutes", "shown": "December", "file": "2025 GA December Meeting Minutes.pdf" } }, "Board Minutes, January 2026": { "name": "Board Minutes, January 2026", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "20 January 2026", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "January", "file": "01_20_2026 GA January Board Minutes.pdf" } }, "Service Schedule & Rates — City of Alpharetta": { "name": "Service Schedule & Rates — City of Alpharetta", "url": "https://www.alpharetta.ga.us/service-schedule-rates", "readable": true, "authority": "city-service", "authority_label": "City service", "authority_rank": 10, "what_it_means": "A City schedule, not a rule.", "adopted": null, "dated_by": "a City service page, updated in place", "locator": null }, "Pool — glenabbeyhoa.com": { "name": "Pool — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/pool/", "readable": true, "authority": "amenity-terms", "authority_label": "Amenity terms", "authority_rank": 12, "what_it_means": "Terms shown where you book or where you enter.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Pool Rules — glenabbeyhoa.com": { "name": "Pool Rules — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/pool-rules/", "readable": true, "authority": "amenity-terms", "authority_label": "Amenity terms", "authority_rank": 12, "what_it_means": "Terms shown where you book or where you enter.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Clubhouse Reservation Terms — glenabbeyhoa.com": { "name": "Clubhouse Reservation Terms — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/reservations/?view=day&cat=14", "readable": true, "authority": "amenity-terms", "authority_label": "Amenity terms", "authority_rank": 12, "what_it_means": "Terms shown where you book or where you enter.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Sports Court Reservation Terms — glenabbeyhoa.com": { "name": "Sports Court Reservation Terms — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/reservations/?view=day&cat=15", "readable": true, "authority": "amenity-terms", "authority_label": "Amenity terms", "authority_rank": 12, "what_it_means": "Terms shown where you book or where you enter.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Pavilion Reservation Terms — glenabbeyhoa.com": { "name": "Pavilion Reservation Terms — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/reservations/?view=day&cat=16", "readable": true, "authority": "amenity-terms", "authority_label": "Amenity terms", "authority_rank": 12, "what_it_means": "Terms shown where you book or where you enter.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Pool Party Reservation Terms — glenabbeyhoa.com": { "name": "Pool Party Reservation Terms — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/reservations/?view=day&cat=17", "readable": true, "authority": "amenity-terms", "authority_label": "Amenity terms", "authority_rank": 12, "what_it_means": "Terms shown where you book or where you enter.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Tennis Guidelines — glenabbeyhoa.com": { "name": "Tennis Guidelines — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/tennis-guidelines/", "readable": true, "authority": "amenity-terms", "authority_label": "Amenity terms", "authority_rank": 12, "what_it_means": "Terms shown where you book or where you enter.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Ball Machine — glenabbeyhoa.com": { "name": "Ball Machine — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/ball-machine/", "readable": true, "authority": "amenity-terms", "authority_label": "Amenity terms", "authority_rank": 12, "what_it_means": "Terms shown where you book or where you enter.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Fitness Center — glenabbeyhoa.com": { "name": "Fitness Center — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/fitness-center/", "readable": true, "authority": "amenity-terms", "authority_label": "Amenity terms", "authority_rank": 12, "what_it_means": "Terms shown where you book or where you enter.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Pavilion — glenabbeyhoa.com": { "name": "Pavilion — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/pavilion/", "readable": true, "authority": "amenity-terms", "authority_label": "Amenity terms", "authority_rank": 12, "what_it_means": "Terms shown where you book or where you enter.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Playgrounds — glenabbeyhoa.com": { "name": "Playgrounds — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/playgrounds/", "readable": true, "authority": "amenity-terms", "authority_label": "Amenity terms", "authority_rank": 12, "what_it_means": "Terms shown where you book or where you enter.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Swim — glenabbeyhoa.com": { "name": "Swim — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/swim/", "readable": true, "authority": "amenity-terms", "authority_label": "Amenity terms", "authority_rank": 12, "what_it_means": "Terms shown where you book or where you enter.", "adopted": null, "dated_by": "a page the HOA edits in place. It carries a swim season but no date of its own, and the team that writes it is not the Association", "locator": null }, "Pickleball — glenabbeyhoa.com": { "name": "Pickleball — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/pickleball/", "readable": true, "authority": "amenity-terms", "authority_label": "Amenity terms", "authority_rank": 12, "what_it_means": "Terms shown where you book or where you enter.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Reserve My Court": { "name": "Reserve My Court", "url": "https://rmc2020.reservemycourt.com/", "readable": true, "authority": "booking-system", "authority_label": "Booking system", "authority_rank": 11, "what_it_means": "No document states this. It is what the booking system allows, which is the rule you actually meet.", "adopted": null, "dated_by": "a booking system. What it permits is the operative rule, and no document states it", "locator": null }, "Clubhouse — glenabbeyhoa.com": { "name": "Clubhouse — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/clubhouse/", "readable": true, "authority": "amenity-terms", "authority_label": "Amenity terms", "authority_rank": 12, "what_it_means": "Terms shown where you book or where you enter.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Realtor Information — glenabbeyhoa.com": { "name": "Realtor Information — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/realtor-information/", "readable": true, "authority": "site-page", "authority_label": "HOA website", "authority_rank": 14, "what_it_means": "An informational page, not an adopted rule.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Sign Rental Request Form — glenabbeyhoa.com": { "name": "Sign Rental Request Form — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/request-manager/?view=usersubmit&cat=15", "readable": true, "authority": "form", "authority_label": "Official form", "authority_rank": 13, "what_it_means": "The form itself, on the HOA site.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "2026 Pool Waiver Form — glenabbeyhoa.com": { "name": "2026 Pool Waiver Form — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/request-manager/?view=usersubmit&cat=21", "readable": true, "authority": "form", "authority_label": "Official form", "authority_rank": 13, "what_it_means": "The form itself, on the HOA site.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Pickleball Policy Agreement — glenabbeyhoa.com": { "name": "Pickleball Policy Agreement — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/request-manager/?view=usersubmit&cat=19", "readable": true, "authority": "form", "authority_label": "Official form", "authority_rank": 13, "what_it_means": "The form itself, on the HOA site.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Amenity Card Request Form — glenabbeyhoa.com": { "name": "Amenity Card Request Form — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/request-manager/?view=usersubmit&cat=13", "readable": true, "authority": "form", "authority_label": "Official form", "authority_rank": 13, "what_it_means": "The form itself, on the HOA site.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "DRB Modification Approval Form — glenabbeyhoa.com": { "name": "DRB Modification Approval Form — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/request-manager/?view=usersubmit&cat=10", "readable": true, "authority": "form", "authority_label": "Official form", "authority_rank": 13, "what_it_means": "The form itself, on the HOA site.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Architectural Design Guidelines, eff. 01.01.2022": { "name": "Architectural Design Guidelines, eff. 01.01.2022", "url": "https://portal.cmacommunities.com/community/documents/a/644/f/21807", "readable": true, "authority": "drb-guideline", "authority_label": "DRB guideline", "authority_rank": 5, "what_it_means": "How the review board applies the covenants.", "adopted": "1 January 2022", "dated_by": "the date in the filename — superseded by the 29 August 2023 edition", "locator": { "nav": "ARC", "file": "Arch Guidelines Effective 01.01.2022.pdf" } }, "Board Minutes, February 2025": { "name": "Board Minutes, February 2025", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "February 2025", "dated_by": "the month of the meeting — no published filename carries the day", "locator": { "nav": "Minutes", "shown": "February", "file": "2_2025 - February Meeting Minutes.pdf" } }, "Alpharetta Unified Development Code": { "name": "Alpharetta Unified Development Code", "url": "https://library.municode.com/ga/alpharetta/ordinances/unified_development_code?nodeId=1429596", "readable": true, "authority": "city-law", "authority_label": "City ordinance", "authority_rank": 9, "what_it_means": "City of Alpharetta law. The Association does not enforce it.", "adopted": "1 June 2026", "dated_by": "the date the pickleball provisions this site cites took effect, by ordinance O-903 — the Code as a whole is older and is amended continuously", "locator": null }, "Alpharetta Noise Ordinance": { "name": "Alpharetta Noise Ordinance", "url": "https://library.municode.com/ga/alpharetta/codes/code_of_ordinances?nodeId=PTIICOOR_CH26NU_ARTVNO", "readable": true, "authority": "city-law", "authority_label": "City ordinance", "authority_rank": 9, "what_it_means": "City of Alpharetta law. The Association does not enforce it.", "adopted": null, "dated_by": "City code, amended continuously — check municode for the current text", "locator": null }, "Alpharetta Animal Control Ordinance": { "name": "Alpharetta Animal Control Ordinance", "url": "https://library.municode.com/ga/alpharetta/codes/code_of_ordinances?nodeId=PTIICOOR_CH6AN", "readable": true, "authority": "city-law", "authority_label": "City ordinance", "authority_rank": 9, "what_it_means": "City of Alpharetta law. The Association does not enforce it.", "adopted": null, "dated_by": "City code, amended continuously — check municode for the current text", "locator": null }, "Alpharetta Door-to-Door Sales Ordinance": { "name": "Alpharetta Door-to-Door Sales Ordinance", "url": "https://library.municode.com/ga/alpharetta/codes/code_of_ordinances?nodeId=PTIICOOR_CH10BUBURE_ARTVIDO-DSA", "readable": true, "authority": "city-law", "authority_label": "City ordinance", "authority_rank": 9, "what_it_means": "City of Alpharetta law. The Association does not enforce it.", "adopted": null, "dated_by": "City code, amended continuously — check municode for the current text", "locator": null }, "Georgia Consumer Fireworks Rules": { "name": "Georgia Consumer Fireworks Rules", "url": "https://rules.sos.ga.gov/gac/120-3-22", "readable": true, "authority": "state-law", "authority_label": "Georgia law", "authority_rank": 8, "what_it_means": "State law. The Association does not enforce it, and this source explains the law rather than being it.", "adopted": null, "dated_by": "the Safety Fire Commissioner's rules on the State's own site, amended as the underlying law changes — check the current text rather than a date", "locator": null }, "Georgia Property Owners' Bill of Rights Act": { "name": "Georgia Property Owners' Bill of Rights Act", "url": "https://www.legis.ga.gov/legislation/72253", "readable": true, "authority": "state-statute", "authority_label": "Georgia statute", "authority_rank": 0, "what_it_means": "An Act of the Georgia General Assembly. It binds the Association whatever the governing documents say.", "adopted": "1 January 2027", "dated_by": "Section 9 of the Act states its own dates — signed 12 May 2026 as Act 715, with Section 7 (attorney's fees) in force from 1 July 2026 and everything else from 1 January 2027", "locator": null }, "Interpretation of Covenants": { "name": "Interpretation of Covenants", "url": "https://portal.cmacommunities.com/community/documents/a/644/f/21798", "readable": true, "authority": "drb-guideline", "authority_label": "DRB guideline", "authority_rank": 5, "what_it_means": "How the review board applies the covenants.", "adopted": null, "dated_by": "a Board interpretation guide with nothing on it to say when it was adopted, and no resolution published alongside it", "locator": { "nav": "Governing Documents", "file": "Glen Abbey Covenants Summary.pdf" } }, "Governing Documents": { "name": "Governing Documents", "url": "https://portal.cmacommunities.com/community/documents/a/644/f/21798", "readable": true, "authority": "portal-folder", "authority_label": "Portal folder", "authority_rank": 18, "what_it_means": "Not a document — a folder in the CMA portal. A citation pointing here needs replacing.", "adopted": null, "dated_by": "a folder in the CMA portal, not a document", "locator": { "nav": "Governing Documents", "file": null } }, "Meeting Minutes": { "name": "Meeting Minutes", "url": "https://portal.cmacommunities.com/community/documents/a/644/f/21814", "readable": true, "authority": "portal-folder", "authority_label": "Portal folder", "authority_rank": 18, "what_it_means": "Not a document — a folder in the CMA portal. A citation pointing here needs replacing.", "adopted": null, "dated_by": "a folder in the CMA portal, not a document", "locator": { "nav": "Meeting Minutes → Minutes → year", "file": null } }, "Tennis Pavilion — glenabbeyhoa.com": { "name": "Tennis Pavilion — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/tennis-pavilion/", "readable": true, "authority": "amenity-terms", "authority_label": "Amenity terms", "authority_rank": 12, "what_it_means": "Terms shown where you book or where you enter.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "Walking Trail — glenabbeyhoa.com": { "name": "Walking Trail — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/walking-trail/", "readable": true, "authority": "amenity-terms", "authority_label": "Amenity terms", "authority_rank": 12, "what_it_means": "Terms shown where you book or where you enter.", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null }, "CMA email, 8 Aug 2026 · XN25481997": { "name": "CMA email, 8 Aug 2026 · XN25481997", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "8 August 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 31 Jul 2026 · XN25363738": { "name": "CMA email, 31 Jul 2026 · XN25363738", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "31 July 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 15 Aug 2026 · XN25622005": { "name": "CMA email, 15 Aug 2026 · XN25622005", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "15 August 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 22 Aug 2026 · XN25726296": { "name": "CMA email, 22 Aug 2026 · XN25726296", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "22 August 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email attachment, 22 Aug 2026 · XN25726296 · Flock camera explainer": { "name": "CMA email attachment, 22 Aug 2026 · XN25726296 · Flock camera explainer", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "August 2026", "dated_by": "an Association-distributed explanation, not an adopted camera policy", "locator": null }, "CMA email attachment, 22 Aug 2026 · XN25726296 · ACE Kids Academy flyer": { "name": "CMA email attachment, 22 Aug 2026 · XN25726296 · ACE Kids Academy flyer", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "22 August 2026", "dated_by": "a seasonal programme flyer distributed with the community update", "locator": null }, "CMA email, 3 May 2024 · XN9445244": { "name": "CMA email, 3 May 2024 · XN9445244", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "3 May 2024", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 19 May 2023 · XN3580635": { "name": "CMA email, 19 May 2023 · XN3580635", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "19 May 2023", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 8 Sep 2023 · XN5294154": { "name": "CMA email, 8 Sep 2023 · XN5294154", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "8 September 2023", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "GABBY, August–September 2023": { "name": "GABBY, August–September 2023", "url": null, "readable": false, "authority": "newsletter", "authority_label": "Community newsletter", "authority_rank": 15, "what_it_means": "Announced in the GABBY.", "adopted": "August 2023", "dated_by": "the issue date", "locator": null }, "CMA email, 3 Jul 2024 · XN10531871": { "name": "CMA email, 3 Jul 2024 · XN10531871", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "3 July 2024", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 22 Mar 2024 · XN8701393": { "name": "CMA email, 22 Mar 2024 · XN8701393", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "22 March 2024", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 23 Jan 2023 · XN1775549": { "name": "CMA email, 23 Jan 2023 · XN1775549", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "23 January 2023", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 20 Dec 2024 · XN13525576": { "name": "CMA email, 20 Dec 2024 · XN13525576", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "20 December 2024", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 19 Dec 2025 · XN20784593": { "name": "CMA email, 19 Dec 2025 · XN20784593", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "19 December 2025", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 3 Jan 2025 · XN13726690": { "name": "CMA email, 3 Jan 2025 · XN13726690", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "3 January 2025", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 31 Oct 2025 · XN19493285": { "name": "CMA email, 31 Oct 2025 · XN19493285", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "31 October 2025", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "Glen Abbey Tennis Rules, 15 Feb 2023 · emailed XN2117908": { "name": "Glen Abbey Tennis Rules, 15 Feb 2023 · emailed XN2117908", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "15 February 2023", "dated_by": "the date on the rules document, emailed to the community", "locator": null }, "CMA email, 5 Jun 2026 · XN24287581": { "name": "CMA email, 5 Jun 2026 · XN24287581", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "5 June 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 22 Dec 2022 · XN1270338": { "name": "CMA email, 22 Dec 2022 · XN1270338", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "22 December 2022", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 29 Mar 2024 · XN8819695": { "name": "CMA email, 29 Mar 2024 · XN8819695", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "29 March 2024", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 21 Apr 2023 · XN3140565": { "name": "CMA email, 21 Apr 2023 · XN3140565", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "21 April 2023", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 6 Nov 2023 · XN6156164": { "name": "CMA email, 6 Nov 2023 · XN6156164", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "6 November 2023", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 19 Jul 2024 · XN10765904": { "name": "CMA email, 19 Jul 2024 · XN10765904", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "19 July 2024", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 17 Apr 2026 · XN23314854": { "name": "CMA email, 17 Apr 2026 · XN23314854", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "17 April 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 10 Feb 2023 · XN2042460": { "name": "CMA email, 10 Feb 2023 · XN2042460", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "10 February 2023", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 17 Feb 2023 · XN2117908": { "name": "CMA email, 17 Feb 2023 · XN2117908", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "17 February 2023", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 8 Mar 2022 · Amenity Usage": { "name": "CMA email, 8 Mar 2022 · Amenity Usage", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "8 March 2022", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "Logo Policy, 20 September 2006": { "name": "Logo Policy, 20 September 2006", "url": null, "readable": false, "authority": "board-policy", "authority_label": "Board policy", "authority_rank": 4, "what_it_means": "Adopted by the Board for one subject.", "adopted": "20 September 2006", "dated_by": "stated on the policy", "locator": null }, "Welcome Packet, Dec. 2024": { "name": "Welcome Packet, Dec. 2024", "url": "https://portal.cmacommunities.com/community/documents/a/644/f/2613", "readable": true, "authority": "management", "authority_label": "Management document", "authority_rank": 16, "what_it_means": "Written by the management company, not adopted by the Board.", "adopted": "December 2024", "dated_by": "the edition date in the filename", "locator": { "nav": "Welcome Packet", "file": "WELCOME TO GLEN ABBEY - 12.2024.pdf" } }, "Board Minutes, October 2024": { "name": "Board Minutes, October 2024", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "9 October 2024", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "October 2024", "file": "2024-10-09 Glen Abbey HOA - Meeting Minutes.pdf" } }, "Board Minutes, August 2023": { "name": "Board Minutes, August 2023", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "28 August 2023", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "August 2023", "file": "2023_08_28 Minutes.pdf" } }, "Board Minutes, April 2026": { "name": "Board Minutes, April 2026", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "28 April 2026", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "April", "file": "2026 GA April Board Meeting Minutes -.pdf" } }, "Board Minutes, January 2020": { "name": "Board Minutes, January 2020", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "13 January 2020", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "January 2020", "file": "2020-01-13 Minutes.pdf" } }, "Board Minutes, August 2020": { "name": "Board Minutes, August 2020", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "18 August 2020", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "August 2020", "file": "2020-08-18 Minutes.pdf" } }, "Board Minutes, February 2021": { "name": "Board Minutes, February 2021", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "15 February 2021", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "February 2021", "file": "2021_02_15 Minutes.pdf" } }, "Board Minutes, June 2021": { "name": "Board Minutes, June 2021", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "21 June 2021", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "June 2021", "file": "2021_06_21 Minutes.pdf" } }, "Glen Abbey Annual Meeting Presentation, 2023": { "name": "Glen Abbey Annual Meeting Presentation, 2023", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "minutes", "authority_label": "Board minutes", "authority_rank": 7, "what_it_means": "Decided at a meeting and recorded in the minutes — never published as a rule you can look up.", "adopted": "2023", "dated_by": "the annual meeting it was presented at", "locator": { "nav": "Minutes", "shown": "Annual Meeting Presentation", "file": "GLEN ABBEY ANNUAL MEETING 2023.pdf" } }, "2026 HOA Budget": { "name": "2026 HOA Budget", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "budget", "authority_label": "Adopted budget", "authority_rank": 6, "what_it_means": "Figures approved for the year.", "adopted": "2026", "dated_by": "the budget year the Board adopted it for", "locator": { "nav": "Glen Abbey Budget", "shown": "2026 Glen Abbey Budget", "file": "2026 Glen Abbey HOA Budget.pdf" } }, "2026 Lake Lot Budget": { "name": "2026 Lake Lot Budget", "url": "https://www.glenabbeyhoa.com/document-library/", "readable": true, "authority": "budget", "authority_label": "Adopted budget", "authority_rank": 6, "what_it_means": "Figures approved for the year.", "adopted": "2026", "dated_by": "the budget year the Board adopted it for", "locator": { "nav": "Glen Abbey Budget", "shown": "2026Lake Lot Budget", "file": "2026 Lake Lot Budget (4).pdf" } }, "CMA email, 5 Dec 2024 · XN13221877": { "name": "CMA email, 5 Dec 2024 · XN13221877", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "5 December 2024", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 6 Feb 2026 · XN21916097": { "name": "CMA email, 6 Feb 2026 · XN21916097", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "6 February 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 27 Mar 2026 · XN22833367": { "name": "CMA email, 27 Mar 2026 · XN22833367", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "27 March 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 8 May 2026 · XN23743170": { "name": "CMA email, 8 May 2026 · XN23743170", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "8 May 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 27 May 2026 · XN24056104": { "name": "CMA email, 27 May 2026 · XN24056104", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "27 May 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 25 Jun 2026 · XN24680520": { "name": "CMA email, 25 Jun 2026 · XN24680520", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "25 June 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 26 Jun 2026 · XN24710222": { "name": "CMA email, 26 Jun 2026 · XN24710222", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "26 June 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 3 Jul 2026 · XN24868135": { "name": "CMA email, 3 Jul 2026 · XN24868135", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "3 July 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "CMA email, 17 Jul 2026 · XN25133048": { "name": "CMA email, 17 Jul 2026 · XN25133048", "url": null, "readable": false, "authority": "email", "authority_label": "Community email", "authority_rank": 17, "what_it_means": "Stated only in an email. Nothing you can look up says it.", "adopted": "17 July 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null }, "Sign Rental Calendar — glenabbeyhoa.com": { "name": "Sign Rental Calendar — glenabbeyhoa.com", "url": "https://www.glenabbeyhoa.com/reservations/?view=day&cat=18", "readable": true, "authority": "booking-system", "authority_label": "Booking system", "authority_rank": 11, "what_it_means": "No document states this. It is what the booking system allows, which is the rule you actually meet.", "adopted": null, "dated_by": "a booking calendar. The estate-sale rules printed on it appear in no adopted document", "locator": null } }, "topics": [ { "id": "drb", "icon": "stamp", "title": "Approvals & the DRB", "count": 9, "desc": "Do I need permission, how to ask, and what happens if you don't." }, { "id": "assessments", "icon": "clipboard-check", "title": "Assessments & violations", "count": 13, "desc": "Dues, late fees, and how the fine process works." }, { "id": "exterior", "icon": "paintbrush", "title": "Home exterior", "count": 21, "desc": "Paint, roof, driveway, additions, lighting, decks." }, { "id": "trash", "icon": "trash-2", "title": "Trash & bins", "count": 7, "desc": "Collection day, when cans go out, and bulky pickup." }, { "id": "parking", "icon": "car", "title": "Parking & vehicles", "count": 8, "desc": "Street parking, boats, trailers, RVs." }, { "id": "pool", "icon": "waves", "title": "The pool", "count": 14, "desc": "Cards, guests, waivers, hours, and pool parties." }, { "id": "recreation", "icon": "tent-tree", "title": "Courts, clubhouse & park", "count": 25, "desc": "Tennis, pickleball, clubhouse, pavilion, gym, lake." }, { "id": "yards", "icon": "trees", "title": "Yards & trees", "count": 14, "desc": "Tree removal, landscaping, play equipment, yard upkeep." }, { "id": "fences", "icon": "fence", "title": "Fences & walls", "count": 3, "desc": "Heights, materials, and where they can go." }, { "id": "pets", "icon": "dog", "title": "Pets", "count": 4, "desc": "Leashes, waste, and the number of animals." }, { "id": "signs", "icon": "signpost", "title": "Signs & flags", "count": 10, "desc": "For-sale, contractor, political, event signs and flags." }, { "id": "selling", "icon": "file-text", "title": "Buying & selling", "count": 5, "desc": "Closing fees, closing letters, and what buyers need." }, { "id": "governance", "icon": "users", "title": "Governance & voting", "count": 9, "desc": "Elections, serving on the Board, quorum, who decides what." } ], "rules": [ { "id": "fence", "priority": 1, "topic": "Fences & walls", "topicId": "fences", "verdict": "ask", "title": "Can I put up a fence?", "summary": "Yes — but the Design Review Board has to approve it in writing before you start.", "updated": "5 August 2026", "plain": [ [ "No fence may go in without prior written DRB approval. This comes straight from ", { "text": "the recorded covenants", "doc": "Declaration of Covenants", "sec": "Art. XI § 21" }, ", not just a Board preference. Submit plans showing location, height and material. However long a decision takes, silence is not approval. Wait for the written decision before you start." ], [ "Approved designs and heights come from ", { "text": "Exhibit A", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Fences (Exhibit A)" }, ": privacy and shadow box fences up to six feet, picket up to five feet, and split rail 36 inches for two rails or 48 inches for three. Privacy and shadow box fences need a positive or negative scallop cut, and the privacy specification sets that cut at 5 feet 6 inches. No chain link is allowed. Exhibit A's own table prints the picket maximum as 5 inches. That's a typo for 5 feet, so don't build to the printed number. ", { "text": "A fence has to start at least 10 feet back from the front corner of your house or a neighboring house. The Board considers exceptions case by case, so ask rather than assume.", "doc": "Interpretation of Covenants", "sec": "6. Fences" }, " Stake for utilities before construction. If the fence is finished on only one side, the finished side faces outward toward the street or neighboring lot, not toward your own yard." ], "Fences are generally approved to the rear of the house, running to the property lines or directly to the house. Exceptions get made to work around utility meters, air conditioning equipment, trees, severe slopes and basement doors. Every part of the fence has to sit inside your own property line. If you hold it back off the line, the strip left outside is still yours to maintain. Privacy and shadow box fences use 4x4 pressure-treated pine posts set in concrete, 8 feet on center, with French Gothic or Dato cut post tops, 2x4 horizontal cedar or pine rails back-nailed to the posts with the posts on the inside of the fence, and 1x6 cedar face boards with aluminum nails. Picket fences use the same posts and nails with 1x4 cedar face boards. Split rail posts are treated, 10 feet on center, with concrete optional. Price it to this spec from the start. A fence that doesn't comply is relocated or rebuilt at your expense." ], "quote": "No fence may be installed or constructed on any Lot without the prior written approval of the DRB in accordance with Article IX, above.", "doc": "Declaration of Covenants", "sec": "Art. XI, 21", "steps": [ { "title": "Mark the fence line on your survey", "detail": "The survey from your closing works fine. Note the material, height, and the scallop cut if it's privacy or shadow box.", "meta": "15 minutes" }, { "title": "Submit the DRB Modification Application", "detail": "Through glenabbeyhoa.com's own form, with your sketch, a contractor's proposal if you have one, and photos or drawings of what you intend. No email step — the form is the submission.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } }, { "title": "Wait for the written decision", "detail": "Do not begin work until you have a written reply in hand. Silence is not approval, however long the wait.", "meta": "Follow up if it stalls" }, { "title": "Pull any city or county permit yourself", "detail": "The Guidelines put permits on the owner, not the Association — a DRB approval is not a building permit. Do it alongside the mandatory utility staking, before the first post goes in.", "meta": "Before digging" }, { "title": "What a complete fence application looks like", "detail": "Materials and height called out by name (e.g. '6 ft cedar privacy, French Gothic post tops, positive scallop'), a sketch of the line drawn on your survey, and photos of the style if it's not custom-built — not just 'installing a privacy fence.'", "meta": "Example" } ], "missed": "Starting work before the written approval arrives is the single most common violation the Board sees.", "__gaBody": "no fence may go in without prior written drb approval. this comes straight from the recorded covenants , not just a board preference. submit plans showing location, height and material. however long a decision takes, silence is not approval. wait for the written decision before you start. approved designs and heights come from exhibit a : privacy and shadow box fences up to six feet, picket up to five feet, and split rail 36 inches for two rails or 48 inches for three. privacy and shadow box fences need a positive or negative scallop cut, and the privacy specification sets that cut at 5 feet 6 inches. no chain link is allowed. exhibit a's own table prints the picket maximum as 5 inches. that's a typo for 5 feet, so don't build to the printed number. a fence has to start at least 10 feet back from the front corner of your house or a neighboring house. the board considers exceptions case by case, so ask rather than assume. stake for utilities before construction. if the fence is finished on only one side, the finished side faces outward toward the street or neighboring lot, not toward your own yard. fences are generally approved to the rear of the house, running to the property lines or directly to the house. exceptions get made to work around utility meters, air conditioning equipment, trees, severe slopes and basement doors. every part of the fence has to sit inside your own property line. if you hold it back off the line, the strip left outside is still yours to maintain. privacy and shadow box fences use 4x4 pressure-treated pine posts set in concrete, 8 feet on center, with french gothic or dato cut post tops, 2x4 horizontal cedar or pine rails back-nailed to the posts with the posts on the inside of the fence, and 1x6 cedar face boards with aluminum nails. picket fences use the same posts and nails with 1x4 cedar face boards. split rail posts are treated, 10 feet on center, with concrete optional. price it to this spec from the start. a fence that doesn't comply is relocated or rebuilt at your expense. the survey from your closing works fine. note the material, height, and the scallop cut if it's privacy or shadow box. through glenabbeyhoa.com's own form, with your sketch, a contractor's proposal if you have one, and photos or drawings of what you intend. no email step — the form is the submission. do not begin work until you have a written reply in hand. silence is not approval, however long the wait. the guidelines put permits on the owner, not the association — a drb approval is not a building permit. do it alongside the mandatory utility staking, before the first post goes in. materials and height called out by name (e.g. '6 ft cedar privacy, french gothic post tops, positive scallop'), a sketch of the line drawn on your survey, and photos of the style if it's not custom-built — not just 'installing a privacy fence.'", "__gaStepTitles": "mark the fence line on your survey submit the drb modification application wait for the written decision pull any city or county permit yourself what a complete fence application looks like", "url": "https://glenabbeyrules.com/rule/fence", "markdown_url": "https://glenabbeyrules.com/rule/fence.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Yes — but the Design Review Board has to approve it in writing before you start.\n\nNo fence may go in without prior written DRB approval. This comes straight from the recorded covenants, not just a Board preference. Submit plans showing location, height and material. However long a decision takes, silence is not approval. Wait for the written decision before you start.\n\nApproved designs and heights come from Exhibit A: privacy and shadow box fences up to six feet, picket up to five feet, and split rail 36 inches for two rails or 48 inches for three. Privacy and shadow box fences need a positive or negative scallop cut, and the privacy specification sets that cut at 5 feet 6 inches. No chain link is allowed. Exhibit A's own table prints the picket maximum as 5 inches. That's a typo for 5 feet, so don't build to the printed number. A fence has to start at least 10 feet back from the front corner of your house or a neighboring house. The Board considers exceptions case by case, so ask rather than assume. Stake for utilities before construction. If the fence is finished on only one side, the finished side faces outward toward the street or neighboring lot, not toward your own yard.\n\nFences are generally approved to the rear of the house, running to the property lines or directly to the house. Exceptions get made to work around utility meters, air conditioning equipment, trees, severe slopes and basement doors. Every part of the fence has to sit inside your own property line. If you hold it back off the line, the strip left outside is still yours to maintain. Privacy and shadow box fences use 4x4 pressure-treated pine posts set in concrete, 8 feet on center, with French Gothic or Dato cut post tops, 2x4 horizontal cedar or pine rails back-nailed to the posts with the posts on the inside of the fence, and 1x6 cedar face boards with aluminum nails. Picket fences use the same posts and nails with 1x4 cedar face boards. Split rail posts are treated, 10 feet on center, with concrete optional. Price it to this spec from the start. A fence that doesn't comply is relocated or rebuilt at your expense.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 21", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Fences (Exhibit A)", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": false }, { "name": "Interpretation of Covenants", "section": "6. Fences", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": null, "dated_by": "a Board interpretation guide with nothing on it to say when it was adopted, and no resolution published alongside it", "locator": { "nav": "Governing Documents", "file": "Glen Abbey Covenants Summary.pdf", "place": "the CMA portal" }, "url": "https://portal.cmacommunities.com/community/documents/a/644/f/21798", "quoted": false } ] }, { "id": "fence-corner-sight-line", "priority": 2, "topic": "Fences & walls", "topicId": "fences", "verdict": "no", "title": "Can I put a fence near a street corner?", "summary": "Not if it blocks sight lines — corner lots have extra restrictions fences elsewhere don't.", "updated": "5 August 2026", "plain": [ "Lots at a street intersection have to stay landscaped so drivers can see safely across the corner. The Board can require a fence, wall, hedge or planting to come down if it decides the corner creates a traffic or sight problem. This is a judgment call made case by case, not a fixed setback distance." ], "quote": "No fence, wall, hedge, shrub or landscape planting shall be place or permitted to remain at any comer of a Lot located at any street intersection where, in the opinion of the Board of Directors, the condition would create a traffic or sight problem.", "doc": "Declaration of Covenants", "sec": "Art. XI, 11", "steps": [], "missed": "This is a discretionary call by the Board, not a measured setback — a fence that would pass anywhere else on your lot can still be ordered down if it sits on a corner and blocks sight lines.", "__gaBody": "lots at a street intersection have to stay landscaped so drivers can see safely across the corner. the board can require a fence, wall, hedge or planting to come down if it decides the corner creates a traffic or sight problem. this is a judgment call made case by case, not a fixed setback distance.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/fence-corner-sight-line", "markdown_url": "https://glenabbeyrules.com/rule/fence-corner-sight-line.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "Not if it blocks sight lines — corner lots have extra restrictions fences elsewhere don't.\n\nLots at a street intersection have to stay landscaped so drivers can see safely across the corner. The Board can require a fence, wall, hedge or planting to come down if it decides the corner creates a traffic or sight problem. This is a judgment call made case by case, not a fixed setback distance.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 11", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "tree", "priority": 1, "topic": "Yards & trees", "topicId": "yards", "verdict": "ask", "title": "Do I need permission to remove a tree in my back yard?", "summary": "Yes, for any tree — the Rules and Regulations require both DRB approval and a City of Alpharetta permit for all tree removals, even though the recorded covenant only mentions trees near the street.", "updated": "5 August 2026", "plain": [ [ { "text": "The recorded covenant", "doc": "Declaration of Covenants", "sec": "Art. XI § 23" }, " only requires DRB sign-off for trees within ten feet of a street right-of-way, with exceptions for dead, diseased, or safety-hazard trees. The ", { "text": "Rules and Regulations", "doc": "Rules and Regulations", "sec": "Bushes/Shrubs/Trees" }, " go further: \"DRB approval and a permit from the City of Alpharetta is required for all tree removals.\" That's been a written rule for six years, not a discretionary practice. A DRB Modification Application and a City of Alpharetta permit are both required for any removal, back yard included." ], [ "Because ", "the Rules and Regulations", " are broader than ", "the recorded covenant", " text, follow the stricter rule and apply before you remove any tree, not just ones near the street. The City permit comes first. The DRB expects to see it with your application. City permits have been running slow." ] ], "quote": "No trees shall be removed within ten (10) feet of the rights-of-way of any street within the Community without the prior written consent of the DRB, except for diseased or dead trees, trees requiring removal to promote the growth of other trees or for safety reasons.", "doc": "Declaration of Covenants", "sec": "Art. XI, 23", "steps": [ { "title": "Get the City tree removal permit first", "detail": "From the City of Alpharetta Arborist. The DRB application asks for this permit as an attachment, not as a follow-up.", "meta": "City of Alpharetta" }, { "title": "Submit the DRB Modification Application", "detail": "Through glenabbeyhoa.com's own form, with the City permit and a sketch of the tree's location on your survey attached.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } }, { "title": "What a complete tree-removal application looks like", "detail": "The City permit number and a copy of it attached, the tree marked on your survey, and a one-line reason (dead, diseased, too close to the foundation) rather than just 'removing a tree.'", "meta": "Example" } ], "missed": "The City permit and the DRB approval are two separate approvals from two separate authorities. Get the City permit first — the DRB application asks for it.", "__gaBody": "the recorded covenant only requires drb sign-off for trees within ten feet of a street right-of-way, with exceptions for dead, diseased, or safety-hazard trees. the rules and regulations go further: \"drb approval and a permit from the city of alpharetta is required for all tree removals.\" that's been a written rule for six years, not a discretionary practice. a drb modification application and a city of alpharetta permit are both required for any removal, back yard included. because the rules and regulations are broader than the recorded covenant text, follow the stricter rule and apply before you remove any tree, not just ones near the street. the city permit comes first. the drb expects to see it with your application. city permits have been running slow. from the city of alpharetta arborist. the drb application asks for this permit as an attachment, not as a follow-up. through glenabbeyhoa.com's own form, with the city permit and a sketch of the tree's location on your survey attached. the city permit number and a copy of it attached, the tree marked on your survey, and a one-line reason (dead, diseased, too close to the foundation) rather than just 'removing a tree.'", "__gaStepTitles": "get the city tree removal permit first submit the drb modification application what a complete tree-removal application looks like", "url": "https://glenabbeyrules.com/rule/tree", "markdown_url": "https://glenabbeyrules.com/rule/tree.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Yes, for any tree — the Rules and Regulations require both DRB approval and a City of Alpharetta permit for all tree removals, even though the recorded covenant only mentions trees near the street.\n\nThe recorded covenant only requires DRB sign-off for trees within ten feet of a street right-of-way, with exceptions for dead, diseased, or safety-hazard trees. The Rules and Regulations go further: \"DRB approval and a permit from the City of Alpharetta is required for all tree removals.\" That's been a written rule for six years, not a discretionary practice. A DRB Modification Application and a City of Alpharetta permit are both required for any removal, back yard included.\n\nBecause the Rules and Regulations are broader than the recorded covenant text, follow the stricter rule and apply before you remove any tree, not just ones near the street. The City permit comes first. The DRB expects to see it with your application. City permits have been running slow.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 23", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Rules and Regulations", "section": "Bushes/Shrubs/Trees", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false } ] }, { "id": "yards-noise-nuisance", "topic": "Yards & trees", "topicId": "yards", "verdict": "depends", "title": "Is there a noise rule here, or only the City's?", "summary": "There is one, and it is stricter than the City's. The covenant bans anything that disturbs the peace, quiet, comfort or serenity of surrounding lots — no decibel level, no time window.", "updated": "5 August 2026", "plain": [ [ "Most people assume the only noise rule is ", { "text": "Alpharetta's ordinance", "doc": "Alpharetta Noise Ordinance" }, ", and that anything before a certain hour is fair game. ", { "text": "The covenant", "doc": "Declaration of Covenants", "sec": "Art. XI § 7" }, " is broader than that. Every owner and occupant is responsible for preventing any condition on their lot that disturbs the peace, quiet, safety, comfort or serenity of surrounding lots. There is no decibel threshold and no curfew written into it. That cuts both ways: a party at 2pm can breach ", "the covenant", " if it's genuinely disturbing, and a complaint is a judgment call rather than a measurement. The same section also bans obnoxious or offensive activity anywhere in the community, and anything causing embarrassment, discomfort, annoyance or nuisance. This is ", "the covenant", " that gets cited when a situation is unreasonable but doesn't break a more specific rule." ], [ "If the disturbance is happening now and involves a possible crime or safety risk, that's a police matter, not an HOA one. Otherwise, file a violation report with the management company, which runs on the ordinary notice-and-fine process. For contrast, ", "the City's ordinance", " is generally read as setting 60 dBA from 7am to 11pm and 55 dBA from 11pm to 7am at the property line, with a 10 dBA allowance for daytime impulsive sounds — which is where the 70 dBA figure sometimes cited comes from. Check the current city code before relying on an exact number. On barking, ", "the covenant", " standard applies the same way. ", "The City ordinance", " is generally understood to bar more than 10 minutes of continuous barking, or more than 30 minutes intermittently — check the current city code before relying on the exact figure." ], [ "The Board draws its own line here, and it's narrower than residents expect. In 2022 it twice declined to step into a dispute between neighbors where it saw no covenant breach. ", { "text": "One request for the Association to intervene in a neighbor dispute was refused", "doc": "Board Minutes, July 2022" }, " as 'a neighbor-to-neighbor issue.' ", { "text": "A separate complaint about another resident's personal conduct was refused", "doc": "Board Minutes, June 2022" }, " because there was no direct contact, and the Association is 'not responsible for interpreted behavior.' The distinction: a condition on a lot is the owner's responsibility, and the Association will enforce it. Conduct between two people generally is not. If what's bothering you is a person rather than a condition, expect to be pointed to the neighbor, the City, or the police." ] ], "quote": "nor shall any substance, thing or material be kept that will emit foul or obnoxious odors or that wilt cause any noise or other condition that will or might disturb the peace, quiet, safety, comfort or serenity of the Owners and occupants of surrounding Lots.", "doc": "Declaration of Covenants", "sec": "Art. XI, 7", "steps": [], "missed": [ "Waiting for ", "a City ordinance", " to be broken. ", "The covenant", " standard is lower and has no time window. You do not need the noise to be illegal for it to be a violation here." ], "__gaBody": "most people assume the only noise rule is alpharetta's ordinance , and that anything before a certain hour is fair game. the covenant is broader than that. every owner and occupant is responsible for preventing any condition on their lot that disturbs the peace, quiet, safety, comfort or serenity of surrounding lots. there is no decibel threshold and no curfew written into it. that cuts both ways: a party at 2pm can breach the covenant if it's genuinely disturbing, and a complaint is a judgment call rather than a measurement. the same section also bans obnoxious or offensive activity anywhere in the community, and anything causing embarrassment, discomfort, annoyance or nuisance. this is the covenant that gets cited when a situation is unreasonable but doesn't break a more specific rule. if the disturbance is happening now and involves a possible crime or safety risk, that's a police matter, not an hoa one. otherwise, file a violation report with the management company, which runs on the ordinary notice-and-fine process. for contrast, the city's ordinance is generally read as setting 60 dba from 7am to 11pm and 55 dba from 11pm to 7am at the property line, with a 10 dba allowance for daytime impulsive sounds — which is where the 70 dba figure sometimes cited comes from. check the current city code before relying on an exact number. on barking, the covenant standard applies the same way. the city ordinance is generally understood to bar more than 10 minutes of continuous barking, or more than 30 minutes intermittently — check the current city code before relying on the exact figure. the board draws its own line here, and it's narrower than residents expect. in 2022 it twice declined to step into a dispute between neighbors where it saw no covenant breach. one request for the association to intervene in a neighbor dispute was refused as 'a neighbor-to-neighbor issue.' a separate complaint about another resident's personal conduct was refused because there was no direct contact, and the association is 'not responsible for interpreted behavior.' the distinction: a condition on a lot is the owner's responsibility, and the association will enforce it. conduct between two people generally is not. if what's bothering you is a person rather than a condition, expect to be pointed to the neighbor, the city, or the police.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/yards-noise-nuisance", "markdown_url": "https://glenabbeyrules.com/rule/yards-noise-nuisance.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "There is one, and it is stricter than the City's. The covenant bans anything that disturbs the peace, quiet, comfort or serenity of surrounding lots — no decibel level, no time window.\n\nMost people assume the only noise rule is Alpharetta's ordinance, and that anything before a certain hour is fair game. The covenant is broader than that. Every owner and occupant is responsible for preventing any condition on their lot that disturbs the peace, quiet, safety, comfort or serenity of surrounding lots. There is no decibel threshold and no curfew written into it. That cuts both ways: a party at 2pm can breach the covenant if it's genuinely disturbing, and a complaint is a judgment call rather than a measurement. The same section also bans obnoxious or offensive activity anywhere in the community, and anything causing embarrassment, discomfort, annoyance or nuisance. This is the covenant that gets cited when a situation is unreasonable but doesn't break a more specific rule.\n\nIf the disturbance is happening now and involves a possible crime or safety risk, that's a police matter, not an HOA one. Otherwise, file a violation report with the management company, which runs on the ordinary notice-and-fine process. For contrast, the City's ordinance is generally read as setting 60 dBA from 7am to 11pm and 55 dBA from 11pm to 7am at the property line, with a 10 dBA allowance for daytime impulsive sounds — which is where the 70 dBA figure sometimes cited comes from. Check the current city code before relying on an exact number. On barking, the covenant standard applies the same way. The City ordinance is generally understood to bar more than 10 minutes of continuous barking, or more than 30 minutes intermittently — check the current city code before relying on the exact figure.\n\nThe Board draws its own line here, and it's narrower than residents expect. In 2022 it twice declined to step into a dispute between neighbors where it saw no covenant breach. One request for the Association to intervene in a neighbor dispute was refused as 'a neighbor-to-neighbor issue.' A separate complaint about another resident's personal conduct was refused because there was no direct contact, and the Association is 'not responsible for interpreted behavior.' The distinction: a condition on a lot is the owner's responsibility, and the Association will enforce it. Conduct between two people generally is not. If what's bothering you is a person rather than a condition, expect to be pointed to the neighbor, the City, or the police.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 7", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Board Minutes, July 2022", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "18 July 2022", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "July 2022", "file": "2022_07_18 Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Board Minutes, June 2022", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "28 June 2022", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "June 2022", "file": "2022_06_28 Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Alpharetta Noise Ordinance", "section": null, "authority": "city-law", "authority_label": "City ordinance", "adopted": null, "dated_by": "City code, amended continuously — check municode for the current text", "locator": null, "url": "https://library.municode.com/ga/alpharetta/codes/code_of_ordinances?nodeId=PTIICOOR_CH26NU_ARTVNO", "quoted": false } ] }, { "id": "yard-garden", "topic": "Yards & trees", "topicId": "yards", "verdict": "no", "title": "Can I plant a vegetable garden in my front yard?", "summary": "No — gardens aren't allowed in the front or side yard at all, only the back.", "updated": "5 August 2026", "plain": [ [ { "text": "The covenant", "doc": "Declaration of Covenants", "sec": "Art. XI § 3" }, " flatly bans gardens of any type in the front or side yard. It doesn't say anything about back yards, which is where garden beds are expected to go." ], "The back yard is where a garden is allowed to be. That's not where the approval requirement stops. The Association told residents directly, after seeing an increase in back-yard gardens, that 'Gardens are considered a modification to your landscaping (even a temporary garden) and requires approval from the Design Review Board.' That follows from the general landscaping rule, which sends every change from the 'as purchased' landscaping to the DRB before installation, with only seasonal flowers in the existing foundation beds carved out. Submit the plan before you build the beds.", [ "The Board has also said what it is looking for when one of these reaches the DRB. ", { "text": "Asked in April 2022 to approve a back-yard garden", "doc": "Board Minutes, April 2022" }, " it resolved that the request should go through the DRB and that approval would be \"limited to specific, aesthetically pleasing structures aligning with neighborhood standards.\" So the review is of the structure — the beds, frames, cages, trellises and fencing — rather than of what you intend to grow. A proposal that shows what the beds will look like and how they will be screened is answering the question the DRB is actually asking. In the same period the Board separately turned down a proposal for a shared community garden on common property, on the grounds that it could not be maintained to an acceptable standard. That decision says nothing about a garden on your own lot." ] ], "quote": "No gardens of any type may be planted or maintained in the front or side yard of any Lot.", "doc": "Declaration of Covenants", "sec": "Art. XI, 3", "steps": [], "missed": "This applies to any garden — vegetable, flower, or otherwise — not just vegetable plots. A side-yard flower bed is technically the same violation.", "__gaBody": "the covenant flatly bans gardens of any type in the front or side yard. it doesn't say anything about back yards, which is where garden beds are expected to go. the back yard is where a garden is allowed to be. that's not where the approval requirement stops. the association told residents directly, after seeing an increase in back-yard gardens, that 'gardens are considered a modification to your landscaping (even a temporary garden) and requires approval from the design review board.' that follows from the general landscaping rule, which sends every change from the 'as purchased' landscaping to the drb before installation, with only seasonal flowers in the existing foundation beds carved out. submit the plan before you build the beds. the board has also said what it is looking for when one of these reaches the drb. asked in april 2022 to approve a back-yard garden it resolved that the request should go through the drb and that approval would be \"limited to specific, aesthetically pleasing structures aligning with neighborhood standards.\" so the review is of the structure — the beds, frames, cages, trellises and fencing — rather than of what you intend to grow. a proposal that shows what the beds will look like and how they will be screened is answering the question the drb is actually asking. in the same period the board separately turned down a proposal for a shared community garden on common property, on the grounds that it could not be maintained to an acceptable standard. that decision says nothing about a garden on your own lot.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/yard-garden", "markdown_url": "https://glenabbeyrules.com/rule/yard-garden.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "No — gardens aren't allowed in the front or side yard at all, only the back.\n\nThe covenant flatly bans gardens of any type in the front or side yard. It doesn't say anything about back yards, which is where garden beds are expected to go.\n\nThe back yard is where a garden is allowed to be. That's not where the approval requirement stops. The Association told residents directly, after seeing an increase in back-yard gardens, that 'Gardens are considered a modification to your landscaping (even a temporary garden) and requires approval from the Design Review Board.' That follows from the general landscaping rule, which sends every change from the 'as purchased' landscaping to the DRB before installation, with only seasonal flowers in the existing foundation beds carved out. Submit the plan before you build the beds.\n\nThe Board has also said what it is looking for when one of these reaches the DRB. Asked in April 2022 to approve a back-yard garden it resolved that the request should go through the DRB and that approval would be \"limited to specific, aesthetically pleasing structures aligning with neighborhood standards.\" So the review is of the structure — the beds, frames, cages, trellises and fencing — rather than of what you intend to grow. A proposal that shows what the beds will look like and how they will be screened is answering the question the DRB is actually asking. In the same period the Board separately turned down a proposal for a shared community garden on common property, on the grounds that it could not be maintained to an acceptable standard. That decision says nothing about a garden on your own lot.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 3", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Board Minutes, April 2022", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "18 April 2022", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "April 2022", "file": "2022_04_18 Minutes .pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false } ] }, { "id": "yard-pickleball-court", "topic": "Yards & trees", "topicId": "yards", "verdict": "no", "title": "Can I put a pickleball court in my own yard?", "summary": "Effectively no — the City prohibits outdoor courts within 250 feet of a dwelling, and on a Glen Abbey lot you are always inside that distance.", "updated": "5 August 2026", "plain": [ [ "On 1 June 2026 Alpharetta added pickleball court rules to its ", { "text": "Unified Development Code", "doc": "Alpharetta Unified Development Code" }, ". Outdoor courts are prohibited outright within 250 feet of a dwelling, allowed between 250 and 800 feet only with a Conditional Use Permit (which requires an acoustical analysis, noise barriers and hours limits), and permitted by right beyond 800 feet. On a typical Glen Abbey lot every point is within 250 feet of a house — usually your own — so the prohibited zone applies." ], [ "There is no way around it at that distance: ", "the ordinance", " states that no variances shall be granted inside the prohibited zone. A court also counts as an exterior improvement, so it would need written DRB approval regardless." ], [ "This applies to a court with permanent lines and a net. ", "The ordinance", " expressly does not cover informal play on a surface with no markings, so a portable net on your driveway is a different thing." ] ], "quote": "Prohibited Zone (0—250 ft from a dwelling). Outdoor Pickleball Courts are prohibited when any portion of the playing surface is within 250 feet of a dwelling.", "doc": "Alpharetta Unified Development Code", "sec": "2.7.9(D)(1)", "steps": [], "missed": [ "This is a City rule, not an HOA rule, so the Board cannot waive it. It also reaches only forward: ", "the ordinance", " \"applies to all new outdoor Pickleball Courts, including new construction and the new conversion of existing sports courts,\" so courts that already existed when it passed are outside its scope." ], "__gaBody": "on 1 june 2026 alpharetta added pickleball court rules to its unified development code . outdoor courts are prohibited outright within 250 feet of a dwelling, allowed between 250 and 800 feet only with a conditional use permit (which requires an acoustical analysis, noise barriers and hours limits), and permitted by right beyond 800 feet. on a typical glen abbey lot every point is within 250 feet of a house — usually your own — so the prohibited zone applies. there is no way around it at that distance: the ordinance states that no variances shall be granted inside the prohibited zone. a court also counts as an exterior improvement, so it would need written drb approval regardless. this applies to a court with permanent lines and a net. the ordinance expressly does not cover informal play on a surface with no markings, so a portable net on your driveway is a different thing.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/yard-pickleball-court", "markdown_url": "https://glenabbeyrules.com/rule/yard-pickleball-court.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "Effectively no — the City prohibits outdoor courts within 250 feet of a dwelling, and on a Glen Abbey lot you are always inside that distance.\n\nOn 1 June 2026 Alpharetta added pickleball court rules to its Unified Development Code. Outdoor courts are prohibited outright within 250 feet of a dwelling, allowed between 250 and 800 feet only with a Conditional Use Permit (which requires an acoustical analysis, noise barriers and hours limits), and permitted by right beyond 800 feet. On a typical Glen Abbey lot every point is within 250 feet of a house — usually your own — so the prohibited zone applies.\n\nThere is no way around it at that distance: the ordinance states that no variances shall be granted inside the prohibited zone. A court also counts as an exterior improvement, so it would need written DRB approval regardless.\n\nThis applies to a court with permanent lines and a net. The ordinance expressly does not cover informal play on a surface with no markings, so a portable net on your driveway is a different thing.", "sources": [ { "name": "Alpharetta Unified Development Code", "section": "2.7.9(D)(1)", "authority": "city-law", "authority_label": "City ordinance", "adopted": "1 June 2026", "dated_by": "the date the pickleball provisions this site cites took effect, by ordinance O-903 — the Code as a whole is older and is amended continuously", "locator": null, "url": "https://library.municode.com/ga/alpharetta/ordinances/unified_development_code?nodeId=1429596", "quoted": true } ] }, { "id": "yard-play-equipment", "priority": 2, "topic": "Yards & trees", "topicId": "yards", "verdict": "ask", "title": "Do I need approval for a swing set, trampoline, or basketball goal?", "summary": "Yes — play equipment counts as an \"Improvement\" and needs DRB approval like any other structure.", "updated": "5 August 2026", "plain": [ [ "Playhouses, treehouses, basketball goals, trampolines, hammocks and other play structures are all treated as Improvements under ", { "text": "the covenant", "doc": "Declaration of Covenants", "sec": "Art. XI § 4" }, ", which means they go through the same DRB review as a fence or a shed. Beyond DRB approval, the 2025 ", { "text": "Rules and Regulations", "doc": "Rules and Regulations", "sec": "Play Structures" }, " add specific upkeep rules. Basketball goals must stay in good condition or be removed. They can't be placed or used in the street. Portable goals should be kept in the driveway when not in use. Toy goals and other play equipment should be stored out of view, not left on the driveway or lawn overnight. Skateboard ramps and sports goals can't be permanently affixed to the ground, and must be stored out of street or neighbor view when not in use." ], [ "Beyond getting approval, ", { "text": "the Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Play Structures" }, " set placement and size limits ", "the covenant", " doesn't. A basketball goal has to be at least 10 feet from the front corner of the house and can't go in front of the house. Play structures are capped at 12 feet above natural grade and have to be positioned so you're the primary viewer. Permanent structures are expected to be natural materials in muted earth tones, and metal playsets aren't allowed at all. Trampolines go in the back yard, screened from view of the street. Those numbers aren't in ", "the covenant", ". Article XI § 4 makes play equipment an Improvement but states no dimension of any kind. They're Board-published standards, which the Fifth Amendment authorizes the Board to establish, amend and publish." ], [ "A tree swing is not the small exception it looks like. ", { "text": "On 24 February 2022 the Board minuted 'TREE SWINGS IN FRONT YARDS' with the decision 'Not Allowed'", "doc": "Board Minutes, February 2022" }, ", and the manager was instructed to send citations. This was enforced, not merely discussed. It doesn't appear anywhere else — it's absent from the covenant, all four editions of the Rules and Regulations, and both editions of the Design Guidelines. The nearest published hook is the Guidelines' bar on 'benches and porch swings' as front-yard decorative objects, which names neither a tree nor a rope. If you're hanging one out front, ask first." ] ], "quote": "Playhouses, treehouses, basketball goals, trampolines, hammocks, play structures and other recreational equipment constitute Improvements and are therefore subject to review and approval by the DRB in accordance with Article IX of this Declaration.", "doc": "Declaration of Covenants", "sec": "Art. XI, 4", "steps": [ { "title": "Submit the DRB Modification Application before installing", "detail": "Through glenabbeyhoa.com's own form — name the kind of equipment and mark its proposed location on your survey. That's the whole document list this category asks for.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } }, { "title": "What a complete play-equipment application looks like", "detail": "'Metal-frame swing set, 8x10 ft footprint, rear yard 15 ft off the fence line, natural-colour frame, per attached survey mark-up' — dimensions and colour named, not just 'a swing set.'", "meta": "Example" } ], "missed": "A trampoline or basketball goal that shows up over a weekend without DRB paperwork is treated the same as an unapproved structure — \"it's just play equipment\" isn't an exception.", "__gaBody": "playhouses, treehouses, basketball goals, trampolines, hammocks and other play structures are all treated as improvements under the covenant , which means they go through the same drb review as a fence or a shed. beyond drb approval, the 2025 rules and regulations add specific upkeep rules. basketball goals must stay in good condition or be removed. they can't be placed or used in the street. portable goals should be kept in the driveway when not in use. toy goals and other play equipment should be stored out of view, not left on the driveway or lawn overnight. skateboard ramps and sports goals can't be permanently affixed to the ground, and must be stored out of street or neighbor view when not in use. beyond getting approval, the design guidelines set placement and size limits the covenant doesn't. a basketball goal has to be at least 10 feet from the front corner of the house and can't go in front of the house. play structures are capped at 12 feet above natural grade and have to be positioned so you're the primary viewer. permanent structures are expected to be natural materials in muted earth tones, and metal playsets aren't allowed at all. trampolines go in the back yard, screened from view of the street. those numbers aren't in the covenant . article xi § 4 makes play equipment an improvement but states no dimension of any kind. they're board-published standards, which the fifth amendment authorizes the board to establish, amend and publish. a tree swing is not the small exception it looks like. on 24 february 2022 the board minuted 'tree swings in front yards' with the decision 'not allowed' , and the manager was instructed to send citations. this was enforced, not merely discussed. it doesn't appear anywhere else — it's absent from the covenant, all four editions of the rules and regulations, and both editions of the design guidelines. the nearest published hook is the guidelines' bar on 'benches and porch swings' as front-yard decorative objects, which names neither a tree nor a rope. if you're hanging one out front, ask first. through glenabbeyhoa.com's own form — name the kind of equipment and mark its proposed location on your survey. that's the whole document list this category asks for. 'metal-frame swing set, 8x10 ft footprint, rear yard 15 ft off the fence line, natural-colour frame, per attached survey mark-up' — dimensions and colour named, not just 'a swing set.'", "__gaStepTitles": "submit the drb modification application before installing what a complete play-equipment application looks like", "url": "https://glenabbeyrules.com/rule/yard-play-equipment", "markdown_url": "https://glenabbeyrules.com/rule/yard-play-equipment.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Yes — play equipment counts as an \"Improvement\" and needs DRB approval like any other structure.\n\nPlayhouses, treehouses, basketball goals, trampolines, hammocks and other play structures are all treated as Improvements under the covenant, which means they go through the same DRB review as a fence or a shed. Beyond DRB approval, the 2025 Rules and Regulations add specific upkeep rules. Basketball goals must stay in good condition or be removed. They can't be placed or used in the street. Portable goals should be kept in the driveway when not in use. Toy goals and other play equipment should be stored out of view, not left on the driveway or lawn overnight. Skateboard ramps and sports goals can't be permanently affixed to the ground, and must be stored out of street or neighbor view when not in use.\n\nBeyond getting approval, the Design Guidelines set placement and size limits the covenant doesn't. A basketball goal has to be at least 10 feet from the front corner of the house and can't go in front of the house. Play structures are capped at 12 feet above natural grade and have to be positioned so you're the primary viewer. Permanent structures are expected to be natural materials in muted earth tones, and metal playsets aren't allowed at all. Trampolines go in the back yard, screened from view of the street. Those numbers aren't in the covenant. Article XI § 4 makes play equipment an Improvement but states no dimension of any kind. They're Board-published standards, which the Fifth Amendment authorizes the Board to establish, amend and publish.\n\nA tree swing is not the small exception it looks like. On 24 February 2022 the Board minuted 'TREE SWINGS IN FRONT YARDS' with the decision 'Not Allowed', and the manager was instructed to send citations. This was enforced, not merely discussed. It doesn't appear anywhere else — it's absent from the covenant, all four editions of the Rules and Regulations, and both editions of the Design Guidelines. The nearest published hook is the Guidelines' bar on 'benches and porch swings' as front-yard decorative objects, which names neither a tree nor a rope. If you're hanging one out front, ask first.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 4", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Rules and Regulations", "section": "Play Structures", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Play Structures", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": false }, { "name": "Board Minutes, February 2022", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "22 February 2022", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Meeting Minutes → Minutes → 2022", "file": "02.22.2022-Minutes.pdf", "place": "the CMA portal" }, "url": "https://portal.cmacommunities.com/community/documents/a/644/f/213255", "quoted": false } ] }, { "id": "yard-maintenance-schedule", "priority": 1, "topic": "Yards & trees", "topicId": "yards", "verdict": "yes", "title": "What am I required to do to maintain my yard?", "summary": "Weekly mowing in-season, seasonal mulch refresh deadlines, and prompt debris cleanup — all with specific dates.", "updated": "5 August 2026", "plain": [ [ { "text": "Lawns — front, side and rear, plus the strips along driveways and sidewalks — need to be mowed, edged and blown weekly from April 1 through September 30.", "doc": "CMA email, 31 Jul 2026 · XN25363738" }, " The schedule doesn't stop on October 1: from October 1 through March 31, lawns still have to be mowed, edged and blown ", { "text": "a minimum of every other week, unless the turf is dormant", "doc": "Rules and Regulations", "sec": "Landscaping" }, ". The weekly reminders state only the summer cycle, so the winter half is easy to miss." ], "Landscape beds need to stay weed-free with mulch or pine straw. The community's target dates are spring coverage installed by April 15 and fall coverage by September 30.", "Debris removal (clippings, leaves, weeds) is the owner's responsibility from the property line to the center of the adjacent street, and owners or their lawn crews can't blow clippings into the street, a storm drain, the lake, or onto other properties." ], "quote": "All lawns, including front, side, and rear yards, as well as areas along driveways and sidewalks, should be mowed, edged, and blown weekly from April 1 through September 30.", "doc": "CMA email, 31 Jul 2026 · XN25363738", "sec": "", "steps": [], "missed": "\"My lawn service handles it\" doesn't change who's responsible. Violation notices go to the owner, not the landscaper, and this is one of the most common courtesy-letter categories in the Board's weekly updates.", "__gaBody": "lawns — front, side and rear, plus the strips along driveways and sidewalks — need to be mowed, edged and blown weekly from april 1 through september 30. the schedule doesn't stop on october 1: from october 1 through march 31, lawns still have to be mowed, edged and blown a minimum of every other week, unless the turf is dormant . the weekly reminders state only the summer cycle, so the winter half is easy to miss. landscape beds need to stay weed-free with mulch or pine straw. the community's target dates are spring coverage installed by april 15 and fall coverage by september 30. debris removal (clippings, leaves, weeds) is the owner's responsibility from the property line to the center of the adjacent street, and owners or their lawn crews can't blow clippings into the street, a storm drain, the lake, or onto other properties.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/yard-maintenance-schedule", "markdown_url": "https://glenabbeyrules.com/rule/yard-maintenance-schedule.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Weekly mowing in-season, seasonal mulch refresh deadlines, and prompt debris cleanup — all with specific dates.\n\nLawns — front, side and rear, plus the strips along driveways and sidewalks — need to be mowed, edged and blown weekly from April 1 through September 30. The schedule doesn't stop on October 1: from October 1 through March 31, lawns still have to be mowed, edged and blown a minimum of every other week, unless the turf is dormant. The weekly reminders state only the summer cycle, so the winter half is easy to miss.\n\nLandscape beds need to stay weed-free with mulch or pine straw. The community's target dates are spring coverage installed by April 15 and fall coverage by September 30.\n\nDebris removal (clippings, leaves, weeds) is the owner's responsibility from the property line to the center of the adjacent street, and owners or their lawn crews can't blow clippings into the street, a storm drain, the lake, or onto other properties.", "sources": [ { "name": "Rules and Regulations", "section": "Landscaping", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "CMA email, 31 Jul 2026 · XN25363738", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "31 July 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": true } ] }, { "id": "yard-above-ground-pool", "topic": "Yards & trees", "topicId": "yards", "verdict": "no", "title": "Can I put an above-ground pool, hot tub, or inflatable pool in my back yard?", "summary": "Above-ground and inflatable pools are strictly prohibited, no DRB path at all. In-ground pools, hot tubs, and spas are allowed but need DRB approval, a security barrier, and your own permits.", "updated": "5 August 2026", "plain": [ [ "Unlike most yard features, above-ground pools aren't a \"submit it to the DRB and see\" situation. They're banned outright by ", { "text": "the recorded covenant", "doc": "Declaration of Covenants", "sec": "Art. XI § 13" }, ", with no approval process offered. The ", { "text": "Architectural Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Swimming Pools, Hot Tubs and Spas, 5" }, " extend that same flat ban to inflatable pools (\"bubbles\")." ], "In-ground pools, hot tubs, and spas are a different story. Those are allowed, but require written DRB approval, a code-compliant security barrier (fencing) submitted alongside the application, a separate landscape plan, and your own permits from the county or city before the DRB will give final approval." ], "quote": "Above-ground swimming pools are strictly prohibited and may not be erected, placed or maintained upon any Lot within the Community.", "doc": "Declaration of Covenants", "sec": "Art. XI, 13", "steps": [ { "title": "Submit the DRB Modification Application", "detail": "Through glenabbeyhoa.com's own form. Pool, hot tub and spa requests need two full sets of plans and specifications, not one — the form asks for both up front.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } }, { "title": "Send the fencing application and a separate landscape plan in with it", "detail": "Both are part of the same package, not follow-ups. The security barrier has to meet city/county code, and the landscape plan is its own document rather than a note on the pool drawings.", "meta": "Same submission" }, { "title": "Pull your city or county permits before asking for final approval", "detail": "The DRB won't issue final approval until it has a copy. The Guidelines put this on the owner, not the pool contractor.", "meta": "Before final approval" }, { "title": "What a complete pool application looks like", "detail": "Two sets of plans showing the pool footprint, the fence/barrier line, and a separate landscape plan for the screening around it — plus the county permit once it's issued, not promised.", "meta": "Example" } ], "missed": [ "Assuming a temporary or inflatable pool doesn't count. ", "The Guidelines", " ban \"inflatable bubbles\" by name, right alongside above-ground pools, with no exception for size or for taking it down at the end of summer. Checking ", { "text": "the Rules and Regulations", "doc": "Rules and Regulations" }, " won't settle it either: the word \"pool\" appears nowhere in them, so the ban lives only in ", "the recorded covenant", " and ", "the Design Guidelines", "." ], "__gaBody": "unlike most yard features, above-ground pools aren't a \"submit it to the drb and see\" situation. they're banned outright by the recorded covenant , with no approval process offered. the architectural design guidelines extend that same flat ban to inflatable pools (\"bubbles\"). in-ground pools, hot tubs, and spas are a different story. those are allowed, but require written drb approval, a code-compliant security barrier (fencing) submitted alongside the application, a separate landscape plan, and your own permits from the county or city before the drb will give final approval. through glenabbeyhoa.com's own form. pool, hot tub and spa requests need two full sets of plans and specifications, not one — the form asks for both up front. both are part of the same package, not follow-ups. the security barrier has to meet city/county code, and the landscape plan is its own document rather than a note on the pool drawings. the drb won't issue final approval until it has a copy. the guidelines put this on the owner, not the pool contractor. two sets of plans showing the pool footprint, the fence/barrier line, and a separate landscape plan for the screening around it — plus the county permit once it's issued, not promised.", "__gaStepTitles": "submit the drb modification application send the fencing application and a separate landscape plan in with it pull your city or county permits before asking for final approval what a complete pool application looks like", "url": "https://glenabbeyrules.com/rule/yard-above-ground-pool", "markdown_url": "https://glenabbeyrules.com/rule/yard-above-ground-pool.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "Above-ground and inflatable pools are strictly prohibited, no DRB path at all. In-ground pools, hot tubs, and spas are allowed but need DRB approval, a security barrier, and your own permits.\n\nUnlike most yard features, above-ground pools aren't a \"submit it to the DRB and see\" situation. They're banned outright by the recorded covenant, with no approval process offered. The Architectural Design Guidelines extend that same flat ban to inflatable pools (\"bubbles\").\n\nIn-ground pools, hot tubs, and spas are a different story. Those are allowed, but require written DRB approval, a code-compliant security barrier (fencing) submitted alongside the application, a separate landscape plan, and your own permits from the county or city before the DRB will give final approval.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 13", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Rules and Regulations", "section": null, "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Swimming Pools, Hot Tubs and Spas, 5", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": false } ] }, { "id": "yards-yard-sales", "priority": 2, "topic": "Yards & trees", "topicId": "yards", "verdict": "no", "title": "Can I have a yard sale or garage sale?", "summary": "Not on your own — individual yard sales aren't allowed. The covenant permits up to two Board-approved community-wide sales a year, but the Board suspended them in 2021 and hasn't approved bringing them back. Estate sales still need separate Board permission.", "updated": "5 August 2026", "plain": [ [ { "text": "The covenant", "doc": "Declaration of Covenants", "sec": "Art. XI § 26" }, " bans individual yard sales, garage sales, and flea markets outright. What it allows instead is up to two community-wide garage sales per calendar year, approved by the Board, each running from a Friday into the following day." ], [ "That community-wide allowance is only on paper right now. ", { "text": "The Board raised concerns about crowds, COVID protocols and theft after the last sale", "doc": "Board Minutes, September 2021" }, ", ", { "text": "denied that year's Fall Garage Sale", "doc": "Board Minutes, October 2021" }, ", and in February 2022 ", { "text": "voted explicitly not to resume garage sales", "doc": "Board Minutes, February 2022" }, ". None of that is published anywhere a resident would find it — the covenant text still reads as though the twice-a-year sale is a live option — but no community-wide sale has been approved since, and nothing since reverses the vote." ], [ "The one other exception is an estate sale — the sale of a deceased or bankrupt owner's real property — which the Board can permit at its discretion, but only inside the residential unit and for no more than four days. Nothing in the minutes suggests that path was affected by the community-sale suspension. There is a real route for it: ", { "text": "the Association's Sign Rental form lends Estate Sale signs, and asks you to confirm your sale meets the covenant's definition before it will", "doc": "Sign Rental Request Form — glenabbeyhoa.com" }, ". That form is the closest thing to a published estate-sale process, and it is not linked from any rules page." ] ], "quote": "With the exception of no more than two community wide, Board approved garage sales per calendar year beginning on a Friday and ending the next day, no other yard sales, garage sales, flea markets or similar activities shall be conducted in the community.", "doc": "Declaration of Covenants", "sec": "Art. XI, 26", "steps": [ { "title": "Requesting an estate sale", "detail": "Ask the management office at least a week ahead; the request goes to the Board, and every estate sale needs Board approval before it happens. The Association supplies its own approved estate-sale signage for directing traffic, so do not order or post your own.", "meta": "manager@glenabbeyhoa.com" }, { "title": "What to send", "detail": "The address, the date(s) you're planning (inside the residential unit, four days maximum), and that it's an estate sale rather than a personal one — the Board is approving that specific category, not a general request to sell things.", "meta": "Example" } ], "missed": "Assuming the two community-wide dates are actually happening. The covenant still allows them, but the Board suspended the sale in 2021 and has not approved bringing it back, so there is currently no live process behind it — on top of there being no DRB or Board path for a solo sale.", "__gaBody": "the covenant bans individual yard sales, garage sales, and flea markets outright. what it allows instead is up to two community-wide garage sales per calendar year, approved by the board, each running from a friday into the following day. that community-wide allowance is only on paper right now. the board raised concerns about crowds, covid protocols and theft after the last sale , denied that year's fall garage sale , and in february 2022 voted explicitly not to resume garage sales . none of that is published anywhere a resident would find it — the covenant text still reads as though the twice-a-year sale is a live option — but no community-wide sale has been approved since, and nothing since reverses the vote. the one other exception is an estate sale — the sale of a deceased or bankrupt owner's real property — which the board can permit at its discretion, but only inside the residential unit and for no more than four days. nothing in the minutes suggests that path was affected by the community-sale suspension. there is a real route for it: the association's sign rental form lends estate sale signs, and asks you to confirm your sale meets the covenant's definition before it will . that form is the closest thing to a published estate-sale process, and it is not linked from any rules page. ask the management office at least a week ahead; the request goes to the board, and every estate sale needs board approval before it happens. the association supplies its own approved estate-sale signage for directing traffic, so do not order or post your own. the address, the date(s) you're planning (inside the residential unit, four days maximum), and that it's an estate sale rather than a personal one — the board is approving that specific category, not a general request to sell things.", "__gaStepTitles": "requesting an estate sale what to send", "url": "https://glenabbeyrules.com/rule/yards-yard-sales", "markdown_url": "https://glenabbeyrules.com/rule/yards-yard-sales.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "Not on your own — individual yard sales aren't allowed. The covenant permits up to two Board-approved community-wide sales a year, but the Board suspended them in 2021 and hasn't approved bringing them back. Estate sales still need separate Board permission.\n\nThe covenant bans individual yard sales, garage sales, and flea markets outright. What it allows instead is up to two community-wide garage sales per calendar year, approved by the Board, each running from a Friday into the following day.\n\nThat community-wide allowance is only on paper right now. The Board raised concerns about crowds, COVID protocols and theft after the last sale, denied that year's Fall Garage Sale, and in February 2022 voted explicitly not to resume garage sales. None of that is published anywhere a resident would find it — the covenant text still reads as though the twice-a-year sale is a live option — but no community-wide sale has been approved since, and nothing since reverses the vote.\n\nThe one other exception is an estate sale — the sale of a deceased or bankrupt owner's real property — which the Board can permit at its discretion, but only inside the residential unit and for no more than four days. Nothing in the minutes suggests that path was affected by the community-sale suspension. There is a real route for it: the Association's Sign Rental form lends Estate Sale signs, and asks you to confirm your sale meets the covenant's definition before it will. That form is the closest thing to a published estate-sale process, and it is not linked from any rules page.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 26", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Board Minutes, February 2022", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "22 February 2022", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Meeting Minutes → Minutes → 2022", "file": "02.22.2022-Minutes.pdf", "place": "the CMA portal" }, "url": "https://portal.cmacommunities.com/community/documents/a/644/f/213255", "quoted": false }, { "name": "Board Minutes, October 2021", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "17 October 2021", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "October 2021", "file": "2021_10_17 Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Board Minutes, September 2021", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "21 September 2021", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "September 2021", "file": "2021_09_21 Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Sign Rental Request Form — glenabbeyhoa.com", "section": null, "authority": "form", "authority_label": "Official form", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/request-manager/?view=usersubmit&cat=15", "quoted": false } ] }, { "id": "exterior-drb-post-permit", "topic": "Approvals & the DRB", "topicId": "drb", "verdict": "yes", "title": "Do I have to post anything once the DRB approves my project?", "summary": "Yes — the issued permit goes in a front window, and posting it is what lets you start. Then three months to begin and 120 days from starting to finish.", "updated": "5 August 2026", "plain": [ [ "Written approval is not by itself the green light. ", { "text": "The Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Submitting Request" }, " tie the start of work to posting the issued permit in a front window of the house. That's the step that lets you begin, and it's the one most people skip because nothing in the approval letter looks like an instruction." ], "Two clocks then run. Work must begin within three months of the written approval date, and must be substantially completed within 120 days of the start of work. Miss the first and the approval is automatically revoked unless the DRB extends it.", [ { "text": "The covenant", "doc": "Declaration of Covenants", "sec": "Art. IX § 4" }, " adds a relief valve ", "the Guidelines", " leave out: the completion clock is suspended for any period where finishing is impossible or would cause great hardship because of strikes, fires, national emergencies, critical material shortages or other forces beyond your control. That is worth knowing if a supplier leaves you stranded mid-project. It doesn't extend itself, though — tell the DRB rather than assuming." ] ], "quote": "Once the Design Review Board formally approves plans in writing, the homeowner can begin work on the improvements or alterations immediately upon posting the issued permit in a front window of the dwelling. Work on all approved modification requests must begin within three months of written approval date and must be substantially completed within 120 days of start of work.", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Submitting Request", "steps": [ { "title": "Put the permit in a front window before work starts", "detail": "It has to be visible from the street. This is the trigger for beginning work, not a formality after the fact.", "meta": "Before day one" }, { "title": "What that looks like", "detail": "The printed approval letter or permit, taped or clipped inside a front-facing window at eye level — not on a back door, not in a folder on the kitchen counter.", "meta": "Example" } ], "missed": "That the permit posting is a precondition, not paperwork to file away. A neighbour or Board member seeing work underway with no permit in the window has no way to tell an approved project from an unapproved one.", "__gaBody": "written approval is not by itself the green light. the design guidelines tie the start of work to posting the issued permit in a front window of the house. that's the step that lets you begin, and it's the one most people skip because nothing in the approval letter looks like an instruction. two clocks then run. work must begin within three months of the written approval date, and must be substantially completed within 120 days of the start of work. miss the first and the approval is automatically revoked unless the drb extends it. the covenant adds a relief valve the guidelines leave out: the completion clock is suspended for any period where finishing is impossible or would cause great hardship because of strikes, fires, national emergencies, critical material shortages or other forces beyond your control. that is worth knowing if a supplier leaves you stranded mid-project. it doesn't extend itself, though — tell the drb rather than assuming. it has to be visible from the street. this is the trigger for beginning work, not a formality after the fact. the printed approval letter or permit, taped or clipped inside a front-facing window at eye level — not on a back door, not in a folder on the kitchen counter.", "__gaStepTitles": "put the permit in a front window before work starts what that looks like", "url": "https://glenabbeyrules.com/rule/exterior-drb-post-permit", "markdown_url": "https://glenabbeyrules.com/rule/exterior-drb-post-permit.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes — the issued permit goes in a front window, and posting it is what lets you start. Then three months to begin and 120 days from starting to finish.\n\nWritten approval is not by itself the green light. The Design Guidelines tie the start of work to posting the issued permit in a front window of the house. That's the step that lets you begin, and it's the one most people skip because nothing in the approval letter looks like an instruction.\n\nTwo clocks then run. Work must begin within three months of the written approval date, and must be substantially completed within 120 days of the start of work. Miss the first and the approval is automatically revoked unless the DRB extends it.\n\nThe covenant adds a relief valve the Guidelines leave out: the completion clock is suspended for any period where finishing is impossible or would cause great hardship because of strikes, fires, national emergencies, critical material shortages or other forces beyond your control. That is worth knowing if a supplier leaves you stranded mid-project. It doesn't extend itself, though — tell the DRB rather than assuming.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. IX § 4", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Submitting Request", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true } ] }, { "id": "exterior-drb-what-to-submit", "priority": 2, "topic": "Approvals & the DRB", "topicId": "drb", "verdict": "ask", "title": "What exactly do I have to send in with a DRB application?", "summary": "A signed Application for Modification plus whatever applies: scaled plans, a colour schedule with physical samples, a site plan and a landscaping plan. Site and landscape plans have a required scale.", "updated": "5 August 2026", "plain": [ [ { "text": "The application form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" }, " itself is only the cover sheet. Depending on what you are doing, ", { "text": "the Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Submitting Request, Step 1" }, " want scaled plans and specifications with a materials list, an exterior finish and colour schedule, a site plan, and a landscaping plan. Site and landscaping plans both have a required scale of one inch to twenty feet. Physical samples are not optional where colour or finish is involved. ", "The Guidelines", " require you to submit samples of the applicable selections, not just manufacturer names." ], "The form adds per-request requirements on top. Pools and spas, and structure additions or modifications, each require two sets of plans. Tree removal requires the City of Alpharetta permit up front, attached to the application rather than obtained afterwards. One trap worth knowing before you post anything: all submitted plans become the property of the DRB and are not returned. They are filed for future reference and verification. Send copies and keep your originals.", "The consequence of getting the attachments wrong is stated on the form itself, twice: 'Your application will NOT be processed if all required documents are not received.' It is not held pending the missing item. It does not enter the queue. With the DRB meeting only on the 1st and the 15th, a missing photo costs you a fortnight. Two requirements people miss: a retaining wall higher than 3 feet needs its permit attached, and play equipment photos have to show natural colours only." ], "quote": "Site plans in an approved format (1” = 20’) showing the location of all existing and proposed structures, building setback lines, driveways, walks, retaining walls and open space, clearly drawn to scale.", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Submitting Request, Step 1", "steps": [ { "title": "Check the form's table for your request type", "detail": "Fences, landscaping, pools, recreational equipment, repainting, roof, screening, structures and tree removal each list their own required documents.", "meta": "Before submitting" }, { "title": "Send copies, not originals", "detail": "Submitted plans become DRB property and are filed, not returned — a scanned copy of your survey and a photocopied contractor proposal satisfy the form just as well as the originals.", "meta": "Example" } ], "missed": [ "Sending originals. They do not come back. ", "The Guidelines", " say submitted plans become DRB property and are filed rather than returned." ], "__gaBody": "the application form itself is only the cover sheet. depending on what you are doing, the guidelines want scaled plans and specifications with a materials list, an exterior finish and colour schedule, a site plan, and a landscaping plan. site and landscaping plans both have a required scale of one inch to twenty feet. physical samples are not optional where colour or finish is involved. the guidelines require you to submit samples of the applicable selections, not just manufacturer names. the form adds per-request requirements on top. pools and spas, and structure additions or modifications, each require two sets of plans. tree removal requires the city of alpharetta permit up front, attached to the application rather than obtained afterwards. one trap worth knowing before you post anything: all submitted plans become the property of the drb and are not returned. they are filed for future reference and verification. send copies and keep your originals. the consequence of getting the attachments wrong is stated on the form itself, twice: 'your application will not be processed if all required documents are not received.' it is not held pending the missing item. it does not enter the queue. with the drb meeting only on the 1st and the 15th, a missing photo costs you a fortnight. two requirements people miss: a retaining wall higher than 3 feet needs its permit attached, and play equipment photos have to show natural colours only. fences, landscaping, pools, recreational equipment, repainting, roof, screening, structures and tree removal each list their own required documents. submitted plans become drb property and are filed, not returned — a scanned copy of your survey and a photocopied contractor proposal satisfy the form just as well as the originals.", "__gaStepTitles": "check the form's table for your request type send copies, not originals", "url": "https://glenabbeyrules.com/rule/exterior-drb-what-to-submit", "markdown_url": "https://glenabbeyrules.com/rule/exterior-drb-what-to-submit.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "A signed Application for Modification plus whatever applies: scaled plans, a colour schedule with physical samples, a site plan and a landscaping plan. Site and landscape plans have a required scale.\n\nThe application form itself is only the cover sheet. Depending on what you are doing, the Guidelines want scaled plans and specifications with a materials list, an exterior finish and colour schedule, a site plan, and a landscaping plan. Site and landscaping plans both have a required scale of one inch to twenty feet. Physical samples are not optional where colour or finish is involved. The Guidelines require you to submit samples of the applicable selections, not just manufacturer names.\n\nThe form adds per-request requirements on top. Pools and spas, and structure additions or modifications, each require two sets of plans. Tree removal requires the City of Alpharetta permit up front, attached to the application rather than obtained afterwards. One trap worth knowing before you post anything: all submitted plans become the property of the DRB and are not returned. They are filed for future reference and verification. Send copies and keep your originals.\n\nThe consequence of getting the attachments wrong is stated on the form itself, twice: 'Your application will NOT be processed if all required documents are not received.' It is not held pending the missing item. It does not enter the queue. With the DRB meeting only on the 1st and the 15th, a missing photo costs you a fortnight. Two requirements people miss: a retaining wall higher than 3 feet needs its permit attached, and play equipment photos have to show natural colours only.", "sources": [ { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Submitting Request, Step 1", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true }, { "name": "DRB Modification Approval Form — glenabbeyhoa.com", "section": null, "authority": "form", "authority_label": "Official form", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/request-manager/?view=usersubmit&cat=10", "quoted": false } ] }, { "id": "exterior-drb-not-a-warranty", "topic": "Approvals & the DRB", "topicId": "drb", "verdict": "no", "title": "Does DRB approval mean my project is safe, legal and up to code?", "summary": "No. The DRB reviews appearance and conformance with the standards, and explicitly disclaims structural safety, drainage, code compliance and contractor quality.", "updated": "5 August 2026", "plain": [ [ "An approval is an aesthetic decision, and ", { "text": "the Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Limitations of Responsibilities" }, " say so in a list of four things the DRB does not take responsibility for: the structural adequacy, capacity or safety of what you are building; soil erosion, unstable soil or site and drainage elevations; compliance with any building codes, safety requirements, laws, regulations or ordinances; and the performance or quality of work of any contractor." ], "Permits remain entirely your problem. A DRB approval is not a permit, does not substitute for one, and does not mean the City would issue one.", [ "The Guidelines", " are blunt about play equipment in particular: it is the sole responsibility of the homeowner to ensure that exterior modifications are safe, and approval of anything including children's play sets is in no way a guarantee of the safety of individuals using it." ] ], "quote": "The Design Review Board does not assume responsibility for the following: 1. The structural adequacy, capacity or safety features of the proposed improvement or modification. 2. Soil erosion, not compacted or unstable soil conditions, or site/drainage elevations. 3. Compliance with any of all building codes, safety requirements, governmental laws, regulations, or ordinances. 4. Performance or quality of work of any contractor.", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Disclaimers", "steps": [], "missed": [ "Treating the approval as cover in a dispute with a contractor or the City. It is neither, and ", "the Guidelines", " disclaim both explicitly." ], "__gaBody": "an approval is an aesthetic decision, and the guidelines say so in a list of four things the drb does not take responsibility for: the structural adequacy, capacity or safety of what you are building; soil erosion, unstable soil or site and drainage elevations; compliance with any building codes, safety requirements, laws, regulations or ordinances; and the performance or quality of work of any contractor. permits remain entirely your problem. a drb approval is not a permit, does not substitute for one, and does not mean the city would issue one. the guidelines are blunt about play equipment in particular: it is the sole responsibility of the homeowner to ensure that exterior modifications are safe, and approval of anything including children's play sets is in no way a guarantee of the safety of individuals using it.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/exterior-drb-not-a-warranty", "markdown_url": "https://glenabbeyrules.com/rule/exterior-drb-not-a-warranty.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "No. The DRB reviews appearance and conformance with the standards, and explicitly disclaims structural safety, drainage, code compliance and contractor quality.\n\nAn approval is an aesthetic decision, and the Guidelines say so in a list of four things the DRB does not take responsibility for: the structural adequacy, capacity or safety of what you are building; soil erosion, unstable soil or site and drainage elevations; compliance with any building codes, safety requirements, laws, regulations or ordinances; and the performance or quality of work of any contractor.\n\nPermits remain entirely your problem. A DRB approval is not a permit, does not substitute for one, and does not mean the City would issue one.\n\nThe Guidelines are blunt about play equipment in particular: it is the sole responsibility of the homeowner to ensure that exterior modifications are safe, and approval of anything including children's play sets is in no way a guarantee of the safety of individuals using it.", "sources": [ { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Disclaimers", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true } ] }, { "id": "exterior-which-rule-wins", "topic": "Approvals & the DRB", "topicId": "drb", "verdict": "depends", "title": "Which wins if the Guidelines and the covenants say different things?", "summary": "The covenants beat the Guidelines. A stricter city or county standard beats both. A looser government standard loses to both.", "updated": "5 August 2026", "plain": [ [ "This is the single most useful sentence in ", { "text": "the Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Purpose of the Design Guidelines" }, ", and it settles most of the apparent contradictions people run into: in the event of a conflict between the Covenants and ", "the Design Guidelines", ", the Covenants prevail." ], [ "Government rules slot in by strictness rather than by rank. If a local ordinance, building code or regulation is more restrictive than ", "the Guidelines", " or ", { "text": "the Declaration", "doc": "Declaration of Covenants" }, ", the government standard wins. If a government standard is less restrictive, ", "the Declaration", " and then ", "the Guidelines", " win instead." ], [ "So the practical order is: whichever is strictest between ", "the covenant", " and the local code, then ", "the Guidelines", ". Being allowed something by the City is never on its own an answer to a covenant restriction. Alpharetta permitting a fence height does not mean Glen Abbey approves it." ] ], "quote": "In the event of a conflict between the Covenants and the Design Guidelines, the Covenants prevail.", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Purpose of the Design Guidelines", "steps": [], "missed": [ "Reading a City permit as permission. The looser of the two never governs. A permit means the City does not object, not that ", "the covenant", " allows it." ], "__gaBody": "this is the single most useful sentence in the design guidelines , and it settles most of the apparent contradictions people run into: in the event of a conflict between the covenants and the design guidelines , the covenants prevail. government rules slot in by strictness rather than by rank. if a local ordinance, building code or regulation is more restrictive than the guidelines or the declaration , the government standard wins. if a government standard is less restrictive, the declaration and then the guidelines win instead. so the practical order is: whichever is strictest between the covenant and the local code, then the guidelines . being allowed something by the city is never on its own an answer to a covenant restriction. alpharetta permitting a fence height does not mean glen abbey approves it.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/exterior-which-rule-wins", "markdown_url": "https://glenabbeyrules.com/rule/exterior-which-rule-wins.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "The covenants beat the Guidelines. A stricter city or county standard beats both. A looser government standard loses to both.\n\nThis is the single most useful sentence in the Design Guidelines, and it settles most of the apparent contradictions people run into: in the event of a conflict between the Covenants and the Design Guidelines, the Covenants prevail.\n\nGovernment rules slot in by strictness rather than by rank. If a local ordinance, building code or regulation is more restrictive than the Guidelines or the Declaration, the government standard wins. If a government standard is less restrictive, the Declaration and then the Guidelines win instead.\n\nSo the practical order is: whichever is strictest between the covenant and the local code, then the Guidelines. Being allowed something by the City is never on its own an answer to a covenant restriction. Alpharetta permitting a fence height does not mean Glen Abbey approves it.", "sources": [ { "name": "Declaration of Covenants", "section": null, "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Purpose of the Design Guidelines", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true } ] }, { "id": "exterior-construction-dumpster", "topic": "Home exterior", "topicId": "exterior", "verdict": "ask", "title": "Can I put a dumpster in my driveway during a renovation?", "summary": "Yes, but the dumpster needs DRB approval of its own before it's delivered — and the Board's guide caps it at 45 days on the property.", "updated": "5 August 2026", "plain": [ [ "A construction dumpster is treated as its own item, not as a detail of the project it serves. The Board's ", { "text": "Interpretation of Covenants", "doc": "Interpretation of Covenants", "sec": "1. Detached Structures, h" }, " guide requires DRB approval before the dumpster is placed, and says it can't stay on the property longer than 45 days." ], "That means an approved renovation doesn't carry the dumpster with it. If your DRB application didn't mention one, the dumpster isn't approved. Put it in the application, or send a short note to the manager before the delivery date and get the answer back in writing. The same guide opens by saying no exterior work may begin without the DRB's prior written approval, and silence from the DRB does not count as approval.", [ "The 45 days runs from placement, not from when the work finishes. On a job that slips — and renovations slip — the dumpster hits its limit while the crew is still on site, which is the version of this that produces a letter. That figure comes from a single, undated guide, not ", { "text": "the recorded covenant", "doc": "Declaration of Covenants", "sec": "Art. XI § 5" }, " or the 2022 ", { "text": "Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023" }, ", so confirm it with the property manager before you plan a schedule around it." ] ], "quote": "Construction dumpsters must have approval from the DRB prior to placement, and may not remain on the property for more than 45 days.", "doc": "Interpretation of Covenants", "sec": "Detached Structures, h", "steps": [ { "title": "Name the dumpster in your DRB application", "detail": "Whether it's part of a bigger project's submission or its own, say where it will sit and roughly how long it will be there — through glenabbeyhoa.com's own form, not a separate note to the office.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } }, { "title": "Get the written approval before the delivery date", "detail": "Approval has to come back in writing. Silence does not count as approval.", "meta": "Before placement" }, { "title": "What that looks like on the application", "detail": "'20-yard roll-off dumpster, driveway, kitchen renovation, on site approx. 3 weeks starting [date]' — a placement, a reason, and a rough end date, not just 'need a dumpster.'", "meta": "Example" } ], "missed": "The dumpster needs its own sign-off. People assume an approved renovation covers everything the renovation requires. The dumpster is the one piece that sits in the driveway where the whole street can see it.", "__gaBody": "a construction dumpster is treated as its own item, not as a detail of the project it serves. the board's interpretation of covenants guide requires drb approval before the dumpster is placed, and says it can't stay on the property longer than 45 days. that means an approved renovation doesn't carry the dumpster with it. if your drb application didn't mention one, the dumpster isn't approved. put it in the application, or send a short note to the manager before the delivery date and get the answer back in writing. the same guide opens by saying no exterior work may begin without the drb's prior written approval, and silence from the drb does not count as approval. the 45 days runs from placement, not from when the work finishes. on a job that slips — and renovations slip — the dumpster hits its limit while the crew is still on site, which is the version of this that produces a letter. that figure comes from a single, undated guide, not the recorded covenant or the 2022 design guidelines , so confirm it with the property manager before you plan a schedule around it. whether it's part of a bigger project's submission or its own, say where it will sit and roughly how long it will be there — through glenabbeyhoa.com's own form, not a separate note to the office. approval has to come back in writing. silence does not count as approval. '20-yard roll-off dumpster, driveway, kitchen renovation, on site approx. 3 weeks starting [date]' — a placement, a reason, and a rough end date, not just 'need a dumpster.'", "__gaStepTitles": "name the dumpster in your drb application get the written approval before the delivery date what that looks like on the application", "url": "https://glenabbeyrules.com/rule/exterior-construction-dumpster", "markdown_url": "https://glenabbeyrules.com/rule/exterior-construction-dumpster.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Yes, but the dumpster needs DRB approval of its own before it's delivered — and the Board's guide caps it at 45 days on the property.\n\nA construction dumpster is treated as its own item, not as a detail of the project it serves. The Board's Interpretation of Covenants guide requires DRB approval before the dumpster is placed, and says it can't stay on the property longer than 45 days.\n\nThat means an approved renovation doesn't carry the dumpster with it. If your DRB application didn't mention one, the dumpster isn't approved. Put it in the application, or send a short note to the manager before the delivery date and get the answer back in writing. The same guide opens by saying no exterior work may begin without the DRB's prior written approval, and silence from the DRB does not count as approval.\n\nThe 45 days runs from placement, not from when the work finishes. On a job that slips — and renovations slip — the dumpster hits its limit while the crew is still on site, which is the version of this that produces a letter. That figure comes from a single, undated guide, not the recorded covenant or the 2022 Design Guidelines, so confirm it with the property manager before you plan a schedule around it.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI § 5", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Interpretation of Covenants", "section": "Detached Structures, h", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": null, "dated_by": "a Board interpretation guide with nothing on it to say when it was adopted, and no resolution published alongside it", "locator": { "nav": "Governing Documents", "file": "Glen Abbey Covenants Summary.pdf", "place": "the CMA portal" }, "url": "https://portal.cmacommunities.com/community/documents/a/644/f/21798", "quoted": true }, { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": null, "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": false } ] }, { "id": "exterior-decks-patios", "priority": 1, "topic": "Home exterior", "topicId": "exterior", "verdict": "ask", "title": "Can I build a deck or patio, and how far out can it go?", "summary": "Yes with written DRB approval, but nothing may cross the platted building setback line. Decks must be natural in colour, and a patio cover has to match the house.", "updated": "5 August 2026", "plain": [ "Decks and patios need an application for modification — including extensions and alterations to ones already there. The hard limit is the platted building setback line: decks and patios may not extend beyond it, whatever the yard behind allows.", "Elevated decks of three feet or higher get extra scrutiny and must be designed and located to minimise the impact on adjacent properties, which in practice means sightlines into a neighbour's yard.", "On materials: decks must be weather and insect resistant and natural in colour, and painted or stained decks must be maintained. Anything you build should be architecturally compatible with the main dwelling, and a patio cover has to be constructed from the same materials as the house." ], "quote": "1. Elevated decks (3ft or higher) must be designed and located to minimize the impact on adjacent properties. 2. Decks must be weather and insect resistant and natural in color. Painted and stained decks must be maintained 3. Decks and patios may not extend beyond the platted building setback line. 4. Decks should be architecturally compatible with the main dwelling. 5. Patio covers must be constructed with the same materials as the house", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Decks and Patios", "steps": [ { "title": "Submit the DRB Modification Application", "detail": "Through glenabbeyhoa.com's own form, with two sets of plans and specifications — deck and patio additions are one of the categories the form requires duplicate sets for.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } }, { "title": "What to include", "detail": "A site plan showing the setback line and the deck's distance from it, the material (e.g. 'pressure-treated pine, natural stain, no paint'), and — for anything 3 ft or higher — a note on what it faces and how it's screened.", "meta": "Example" } ], "missed": "The setback line, not the property line, is the boundary. People measure to the fence and design something that has to be rebuilt.", "__gaBody": "decks and patios need an application for modification — including extensions and alterations to ones already there. the hard limit is the platted building setback line: decks and patios may not extend beyond it, whatever the yard behind allows. elevated decks of three feet or higher get extra scrutiny and must be designed and located to minimise the impact on adjacent properties, which in practice means sightlines into a neighbour's yard. on materials: decks must be weather and insect resistant and natural in colour, and painted or stained decks must be maintained. anything you build should be architecturally compatible with the main dwelling, and a patio cover has to be constructed from the same materials as the house. through glenabbeyhoa.com's own form, with two sets of plans and specifications — deck and patio additions are one of the categories the form requires duplicate sets for. a site plan showing the setback line and the deck's distance from it, the material (e.g. 'pressure-treated pine, natural stain, no paint'), and — for anything 3 ft or higher — a note on what it faces and how it's screened.", "__gaStepTitles": "submit the drb modification application what to include", "url": "https://glenabbeyrules.com/rule/exterior-decks-patios", "markdown_url": "https://glenabbeyrules.com/rule/exterior-decks-patios.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Yes with written DRB approval, but nothing may cross the platted building setback line. Decks must be natural in colour, and a patio cover has to match the house.\n\nDecks and patios need an application for modification — including extensions and alterations to ones already there. The hard limit is the platted building setback line: decks and patios may not extend beyond it, whatever the yard behind allows.\n\nElevated decks of three feet or higher get extra scrutiny and must be designed and located to minimise the impact on adjacent properties, which in practice means sightlines into a neighbour's yard.\n\nOn materials: decks must be weather and insect resistant and natural in colour, and painted or stained decks must be maintained. Anything you build should be architecturally compatible with the main dwelling, and a patio cover has to be constructed from the same materials as the house.", "sources": [ { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Decks and Patios", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true } ] }, { "id": "exterior-home-addition", "topic": "Home exterior", "topicId": "exterior", "verdict": "ask", "title": "Can I add on to my house?", "summary": "Yes, with prior written DRB approval. The addition has to be architecturally compatible with the house and match its materials, and permits are your responsibility.", "updated": "5 August 2026", "plain": [ "Attached structures and additions must be designed and constructed to be compatible with the existing house, and may not be constructed without prior written approval from the DRB. \"Prior\" is doing real work in that sentence: approval after the fact is not a path.", "The compatibility test has a materials leg: the addition has to be architecturally compatible with, and match the materials from, the main dwelling on the lot. A sunroom in a different siding is the usual way this comes unstuck.", [ { "text": "The Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Attached Structures, 2" }, " also put permits squarely on you. It's the owner's responsibility to obtain any permits which may be required by the city or county. The DRB does not check that, and its approval does not stand in for one. An addition is one of the categories requiring two sets of plans with the application." ] ], "quote": "Attached structures and additions must be designed and constructed to be compatible with the existing house and shall not be constructed without prior written approval from the DRB", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Attached Structures", "steps": [ { "title": "Submit the DRB Modification Application before your builder breaks ground", "detail": "Through glenabbeyhoa.com's own form, with two sets of plans and specifications — additions are one of the categories the form requires duplicate sets for.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } }, { "title": "What to include", "detail": "Elevation drawings showing the addition against the existing house, the siding/roofing materials named to match, and square footage — 'rear sunroom addition, 14x16 ft, matching cedar siding and asphalt shingle' rather than a general description.", "meta": "Example" } ], "missed": "Assuming a builder pulling a city permit has handled the HOA side. They are separate approvals with separate consequences, and only one of them can make you tear it out.", "__gaBody": "attached structures and additions must be designed and constructed to be compatible with the existing house, and may not be constructed without prior written approval from the drb. \"prior\" is doing real work in that sentence: approval after the fact is not a path. the compatibility test has a materials leg: the addition has to be architecturally compatible with, and match the materials from, the main dwelling on the lot. a sunroom in a different siding is the usual way this comes unstuck. the guidelines also put permits squarely on you. it's the owner's responsibility to obtain any permits which may be required by the city or county. the drb does not check that, and its approval does not stand in for one. an addition is one of the categories requiring two sets of plans with the application. through glenabbeyhoa.com's own form, with two sets of plans and specifications — additions are one of the categories the form requires duplicate sets for. elevation drawings showing the addition against the existing house, the siding/roofing materials named to match, and square footage — 'rear sunroom addition, 14x16 ft, matching cedar siding and asphalt shingle' rather than a general description.", "__gaStepTitles": "submit the drb modification application before your builder breaks ground what to include", "url": "https://glenabbeyrules.com/rule/exterior-home-addition", "markdown_url": "https://glenabbeyrules.com/rule/exterior-home-addition.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Yes, with prior written DRB approval. The addition has to be architecturally compatible with the house and match its materials, and permits are your responsibility.\n\nAttached structures and additions must be designed and constructed to be compatible with the existing house, and may not be constructed without prior written approval from the DRB. \"Prior\" is doing real work in that sentence: approval after the fact is not a path.\n\nThe compatibility test has a materials leg: the addition has to be architecturally compatible with, and match the materials from, the main dwelling on the lot. A sunroom in a different siding is the usual way this comes unstuck.\n\nThe Guidelines also put permits squarely on you. It's the owner's responsibility to obtain any permits which may be required by the city or county. The DRB does not check that, and its approval does not stand in for one. An addition is one of the categories requiring two sets of plans with the application.", "sources": [ { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Attached Structures", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true } ] }, { "id": "exterior-window-ac", "topic": "Home exterior", "topicId": "exterior", "verdict": "no", "title": "Can I put in a window air conditioning unit?", "summary": "No. The Guidelines say window units will not be approved and should not be used.", "updated": "5 August 2026", "plain": [ [ "Window air conditioning units are one of the short list of things ", { "text": "the Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Air Conditioning Units" }, " refuse outright rather than regulate. They will not be approved by the Design Review Board, and ", "the Guidelines", " go further and say they should not be used." ], [ "There is no screening or placement exception offered — unlike, say, satellite dishes or trash enclosures, where ", "the Guidelines", " describe how to make something acceptable. A rear-facing window is not a workaround." ], "If you have a room the central system cannot reach, the approvable routes are ones that do not change the exterior appearance from a window: a mini-split's exterior unit is an equipment placement question for the DRB rather than an automatic refusal, and portable units that vent through an existing opening are not window units." ], "quote": "Window air conditioning units will not be approved by the Design Review Board and should not be used.", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Air Conditioning Units", "steps": [], "missed": "That this is on the unapprovable list rather than the needs-approval list. Submitting an application for one is not the route — there is nothing to approve.", "__gaBody": "window air conditioning units are one of the short list of things the design guidelines refuse outright rather than regulate. they will not be approved by the design review board, and the guidelines go further and say they should not be used. there is no screening or placement exception offered — unlike, say, satellite dishes or trash enclosures, where the guidelines describe how to make something acceptable. a rear-facing window is not a workaround. if you have a room the central system cannot reach, the approvable routes are ones that do not change the exterior appearance from a window: a mini-split's exterior unit is an equipment placement question for the drb rather than an automatic refusal, and portable units that vent through an existing opening are not window units.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/exterior-window-ac", "markdown_url": "https://glenabbeyrules.com/rule/exterior-window-ac.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "No. The Guidelines say window units will not be approved and should not be used.\n\nWindow air conditioning units are one of the short list of things the Design Guidelines refuse outright rather than regulate. They will not be approved by the Design Review Board, and the Guidelines go further and say they should not be used.\n\nThere is no screening or placement exception offered — unlike, say, satellite dishes or trash enclosures, where the Guidelines describe how to make something acceptable. A rear-facing window is not a workaround.\n\nIf you have a room the central system cannot reach, the approvable routes are ones that do not change the exterior appearance from a window: a mini-split's exterior unit is an equipment placement question for the DRB rather than an automatic refusal, and portable units that vent through an existing opening are not window units.", "sources": [ { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Air Conditioning Units", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true } ] }, { "id": "exterior-repaint-same-color", "priority": 1, "topic": "Home exterior", "topicId": "exterior", "verdict": "yes", "title": "Do I need approval to repaint my house the same colour?", "summary": "No. Repainting in the same colour is one of the few exterior jobs the Association has said needs no approval. A colour change does need written approval first, and brick and stone may not be painted at all.", "updated": "6 August 2026", "plain": [ [ "No approval is needed for this one. ", { "text": "The Association has twice told residents that exterior painting of the same colour is on the short list of things you can do without approval.", "doc": "CMA email, 8 Sep 2023 · XN5294154" }, " That sits alongside the Guidelines rather than against them. What ", { "text": "the Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Painting" }, " require approval for is a change to the exterior colour of the house — doors, shutters, gutters, trim, garage doors, brick and siding included." ], "Same colour has to mean the same colour. Keep the manufacturer's name and colour number, or a leftover can, because if anyone asks it is on you to show that nothing changed. Matching by eye is not the same as matching by number, so if you are guessing at the shade, treat it as a change and apply.", [ "Once you are changing a colour, the standards bite. Painting stone or brick is not permitted at all, whatever the colour. All trim must be one colour, including exterior window and door trim and columns or supports. Sheen may be no glossier than satin, with entry doors and shutters the exception — those may be high gloss. Garage doors must match the trim or shutters, and on a two-tone door one of the two colours must match. That garage-door rule arrived in the edition effective 29 August 2023, and ", { "text": "the edition the resident portal serves", "doc": "Architectural Design Guidelines, eff. 01.01.2022", "sec": "Painting" }, " does not contain it." ] ], "quote": "Any change to the exterior color of the house, including but not limited to, the doors, shutters, gutters, trim, garage doors, brick and siding must receive written approval prior to being painted.", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Painting", "steps": [ { "title": "Changing a colour? Submit the DRB Modification Application first", "detail": "Through glenabbeyhoa.com's own form, with the manufacturer and colour number for every surface you're painting, plus a physical sample. Same colour needs none of this.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } }, { "title": "What to include", "detail": "'Sherwin-Williams SW 7069 Iron Ore, front door and shutters only, satin sheen' with a paint chip attached — the manufacturer, number and sheen named, not just a colour word.", "meta": "Example" } ], "missed": "Painting brick. It's prohibited outright, and the same-colour allowance does not rescue it. It's both expensive and difficult to reverse — the single most costly way to get an exterior decision wrong here.", "__gaBody": "no approval is needed for this one. the association has twice told residents that exterior painting of the same colour is on the short list of things you can do without approval. that sits alongside the guidelines rather than against them. what the guidelines require approval for is a change to the exterior colour of the house — doors, shutters, gutters, trim, garage doors, brick and siding included. same colour has to mean the same colour. keep the manufacturer's name and colour number, or a leftover can, because if anyone asks it is on you to show that nothing changed. matching by eye is not the same as matching by number, so if you are guessing at the shade, treat it as a change and apply. once you are changing a colour, the standards bite. painting stone or brick is not permitted at all, whatever the colour. all trim must be one colour, including exterior window and door trim and columns or supports. sheen may be no glossier than satin, with entry doors and shutters the exception — those may be high gloss. garage doors must match the trim or shutters, and on a two-tone door one of the two colours must match. that garage-door rule arrived in the edition effective 29 august 2023, and the edition the resident portal serves does not contain it. through glenabbeyhoa.com's own form, with the manufacturer and colour number for every surface you're painting, plus a physical sample. same colour needs none of this. 'sherwin-williams sw 7069 iron ore, front door and shutters only, satin sheen' with a paint chip attached — the manufacturer, number and sheen named, not just a colour word.", "__gaStepTitles": "changing a colour? submit the drb modification application first what to include", "url": "https://glenabbeyrules.com/rule/exterior-repaint-same-color", "markdown_url": "https://glenabbeyrules.com/rule/exterior-repaint-same-color.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "No. Repainting in the same colour is one of the few exterior jobs the Association has said needs no approval. A colour change does need written approval first, and brick and stone may not be painted at all.\n\nNo approval is needed for this one. The Association has twice told residents that exterior painting of the same colour is on the short list of things you can do without approval. That sits alongside the Guidelines rather than against them. What the Guidelines require approval for is a change to the exterior colour of the house — doors, shutters, gutters, trim, garage doors, brick and siding included.\n\nSame colour has to mean the same colour. Keep the manufacturer's name and colour number, or a leftover can, because if anyone asks it is on you to show that nothing changed. Matching by eye is not the same as matching by number, so if you are guessing at the shade, treat it as a change and apply.\n\nOnce you are changing a colour, the standards bite. Painting stone or brick is not permitted at all, whatever the colour. All trim must be one colour, including exterior window and door trim and columns or supports. Sheen may be no glossier than satin, with entry doors and shutters the exception — those may be high gloss. Garage doors must match the trim or shutters, and on a two-tone door one of the two colours must match. That garage-door rule arrived in the edition effective 29 August 2023, and the edition the resident portal serves does not contain it.", "sources": [ { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Painting", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true }, { "name": "Architectural Design Guidelines, eff. 01.01.2022", "section": "Painting", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "1 January 2022", "dated_by": "the date in the filename — superseded by the 29 August 2023 edition", "locator": { "nav": "ARC", "file": "Arch Guidelines Effective 01.01.2022.pdf", "place": "the CMA portal" }, "url": "https://portal.cmacommunities.com/community/documents/a/644/f/21807", "quoted": false }, { "name": "CMA email, 8 Sep 2023 · XN5294154", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "8 September 2023", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "exterior-roof-replacement", "priority": 2, "topic": "Home exterior", "topicId": "exterior", "verdict": "depends", "title": "Do I need DRB approval to replace my roof?", "summary": "Not if the new roof matches the existing style and colour. Any change of colour or shingle needs written approval before installation.", "updated": "7 August 2026", "plain": [ "A like-for-like reroof is one of the few exterior jobs you can do without an application. New roofs that follow the same style and colours as currently installed do not require DRB approval. Read that as shingle and colour both: a change of either must be approved in writing before installation, so a different product in the same shade still needs filing. That matters because roofing decisions are often made fast, under a tarp, with a contractor who has a truck free tomorrow.", [ "The HOA's own form is what obscures this. The only roof option on the ", { "text": "DRB request menu", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" }, " is \"Roof Color Change\", and the checklist under it asks for a roof sample colour and a photo of the front of your home — nothing about the product. Someone replacing a discontinued shingle in a matching shade can read that menu and reasonably conclude there is nothing to file. ", { "text": "The Guidelines are the operative rule, and they require written approval for a change of colour or shingle.", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Roofing" } ], "The application for a roof asks for the manufacturer, type and colour. Getting those three from the contractor before work starts is the whole of the paperwork. Worth checking rather than assuming: \"same as currently installed\" means what's on your roof now, not what was originally on the house. If a previous owner changed it with approval, that's your baseline." ], "quote": "New roofs that follow the same style and colors as currently installed do not require DRB approval. Any changes in color or shingle must be approved in writing by the DRB prior to installation.", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Roofing", "steps": [ { "title": "Only file if the colour or shingle is changing", "detail": "A like-for-like reroof needs no application at all. If anything's different, submit through the DRB Modification Application on glenabbeyhoa.com with the manufacturer, type and colour of the new shingle.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } }, { "title": "What to include", "detail": "'GAF Timberline HDZ, Charcoal, replacing existing Weathered Wood' — manufacturer, product line and colour named, since 'new roof' alone doesn't tell the DRB what's changing.", "meta": "Example" } ], "missed": "Letting a roofer substitute a discontinued shingle for a near-match without approval. Near-match is a change of shingle, and the roof is the most visible surface on the house.", "__gaBody": "a like-for-like reroof is one of the few exterior jobs you can do without an application. new roofs that follow the same style and colours as currently installed do not require drb approval. read that as shingle and colour both: a change of either must be approved in writing before installation, so a different product in the same shade still needs filing. that matters because roofing decisions are often made fast, under a tarp, with a contractor who has a truck free tomorrow. the hoa's own form is what obscures this. the only roof option on the drb request menu is \"roof color change\", and the checklist under it asks for a roof sample colour and a photo of the front of your home — nothing about the product. someone replacing a discontinued shingle in a matching shade can read that menu and reasonably conclude there is nothing to file. the guidelines are the operative rule, and they require written approval for a change of colour or shingle. the application for a roof asks for the manufacturer, type and colour. getting those three from the contractor before work starts is the whole of the paperwork. worth checking rather than assuming: \"same as currently installed\" means what's on your roof now, not what was originally on the house. if a previous owner changed it with approval, that's your baseline. a like-for-like reroof needs no application at all. if anything's different, submit through the drb modification application on glenabbeyhoa.com with the manufacturer, type and colour of the new shingle. 'gaf timberline hdz, charcoal, replacing existing weathered wood' — manufacturer, product line and colour named, since 'new roof' alone doesn't tell the drb what's changing.", "__gaStepTitles": "only file if the colour or shingle is changing what to include", "url": "https://glenabbeyrules.com/rule/exterior-roof-replacement", "markdown_url": "https://glenabbeyrules.com/rule/exterior-roof-replacement.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Not if the new roof matches the existing style and colour. Any change of colour or shingle needs written approval before installation.\n\nA like-for-like reroof is one of the few exterior jobs you can do without an application. New roofs that follow the same style and colours as currently installed do not require DRB approval. Read that as shingle and colour both: a change of either must be approved in writing before installation, so a different product in the same shade still needs filing. That matters because roofing decisions are often made fast, under a tarp, with a contractor who has a truck free tomorrow.\n\nThe HOA's own form is what obscures this. The only roof option on the DRB request menu is \"Roof Color Change\", and the checklist under it asks for a roof sample colour and a photo of the front of your home — nothing about the product. Someone replacing a discontinued shingle in a matching shade can read that menu and reasonably conclude there is nothing to file. The Guidelines are the operative rule, and they require written approval for a change of colour or shingle.\n\nThe application for a roof asks for the manufacturer, type and colour. Getting those three from the contractor before work starts is the whole of the paperwork. Worth checking rather than assuming: \"same as currently installed\" means what's on your roof now, not what was originally on the house. If a previous owner changed it with approval, that's your baseline.", "sources": [ { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Roofing", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true }, { "name": "DRB Modification Approval Form — glenabbeyhoa.com", "section": null, "authority": "form", "authority_label": "Official form", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/request-manager/?view=usersubmit&cat=10", "quoted": false } ] }, { "id": "exterior-driveway", "priority": 2, "topic": "Home exterior", "topicId": "exterior", "verdict": "ask", "title": "Can I resurface, extend or repave my driveway?", "summary": "Driveways should be natural concrete or as originally installed, and any alteration needs DRB approval. No asphalt, and driveways must lead to a garage.", "updated": "5 August 2026", "plain": [ "Any alteration to a driveway or a paved path must be approved by the Design Review Board. The default material standard is narrow: driveways should be natural concrete or as originally installed, and architecturally compatible with the home.", [ "Asphalt paving is not permitted, so resurfacing a concrete drive in blacktop is not an option regardless of cost. Driveways must also lead to a garage. A drive that terminates somewhere else is not an approvable configuration. Parking pads are discouraged and must be approved. \"Discouraged\" is ", { "text": "the Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Driveways and Paving" }, "' own word, so treat an application for one as genuinely uncertain rather than a formality. Walkways carry the same setback rule as decks: they may not extend beyond platted building setback lines, except where a walkway runs from the dwelling to the street or drive." ], [ "A second driveway is a harder ask than an extension. ", { "text": "In April 2022 a resident asked to add one on the other side of the house, and the Board disapproved it", "doc": "Board Minutes, April 2022" }, " — three opposed, one in favour, one offering an alternative. That's the only second-driveway request in the minutes, and it didn't carry. Treat it as a genuine application with a real prospect of refusal rather than a formality, and go in having already considered the alternative." ] ], "quote": "All driveways should be natural concrete or as originally installed and be architecturally compatible with the home. Any alterations to a driveway or a paved path must be approved by the Design review board.", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Driveways and Paving", "steps": [ { "title": "Submit the DRB Modification Application before resurfacing", "detail": "Through glenabbeyhoa.com's own form — even a like-for-like resurface is an alteration under this rule, not maintenance.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } }, { "title": "What to include", "detail": "'Resurface existing driveway, natural concrete, same footprint and path to garage, no material change' — stating explicitly that the material and layout aren't changing heads off the most common objection.", "meta": "Example" } ], "missed": [ "Decorative overlays and stamped or stained finishes. They read as maintenance to the homeowner and as a material change to the standard, and ", "the Guidelines", "' baseline is natural concrete." ], "__gaBody": "any alteration to a driveway or a paved path must be approved by the design review board. the default material standard is narrow: driveways should be natural concrete or as originally installed, and architecturally compatible with the home. asphalt paving is not permitted, so resurfacing a concrete drive in blacktop is not an option regardless of cost. driveways must also lead to a garage. a drive that terminates somewhere else is not an approvable configuration. parking pads are discouraged and must be approved. \"discouraged\" is the guidelines ' own word, so treat an application for one as genuinely uncertain rather than a formality. walkways carry the same setback rule as decks: they may not extend beyond platted building setback lines, except where a walkway runs from the dwelling to the street or drive. a second driveway is a harder ask than an extension. in april 2022 a resident asked to add one on the other side of the house, and the board disapproved it — three opposed, one in favour, one offering an alternative. that's the only second-driveway request in the minutes, and it didn't carry. treat it as a genuine application with a real prospect of refusal rather than a formality, and go in having already considered the alternative. through glenabbeyhoa.com's own form — even a like-for-like resurface is an alteration under this rule, not maintenance. 'resurface existing driveway, natural concrete, same footprint and path to garage, no material change' — stating explicitly that the material and layout aren't changing heads off the most common objection.", "__gaStepTitles": "submit the drb modification application before resurfacing what to include", "url": "https://glenabbeyrules.com/rule/exterior-driveway", "markdown_url": "https://glenabbeyrules.com/rule/exterior-driveway.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Driveways should be natural concrete or as originally installed, and any alteration needs DRB approval. No asphalt, and driveways must lead to a garage.\n\nAny alteration to a driveway or a paved path must be approved by the Design Review Board. The default material standard is narrow: driveways should be natural concrete or as originally installed, and architecturally compatible with the home.\n\nAsphalt paving is not permitted, so resurfacing a concrete drive in blacktop is not an option regardless of cost. Driveways must also lead to a garage. A drive that terminates somewhere else is not an approvable configuration. Parking pads are discouraged and must be approved. \"Discouraged\" is the Guidelines' own word, so treat an application for one as genuinely uncertain rather than a formality. Walkways carry the same setback rule as decks: they may not extend beyond platted building setback lines, except where a walkway runs from the dwelling to the street or drive.\n\nA second driveway is a harder ask than an extension. In April 2022 a resident asked to add one on the other side of the house, and the Board disapproved it — three opposed, one in favour, one offering an alternative. That's the only second-driveway request in the minutes, and it didn't carry. Treat it as a genuine application with a real prospect of refusal rather than a formality, and go in having already considered the alternative.", "sources": [ { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Driveways and Paving", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true }, { "name": "Board Minutes, April 2022", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "18 April 2022", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "April 2022", "file": "2022_04_18 Minutes .pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false } ] }, { "id": "retaining-wall", "priority": 2, "topic": "Fences & walls", "topicId": "fences", "verdict": "ask", "title": "Can I build a retaining wall?", "summary": "Yes, with written approval before the work is done. Material depends on where it sits — attached and street-visible must match the house; block, cross-tie and timber only away from the house and to the rear.", "updated": "5 August 2026", "plain": [ "Adding or upgrading a retaining wall requires written approval prior to work being completed. Retaining walls are also in the highest fine tier for unapproved work, alongside pools, fences and driveways, so this is not one to start and regularise later.", "The material rule turns on position. A retaining wall that attaches to the residence and is visible from any street should use the same materials as the residence it adjoins. Landscape blocks, cross-tie and landscape timber walls may be used only if set apart from the residence and to the rear of the house.", [ "Drainage is treated as a hard constraint: walls must not interfere with the flow of storm water in easements. Separately, ", { "text": "the Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Retaining Walls" }, " recommend that retaining walls not cross easements. That one is phrased as a recommendation rather than a prohibition, so it's a strong steer rather than an automatic refusal." ] ], "quote": "1. Retaining walls that attach to the residence and are visible from any street should utilize the same materials as the residence they adjoin. 2. Landscape blocks, cross-tie and landscape timber walls may be used if set apart from the residence and if to the rear of the house. 3. Walls must not interfere with the flow of storm water in easements. 4. It is recommended that retaining walls not cross easements.", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Retaining Walls", "steps": [ { "title": "Submit the DRB Modification Application before work starts", "detail": "Through glenabbeyhoa.com's own form. A wall higher than 3 feet needs its city/county permit attached to the application, not obtained afterward.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } }, { "title": "What to include", "detail": "'Landscape timber wall, 2.5 ft, rear yard, 8 ft from residence' or 'Wall attached to house, brick veneer matching siding, street-visible side' — the material tied to its position, since that's what decides which material rule applies.", "meta": "Example" } ], "missed": "The difference between \"must not interfere with storm water in easements\" (a rule) and \"it is recommended that walls not cross easements\" (advice). Only one of them will stop an approval on its own.", "__gaBody": "adding or upgrading a retaining wall requires written approval prior to work being completed. retaining walls are also in the highest fine tier for unapproved work, alongside pools, fences and driveways, so this is not one to start and regularise later. the material rule turns on position. a retaining wall that attaches to the residence and is visible from any street should use the same materials as the residence it adjoins. landscape blocks, cross-tie and landscape timber walls may be used only if set apart from the residence and to the rear of the house. drainage is treated as a hard constraint: walls must not interfere with the flow of storm water in easements. separately, the guidelines recommend that retaining walls not cross easements. that one is phrased as a recommendation rather than a prohibition, so it's a strong steer rather than an automatic refusal. through glenabbeyhoa.com's own form. a wall higher than 3 feet needs its city/county permit attached to the application, not obtained afterward. 'landscape timber wall, 2.5 ft, rear yard, 8 ft from residence' or 'wall attached to house, brick veneer matching siding, street-visible side' — the material tied to its position, since that's what decides which material rule applies.", "__gaStepTitles": "submit the drb modification application before work starts what to include", "url": "https://glenabbeyrules.com/rule/retaining-wall", "markdown_url": "https://glenabbeyrules.com/rule/retaining-wall.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Yes, with written approval before the work is done. Material depends on where it sits — attached and street-visible must match the house; block, cross-tie and timber only away from the house and to the rear.\n\nAdding or upgrading a retaining wall requires written approval prior to work being completed. Retaining walls are also in the highest fine tier for unapproved work, alongside pools, fences and driveways, so this is not one to start and regularise later.\n\nThe material rule turns on position. A retaining wall that attaches to the residence and is visible from any street should use the same materials as the residence it adjoins. Landscape blocks, cross-tie and landscape timber walls may be used only if set apart from the residence and to the rear of the house.\n\nDrainage is treated as a hard constraint: walls must not interfere with the flow of storm water in easements. Separately, the Guidelines recommend that retaining walls not cross easements. That one is phrased as a recommendation rather than a prohibition, so it's a strong steer rather than an automatic refusal.", "sources": [ { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Retaining Walls", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true } ] }, { "id": "pets-dog-house-run", "topic": "Pets", "topicId": "pets", "verdict": "ask", "title": "Do I need approval for a dog house or a dog run?", "summary": "A dog house needs written DRB approval, goes in the rear yard, and can't be temporary in nature. Chain link is banned for dog runs and any other animal enclosure.", "updated": "5 August 2026", "plain": [ "Installing a dog house requires written approval from the Design Review Board. Proposed dog houses should be architecturally compatible with the community, placed in the rear yard, and not temporary in nature.", [ "\"Not temporary in nature\" is the clause that catches most people, because the instinct is that a lightweight, movable structure is less of an issue. It runs the other way. ", { "text": "The Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Dog House" }, " apply the same test they use for detached structures, where something easily collapsed or moved is a problem rather than a mitigation." ], "Dog runs have a flat material ban: no chain link fences for dog runs or other enclosures for animals will be permitted, whether or not a dog house is involved. Dog houses sit in the middle fine tier for unapproved work, alongside detached structures and landscaping." ], "quote": "1. Proposed dog houses should be architecturally compatible with the community and not temporary in nature. 2. Dog houses should be placed in the rear yard 3. No chain link fences for dog runs or other enclosures for animals will be permitted.", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Dog House", "steps": [ { "title": "Submit the DRB Modification Application before installing", "detail": "Through glenabbeyhoa.com's own form — the kind of structure and its location marked on your survey, same as any other request in this category.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } }, { "title": "What to include", "detail": "'Cedar dog house, 3x4 ft footprint, rear yard against fence line, permanently anchored' — anchored/fixed and rear-yard placement stated, since a portable-looking structure reads as the 'temporary' kind this rule refuses.", "meta": "Example" } ], "missed": "That a store-bought plastic dog house is still a structure requiring approval, and that \"not temporary in nature\" counts against it rather than for it.", "__gaBody": "installing a dog house requires written approval from the design review board. proposed dog houses should be architecturally compatible with the community, placed in the rear yard, and not temporary in nature. \"not temporary in nature\" is the clause that catches most people, because the instinct is that a lightweight, movable structure is less of an issue. it runs the other way. the guidelines apply the same test they use for detached structures, where something easily collapsed or moved is a problem rather than a mitigation. dog runs have a flat material ban: no chain link fences for dog runs or other enclosures for animals will be permitted, whether or not a dog house is involved. dog houses sit in the middle fine tier for unapproved work, alongside detached structures and landscaping. through glenabbeyhoa.com's own form — the kind of structure and its location marked on your survey, same as any other request in this category. 'cedar dog house, 3x4 ft footprint, rear yard against fence line, permanently anchored' — anchored/fixed and rear-yard placement stated, since a portable-looking structure reads as the 'temporary' kind this rule refuses.", "__gaStepTitles": "submit the drb modification application before installing what to include", "url": "https://glenabbeyrules.com/rule/pets-dog-house-run", "markdown_url": "https://glenabbeyrules.com/rule/pets-dog-house-run.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "A dog house needs written DRB approval, goes in the rear yard, and can't be temporary in nature. Chain link is banned for dog runs and any other animal enclosure.\n\nInstalling a dog house requires written approval from the Design Review Board. Proposed dog houses should be architecturally compatible with the community, placed in the rear yard, and not temporary in nature.\n\n\"Not temporary in nature\" is the clause that catches most people, because the instinct is that a lightweight, movable structure is less of an issue. It runs the other way. The Guidelines apply the same test they use for detached structures, where something easily collapsed or moved is a problem rather than a mitigation.\n\nDog runs have a flat material ban: no chain link fences for dog runs or other enclosures for animals will be permitted, whether or not a dog house is involved. Dog houses sit in the middle fine tier for unapproved work, alongside detached structures and landscaping.", "sources": [ { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Dog House", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true } ] }, { "id": "yard-bed-materials", "topic": "Yards & trees", "topicId": "yards", "verdict": "ask", "verdictLabel": "Told no — ask first", "title": "Can I use rock or gravel in my landscape beds?", "summary": "The Association says no. But that instruction lives in recurring community emails, not in any governing document you can look up. Ask before you buy.", "updated": "22 August 2026", "plain": [ [ { "text": "The Association has told residents plainly that rock mulch is not allowed in Glen Abbey.", "doc": "CMA email, 31 Jul 2026 · XN25363738" }, " Later August updates repeated that mulch and pine straw are the approved bedding materials, including the ", { "text": "22 August community update", "doc": "CMA email, 22 Aug 2026 · XN25726296" }, ". That is still not something you can confirm by checking the governing documents. The ", { "text": "Rules and Regulations", "doc": "Rules and Regulations", "sec": "Landscaping" }, " require only that landscape beds be weed-free and have adequate mulch or pine straw, with spring coverage installed by April 15 and fall coverage by September 30, and that wording does not mention rock. Neither of the two Design Guidelines editions in circulation prohibits it either." ], [ "There is a reasonable argument the other way: rock is sold as mulch, so a bed topped with rock could count as a bed with adequate mulch. That is not a fight worth having with a load of gravel already in your driveway. The Board has gone the other direction before, too. ", { "text": "In March 2022 it declined to overturn a DRB denial of pea gravel used to replace grass in a back yard, five votes against.", "doc": "Board Minutes, March 2022" }, " That was gravel as ground cover rather than as a bed topping, so it does not settle the bed question outright, but it is the only time gravel has reached the Board and the answer was no." ], "Treat it as not allowed until you get something in writing. Bed material is a landscaping change, so it needs DRB sign-off anyway. Ask the property manager before you order a load of gravel, and keep the written answer in case the instruction shifts again." ], "quote": "Rock mulch is not allowed in Glen Abbey.", "doc": "CMA email, 31 Jul 2026 · XN25363738", "sec": "", "steps": [ { "title": "Ask the property manager before you order a load of gravel", "detail": "The Rules and Regulations don't mention rock either way, so this isn't something you can settle by reading the governing documents. Get a written answer before you buy, and keep it — the recurring emails are the only current record of the rule, and the instruction could shift again.", "meta": "" }, { "title": "What to ask", "detail": "Example: \"I'm planning to top my landscape beds with rock or gravel instead of mulch or pine straw — can you confirm in writing whether that's allowed?\" Keep the written reply in case the instruction changes again.", "meta": "" } ], "missed": [ "Reading the governing documents and concluding you are clear. You will not find rock prohibited in ", "the Rules and Regulations", ", because it is not there. The instruction exists in a community email, and an email is what you would be enforced against. The reverse trap is just as real: do not assume the email is wrong because you cannot find it in the Rules. Get the answer in writing either way, and keep it." ], "__gaBody": "the association has told residents plainly that rock mulch is not allowed in glen abbey. later august updates repeated that mulch and pine straw are the approved bedding materials, including the 22 august community update . that is still not something you can confirm by checking the governing documents. the rules and regulations require only that landscape beds be weed-free and have adequate mulch or pine straw, with spring coverage installed by april 15 and fall coverage by september 30, and that wording does not mention rock. neither of the two design guidelines editions in circulation prohibits it either. there is a reasonable argument the other way: rock is sold as mulch, so a bed topped with rock could count as a bed with adequate mulch. that is not a fight worth having with a load of gravel already in your driveway. the board has gone the other direction before, too. in march 2022 it declined to overturn a drb denial of pea gravel used to replace grass in a back yard, five votes against. that was gravel as ground cover rather than as a bed topping, so it does not settle the bed question outright, but it is the only time gravel has reached the board and the answer was no. treat it as not allowed until you get something in writing. bed material is a landscaping change, so it needs drb sign-off anyway. ask the property manager before you order a load of gravel, and keep the written answer in case the instruction shifts again. the rules and regulations don't mention rock either way, so this isn't something you can settle by reading the governing documents. get a written answer before you buy, and keep it — the recurring emails are the only current record of the rule, and the instruction could shift again. example: \"i'm planning to top my landscape beds with rock or gravel instead of mulch or pine straw — can you confirm in writing whether that's allowed?\" keep the written reply in case the instruction changes again.", "__gaStepTitles": "ask the property manager before you order a load of gravel what to ask", "url": "https://glenabbeyrules.com/rule/yard-bed-materials", "markdown_url": "https://glenabbeyrules.com/rule/yard-bed-materials.md", "verdict_label": "Told no — ask first", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "The Association says no. But that instruction lives in recurring community emails, not in any governing document you can look up. Ask before you buy.\n\nThe Association has told residents plainly that rock mulch is not allowed in Glen Abbey. Later August updates repeated that mulch and pine straw are the approved bedding materials, including the 22 August community update. That is still not something you can confirm by checking the governing documents. The Rules and Regulations require only that landscape beds be weed-free and have adequate mulch or pine straw, with spring coverage installed by April 15 and fall coverage by September 30, and that wording does not mention rock. Neither of the two Design Guidelines editions in circulation prohibits it either.\n\nThere is a reasonable argument the other way: rock is sold as mulch, so a bed topped with rock could count as a bed with adequate mulch. That is not a fight worth having with a load of gravel already in your driveway. The Board has gone the other direction before, too. In March 2022 it declined to overturn a DRB denial of pea gravel used to replace grass in a back yard, five votes against. That was gravel as ground cover rather than as a bed topping, so it does not settle the bed question outright, but it is the only time gravel has reached the Board and the answer was no.\n\nTreat it as not allowed until you get something in writing. Bed material is a landscaping change, so it needs DRB sign-off anyway. Ask the property manager before you order a load of gravel, and keep the written answer in case the instruction shifts again.", "sources": [ { "name": "Rules and Regulations", "section": "Landscaping", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Board Minutes, March 2022", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "21 March 2022", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "March 2022", "file": "2022_03_21 Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "CMA email, 31 Jul 2026 · XN25363738", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "31 July 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": true }, { "name": "CMA email, 22 Aug 2026 · XN25726296", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "22 August 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "yard-landscaping-changes", "priority": 2, "topic": "Yards & trees", "topicId": "yards", "verdict": "ask", "title": "Do I need approval to change my landscaping?", "summary": "Yes for anything beyond seasonal flowers in the existing foundation beds. Tree removal needs the City permit before you apply, and bed edging is capped at 6 inches in natural materials.", "updated": "5 August 2026", "plain": [ "The baseline is stricter than most people assume. All landscaping changes from the \"as purchased\" landscaping must be submitted to the DRB before installation, with one carve-out: seasonal flowers added to the existing foundation planting.", "Tree removal has to be permitted by the City of Alpharetta before plans go to the DRB. The City permit is an input to the application, not a later step. Edging for flowerbeds is limited to natural materials in natural or earth-tone colours and can't exceed six inches above natural grade, and plastic edging isn't allowed except the kind that sits flush and out of sight. Yard structures — statuary, arbors, trellises, benches and the like — need written DRB approval of their own, and front landscape plans are expected to consist of majority grass to conform with community standards, which is the rule that bears on replacing a lawn with beds.", "Two exceptions run the other way. Modifications to irrigation systems don't require DRB approval, though you remain responsible for the system not encroaching on a neighbouring lot. And the drainage rule is absolute regardless of approval: no improvement or landscaping may halt or materially impede drainage flowing off a neighbouring tract, re-direct the flow, or significantly increase water flowing onto a neighbouring lot." ], "quote": "All landscaping changes to the lot from the “as purchased” landscaping must be submitted for approval to the Design Review Board, prior to installation except for seasonal flowers that are to be added to the existing foundation of landscaping.", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Landscaping", "steps": [ { "title": "Get the City tree permit first", "detail": "Alpharetta's tree removal permit has to be in hand before the DRB application goes in, not after.", "meta": "City of Alpharetta" } ], "missed": "\"As purchased\" is the baseline, not last year's yard. Changes a previous owner made without approval do not become the new starting point.", "__gaBody": "the baseline is stricter than most people assume. all landscaping changes from the \"as purchased\" landscaping must be submitted to the drb before installation, with one carve-out: seasonal flowers added to the existing foundation planting. tree removal has to be permitted by the city of alpharetta before plans go to the drb. the city permit is an input to the application, not a later step. edging for flowerbeds is limited to natural materials in natural or earth-tone colours and can't exceed six inches above natural grade, and plastic edging isn't allowed except the kind that sits flush and out of sight. yard structures — statuary, arbors, trellises, benches and the like — need written drb approval of their own, and front landscape plans are expected to consist of majority grass to conform with community standards, which is the rule that bears on replacing a lawn with beds. two exceptions run the other way. modifications to irrigation systems don't require drb approval, though you remain responsible for the system not encroaching on a neighbouring lot. and the drainage rule is absolute regardless of approval: no improvement or landscaping may halt or materially impede drainage flowing off a neighbouring tract, re-direct the flow, or significantly increase water flowing onto a neighbouring lot. alpharetta's tree removal permit has to be in hand before the drb application goes in, not after.", "__gaStepTitles": "get the city tree permit first", "url": "https://glenabbeyrules.com/rule/yard-landscaping-changes", "markdown_url": "https://glenabbeyrules.com/rule/yard-landscaping-changes.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Yes for anything beyond seasonal flowers in the existing foundation beds. Tree removal needs the City permit before you apply, and bed edging is capped at 6 inches in natural materials.\n\nThe baseline is stricter than most people assume. All landscaping changes from the \"as purchased\" landscaping must be submitted to the DRB before installation, with one carve-out: seasonal flowers added to the existing foundation planting.\n\nTree removal has to be permitted by the City of Alpharetta before plans go to the DRB. The City permit is an input to the application, not a later step. Edging for flowerbeds is limited to natural materials in natural or earth-tone colours and can't exceed six inches above natural grade, and plastic edging isn't allowed except the kind that sits flush and out of sight. Yard structures — statuary, arbors, trellises, benches and the like — need written DRB approval of their own, and front landscape plans are expected to consist of majority grass to conform with community standards, which is the rule that bears on replacing a lawn with beds.\n\nTwo exceptions run the other way. Modifications to irrigation systems don't require DRB approval, though you remain responsible for the system not encroaching on a neighbouring lot. And the drainage rule is absolute regardless of approval: no improvement or landscaping may halt or materially impede drainage flowing off a neighbouring tract, re-direct the flow, or significantly increase water flowing onto a neighbouring lot.", "sources": [ { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Landscaping", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true } ] }, { "id": "trash-enclosure", "priority": 2, "topic": "Trash & bins", "topicId": "trash", "verdict": "ask", "title": "Can I build an enclosure to hide my garbage bins?", "summary": "Yes with written DRB approval — but since May 2020 a new enclosure has to be attached to a fence and match its material. Free-standing ones built before that are grandfathered.", "updated": "5 August 2026", "plain": [ [ "Screening the bins is not just permitted, it is close to expected: ", { "text": "the covenant", "doc": "Declaration of Covenants", "sec": "Art. XI § 9" }, " requires all garbage cans, wood piles and related equipment to be located or screened so as to be concealed from view from the street, and located in the rear of the residence." ], [ "Building something to do that needs DRB approval, and since 1 May 2020 the form is constrained. ", { "text": "Trash enclosures must be attached to a fence and use the same material as the fence so they blend in,", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Trash Enclosures" }, " must include a cover to discourage wildlife encounters, and like other structures should be architecturally compatible with the community and not temporary in nature. A new free-standing enclosure in the middle of a side yard is no longer an approvable design." ], "Existing free-standing permanent enclosures are grandfathered, so an older one you inherited with the house does not become a violation. Rebuilding or replacing it is a new enclosure, and the current rule applies to that." ], "quote": "2. Effective 5/1/2020, trash enclosures must be attached to a fence and use the same material as the fence to blend in. Existing free-standing, permanent enclosures will be grandfathered in. 3. Trash enclosure shall include a cover to discourage wildlife encounters.", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Trash Enclosures", "steps": [ { "title": "Submit the DRB Modification Application before building", "detail": "Through glenabbeyhoa.com's own form, describing the enclosure and the fence it attaches to.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } }, { "title": "What to include", "detail": "'Trash enclosure attached to rear fence, same cedar material and stain, hinged lid to keep wildlife out' — attachment point, matching material, and the wildlife cover named, since those are the three requirements the current rule actually checks.", "meta": "Example" } ], "missed": "That the grandfathering attaches to the structure, not the address. Tear the old free-standing enclosure down and the replacement has to attach to a fence.", "__gaBody": "screening the bins is not just permitted, it is close to expected: the covenant requires all garbage cans, wood piles and related equipment to be located or screened so as to be concealed from view from the street, and located in the rear of the residence. building something to do that needs drb approval, and since 1 may 2020 the form is constrained. trash enclosures must be attached to a fence and use the same material as the fence so they blend in, must include a cover to discourage wildlife encounters, and like other structures should be architecturally compatible with the community and not temporary in nature. a new free-standing enclosure in the middle of a side yard is no longer an approvable design. existing free-standing permanent enclosures are grandfathered, so an older one you inherited with the house does not become a violation. rebuilding or replacing it is a new enclosure, and the current rule applies to that. through glenabbeyhoa.com's own form, describing the enclosure and the fence it attaches to. 'trash enclosure attached to rear fence, same cedar material and stain, hinged lid to keep wildlife out' — attachment point, matching material, and the wildlife cover named, since those are the three requirements the current rule actually checks.", "__gaStepTitles": "submit the drb modification application before building what to include", "url": "https://glenabbeyrules.com/rule/trash-enclosure", "markdown_url": "https://glenabbeyrules.com/rule/trash-enclosure.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Yes with written DRB approval — but since May 2020 a new enclosure has to be attached to a fence and match its material. Free-standing ones built before that are grandfathered.\n\nScreening the bins is not just permitted, it is close to expected: the covenant requires all garbage cans, wood piles and related equipment to be located or screened so as to be concealed from view from the street, and located in the rear of the residence.\n\nBuilding something to do that needs DRB approval, and since 1 May 2020 the form is constrained. Trash enclosures must be attached to a fence and use the same material as the fence so they blend in, must include a cover to discourage wildlife encounters, and like other structures should be architecturally compatible with the community and not temporary in nature. A new free-standing enclosure in the middle of a side yard is no longer an approvable design.\n\nExisting free-standing permanent enclosures are grandfathered, so an older one you inherited with the house does not become a violation. Rebuilding or replacing it is a new enclosure, and the current rule applies to that.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI § 9", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Trash Enclosures", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true } ] }, { "id": "exterior-holiday-decorations", "priority": 2, "topic": "Home exterior", "topicId": "exterior", "verdict": "depends", "title": "How long can I leave my holiday decorations up?", "summary": "Winter decorations run November 15 to January 15. Halloween runs October 7 to November 7. Everything else gets one week before and seven days after.", "updated": "8 August 2026", "plain": [ [ "The current ", { "text": "Rules and Regulations", "doc": "Rules and Regulations", "sec": "Seasonal Decorations" }, " set three windows rather than one blanket rule. Exterior holiday decorations may not go up before November 15 and must come down by January 15. Halloween decorations may go up from October 7 and must be down by November 7." ], "Every other holiday shares one rule: decorations may go up one week before and must come down no later than seven days after. That clause explicitly includes flags, which is worth knowing because flags are otherwise governed by their own standard.", [ "The two named windows are generous at the front and firm at the back. January 15 is the date people actually get letters about. Lights left up into February are the single most common seasonal violation, and the rule gives no weather or travel exception. ", { "text": "An older Board document circulates with a rule of four weeks before and two weeks after any holiday", "doc": "Interpretation of Covenants", "sec": "7. Landscaping, Yard Structures & Tree Removal, g" }, ", but that version predates the current ", "Rules and Regulations", " and is superseded by the windows above." ] ], "quote": "1) Exterior holiday decorations may not be displayed before November 15th and must be removed by January 15th. 2) Halloween decorations may be displayed beginning October 7 and must be removed by November 7. 3) For all other holidays, all decorations, including flags, may be displayed one week before the holiday and must be removed no later than seven (7) days after the holiday.", "doc": "Rules and Regulations", "sec": "Seasonal Decorations", "steps": [], "missed": "That the November 15 start applies to the decorations, not the lights-on date. Putting a display up in early November to \"get it done before the cold\" is early under the rule even if nothing is switched on.", "__gaBody": "the current rules and regulations set three windows rather than one blanket rule. exterior holiday decorations may not go up before november 15 and must come down by january 15. halloween decorations may go up from october 7 and must be down by november 7. every other holiday shares one rule: decorations may go up one week before and must come down no later than seven days after. that clause explicitly includes flags, which is worth knowing because flags are otherwise governed by their own standard. the two named windows are generous at the front and firm at the back. january 15 is the date people actually get letters about. lights left up into february are the single most common seasonal violation, and the rule gives no weather or travel exception. an older board document circulates with a rule of four weeks before and two weeks after any holiday , but that version predates the current rules and regulations and is superseded by the windows above.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/exterior-holiday-decorations", "markdown_url": "https://glenabbeyrules.com/rule/exterior-holiday-decorations.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Winter decorations run November 15 to January 15. Halloween runs October 7 to November 7. Everything else gets one week before and seven days after.\n\nThe current Rules and Regulations set three windows rather than one blanket rule. Exterior holiday decorations may not go up before November 15 and must come down by January 15. Halloween decorations may go up from October 7 and must be down by November 7.\n\nEvery other holiday shares one rule: decorations may go up one week before and must come down no later than seven days after. That clause explicitly includes flags, which is worth knowing because flags are otherwise governed by their own standard.\n\nThe two named windows are generous at the front and firm at the back. January 15 is the date people actually get letters about. Lights left up into February are the single most common seasonal violation, and the rule gives no weather or travel exception. An older Board document circulates with a rule of four weeks before and two weeks after any holiday, but that version predates the current Rules and Regulations and is superseded by the windows above.", "sources": [ { "name": "Rules and Regulations", "section": "Seasonal Decorations", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Interpretation of Covenants", "section": "7. Landscaping, Yard Structures & Tree Removal, g", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": null, "dated_by": "a Board interpretation guide with nothing on it to say when it was adopted, and no resolution published alongside it", "locator": { "nav": "Governing Documents", "file": "Glen Abbey Covenants Summary.pdf", "place": "the CMA portal" }, "url": "https://portal.cmacommunities.com/community/documents/a/644/f/21798", "quoted": false } ] }, { "id": "exterior-driveway-furniture", "topic": "Home exterior", "topicId": "exterior", "verdict": "depends", "title": "Can I leave patio furniture or a table on my driveway?", "summary": "A table in the driveway can't be bigger than a bistro table with two chairs. Anything on the front of the lot has to be wood, metal or wrought iron and match the house.", "updated": "5 August 2026", "plain": [ [ { "text": "The Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Exterior Decorative Objects" }, " treat furniture at the front of a house as an exterior decorative object, which puts it under DRB authority alongside birdbaths, fountains, benches and porch swings. Two concrete limits apply." ], "Size: a table placed in the driveway shall not be larger than a bistro table with two chairs. That rules out a full patio set staged out front, however temporarily it is meant to be there. Material and condition: furniture placed on the front of a lot must be wood, metal or wrought iron, must match the colour scheme of the main dwelling, and must be in good condition. Plastic and resin furniture does not meet that standard regardless of colour.", "Beyond those, objects are judged on sighting, proportion, colour and appropriateness to the surrounding environment. That is a judgement standard rather than a measurement, so a borderline piece is genuinely a question for the DRB rather than something you can check yourself against a number. Grills and fire pits are governed separately and more strictly. A fire pit left in the driveway beyond 24 hours needs DRB approval of its own." ], "quote": "1. Furniture placed on the front of a lot must be wood/metal/wrought iron and matches the color scheme of the main dwelling and must be in good condition 2. Tables placed in driveway shall not be larger than a bistro table with two (2) chairs", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Exterior Decorative Objects", "steps": [], "missed": "Reading \"bistro table with two chairs\" as a style suggestion. It is the size ceiling. The test is the footprint, not whether the set looks tasteful.", "__gaBody": "the design guidelines treat furniture at the front of a house as an exterior decorative object, which puts it under drb authority alongside birdbaths, fountains, benches and porch swings. two concrete limits apply. size: a table placed in the driveway shall not be larger than a bistro table with two chairs. that rules out a full patio set staged out front, however temporarily it is meant to be there. material and condition: furniture placed on the front of a lot must be wood, metal or wrought iron, must match the colour scheme of the main dwelling, and must be in good condition. plastic and resin furniture does not meet that standard regardless of colour. beyond those, objects are judged on sighting, proportion, colour and appropriateness to the surrounding environment. that is a judgement standard rather than a measurement, so a borderline piece is genuinely a question for the drb rather than something you can check yourself against a number. grills and fire pits are governed separately and more strictly. a fire pit left in the driveway beyond 24 hours needs drb approval of its own.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/exterior-driveway-furniture", "markdown_url": "https://glenabbeyrules.com/rule/exterior-driveway-furniture.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "A table in the driveway can't be bigger than a bistro table with two chairs. Anything on the front of the lot has to be wood, metal or wrought iron and match the house.\n\nThe Design Guidelines treat furniture at the front of a house as an exterior decorative object, which puts it under DRB authority alongside birdbaths, fountains, benches and porch swings. Two concrete limits apply.\n\nSize: a table placed in the driveway shall not be larger than a bistro table with two chairs. That rules out a full patio set staged out front, however temporarily it is meant to be there. Material and condition: furniture placed on the front of a lot must be wood, metal or wrought iron, must match the colour scheme of the main dwelling, and must be in good condition. Plastic and resin furniture does not meet that standard regardless of colour.\n\nBeyond those, objects are judged on sighting, proportion, colour and appropriateness to the surrounding environment. That is a judgement standard rather than a measurement, so a borderline piece is genuinely a question for the DRB rather than something you can check yourself against a number. Grills and fire pits are governed separately and more strictly. A fire pit left in the driveway beyond 24 hours needs DRB approval of its own.", "sources": [ { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Exterior Decorative Objects", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true } ] }, { "id": "exterior-drb-approval", "priority": 1, "featured": true, "topic": "Approvals & the DRB", "topicId": "drb", "verdict": "ask", "title": "Do I need approval before making any change to the outside of my house?", "summary": "Yes — this is the umbrella rule behind fences, trees, paint, lighting, and almost everything else exterior.", "updated": "5 August 2026", "plain": [ [ "Every other \"do I need approval for X\" answer traces back to one rule: nothing gets built, placed, altered or remodeled on the outside of your home or lot until the DRB has approved plans and specifications in writing. The reach extends to decoration, not just construction. ", { "text": "The covenant", "doc": "Declaration of Covenants", "sec": "Art. IX § 2" }, ", as amended, bars any owner or occupant from erecting, placing or posting any object or thing on the lot that affects its exterior appearance without written approval, and ", { "text": "the Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Exterior Decorative Objects" }, " list what that catches: birdbaths, bird feeders, bridges, wagon wheels, sculptures, fountains, benches and porch swings, free-standing poles of all types, and items attached to structures that were already approved. Three standards go with it. Furniture on the front of a lot has to be wood, metal or wrought iron, match the colour scheme of the main dwelling, and be in good condition. A table in the driveway can be no larger than a bistro table with two chairs. Front door and entry decorations are expected to be tasteful and in keeping with the style and colours of the house." ], [ "Once approved, you have three months to start construction (or the approval is automatically revoked) and 120 days from starting to finish, absent extensions from the DRB. Nothing approves your plans by default. ", "The covenants", " set no deadline after which an unanswered submission counts as approved. If a submission goes quiet, chase it. Starting work on the assumption it was approved leaves you exposed." ], [ "You will hear a thirty-day figure, and it is worth knowing exactly what it is and is not. ", { "text": "The management company's community updates tell residents the DRB \"has 30 days to review your request,\" and the same updates say to wait for the approval before booking contractors.", "doc": "CMA email, 17 Jul 2026 · XN25133048" }, " Read as a service expectation, that is fine and useful. It is not a deadline that does anything for you if it passes. The reason to be careful is that thirty days is also the exact figure from a covenant clause that used to say the opposite — that if the DRB failed to act within thirty days, approval \"shall be conclusively presumed.\" That clause was deleted in 2014. Hearing \"30 days\" and treating day thirty-one as permission is the specific mistake to avoid." ] ], "quote": "Except as otherwise provided herein, no Owner, Occupant, or any other person may, without written approval of the Board or DRB: (1) construct any Residential Unit or other improvement on a Lot; (2) make any change or alteration that affects the exterior appearance of a Residential Unit or the Lot; or (3) erect, place, or post any object or thing on the lot that affects the exterior appearance of the Lot", "doc": "Declaration of Covenants", "sec": "Art. IX, 2", "steps": [ { "title": "Submit the DRB Modification Application", "detail": "Through glenabbeyhoa.com's own request form — not an email. It's the same one form for a fence, a shed, or a paint colour; there is no separate manager-email track.", "meta": "Opens in a new tab" }, { "title": "Attach what your specific change needs", "detail": "The form's own table lists it by category — fences, paint, roofing, tree removal, additions, pools, play equipment, landscaping, screening. Two categories want two full sets of plans, not one.", "meta": "Before submitting" }, { "title": "Wait for the written decision", "detail": "The DRB meets on the 1st and the 15th. Get the approval in writing before starting work — silence does not count as approval, however long it runs.", "meta": "Follow up if it stalls" }, { "title": "What a complete submission looks like", "detail": "A signed application naming the change, a survey or sketch showing exactly where it goes, and the manufacturer/material specifics rather than a general description — 'vinyl privacy fence, 6 ft, rear yard, per attached sketch' clears review faster than 'putting up a fence.'", "meta": "Example" } ], "missed": [ "\"Improvement\" is defined broadly enough to cover far more than construction. Exterior paint, lighting, landscaping beds, and play equipment have all been treated as Improvements requiring approval. One more trap, and it is on the HOA's side: ", "the Architectural Design Guidelines", " you can download from the resident portal still carry a section headed TIMELY APPROVAL saying that if the DRB does not rule within 45 days, its approval \"will not be required.\" That right was deleted from ", "the covenants", " in 2014 and ", "the Guidelines", " were never updated. If you have submitted plans and heard nothing, that paragraph is not a safe harbour — chase the application." ], "__gaBody": "every other \"do i need approval for x\" answer traces back to one rule: nothing gets built, placed, altered or remodeled on the outside of your home or lot until the drb has approved plans and specifications in writing. the reach extends to decoration, not just construction. the covenant , as amended, bars any owner or occupant from erecting, placing or posting any object or thing on the lot that affects its exterior appearance without written approval, and the design guidelines list what that catches: birdbaths, bird feeders, bridges, wagon wheels, sculptures, fountains, benches and porch swings, free-standing poles of all types, and items attached to structures that were already approved. three standards go with it. furniture on the front of a lot has to be wood, metal or wrought iron, match the colour scheme of the main dwelling, and be in good condition. a table in the driveway can be no larger than a bistro table with two chairs. front door and entry decorations are expected to be tasteful and in keeping with the style and colours of the house. once approved, you have three months to start construction (or the approval is automatically revoked) and 120 days from starting to finish, absent extensions from the drb. nothing approves your plans by default. the covenants set no deadline after which an unanswered submission counts as approved. if a submission goes quiet, chase it. starting work on the assumption it was approved leaves you exposed. you will hear a thirty-day figure, and it is worth knowing exactly what it is and is not. the management company's community updates tell residents the drb \"has 30 days to review your request,\" and the same updates say to wait for the approval before booking contractors. read as a service expectation, that is fine and useful. it is not a deadline that does anything for you if it passes. the reason to be careful is that thirty days is also the exact figure from a covenant clause that used to say the opposite — that if the drb failed to act within thirty days, approval \"shall be conclusively presumed.\" that clause was deleted in 2014. hearing \"30 days\" and treating day thirty-one as permission is the specific mistake to avoid. through glenabbeyhoa.com's own request form — not an email. it's the same one form for a fence, a shed, or a paint colour; there is no separate manager-email track. the form's own table lists it by category — fences, paint, roofing, tree removal, additions, pools, play equipment, landscaping, screening. two categories want two full sets of plans, not one. the drb meets on the 1st and the 15th. get the approval in writing before starting work — silence does not count as approval, however long it runs. a signed application naming the change, a survey or sketch showing exactly where it goes, and the manufacturer/material specifics rather than a general description — 'vinyl privacy fence, 6 ft, rear yard, per attached sketch' clears review faster than 'putting up a fence.'", "__gaStepTitles": "submit the drb modification application attach what your specific change needs wait for the written decision what a complete submission looks like", "url": "https://glenabbeyrules.com/rule/exterior-drb-approval", "markdown_url": "https://glenabbeyrules.com/rule/exterior-drb-approval.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Yes — this is the umbrella rule behind fences, trees, paint, lighting, and almost everything else exterior.\n\nEvery other \"do I need approval for X\" answer traces back to one rule: nothing gets built, placed, altered or remodeled on the outside of your home or lot until the DRB has approved plans and specifications in writing. The reach extends to decoration, not just construction. The covenant, as amended, bars any owner or occupant from erecting, placing or posting any object or thing on the lot that affects its exterior appearance without written approval, and the Design Guidelines list what that catches: birdbaths, bird feeders, bridges, wagon wheels, sculptures, fountains, benches and porch swings, free-standing poles of all types, and items attached to structures that were already approved. Three standards go with it. Furniture on the front of a lot has to be wood, metal or wrought iron, match the colour scheme of the main dwelling, and be in good condition. A table in the driveway can be no larger than a bistro table with two chairs. Front door and entry decorations are expected to be tasteful and in keeping with the style and colours of the house.\n\nOnce approved, you have three months to start construction (or the approval is automatically revoked) and 120 days from starting to finish, absent extensions from the DRB. Nothing approves your plans by default. The covenants set no deadline after which an unanswered submission counts as approved. If a submission goes quiet, chase it. Starting work on the assumption it was approved leaves you exposed.\n\nYou will hear a thirty-day figure, and it is worth knowing exactly what it is and is not. The management company's community updates tell residents the DRB \"has 30 days to review your request,\" and the same updates say to wait for the approval before booking contractors. Read as a service expectation, that is fine and useful. It is not a deadline that does anything for you if it passes. The reason to be careful is that thirty days is also the exact figure from a covenant clause that used to say the opposite — that if the DRB failed to act within thirty days, approval \"shall be conclusively presumed.\" That clause was deleted in 2014. Hearing \"30 days\" and treating day thirty-one as permission is the specific mistake to avoid.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. IX, 2", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Exterior Decorative Objects", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": false }, { "name": "CMA email, 17 Jul 2026 · XN25133048", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "17 July 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "exterior-drb-appeal", "topic": "Approvals & the DRB", "topicId": "drb", "verdict": "yes", "title": "Can I appeal if the DRB rejects my request?", "summary": "Yes — you have 14 days from the DRB's written denial to appeal to the full Board by certified mail, and the Board has 45 days to rule.", "updated": "5 August 2026", "plain": [ "If the DRB disapproves your application, in whole or in part, you can appeal that decision to the Board of Directors. The appeal has to be in writing and sent by certified mail, and the Board has to actually receive it within 14 days of the DRB's disapproval notice.", "Miss the 14-day window and the DRB's decision becomes final — there's no later appeal. If you do file in time, the Board then has 45 days to approve, disapprove, or conditionally approve your application, and that ruling is final and binding on both you and the DRB." ], "quote": "If the DRB disapproves any application or part thereof, an Owner may, in writing, appeal the DRB's decision to the Board. The notice of appeal must be sent to the Board by certified mail and received by the Board within 14 days from the date of the DRB's disapproval notice, or the decision of the DRB shall become final and all rights of appeal shall terminate.", "doc": "Declaration of Covenants", "sec": "Art. IX, 9", "steps": [ { "title": "Send a written appeal by certified mail", "detail": "Must be received by the Board within 14 days of the DRB's denial notice — mailing it on day 14 isn't enough if it arrives late.", "meta": "Board of Directors" }, { "title": "What to put in the letter", "detail": "Name and address, the date of the DRB's denial notice, what was denied, and why you think it should be reconsidered — attach the original application rather than re-describing it from memory.", "meta": "Example" } ], "missed": "Certified mail isn't optional wording — a regular letter or an email to the office doesn't satisfy this requirement, and the 14 days runs from the DRB's notice date, not from when you personally read it.", "__gaBody": "if the drb disapproves your application, in whole or in part, you can appeal that decision to the board of directors. the appeal has to be in writing and sent by certified mail, and the board has to actually receive it within 14 days of the drb's disapproval notice. miss the 14-day window and the drb's decision becomes final — there's no later appeal. if you do file in time, the board then has 45 days to approve, disapprove, or conditionally approve your application, and that ruling is final and binding on both you and the drb. must be received by the board within 14 days of the drb's denial notice — mailing it on day 14 isn't enough if it arrives late. name and address, the date of the drb's denial notice, what was denied, and why you think it should be reconsidered — attach the original application rather than re-describing it from memory.", "__gaStepTitles": "send a written appeal by certified mail what to put in the letter", "url": "https://glenabbeyrules.com/rule/exterior-drb-appeal", "markdown_url": "https://glenabbeyrules.com/rule/exterior-drb-appeal.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes — you have 14 days from the DRB's written denial to appeal to the full Board by certified mail, and the Board has 45 days to rule.\n\nIf the DRB disapproves your application, in whole or in part, you can appeal that decision to the Board of Directors. The appeal has to be in writing and sent by certified mail, and the Board has to actually receive it within 14 days of the DRB's disapproval notice.\n\nMiss the 14-day window and the DRB's decision becomes final — there's no later appeal. If you do file in time, the Board then has 45 days to approve, disapprove, or conditionally approve your application, and that ruling is final and binding on both you and the DRB.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. IX, 9", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "exterior-no-approval-needed", "priority": 2, "topic": "Approvals & the DRB", "topicId": "drb", "verdict": "yes", "title": "Is there anything outside I can do without DRB approval?", "summary": "A short list — repainting the same color, like-for-like repairs and roofing, same-look window replacement, seasonal flowers, porch flowerpots, and irrigation.", "updated": "6 August 2026", "plain": [ [ "The default is that every exterior change needs written DRB approval, so the exceptions are worth knowing. ", { "text": "The Association has published a list of five", "doc": "CMA email, 8 Sep 2023 · XN5294154" }, ": repainting in the same color, exterior repairs that don't change the appearance, roof replacement in the same style and color shingle, window replacement that doesn't change the appearance, and seasonal flowers added to existing landscaping beds. Only two of the five are written into ", { "text": "the Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Roofing" }, " — the roofing one and the seasonal flowers. The other three come from the reminder only, so keep that email if you are ever relying on one of them." ], [ "Two more sit in ", "the Guidelines", " themselves: neatly maintained front porch flowerpots that coordinate with the house colors and hold evergreens or flowers, and changes to your irrigation system — though you're still responsible for making sure irrigation doesn't spray onto a neighbor's lot." ], [ "Tinted windows are not permitted, so a like-for-like window replacement stops being like-for-like the moment tint is involved. ", { "text": "Grass replacement belongs on the list too, as long as you don't change the type of grass", "doc": "CMA email, 19 May 2023 · XN3580635" }, " — re-sodding like for like isn't treated as a landscaping change. Two traps sit right next to the flowerpot allowance: a pot shaped as anything other than a traditional flowerpot or urn is treated as statuary and does need DRB approval as an exterior decorative object, and window boxes are prohibited outright." ] ], "quote": "New roofs that follow the same style and colors as currently installed do not require DRB approval. Any changes in color or shingle must be approved in writing by the DRB prior to installation.", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Roofing", "steps": [], "missed": "\"Same color\" and \"same appearance\" are doing all the work in this list. A slightly different shingle, a different sheen, or a window that reads differently from the street puts you back in approval territory — and the Board has reminded residents that a neighbor already having something is not evidence it was approved.", "__gaBody": "the default is that every exterior change needs written drb approval, so the exceptions are worth knowing. the association has published a list of five : repainting in the same color, exterior repairs that don't change the appearance, roof replacement in the same style and color shingle, window replacement that doesn't change the appearance, and seasonal flowers added to existing landscaping beds. only two of the five are written into the design guidelines — the roofing one and the seasonal flowers. the other three come from the reminder only, so keep that email if you are ever relying on one of them. two more sit in the guidelines themselves: neatly maintained front porch flowerpots that coordinate with the house colors and hold evergreens or flowers, and changes to your irrigation system — though you're still responsible for making sure irrigation doesn't spray onto a neighbor's lot. tinted windows are not permitted, so a like-for-like window replacement stops being like-for-like the moment tint is involved. grass replacement belongs on the list too, as long as you don't change the type of grass — re-sodding like for like isn't treated as a landscaping change. two traps sit right next to the flowerpot allowance: a pot shaped as anything other than a traditional flowerpot or urn is treated as statuary and does need drb approval as an exterior decorative object, and window boxes are prohibited outright.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/exterior-no-approval-needed", "markdown_url": "https://glenabbeyrules.com/rule/exterior-no-approval-needed.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "A short list — repainting the same color, like-for-like repairs and roofing, same-look window replacement, seasonal flowers, porch flowerpots, and irrigation.\n\nThe default is that every exterior change needs written DRB approval, so the exceptions are worth knowing. The Association has published a list of five: repainting in the same color, exterior repairs that don't change the appearance, roof replacement in the same style and color shingle, window replacement that doesn't change the appearance, and seasonal flowers added to existing landscaping beds. Only two of the five are written into the Design Guidelines — the roofing one and the seasonal flowers. The other three come from the reminder only, so keep that email if you are ever relying on one of them.\n\nTwo more sit in the Guidelines themselves: neatly maintained front porch flowerpots that coordinate with the house colors and hold evergreens or flowers, and changes to your irrigation system — though you're still responsible for making sure irrigation doesn't spray onto a neighbor's lot.\n\nTinted windows are not permitted, so a like-for-like window replacement stops being like-for-like the moment tint is involved. Grass replacement belongs on the list too, as long as you don't change the type of grass — re-sodding like for like isn't treated as a landscaping change. Two traps sit right next to the flowerpot allowance: a pot shaped as anything other than a traditional flowerpot or urn is treated as statuary and does need DRB approval as an exterior decorative object, and window boxes are prohibited outright.", "sources": [ { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Roofing", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true }, { "name": "CMA email, 19 May 2023 · XN3580635", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "19 May 2023", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false }, { "name": "CMA email, 8 Sep 2023 · XN5294154", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "8 September 2023", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "exterior-window-tint", "topic": "Home exterior", "topicId": "exterior", "verdict": "depends", "title": "Can I tint my windows, or put in darker glass?", "summary": "Cosmetic tint is a flat no. Energy-efficient glazing is not banned, but goes to the DRB. The Association's two statements about whether a plain replacement needs approval disagree, so ask.", "updated": "5 August 2026", "plain": [ [ "Two things are prohibited outright, both in ", { "text": "the Rules and Regulations", "doc": "Rules and Regulations", "sec": "Home Maintenance, 1" }, "' short list of window rules: cosmetic tinting, and foil or reflective material of any kind. Neither has an approval path." ], "Energy-efficiency upgrades are a different route and are not banned. The Association's guidance is that they be identified to the Design Review Board for consideration, expressly including the impact on the look of the glass surface. So the upgrade is allowed, and the appearance is what gets reviewed. That matters because it is not a test of what you bought. Modern high-performance glazing frequently reads darker from outside without anything having been tinted — that darkness is a property of the glass rather than a film applied to it. The concern is aesthetic consistency across the street-facing glass in the community, so what matters is how the window reads, not why it reads that way.", "\"It is energy-efficient, not tint\" is not a free pass. High-performance glass is not a way to end up with dark windows that would not have been approved as tint. The reverse holds too: replacement windows that simply look a little darker are not automatically the prohibited \"cosmetic tinting.\" That is a judgement about appearance. Whether a plain like-for-like replacement needs approval at all is something the Association has told residents two different things about. One message said a like-for-like replacement needs no approval. A later one says all window and door replacements require written DRB approval, and must keep the same architectural character, shape, colour, size, material and location as the originals. Ask the DRB in writing before you order, even for a straight swap." ], "quote": "No cosmetic tinting is allowed on windows.", "doc": "Rules and Regulations", "sec": "Home Maintenance, 1(g)", "steps": [ { "title": "Submit through the DRB Modification Application, even for a straight swap", "detail": "The Association has published both \"no approval needed for a like-for-like replacement\" and \"all replacements require written approval,\" five months apart. Filing through glenabbeyhoa.com's own form settles which applies to you, on the record, instead of an email that might not be.", "meta": "Opens in a new tab" }, { "title": "What to say", "detail": "'Replacing 8 first-floor windows, same manufacturer and grid pattern as existing, no tint or reflective film' — specify that nothing about the glass or appearance is changing, since that's exactly what's in question.", "meta": "Example" } ], "missed": "Treating \"energy efficient\" as a category that exempts you — the question is how the glass reads from the street, not why it is dark. And the trap underneath that one: assuming a like-for-like replacement is automatically approval-free because an Association email once said so. The newsletter five months later says every window and door replacement needs written approval, and nothing published reconciles them.", "__gaBody": "two things are prohibited outright, both in the rules and regulations ' short list of window rules: cosmetic tinting, and foil or reflective material of any kind. neither has an approval path. energy-efficiency upgrades are a different route and are not banned. the association's guidance is that they be identified to the design review board for consideration, expressly including the impact on the look of the glass surface. so the upgrade is allowed, and the appearance is what gets reviewed. that matters because it is not a test of what you bought. modern high-performance glazing frequently reads darker from outside without anything having been tinted — that darkness is a property of the glass rather than a film applied to it. the concern is aesthetic consistency across the street-facing glass in the community, so what matters is how the window reads, not why it reads that way. \"it is energy-efficient, not tint\" is not a free pass. high-performance glass is not a way to end up with dark windows that would not have been approved as tint. the reverse holds too: replacement windows that simply look a little darker are not automatically the prohibited \"cosmetic tinting.\" that is a judgement about appearance. whether a plain like-for-like replacement needs approval at all is something the association has told residents two different things about. one message said a like-for-like replacement needs no approval. a later one says all window and door replacements require written drb approval, and must keep the same architectural character, shape, colour, size, material and location as the originals. ask the drb in writing before you order, even for a straight swap. the association has published both \"no approval needed for a like-for-like replacement\" and \"all replacements require written approval,\" five months apart. filing through glenabbeyhoa.com's own form settles which applies to you, on the record, instead of an email that might not be. 'replacing 8 first-floor windows, same manufacturer and grid pattern as existing, no tint or reflective film' — specify that nothing about the glass or appearance is changing, since that's exactly what's in question.", "__gaStepTitles": "submit through the drb modification application, even for a straight swap what to say", "url": "https://glenabbeyrules.com/rule/exterior-window-tint", "markdown_url": "https://glenabbeyrules.com/rule/exterior-window-tint.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Cosmetic tint is a flat no. Energy-efficient glazing is not banned, but goes to the DRB. The Association's two statements about whether a plain replacement needs approval disagree, so ask.\n\nTwo things are prohibited outright, both in the Rules and Regulations' short list of window rules: cosmetic tinting, and foil or reflective material of any kind. Neither has an approval path.\n\nEnergy-efficiency upgrades are a different route and are not banned. The Association's guidance is that they be identified to the Design Review Board for consideration, expressly including the impact on the look of the glass surface. So the upgrade is allowed, and the appearance is what gets reviewed. That matters because it is not a test of what you bought. Modern high-performance glazing frequently reads darker from outside without anything having been tinted — that darkness is a property of the glass rather than a film applied to it. The concern is aesthetic consistency across the street-facing glass in the community, so what matters is how the window reads, not why it reads that way.\n\n\"It is energy-efficient, not tint\" is not a free pass. High-performance glass is not a way to end up with dark windows that would not have been approved as tint. The reverse holds too: replacement windows that simply look a little darker are not automatically the prohibited \"cosmetic tinting.\" That is a judgement about appearance. Whether a plain like-for-like replacement needs approval at all is something the Association has told residents two different things about. One message said a like-for-like replacement needs no approval. A later one says all window and door replacements require written DRB approval, and must keep the same architectural character, shape, colour, size, material and location as the originals. Ask the DRB in writing before you order, even for a straight swap.", "sources": [ { "name": "Rules and Regulations", "section": "Home Maintenance, 1(g)", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "exterior-drb-unapproved-fines", "priority": 1, "featured": true, "topic": "Approvals & the DRB", "topicId": "drb", "verdict": "no", "title": "What happens if I build or change something without DRB approval first?", "summary": "For anything substantial, a much steeper schedule than the general violation ladder — a flat initial fine plus a daily fine for as long as the unapproved work stands, on top of still needing to get it approved or removed.", "updated": "5 August 2026", "plain": [ [ "Skipping DRB approval isn't treated like an ordinary maintenance violation. ", { "text": "The Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Violation" }, " set the ceiling: a fine of up to $1,000 initial plus $100 per day until the work is brought into compliance. ", { "text": "The DRB application form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" }, " — the version effective 1 January 2022, emailed to every household — prints a breakdown on its last page that sorts modifications into three categories by how significant they are." ], [ "The two steep categories carry a flat fine plus a daily one. $500 plus $50 per day for detached structures, dog houses, landscaping, trash enclosures and non-brick painting. $1,000 plus $100 per day for pools, hot tubs and spas, retaining walls, brick or stone painting, fences, driveways and paving, decks and patios, and attached structures. The third category — window AC units, exterior decorative objects, exterior lighting, flags, play structures and roofing — is listed under the heading \"Normal Fines,\" meaning the ordinary ", { "text": "Rules and Regulations", "doc": "Rules and Regulations", "sec": "Violations" }, " ladder ($100 / $250 / $500 over a rolling six months) rather than a per-day fine. For the lighter categories the two schedules are the same thing. For the heavier ones, the per-day numbers are the real exposure if you build first and ask later." ], [ "There is also no courtesy letter if the work is already underway. The ", "Rules and Regulations", " class unapproved exterior modifications currently in progress as a major violation, which means the usual 10-day courtesy window does not apply: the first action is a certified notice, followed immediately by legal action to obtain a temporary restraining order, and this category does not require arbitration." ] ], "quote": "If any alteration or modification is made without the required prior written consent of the Design Review Board, the alteration IS A VIOLATION OF ARTICLE IX, SECTION 2 AS AMENDED AND IS SUBJECT TO SANCTIONS AS PROVIDED IN ARTICLE XII, SECTION 1 OF THE DECLARATION, INCLUDING A MONETARY FINE UP TO A $1000 INTIAL FINE + $100 PER DAY UNTIL BROUGHT INTO COMPLIANCE.", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Violation", "steps": [], "missed": [ "The three-tier breakdown is published, not internal — it is printed on the last page of ", "the Design Review Board Modification Approval Form", " effective 1 January 2022, which the Association emailed to every household on 25 March 2022. What no document settles is whether a per-day fine replaces the ordinary $100 / $250 / $500 ladder or stacks on top of it, and a 2023 community update stated a flat $1,000 plus $100 per day for any unapproved modification, against ", "the Guidelines", "' “UP TO” ceiling. Don't assume the lower numbers apply to a pool, fence, deck or driveway built without approval." ], "__gaBody": "skipping drb approval isn't treated like an ordinary maintenance violation. the design guidelines set the ceiling: a fine of up to $1,000 initial plus $100 per day until the work is brought into compliance. the drb application form — the version effective 1 january 2022, emailed to every household — prints a breakdown on its last page that sorts modifications into three categories by how significant they are. the two steep categories carry a flat fine plus a daily one. $500 plus $50 per day for detached structures, dog houses, landscaping, trash enclosures and non-brick painting. $1,000 plus $100 per day for pools, hot tubs and spas, retaining walls, brick or stone painting, fences, driveways and paving, decks and patios, and attached structures. the third category — window ac units, exterior decorative objects, exterior lighting, flags, play structures and roofing — is listed under the heading \"normal fines,\" meaning the ordinary rules and regulations ladder ($100 / $250 / $500 over a rolling six months) rather than a per-day fine. for the lighter categories the two schedules are the same thing. for the heavier ones, the per-day numbers are the real exposure if you build first and ask later. there is also no courtesy letter if the work is already underway. the rules and regulations class unapproved exterior modifications currently in progress as a major violation, which means the usual 10-day courtesy window does not apply: the first action is a certified notice, followed immediately by legal action to obtain a temporary restraining order, and this category does not require arbitration.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/exterior-drb-unapproved-fines", "markdown_url": "https://glenabbeyrules.com/rule/exterior-drb-unapproved-fines.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "For anything substantial, a much steeper schedule than the general violation ladder — a flat initial fine plus a daily fine for as long as the unapproved work stands, on top of still needing to get it approved or removed.\n\nSkipping DRB approval isn't treated like an ordinary maintenance violation. The Design Guidelines set the ceiling: a fine of up to $1,000 initial plus $100 per day until the work is brought into compliance. The DRB application form — the version effective 1 January 2022, emailed to every household — prints a breakdown on its last page that sorts modifications into three categories by how significant they are.\n\nThe two steep categories carry a flat fine plus a daily one. $500 plus $50 per day for detached structures, dog houses, landscaping, trash enclosures and non-brick painting. $1,000 plus $100 per day for pools, hot tubs and spas, retaining walls, brick or stone painting, fences, driveways and paving, decks and patios, and attached structures. The third category — window AC units, exterior decorative objects, exterior lighting, flags, play structures and roofing — is listed under the heading \"Normal Fines,\" meaning the ordinary Rules and Regulations ladder ($100 / $250 / $500 over a rolling six months) rather than a per-day fine. For the lighter categories the two schedules are the same thing. For the heavier ones, the per-day numbers are the real exposure if you build first and ask later.\n\nThere is also no courtesy letter if the work is already underway. The Rules and Regulations class unapproved exterior modifications currently in progress as a major violation, which means the usual 10-day courtesy window does not apply: the first action is a certified notice, followed immediately by legal action to obtain a temporary restraining order, and this category does not require arbitration.", "sources": [ { "name": "Rules and Regulations", "section": "Violations", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Violation", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true }, { "name": "DRB Modification Approval Form — glenabbeyhoa.com", "section": null, "authority": "form", "authority_label": "Official form", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/request-manager/?view=usersubmit&cat=10", "quoted": false } ] }, { "id": "exterior-maintenance-standards", "priority": 2, "topic": "Home exterior", "topicId": "exterior", "verdict": "yes", "title": "What home-exterior upkeep am I responsible for?", "summary": "Painted surfaces, roofs, shutters, windows and mailboxes all have to stay in good, mold-free repair — no DRB approval needed for routine maintenance, just compliance.", "updated": "5 August 2026", "plain": [ "Painted surfaces need to stay in attractive condition, with rotten wood repaired before repainting and no mildew or mold allowed to accumulate, and brick should never be painted. Roofs need to be kept in good condition too, with missing shingles replaced and no mold or mildew streaking left in place.", "Shutters, blinds and shades should stay properly attached and in good repair. Window treatments need to look presentable and can't be flags, blankets, or newspaper, and no foil, reflective material, or cosmetic tinting is allowed on windows. Windows also have a uniformity rule that catches people replacing windows a few at a time: all your windows should be with or without mullions (grids), and all with or without screens, so the elevation reads as one look. The only stated exception is a large decorative window such as those above a front door. Half the house with grids and half without is a violation even though no single window is wrong.", "Mailboxes should clearly display your house number (no stick-on numbers), with doors closed, in good repair, and free of mold. Two smaller items get cited too: yard maintenance equipment should not be stored outside of the home, and all garden hoses shall be screened from view when not in use." ], "quote": "All painted surfaces should be maintained in an attractive condition... Mildew/mold shall not be allowed to accumulate on the exterior of the home... Brick shall not be painted.", "doc": "Rules and Regulations", "sec": "Home Maintenance", "steps": [], "missed": "These are maintenance standards, not one-time approvals — a home that passed DRB review at construction can still get a violation notice years later for peeling paint or a moldy roof.", "__gaBody": "painted surfaces need to stay in attractive condition, with rotten wood repaired before repainting and no mildew or mold allowed to accumulate, and brick should never be painted. roofs need to be kept in good condition too, with missing shingles replaced and no mold or mildew streaking left in place. shutters, blinds and shades should stay properly attached and in good repair. window treatments need to look presentable and can't be flags, blankets, or newspaper, and no foil, reflective material, or cosmetic tinting is allowed on windows. windows also have a uniformity rule that catches people replacing windows a few at a time: all your windows should be with or without mullions (grids), and all with or without screens, so the elevation reads as one look. the only stated exception is a large decorative window such as those above a front door. half the house with grids and half without is a violation even though no single window is wrong. mailboxes should clearly display your house number (no stick-on numbers), with doors closed, in good repair, and free of mold. two smaller items get cited too: yard maintenance equipment should not be stored outside of the home, and all garden hoses shall be screened from view when not in use.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/exterior-maintenance-standards", "markdown_url": "https://glenabbeyrules.com/rule/exterior-maintenance-standards.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Painted surfaces, roofs, shutters, windows and mailboxes all have to stay in good, mold-free repair — no DRB approval needed for routine maintenance, just compliance.\n\nPainted surfaces need to stay in attractive condition, with rotten wood repaired before repainting and no mildew or mold allowed to accumulate, and brick should never be painted. Roofs need to be kept in good condition too, with missing shingles replaced and no mold or mildew streaking left in place.\n\nShutters, blinds and shades should stay properly attached and in good repair. Window treatments need to look presentable and can't be flags, blankets, or newspaper, and no foil, reflective material, or cosmetic tinting is allowed on windows. Windows also have a uniformity rule that catches people replacing windows a few at a time: all your windows should be with or without mullions (grids), and all with or without screens, so the elevation reads as one look. The only stated exception is a large decorative window such as those above a front door. Half the house with grids and half without is a violation even though no single window is wrong.\n\nMailboxes should clearly display your house number (no stick-on numbers), with doors closed, in good repair, and free of mold. Two smaller items get cited too: yard maintenance equipment should not be stored outside of the home, and all garden hoses shall be screened from view when not in use.", "sources": [ { "name": "Rules and Regulations", "section": "Home Maintenance", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "exterior-pressure-washing", "priority": 2, "topic": "Home exterior", "topicId": "exterior", "verdict": "depends", "title": "Do I have to pressure wash my house, driveway, and mailbox?", "summary": "No governing document uses the words. What is required is that mildew and mold never accumulate, and pressure washing is simply the remedy management asks for by name, lists surfaces for, and inspects every spring.", "updated": "5 August 2026", "plain": [ [ "The words \"pressure wash\" and \"power wash\" appear nowhere in the covenants, the Rules and Regulations, the By-Laws or the Design Guidelines. What those documents set is a condition, not a method: ", { "text": "mildew/mold shall not be allowed to accumulate on the exterior of the home", "doc": "Rules and Regulations", "sec": "Home Maintenance" }, ", with the same standard written separately for roofs and for mailboxes. How you get it off is your choice." ], [ "Management asks for it by name and lists the surfaces: ", { "text": "pressure wash your mailbox, sidewalk, driveway, house retaining walls and all the areas that are moldy or dirty", "doc": "CMA email, 28 Mar 2025 · XN15495578" }, ". The same message settles a boundary people get wrong: ", { "text": "you are also responsible for the sidewalk that runs in front of your house by the street", "doc": "CMA email, 28 Mar 2025 · XN15495578" }, ". Cleaning that strip is yours, even though repairing it is the City's." ], [ "It runs on a season, and managers give notice before they start looking: ", { "text": "beginning in May I am going to start looking at those areas on my property inspections for violations", "doc": "CMA email, 24 Mar 2023 · XN2673040" }, ". A first hit is normally a courtesy notice rather than a fine: ", { "text": "many of you received a courtesy notice about pressure washing your mailbox, driveway, steps and retaining walls", "doc": "CMA email, 21 Jul 2023 · XN4578032" }, ". Every manager since 2023 has run the same cycle, and it was still in the weekly updates in July 2026." ] ], "quote": "Mildew/mold shall not be allowed to accumulate on the exterior of the home", "doc": "Rules and Regulations", "sec": "Home Maintenance", "steps": [ { "title": "Wait out heavy pollen season, roughly late March into April, so the work lasts." }, { "title": "Cover the whole list, not just the house: roof, mailbox, driveway, sidewalk, steps and retaining walls." }, { "title": "Ask the management office for its vendor list if you need one — managers have kept one since 2023." } ], "missed": "The mailbox is the one people forget. It has its own line in the Rules and Regulations, separate from the house, and it is the item managers have singled out most often when courtesy notices go out.", "__gaBody": "the words \"pressure wash\" and \"power wash\" appear nowhere in the covenants, the rules and regulations, the by-laws or the design guidelines. what those documents set is a condition, not a method: mildew/mold shall not be allowed to accumulate on the exterior of the home , with the same standard written separately for roofs and for mailboxes. how you get it off is your choice. management asks for it by name and lists the surfaces: pressure wash your mailbox, sidewalk, driveway, house retaining walls and all the areas that are moldy or dirty . the same message settles a boundary people get wrong: you are also responsible for the sidewalk that runs in front of your house by the street . cleaning that strip is yours, even though repairing it is the city's. it runs on a season, and managers give notice before they start looking: beginning in may i am going to start looking at those areas on my property inspections for violations . a first hit is normally a courtesy notice rather than a fine: many of you received a courtesy notice about pressure washing your mailbox, driveway, steps and retaining walls . every manager since 2023 has run the same cycle, and it was still in the weekly updates in july 2026. ", "__gaStepTitles": "wait out heavy pollen season, roughly late march into april, so the work lasts. cover the whole list, not just the house: roof, mailbox, driveway, sidewalk, steps and retaining walls. ask the management office for its vendor list if you need one — managers have kept one since 2023.", "url": "https://glenabbeyrules.com/rule/exterior-pressure-washing", "markdown_url": "https://glenabbeyrules.com/rule/exterior-pressure-washing.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "No governing document uses the words. What is required is that mildew and mold never accumulate, and pressure washing is simply the remedy management asks for by name, lists surfaces for, and inspects every spring.\n\nThe words \"pressure wash\" and \"power wash\" appear nowhere in the covenants, the Rules and Regulations, the By-Laws or the Design Guidelines. What those documents set is a condition, not a method: mildew/mold shall not be allowed to accumulate on the exterior of the home, with the same standard written separately for roofs and for mailboxes. How you get it off is your choice.\n\nManagement asks for it by name and lists the surfaces: pressure wash your mailbox, sidewalk, driveway, house retaining walls and all the areas that are moldy or dirty. The same message settles a boundary people get wrong: you are also responsible for the sidewalk that runs in front of your house by the street. Cleaning that strip is yours, even though repairing it is the City's.\n\nIt runs on a season, and managers give notice before they start looking: beginning in May I am going to start looking at those areas on my property inspections for violations. A first hit is normally a courtesy notice rather than a fine: many of you received a courtesy notice about pressure washing your mailbox, driveway, steps and retaining walls. Every manager since 2023 has run the same cycle, and it was still in the weekly updates in July 2026.", "sources": [ { "name": "Rules and Regulations", "section": "Home Maintenance", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "CMA email, 21 Jul 2023 · XN4578032", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "21 July 2023", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false }, { "name": "CMA email, 24 Mar 2023 · XN2673040", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "24 March 2023", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false }, { "name": "CMA email, 28 Mar 2025 · XN15495578", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "28 March 2025", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "exterior-mailbox-sign", "topic": "Home exterior", "topicId": "exterior", "verdict": "no", "title": "Can I put stick-on numbers on my mailbox?", "summary": "No — stick-on numbers are prohibited outright. Glen Abbey uses one standard address sign for every mailbox, ordered through the management office.", "updated": "5 August 2026", "plain": [ [ "Your mailbox has to display your house number, and the number has to be the community-standard sign. ", { "text": "Stick-on numbers are named specifically and prohibited, and the rule adds that signs must be consistent throughout the community.", "doc": "Rules and Regulations", "sec": "Home Maintenance, 4(b)" }, " This is not a question of doing it tidily. A neat set of adhesive numerals, a hardware-store plaque, or a custom plate all miss the standard the same way a peeling one does." ], [ "There is no working online order route any more. The web form ", { "text": "the 2023 newsletter", "doc": "GABBY, August–September 2023" }, " pointed at has since been reused for something else entirely and is closed, so the link now lands on a dead form for an unrelated matter. Ask the office directly. The Association arranges the sign rather than pointing you at a supplier. The last published price was $102 plus $25 for installation, alongside a note that eighty households were charged $127 each for both. Treat that as the last known price rather than today's, and ask the office what it costs now." ], "Enforcement on this one is real and has been since October 2023, when management began sending violation notices for stick-on numbers. If you have just moved in and inherited them, that is the notice you are most likely to receive first." ], "quote": "Stick-on numbers are prohibited. Signs must be consistent throughout the community.", "doc": "Rules and Regulations", "sec": "Home Maintenance, 4(b)", "steps": [ { "title": "Ask the management office for the current price and order form", "detail": "The 2023 order form asked residents to email the property manager by name, and that person has since left the role — use the standing role address instead. Say whether you want installation included; it was a separate line on the form.", "meta": "manager@glenabbeyhoa.com" }, { "title": "What to send", "detail": "'Requesting a replacement address sign for 123 Example Lane — please include installation' is all the office needs: your address, and whether installation is part of the order.", "meta": "Example" } ], "missed": "Assuming that any clean, legible house number satisfies the rule. The standard is a single sign used community-wide, so replacing stick-on numerals with a nicer custom plate does not clear the violation — it just changes which part of the rule it fails.", "__gaBody": "your mailbox has to display your house number, and the number has to be the community-standard sign. stick-on numbers are named specifically and prohibited, and the rule adds that signs must be consistent throughout the community. this is not a question of doing it tidily. a neat set of adhesive numerals, a hardware-store plaque, or a custom plate all miss the standard the same way a peeling one does. there is no working online order route any more. the web form the 2023 newsletter pointed at has since been reused for something else entirely and is closed, so the link now lands on a dead form for an unrelated matter. ask the office directly. the association arranges the sign rather than pointing you at a supplier. the last published price was $102 plus $25 for installation, alongside a note that eighty households were charged $127 each for both. treat that as the last known price rather than today's, and ask the office what it costs now. enforcement on this one is real and has been since october 2023, when management began sending violation notices for stick-on numbers. if you have just moved in and inherited them, that is the notice you are most likely to receive first. the 2023 order form asked residents to email the property manager by name, and that person has since left the role — use the standing role address instead. say whether you want installation included; it was a separate line on the form. 'requesting a replacement address sign for 123 example lane — please include installation' is all the office needs: your address, and whether installation is part of the order.", "__gaStepTitles": "ask the management office for the current price and order form what to send", "url": "https://glenabbeyrules.com/rule/exterior-mailbox-sign", "markdown_url": "https://glenabbeyrules.com/rule/exterior-mailbox-sign.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "No — stick-on numbers are prohibited outright. Glen Abbey uses one standard address sign for every mailbox, ordered through the management office.\n\nYour mailbox has to display your house number, and the number has to be the community-standard sign. Stick-on numbers are named specifically and prohibited, and the rule adds that signs must be consistent throughout the community. This is not a question of doing it tidily. A neat set of adhesive numerals, a hardware-store plaque, or a custom plate all miss the standard the same way a peeling one does.\n\nThere is no working online order route any more. The web form the 2023 newsletter pointed at has since been reused for something else entirely and is closed, so the link now lands on a dead form for an unrelated matter. Ask the office directly. The Association arranges the sign rather than pointing you at a supplier. The last published price was $102 plus $25 for installation, alongside a note that eighty households were charged $127 each for both. Treat that as the last known price rather than today's, and ask the office what it costs now.\n\nEnforcement on this one is real and has been since October 2023, when management began sending violation notices for stick-on numbers. If you have just moved in and inherited them, that is the notice you are most likely to receive first.", "sources": [ { "name": "Rules and Regulations", "section": "Home Maintenance, 4(b)", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "GABBY, August–September 2023", "section": null, "authority": "newsletter", "authority_label": "Community newsletter", "adopted": "August 2023", "dated_by": "the issue date", "locator": null, "url": null, "quoted": false } ] }, { "id": "exterior-mailbox-repair", "topic": "Home exterior", "topicId": "exterior", "verdict": "yes", "title": "My mailbox was hit by a car — who rebuilds it?", "summary": "You do. The brick mailbox is yours to repair, and the Association keeps no list of vendors — it has twice asked the community for one.", "updated": "6 August 2026", "plain": [ [ "The curb and sidewalk in front of your house are the City's to fix, but the mailbox standing in that same strip is not. It is yours. ", { "text": "The Rules and Regulations set the condition it has to be kept in — doors closed, in good repair, and clear of mold and mildew", "doc": "Rules and Regulations", "sec": "Home Maintenance, 4" }, " — and say nothing about who pays, because it was never in question." ], [ "There is no approved vendor and no list to ask for. The management office has twice put the question to the community rather than answered it: ", { "text": "in November 2023, after several brick mailboxes were destroyed in traffic accidents", "doc": "CMA email, 6 Nov 2023 · XN6156164" }, ", and ", { "text": "again in July 2024, for a neighbour whose mailbox had been taken out by a vehicle", "doc": "CMA email, 19 Jul 2024 · XN10765904" }, ". If you are choosing a builder, you are choosing without a recommendation from the Association." ], "No published Glen Abbey document specifies what a rebuilt mailbox has to look like. The word does not appear in the covenants, in either edition of the Design Guidelines, or in the Board's Interpretation of Covenants — the only standing rule is the upkeep line above. Match what is already on your street, and put the request in writing to the office before you build if the new one will differ from the old, so the answer exists on paper either way. The address sign is a separate matter with its own mandatory standard." ], "quote": "c) Mailbox doors should be closed and in good repair d) Mailboxes should be clear of mold/mildew and in good repair", "doc": "Rules and Regulations", "sec": "Home Maintenance, 4", "steps": [ { "title": "Tell the office it happened", "detail": "Not for permission to repair — so that a violation notice for a mailbox in poor repair does not arrive while you are waiting on a builder. Say what happened and roughly when you expect it fixed.", "meta": "manager@glenabbeyhoa.com" }, { "title": "Ask whether anyone has been recommended since", "detail": "The office asked the community for a vendor in 2023 and again in 2024. Somebody may have answered by now, and the office is where that would have landed.", "meta": "manager@glenabbeyhoa.com" } ], "missed": "Treating it like the curb. A broken curb outside your house is City infrastructure and the City repairs it; the mailbox a few feet away is yours, however it got broken and whoever broke it.", "__gaBody": "the curb and sidewalk in front of your house are the city's to fix, but the mailbox standing in that same strip is not. it is yours. the rules and regulations set the condition it has to be kept in — doors closed, in good repair, and clear of mold and mildew — and say nothing about who pays, because it was never in question. there is no approved vendor and no list to ask for. the management office has twice put the question to the community rather than answered it: in november 2023, after several brick mailboxes were destroyed in traffic accidents , and again in july 2024, for a neighbour whose mailbox had been taken out by a vehicle . if you are choosing a builder, you are choosing without a recommendation from the association. no published glen abbey document specifies what a rebuilt mailbox has to look like. the word does not appear in the covenants, in either edition of the design guidelines, or in the board's interpretation of covenants — the only standing rule is the upkeep line above. match what is already on your street, and put the request in writing to the office before you build if the new one will differ from the old, so the answer exists on paper either way. the address sign is a separate matter with its own mandatory standard. not for permission to repair — so that a violation notice for a mailbox in poor repair does not arrive while you are waiting on a builder. say what happened and roughly when you expect it fixed. the office asked the community for a vendor in 2023 and again in 2024. somebody may have answered by now, and the office is where that would have landed.", "__gaStepTitles": "tell the office it happened ask whether anyone has been recommended since", "url": "https://glenabbeyrules.com/rule/exterior-mailbox-repair", "markdown_url": "https://glenabbeyrules.com/rule/exterior-mailbox-repair.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "You do. The brick mailbox is yours to repair, and the Association keeps no list of vendors — it has twice asked the community for one.\n\nThe curb and sidewalk in front of your house are the City's to fix, but the mailbox standing in that same strip is not. It is yours. The Rules and Regulations set the condition it has to be kept in — doors closed, in good repair, and clear of mold and mildew — and say nothing about who pays, because it was never in question.\n\nThere is no approved vendor and no list to ask for. The management office has twice put the question to the community rather than answered it: in November 2023, after several brick mailboxes were destroyed in traffic accidents, and again in July 2024, for a neighbour whose mailbox had been taken out by a vehicle. If you are choosing a builder, you are choosing without a recommendation from the Association.\n\nNo published Glen Abbey document specifies what a rebuilt mailbox has to look like. The word does not appear in the covenants, in either edition of the Design Guidelines, or in the Board's Interpretation of Covenants — the only standing rule is the upkeep line above. Match what is already on your street, and put the request in writing to the office before you build if the new one will differ from the old, so the answer exists on paper either way. The address sign is a separate matter with its own mandatory standard.", "sources": [ { "name": "Rules and Regulations", "section": "Home Maintenance, 4", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "CMA email, 19 Jul 2024 · XN10765904", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "19 July 2024", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false }, { "name": "CMA email, 6 Nov 2023 · XN6156164", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "6 November 2023", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "exterior-satellite-dish", "topic": "Home exterior", "topicId": "exterior", "verdict": "depends", "title": "Can I install a satellite dish or antenna?", "summary": "Small dishes and low antennas are allowed with DRB approval — large dishes and tall antennas are banned outright.", "updated": "8 August 2026", "plain": [ "A satellite dish under one meter in diameter, or an antenna extending less than twelve feet above the roofline, is allowed — but still needs plans submitted to and approved by the DRB.", "Anything bigger is simply not allowed: dishes one meter or larger in diameter, and antennas extending more than twelve feet above the roof, are strictly prohibited regardless of DRB approval.", [ { "text": "The Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Satellite Dishes" }, " add three placement rules ", { "text": "the covenant", "doc": "Declaration of Covenants", "sec": "Art. XI § 15" }, " leaves out. No more than two dishes are allowed per lot. Placement must be in the least conspicuous location viewed from the street, and at the rear of the home if possible. And a permitted dish that can be seen from the street requires written documentation from a professional installer explaining why it has to go there, submitted to the property manager before installation. So if your installer says the rear won't get signal, get that in writing at the survey visit rather than after the mount is up. A dish on the side of the home is also expected to be screened or painted to minimise the visual effect on neighbours." ] ], "quote": "Direct Broadcast Satellite (\"DBS\") dishes measuring one meter or greater in diameter are strictly prohibited as are any antennas which extend more than twelve (12) feet above any roof line.", "doc": "Declaration of Covenants", "sec": "Art. XI, 15", "steps": [ { "title": "Submit dish/antenna specs through the DRB Modification Application", "detail": "Through glenabbeyhoa.com's own form — size, mounting location, and height above the roofline.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } }, { "title": "Get the installer's letter first if it can't go at the rear", "detail": "A dish visible from the street needs written documentation from a professional installer explaining why, submitted to the property manager before installation — not after the mount is already up.", "meta": "Before installation" }, { "title": "What a complete dish application looks like", "detail": "'0.8m dish, rear roofline, 6 ft above ridge, not visible from street' — the diameter and height numbers stated, since those are exactly what separates an approvable dish from a banned one.", "meta": "Example" } ], "missed": "Even a compliant small dish still needs DRB paperwork — size alone doesn't exempt it from approval, it just determines whether approval is possible at all.", "__gaBody": "a satellite dish under one meter in diameter, or an antenna extending less than twelve feet above the roofline, is allowed — but still needs plans submitted to and approved by the drb. anything bigger is simply not allowed: dishes one meter or larger in diameter, and antennas extending more than twelve feet above the roof, are strictly prohibited regardless of drb approval. the design guidelines add three placement rules the covenant leaves out. no more than two dishes are allowed per lot. placement must be in the least conspicuous location viewed from the street, and at the rear of the home if possible. and a permitted dish that can be seen from the street requires written documentation from a professional installer explaining why it has to go there, submitted to the property manager before installation. so if your installer says the rear won't get signal, get that in writing at the survey visit rather than after the mount is up. a dish on the side of the home is also expected to be screened or painted to minimise the visual effect on neighbours. through glenabbeyhoa.com's own form — size, mounting location, and height above the roofline. a dish visible from the street needs written documentation from a professional installer explaining why, submitted to the property manager before installation — not after the mount is already up. '0.8m dish, rear roofline, 6 ft above ridge, not visible from street' — the diameter and height numbers stated, since those are exactly what separates an approvable dish from a banned one.", "__gaStepTitles": "submit dish/antenna specs through the drb modification application get the installer's letter first if it can't go at the rear what a complete dish application looks like", "url": "https://glenabbeyrules.com/rule/exterior-satellite-dish", "markdown_url": "https://glenabbeyrules.com/rule/exterior-satellite-dish.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Small dishes and low antennas are allowed with DRB approval — large dishes and tall antennas are banned outright.\n\nA satellite dish under one meter in diameter, or an antenna extending less than twelve feet above the roofline, is allowed — but still needs plans submitted to and approved by the DRB.\n\nAnything bigger is simply not allowed: dishes one meter or larger in diameter, and antennas extending more than twelve feet above the roof, are strictly prohibited regardless of DRB approval.\n\nThe Design Guidelines add three placement rules the covenant leaves out. No more than two dishes are allowed per lot. Placement must be in the least conspicuous location viewed from the street, and at the rear of the home if possible. And a permitted dish that can be seen from the street requires written documentation from a professional installer explaining why it has to go there, submitted to the property manager before installation. So if your installer says the rear won't get signal, get that in writing at the survey visit rather than after the mount is up. A dish on the side of the home is also expected to be screened or painted to minimise the visual effect on neighbours.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 15", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Satellite Dishes", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": false } ] }, { "id": "exterior-solar-panels", "topic": "Home exterior", "topicId": "exterior", "verdict": "ask", "title": "Can I install solar panels?", "summary": "Yes, with DRB approval — solar and other energy-conservation equipment isn't banned, just reviewed like any other exterior change.", "updated": "5 August 2026", "plain": [ "Solar collector panels and related hardware need DRB approval before installation, same as any other exterior Improvement — there's no separate energy-equipment carve-out or exemption." ], "quote": "No solar energy collector panels or attendant hardware or other energy conservation equipment shall be constructed, installed or maintained upon any Lot unless approved by the DRB.", "doc": "Declaration of Covenants", "sec": "Art. XI, 12", "steps": [ { "title": "Submit panel specs and placement through the DRB Modification Application", "detail": "Through glenabbeyhoa.com's own form — panel type, mounting location, and roof elevation affected.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } }, { "title": "Ask what would blend in before you sign a contract", "detail": "Past requests stalled or were denied on how the panels looked against the roof tiles, not on the concept of solar itself. A short note to the DRB asking what's landed well before is cheaper than a denied application.", "meta": "Before you commit" }, { "title": "What to submit", "detail": "Panel model and colour, a roof diagram showing which faces are covered, and — if you can get it — a photo or rendering of how the panels sit against the existing shingle colour.", "meta": "Example" } ], "missed": "Reading \"needs DRB approval\" as \"will probably be approved.\" Every solar request that has reached the Board has stalled or been denied, and none has resulted in an installation. One request was denied on aesthetic grounds, though the Board said it remains open to a different product \"that would blend better with the roof tiles\" — the closest thing to real guidance on what would get approved. Another request led the Board to survey the community instead of deciding, and that survey found \"not enough support to approve use currently.\" As of the 2023 annual meeting, the answer was still to submit a request and let the Board decide case by case. Worth knowing before you sign an installer's contract.", "__gaBody": "solar collector panels and related hardware need drb approval before installation, same as any other exterior improvement — there's no separate energy-equipment carve-out or exemption. through glenabbeyhoa.com's own form — panel type, mounting location, and roof elevation affected. past requests stalled or were denied on how the panels looked against the roof tiles, not on the concept of solar itself. a short note to the drb asking what's landed well before is cheaper than a denied application. panel model and colour, a roof diagram showing which faces are covered, and — if you can get it — a photo or rendering of how the panels sit against the existing shingle colour.", "__gaStepTitles": "submit panel specs and placement through the drb modification application ask what would blend in before you sign a contract what to submit", "url": "https://glenabbeyrules.com/rule/exterior-solar-panels", "markdown_url": "https://glenabbeyrules.com/rule/exterior-solar-panels.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Yes, with DRB approval — solar and other energy-conservation equipment isn't banned, just reviewed like any other exterior change.\n\nSolar collector panels and related hardware need DRB approval before installation, same as any other exterior Improvement — there's no separate energy-equipment carve-out or exemption.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 12", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "exterior-temporary-structures", "topic": "Home exterior", "topicId": "exterior", "verdict": "no", "title": "Can I put a shed, trailer, or tent on my lot temporarily?", "summary": "No — temporary structures of any kind are banned, even if you only intend to use them for a short time.", "updated": "7 August 2026", "plain": [ "Trailers, tents, shacks, temporary garages, barns, or any other temporary-character structure aren't allowed on a lot at all, whether used as a residence or for any other purpose — and it doesn't matter if it's meant to be temporary or permanent.", [ "Building it properly does not rescue it. ", { "text": "The Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Detached Structures" }, " close the obvious workaround in one line — 'Utility/Garden Sheds will not be approved.' So a backyard storage shed is not a submit-it-and-see: the answer is no whether or not you frame it as temporary." ], "A permanent one is a different question, and it has a real approval route. A greenhouse, screened enclosure, cabana, gazebo, treehouse or playhouse can all be approved, subject to conditions on materials, placement and permanence." ], "quote": "No structure of a temporary character, whether a trailer, tent, shack, garage, barn or other out building, shall be permitted, maintained or used on any Lot at any time as a residence or for any other purpose, either temporarily or permanently.", "doc": "Declaration of Covenants", "sec": "Art. XI, 5", "steps": [ { "title": "If you actually want a permanent structure, apply for that instead", "detail": "A greenhouse, gazebo, cabana or playhouse has a real approval path through the DRB Modification Application on glenabbeyhoa.com — a utility shed doesn't, however it's framed.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } } ], "missed": [ "\"It's only for the weekend\" doesn't create an exception — ", { "text": "the covenant", "doc": "Declaration of Covenants" }, " explicitly rules out temporary use as a defense." ], "__gaBody": "trailers, tents, shacks, temporary garages, barns, or any other temporary-character structure aren't allowed on a lot at all, whether used as a residence or for any other purpose — and it doesn't matter if it's meant to be temporary or permanent. building it properly does not rescue it. the design guidelines close the obvious workaround in one line — 'utility/garden sheds will not be approved.' so a backyard storage shed is not a submit-it-and-see: the answer is no whether or not you frame it as temporary. a permanent one is a different question, and it has a real approval route. a greenhouse, screened enclosure, cabana, gazebo, treehouse or playhouse can all be approved, subject to conditions on materials, placement and permanence. a greenhouse, gazebo, cabana or playhouse has a real approval path through the drb modification application on glenabbeyhoa.com — a utility shed doesn't, however it's framed.", "__gaStepTitles": "if you actually want a permanent structure, apply for that instead", "url": "https://glenabbeyrules.com/rule/exterior-temporary-structures", "markdown_url": "https://glenabbeyrules.com/rule/exterior-temporary-structures.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "No — temporary structures of any kind are banned, even if you only intend to use them for a short time.\n\nTrailers, tents, shacks, temporary garages, barns, or any other temporary-character structure aren't allowed on a lot at all, whether used as a residence or for any other purpose — and it doesn't matter if it's meant to be temporary or permanent.\n\nBuilding it properly does not rescue it. The Design Guidelines close the obvious workaround in one line — 'Utility/Garden Sheds will not be approved.' So a backyard storage shed is not a submit-it-and-see: the answer is no whether or not you frame it as temporary.\n\nA permanent one is a different question, and it has a real approval route. A greenhouse, screened enclosure, cabana, gazebo, treehouse or playhouse can all be approved, subject to conditions on materials, placement and permanence.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 5", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Detached Structures", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": false } ] }, { "id": "exterior-screened-porch", "priority": 2, "topic": "Home exterior", "topicId": "exterior", "verdict": "ask", "title": "Can I screen in my porch, or add a gazebo or greenhouse?", "summary": "Yes, with prior written DRB approval. A screened enclosure, gazebo, cabana, treehouse or playhouse all count as detached structures, and their materials have to match your house.", "updated": "7 August 2026", "plain": [ [ "Yes, with prior written approval, and ", { "text": "the Guidelines name a screened enclosure specifically", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Detached Structures" }, ". It sits in a list with greenhouses, cabanas, gazebos, treehouses and playhouses. None of them may be built, installed or placed without the DRB's prior written consent, and the Guidelines give the Board sole discretion over that decision." ], [ "Materials are the part people get wrong. A detached structure's materials must match the main dwelling, not merely suit it. Screening in a porch that is attached to your house lands under ", { "text": "attached structures", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Attached Structures" }, " instead, which asks for the same thing in softer words: architecturally compatible with, and matching the materials from, the main dwelling. Plan on matching the house whichever way yours is classified." ], "Placement is where the two part company. A detached structure has to sit at the rear of the lot where you are the primary viewer, and be screened from view of the street — landscaping counts as screening. Nothing like that applies to an attached one. So a porch at the back of the house is fine on either reading, and a front porch enclosure is the one worth asking about before you pay for a design. Permits are yours to obtain either way, and DRB approval is not one." ], "quote": "A detached structure is defined as, but not limited to: a greenhouse, a screened enclosure, a cabana or gazebo, treehouse, playhouse or building separate from the main house on the Lot.", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Detached Structures", "steps": [ { "title": "Submit the DRB Modification Application before you build", "detail": "Through glenabbeyhoa.com's own form, with a site plan showing where it sits on the lot, its dimensions, and the materials and colours you will use.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } }, { "title": "What a complete application for one looks like", "detail": "'Cedar gazebo, 10x10 ft, rear yard, matching house trim colour, fixed foundation, screened from street by existing hedge' — materials matched to the house and a fixed foundation stated, since 'easily moved' is exactly what gets these declined.", "meta": "Example" } ], "missed": [ "Reading the deck rules and stopping there. ", { "text": "A deck only has to be architecturally compatible with the main dwelling", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Decks and Patios" }, ", while a detached structure's materials must match it. And being on the list is no promise of approval — 'Utility/Garden Sheds will not be approved' sits in the same six lines." ], "__gaBody": "yes, with prior written approval, and the guidelines name a screened enclosure specifically . it sits in a list with greenhouses, cabanas, gazebos, treehouses and playhouses. none of them may be built, installed or placed without the drb's prior written consent, and the guidelines give the board sole discretion over that decision. materials are the part people get wrong. a detached structure's materials must match the main dwelling, not merely suit it. screening in a porch that is attached to your house lands under attached structures instead, which asks for the same thing in softer words: architecturally compatible with, and matching the materials from, the main dwelling. plan on matching the house whichever way yours is classified. placement is where the two part company. a detached structure has to sit at the rear of the lot where you are the primary viewer, and be screened from view of the street — landscaping counts as screening. nothing like that applies to an attached one. so a porch at the back of the house is fine on either reading, and a front porch enclosure is the one worth asking about before you pay for a design. permits are yours to obtain either way, and drb approval is not one. through glenabbeyhoa.com's own form, with a site plan showing where it sits on the lot, its dimensions, and the materials and colours you will use. 'cedar gazebo, 10x10 ft, rear yard, matching house trim colour, fixed foundation, screened from street by existing hedge' — materials matched to the house and a fixed foundation stated, since 'easily moved' is exactly what gets these declined.", "__gaStepTitles": "submit the drb modification application before you build what a complete application for one looks like", "url": "https://glenabbeyrules.com/rule/exterior-screened-porch", "markdown_url": "https://glenabbeyrules.com/rule/exterior-screened-porch.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Yes, with prior written DRB approval. A screened enclosure, gazebo, cabana, treehouse or playhouse all count as detached structures, and their materials have to match your house.\n\nYes, with prior written approval, and the Guidelines name a screened enclosure specifically. It sits in a list with greenhouses, cabanas, gazebos, treehouses and playhouses. None of them may be built, installed or placed without the DRB's prior written consent, and the Guidelines give the Board sole discretion over that decision.\n\nMaterials are the part people get wrong. A detached structure's materials must match the main dwelling, not merely suit it. Screening in a porch that is attached to your house lands under attached structures instead, which asks for the same thing in softer words: architecturally compatible with, and matching the materials from, the main dwelling. Plan on matching the house whichever way yours is classified.\n\nPlacement is where the two part company. A detached structure has to sit at the rear of the lot where you are the primary viewer, and be screened from view of the street — landscaping counts as screening. Nothing like that applies to an attached one. So a porch at the back of the house is fine on either reading, and a front porch enclosure is the one worth asking about before you pay for a design. Permits are yours to obtain either way, and DRB approval is not one.", "sources": [ { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Detached Structures", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true } ] }, { "id": "exterior-lighting", "topic": "Home exterior", "topicId": "exterior", "verdict": "ask", "title": "Can I add exterior lighting to my house?", "summary": "Yes, with DRB approval — except holiday decorative lights, which don't need sign-off but do have date restrictions.", "updated": "5 August 2026", "plain": [ "Permanent exterior lighting needs DRB approval before installation, same as other exterior changes.", "Holiday decorative lighting is the one exception — it doesn't need DRB approval, but colored lights are only allowed for holidays, and lights can only be displayed November 15 through January 15.", [ { "text": "The Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Exterior Lighting" }, " fill in specifics ", { "text": "the covenant", "doc": "Declaration of Covenants", "sec": "Art. XI § 10" }, " leaves open. Fixtures are expected to be an integral, compatible part of the house's architecture or the landscaping. Accent lights, utility and security lights, and landscape lights are the accepted categories. Gas lights are fine as long as they don't rise more than 8 feet above natural grade. Lights mounted on poles or in trees to light the whole lot need DRB approval and have to sit in fixtures that shield the lamp from the street and from neighboring lots, and no fixture may create a level of illumination that's offensive or inappropriate when viewed from an adjacent property. Staked solar lights in the front yard can't be visible from the street at all." ] ], "quote": "Except for decorative lights during the holiday season, all exterior lighting on each Lot must be submitted and approved by the DRB.", "doc": "Declaration of Covenants", "sec": "Art. XI, 10", "steps": [ { "title": "Submit fixture type, location and intensity through the DRB Modification Application", "detail": "Through glenabbeyhoa.com's own form. Not required for holiday lights — this is for permanent fixtures.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } }, { "title": "What to submit", "detail": "'Two gas lanterns, front porch columns, 6 ft above grade' or 'Landscape uplights, 4 fixtures, foundation beds, shielded from street' — the count, placement and height, not just 'adding some lights.'", "meta": "Example" } ], "missed": "Two things catch people. Permanent colored landscape lighting isn't the same thing as holiday lighting. It still needs DRB approval and generally won't get it outside a holiday display, which trips up anyone who assumes \"lights are lights.\" And the staked solar path lights people buy by the boxful are regulated too: in the front yard they can't be visible from the street, which on most lots means they can't go there.", "__gaBody": "permanent exterior lighting needs drb approval before installation, same as other exterior changes. holiday decorative lighting is the one exception — it doesn't need drb approval, but colored lights are only allowed for holidays, and lights can only be displayed november 15 through january 15. the design guidelines fill in specifics the covenant leaves open. fixtures are expected to be an integral, compatible part of the house's architecture or the landscaping. accent lights, utility and security lights, and landscape lights are the accepted categories. gas lights are fine as long as they don't rise more than 8 feet above natural grade. lights mounted on poles or in trees to light the whole lot need drb approval and have to sit in fixtures that shield the lamp from the street and from neighboring lots, and no fixture may create a level of illumination that's offensive or inappropriate when viewed from an adjacent property. staked solar lights in the front yard can't be visible from the street at all. through glenabbeyhoa.com's own form. not required for holiday lights — this is for permanent fixtures. 'two gas lanterns, front porch columns, 6 ft above grade' or 'landscape uplights, 4 fixtures, foundation beds, shielded from street' — the count, placement and height, not just 'adding some lights.'", "__gaStepTitles": "submit fixture type, location and intensity through the drb modification application what to submit", "url": "https://glenabbeyrules.com/rule/exterior-lighting", "markdown_url": "https://glenabbeyrules.com/rule/exterior-lighting.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Yes, with DRB approval — except holiday decorative lights, which don't need sign-off but do have date restrictions.\n\nPermanent exterior lighting needs DRB approval before installation, same as other exterior changes.\n\nHoliday decorative lighting is the one exception — it doesn't need DRB approval, but colored lights are only allowed for holidays, and lights can only be displayed November 15 through January 15.\n\nThe Design Guidelines fill in specifics the covenant leaves open. Fixtures are expected to be an integral, compatible part of the house's architecture or the landscaping. Accent lights, utility and security lights, and landscape lights are the accepted categories. Gas lights are fine as long as they don't rise more than 8 feet above natural grade. Lights mounted on poles or in trees to light the whole lot need DRB approval and have to sit in fixtures that shield the lamp from the street and from neighboring lots, and no fixture may create a level of illumination that's offensive or inappropriate when viewed from an adjacent property. Staked solar lights in the front yard can't be visible from the street at all.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 10", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Exterior Lighting", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": false } ] }, { "id": "parking-street-24hr", "priority": 1, "topic": "Parking & vehicles", "topicId": "parking", "verdict": "depends", "title": "How long can I park on the street?", "summary": "Up to 24 hours for a car, van or truck — after that it can be treated as a nuisance and removed at your expense. Guests and contractors get some day-of flexibility.", "updated": "5 August 2026", "plain": [ [ "Residents are expected to park in their garage or driveway, not the street. ", { "text": "No automobile, van or truck may sit on any street for more than 24 hours.", "doc": "Declaration of Covenants", "sec": "Art. XI, 14" }, " After that it is treated as a nuisance and the Board can have it removed at the owner's expense. ", { "text": "Guests and contractors visiting for the day or evening can park on the street as long as they're not blocking access to other homes. Don't double-park", "doc": "Rules and Regulations", "sec": "Vehicles, Trailers, Boats and Parking" }, " — it blocks emergency vehicles from navigating the community." ], "If you're hosting a guest in a motor home for longer than 24 hours, the Board can allow up to 7 days within a 120-day period in your driveway. You have to notify management in writing first.", [ "The Association keeps No Parking signs and will lend them, which nothing published mentions. ", { "text": "Reserve them on the same request form used for estate-sale signs, giving the dates you need them", "doc": "Sign Rental Request Form — glenabbeyhoa.com" }, ". Worth doing for a moving truck, a skip, or a contractor who needs the kerb kept clear." ] ], "quote": "No automobile, van or truck may be parked along any street for a period longer than twenty-four (24) hours. After such twenty-four (24) hour period, such automobile, van or truck shall be considered a nuisance and may be removed from the Community by the Board of Directors at the expense of the Owner.", "doc": "Declaration of Covenants", "sec": "Art. XI, 14", "steps": [], "missed": "The extended motor-home guest exception requires advance written notice to management — showing up with a guest's RV and explaining after the fact doesn't qualify.", "__gaBody": "residents are expected to park in their garage or driveway, not the street. no automobile, van or truck may sit on any street for more than 24 hours. after that it is treated as a nuisance and the board can have it removed at the owner's expense. guests and contractors visiting for the day or evening can park on the street as long as they're not blocking access to other homes. don't double-park — it blocks emergency vehicles from navigating the community. if you're hosting a guest in a motor home for longer than 24 hours, the board can allow up to 7 days within a 120-day period in your driveway. you have to notify management in writing first. the association keeps no parking signs and will lend them, which nothing published mentions. reserve them on the same request form used for estate-sale signs, giving the dates you need them . worth doing for a moving truck, a skip, or a contractor who needs the kerb kept clear.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/parking-street-24hr", "markdown_url": "https://glenabbeyrules.com/rule/parking-street-24hr.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Up to 24 hours for a car, van or truck — after that it can be treated as a nuisance and removed at your expense. Guests and contractors get some day-of flexibility.\n\nResidents are expected to park in their garage or driveway, not the street. No automobile, van or truck may sit on any street for more than 24 hours. After that it is treated as a nuisance and the Board can have it removed at the owner's expense. Guests and contractors visiting for the day or evening can park on the street as long as they're not blocking access to other homes. Don't double-park — it blocks emergency vehicles from navigating the community.\n\nIf you're hosting a guest in a motor home for longer than 24 hours, the Board can allow up to 7 days within a 120-day period in your driveway. You have to notify management in writing first.\n\nThe Association keeps No Parking signs and will lend them, which nothing published mentions. Reserve them on the same request form used for estate-sale signs, giving the dates you need them. Worth doing for a moving truck, a skip, or a contractor who needs the kerb kept clear.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 14", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Rules and Regulations", "section": "Vehicles, Trailers, Boats and Parking", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Sign Rental Request Form — glenabbeyhoa.com", "section": null, "authority": "form", "authority_label": "Official form", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/request-manager/?view=usersubmit&cat=15", "quoted": false } ] }, { "id": "parking-speeding-traffic", "topic": "Parking & vehicles", "topicId": "parking", "verdict": "depends", "title": "Can the HOA do anything about speeding, or is that the City's job?", "summary": "It can do more than most people think. The covenant authorises the Association to set and enforce its own speed limits and traffic rules inside the community, and to fine for breaking them.", "updated": "7 August 2026", "plain": [ [ "The common answer in the neighbourhood is that these are public streets, so only the police can act. That is half right and the wrong half. State and county traffic law does apply on every street here. But ", { "text": "the covenant", "doc": "Declaration of Covenants", "sec": "Art. XI § 17" }, " separately authorises the Association to promulgate, administer and enforce its own rules governing vehicular and pedestrian traffic, including reasonable safety measures and speed limits." ], "It also gives the Association teeth: it may establish whatever enforcement procedures it considers appropriate, including levying fines for violations. What no published document shows is the Association ever using it — no edition of the Rules and Regulations sets a speed limit, and the 25 mph everyone quotes is the City's posted limit, enforced by the police with a citation. So the power is real and, so far as anything published shows, unused.", [ "Physical changes are a different question with a different answer. Speed bumps, stop signs and crosswalks on public streets need the City, not just the Board, and ", { "text": "the City requires 75% of the neighborhood to vote in favor before it will install speed bumps", "doc": "Glen Abbey Annual Meeting Presentation, 2023" }, " — a resident-led effort to get that vote fell short once already, which is why past efforts have stalled at the City stage rather than the Board stage. The practical read: complaints about a specific driver are something the Association can act on, while requests for new hardware in the road are a City process the Board can support but cannot decide." ] ], "quote": "The Association is hereby authorized to promulgate, administer and enforce Rules and Regulations governing vehicular and pedestrian traffic, including reasonable safety measures and speed limits, within the Community.", "doc": "Declaration of Covenants", "sec": "Art. XI, 17", "steps": [], "missed": [ "\"They're public roads, so the HOA can't touch it.\" ", "The covenant", " says otherwise — the Association may set speed limits inside the community and fine for them." ], "__gaBody": "the common answer in the neighbourhood is that these are public streets, so only the police can act. that is half right and the wrong half. state and county traffic law does apply on every street here. but the covenant separately authorises the association to promulgate, administer and enforce its own rules governing vehicular and pedestrian traffic, including reasonable safety measures and speed limits. it also gives the association teeth: it may establish whatever enforcement procedures it considers appropriate, including levying fines for violations. what no published document shows is the association ever using it — no edition of the rules and regulations sets a speed limit, and the 25 mph everyone quotes is the city's posted limit, enforced by the police with a citation. so the power is real and, so far as anything published shows, unused. physical changes are a different question with a different answer. speed bumps, stop signs and crosswalks on public streets need the city, not just the board, and the city requires 75% of the neighborhood to vote in favor before it will install speed bumps — a resident-led effort to get that vote fell short once already, which is why past efforts have stalled at the city stage rather than the board stage. the practical read: complaints about a specific driver are something the association can act on, while requests for new hardware in the road are a city process the board can support but cannot decide.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/parking-speeding-traffic", "markdown_url": "https://glenabbeyrules.com/rule/parking-speeding-traffic.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "It can do more than most people think. The covenant authorises the Association to set and enforce its own speed limits and traffic rules inside the community, and to fine for breaking them.\n\nThe common answer in the neighbourhood is that these are public streets, so only the police can act. That is half right and the wrong half. State and county traffic law does apply on every street here. But the covenant separately authorises the Association to promulgate, administer and enforce its own rules governing vehicular and pedestrian traffic, including reasonable safety measures and speed limits.\n\nIt also gives the Association teeth: it may establish whatever enforcement procedures it considers appropriate, including levying fines for violations. What no published document shows is the Association ever using it — no edition of the Rules and Regulations sets a speed limit, and the 25 mph everyone quotes is the City's posted limit, enforced by the police with a citation. So the power is real and, so far as anything published shows, unused.\n\nPhysical changes are a different question with a different answer. Speed bumps, stop signs and crosswalks on public streets need the City, not just the Board, and the City requires 75% of the neighborhood to vote in favor before it will install speed bumps — a resident-led effort to get that vote fell short once already, which is why past efforts have stalled at the City stage rather than the Board stage. The practical read: complaints about a specific driver are something the Association can act on, while requests for new hardware in the road are a City process the Board can support but cannot decide.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 17", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Glen Abbey Annual Meeting Presentation, 2023", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "2023", "dated_by": "the annual meeting it was presented at", "locator": { "nav": "Minutes", "shown": "Annual Meeting Presentation", "file": "GLEN ABBEY ANNUAL MEETING 2023.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false } ] }, { "id": "parking-rv-boat-trailer", "priority": 2, "topic": "Parking & vehicles", "topicId": "parking", "verdict": "depends", "title": "Can I keep my boat, RV, or trailer at my house?", "summary": "On the driveway, for up to 24 hours at a time — anything longer has to go in an enclosed garage.", "updated": "5 August 2026", "plain": [ [ { "text": "Boats, buses, RVs, motorcycles, mopeds, ATVs, scooters, mini bikes, go-carts, motor homes, mobile homes, trailers and campers can sit on your driveway for up to 24 hours.", "doc": "Rules and Regulations", "sec": "Vehicles, Trailers, Boats and Parking, 6" }, " Kept longer than that, they have to be stored in an enclosed garage — the driveway isn't a long-term storage option." ], [ { "text": "A boat or trailer left on the driveway past 24 hours can be treated as a nuisance and removed by the Board at the owner's expense", "doc": "Declaration of Covenants", "sec": "Art. XI, 14" }, ", same as an overstaying car on the street." ], "One written exception, and it is the one people ask about: a guest travelling in a motor home may park in your driveway for longer than 24 hours — up to 7 days in any 120-day period — provided you notify management in writing of the extended stay. It covers a visitor's motor home, not your own, and the notice has to be in writing and go in first." ], "quote": "Boats and/or trailers, motor homes or campers may be placed on a driveway for no longer than 24 hours.", "doc": "Rules and Regulations", "sec": "Vehicles, Trailers, Boats and Parking, 6", "steps": [], "missed": "\"It's on my own driveway\" doesn't exempt it from the 24-hour clock — the rule applies to driveways just like it does to the street.", "__gaBody": "boats, buses, rvs, motorcycles, mopeds, atvs, scooters, mini bikes, go-carts, motor homes, mobile homes, trailers and campers can sit on your driveway for up to 24 hours. kept longer than that, they have to be stored in an enclosed garage — the driveway isn't a long-term storage option. a boat or trailer left on the driveway past 24 hours can be treated as a nuisance and removed by the board at the owner's expense , same as an overstaying car on the street. one written exception, and it is the one people ask about: a guest travelling in a motor home may park in your driveway for longer than 24 hours — up to 7 days in any 120-day period — provided you notify management in writing of the extended stay. it covers a visitor's motor home, not your own, and the notice has to be in writing and go in first.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/parking-rv-boat-trailer", "markdown_url": "https://glenabbeyrules.com/rule/parking-rv-boat-trailer.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "On the driveway, for up to 24 hours at a time — anything longer has to go in an enclosed garage.\n\nBoats, buses, RVs, motorcycles, mopeds, ATVs, scooters, mini bikes, go-carts, motor homes, mobile homes, trailers and campers can sit on your driveway for up to 24 hours. Kept longer than that, they have to be stored in an enclosed garage — the driveway isn't a long-term storage option.\n\nA boat or trailer left on the driveway past 24 hours can be treated as a nuisance and removed by the Board at the owner's expense, same as an overstaying car on the street.\n\nOne written exception, and it is the one people ask about: a guest travelling in a motor home may park in your driveway for longer than 24 hours — up to 7 days in any 120-day period — provided you notify management in writing of the extended stay. It covers a visitor's motor home, not your own, and the notice has to be in writing and go in first.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 14", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Rules and Regulations", "section": "Vehicles, Trailers, Boats and Parking, 6", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "parking-inoperable-commercial", "priority": 2, "topic": "Parking & vehicles", "topicId": "parking", "verdict": "no", "title": "Can I keep an inoperable car or a commercial vehicle at my house?", "summary": "Not visibly — both have to be stored inside an enclosed garage, out of sight.", "updated": "5 August 2026", "plain": [ [ { "text": "Vehicles that are dismantled, partially dismantled, inoperative, discarded, or unregistered have to be stored inside an enclosed garage", "doc": "Declaration of Covenants", "sec": "Art. XI, 14" }, " — not the driveway, not the street." ], [ { "text": "Commercial vehicles are held to the same standard: garage storage", "doc": "Rules and Regulations", "sec": "Vehicles, Trailers, Boats and Parking, 9" }, ", not visible parking." ], "Repairs beyond a quick emergency fix (enough to move the car) also have to happen inside an enclosed garage — no driveway car projects." ], "quote": "Automobiles and other transportation vehicles or devices which are either dismantled, partially dismantled, inoperative, discarded or which do not have a valid license plates attached thereto must be stored within an enclosed garage.", "doc": "Declaration of Covenants", "sec": "Art. XI, 14", "steps": [], "missed": "A car with an expired tag counts as violating this rule even if it otherwise runs fine — \"no valid license plate\" is its own trigger, separate from whether the car actually works.", "__gaBody": "vehicles that are dismantled, partially dismantled, inoperative, discarded, or unregistered have to be stored inside an enclosed garage — not the driveway, not the street. commercial vehicles are held to the same standard: garage storage , not visible parking. repairs beyond a quick emergency fix (enough to move the car) also have to happen inside an enclosed garage — no driveway car projects.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/parking-inoperable-commercial", "markdown_url": "https://glenabbeyrules.com/rule/parking-inoperable-commercial.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "Not visibly — both have to be stored inside an enclosed garage, out of sight.\n\nVehicles that are dismantled, partially dismantled, inoperative, discarded, or unregistered have to be stored inside an enclosed garage — not the driveway, not the street.\n\nCommercial vehicles are held to the same standard: garage storage, not visible parking.\n\nRepairs beyond a quick emergency fix (enough to move the car) also have to happen inside an enclosed garage — no driveway car projects.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 14", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Rules and Regulations", "section": "Vehicles, Trailers, Boats and Parking, 9", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false } ] }, { "id": "parking-motorized-scooters", "topic": "Parking & vehicles", "topicId": "parking", "verdict": "depends", "title": "Can my kid ride a motorized scooter or moped in the neighborhood?", "summary": "On your own property, yes — on Glen Abbey's streets, no. Georgia law treats any publicly-maintained street as a highway, and mopeds/motor-driven cycles can't legally be ridden there without a driver's license, a helmet, and the right equipment.", "updated": "6 August 2026", "plain": [ "This isn't an HOA-specific rule. It's a Georgia state law question, and the Board's posted guidance on it is literally a City of Alpharetta police memo, not a covenant provision. Under Georgia law, most motorized scooters, mopeds, and similar \"toys\" legally qualify as a moped or motor-driven cycle, which makes them subject to the same rules as any motor vehicle once they're on a public street.", "Any Glen Abbey street open to public travel counts as a \"highway\" for this purpose. On a highway, riding one legally requires a driver's license (for most riders), a helmet, and functioning equipment like lights and a horn — requirements the typical kids' electric scooter doesn't meet and the typical young rider doesn't have. Riding is lawful on your own private property." ], "quote": "It is made apparent that the use of mopeds and/or motor driven cycles on private property within the City of Alpharetta is lawful. It is made apparent that the use of mopeds and/or motor driven cycles on the public roadways of the City of Alpharetta is unlawful.", "doc": "Motorized Scooters", "sec": "Enforcing", "steps": [], "missed": "A residential street inside Glen Abbey still counts as a public roadway/highway under Georgia law if it's publicly maintained — \"it's just our neighborhood street\" doesn't create an exception.", "__gaBody": "this isn't an hoa-specific rule. it's a georgia state law question, and the board's posted guidance on it is literally a city of alpharetta police memo, not a covenant provision. under georgia law, most motorized scooters, mopeds, and similar \"toys\" legally qualify as a moped or motor-driven cycle, which makes them subject to the same rules as any motor vehicle once they're on a public street. any glen abbey street open to public travel counts as a \"highway\" for this purpose. on a highway, riding one legally requires a driver's license (for most riders), a helmet, and functioning equipment like lights and a horn — requirements the typical kids' electric scooter doesn't meet and the typical young rider doesn't have. riding is lawful on your own private property.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/parking-motorized-scooters", "markdown_url": "https://glenabbeyrules.com/rule/parking-motorized-scooters.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "On your own property, yes — on Glen Abbey's streets, no. Georgia law treats any publicly-maintained street as a highway, and mopeds/motor-driven cycles can't legally be ridden there without a driver's license, a helmet, and the right equipment.\n\nThis isn't an HOA-specific rule. It's a Georgia state law question, and the Board's posted guidance on it is literally a City of Alpharetta police memo, not a covenant provision. Under Georgia law, most motorized scooters, mopeds, and similar \"toys\" legally qualify as a moped or motor-driven cycle, which makes them subject to the same rules as any motor vehicle once they're on a public street.\n\nAny Glen Abbey street open to public travel counts as a \"highway\" for this purpose. On a highway, riding one legally requires a driver's license (for most riders), a helmet, and functioning equipment like lights and a horn — requirements the typical kids' electric scooter doesn't meet and the typical young rider doesn't have. Riding is lawful on your own private property.", "sources": [ { "name": "Motorized Scooters", "section": "Enforcing", "authority": "state-law", "authority_label": "Georgia law", "adopted": null, "dated_by": "not an Association policy at all — it is a reprinted article by an Alpharetta police sergeant", "locator": { "nav": "Governing Documents", "shown": "Motorized Scooters", "file": "Policy - Motorized Scooters.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "trash-pickup-day", "priority": 1, "topic": "Trash & bins", "topicId": "trash", "verdict": "yes", "title": "What day is trash picked up, and what happens on holidays?", "summary": "Friday. Collection is a City of Alpharetta service, not an HOA one, and only three holidays move it — New Year's Day, Thanksgiving and Christmas.", "updated": "6 August 2026", "plain": [ [ "Collection day in Glen Abbey is Friday, per the Association's ", { "text": "Welcome Packet", "doc": "Welcome Packet, Dec. 2024" }, ". Trash, recycling and yard waste all run weekly on the same day, and carts need to be at the curb no later than 7am on your service day — earlier than most people assume, and earlier than the HOA's own rule about when bins may go out. This is a City of Alpharetta service, not an HOA service. The City contracts collection to Republic Services and bills you directly. The Association isn't a party to it, so there is no account the property manager can adjust and no credit they can issue." ], [ "Only three holidays shift the schedule: New Year's Day, Thanksgiving and Christmas. ", { "text": "If your service day falls on one of those, or on any later day in the same week, collection moves to the day after your normal day,", "doc": "Service Schedule & Rates — City of Alpharetta", "sec": "Holiday Schedule" }, " and that one-day delay carries through the rest of that week. Every other holiday, including the ones that close the office, runs on the normal schedule. If you think the day has changed, check the City's own Residential Sanitation Pickup Day List by address rather than relying on an HOA document." ], "Holidays are the only scheduled reason the day moves, but not the only reason it has moved. Collection has slipped by a day before for a landfill closure, for post-holiday catch-up, and for weather. Those arrive as an Association email or a Republic notice, not on any published calendar." ], "quote": "If your regularly scheduled service day falls on one of the holidays listed above or a subsequent day of the same week, your revised service will occur on the day following your regularly scheduled service.", "doc": "Service Schedule & Rates — City of Alpharetta", "sec": "Holiday Schedule", "steps": [ { "title": "More trash than fits in the cart? Buy a trash tag", "detail": "Attach one tag to each extra bag or container of garbage that isn't in the City's standard cart. $2 cash at the management office as of November 2024; also sold at City Hall. Ask for the yellow tags, bring exact change, and go on a weekday — the office is open Monday to Friday, 9am to 5pm, so this is not a Sunday-night errand. Don't use the clubhouse dumpsters for this — residents have been told repeatedly those are not for household trash.", "meta": "$2 (Nov 2024)" }, { "title": "Starting, stopping, or transferring service — that's the City, not the HOA", "detail": "Use the City of Alpharetta's Establish/Terminate Trash Service form. Billing runs through the City too, so the management office has no account to adjust for you.", "meta": "City of Alpharetta" }, { "title": "Missed pickup or a damaged cart — call Republic Services", "detail": "678-407-6216 is Republic's customer service line for Alpharetta, the same number the City itself publishes. Call rather than waiting to see if it's picked up on the next scheduled day.", "meta": "678-407-6216" }, { "title": "What to say", "detail": "Example, calling 678-407-6216: \"My trash wasn't picked up on my regular Friday service day at [address], and recycling and yard waste weren't either.\" Have your address and the date of the missed pickup ready.", "meta": "" } ], "missed": "Assuming every public holiday moves the schedule. Only three do. On the rest, carts go out as usual, and a bin left in the garage on, say, Memorial Day just misses that week.", "__gaBody": "collection day in glen abbey is friday, per the association's welcome packet . trash, recycling and yard waste all run weekly on the same day, and carts need to be at the curb no later than 7am on your service day — earlier than most people assume, and earlier than the hoa's own rule about when bins may go out. this is a city of alpharetta service, not an hoa service. the city contracts collection to republic services and bills you directly. the association isn't a party to it, so there is no account the property manager can adjust and no credit they can issue. only three holidays shift the schedule: new year's day, thanksgiving and christmas. if your service day falls on one of those, or on any later day in the same week, collection moves to the day after your normal day, and that one-day delay carries through the rest of that week. every other holiday, including the ones that close the office, runs on the normal schedule. if you think the day has changed, check the city's own residential sanitation pickup day list by address rather than relying on an hoa document. holidays are the only scheduled reason the day moves, but not the only reason it has moved. collection has slipped by a day before for a landfill closure, for post-holiday catch-up, and for weather. those arrive as an association email or a republic notice, not on any published calendar. attach one tag to each extra bag or container of garbage that isn't in the city's standard cart. $2 cash at the management office as of november 2024; also sold at city hall. ask for the yellow tags, bring exact change, and go on a weekday — the office is open monday to friday, 9am to 5pm, so this is not a sunday-night errand. don't use the clubhouse dumpsters for this — residents have been told repeatedly those are not for household trash. use the city of alpharetta's establish/terminate trash service form. billing runs through the city too, so the management office has no account to adjust for you. 678-407-6216 is republic's customer service line for alpharetta, the same number the city itself publishes. call rather than waiting to see if it's picked up on the next scheduled day. example, calling 678-407-6216: \"my trash wasn't picked up on my regular friday service day at [address], and recycling and yard waste weren't either.\" have your address and the date of the missed pickup ready.", "__gaStepTitles": "more trash than fits in the cart? buy a trash tag starting, stopping, or transferring service — that's the city, not the hoa missed pickup or a damaged cart — call republic services what to say", "url": "https://glenabbeyrules.com/rule/trash-pickup-day", "markdown_url": "https://glenabbeyrules.com/rule/trash-pickup-day.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Friday. Collection is a City of Alpharetta service, not an HOA one, and only three holidays move it — New Year's Day, Thanksgiving and Christmas.\n\nCollection day in Glen Abbey is Friday, per the Association's Welcome Packet. Trash, recycling and yard waste all run weekly on the same day, and carts need to be at the curb no later than 7am on your service day — earlier than most people assume, and earlier than the HOA's own rule about when bins may go out. This is a City of Alpharetta service, not an HOA service. The City contracts collection to Republic Services and bills you directly. The Association isn't a party to it, so there is no account the property manager can adjust and no credit they can issue.\n\nOnly three holidays shift the schedule: New Year's Day, Thanksgiving and Christmas. If your service day falls on one of those, or on any later day in the same week, collection moves to the day after your normal day, and that one-day delay carries through the rest of that week. Every other holiday, including the ones that close the office, runs on the normal schedule. If you think the day has changed, check the City's own Residential Sanitation Pickup Day List by address rather than relying on an HOA document.\n\nHolidays are the only scheduled reason the day moves, but not the only reason it has moved. Collection has slipped by a day before for a landfill closure, for post-holiday catch-up, and for weather. Those arrive as an Association email or a Republic notice, not on any published calendar.", "sources": [ { "name": "Service Schedule & Rates — City of Alpharetta", "section": "Holiday Schedule", "authority": "city-service", "authority_label": "City service", "adopted": null, "dated_by": "a City service page, updated in place", "locator": null, "url": "https://www.alpharetta.ga.us/service-schedule-rates", "quoted": true }, { "name": "Welcome Packet, Dec. 2024", "section": null, "authority": "management", "authority_label": "Management document", "adopted": "December 2024", "dated_by": "the edition date in the filename", "locator": { "nav": "Welcome Packet", "file": "WELCOME TO GLEN ABBEY - 12.2024.pdf", "place": "the CMA portal" }, "url": "https://portal.cmacommunities.com/community/documents/a/644/f/2613", "quoted": false } ] }, { "id": "trash-bin-timing", "priority": 1, "topic": "Trash & bins", "topicId": "trash", "verdict": "depends", "title": "When can I put my trash cans out?", "summary": "No earlier than 5pm the night before pickup, and out of sight again by the night of pickup — that covers bags as well as cans, which otherwise live behind the house.", "updated": "5 August 2026", "plain": [ [ { "text": "Trash cans, wood piles and similar items have to be stored out of view from the street, generally in the rear of the house or properly screened.", "doc": "Declaration of Covenants", "sec": "Art. XI, 9" }, " Cans can go to the curb no earlier than 5pm the night before pickup day and need to be back out of sight by the night of pickup day. Trash itself has to stay in covered, sanitary containers and can't be left to accumulate, and exterior clotheslines are banned outright under the same section." ], "The 5pm rule covers bags as well as cans — the Association states it as \"Trash cans and bags may be put out no earlier than 5 pm the night before pick-up day and must be placed out of sight the night of pick-up\" (CMA Weekly Update, 3 Jul 2026). A bag of yard waste staged at the curb on Wednesday is the same violation as a can put out on Wednesday.", [ "Trash violations have their own fine ladder, and it's gentler than the community-wide one, per the ", { "text": "Rules and Regulations", "doc": "Rules and Regulations", "sec": "Garbage Bins/Yard Trash" }, ": a written notice for the first violation, then $25, $100, $250, and $500, on a rolling six-month schedule. That's a separate track from the general $100 / $250 / $500 ladder used for other violations." ] ], "quote": "All garbage cans, wood piles, and related equipment and other similar items shall be located or screened so as to be concealed from view from the streets in front each Lot and shall be located in the rear of each Residential Unit.", "doc": "Declaration of Covenants", "sec": "Art. XI, 9", "steps": [], "missed": "Cans sitting at the curb for days after pickup — not just put out early — is one of the more common violations, since it's easy to forget to bring them back in.", "__gaBody": "trash cans, wood piles and similar items have to be stored out of view from the street, generally in the rear of the house or properly screened. cans can go to the curb no earlier than 5pm the night before pickup day and need to be back out of sight by the night of pickup day. trash itself has to stay in covered, sanitary containers and can't be left to accumulate, and exterior clotheslines are banned outright under the same section. the 5pm rule covers bags as well as cans — the association states it as \"trash cans and bags may be put out no earlier than 5 pm the night before pick-up day and must be placed out of sight the night of pick-up\" (cma weekly update, 3 jul 2026). a bag of yard waste staged at the curb on wednesday is the same violation as a can put out on wednesday. trash violations have their own fine ladder, and it's gentler than the community-wide one, per the rules and regulations : a written notice for the first violation, then $25, $100, $250, and $500, on a rolling six-month schedule. that's a separate track from the general $100 / $250 / $500 ladder used for other violations.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/trash-bin-timing", "markdown_url": "https://glenabbeyrules.com/rule/trash-bin-timing.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "No earlier than 5pm the night before pickup, and out of sight again by the night of pickup — that covers bags as well as cans, which otherwise live behind the house.\n\nTrash cans, wood piles and similar items have to be stored out of view from the street, generally in the rear of the house or properly screened. Cans can go to the curb no earlier than 5pm the night before pickup day and need to be back out of sight by the night of pickup day. Trash itself has to stay in covered, sanitary containers and can't be left to accumulate, and exterior clotheslines are banned outright under the same section.\n\nThe 5pm rule covers bags as well as cans — the Association states it as \"Trash cans and bags may be put out no earlier than 5 pm the night before pick-up day and must be placed out of sight the night of pick-up\" (CMA Weekly Update, 3 Jul 2026). A bag of yard waste staged at the curb on Wednesday is the same violation as a can put out on Wednesday.\n\nTrash violations have their own fine ladder, and it's gentler than the community-wide one, per the Rules and Regulations: a written notice for the first violation, then $25, $100, $250, and $500, on a rolling six-month schedule. That's a separate track from the general $100 / $250 / $500 ladder used for other violations.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 9", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Rules and Regulations", "section": "Garbage Bins/Yard Trash", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false } ] }, { "id": "trash-yard-debris", "priority": 2, "topic": "Trash & bins", "topicId": "trash", "verdict": "yes", "title": "Where do I put landscaping debris or renovation trash?", "summary": "Bag it and stage it near the garage until collection day — and never blow or dump it into the street, storm drains, or the lake.", "updated": "5 August 2026", "plain": [ [ "Landscape debris bags can be placed close to the garage door until trash day, but they only go to the curb the evening before pickup, not earlier in the week. Beyond bagged debris, ", { "text": "owners and their lawn services can't blow grass clippings, pine needles or other yard waste into the street, a storm drain, the lake, or onto other people's property.", "doc": "Rules and Regulations", "sec": "Landscaping 3(b)" }, " Dumping or burning construction debris or trees on a lot isn't permitted at all, outside of the builder exception during initial construction, under ", { "text": "the covenant", "doc": "Declaration of Covenants", "sec": "Art. XI, 9" }, "." ], "The responsibility line is further out than most people assume: \"each owner is responsible for the removal of debris, weeds, clippings, leaves, etc. from the property line to the center of the adjacent street.\" Debris that ends up in the gutter in front of your house is still yours.", "Leaves count as landscape debris too, and the Association asks that they be cleared as they fall rather than left until the end of the season — raked or blown at least once a week during leaf fall. This is a stated expectation rather than a separately fined rule, but the underlying obligation to remove leaves is in the Rules." ], "quote": "Owners or their lawn service providers shall not blow grass clippings, pine needles or other landscaping debris into the street, a storm drain, the lake or onto other properties.", "doc": "Rules and Regulations", "sec": "Landscaping 3(b)", "steps": [], "missed": "This applies to your lawn service too — hiring a crew doesn't transfer responsibility away from the owner if they blow clippings into the street or a drain.", "__gaBody": "landscape debris bags can be placed close to the garage door until trash day, but they only go to the curb the evening before pickup, not earlier in the week. beyond bagged debris, owners and their lawn services can't blow grass clippings, pine needles or other yard waste into the street, a storm drain, the lake, or onto other people's property. dumping or burning construction debris or trees on a lot isn't permitted at all, outside of the builder exception during initial construction, under the covenant . the responsibility line is further out than most people assume: \"each owner is responsible for the removal of debris, weeds, clippings, leaves, etc. from the property line to the center of the adjacent street.\" debris that ends up in the gutter in front of your house is still yours. leaves count as landscape debris too, and the association asks that they be cleared as they fall rather than left until the end of the season — raked or blown at least once a week during leaf fall. this is a stated expectation rather than a separately fined rule, but the underlying obligation to remove leaves is in the rules.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/trash-yard-debris", "markdown_url": "https://glenabbeyrules.com/rule/trash-yard-debris.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Bag it and stage it near the garage until collection day — and never blow or dump it into the street, storm drains, or the lake.\n\nLandscape debris bags can be placed close to the garage door until trash day, but they only go to the curb the evening before pickup, not earlier in the week. Beyond bagged debris, owners and their lawn services can't blow grass clippings, pine needles or other yard waste into the street, a storm drain, the lake, or onto other people's property. Dumping or burning construction debris or trees on a lot isn't permitted at all, outside of the builder exception during initial construction, under the covenant.\n\nThe responsibility line is further out than most people assume: \"each owner is responsible for the removal of debris, weeds, clippings, leaves, etc. from the property line to the center of the adjacent street.\" Debris that ends up in the gutter in front of your house is still yours.\n\nLeaves count as landscape debris too, and the Association asks that they be cleared as they fall rather than left until the end of the season — raked or blown at least once a week during leaf fall. This is a stated expectation rather than a separately fined rule, but the underlying obligation to remove leaves is in the Rules.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 9", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Rules and Regulations", "section": "Landscaping 3(b)", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "contractor-sign", "priority": 2, "topic": "Signs & flags", "topicId": "signs", "verdict": "no", "title": "Can I put a contractor sign in my yard during work?", "summary": "No. Contractor and vendor signs are not permitted in yards at any time, even mid-project.", "updated": "5 August 2026", "plain": [ [ { "text": "The recorded covenant", "doc": "Declaration of Covenants", "sec": "Art. XI § 6" }, " bans essentially all signage without Board consent, and ", { "text": "the Rules and Regulations", "doc": "Rules and Regulations", "sec": "Signs" }, " say it flatly: \"Contractor signs are not allowed on lots.\" That covers signs during an active project, not just after it's finished." ] ], "quote": "Except for signs placed in the Community by Declarant or affiliates of Declarant, no signs, including \"For Sale\" signs, billboards, posters or advertising devices of any character shall be erected, permitted or maintained on any Lot or on the Common Area without the express written consent of the Board of Directors.", "doc": "Declaration of Covenants", "sec": "Art. XI, 6", "steps": [], "missed": "A yard sign that goes up \"just for the weekend\" still draws a notice.", "__gaBody": "the recorded covenant bans essentially all signage without board consent, and the rules and regulations say it flatly: \"contractor signs are not allowed on lots.\" that covers signs during an active project, not just after it's finished.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/contractor-sign", "markdown_url": "https://glenabbeyrules.com/rule/contractor-sign.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "No. Contractor and vendor signs are not permitted in yards at any time, even mid-project.\n\nThe recorded covenant bans essentially all signage without Board consent, and the Rules and Regulations say it flatly: \"Contractor signs are not allowed on lots.\" That covers signs during an active project, not just after it's finished.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 6", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Rules and Regulations", "section": "Signs", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false } ] }, { "id": "trash-bulky-items", "priority": 2, "topic": "Trash & bins", "topicId": "trash", "verdict": "yes", "title": "Will the trash company take a mattress or an old sofa?", "summary": "Yes, but only if you schedule it first. Bulky-item pickup is arranged by phone — leaving something at the curb and hoping does not work.", "updated": "5 August 2026", "plain": [ "Large items are collected, but not automatically and not on your normal service day. You call Republic Services in advance to arrange the pickup. Put one out on a regular collection day without calling first and it will usually just sit there, which becomes a visible-storage problem under the community standards.", [ "Republic Services' customer service number for Alpharetta is 678-407-6216, which is the number the City of Alpharetta itself publishes. Requests need to be made 72 hours in advance, either by calling that number or through the City's Bulky Waste Pickup form. Glen Abbey's own ", { "text": "FAQ page", "doc": "FAQ — glenabbeyhoa.com" }, " lists two different numbers, but the City's number above is the one to trust." ], "Republic sets limits on what it will take. Everything must be 100 lbs or less. Furniture, area rugs, mattresses and box springs, televisions, computers, stereos, bicycles, trampolines, basketball hoops, swing sets, plastic pools, Christmas trees and barbecue grills with the propane tank removed are all accepted, along with similar items larger than 3 ft in any dimension." ], "quote": "Yes, you must call Republic Services to make arrangements for pick up.", "doc": "FAQ — glenabbeyhoa.com", "sec": "", "steps": [ { "title": "Call Republic Services at least 72 hours before you want it gone", "detail": "678-407-6216 is the number the City of Alpharetta publishes for Republic's Alpharetta customer service — trust that one over the two different numbers on Glen Abbey's own FAQ page. You can also use the City's Bulky Waste Pickup form. Arrange the pickup first, then put the item out on the agreed day, not before.", "meta": "678-407-6216" }, { "title": "What to say", "detail": "Example: \"I need a bulky item pickup at [address] — one mattress and one sofa, both under 100 lbs and under 3 ft.\" Confirm the day they give you before setting anything out at the curb.", "meta": "" } ], "missed": "That this is a scheduling step, not a service level. Nothing about paying for trash collection entitles you to leave a large item out unannounced.", "__gaBody": "large items are collected, but not automatically and not on your normal service day. you call republic services in advance to arrange the pickup. put one out on a regular collection day without calling first and it will usually just sit there, which becomes a visible-storage problem under the community standards. republic services' customer service number for alpharetta is 678-407-6216, which is the number the city of alpharetta itself publishes. requests need to be made 72 hours in advance, either by calling that number or through the city's bulky waste pickup form. glen abbey's own faq page lists two different numbers, but the city's number above is the one to trust. republic sets limits on what it will take. everything must be 100 lbs or less. furniture, area rugs, mattresses and box springs, televisions, computers, stereos, bicycles, trampolines, basketball hoops, swing sets, plastic pools, christmas trees and barbecue grills with the propane tank removed are all accepted, along with similar items larger than 3 ft in any dimension. 678-407-6216 is the number the city of alpharetta publishes for republic's alpharetta customer service — trust that one over the two different numbers on glen abbey's own faq page. you can also use the city's bulky waste pickup form. arrange the pickup first, then put the item out on the agreed day, not before. example: \"i need a bulky item pickup at [address] — one mattress and one sofa, both under 100 lbs and under 3 ft.\" confirm the day they give you before setting anything out at the curb.", "__gaStepTitles": "call republic services at least 72 hours before you want it gone what to say", "url": "https://glenabbeyrules.com/rule/trash-bulky-items", "markdown_url": "https://glenabbeyrules.com/rule/trash-bulky-items.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes, but only if you schedule it first. Bulky-item pickup is arranged by phone — leaving something at the curb and hoping does not work.\n\nLarge items are collected, but not automatically and not on your normal service day. You call Republic Services in advance to arrange the pickup. Put one out on a regular collection day without calling first and it will usually just sit there, which becomes a visible-storage problem under the community standards.\n\nRepublic Services' customer service number for Alpharetta is 678-407-6216, which is the number the City of Alpharetta itself publishes. Requests need to be made 72 hours in advance, either by calling that number or through the City's Bulky Waste Pickup form. Glen Abbey's own FAQ page lists two different numbers, but the City's number above is the one to trust.\n\nRepublic sets limits on what it will take. Everything must be 100 lbs or less. Furniture, area rugs, mattresses and box springs, televisions, computers, stereos, bicycles, trampolines, basketball hoops, swing sets, plastic pools, Christmas trees and barbecue grills with the propane tank removed are all accepted, along with similar items larger than 3 ft in any dimension.", "sources": [ { "name": "FAQ — glenabbeyhoa.com", "section": null, "authority": "site-page", "authority_label": "HOA website", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/faq/", "quoted": true } ] }, { "id": "trash-christmas-tree", "topic": "Trash & bins", "topicId": "trash", "verdict": "yes", "title": "How do I get rid of my Christmas tree?", "summary": "Republic will take it, but book it 72 hours ahead as a bulky item. Alpharetta also chips trees into mulch for free at a one-day event in early January.", "updated": "8 August 2026", "plain": [ [ "A real tree is a bulky item, not something the Friday cart takes. Republic Services lists ", { "text": "Christmas trees among the items it collects", "doc": "CMA email, 27 Mar 2026 · XN22833367" }, ", alongside furniture, mattresses and swing sets. The booking is the whole job. Request it at least 72 hours before your Friday service day, either on the City's Bulky Waste Pickup form or by calling Republic on 678-407-6216. Items have to be 100 lbs or less, which a household tree will not approach." ], [ "The other route is the City's tree recycling event, which is free and runs one Saturday in early January. Alpharetta ", { "text": "chips the trees into mulch", "doc": "CMA email, 3 Jan 2025 · XN13726690" }, " and gives it to parks, playgrounds and any resident who asks. In 2025 it ran 9am to 3pm at the Home Depot on Windward Parkway. The date moves each year and is announced by email rather than published on a calendar, so watch for it over the holidays." ], [ "What does not work is leaving it at the kerb unbooked. Bulky items are collected on arrangement, not on sight, so it simply sits there. Dumping it at the treeline is the other tempting option, and the ", { "text": "Rules and Regulations", "doc": "Rules and Regulations", "sec": "Landscaping 3(b)" }, " already say landscaping debris does not go into the street, a storm drain or the lake." ] ], "quote": "Acceptable items for bulk pickup include furniture, area rugs, Christmas trees, trampolines, basketball hoops, swing sets, plastic swimming pools, barbecue grills (propane tanks must be removed), large toys, bicycles, fish aquariums, and other similar items larger than 3ft in any dimension.", "doc": "CMA email, 27 Mar 2026 · XN22833367", "sec": "", "steps": [ { "title": "Book the pickup at least 72 hours before your Friday service day", "detail": "Call Republic Services on 678-407-6216, the number the City of Alpharetta publishes, or use the City's Bulky Waste Pickup form. Arrange it first, then put the tree out on the day they give you.", "meta": "678-407-6216" }, { "title": "Or wait for the City's January chipping event", "detail": "It is free, it runs one Saturday in early January, and the mulch goes to parks and playgrounds. Donors can ask for some of it back. The location has been the Home Depot on Windward Parkway.", "meta": "" } ], "missed": "Treating it as yard waste. The weekly yard waste cart is for bagged debris, and a whole tree is a booked bulky-item collection like a sofa.", "__gaBody": "a real tree is a bulky item, not something the friday cart takes. republic services lists christmas trees among the items it collects , alongside furniture, mattresses and swing sets. the booking is the whole job. request it at least 72 hours before your friday service day, either on the city's bulky waste pickup form or by calling republic on 678-407-6216. items have to be 100 lbs or less, which a household tree will not approach. the other route is the city's tree recycling event, which is free and runs one saturday in early january. alpharetta chips the trees into mulch and gives it to parks, playgrounds and any resident who asks. in 2025 it ran 9am to 3pm at the home depot on windward parkway. the date moves each year and is announced by email rather than published on a calendar, so watch for it over the holidays. what does not work is leaving it at the kerb unbooked. bulky items are collected on arrangement, not on sight, so it simply sits there. dumping it at the treeline is the other tempting option, and the rules and regulations already say landscaping debris does not go into the street, a storm drain or the lake. call republic services on 678-407-6216, the number the city of alpharetta publishes, or use the city's bulky waste pickup form. arrange it first, then put the tree out on the day they give you. it is free, it runs one saturday in early january, and the mulch goes to parks and playgrounds. donors can ask for some of it back. the location has been the home depot on windward parkway.", "__gaStepTitles": "book the pickup at least 72 hours before your friday service day or wait for the city's january chipping event", "url": "https://glenabbeyrules.com/rule/trash-christmas-tree", "markdown_url": "https://glenabbeyrules.com/rule/trash-christmas-tree.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Republic will take it, but book it 72 hours ahead as a bulky item. Alpharetta also chips trees into mulch for free at a one-day event in early January.\n\nA real tree is a bulky item, not something the Friday cart takes. Republic Services lists Christmas trees among the items it collects, alongside furniture, mattresses and swing sets. The booking is the whole job. Request it at least 72 hours before your Friday service day, either on the City's Bulky Waste Pickup form or by calling Republic on 678-407-6216. Items have to be 100 lbs or less, which a household tree will not approach.\n\nThe other route is the City's tree recycling event, which is free and runs one Saturday in early January. Alpharetta chips the trees into mulch and gives it to parks, playgrounds and any resident who asks. In 2025 it ran 9am to 3pm at the Home Depot on Windward Parkway. The date moves each year and is announced by email rather than published on a calendar, so watch for it over the holidays.\n\nWhat does not work is leaving it at the kerb unbooked. Bulky items are collected on arrangement, not on sight, so it simply sits there. Dumping it at the treeline is the other tempting option, and the Rules and Regulations already say landscaping debris does not go into the street, a storm drain or the lake.", "sources": [ { "name": "Rules and Regulations", "section": "Landscaping 3(b)", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "CMA email, 27 Mar 2026 · XN22833367", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "27 March 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": true }, { "name": "CMA email, 3 Jan 2025 · XN13726690", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "3 January 2025", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "sign-community-logo", "topic": "Signs & flags", "topicId": "signs", "verdict": "ask", "title": "Can I use the Glen Abbey logo on a flyer, shirt or website?", "summary": "Only with written Board permission, and only for Glen Abbey sanctioned activities. The logo is copyright-protected and the rules on how it may be drawn are strict.", "updated": "5 August 2026", "plain": [ [ "The Glen Abbey logo is copyright-protected and its use is restricted to Glen Abbey sanctioned activities with written Board permission, per the Board's ", { "text": "Logo Guidelines", "doc": "Logo Policy, 20 September 2006" }, ". That covers the obvious cases — a neighbourhood event flyer, swim or tennis team shirts, a committee page — and it means asking first rather than afterwards." ], "A set of things are prohibited outright rather than merely needing approval: using the logo in a way that implies affiliation, sponsorship or endorsement; putting it in a business name or a domain name; combining it with other objects; using it as a decorative design feature; and imitating it.", "Where use is approved, the artwork itself is fixed. The typeface may not be changed, and the logo may not be redrawn or re-proportioned, screened back, or watermarked. It prints in a single colour — black or green — or reversed out in white on a black or green background. Ask the property manager for the electronic version rather than pulling one off a web page." ], "quote": "The use of the Glen Abbey logo is protected under the copyright laws of the United States. Use of the logo is restricted to Glen Abbey sanctioned activities. Unless otherwise specified, no one has the permission to copy, redistribute, reproduce, republish or modify the logo in any form without written permission from the Board of Directors.", "doc": "Logo Policy, 20 September 2006", "sec": "Use of the Logo", "steps": [ { "title": "Email the Board for written permission before you print or post anything", "detail": "Say what you're making (a flyer, team shirts, a web page) and which sanctioned activity it's for. Approval has to be in writing from the Board and is per-use. Once approved, get the electronic artwork from the property manager rather than recreating the logo yourself — redrawing it is one of the prohibited uses.", "meta": "board@glenabbeyhoa.com" }, { "title": "What to send", "detail": "Example: \"Requesting written permission to put the Glen Abbey logo on the swim team's season-end T-shirts. It will print in a single color and won't be combined with any other logo or wording — could you also send the electronic artwork file?\" Send that to board@glenabbeyhoa.com before you order anything.", "meta": "" } ], "missed": "That an event being for the neighbourhood makes it “sanctioned.” Sanctioned means the Association approved it, and permission has to be in writing from the Board — a committee's own enthusiasm is not a substitute.", "__gaBody": "the glen abbey logo is copyright-protected and its use is restricted to glen abbey sanctioned activities with written board permission, per the board's logo guidelines . that covers the obvious cases — a neighbourhood event flyer, swim or tennis team shirts, a committee page — and it means asking first rather than afterwards. a set of things are prohibited outright rather than merely needing approval: using the logo in a way that implies affiliation, sponsorship or endorsement; putting it in a business name or a domain name; combining it with other objects; using it as a decorative design feature; and imitating it. where use is approved, the artwork itself is fixed. the typeface may not be changed, and the logo may not be redrawn or re-proportioned, screened back, or watermarked. it prints in a single colour — black or green — or reversed out in white on a black or green background. ask the property manager for the electronic version rather than pulling one off a web page. say what you're making (a flyer, team shirts, a web page) and which sanctioned activity it's for. approval has to be in writing from the board and is per-use. once approved, get the electronic artwork from the property manager rather than recreating the logo yourself — redrawing it is one of the prohibited uses. example: \"requesting written permission to put the glen abbey logo on the swim team's season-end t-shirts. it will print in a single color and won't be combined with any other logo or wording — could you also send the electronic artwork file?\" send that to board@glenabbeyhoa.com before you order anything.", "__gaStepTitles": "email the board for written permission before you print or post anything what to send", "url": "https://glenabbeyrules.com/rule/sign-community-logo", "markdown_url": "https://glenabbeyrules.com/rule/sign-community-logo.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Only with written Board permission, and only for Glen Abbey sanctioned activities. The logo is copyright-protected and the rules on how it may be drawn are strict.\n\nThe Glen Abbey logo is copyright-protected and its use is restricted to Glen Abbey sanctioned activities with written Board permission, per the Board's Logo Guidelines. That covers the obvious cases — a neighbourhood event flyer, swim or tennis team shirts, a committee page — and it means asking first rather than afterwards.\n\nA set of things are prohibited outright rather than merely needing approval: using the logo in a way that implies affiliation, sponsorship or endorsement; putting it in a business name or a domain name; combining it with other objects; using it as a decorative design feature; and imitating it.\n\nWhere use is approved, the artwork itself is fixed. The typeface may not be changed, and the logo may not be redrawn or re-proportioned, screened back, or watermarked. It prints in a single colour — black or green — or reversed out in white on a black or green background. Ask the property manager for the electronic version rather than pulling one off a web page.", "sources": [ { "name": "Logo Policy, 20 September 2006", "section": "Use of the Logo", "authority": "board-policy", "authority_label": "Board policy", "adopted": "20 September 2006", "dated_by": "stated on the policy", "locator": null, "url": null, "quoted": true } ] }, { "id": "sign-for-sale", "priority": 1, "topic": "Signs & flags", "topicId": "signs", "verdict": "yes", "title": "Can I put up a \"For Sale\" sign?", "summary": "Yes — one per lot, but the Board controls the size and design to keep it consistent with the community look.", "updated": "5 August 2026", "plain": [ [ { "text": "Owners are allowed exactly one \"For Sale\" or \"For Rent\" sign per lot", "doc": "Declaration of Covenants", "sec": "Art. XI, 6" }, " — the one carve-out from the general no-signs rule. The Board can regulate its size and design." ], [ "In practice, the mandatory standard sign comes through Image360, which carries the community's approved artwork and format — you order it from them, not a generic realtor sign shop, per ", { "text": "the Realtor Information page", "doc": "Realtor Information — glenabbeyhoa.com", "sec": "For Sale/For Rent Signs" }, "." ], [ "Signage also has to comply with ", { "text": "the City of Alpharetta's Unified Development Code", "doc": "Alpharetta Unified Development Code" }, " (Section 2.6.8 and 2.6.11.F), enforced independently of the HOA. Directional signs — the small arrow signs pointing toward an open house — aren't permitted at all, on your own lot or anywhere else in the community, and neither is commercial signage in yards or common areas. This is separate from the one-sign-per-lot allowance and has no approval path. A sign that goes missing from a common area was likely collected by the manager rather than stolen — unauthorized signs are held at the management office, so ask there first." ] ], "quote": "The Owner of each Lot may place one \"For Sale\" or \"For Rent\" sign on his Lot; provided, however, the Board of Directors has the right to regulate the size and design of the sign to ensure consistency with the Community-Wide Standard.", "doc": "Declaration of Covenants", "sec": "Art. XI, 6", "steps": [ { "title": "Call Image360 to order the community's approved sign", "detail": "Order through Image360 rather than a generic realtor sign shop — they carry Glen Abbey's approved artwork and format, and it's the only design the Board has cleared. You're allowed exactly one sign per lot.", "meta": "770-442-5707" }, { "title": "What to say", "detail": "Example: \"I'm listing my house in Glen Abbey and need one of the community's approved For Sale signs.\" Skip directional/open-house arrow signs — those aren't permitted anywhere in the community, on your lot or off it.", "meta": "" } ], "missed": [ "A realtor's generic branded sign, rather than the community-approved design, is technically non-compliant even though \"a for-sale sign is allowed.\" The HOA is also not the only enforcer: ", "the Realtor Information page", " points to the ", "City of Alpharetta Unified Development Code", " § 2.6 and states that signage in violation \"may be removed by either Code Enforcement or a designated representative of Glen Abbey.\" Either can simply take it, with no notice step first — a non-compliant sign tends to vanish rather than generate a letter." ], "__gaBody": "owners are allowed exactly one \"for sale\" or \"for rent\" sign per lot — the one carve-out from the general no-signs rule. the board can regulate its size and design. in practice, the mandatory standard sign comes through image360, which carries the community's approved artwork and format — you order it from them, not a generic realtor sign shop, per the realtor information page . signage also has to comply with the city of alpharetta's unified development code (section 2.6.8 and 2.6.11.f), enforced independently of the hoa. directional signs — the small arrow signs pointing toward an open house — aren't permitted at all, on your own lot or anywhere else in the community, and neither is commercial signage in yards or common areas. this is separate from the one-sign-per-lot allowance and has no approval path. a sign that goes missing from a common area was likely collected by the manager rather than stolen — unauthorized signs are held at the management office, so ask there first. order through image360 rather than a generic realtor sign shop — they carry glen abbey's approved artwork and format, and it's the only design the board has cleared. you're allowed exactly one sign per lot. example: \"i'm listing my house in glen abbey and need one of the community's approved for sale signs.\" skip directional/open-house arrow signs — those aren't permitted anywhere in the community, on your lot or off it.", "__gaStepTitles": "call image360 to order the community's approved sign what to say", "url": "https://glenabbeyrules.com/rule/sign-for-sale", "markdown_url": "https://glenabbeyrules.com/rule/sign-for-sale.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes — one per lot, but the Board controls the size and design to keep it consistent with the community look.\n\nOwners are allowed exactly one \"For Sale\" or \"For Rent\" sign per lot — the one carve-out from the general no-signs rule. The Board can regulate its size and design.\n\nIn practice, the mandatory standard sign comes through Image360, which carries the community's approved artwork and format — you order it from them, not a generic realtor sign shop, per the Realtor Information page.\n\nSignage also has to comply with the City of Alpharetta's Unified Development Code (Section 2.6.8 and 2.6.11.F), enforced independently of the HOA. Directional signs — the small arrow signs pointing toward an open house — aren't permitted at all, on your own lot or anywhere else in the community, and neither is commercial signage in yards or common areas. This is separate from the one-sign-per-lot allowance and has no approval path. A sign that goes missing from a common area was likely collected by the manager rather than stolen — unauthorized signs are held at the management office, so ask there first.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 6", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Alpharetta Unified Development Code", "section": null, "authority": "city-law", "authority_label": "City ordinance", "adopted": "1 June 2026", "dated_by": "the date the pickleball provisions this site cites took effect, by ordinance O-903 — the Code as a whole is older and is amended continuously", "locator": null, "url": "https://library.municode.com/ga/alpharetta/ordinances/unified_development_code?nodeId=1429596", "quoted": false }, { "name": "Realtor Information — glenabbeyhoa.com", "section": "For Sale/For Rent Signs", "authority": "site-page", "authority_label": "HOA website", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/realtor-information/", "quoted": false } ] }, { "id": "sign-seasonal-yard", "topic": "Signs & flags", "topicId": "signs", "verdict": "depends", "title": "Can I put up a graduation or sports sign?", "summary": "Yes, but only within specific date windows — graduation signs April 15–June 15, sports signs one week before the season through its end.", "updated": "5 August 2026", "plain": [ "Graduation yard signs are allowed from April 15 through June 15 each year.", "High school sports yard signs are allowed starting one week before the season begins, and must come down at the end of the season.", "No other signs of any kind are allowed to be displayed in residence windows." ], "quote": "Graduation yard signs are allowed from 4/15 to 6/15.", "doc": "Rules and Regulations", "sec": "Signs", "steps": [], "missed": "These signs are date-windowed, not open-ended — a graduation sign left up into July, or a sports sign left up after the season ends, is a violation even though the sign itself was allowed when it went up.", "__gaBody": "graduation yard signs are allowed from april 15 through june 15 each year. high school sports yard signs are allowed starting one week before the season begins, and must come down at the end of the season. no other signs of any kind are allowed to be displayed in residence windows.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/sign-seasonal-yard", "markdown_url": "https://glenabbeyrules.com/rule/sign-seasonal-yard.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Yes, but only within specific date windows — graduation signs April 15–June 15, sports signs one week before the season through its end.\n\nGraduation yard signs are allowed from April 15 through June 15 each year.\n\nHigh school sports yard signs are allowed starting one week before the season begins, and must come down at the end of the season.\n\nNo other signs of any kind are allowed to be displayed in residence windows.", "sources": [ { "name": "Rules and Regulations", "section": "Signs", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "sign-flags", "priority": 2, "topic": "Signs & flags", "topicId": "signs", "verdict": "depends", "title": "Can I fly a flag at my house?", "summary": "An American flag up to 4 feet by 6 feet, on a pole attached to the house, needs no approval. Any other flag does, and a free-standing pole in the yard will be refused.", "updated": "8 August 2026", "plain": [ [ "The Board's own interpretation guide answers the common case outright: ", { "text": "an American flag no larger than 4 feet by 6 feet, displayed on a pole attached to the house, does not require approval.", "doc": "Interpretation of Covenants", "sec": "10. Signs and Flags, b" }, " The Board's published ", { "text": "Rules and Regulations", "doc": "Rules and Regulations", "sec": "Flags" }, " set the same size and placement standard, and allow one flag per lot." ], [ "Any other flag needs approval before it goes up. ", { "text": "The recorded covenant", "doc": "Declaration of Covenants", "sec": "Art. XI § 22" }, " groups flags with exterior sculptures and fountains and sends them to the DRB. The ", { "text": "Rules", "doc": "Rules and Regulations", "sec": "Flags" }, " say all flags are subject to Board approval instead. Submit it on the DRB form either way — that is the same first step." ], "Sports team flags are allowed for one week before and after the season, and should be appropriate in nature." ], "quote": "American flags do not require approval if they are no larger than 4' x 6' and are displayed on a pole attached to the house. Free standing poles require written approval from the DRB", "doc": "Interpretation of Covenants", "sec": "10. Signs and Flags, b", "steps": [], "missed": [ "The carve-out is narrower than it sounds. It names the American flag, that size, on a pole attached to the house. A decorative or seasonal flag the same size is not covered by it, and neither is a second flag. The pole matters as much as the flag: the 2022 ", { "text": "Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Flags" }, " say a free-standing flag pole will not be approved at all, which is stricter than the interpretation guide's “needs written approval”." ], "__gaBody": "the board's own interpretation guide answers the common case outright: an american flag no larger than 4 feet by 6 feet, displayed on a pole attached to the house, does not require approval. the board's published rules and regulations set the same size and placement standard, and allow one flag per lot. any other flag needs approval before it goes up. the recorded covenant groups flags with exterior sculptures and fountains and sends them to the drb. the rules say all flags are subject to board approval instead. submit it on the drb form either way — that is the same first step. sports team flags are allowed for one week before and after the season, and should be appropriate in nature.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/sign-flags", "markdown_url": "https://glenabbeyrules.com/rule/sign-flags.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "An American flag up to 4 feet by 6 feet, on a pole attached to the house, needs no approval. Any other flag does, and a free-standing pole in the yard will be refused.\n\nThe Board's own interpretation guide answers the common case outright: an American flag no larger than 4 feet by 6 feet, displayed on a pole attached to the house, does not require approval. The Board's published Rules and Regulations set the same size and placement standard, and allow one flag per lot.\n\nAny other flag needs approval before it goes up. The recorded covenant groups flags with exterior sculptures and fountains and sends them to the DRB. The Rules say all flags are subject to Board approval instead. Submit it on the DRB form either way — that is the same first step.\n\nSports team flags are allowed for one week before and after the season, and should be appropriate in nature.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI § 22", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Rules and Regulations", "section": "Flags", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Interpretation of Covenants", "section": "10. Signs and Flags, b", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": null, "dated_by": "a Board interpretation guide with nothing on it to say when it was adopted, and no resolution published alongside it", "locator": { "nav": "Governing Documents", "file": "Glen Abbey Covenants Summary.pdf", "place": "the CMA portal" }, "url": "https://portal.cmacommunities.com/community/documents/a/644/f/21798", "quoted": true }, { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Flags", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": false } ] }, { "id": "sign-political", "priority": 1, "topic": "Signs & flags", "topicId": "signs", "verdict": "depends", "title": "Can I put up a political sign?", "summary": "Yes, but only in a narrow window — no bigger than 18\" x 24\", and only from one week before an election until one day after it.", "updated": "8 August 2026", "plain": [ [ "The Association's adopted ", { "text": "Rules and Regulations", "doc": "Rules and Regulations", "sec": "Signs" }, " set a specific size and timing standard for political signs: no larger than 18 inches by 24 inches, and only displayed starting one week before an election through one day after it. The same standard appears in Friday Update emails during election season." ], "Outside that window, a political sign falls back under the general no-signs rule like anything else — it isn't a standing exception the rest of the year.", [ { "text": "The Board clarified in October 2025", "doc": "Board Minutes, October 2025" }, " which date the week counts back from: signs can go up starting one week before the official in-person Election Day, and early voting does not move that start date. Georgia's early voting opens weeks earlier, so a sign put up when early voting starts is out of the window even though people are already casting ballots." ] ], "quote": "Political signs no larger than 18” x 24” are allowed one (1) week prior to an election and must be removed one (1) day following the election.", "doc": "Rules and Regulations", "sec": "Signs, item 1", "steps": [], "missed": [ "Putting a political sign up early for a long campaign season is a real, easy-to-miss violation — the one-week window is measured from election day, not from when campaigning starts. This standard isn't in ", { "text": "the recorded covenant", "doc": "Declaration of Covenants" }, " itself. It's Board policy." ], "__gaBody": "the association's adopted rules and regulations set a specific size and timing standard for political signs: no larger than 18 inches by 24 inches, and only displayed starting one week before an election through one day after it. the same standard appears in friday update emails during election season. outside that window, a political sign falls back under the general no-signs rule like anything else — it isn't a standing exception the rest of the year. the board clarified in october 2025 which date the week counts back from: signs can go up starting one week before the official in-person election day, and early voting does not move that start date. georgia's early voting opens weeks earlier, so a sign put up when early voting starts is out of the window even though people are already casting ballots.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/sign-political", "markdown_url": "https://glenabbeyrules.com/rule/sign-political.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Yes, but only in a narrow window — no bigger than 18\" x 24\", and only from one week before an election until one day after it.\n\nThe Association's adopted Rules and Regulations set a specific size and timing standard for political signs: no larger than 18 inches by 24 inches, and only displayed starting one week before an election through one day after it. The same standard appears in Friday Update emails during election season.\n\nOutside that window, a political sign falls back under the general no-signs rule like anything else — it isn't a standing exception the rest of the year.\n\nThe Board clarified in October 2025 which date the week counts back from: signs can go up starting one week before the official in-person Election Day, and early voting does not move that start date. Georgia's early voting opens weeks earlier, so a sign put up when early voting starts is out of the window even though people are already casting ballots.", "sources": [ { "name": "Declaration of Covenants", "section": null, "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Rules and Regulations", "section": "Signs, item 1", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Board Minutes, October 2025", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "October 2025", "dated_by": "the month of the meeting — no published filename carries the day", "locator": { "nav": "Minutes", "shown": "October", "file": "2025 October Board Meeting Minutes(1).pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false } ] }, { "id": "sign-security-company", "topic": "Signs & flags", "topicId": "signs", "verdict": "yes", "title": "Can I put up a small security company sign?", "summary": "Yes — a small security company sign is allowed on your lot, no separate approval needed.", "updated": "5 August 2026", "plain": [ [ "Unlike most yard signage, a small security company sign — the kind alarm companies provide, like a yard stake near the front door — is specifically allowed on each lot by ", { "text": "the Rules and Regulations", "doc": "Rules and Regulations", "sec": "Signs" }, "." ], "This is a narrow, named exception — it doesn't open the door to other yard signage. Contractor signs, for instance, are explicitly not allowed even though they're a similar size and shape." ], "quote": "Small security company signs are allowed on each lot.", "doc": "Rules and Regulations", "sec": "Signs, item 2", "steps": [], "missed": "The allowance is for a small sign from the company that actually monitors your home. It is not a general licence for a security-branded yard stake, and a sign for a company you no longer use is just an unapproved sign.", "__gaBody": "unlike most yard signage, a small security company sign — the kind alarm companies provide, like a yard stake near the front door — is specifically allowed on each lot by the rules and regulations . this is a narrow, named exception — it doesn't open the door to other yard signage. contractor signs, for instance, are explicitly not allowed even though they're a similar size and shape.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/sign-security-company", "markdown_url": "https://glenabbeyrules.com/rule/sign-security-company.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes — a small security company sign is allowed on your lot, no separate approval needed.\n\nUnlike most yard signage, a small security company sign — the kind alarm companies provide, like a yard stake near the front door — is specifically allowed on each lot by the Rules and Regulations.\n\nThis is a narrow, named exception — it doesn't open the door to other yard signage. Contractor signs, for instance, are explicitly not allowed even though they're a similar size and shape.", "sources": [ { "name": "Rules and Regulations", "section": "Signs, item 2", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "sign-window", "topic": "Signs & flags", "topicId": "signs", "verdict": "no", "title": "Can I put a sign in my window?", "summary": "No — signs of any kind are banned from residence windows, with no exceptions listed for occasion or size.", "updated": "5 August 2026", "plain": [ [ "The ", { "text": "Rules and Regulations", "doc": "Rules and Regulations", "sec": "Signs" }, " are explicit: no signs of any nature are permitted in the window of a residence. This is separate from and in addition to the general yard-sign rules — it's a flat ban specific to windows." ] ], "quote": "No signs of any nature are permitted in the window of residences.", "doc": "Rules and Regulations", "sec": "Signs, item 5", "steps": [], "missed": "This includes things residents might not think of as \"signs\" in the usual sense — a temporary paper notice, a holiday cutout with text, a for-sale flyer taped inside the glass — the rule is about the window, not the sign's purpose.", "__gaBody": "the rules and regulations are explicit: no signs of any nature are permitted in the window of a residence. this is separate from and in addition to the general yard-sign rules — it's a flat ban specific to windows.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/sign-window", "markdown_url": "https://glenabbeyrules.com/rule/sign-window.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "No — signs of any kind are banned from residence windows, with no exceptions listed for occasion or size.\n\nThe Rules and Regulations are explicit: no signs of any nature are permitted in the window of a residence. This is separate from and in addition to the general yard-sign rules — it's a flat ban specific to windows.", "sources": [ { "name": "Rules and Regulations", "section": "Signs, item 5", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "pets-leash-cleanup", "priority": 1, "topic": "Pets", "topicId": "pets", "verdict": "yes", "title": "Do I need to keep my dog on a leash?", "summary": "Yes, anywhere off your own lot — and you have to clean up after your pet immediately.", "updated": "5 August 2026", "plain": [ [ { "text": "Pets have to be on a leash at all times when walked or exercised anywhere in the community except on your own lot.", "doc": "Declaration of Covenants", "sec": "Art. XI, 8" }, " You're required to remove your pet's waste from any common area or any lot that isn't yours immediately, not on your way back. Pets should be walked in common areas, not on neighboring lawns." ], [ "All pets need to be registered, licensed and vaccinated as required by law, and the city's animal control authority is permitted to enter the community to enforce ", { "text": "animal-control regulations", "doc": "Alpharetta Animal Control Ordinance" }, ". Not picking up after your pet carries the community's general fine ladder set out in ", { "text": "the Rules and Regulations", "doc": "Rules and Regulations", "sec": "Pets" }, " — $100 for a first violation, $250 for a second, $500 for a third, on a rolling six-month basis. That's a steeper track than the one for trash cans, which starts with a written notice." ], "One thing you can't do about a neighbour's dog is post a sign about it — \"no pooping\" signs aren't allowed on lots, the same as contractor signs. The right move is a violation report to management, not a sign of your own." ], "quote": "Pets and animals shall be on a leash at all times when walked or exercised in any portion of the Community, except on the Owner's Lot.", "doc": "Declaration of Covenants", "sec": "Art. XI, 8", "steps": [], "missed": "Waste cleanup is \"immediately,\" not \"eventually\" — leaving it to pick up on the way back is technically already a violation.", "__gaBody": "pets have to be on a leash at all times when walked or exercised anywhere in the community except on your own lot. you're required to remove your pet's waste from any common area or any lot that isn't yours immediately, not on your way back. pets should be walked in common areas, not on neighboring lawns. all pets need to be registered, licensed and vaccinated as required by law, and the city's animal control authority is permitted to enter the community to enforce animal-control regulations . not picking up after your pet carries the community's general fine ladder set out in the rules and regulations — $100 for a first violation, $250 for a second, $500 for a third, on a rolling six-month basis. that's a steeper track than the one for trash cans, which starts with a written notice. one thing you can't do about a neighbour's dog is post a sign about it — \"no pooping\" signs aren't allowed on lots, the same as contractor signs. the right move is a violation report to management, not a sign of your own.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/pets-leash-cleanup", "markdown_url": "https://glenabbeyrules.com/rule/pets-leash-cleanup.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes, anywhere off your own lot — and you have to clean up after your pet immediately.\n\nPets have to be on a leash at all times when walked or exercised anywhere in the community except on your own lot. You're required to remove your pet's waste from any common area or any lot that isn't yours immediately, not on your way back. Pets should be walked in common areas, not on neighboring lawns.\n\nAll pets need to be registered, licensed and vaccinated as required by law, and the city's animal control authority is permitted to enter the community to enforce animal-control regulations. Not picking up after your pet carries the community's general fine ladder set out in the Rules and Regulations — $100 for a first violation, $250 for a second, $500 for a third, on a rolling six-month basis. That's a steeper track than the one for trash cans, which starts with a written notice.\n\nOne thing you can't do about a neighbour's dog is post a sign about it — \"no pooping\" signs aren't allowed on lots, the same as contractor signs. The right move is a violation report to management, not a sign of your own.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 8", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Rules and Regulations", "section": "Pets", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Alpharetta Animal Control Ordinance", "section": null, "authority": "city-law", "authority_label": "City ordinance", "adopted": null, "dated_by": "City code, amended continuously — check municode for the current text", "locator": null, "url": "https://library.municode.com/ga/alpharetta/codes/code_of_ordinances?nodeId=PTIICOOR_CH6AN", "quoted": false } ] }, { "id": "pets-restrictions", "priority": 2, "topic": "Pets", "topicId": "pets", "verdict": "depends", "title": "Are there restrictions on the type or number of pets I can have?", "summary": "Household pets are fine, but the Board can restrict pets by size, weight or type, and can order a pet removed if it becomes a nuisance.", "updated": "5 August 2026", "plain": [ "Usual household pets — dogs, cats and similar — are allowed, but can't be kept, bred, or maintained for any commercial purpose, and can't endanger the health of or unreasonably disturb other residents.", [ { "text": "The Board has the right to adopt rules restricting pets by size, weight, or type,", "doc": "Declaration of Covenants", "sec": "Art. XI, 8" }, " and any structure to house or confine a pet outdoors needs DRB approval like any other structure, per the ", { "text": "Architectural Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023" }, "." ], [ "If the Board decides a pet is a nuisance or being kept in violation of the rules, it can require the owner to remove the pet from the community entirely. That power has never been used. There is currently no banned breed list, no weight or size limit, and no cap on the number of pets in any adopted Glen Abbey document. If the Board ever adopts one, it would appear in a revised ", { "text": "Rules and Regulations", "doc": "Rules and Regulations", "sec": "Pets" }, "." ] ], "quote": "The Board of Directors shall have the right to adopt reasonable Rules and Regulations governing animals and pets kept by Owners of Lots in the Community, including the right to prohibit animals of a certain size, weight or type.", "doc": "Declaration of Covenants", "sec": "Art. XI, 8", "steps": [], "missed": "\"Nuisance\" here is a Board judgment call, not a fixed list of banned breeds — a pet that's technically an allowed type can still be ordered removed if it's disturbing neighbors.", "__gaBody": "usual household pets — dogs, cats and similar — are allowed, but can't be kept, bred, or maintained for any commercial purpose, and can't endanger the health of or unreasonably disturb other residents. the board has the right to adopt rules restricting pets by size, weight, or type, and any structure to house or confine a pet outdoors needs drb approval like any other structure, per the architectural design guidelines . if the board decides a pet is a nuisance or being kept in violation of the rules, it can require the owner to remove the pet from the community entirely. that power has never been used. there is currently no banned breed list, no weight or size limit, and no cap on the number of pets in any adopted glen abbey document. if the board ever adopts one, it would appear in a revised rules and regulations .", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/pets-restrictions", "markdown_url": "https://glenabbeyrules.com/rule/pets-restrictions.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Household pets are fine, but the Board can restrict pets by size, weight or type, and can order a pet removed if it becomes a nuisance.\n\nUsual household pets — dogs, cats and similar — are allowed, but can't be kept, bred, or maintained for any commercial purpose, and can't endanger the health of or unreasonably disturb other residents.\n\nThe Board has the right to adopt rules restricting pets by size, weight, or type, and any structure to house or confine a pet outdoors needs DRB approval like any other structure, per the Architectural Design Guidelines.\n\nIf the Board decides a pet is a nuisance or being kept in violation of the rules, it can require the owner to remove the pet from the community entirely. That power has never been used. There is currently no banned breed list, no weight or size limit, and no cap on the number of pets in any adopted Glen Abbey document. If the Board ever adopts one, it would appear in a revised Rules and Regulations.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 8", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Rules and Regulations", "section": "Pets", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": null, "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": false } ] }, { "id": "pets-invisible-fencing", "priority": 2, "topic": "Pets", "topicId": "pets", "verdict": "yes", "title": "Can I use an invisible/electric fence to contain my dog?", "summary": "Yes — in-ground electronic invisible fencing is explicitly allowed, unlike chain-link, as long as your pet stays well-behaved.", "updated": "5 August 2026", "plain": [ [ "The ", { "text": "Architectural Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Fences" }, " specifically call out electronic invisible fencing as an allowed way to confine a pet, separate from the DRB approval process required for visible fencing." ], "That permission isn't unconditional: the Board can revoke it for a specific pet if the pet shows aggressive or dangerous tendencies, or decide to eliminate invisible fencing community-wide if it decides that would benefit the community. Using it also means agreeing to indemnify the Association against any related claim." ], "quote": "The Association allows electronic invisible fencing as a means of confinement of pets in the community as long as owners and pets comply with all Association Rules and Regulations.", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Fences", "steps": [], "missed": "This is an exception carved out specifically for invisible fencing — visible fencing, including chain-link, follows the regular (much stricter) fence rules and still isn't allowed as chain-link at all.", "__gaBody": "the architectural design guidelines specifically call out electronic invisible fencing as an allowed way to confine a pet, separate from the drb approval process required for visible fencing. that permission isn't unconditional: the board can revoke it for a specific pet if the pet shows aggressive or dangerous tendencies, or decide to eliminate invisible fencing community-wide if it decides that would benefit the community. using it also means agreeing to indemnify the association against any related claim.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/pets-invisible-fencing", "markdown_url": "https://glenabbeyrules.com/rule/pets-invisible-fencing.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes — in-ground electronic invisible fencing is explicitly allowed, unlike chain-link, as long as your pet stays well-behaved.\n\nThe Architectural Design Guidelines specifically call out electronic invisible fencing as an allowed way to confine a pet, separate from the DRB approval process required for visible fencing.\n\nThat permission isn't unconditional: the Board can revoke it for a specific pet if the pet shows aggressive or dangerous tendencies, or decide to eliminate invisible fencing community-wide if it decides that would benefit the community. Using it also means agreeing to indemnify the Association against any related claim.", "sources": [ { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Fences", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true } ] }, { "id": "governance-board-meetings", "priority": 1, "topic": "Governance & voting", "topicId": "governance", "verdict": "depends", "title": "When does the Board meet, and can I attend?", "summary": "The By-Laws require only two Board meetings a year. The monthly third-Monday pattern is practice, not a rule — and to speak you need to ask ahead.", "updated": "7 August 2026", "plain": [ [ { "text": "The HOA's own page says Board meetings are held at the clubhouse on the third Monday of each month,", "doc": "Addressing the Board — glenabbeyhoa.com" }, " and that cadence is what everyone plans around. It is a habit rather than an obligation: ", { "text": "the By-Laws", "doc": "Association By-Laws", "sec": "Art. III § 8" }, " require regular meetings at times the directors determine, but only at least two during each fiscal year. Notice of each regular meeting is given by the secretary — personally, by telephone or by mail — not less than seven days and not more than thirty days beforehand. So a meeting can't appear with two days' warning, but the Board isn't bound to the monthly pattern either." ], [ "Attending and speaking are different things. To address the Board, submit the ", { "text": "Addressing the Board form", "doc": "Addressing the Board — glenabbeyhoa.com" }, " at least a week before the meeting — state your issue, what you've already tried, and up to three proposed solutions." ], [ "Some business is not conducted in the open. The ", "By-Laws", " provide for executive session, where personnel matters, legal advice and individual homeowners' violations are handled, so a topic disappearing from the open portion of a meeting isn't necessarily irregular." ] ], "quote": "Regular meetings of the Board of Directors may be held at such time and place as shall be determined from time to time by a majority of the Directors, but at least two (2) such meetings shall be held during each fiscal year.", "doc": "Association By-Laws", "sec": "Art. III, 8", "steps": [ { "title": "File the Addressing the Board form at least a week before the meeting", "detail": "State the issue, what you've already tried, and up to three proposed solutions — the form asks for all three, and it's due at least seven days before the meeting you want to speak at.", "meta": "Addressing the Board" }, { "title": "What a complete submission looks like", "detail": "Example — issue: \"Speeding on the loop by the walking trail.\" What I've tried: \"Raised it with the on-site manager twice this summer, no change.\" Proposed solutions: \"(1) an additional stop sign, (2) a temporary speed bump, (3) increased patrol during peak hours.\" All three parts belong on the form before it goes in.", "meta": "Example" } ], "missed": "Assuming the third-Monday cadence is guaranteed. Only two Board meetings a year are actually required, so a gap in the schedule breaks no rule.", "__gaBody": "the hoa's own page says board meetings are held at the clubhouse on the third monday of each month, and that cadence is what everyone plans around. it is a habit rather than an obligation: the by-laws require regular meetings at times the directors determine, but only at least two during each fiscal year. notice of each regular meeting is given by the secretary — personally, by telephone or by mail — not less than seven days and not more than thirty days beforehand. so a meeting can't appear with two days' warning, but the board isn't bound to the monthly pattern either. attending and speaking are different things. to address the board, submit the addressing the board form at least a week before the meeting — state your issue, what you've already tried, and up to three proposed solutions. some business is not conducted in the open. the by-laws provide for executive session, where personnel matters, legal advice and individual homeowners' violations are handled, so a topic disappearing from the open portion of a meeting isn't necessarily irregular. state the issue, what you've already tried, and up to three proposed solutions — the form asks for all three, and it's due at least seven days before the meeting you want to speak at. example — issue: \"speeding on the loop by the walking trail.\" what i've tried: \"raised it with the on-site manager twice this summer, no change.\" proposed solutions: \"(1) an additional stop sign, (2) a temporary speed bump, (3) increased patrol during peak hours.\" all three parts belong on the form before it goes in.", "__gaStepTitles": "file the addressing the board form at least a week before the meeting what a complete submission looks like", "url": "https://glenabbeyrules.com/rule/governance-board-meetings", "markdown_url": "https://glenabbeyrules.com/rule/governance-board-meetings.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "The By-Laws require only two Board meetings a year. The monthly third-Monday pattern is practice, not a rule — and to speak you need to ask ahead.\n\nThe HOA's own page says Board meetings are held at the clubhouse on the third Monday of each month, and that cadence is what everyone plans around. It is a habit rather than an obligation: the By-Laws require regular meetings at times the directors determine, but only at least two during each fiscal year. Notice of each regular meeting is given by the secretary — personally, by telephone or by mail — not less than seven days and not more than thirty days beforehand. So a meeting can't appear with two days' warning, but the Board isn't bound to the monthly pattern either.\n\nAttending and speaking are different things. To address the Board, submit the Addressing the Board form at least a week before the meeting — state your issue, what you've already tried, and up to three proposed solutions.\n\nSome business is not conducted in the open. The By-Laws provide for executive session, where personnel matters, legal advice and individual homeowners' violations are handled, so a topic disappearing from the open portion of a meeting isn't necessarily irregular.", "sources": [ { "name": "Association By-Laws", "section": "Art. III, 8", "authority": "bylaw", "authority_label": "Association bylaw", "adopted": "1997", "dated_by": "by Board resolution, though the executed copy reads \"effective as of the ______ day of ___________, 1997\" and the blanks were never filled in", "locator": { "nav": "Governing Documents", "shown": "Bylaws", "file": "Glen Abbey By-Laws PDF.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Addressing the Board — glenabbeyhoa.com", "section": null, "authority": "site-page", "authority_label": "HOA website", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/addressing-the-board/", "quoted": false } ] }, { "id": "governance-books-and-records", "topic": "Governance & voting", "topicId": "governance", "verdict": "yes", "title": "What records can I ask to see?", "summary": "A named list — governing documents, design guidelines, the membership register, books of account and minutes — and you may copy them, not just look.", "updated": "8 August 2026", "plain": [ [ "Members have an inspection right written into ", { "text": "the Declaration", "doc": "Declaration of Covenants", "sec": "Art. XII § 11" }, ", and it is wider than most people assume. It covers ", "the Declaration", ", ", { "text": "the By-Laws", "doc": "Association By-Laws" }, ", the Articles of Incorporation, ", { "text": "the Rules and Regulations", "doc": "Rules and Regulations" }, ", the design guidelines, the membership register, the books of account, and the minutes of meetings of the members, of the Board and of committees." ], "It is a right to inspect and copy, not merely to look. Copying is at your own expense, at any reasonable time, and for a proper purpose — so a request framed around a specific question tends to go better than an open-ended demand for everything.", [ "The ", "By-Laws", " place a matching duty on the Association to keep correct and complete books and records, including minutes of members', Board and committee meetings. The membership register is expressly on the list, which surprises people. Reserve studies, insurance policies and vendor contracts aren't named anywhere. They may fall within books of account, but no document says so, and a request for them is more likely to be treated as discretionary. From 1 January 2027 a new state law puts a floor under the financial half of that list: on written demand an owner is entitled to ", { "text": "the balance sheet, budget, profit and loss statements and bank statements for the past three years", "doc": "Georgia Property Owners' Bill of Rights Act", "sec": "43-17A-7" }, ". That is narrower than the covenant's inspection right in what it reaches and firmer in what it names, so ask under whichever of the two actually covers the document you want." ] ], "quote": "This Declaration, the By-Laws, the Articles of Incorporation, the Rules and Regulations, design guidelines, membership register, books of account, and minutes of meetings of the Members, of the Board and of committees shall be made available for inspection and copying by any Member of the Association or by his duly appointed representative", "doc": "Declaration of Covenants", "sec": "Art. XII, 11", "steps": [ { "title": "Email the management company naming the specific records and dates", "detail": "Ask for an inspection, not copies mailed to you — the right is to inspect during normal business hours, and to copy at your own expense once there. Naming the records from the list works better than asking for “the records.”", "meta": "manager@glenabbeyhoa.com" }, { "title": "What a complete request looks like", "detail": "Example: \"I'd like to inspect the Board meeting minutes and books of account for the last two fiscal years. Could you let me know a time I can come by the office to review them, and whether I can get copies made while I'm there?\" Naming the documents and the date range is what makes a request specific enough to act on.", "meta": "Example" } ], "missed": [ "Thinking you can only look. ", "The covenant", " grants copying too, at your expense — and naming the specific records you want, from the list above, works better than asking for “the records.”" ], "__gaBody": "members have an inspection right written into the declaration , and it is wider than most people assume. it covers the declaration , the by-laws , the articles of incorporation, the rules and regulations , the design guidelines, the membership register, the books of account, and the minutes of meetings of the members, of the board and of committees. it is a right to inspect and copy, not merely to look. copying is at your own expense, at any reasonable time, and for a proper purpose — so a request framed around a specific question tends to go better than an open-ended demand for everything. the by-laws place a matching duty on the association to keep correct and complete books and records, including minutes of members', board and committee meetings. the membership register is expressly on the list, which surprises people. reserve studies, insurance policies and vendor contracts aren't named anywhere. they may fall within books of account, but no document says so, and a request for them is more likely to be treated as discretionary. from 1 january 2027 a new state law puts a floor under the financial half of that list: on written demand an owner is entitled to the balance sheet, budget, profit and loss statements and bank statements for the past three years . that is narrower than the covenant's inspection right in what it reaches and firmer in what it names, so ask under whichever of the two actually covers the document you want. ask for an inspection, not copies mailed to you — the right is to inspect during normal business hours, and to copy at your own expense once there. naming the records from the list works better than asking for “the records.” example: \"i'd like to inspect the board meeting minutes and books of account for the last two fiscal years. could you let me know a time i can come by the office to review them, and whether i can get copies made while i'm there?\" naming the documents and the date range is what makes a request specific enough to act on.", "__gaStepTitles": "email the management company naming the specific records and dates what a complete request looks like", "url": "https://glenabbeyrules.com/rule/governance-books-and-records", "markdown_url": "https://glenabbeyrules.com/rule/governance-books-and-records.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "A named list — governing documents, design guidelines, the membership register, books of account and minutes — and you may copy them, not just look.\n\nMembers have an inspection right written into the Declaration, and it is wider than most people assume. It covers the Declaration, the By-Laws, the Articles of Incorporation, the Rules and Regulations, the design guidelines, the membership register, the books of account, and the minutes of meetings of the members, of the Board and of committees.\n\nIt is a right to inspect and copy, not merely to look. Copying is at your own expense, at any reasonable time, and for a proper purpose — so a request framed around a specific question tends to go better than an open-ended demand for everything.\n\nThe By-Laws place a matching duty on the Association to keep correct and complete books and records, including minutes of members', Board and committee meetings. The membership register is expressly on the list, which surprises people. Reserve studies, insurance policies and vendor contracts aren't named anywhere. They may fall within books of account, but no document says so, and a request for them is more likely to be treated as discretionary. From 1 January 2027 a new state law puts a floor under the financial half of that list: on written demand an owner is entitled to the balance sheet, budget, profit and loss statements and bank statements for the past three years. That is narrower than the covenant's inspection right in what it reaches and firmer in what it names, so ask under whichever of the two actually covers the document you want.", "sources": [ { "name": "Georgia Property Owners' Bill of Rights Act", "section": "43-17A-7", "authority": "state-statute", "authority_label": "Georgia statute", "adopted": "1 January 2027", "dated_by": "Section 9 of the Act states its own dates — signed 12 May 2026 as Act 715, with Section 7 (attorney's fees) in force from 1 July 2026 and everything else from 1 January 2027", "locator": null, "url": "https://www.legis.ga.gov/legislation/72253", "quoted": false }, { "name": "Declaration of Covenants", "section": "Art. XII, 11", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Association By-Laws", "section": null, "authority": "bylaw", "authority_label": "Association bylaw", "adopted": "1997", "dated_by": "by Board resolution, though the executed copy reads \"effective as of the ______ day of ___________, 1997\" and the blanks were never filled in", "locator": { "nav": "Governing Documents", "shown": "Bylaws", "file": "Glen Abbey By-Laws PDF.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Rules and Regulations", "section": null, "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false } ] }, { "id": "governance-how-to-vote", "priority": 1, "topic": "Governance & voting", "topicId": "governance", "verdict": "yes", "title": "How does voting work, and how many votes does my household get?", "summary": "One vote per lot, not per person — and your spouse or another family member can cast it for you. Most decisions carry on a majority of the votes actually cast.", "updated": "5 August 2026", "plain": [ [ "Each lot carries one vote, regardless of how many people own it or live there. Where more than one person holds an interest in a lot, ", { "text": "the covenant", "doc": "Declaration of Covenants", "sec": "Art. IV § 3" }, " leaves it to those owners to decide between themselves how the single vote is cast. A household doesn't need the owner of record personally present either — ", "the Declaration", " lets the Member, the Member's spouse, or another family member exercise the vote, so a spouse voting is not a proxy and needs no paperwork." ], [ "For most business, the threshold is a majority of the votes actually cast at a meeting where quorum is present, not a majority of all ", { "text": "516 households", "doc": "Realtor Information — glenabbeyhoa.com", "sec": "Introduction" }, ". The exceptions carry higher bars written into ", "the Declaration", ", with amending ", "the Declaration", " itself the strictest. An online election is action by written ballot rather than a meeting vote, and it has its own rules under the ", { "text": "By-Laws", "doc": "Association By-Laws", "sec": "Art. II, 12" }, ": the ballot must state each proposed action with a way to vote for or against, and the solicitation must spell out the quorum, the approval threshold, and the deadline. Once a timely ballot is in, you can't take it back without the Board's consent." ], [ "Board elections are run differently from a vote at a meeting. The 2025 and 2026 elections were online only, using a link e-mailed to you and your website credentials, with no paper ballot offered — the ", { "text": "Board confirmed", "doc": "Board Minutes, April 2025" }, " the 2025 election ran April 1–30 as open online voting. If more than one person from your home votes, the Association counts the most recent ballot — worth knowing before two people in the house both log in." ] ], "quote": "The rights and privileges of membership, including the right to vote, may be exercised by a Member, the Member's spouse or other family member.", "doc": "Declaration of Covenants", "sec": "Art. IV, 2", "steps": [], "missed": "Assuming two owners of one lot get two votes, or that a spouse needs a signed proxy. Neither is right — it is one vote per lot, and family members may exercise it.", "__gaBody": "each lot carries one vote, regardless of how many people own it or live there. where more than one person holds an interest in a lot, the covenant leaves it to those owners to decide between themselves how the single vote is cast. a household doesn't need the owner of record personally present either — the declaration lets the member, the member's spouse, or another family member exercise the vote, so a spouse voting is not a proxy and needs no paperwork. for most business, the threshold is a majority of the votes actually cast at a meeting where quorum is present, not a majority of all 516 households . the exceptions carry higher bars written into the declaration , with amending the declaration itself the strictest. an online election is action by written ballot rather than a meeting vote, and it has its own rules under the by-laws : the ballot must state each proposed action with a way to vote for or against, and the solicitation must spell out the quorum, the approval threshold, and the deadline. once a timely ballot is in, you can't take it back without the board's consent. board elections are run differently from a vote at a meeting. the 2025 and 2026 elections were online only, using a link e-mailed to you and your website credentials, with no paper ballot offered — the board confirmed the 2025 election ran april 1–30 as open online voting. if more than one person from your home votes, the association counts the most recent ballot — worth knowing before two people in the house both log in.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/governance-how-to-vote", "markdown_url": "https://glenabbeyrules.com/rule/governance-how-to-vote.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "One vote per lot, not per person — and your spouse or another family member can cast it for you. Most decisions carry on a majority of the votes actually cast.\n\nEach lot carries one vote, regardless of how many people own it or live there. Where more than one person holds an interest in a lot, the covenant leaves it to those owners to decide between themselves how the single vote is cast. A household doesn't need the owner of record personally present either — the Declaration lets the Member, the Member's spouse, or another family member exercise the vote, so a spouse voting is not a proxy and needs no paperwork.\n\nFor most business, the threshold is a majority of the votes actually cast at a meeting where quorum is present, not a majority of all 516 households. The exceptions carry higher bars written into the Declaration, with amending the Declaration itself the strictest. An online election is action by written ballot rather than a meeting vote, and it has its own rules under the By-Laws: the ballot must state each proposed action with a way to vote for or against, and the solicitation must spell out the quorum, the approval threshold, and the deadline. Once a timely ballot is in, you can't take it back without the Board's consent.\n\nBoard elections are run differently from a vote at a meeting. The 2025 and 2026 elections were online only, using a link e-mailed to you and your website credentials, with no paper ballot offered — the Board confirmed the 2025 election ran April 1–30 as open online voting. If more than one person from your home votes, the Association counts the most recent ballot — worth knowing before two people in the house both log in.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. IV, 2", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Association By-Laws", "section": "Art. II, 12", "authority": "bylaw", "authority_label": "Association bylaw", "adopted": "1997", "dated_by": "by Board resolution, though the executed copy reads \"effective as of the ______ day of ___________, 1997\" and the blanks were never filled in", "locator": { "nav": "Governing Documents", "shown": "Bylaws", "file": "Glen Abbey By-Laws PDF.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Board Minutes, April 2025", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "April 2025", "dated_by": "the month of the meeting — no published filename carries the day", "locator": { "nav": "Minutes", "shown": "April", "file": "4_2025 Board meeting minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Realtor Information — glenabbeyhoa.com", "section": "Introduction", "authority": "site-page", "authority_label": "HOA website", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/realtor-information/", "quoted": false } ] }, { "id": "governance-quorum", "topic": "Governance & voting", "topicId": "governance", "verdict": "depends", "title": "What is quorum, and what happens if a meeting doesn't reach it?", "summary": "More than a third of all votes. If that isn't met, the meeting can be called again on the same notice with a lower bar rather than simply failing.", "updated": "5 August 2026", "plain": [ [ "Quorum is more than one-third of the total votes in the Association, present in person or by proxy. Against roughly ", { "text": "516 lots", "doc": "Realtor Information — glenabbeyhoa.com", "sec": "Introduction" }, " that is a little over 172 votes — which is why an annual meeting announcement that reports clearing 172 is reporting exactly this test." ], [ "Falling short does not kill the vote. The ", { "text": "By-Laws", "doc": "Association By-Laws", "sec": "Art. II § 9" }, " let another meeting be called on the same notice requirement with a reduced quorum, and provide for a further reduction after that. The practical effect is that a decision is delayed rather than defeated, and that a determined minority can eventually carry business if turnout stays low." ], "An online election has to clear the same bar in a different shape. Under action by written ballot, approval is valid only when the number of ballots cast equals or exceeds the quorum that would have been required at a meeting — so a poorly-attended online vote fails for the same reason a poorly-attended meeting does." ], "quote": "Except as otherwise provided in these By-Laws or in the Declaration, the presence in person or by proxy of more than one-third (1/3) of the total votes existing in the Association shall constitute a quorum at all meetings of the Association.", "doc": "Association By-Laws", "sec": "Art. II, 9", "steps": [], "missed": "Reading a failed quorum as the end of the matter. It is a reset with a lower threshold, so skipping the second attempt is how a small number of votes ends up deciding something.", "__gaBody": "quorum is more than one-third of the total votes in the association, present in person or by proxy. against roughly 516 lots that is a little over 172 votes — which is why an annual meeting announcement that reports clearing 172 is reporting exactly this test. falling short does not kill the vote. the by-laws let another meeting be called on the same notice requirement with a reduced quorum, and provide for a further reduction after that. the practical effect is that a decision is delayed rather than defeated, and that a determined minority can eventually carry business if turnout stays low. an online election has to clear the same bar in a different shape. under action by written ballot, approval is valid only when the number of ballots cast equals or exceeds the quorum that would have been required at a meeting — so a poorly-attended online vote fails for the same reason a poorly-attended meeting does.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/governance-quorum", "markdown_url": "https://glenabbeyrules.com/rule/governance-quorum.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "More than a third of all votes. If that isn't met, the meeting can be called again on the same notice with a lower bar rather than simply failing.\n\nQuorum is more than one-third of the total votes in the Association, present in person or by proxy. Against roughly 516 lots that is a little over 172 votes — which is why an annual meeting announcement that reports clearing 172 is reporting exactly this test.\n\nFalling short does not kill the vote. The By-Laws let another meeting be called on the same notice requirement with a reduced quorum, and provide for a further reduction after that. The practical effect is that a decision is delayed rather than defeated, and that a determined minority can eventually carry business if turnout stays low.\n\nAn online election has to clear the same bar in a different shape. Under action by written ballot, approval is valid only when the number of ballots cast equals or exceeds the quorum that would have been required at a meeting — so a poorly-attended online vote fails for the same reason a poorly-attended meeting does.", "sources": [ { "name": "Association By-Laws", "section": "Art. II, 9", "authority": "bylaw", "authority_label": "Association bylaw", "adopted": "1997", "dated_by": "by Board resolution, though the executed copy reads \"effective as of the ______ day of ___________, 1997\" and the blanks were never filled in", "locator": { "nav": "Governing Documents", "shown": "Bylaws", "file": "Glen Abbey By-Laws PDF.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Realtor Information — glenabbeyhoa.com", "section": "Introduction", "authority": "site-page", "authority_label": "HOA website", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/realtor-information/", "quoted": false } ] }, { "id": "governance-who-decides", "priority": 2, "topic": "Governance & voting", "topicId": "governance", "verdict": "depends", "title": "Which decisions can the Board just make, and can residents force a vote?", "summary": "Most operating decisions are the Board's alone, including special assessments. But 25% of the votes can compel a special meeting — that is the lever residents ask for and rarely know exists.", "updated": "5 August 2026", "plain": [ [ "The Board runs the Association's affairs and does not need a membership vote for most of what it does — setting the budget, adopting rules, contracting vendors, enforcing ", { "text": "the covenants", "doc": "Declaration of Covenants", "sec": "Art. VIII § 4" }, ". A special assessment is squarely in that category: ", "the Declaration", " does not require a vote of the members before the Board levies one." ], [ "A handful of decisions do carry higher bars written into ", "the Declaration", ", and amending ", "the Declaration", " itself is the strictest — two-thirds of the total Association vote, which means an abstention counts against it as surely as a no. Residents do have a formal lever of their own: ", { "text": "on a petition signed by at least twenty-five percent of the total votes, the President is required to call a special meeting.", "doc": "Association By-Laws", "sec": "Art. II, 3" }, " It's a duty, not a discretion, but no business may be transacted at that meeting except what the notice stated, so the petition has to name the question precisely." ], "For anything short of forcing a meeting, there is an ordinary channel: send the idea to the property manager (manager@glenabbeyhoa.com), who puts new proposals to the Board for discussion and a response. The petition route is the lever for when that channel hasn't worked, not the first step." ], "quote": "In addition, it shall be the duty of the President to call a special meeting of the Association if so directed by resolution of a majority of the Board of Directors or upon a petition signed by at least twenty-five (25%) percent of the total votes of the Association.", "doc": "Association By-Laws", "sec": "Art. II, 3", "steps": [ { "title": "Gather signatures for at least 25% of the total votes, then present the petition to the President", "detail": "Word the question exactly as you want it decided — nothing outside what the notice states can be transacted at the meeting the petition forces. For anything short of that, send the idea to the property manager first; the petition is the fallback when that channel hasn't worked.", "meta": "Petition to the President" }, { "title": "What a complete petition states", "detail": "Example: \"We, the undersigned, holding at least 25% of the total votes of the Association, petition the President to call a special meeting to vote on [the specific question], as required by the By-Laws.\" Naming the exact question, not a general grievance, is what determines what can legally be voted on once the meeting is called.", "meta": "Example" } ], "missed": "Believing a special assessment requires your approval. It does not, and waiting to vote on one is how people are surprised by the bill.", "__gaBody": "the board runs the association's affairs and does not need a membership vote for most of what it does — setting the budget, adopting rules, contracting vendors, enforcing the covenants . a special assessment is squarely in that category: the declaration does not require a vote of the members before the board levies one. a handful of decisions do carry higher bars written into the declaration , and amending the declaration itself is the strictest — two-thirds of the total association vote, which means an abstention counts against it as surely as a no. residents do have a formal lever of their own: on a petition signed by at least twenty-five percent of the total votes, the president is required to call a special meeting. it's a duty, not a discretion, but no business may be transacted at that meeting except what the notice stated, so the petition has to name the question precisely. for anything short of forcing a meeting, there is an ordinary channel: send the idea to the property manager (manager@glenabbeyhoa.com), who puts new proposals to the board for discussion and a response. the petition route is the lever for when that channel hasn't worked, not the first step. word the question exactly as you want it decided — nothing outside what the notice states can be transacted at the meeting the petition forces. for anything short of that, send the idea to the property manager first; the petition is the fallback when that channel hasn't worked. example: \"we, the undersigned, holding at least 25% of the total votes of the association, petition the president to call a special meeting to vote on [the specific question], as required by the by-laws.\" naming the exact question, not a general grievance, is what determines what can legally be voted on once the meeting is called.", "__gaStepTitles": "gather signatures for at least 25% of the total votes, then present the petition to the president what a complete petition states", "url": "https://glenabbeyrules.com/rule/governance-who-decides", "markdown_url": "https://glenabbeyrules.com/rule/governance-who-decides.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Most operating decisions are the Board's alone, including special assessments. But 25% of the votes can compel a special meeting — that is the lever residents ask for and rarely know exists.\n\nThe Board runs the Association's affairs and does not need a membership vote for most of what it does — setting the budget, adopting rules, contracting vendors, enforcing the covenants. A special assessment is squarely in that category: the Declaration does not require a vote of the members before the Board levies one.\n\nA handful of decisions do carry higher bars written into the Declaration, and amending the Declaration itself is the strictest — two-thirds of the total Association vote, which means an abstention counts against it as surely as a no. Residents do have a formal lever of their own: on a petition signed by at least twenty-five percent of the total votes, the President is required to call a special meeting. It's a duty, not a discretion, but no business may be transacted at that meeting except what the notice stated, so the petition has to name the question precisely.\n\nFor anything short of forcing a meeting, there is an ordinary channel: send the idea to the property manager (manager@glenabbeyhoa.com), who puts new proposals to the Board for discussion and a response. The petition route is the lever for when that channel hasn't worked, not the first step.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. VIII § 4", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Association By-Laws", "section": "Art. II, 3", "authority": "bylaw", "authority_label": "Association bylaw", "adopted": "1997", "dated_by": "by Board resolution, though the executed copy reads \"effective as of the ______ day of ___________, 1997\" and the blanks were never filled in", "locator": { "nav": "Governing Documents", "shown": "Bylaws", "file": "Glen Abbey By-Laws PDF.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "governance-run-for-board", "priority": 2, "topic": "Governance & voting", "topicId": "governance", "verdict": "yes", "title": "What do I need to run for the Board, and how long is a term?", "summary": "Almost nothing: be a member or a member's spouse, and get nominated. Five directors on staggered two-year terms, which is why the number of open seats alternates.", "updated": "5 August 2026", "plain": [ [ "The Board is five directors. Terms run two years and are staggered, per the ", { "text": "By-Laws", "doc": "Association By-Laws", "sec": "Art. III, 3" }, ", which is the answer to a question that comes up every cycle: the number of seats on the ballot alternates because roughly half the Board turns over each year, not because the size of the Board changes." ], "What you actually need is narrow. You must be a member or the spouse of a member, and no person and their spouse may serve on the Board at the same time. That is the entire eligibility test — no minimum time in the neighbourhood, no committee service first, nothing to file in advance. Being behind on dues doesn't disqualify you from serving. But an assessment unpaid more than 30 days past its due date automatically suspends your right to vote, so you could end up standing in an election you can't vote in — worth clearing before nominations if it applies to you.", "Nominations may be made by any member before the meeting at which directors are elected, and also from the floor at that meeting. The Board may appoint a nominating committee to seek out candidates, but that committee doesn't control who may stand. A resignation mid-term doesn't trigger an election either — the remaining directors fill the vacancy for the unexpired portion of the term." ], "quote": "Except as provided in Section 2 of this Article, the directors shall be Members or spouses of Members; provided, however, that no person and his or her spouse may serve on the Board at the same time.", "doc": "Association By-Laws", "sec": "Art. III, 1", "steps": [ { "title": "Nominate yourself or a neighbour before the election meeting, or from the floor", "detail": "Any member can do this — there's no nominating-committee gatekeeping to get past. Check first that the nominee is a member or a member's spouse, and that no one and their spouse are both already on the Board.", "meta": "Before or at the meeting" }, { "title": "What a floor nomination looks like", "detail": "Example: when nominations are called at the election meeting, stand and say — \"I nominate Jane Smith for the Board.\" If she's present, she confirms she accepts. Nothing has to be filed in advance for a floor nomination to count.", "meta": "Example" } ], "missed": "Waiting to be asked. There is no gatekeeping step — a nominating committee may exist, but any member can nominate, and nominations are open at the meeting.", "__gaBody": "the board is five directors. terms run two years and are staggered, per the by-laws , which is the answer to a question that comes up every cycle: the number of seats on the ballot alternates because roughly half the board turns over each year, not because the size of the board changes. what you actually need is narrow. you must be a member or the spouse of a member, and no person and their spouse may serve on the board at the same time. that is the entire eligibility test — no minimum time in the neighbourhood, no committee service first, nothing to file in advance. being behind on dues doesn't disqualify you from serving. but an assessment unpaid more than 30 days past its due date automatically suspends your right to vote, so you could end up standing in an election you can't vote in — worth clearing before nominations if it applies to you. nominations may be made by any member before the meeting at which directors are elected, and also from the floor at that meeting. the board may appoint a nominating committee to seek out candidates, but that committee doesn't control who may stand. a resignation mid-term doesn't trigger an election either — the remaining directors fill the vacancy for the unexpired portion of the term. any member can do this — there's no nominating-committee gatekeeping to get past. check first that the nominee is a member or a member's spouse, and that no one and their spouse are both already on the board. example: when nominations are called at the election meeting, stand and say — \"i nominate jane smith for the board.\" if she's present, she confirms she accepts. nothing has to be filed in advance for a floor nomination to count.", "__gaStepTitles": "nominate yourself or a neighbour before the election meeting, or from the floor what a floor nomination looks like", "url": "https://glenabbeyrules.com/rule/governance-run-for-board", "markdown_url": "https://glenabbeyrules.com/rule/governance-run-for-board.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Almost nothing: be a member or a member's spouse, and get nominated. Five directors on staggered two-year terms, which is why the number of open seats alternates.\n\nThe Board is five directors. Terms run two years and are staggered, per the By-Laws, which is the answer to a question that comes up every cycle: the number of seats on the ballot alternates because roughly half the Board turns over each year, not because the size of the Board changes.\n\nWhat you actually need is narrow. You must be a member or the spouse of a member, and no person and their spouse may serve on the Board at the same time. That is the entire eligibility test — no minimum time in the neighbourhood, no committee service first, nothing to file in advance. Being behind on dues doesn't disqualify you from serving. But an assessment unpaid more than 30 days past its due date automatically suspends your right to vote, so you could end up standing in an election you can't vote in — worth clearing before nominations if it applies to you.\n\nNominations may be made by any member before the meeting at which directors are elected, and also from the floor at that meeting. The Board may appoint a nominating committee to seek out candidates, but that committee doesn't control who may stand. A resignation mid-term doesn't trigger an election either — the remaining directors fill the vacancy for the unexpired portion of the term.", "sources": [ { "name": "Association By-Laws", "section": "Art. III, 1", "authority": "bylaw", "authority_label": "Association bylaw", "adopted": "1997", "dated_by": "by Board resolution, though the executed copy reads \"effective as of the ______ day of ___________, 1997\" and the blanks were never filled in", "locator": { "nav": "Governing Documents", "shown": "Bylaws", "file": "Glen Abbey By-Laws PDF.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "governance-board-member-expectations", "topic": "Governance & voting", "topicId": "governance", "verdict": "depends", "title": "What am I signing up for if I join the Board?", "summary": "An unpaid job with broad responsibility for the Association's affairs. The By-Laws require only two meetings a year, but the real cadence is monthly — and you can be an officer within ten days.", "updated": "5 August 2026", "plain": [ [ "The ", { "text": "By-Laws", "doc": "Association By-Laws", "sec": "Art. III, 17" }, " hand the Board everything not reserved to the members: it is responsible for the affairs of the Association and holds the powers needed to administer them. In practice that means the budget, the contracts, reserve spending, enforcement and the amenities. It is unpaid — no director receives compensation unless a majority of the Association's total vote approves it." ], "The time commitment is the part people misjudge in both directions. The By-Laws set a floor of two regular Board meetings per fiscal year, which sounds like nothing. The Board's actual pattern is monthly. On top of that, the first Board meeting after each annual meeting happens within ten days, and that is where the officers are chosen from among the directors — so you can be elected and find yourself Treasurer a week and a half later, holding primary responsibility for preparing the budget.", "Two things worth knowing before you stand. Members can remove any director, with or without cause, by majority vote at a duly called meeting — you would get ten days' notice and a chance to be heard first. And directors are indemnified by the Association on the terms set out in the Declaration, which is the provision that makes ordinary volunteers willing to vote on contracts and enforcement at all." ], "quote": "The Board of Directors shall be responsible for the affairs of the Association and shall have all of the powers and duties necessary for the administration of the Association's affairs and, as provided by law, may do all acts and things as are not by the Declaration, Articles, or these By-Laws directed to be done and exercised exclusively by the Members.", "doc": "Association By-Laws", "sec": "Art. III, 17", "steps": [ { "title": "Expect monthly, not twice a year", "detail": "Two regular meetings per fiscal year is the By-Laws minimum, not the practice. Special meetings can be called by the President or any two directors on 24 hours' notice, and directors may attend by phone.", "meta": "Art. III, 8–9" }, { "title": "Be ready to hold an office", "detail": "President, Vice President, Secretary and Treasurer are all elected from among the directors, at the first Board meeting after the annual meeting. One person can hold two offices. The Treasurer owns the budget.", "meta": "Art. IV, 1–2" }, { "title": "What that looks like", "detail": "Example: you're elected at the October annual meeting, the organization meeting lands within ten days, and you're voted Treasurer there — so your first real task is the budget, before you've sat through a single regular meeting.", "meta": "Example" } ], "missed": "Reading the two-meetings-a-year minimum as the commitment. That is the floor for what the Board must do, not what it does — and the officer election happens within ten days of the annual meeting, before a new director has been to a single regular meeting.", "__gaBody": "the by-laws hand the board everything not reserved to the members: it is responsible for the affairs of the association and holds the powers needed to administer them. in practice that means the budget, the contracts, reserve spending, enforcement and the amenities. it is unpaid — no director receives compensation unless a majority of the association's total vote approves it. the time commitment is the part people misjudge in both directions. the by-laws set a floor of two regular board meetings per fiscal year, which sounds like nothing. the board's actual pattern is monthly. on top of that, the first board meeting after each annual meeting happens within ten days, and that is where the officers are chosen from among the directors — so you can be elected and find yourself treasurer a week and a half later, holding primary responsibility for preparing the budget. two things worth knowing before you stand. members can remove any director, with or without cause, by majority vote at a duly called meeting — you would get ten days' notice and a chance to be heard first. and directors are indemnified by the association on the terms set out in the declaration, which is the provision that makes ordinary volunteers willing to vote on contracts and enforcement at all. two regular meetings per fiscal year is the by-laws minimum, not the practice. special meetings can be called by the president or any two directors on 24 hours' notice, and directors may attend by phone. president, vice president, secretary and treasurer are all elected from among the directors, at the first board meeting after the annual meeting. one person can hold two offices. the treasurer owns the budget. example: you're elected at the october annual meeting, the organization meeting lands within ten days, and you're voted treasurer there — so your first real task is the budget, before you've sat through a single regular meeting.", "__gaStepTitles": "expect monthly, not twice a year be ready to hold an office what that looks like", "url": "https://glenabbeyrules.com/rule/governance-board-member-expectations", "markdown_url": "https://glenabbeyrules.com/rule/governance-board-member-expectations.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "An unpaid job with broad responsibility for the Association's affairs. The By-Laws require only two meetings a year, but the real cadence is monthly — and you can be an officer within ten days.\n\nThe By-Laws hand the Board everything not reserved to the members: it is responsible for the affairs of the Association and holds the powers needed to administer them. In practice that means the budget, the contracts, reserve spending, enforcement and the amenities. It is unpaid — no director receives compensation unless a majority of the Association's total vote approves it.\n\nThe time commitment is the part people misjudge in both directions. The By-Laws set a floor of two regular Board meetings per fiscal year, which sounds like nothing. The Board's actual pattern is monthly. On top of that, the first Board meeting after each annual meeting happens within ten days, and that is where the officers are chosen from among the directors — so you can be elected and find yourself Treasurer a week and a half later, holding primary responsibility for preparing the budget.\n\nTwo things worth knowing before you stand. Members can remove any director, with or without cause, by majority vote at a duly called meeting — you would get ten days' notice and a chance to be heard first. And directors are indemnified by the Association on the terms set out in the Declaration, which is the provision that makes ordinary volunteers willing to vote on contracts and enforcement at all.", "sources": [ { "name": "Association By-Laws", "section": "Art. III, 17", "authority": "bylaw", "authority_label": "Association bylaw", "adopted": "1997", "dated_by": "by Board resolution, though the executed copy reads \"effective as of the ______ day of ___________, 1997\" and the blanks were never filled in", "locator": { "nav": "Governing Documents", "shown": "Bylaws", "file": "Glen Abbey By-Laws PDF.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "dues", "priority": 1, "featured": true, "topic": "Assessments & violations", "topicId": "assessments", "verdict": "depends", "title": "When are assessment fees due, and when do they become late?", "summary": "Due January 1. Technically in default the moment you miss that date — but late charges and interest only start after 10 days, or a later date the Board sets, which is why community guidance says January 31.", "updated": "8 August 2026", "plain": [ [ "Annual assessments are due January 1 each year, and community guidance treats a payment as late if it hasn't been received — not postmarked — by January 31. The amended covenant sets up a two-stage clock behind that date: ", { "text": "an unpaid assessment is technically delinquent, and the owner in default, the moment it's not paid by the due date.", "doc": "Declaration of Covenants", "sec": "Art. VIII, 8" }, " The late charge, interest and collection actions only apply once it's still unpaid \"within 10 days of the due date, or such later date as may be provided by the Board of Directors.\" That \"later date\" language is the legal basis for the January 31 grace period, which the Association's own ", { "text": "Collection Procedures", "doc": "Collection Procedures" }, " fix as the date the 10% late fee attaches." ], "Once penalties do kick in: a late charge of the greater of $10 or 10% of the unpaid amount, plus 10% annual interest — not the 18% that older documents still show. And if an assessment stays unpaid more than 30 days past its due date, your right to vote and to use Association property, including the pool and other amenities, is automatically suspended until you pay in full or the Board reinstates it in writing.", [ "How much: the 2025 annual assessment was $1,650 per home, payable to Glen Abbey HOA — a $200-per-home increase the ", { "text": "Board approved", "doc": "Board Minutes, October 2024" }, " to fund multi-year tennis and pickleball improvements. For 2026 the Association did not raise it — the adopted ", { "text": "2026 budget", "doc": "2026 HOA Budget" }, " carries homeowner-fee income at $851,400 for both 2025 and 2026, unchanged. That budget states the community total rather than a per-home figure, so confirm your own amount against the year-end statement CMA sends you. From 1 January 2027 a new state law fixes the order a payment is applied in: ", { "text": "dues first, then special assessments, then specific assessments, with fines and fees last", "doc": "Georgia Property Owners' Bill of Rights Act", "sec": "43-17A-8" }, ". That ordering matters more than it sounds, because it stops a payment being credited against a fine and leaving the assessment itself showing unpaid, which is what starts the collection calendar. The same section bars the Association from refusing a payment for being short, and bans accelerated assessments outright." ] ], "quote": "All assessments and charges not paid on or before the due date shall be delinquent, and the Owner shall be in default... If [a]ny assessment or charge... is not paid in full within 10 days of the due date, or such later date as may be provided by the Board of Directors: (a) a late charge equal to the greater of $10.00 or 10% of the amount not paid... may be imposed...; (b) interest at the rate of 10% per annum... shall accrue from the due date...", "doc": "Declaration of Covenants", "sec": "Art. VIII, 8", "steps": [], "missed": "Missing a payment doesn't just risk fees — 30+ days unpaid automatically suspends your amenity access (pool included) and voting rights, with no separate notice required for that suspension.", "__gaBody": "annual assessments are due january 1 each year, and community guidance treats a payment as late if it hasn't been received — not postmarked — by january 31. the amended covenant sets up a two-stage clock behind that date: an unpaid assessment is technically delinquent, and the owner in default, the moment it's not paid by the due date. the late charge, interest and collection actions only apply once it's still unpaid \"within 10 days of the due date, or such later date as may be provided by the board of directors.\" that \"later date\" language is the legal basis for the january 31 grace period, which the association's own collection procedures fix as the date the 10% late fee attaches. once penalties do kick in: a late charge of the greater of $10 or 10% of the unpaid amount, plus 10% annual interest — not the 18% that older documents still show. and if an assessment stays unpaid more than 30 days past its due date, your right to vote and to use association property, including the pool and other amenities, is automatically suspended until you pay in full or the board reinstates it in writing. how much: the 2025 annual assessment was $1,650 per home, payable to glen abbey hoa — a $200-per-home increase the board approved to fund multi-year tennis and pickleball improvements. for 2026 the association did not raise it — the adopted 2026 budget carries homeowner-fee income at $851,400 for both 2025 and 2026, unchanged. that budget states the community total rather than a per-home figure, so confirm your own amount against the year-end statement cma sends you. from 1 january 2027 a new state law fixes the order a payment is applied in: dues first, then special assessments, then specific assessments, with fines and fees last . that ordering matters more than it sounds, because it stops a payment being credited against a fine and leaving the assessment itself showing unpaid, which is what starts the collection calendar. the same section bars the association from refusing a payment for being short, and bans accelerated assessments outright.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/dues", "markdown_url": "https://glenabbeyrules.com/rule/dues.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Due January 1. Technically in default the moment you miss that date — but late charges and interest only start after 10 days, or a later date the Board sets, which is why community guidance says January 31.\n\nAnnual assessments are due January 1 each year, and community guidance treats a payment as late if it hasn't been received — not postmarked — by January 31. The amended covenant sets up a two-stage clock behind that date: an unpaid assessment is technically delinquent, and the owner in default, the moment it's not paid by the due date. The late charge, interest and collection actions only apply once it's still unpaid \"within 10 days of the due date, or such later date as may be provided by the Board of Directors.\" That \"later date\" language is the legal basis for the January 31 grace period, which the Association's own Collection Procedures fix as the date the 10% late fee attaches.\n\nOnce penalties do kick in: a late charge of the greater of $10 or 10% of the unpaid amount, plus 10% annual interest — not the 18% that older documents still show. And if an assessment stays unpaid more than 30 days past its due date, your right to vote and to use Association property, including the pool and other amenities, is automatically suspended until you pay in full or the Board reinstates it in writing.\n\nHow much: the 2025 annual assessment was $1,650 per home, payable to Glen Abbey HOA — a $200-per-home increase the Board approved to fund multi-year tennis and pickleball improvements. For 2026 the Association did not raise it — the adopted 2026 budget carries homeowner-fee income at $851,400 for both 2025 and 2026, unchanged. That budget states the community total rather than a per-home figure, so confirm your own amount against the year-end statement CMA sends you. From 1 January 2027 a new state law fixes the order a payment is applied in: dues first, then special assessments, then specific assessments, with fines and fees last. That ordering matters more than it sounds, because it stops a payment being credited against a fine and leaving the assessment itself showing unpaid, which is what starts the collection calendar. The same section bars the Association from refusing a payment for being short, and bans accelerated assessments outright.", "sources": [ { "name": "Georgia Property Owners' Bill of Rights Act", "section": "43-17A-8", "authority": "state-statute", "authority_label": "Georgia statute", "adopted": "1 January 2027", "dated_by": "Section 9 of the Act states its own dates — signed 12 May 2026 as Act 715, with Section 7 (attorney's fees) in force from 1 July 2026 and everything else from 1 January 2027", "locator": null, "url": "https://www.legis.ga.gov/legislation/72253", "quoted": false }, { "name": "Declaration of Covenants", "section": "Art. VIII, 8", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Collection Procedures", "section": null, "authority": "board-policy", "authority_label": "Board policy", "adopted": "1 January 2003", "dated_by": "stated in the policy itself", "locator": { "nav": "Governing Documents", "shown": "Collections", "file": "2003_01_01 Policy - Collections.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "2026 HOA Budget", "section": null, "authority": "budget", "authority_label": "Adopted budget", "adopted": "2026", "dated_by": "the budget year the Board adopted it for", "locator": { "nav": "Glen Abbey Budget", "shown": "2026 Glen Abbey Budget", "file": "2026 Glen Abbey HOA Budget.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Board Minutes, October 2024", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "9 October 2024", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "October 2024", "file": "2024-10-09 Glen Abbey HOA - Meeting Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false } ] }, { "id": "assessments-lake-lot-extra", "topic": "Assessments & violations", "topicId": "assessments", "verdict": "yes", "title": "Do lake lot owners pay extra?", "summary": "Yes — a separate annual lake assessment on top of regular dues, budgeted at $356 a household for 2026, ring-fenced in its own account for lake and dam costs.", "updated": "5 August 2026", "plain": [ [ "Yes, and it's a separate bill from your regular dues. Under ", { "text": "the Lake Declaration", "doc": "Lake Covenants" }, ", each lake lot owner and the Association — as owner of the Recreation Area on the lake — carries an equal share of what it costs to maintain and repair Lake Abbey and the dam, and those payments go into their own account, kept apart from general HOA funds. For 2026 ", { "text": "the entire lake budget is $6,052, which comes out to $356 per household", "doc": "2026 Lake Lot Budget" }, " — and the same amount the Association pays into on the other side of the ledger as its own share." ], "The billing clock looks nothing like the community assessment. The Association's president calls a meeting of the lake lot owners at least once a year to decide what maintenance the lake and dam need for the coming year, and invoices go out within 30 days of that meeting — each one due 10 days after you receive it, not January 1. Late means a 10% late charge plus interest and costs of collection, and the unpaid amount becomes a continuing lien on the lot as well as your personal obligation.", [ "The equal-share structure matters more at scale than the routine number suggests. ", "The Lake Declaration", " splits costs equally between each lake lot owner and the Association, and with sixteen lake lots plus the Association's Recreation Lot, that's seventeen shares. The Association carries one, and the sixteen homes split the rest. On routine maintenance that's the $356-a-year figure above. On a major dam repair, it's the same fraction of a much larger number, with no cap in the document. Anyone buying a lake lot should treat that exposure as a real question for the seller and the manager, not a formality." ] ], "quote": "Each Owner of a Lake Lot and the Association, as the Owner of the Recreation Area, shall be responsible for an equal share of all costs incurred in connection with the maintenance and repair of the Lake or the Dam", "doc": "Lake Covenants", "sec": "Art. III, 2", "steps": [ { "title": "Before you buy or budget, ask management to confirm the current lake assessment", "detail": "The $356 figure is only the 2026 budgeted amount — it's re-set each year at the lake lot owners' meeting, and the Realtor Information Sheet still lists a pending dam-repair special assessment with no amount attached.", "meta": "manager@glenabbeyhoa.com" }, { "title": "If you're buying a lake lot, ask for a statement of account, not a fee list", "detail": "The lake assessment is invoiced separately from community dues and liens the lot the same way. A current statement of account is the only document that shows what is actually owed on that specific lot.", "meta": "manager@glenabbeyhoa.com" }, { "title": "What a complete request states", "detail": "Example: \"I'm under contract on [lot address], a lake lot. Could you send a current statement of account for the lot, including any lake assessment balance, and let me know if there's a pending dam-repair special assessment attached to it?\" Naming the lot and asking for both the community and lake balances is what gets a complete answer rather than just the routine dues figure.", "meta": "Example" } ], "missed": "People read it as a lake-view surcharge that the HOA pockets. It isn't — it's a straight cost-share for the lake and the dam, ring-fenced in its own account, billed on its own invoice with a 10-day due date. Miss it and it liens the lot exactly like unpaid dues.", "__gaBody": "yes, and it's a separate bill from your regular dues. under the lake declaration , each lake lot owner and the association — as owner of the recreation area on the lake — carries an equal share of what it costs to maintain and repair lake abbey and the dam, and those payments go into their own account, kept apart from general hoa funds. for 2026 the entire lake budget is $6,052, which comes out to $356 per household — and the same amount the association pays into on the other side of the ledger as its own share. the billing clock looks nothing like the community assessment. the association's president calls a meeting of the lake lot owners at least once a year to decide what maintenance the lake and dam need for the coming year, and invoices go out within 30 days of that meeting — each one due 10 days after you receive it, not january 1. late means a 10% late charge plus interest and costs of collection, and the unpaid amount becomes a continuing lien on the lot as well as your personal obligation. the equal-share structure matters more at scale than the routine number suggests. the lake declaration splits costs equally between each lake lot owner and the association, and with sixteen lake lots plus the association's recreation lot, that's seventeen shares. the association carries one, and the sixteen homes split the rest. on routine maintenance that's the $356-a-year figure above. on a major dam repair, it's the same fraction of a much larger number, with no cap in the document. anyone buying a lake lot should treat that exposure as a real question for the seller and the manager, not a formality. the $356 figure is only the 2026 budgeted amount — it's re-set each year at the lake lot owners' meeting, and the realtor information sheet still lists a pending dam-repair special assessment with no amount attached. the lake assessment is invoiced separately from community dues and liens the lot the same way. a current statement of account is the only document that shows what is actually owed on that specific lot. example: \"i'm under contract on [lot address], a lake lot. could you send a current statement of account for the lot, including any lake assessment balance, and let me know if there's a pending dam-repair special assessment attached to it?\" naming the lot and asking for both the community and lake balances is what gets a complete answer rather than just the routine dues figure.", "__gaStepTitles": "before you buy or budget, ask management to confirm the current lake assessment if you're buying a lake lot, ask for a statement of account, not a fee list what a complete request states", "url": "https://glenabbeyrules.com/rule/assessments-lake-lot-extra", "markdown_url": "https://glenabbeyrules.com/rule/assessments-lake-lot-extra.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes — a separate annual lake assessment on top of regular dues, budgeted at $356 a household for 2026, ring-fenced in its own account for lake and dam costs.\n\nYes, and it's a separate bill from your regular dues. Under the Lake Declaration, each lake lot owner and the Association — as owner of the Recreation Area on the lake — carries an equal share of what it costs to maintain and repair Lake Abbey and the dam, and those payments go into their own account, kept apart from general HOA funds. For 2026 the entire lake budget is $6,052, which comes out to $356 per household — and the same amount the Association pays into on the other side of the ledger as its own share.\n\nThe billing clock looks nothing like the community assessment. The Association's president calls a meeting of the lake lot owners at least once a year to decide what maintenance the lake and dam need for the coming year, and invoices go out within 30 days of that meeting — each one due 10 days after you receive it, not January 1. Late means a 10% late charge plus interest and costs of collection, and the unpaid amount becomes a continuing lien on the lot as well as your personal obligation.\n\nThe equal-share structure matters more at scale than the routine number suggests. The Lake Declaration splits costs equally between each lake lot owner and the Association, and with sixteen lake lots plus the Association's Recreation Lot, that's seventeen shares. The Association carries one, and the sixteen homes split the rest. On routine maintenance that's the $356-a-year figure above. On a major dam repair, it's the same fraction of a much larger number, with no cap in the document. Anyone buying a lake lot should treat that exposure as a real question for the seller and the manager, not a formality.", "sources": [ { "name": "Lake Covenants", "section": "Art. III, 2", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "22 March 1999", "dated_by": "recorded in the Fulton County land records at Deed Book 26312, Page 001", "locator": { "nav": "Governing Documents", "shown": "Lake Covenants", "file": "1999_03_22 Glen Abbey Lake CCR.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "2026 Lake Lot Budget", "section": null, "authority": "budget", "authority_label": "Adopted budget", "adopted": "2026", "dated_by": "the budget year the Board adopted it for", "locator": { "nav": "Glen Abbey Budget", "shown": "2026Lake Lot Budget", "file": "2026 Lake Lot Budget (4).pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false } ] }, { "id": "assessments-what-dues-cover", "priority": 2, "topic": "Assessments & violations", "topicId": "assessments", "verdict": "yes", "title": "What do my assessments actually pay for?", "summary": "Common area upkeep and insurance, and every amenity — pool, clubhouse, fitness room, playgrounds, pavilion, walking trail, tennis, pickleball, the sports court and the lake.", "updated": "5 August 2026", "plain": [ "Your annual assessment funds the common areas and everything the community runs on them: entrance ways, landscaping, utilities, common area insurance, and the amenities themselves — the pool, the clubhouse, the fitness room, the playgrounds, the pavilion, the walking trail, the recreation lot, the tennis courts, the pickleball courts, the sports court and the lake as a community amenity. It does not cover the lake and dam maintenance obligation that falls on the sixteen lake lots specifically. That is a separate assessment on those households, described in its own entry.", [ "One thing to know if you go looking for this in writing: the list published on ", { "text": "the Realtor Information page", "doc": "Realtor Information — glenabbeyhoa.com" }, " is shorter than the real one. It names common area maintenance, the pool, clubhouse, playgrounds, exercise facility, common area insurance, pavilion, walking trail and recreation lot — and stops there, omitting the tennis courts, the pickleball courts, the sports court and the lake. All four are assessment-funded. The Welcome Packet's version of the same list does include tennis and the basketball court. Do not read the shorter list as a statement that your dues exclude those amenities. It is an incomplete list, not a narrower entitlement." ], [ "Two things the amenity list does not show. First, scale: the Board described the operation in February 2026 as ", { "text": "an annual budget of over $900,000 plus substantial reserves", "doc": "2026 HOA Budget" }, ". Second, reserves — the fund that pays for large repairs and replacements rather than day-to-day running. ", { "text": "The Board's December 2024 letter set annual reserve funding at $130,000 out of the operating budget, plus $2,000 for each home resold in Glen Abbey", "doc": "CMA email, 5 Dec 2024 · XN13221877" }, ". And part of what you pay is earmarked: the 2025 rise to $1,650 included a $200-per-home multi-year component for tennis and pickleball improvements, expected to stay in place for roughly three to five years." ] ], "quote": "The following services and amenities are included in the annual assessment Common Area Maintenance Pool Clubhouse Playgrounds Exercise facility Common Area Insurance Pavilion Walking Trail Recreation Lot", "doc": "Realtor Information — glenabbeyhoa.com", "sec": "", "steps": [], "missed": [ "Reading ", "the Realtor Information page", "'s list as exhaustive. It leaves out four amenities your dues do fund, which matters most to a buyer being told what they are paying for." ], "__gaBody": "your annual assessment funds the common areas and everything the community runs on them: entrance ways, landscaping, utilities, common area insurance, and the amenities themselves — the pool, the clubhouse, the fitness room, the playgrounds, the pavilion, the walking trail, the recreation lot, the tennis courts, the pickleball courts, the sports court and the lake as a community amenity. it does not cover the lake and dam maintenance obligation that falls on the sixteen lake lots specifically. that is a separate assessment on those households, described in its own entry. one thing to know if you go looking for this in writing: the list published on the realtor information page is shorter than the real one. it names common area maintenance, the pool, clubhouse, playgrounds, exercise facility, common area insurance, pavilion, walking trail and recreation lot — and stops there, omitting the tennis courts, the pickleball courts, the sports court and the lake. all four are assessment-funded. the welcome packet's version of the same list does include tennis and the basketball court. do not read the shorter list as a statement that your dues exclude those amenities. it is an incomplete list, not a narrower entitlement. two things the amenity list does not show. first, scale: the board described the operation in february 2026 as an annual budget of over $900,000 plus substantial reserves . second, reserves — the fund that pays for large repairs and replacements rather than day-to-day running. the board's december 2024 letter set annual reserve funding at $130,000 out of the operating budget, plus $2,000 for each home resold in glen abbey . and part of what you pay is earmarked: the 2025 rise to $1,650 included a $200-per-home multi-year component for tennis and pickleball improvements, expected to stay in place for roughly three to five years.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/assessments-what-dues-cover", "markdown_url": "https://glenabbeyrules.com/rule/assessments-what-dues-cover.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Common area upkeep and insurance, and every amenity — pool, clubhouse, fitness room, playgrounds, pavilion, walking trail, tennis, pickleball, the sports court and the lake.\n\nYour annual assessment funds the common areas and everything the community runs on them: entrance ways, landscaping, utilities, common area insurance, and the amenities themselves — the pool, the clubhouse, the fitness room, the playgrounds, the pavilion, the walking trail, the recreation lot, the tennis courts, the pickleball courts, the sports court and the lake as a community amenity. It does not cover the lake and dam maintenance obligation that falls on the sixteen lake lots specifically. That is a separate assessment on those households, described in its own entry.\n\nOne thing to know if you go looking for this in writing: the list published on the Realtor Information page is shorter than the real one. It names common area maintenance, the pool, clubhouse, playgrounds, exercise facility, common area insurance, pavilion, walking trail and recreation lot — and stops there, omitting the tennis courts, the pickleball courts, the sports court and the lake. All four are assessment-funded. The Welcome Packet's version of the same list does include tennis and the basketball court. Do not read the shorter list as a statement that your dues exclude those amenities. It is an incomplete list, not a narrower entitlement.\n\nTwo things the amenity list does not show. First, scale: the Board described the operation in February 2026 as an annual budget of over $900,000 plus substantial reserves. Second, reserves — the fund that pays for large repairs and replacements rather than day-to-day running. The Board's December 2024 letter set annual reserve funding at $130,000 out of the operating budget, plus $2,000 for each home resold in Glen Abbey. And part of what you pay is earmarked: the 2025 rise to $1,650 included a $200-per-home multi-year component for tennis and pickleball improvements, expected to stay in place for roughly three to five years.", "sources": [ { "name": "2026 HOA Budget", "section": null, "authority": "budget", "authority_label": "Adopted budget", "adopted": "2026", "dated_by": "the budget year the Board adopted it for", "locator": { "nav": "Glen Abbey Budget", "shown": "2026 Glen Abbey Budget", "file": "2026 Glen Abbey HOA Budget.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Realtor Information — glenabbeyhoa.com", "section": null, "authority": "site-page", "authority_label": "HOA website", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/realtor-information/", "quoted": true }, { "name": "CMA email, 5 Dec 2024 · XN13221877", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "5 December 2024", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "assessments-budget-notice", "topic": "Assessments & violations", "topicId": "assessments", "verdict": "yes", "title": "Do I get to see next year's budget before it takes effect?", "summary": "Yes — it must be mailed at least 30 days before it becomes effective. It then takes effect automatically unless a majority of the whole Association objects in writing.", "updated": "5 August 2026", "plain": [ "The Board prepares a budget covering the estimated cost of operating the Association for the coming year, and must mail a copy of it — together with the general assessment levied from it — to every member at least thirty days before the budget takes effect. That mailing is an obligation, not a courtesy.", "What happens next is the part people misread. The budget becomes effective automatically. It is stopped only if members representing at least a majority of the total Association vote deliver a written statement of disapproval to the Board no later than seven days before the effective date. That is a majority of all votes, not of those who respond, and it needs organising well before the deadline.", "If the membership does disapprove it, or if the Board simply fails to set a budget for the coming year, the previous year's budget and assessment carry over until a new one is determined. Rejection does not zero out your dues. It holds them at last year's level. So watch for the mailing — if you intend to object, the window closes 23 days after it lands, not on the effective date." ], "quote": "The Board shall cause a copy of the budget and the general assessment to be levied therefrom to be mailed to each Member at least thirty (30) days prior to the date on which the budget will become effective.", "doc": "Declaration of Covenants", "sec": "Art. VIII, 3", "steps": [], "missed": "Treating the mailing as a consultation. It is a notice period on a budget that passes by default — silence is consent, and the objection threshold is a majority of every vote in the Association.", "__gaBody": "the board prepares a budget covering the estimated cost of operating the association for the coming year, and must mail a copy of it — together with the general assessment levied from it — to every member at least thirty days before the budget takes effect. that mailing is an obligation, not a courtesy. what happens next is the part people misread. the budget becomes effective automatically. it is stopped only if members representing at least a majority of the total association vote deliver a written statement of disapproval to the board no later than seven days before the effective date. that is a majority of all votes, not of those who respond, and it needs organising well before the deadline. if the membership does disapprove it, or if the board simply fails to set a budget for the coming year, the previous year's budget and assessment carry over until a new one is determined. rejection does not zero out your dues. it holds them at last year's level. so watch for the mailing — if you intend to object, the window closes 23 days after it lands, not on the effective date.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/assessments-budget-notice", "markdown_url": "https://glenabbeyrules.com/rule/assessments-budget-notice.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes — it must be mailed at least 30 days before it becomes effective. It then takes effect automatically unless a majority of the whole Association objects in writing.\n\nThe Board prepares a budget covering the estimated cost of operating the Association for the coming year, and must mail a copy of it — together with the general assessment levied from it — to every member at least thirty days before the budget takes effect. That mailing is an obligation, not a courtesy.\n\nWhat happens next is the part people misread. The budget becomes effective automatically. It is stopped only if members representing at least a majority of the total Association vote deliver a written statement of disapproval to the Board no later than seven days before the effective date. That is a majority of all votes, not of those who respond, and it needs organising well before the deadline.\n\nIf the membership does disapprove it, or if the Board simply fails to set a budget for the coming year, the previous year's budget and assessment carry over until a new one is determined. Rejection does not zero out your dues. It holds them at last year's level. So watch for the mailing — if you intend to object, the window closes 23 days after it lands, not on the effective date.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. VIII, 3", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "assessments-who-reports", "topic": "Assessments & violations", "topicId": "assessments", "verdict": "depends", "title": "Who reports violations — the manager, or my neighbours?", "summary": "Both. The Rules and Regulations say violations reach the management company either through the onsite manager's periodic inspections or from other residents.", "updated": "5 August 2026", "plain": [ [ "The ", { "text": "Rules and Regulations", "doc": "Rules and Regulations", "sec": "Violations" }, " answer this in their opening lines, and the answer is the one people suspect but rarely see written down: violations are brought to the management company either by periodic visual inspections by the onsite manager, or reported to the management company by other subdivision residents. A neighbour reporting you is not a misuse of the process. It is one of the two channels the published procedure contemplates. An inspection sweep is not someone singling you out, either. The manager covers the community on a cycle." ], "What happens afterwards is the same either way. The report does not go to the Board for a decision on whether to act. It enters the standard sequence of a courtesy letter with ten days to cure, then a fine letter after re-inspection.", "Two things the documents do not address: whether a report can be made anonymously, and whether photographing another lot to support one is permitted. Neither is stated anywhere, so treat both as unsettled rather than assuming a rule exists in either direction." ], "quote": "Violations are brought to the attention of Glen Abbey Homeowners Association's Management Company. This may be accomplished either by periodic visual inspections by the onsite manager or reported to the management company by other subdivision residents.", "doc": "Rules and Regulations", "sec": "Violations", "steps": [], "missed": "Believing only the manager can start a violation, or that a neighbour's report carries less weight. Both routes enter the identical process at the identical point.", "__gaBody": "the rules and regulations answer this in their opening lines, and the answer is the one people suspect but rarely see written down: violations are brought to the management company either by periodic visual inspections by the onsite manager, or reported to the management company by other subdivision residents. a neighbour reporting you is not a misuse of the process. it is one of the two channels the published procedure contemplates. an inspection sweep is not someone singling you out, either. the manager covers the community on a cycle. what happens afterwards is the same either way. the report does not go to the board for a decision on whether to act. it enters the standard sequence of a courtesy letter with ten days to cure, then a fine letter after re-inspection. two things the documents do not address: whether a report can be made anonymously, and whether photographing another lot to support one is permitted. neither is stated anywhere, so treat both as unsettled rather than assuming a rule exists in either direction.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/assessments-who-reports", "markdown_url": "https://glenabbeyrules.com/rule/assessments-who-reports.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Both. The Rules and Regulations say violations reach the management company either through the onsite manager's periodic inspections or from other residents.\n\nThe Rules and Regulations answer this in their opening lines, and the answer is the one people suspect but rarely see written down: violations are brought to the management company either by periodic visual inspections by the onsite manager, or reported to the management company by other subdivision residents. A neighbour reporting you is not a misuse of the process. It is one of the two channels the published procedure contemplates. An inspection sweep is not someone singling you out, either. The manager covers the community on a cycle.\n\nWhat happens afterwards is the same either way. The report does not go to the Board for a decision on whether to act. It enters the standard sequence of a courtesy letter with ten days to cure, then a fine letter after re-inspection.\n\nTwo things the documents do not address: whether a report can be made anonymously, and whether photographing another lot to support one is permitted. Neither is stated anywhere, so treat both as unsettled rather than assuming a rule exists in either direction.", "sources": [ { "name": "Rules and Regulations", "section": "Violations", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "assessments-collection-timeline", "priority": 2, "topic": "Assessments & violations", "topicId": "assessments", "verdict": "depends", "title": "What happens if I don't pay my assessment on time?", "summary": "It escalates on a published calendar — 10% late fee after January 31, intent-to-lien after February, an actual lien in March, and a lawsuit after April 30.", "updated": "8 August 2026", "plain": [ [ "The Association has a written collection procedure, in force since 2003, and it runs on dates rather than on discretion. Assessments are due January 1. ", { "text": "Not received by January 31, a 10% late fee is added.", "doc": "Collection Procedures", "sec": "Collection Procedures, eff. 1 Jan 2003" }, " Not received by February 28/29, an Intent to Lien notice is issued. Not received by March 31, a lien is placed on the property. Not received by April 30, suit is initiated. The lien stage does more than add money: the procedure states that your association rights are suspended until the past-due assessments, penalties and collection fees are all paid in full. Paying the assessment and leaving the fees outstanding does not restore them." ], [ { "text": "The covenant", "doc": "Declaration of Covenants", "sec": "Art. VIII § 8" }, "'s own clock is faster than this calendar in one respect. Once an assessment is more than 30 days past due, your right to vote and to use Association property — the pool and the other amenities — is suspended automatically, with no notice step required. That lands in early February, well before the lien stage. One caution about the procedure document itself: ", "the covenant", " passages it quotes as its authority are the pre-2012 versions. It recites 18% annual interest and a 15% attorney-fee floor from an Article VIII that the Fourth Amendment struck and replaced in its entirety. The current rate is 10%. The calendar above is still the Association's live practice. The legal figures printed underneath it are not." ], [ "Nothing published says so, but you can ask for a payment plan. The Board considered a blanket policy during the COVID era and rejected it deliberately, choosing instead to decide requests case by case — and it has stuck to that since, approving plans that comply strictly with their agreed terms and refusing repeat requests from owners who keep asking. So a plan is available by asking and is not a right. The terms are expected to be met to the letter, and the time to ask is before the dates above start running, not after the lien stage, when fees have already attached. One part of the new state law is already running: for any suit filed since 1 July 2026, ", { "text": "the Association has to send written notice of what is owed, allow 30 days to pay it, and itemise the attorney's fees it claims", "doc": "Georgia Property Owners' Bill of Rights Act", "sec": "Section 7" }, ", and a judge has to rule those fees reasonable before awarding them. The rest of that Act lands on 1 January 2027." ] ], "quote": "If assessment is not received on or before January 31st, a 10% late fee will be added.", "doc": "Collection Procedures", "sec": "Collection Procedures, eff. 1 Jan 2003", "steps": [], "missed": [ "People read this as a payment plan with four warnings built in. It isn't — each stage happens on its date whether or not anyone contacts you, and the amenity and voting suspension arrives on ", "the covenant", "'s 30-day clock rather than on this calendar at all." ], "__gaBody": "the association has a written collection procedure, in force since 2003, and it runs on dates rather than on discretion. assessments are due january 1. not received by january 31, a 10% late fee is added. not received by february 28/29, an intent to lien notice is issued. not received by march 31, a lien is placed on the property. not received by april 30, suit is initiated. the lien stage does more than add money: the procedure states that your association rights are suspended until the past-due assessments, penalties and collection fees are all paid in full. paying the assessment and leaving the fees outstanding does not restore them. the covenant 's own clock is faster than this calendar in one respect. once an assessment is more than 30 days past due, your right to vote and to use association property — the pool and the other amenities — is suspended automatically, with no notice step required. that lands in early february, well before the lien stage. one caution about the procedure document itself: the covenant passages it quotes as its authority are the pre-2012 versions. it recites 18% annual interest and a 15% attorney-fee floor from an article viii that the fourth amendment struck and replaced in its entirety. the current rate is 10%. the calendar above is still the association's live practice. the legal figures printed underneath it are not. nothing published says so, but you can ask for a payment plan. the board considered a blanket policy during the covid era and rejected it deliberately, choosing instead to decide requests case by case — and it has stuck to that since, approving plans that comply strictly with their agreed terms and refusing repeat requests from owners who keep asking. so a plan is available by asking and is not a right. the terms are expected to be met to the letter, and the time to ask is before the dates above start running, not after the lien stage, when fees have already attached. one part of the new state law is already running: for any suit filed since 1 july 2026, the association has to send written notice of what is owed, allow 30 days to pay it, and itemise the attorney's fees it claims , and a judge has to rule those fees reasonable before awarding them. the rest of that act lands on 1 january 2027.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/assessments-collection-timeline", "markdown_url": "https://glenabbeyrules.com/rule/assessments-collection-timeline.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "It escalates on a published calendar — 10% late fee after January 31, intent-to-lien after February, an actual lien in March, and a lawsuit after April 30.\n\nThe Association has a written collection procedure, in force since 2003, and it runs on dates rather than on discretion. Assessments are due January 1. Not received by January 31, a 10% late fee is added. Not received by February 28/29, an Intent to Lien notice is issued. Not received by March 31, a lien is placed on the property. Not received by April 30, suit is initiated. The lien stage does more than add money: the procedure states that your association rights are suspended until the past-due assessments, penalties and collection fees are all paid in full. Paying the assessment and leaving the fees outstanding does not restore them.\n\nThe covenant's own clock is faster than this calendar in one respect. Once an assessment is more than 30 days past due, your right to vote and to use Association property — the pool and the other amenities — is suspended automatically, with no notice step required. That lands in early February, well before the lien stage. One caution about the procedure document itself: the covenant passages it quotes as its authority are the pre-2012 versions. It recites 18% annual interest and a 15% attorney-fee floor from an Article VIII that the Fourth Amendment struck and replaced in its entirety. The current rate is 10%. The calendar above is still the Association's live practice. The legal figures printed underneath it are not.\n\nNothing published says so, but you can ask for a payment plan. The Board considered a blanket policy during the COVID era and rejected it deliberately, choosing instead to decide requests case by case — and it has stuck to that since, approving plans that comply strictly with their agreed terms and refusing repeat requests from owners who keep asking. So a plan is available by asking and is not a right. The terms are expected to be met to the letter, and the time to ask is before the dates above start running, not after the lien stage, when fees have already attached. One part of the new state law is already running: for any suit filed since 1 July 2026, the Association has to send written notice of what is owed, allow 30 days to pay it, and itemise the attorney's fees it claims, and a judge has to rule those fees reasonable before awarding them. The rest of that Act lands on 1 January 2027.", "sources": [ { "name": "Georgia Property Owners' Bill of Rights Act", "section": "Section 7", "authority": "state-statute", "authority_label": "Georgia statute", "adopted": "1 January 2027", "dated_by": "Section 9 of the Act states its own dates — signed 12 May 2026 as Act 715, with Section 7 (attorney's fees) in force from 1 July 2026 and everything else from 1 January 2027", "locator": null, "url": "https://www.legis.ga.gov/legislation/72253", "quoted": false }, { "name": "Declaration of Covenants", "section": "Art. VIII § 8", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Collection Procedures", "section": "Collection Procedures, eff. 1 Jan 2003", "authority": "board-policy", "authority_label": "Board policy", "adopted": "1 January 2003", "dated_by": "stated in the policy itself", "locator": { "nav": "Governing Documents", "shown": "Collections", "file": "2003_01_01 Policy - Collections.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "assessments-foreclosure", "topic": "Assessments & violations", "topicId": "assessments", "verdict": "depends", "title": "Can the HOA foreclose on my home over unpaid assessments?", "summary": "Only through a court, and only once unpaid dues on their own reach a threshold. From 1 January 2027 that is the lesser of $4,000 or a year's dues, floored at $2,000 — which here still means $2,000.", "updated": "8 August 2026", "plain": [ [ "Yes, and it is the step the Association's published ", { "text": "collection calendar", "doc": "Collection Procedures", "sec": "Collection Procedures, eff. 1 Jan 2003" }, " ends at when it says suit is initiated after April 30. Unpaid assessments become a lien on your lot, and that lien is foreclosed through a court — an action, a judgment and a court order — not the power-of-sale process a mortgage lender uses. A first mortgage stays ahead of the Association in line." ], [ "From 1 January 2027 ", { "text": "a new state law changes the threshold", "doc": "Georgia Property Owners' Bill of Rights Act", "sec": "Section 5" }, ", and the figure in the headlines is not the one that applies here. The new minimum is the lesser of $4,000 or twelve months of regular assessments, and never less than $2,000. ", { "text": "The 2026 assessment here is $1,650", "doc": "Realtor Information — glenabbeyhoa.com" }, ", so twelve months of dues is the lesser figure, the $2,000 floor takes over, and the threshold stays exactly where it sits today. The reported doubling reaches communities whose dues run above $4,000 a year. This is not one of them." ], [ "Two other changes in the same law do land here. From that date ", { "text": "fines, late fees and specific assessments no longer count toward the amount", "doc": "Georgia Property Owners' Bill of Rights Act", "sec": "Section 5" }, ", so penalties can no longer push a balance over the line — only assessments can. The notice period also doubles from 30 days to 60, and the notice has to state that paying inside that window ends the right to foreclose. Cutting the other way, and reported almost nowhere: an assessment lien now lasts six years rather than four." ] ], "quote": "the lesser of $4,000.00 or an amount equal to 12 months of regular assessments, as such term is defined in Code Section 43-17A-1, in arrears but not less than $2,000.00; provided, however, that no specific assessment, as such term is defined in Code Section 43-17A-1, or other fine or fee shall be included in the calculation of the amount of such lien.", "doc": "Georgia Property Owners' Bill of Rights Act", "sec": "Section 5", "steps": [], "missed": [ "The claim that the threshold doubles to $4,000 is the most repeated thing written about this law, and it does not describe Glen Abbey. The $4,000 is a ceiling rather than a fixed amount: it lands wherever twelve months of dues lands, and never below $2,000." ], "__gaBody": "yes, and it is the step the association's published collection calendar ends at when it says suit is initiated after april 30. unpaid assessments become a lien on your lot, and that lien is foreclosed through a court — an action, a judgment and a court order — not the power-of-sale process a mortgage lender uses. a first mortgage stays ahead of the association in line. from 1 january 2027 a new state law changes the threshold , and the figure in the headlines is not the one that applies here. the new minimum is the lesser of $4,000 or twelve months of regular assessments, and never less than $2,000. the 2026 assessment here is $1,650 , so twelve months of dues is the lesser figure, the $2,000 floor takes over, and the threshold stays exactly where it sits today. the reported doubling reaches communities whose dues run above $4,000 a year. this is not one of them. two other changes in the same law do land here. from that date fines, late fees and specific assessments no longer count toward the amount , so penalties can no longer push a balance over the line — only assessments can. the notice period also doubles from 30 days to 60, and the notice has to state that paying inside that window ends the right to foreclose. cutting the other way, and reported almost nowhere: an assessment lien now lasts six years rather than four.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/assessments-foreclosure", "markdown_url": "https://glenabbeyrules.com/rule/assessments-foreclosure.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Only through a court, and only once unpaid dues on their own reach a threshold. From 1 January 2027 that is the lesser of $4,000 or a year's dues, floored at $2,000 — which here still means $2,000.\n\nYes, and it is the step the Association's published collection calendar ends at when it says suit is initiated after April 30. Unpaid assessments become a lien on your lot, and that lien is foreclosed through a court — an action, a judgment and a court order — not the power-of-sale process a mortgage lender uses. A first mortgage stays ahead of the Association in line.\n\nFrom 1 January 2027 a new state law changes the threshold, and the figure in the headlines is not the one that applies here. The new minimum is the lesser of $4,000 or twelve months of regular assessments, and never less than $2,000. The 2026 assessment here is $1,650, so twelve months of dues is the lesser figure, the $2,000 floor takes over, and the threshold stays exactly where it sits today. The reported doubling reaches communities whose dues run above $4,000 a year. This is not one of them.\n\nTwo other changes in the same law do land here. From that date fines, late fees and specific assessments no longer count toward the amount, so penalties can no longer push a balance over the line — only assessments can. The notice period also doubles from 30 days to 60, and the notice has to state that paying inside that window ends the right to foreclose. Cutting the other way, and reported almost nowhere: an assessment lien now lasts six years rather than four.", "sources": [ { "name": "Georgia Property Owners' Bill of Rights Act", "section": "Section 5", "authority": "state-statute", "authority_label": "Georgia statute", "adopted": "1 January 2027", "dated_by": "Section 9 of the Act states its own dates — signed 12 May 2026 as Act 715, with Section 7 (attorney's fees) in force from 1 July 2026 and everything else from 1 January 2027", "locator": null, "url": "https://www.legis.ga.gov/legislation/72253", "quoted": true }, { "name": "Collection Procedures", "section": "Collection Procedures, eff. 1 Jan 2003", "authority": "board-policy", "authority_label": "Board policy", "adopted": "1 January 2003", "dated_by": "stated in the policy itself", "locator": { "nav": "Governing Documents", "shown": "Collections", "file": "2003_01_01 Policy - Collections.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Realtor Information — glenabbeyhoa.com", "section": null, "authority": "site-page", "authority_label": "HOA website", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/realtor-information/", "quoted": false } ] }, { "id": "assessments-hoa-self-help-maintenance", "topic": "Assessments & violations", "topicId": "assessments", "verdict": "yes", "title": "Can the HOA do yard work on my property and bill me for it?", "summary": "Yes. After 10 days' written notice the Board can have the work done and charge it back as an assessment against your lot — which means it can lien like unpaid dues.", "updated": "5 August 2026", "plain": [ [ "The covenant makes every owner responsible for keeping the lot and everything on it in good, clean and attractive repair — mowing and landscaping on a regular basis, weeding, pruning, watering, keeping the driveway in good repair, repairing exterior damage. If the Board of Directors decides you've failed or refused to do that, it can send written notice that it intends to have the work done at your expense. The Board's 2007 ", { "text": "Interpretation of Covenants", "doc": "Interpretation of Covenants", "sec": "12. Home Maintenance" }, " puts that determination with the DRB rather than the Board. The recorded covenant says the Board of Directors instead. The two documents agree on everything else here." ], "The notice has to set out, with reasonable particularity, what work it thinks is needed, and it has to give you 10 days to do it. If the job genuinely can't be finished inside 10 days, you have to start within the 10 days and finish within a reasonable time. In an emergency the Association doesn't have to give notice at all. Worth keeping straight: this 10-day clock belongs to the maintenance notice. It is not the violation-and-fine process, which runs on its own timeline.", [ "If you don't act, the Association can hire it out. The cost becomes part of your assessment, you're personally liable for it, and it becomes a lien on the lot. That's the part worth understanding: it collects like unpaid dues, not like a fine. There's a parallel remedy for anything that outright violates the rules rather than just looking neglected. The Board or its agent can enter the property and remove or abate the offending thing, using such force as may be reasonably necessary, on the same 10 days' written notice — reasonable notice only in an emergency — and the costs, including reasonable attorney's fees actually incurred, get assessed against you the same way. None of this is improvised: ", { "text": "the covenants", "doc": "Declaration of Covenants", "sec": "Art. III § 5" }, " reserve a permanent, recorded easement for the Association to come onto any lot to mow, clear, cut, prune and remove trash. The same section says that easement imposes no duty on the Association to do any of it, which is why you can't make the HOA clean up a neglected lot next door." ] ], "quote": "If an Owner does not comply with the provisions hereof, the Association may provide such maintenance, repair or replacement at the sole cost and expense of the Owner, and all costs and expenses incurred by the Association shall become part of the assessment for which such Owner is personally liable", "doc": "Declaration of Covenants", "sec": "Art. V, B, 2", "steps": [ { "title": "Do the work within 10 days of the notice — or start it and confirm that in writing", "detail": "The extension for a bigger job only applies if you've actually begun within the 10 days. Tell the manager in writing what you've started and when you expect to finish, and keep a copy of what you sent.", "meta": "manager@glenabbeyhoa.com" }, { "title": "What a complete written confirmation says", "detail": "Example: \"In response to the notice dated [date] about the fence-line landscaping, I started clearing and re-mulching the bed on [date] and expect to finish by [date].\" Naming the notice, what you've actually started, and a finish date is what supports the extension if the Board follows up.", "meta": "Example" } ], "missed": "It isn't a fine, so none of the fine-schedule protections apply — no $100 first tier, no rolling six-month reset, no stated ceiling. It's an invoice for work actually performed, and it attaches to the lot as a lien. Ignoring a maintenance notice can cost far more than ignoring a violation notice.", "__gaBody": "the covenant makes every owner responsible for keeping the lot and everything on it in good, clean and attractive repair — mowing and landscaping on a regular basis, weeding, pruning, watering, keeping the driveway in good repair, repairing exterior damage. if the board of directors decides you've failed or refused to do that, it can send written notice that it intends to have the work done at your expense. the board's 2007 interpretation of covenants puts that determination with the drb rather than the board. the recorded covenant says the board of directors instead. the two documents agree on everything else here. the notice has to set out, with reasonable particularity, what work it thinks is needed, and it has to give you 10 days to do it. if the job genuinely can't be finished inside 10 days, you have to start within the 10 days and finish within a reasonable time. in an emergency the association doesn't have to give notice at all. worth keeping straight: this 10-day clock belongs to the maintenance notice. it is not the violation-and-fine process, which runs on its own timeline. if you don't act, the association can hire it out. the cost becomes part of your assessment, you're personally liable for it, and it becomes a lien on the lot. that's the part worth understanding: it collects like unpaid dues, not like a fine. there's a parallel remedy for anything that outright violates the rules rather than just looking neglected. the board or its agent can enter the property and remove or abate the offending thing, using such force as may be reasonably necessary, on the same 10 days' written notice — reasonable notice only in an emergency — and the costs, including reasonable attorney's fees actually incurred, get assessed against you the same way. none of this is improvised: the covenants reserve a permanent, recorded easement for the association to come onto any lot to mow, clear, cut, prune and remove trash. the same section says that easement imposes no duty on the association to do any of it, which is why you can't make the hoa clean up a neglected lot next door. the extension for a bigger job only applies if you've actually begun within the 10 days. tell the manager in writing what you've started and when you expect to finish, and keep a copy of what you sent. example: \"in response to the notice dated [date] about the fence-line landscaping, i started clearing and re-mulching the bed on [date] and expect to finish by [date].\" naming the notice, what you've actually started, and a finish date is what supports the extension if the board follows up.", "__gaStepTitles": "do the work within 10 days of the notice — or start it and confirm that in writing what a complete written confirmation says", "url": "https://glenabbeyrules.com/rule/assessments-hoa-self-help-maintenance", "markdown_url": "https://glenabbeyrules.com/rule/assessments-hoa-self-help-maintenance.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes. After 10 days' written notice the Board can have the work done and charge it back as an assessment against your lot — which means it can lien like unpaid dues.\n\nThe covenant makes every owner responsible for keeping the lot and everything on it in good, clean and attractive repair — mowing and landscaping on a regular basis, weeding, pruning, watering, keeping the driveway in good repair, repairing exterior damage. If the Board of Directors decides you've failed or refused to do that, it can send written notice that it intends to have the work done at your expense. The Board's 2007 Interpretation of Covenants puts that determination with the DRB rather than the Board. The recorded covenant says the Board of Directors instead. The two documents agree on everything else here.\n\nThe notice has to set out, with reasonable particularity, what work it thinks is needed, and it has to give you 10 days to do it. If the job genuinely can't be finished inside 10 days, you have to start within the 10 days and finish within a reasonable time. In an emergency the Association doesn't have to give notice at all. Worth keeping straight: this 10-day clock belongs to the maintenance notice. It is not the violation-and-fine process, which runs on its own timeline.\n\nIf you don't act, the Association can hire it out. The cost becomes part of your assessment, you're personally liable for it, and it becomes a lien on the lot. That's the part worth understanding: it collects like unpaid dues, not like a fine. There's a parallel remedy for anything that outright violates the rules rather than just looking neglected. The Board or its agent can enter the property and remove or abate the offending thing, using such force as may be reasonably necessary, on the same 10 days' written notice — reasonable notice only in an emergency — and the costs, including reasonable attorney's fees actually incurred, get assessed against you the same way. None of this is improvised: the covenants reserve a permanent, recorded easement for the Association to come onto any lot to mow, clear, cut, prune and remove trash. The same section says that easement imposes no duty on the Association to do any of it, which is why you can't make the HOA clean up a neglected lot next door.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. V, B, 2", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Interpretation of Covenants", "section": "12. Home Maintenance", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": null, "dated_by": "a Board interpretation guide with nothing on it to say when it was adopted, and no resolution published alongside it", "locator": { "nav": "Governing Documents", "file": "Glen Abbey Covenants Summary.pdf", "place": "the CMA portal" }, "url": "https://portal.cmacommunities.com/community/documents/a/644/f/21798", "quoted": false } ] }, { "id": "assessments-violation-process", "priority": 1, "featured": true, "topic": "Assessments & violations", "topicId": "assessments", "verdict": "depends", "title": "What happens if I get a violation notice?", "summary": "A courtesy letter first, then escalating fines if it's not fixed — $100, then $250, then $500 within a rolling six months, then legal action.", "updated": "8 August 2026", "plain": [ [ "Fines and suspensions start on the date of the written violation notice, not after a grace period. The Board's own fining resolution and ", { "text": "the Rules and Regulations", "doc": "Rules and Regulations", "sec": "Violations" }, " do give you a 10-day courtesy window to fix the problem before a fine letter goes out. That is Board policy, which a Board vote can change, not a protection written into ", { "text": "the recorded covenant", "doc": "Declaration of Covenants", "sec": "Art. XII § 1" }, ". The ten-day cure still visible in the published covenants was deleted by the Fifth Amendment in 2014 and is not in force. In practice, per the current ", "Rules and Regulations", ", that plays out as: a courtesy letter first, giving 10 days to cure; then a fine letter after a re-inspection confirms it wasn't fixed; then an escalating fine schedule on a rolling six-month basis — $100 for a first fine, $250 for a second, $500 for a third; and finally a certified legal-action letter, which can lead to a lawsuit covering the fine, liens, and legal costs. The courtesy window and fine amounts come from a Board resolution the Board can amend or repeal at any time, unlike ", "the covenant", " provisions covering major violations and your right to a hearing." ], [ "Major violations — an unapproved structure already under construction, or anything the Board considers dangerous — skip straight to a certified notice and possible legal action, since ", "the covenant", " doesn't require arbitration for that category. You can contest an ordinary violation: the amended covenant gives you the right to request a hearing before the Board, in writing, within 10 days of the violation notice. Miss that window and you lose the right to contest the fine or suspension. Ask for the hearing in writing and keep a copy. The notice itself has to tell you this right exists, but the 10-day clock runs regardless." ], [ "Some fines skip the notice-and-hearing process entirely by design: late charges on delinquent assessments, per-day fines for a violation that continues day after day, and fines for a repeat of the same violation on the same lot can all be imposed without further notice once the first notice has gone out. The only figure published for a per-day fine on an ordinary violation is in ", { "text": "the Board's interpretation guide, which sets it at $25 per day, per violation", "doc": "Interpretation of Covenants", "sec": "14.0 Notice, Warning Letters and Fines" }, ". No adopted fining document repeats it, so ask which number is being applied before you pay one. There is one more thing worth knowing, and no published document mentions it: you can ask the Board to waive a fine, and for a first offense it has consistently agreed. Requests are refused where there is a history of repeat violations. If the violation is a change you made and the change can be undone, saying so — and undoing it — is a stronger position than arguing about whether it needed approval. The Board has rescinded violations outright on that basis. So ask in writing, and ask early: the first request is the one most likely to be forgiven. From 1 January 2027 there is a route past the Board as well. Anyone living here who believes they have been harmed by something the Association did, or failed to do, can ", { "text": "complain to the Georgia Secretary of State within 180 days, and filing that complaint automatically stays collection of the fines or fees it concerns", "doc": "Georgia Property Owners' Bill of Rights Act", "sec": "43-17A-5" }, " until a hearing officer rules on it. Whichever side loses pays a $100 administrative fee, so it is neither free to use nor free to ignore." ] ], "quote": "If the Violator submits a written request for a violation hearing within 10 days of the date of the violation notice described above, then the Board of Directors shall schedule and hold, in executive session a violation hearing.", "doc": "Declaration of Covenants", "sec": "Art. XII, 1", "steps": [ { "title": "To contest it, request a hearing in writing within 10 days of the notice date", "detail": "Send the request to the Board — miss the 10-day window and the violation becomes final with no further right to contest it. If the violation is a change you made and it can be undone, saying so — and undoing it — is a stronger position than arguing the approval question; the Board has rescinded violations outright on that basis.", "meta": "manager@glenabbeyhoa.com" }, { "title": "What a complete hearing request states", "detail": "Example: \"This is a written request for a hearing on the violation notice dated [date] regarding [the item cited]. I dispute [the specific point], and would like to present [your explanation or evidence] to the Board.\" Naming the notice date and the specific point you dispute is what puts you inside the 10-day window with something the Board can actually schedule a hearing on.", "meta": "Example" } ], "missed": [ "The fine schedule resets on a rolling six-month basis, not a calendar year. Three unrelated violations within six months can stack all the way to the $500 tier even if none of them repeat. And a fine that recurs daily or repeats the same violation doesn't require a new notice each time, so it can escalate faster than the ladder above suggests. ", { "text": "Violation letters go out by email as well as on paper", "doc": "Board Minutes, August 2023" }, ", and you can log into your CMA account at any time to see whether anything is open against your lot. The cure clock runs from the notice date either way. Being away is not a reason it stops." ], "__gaBody": "fines and suspensions start on the date of the written violation notice, not after a grace period. the board's own fining resolution and the rules and regulations do give you a 10-day courtesy window to fix the problem before a fine letter goes out. that is board policy, which a board vote can change, not a protection written into the recorded covenant . the ten-day cure still visible in the published covenants was deleted by the fifth amendment in 2014 and is not in force. in practice, per the current rules and regulations , that plays out as: a courtesy letter first, giving 10 days to cure; then a fine letter after a re-inspection confirms it wasn't fixed; then an escalating fine schedule on a rolling six-month basis — $100 for a first fine, $250 for a second, $500 for a third; and finally a certified legal-action letter, which can lead to a lawsuit covering the fine, liens, and legal costs. the courtesy window and fine amounts come from a board resolution the board can amend or repeal at any time, unlike the covenant provisions covering major violations and your right to a hearing. major violations — an unapproved structure already under construction, or anything the board considers dangerous — skip straight to a certified notice and possible legal action, since the covenant doesn't require arbitration for that category. you can contest an ordinary violation: the amended covenant gives you the right to request a hearing before the board, in writing, within 10 days of the violation notice. miss that window and you lose the right to contest the fine or suspension. ask for the hearing in writing and keep a copy. the notice itself has to tell you this right exists, but the 10-day clock runs regardless. some fines skip the notice-and-hearing process entirely by design: late charges on delinquent assessments, per-day fines for a violation that continues day after day, and fines for a repeat of the same violation on the same lot can all be imposed without further notice once the first notice has gone out. the only figure published for a per-day fine on an ordinary violation is in the board's interpretation guide, which sets it at $25 per day, per violation . no adopted fining document repeats it, so ask which number is being applied before you pay one. there is one more thing worth knowing, and no published document mentions it: you can ask the board to waive a fine, and for a first offense it has consistently agreed. requests are refused where there is a history of repeat violations. if the violation is a change you made and the change can be undone, saying so — and undoing it — is a stronger position than arguing about whether it needed approval. the board has rescinded violations outright on that basis. so ask in writing, and ask early: the first request is the one most likely to be forgiven. from 1 january 2027 there is a route past the board as well. anyone living here who believes they have been harmed by something the association did, or failed to do, can complain to the georgia secretary of state within 180 days, and filing that complaint automatically stays collection of the fines or fees it concerns until a hearing officer rules on it. whichever side loses pays a $100 administrative fee, so it is neither free to use nor free to ignore. send the request to the board — miss the 10-day window and the violation becomes final with no further right to contest it. if the violation is a change you made and it can be undone, saying so — and undoing it — is a stronger position than arguing the approval question; the board has rescinded violations outright on that basis. example: \"this is a written request for a hearing on the violation notice dated [date] regarding [the item cited]. i dispute [the specific point], and would like to present [your explanation or evidence] to the board.\" naming the notice date and the specific point you dispute is what puts you inside the 10-day window with something the board can actually schedule a hearing on.", "__gaStepTitles": "to contest it, request a hearing in writing within 10 days of the notice date what a complete hearing request states", "url": "https://glenabbeyrules.com/rule/assessments-violation-process", "markdown_url": "https://glenabbeyrules.com/rule/assessments-violation-process.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "A courtesy letter first, then escalating fines if it's not fixed — $100, then $250, then $500 within a rolling six months, then legal action.\n\nFines and suspensions start on the date of the written violation notice, not after a grace period. The Board's own fining resolution and the Rules and Regulations do give you a 10-day courtesy window to fix the problem before a fine letter goes out. That is Board policy, which a Board vote can change, not a protection written into the recorded covenant. The ten-day cure still visible in the published covenants was deleted by the Fifth Amendment in 2014 and is not in force. In practice, per the current Rules and Regulations, that plays out as: a courtesy letter first, giving 10 days to cure; then a fine letter after a re-inspection confirms it wasn't fixed; then an escalating fine schedule on a rolling six-month basis — $100 for a first fine, $250 for a second, $500 for a third; and finally a certified legal-action letter, which can lead to a lawsuit covering the fine, liens, and legal costs. The courtesy window and fine amounts come from a Board resolution the Board can amend or repeal at any time, unlike the covenant provisions covering major violations and your right to a hearing.\n\nMajor violations — an unapproved structure already under construction, or anything the Board considers dangerous — skip straight to a certified notice and possible legal action, since the covenant doesn't require arbitration for that category. You can contest an ordinary violation: the amended covenant gives you the right to request a hearing before the Board, in writing, within 10 days of the violation notice. Miss that window and you lose the right to contest the fine or suspension. Ask for the hearing in writing and keep a copy. The notice itself has to tell you this right exists, but the 10-day clock runs regardless.\n\nSome fines skip the notice-and-hearing process entirely by design: late charges on delinquent assessments, per-day fines for a violation that continues day after day, and fines for a repeat of the same violation on the same lot can all be imposed without further notice once the first notice has gone out. The only figure published for a per-day fine on an ordinary violation is in the Board's interpretation guide, which sets it at $25 per day, per violation. No adopted fining document repeats it, so ask which number is being applied before you pay one. There is one more thing worth knowing, and no published document mentions it: you can ask the Board to waive a fine, and for a first offense it has consistently agreed. Requests are refused where there is a history of repeat violations. If the violation is a change you made and the change can be undone, saying so — and undoing it — is a stronger position than arguing about whether it needed approval. The Board has rescinded violations outright on that basis. So ask in writing, and ask early: the first request is the one most likely to be forgiven. From 1 January 2027 there is a route past the Board as well. Anyone living here who believes they have been harmed by something the Association did, or failed to do, can complain to the Georgia Secretary of State within 180 days, and filing that complaint automatically stays collection of the fines or fees it concerns until a hearing officer rules on it. Whichever side loses pays a $100 administrative fee, so it is neither free to use nor free to ignore.", "sources": [ { "name": "Georgia Property Owners' Bill of Rights Act", "section": "43-17A-5", "authority": "state-statute", "authority_label": "Georgia statute", "adopted": "1 January 2027", "dated_by": "Section 9 of the Act states its own dates — signed 12 May 2026 as Act 715, with Section 7 (attorney's fees) in force from 1 July 2026 and everything else from 1 January 2027", "locator": null, "url": "https://www.legis.ga.gov/legislation/72253", "quoted": false }, { "name": "Declaration of Covenants", "section": "Art. XII, 1", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Rules and Regulations", "section": "Violations", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Interpretation of Covenants", "section": "14.0 Notice, Warning Letters and Fines", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": null, "dated_by": "a Board interpretation guide with nothing on it to say when it was adopted, and no resolution published alongside it", "locator": { "nav": "Governing Documents", "file": "Glen Abbey Covenants Summary.pdf", "place": "the CMA portal" }, "url": "https://portal.cmacommunities.com/community/documents/a/644/f/21798", "quoted": false }, { "name": "Board Minutes, August 2023", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "28 August 2023", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "August 2023", "file": "2023_08_28 Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false } ] }, { "id": "assessments-leasing", "topic": "Assessments & violations", "topicId": "assessments", "verdict": "yes", "title": "Can I rent out my house?", "summary": "Yes, for residential use only, with a one-year minimum lease unless the Board approves something shorter — and you're on the hook for your tenant's conduct.", "updated": "5 August 2026", "plain": [ "Leasing is allowed, but for residential purposes only, and every lease needs a minimum one-year term unless the Board gives prior written approval for something shorter.", [ "Every lease has to require the tenant to acknowledge they've received ", { "text": "the Declaration", "doc": "Declaration of Covenants" }, ", Bylaws, and ", { "text": "Rules and Regulations", "doc": "Rules and Regulations" }, ", and to agree to follow them. As the owner, you're responsible for your tenant's conduct — and their family's, guests', and invitees' — the same way you would be for your own." ], [ "There is also a filing step ", "the covenant", " doesn't mention. If you lease your home, the management office wants a signed copy of the lease (at least one year), your tenants' names and contact information, and a signed Tenant Leasing Agreement in which the tenant acknowledges receiving ", "the Declaration", " and ", "the Rules and Regulations", ". Not providing it is treated as a default under the lease, and the Association can require you to evict. There is no cap on how many homes may be leased. The Board did put a leasing amendment to the membership that would have set one, soliciting votes through the autumn of 2024. No result was ever announced, and a Declaration amendment takes effect only once certified and recorded. Until that happens there is no limit." ] ], "quote": "Residential Units may be leased for residential purposes only. All leases shall have a minimum term of one (1) year, unless the prior written approval is given by the Board of Directors.", "doc": "Declaration of Covenants", "sec": "Art. XI, 18", "steps": [ { "title": "Get Board approval in writing if the lease is under one year", "detail": "Written approval has to come from the Board, not just management, before you sign a lease shorter than one year.", "meta": "manager@glenabbeyhoa.com" }, { "title": "Include acknowledgment of the governing documents in the lease itself", "detail": "The tenant has to confirm receipt of the Declaration, Bylaws and Rules and Regulations, and agree to follow them — this goes in the lease, not in a separate cover letter.", "meta": "" }, { "title": "File the lease paperwork with the management office", "detail": "Send a signed copy of the lease (minimum one year, unless the Board approved something shorter), your tenant's name and contact information, and a signed Tenant Leasing Agreement. Not providing it is treated as a default under the lease.", "meta": "manager@glenabbeyhoa.com" }, { "title": "What a complete filing packet looks like", "detail": "Example: an email to the management office attaching the signed lease, stating \"Tenant: Jane Smith, [phone], [email], lease term 8/1/2026–7/31/2027,\" with the signed Tenant Leasing Agreement attached acknowledging receipt of the Declaration and Rules and Regulations. The lease, the tenant's contact information, and the signed acknowledgment go in together, not one at a time.", "meta": "Example" } ], "missed": [ "A violation your tenant causes still lands on you as the owner — \"my tenant did it\" isn't a defense under ", "the covenant", "." ], "__gaBody": "leasing is allowed, but for residential purposes only, and every lease needs a minimum one-year term unless the board gives prior written approval for something shorter. every lease has to require the tenant to acknowledge they've received the declaration , bylaws, and rules and regulations , and to agree to follow them. as the owner, you're responsible for your tenant's conduct — and their family's, guests', and invitees' — the same way you would be for your own. there is also a filing step the covenant doesn't mention. if you lease your home, the management office wants a signed copy of the lease (at least one year), your tenants' names and contact information, and a signed tenant leasing agreement in which the tenant acknowledges receiving the declaration and the rules and regulations . not providing it is treated as a default under the lease, and the association can require you to evict. there is no cap on how many homes may be leased. the board did put a leasing amendment to the membership that would have set one, soliciting votes through the autumn of 2024. no result was ever announced, and a declaration amendment takes effect only once certified and recorded. until that happens there is no limit. written approval has to come from the board, not just management, before you sign a lease shorter than one year. the tenant has to confirm receipt of the declaration, bylaws and rules and regulations, and agree to follow them — this goes in the lease, not in a separate cover letter. send a signed copy of the lease (minimum one year, unless the board approved something shorter), your tenant's name and contact information, and a signed tenant leasing agreement. not providing it is treated as a default under the lease. example: an email to the management office attaching the signed lease, stating \"tenant: jane smith, [phone], [email], lease term 8/1/2026–7/31/2027,\" with the signed tenant leasing agreement attached acknowledging receipt of the declaration and rules and regulations. the lease, the tenant's contact information, and the signed acknowledgment go in together, not one at a time.", "__gaStepTitles": "get board approval in writing if the lease is under one year include acknowledgment of the governing documents in the lease itself file the lease paperwork with the management office what a complete filing packet looks like", "url": "https://glenabbeyrules.com/rule/assessments-leasing", "markdown_url": "https://glenabbeyrules.com/rule/assessments-leasing.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes, for residential use only, with a one-year minimum lease unless the Board approves something shorter — and you're on the hook for your tenant's conduct.\n\nLeasing is allowed, but for residential purposes only, and every lease needs a minimum one-year term unless the Board gives prior written approval for something shorter.\n\nEvery lease has to require the tenant to acknowledge they've received the Declaration, Bylaws, and Rules and Regulations, and to agree to follow them. As the owner, you're responsible for your tenant's conduct — and their family's, guests', and invitees' — the same way you would be for your own.\n\nThere is also a filing step the covenant doesn't mention. If you lease your home, the management office wants a signed copy of the lease (at least one year), your tenants' names and contact information, and a signed Tenant Leasing Agreement in which the tenant acknowledges receiving the Declaration and the Rules and Regulations. Not providing it is treated as a default under the lease, and the Association can require you to evict. There is no cap on how many homes may be leased. The Board did put a leasing amendment to the membership that would have set one, soliciting votes through the autumn of 2024. No result was ever announced, and a Declaration amendment takes effect only once certified and recorded. Until that happens there is no limit.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 18", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Rules and Regulations", "section": null, "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false } ] }, { "id": "assessments-occupancy-limit", "topic": "Assessments & violations", "topicId": "assessments", "verdict": "depends", "title": "Is there a limit on how many people can live in my house?", "summary": "Yes — capped at two occupants per bedroom, as shown on the unit's approved plans, with a Fair Housing Act variance process if you need more.", "updated": "5 August 2026", "plain": [ [ { "text": "The covenant", "doc": "Declaration of Covenants", "sec": "Art. XI § 24" }, " caps occupancy at twice the number of bedrooms shown on the Residential Unit's approved plans. It doesn't apply retroactively to remove anyone lawfully living in a unit as of ", "the covenant", "'s effective date." ], "If you need a variance — a larger household than the cap allows — you can apply in writing to the Board, which is required to grant variances needed to comply with the federal Fair Housing Amendments Act of 1988." ], "quote": "The maximum number of occupants permitted in the Residential Unit shall be two times the number of bedrooms as depicted on the plans for such Residential Unit approved by the applicable governmental agency... Upon written application, the Board of Directors shall grant variances to this restriction to comply with provisions of the Fair Housing Amendments Act of 1988.", "doc": "Declaration of Covenants", "sec": "Art. XI, 24", "steps": [], "missed": "\"Bedroom\" is defined by what's on the approved plans, not by how residents actually use a room. A den or office isn't a bedroom for this count even if someone sleeps there, and a room labeled a bedroom on file counts even if it's used as something else.", "__gaBody": "the covenant caps occupancy at twice the number of bedrooms shown on the residential unit's approved plans. it doesn't apply retroactively to remove anyone lawfully living in a unit as of the covenant 's effective date. if you need a variance — a larger household than the cap allows — you can apply in writing to the board, which is required to grant variances needed to comply with the federal fair housing amendments act of 1988.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/assessments-occupancy-limit", "markdown_url": "https://glenabbeyrules.com/rule/assessments-occupancy-limit.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Yes — capped at two occupants per bedroom, as shown on the unit's approved plans, with a Fair Housing Act variance process if you need more.\n\nThe covenant caps occupancy at twice the number of bedrooms shown on the Residential Unit's approved plans. It doesn't apply retroactively to remove anyone lawfully living in a unit as of the covenant's effective date.\n\nIf you need a variance — a larger household than the cap allows — you can apply in writing to the Board, which is required to grant variances needed to comply with the federal Fair Housing Amendments Act of 1988.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 24", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "assessments-abandoned-property", "topic": "Assessments & violations", "topicId": "assessments", "verdict": "no", "title": "Can the HOA remove my stuff from the common area?", "summary": "Yes — anything left on Association property more than 24 hours can be removed after notice, and the Board isn't obligated to return, replace, or reimburse you for it.", "updated": "5 August 2026", "plain": [ "Personal property (not vehicles) left on Common Area for more than 24 hours without prior written Board permission can be removed. Before removing it, the Board has to post notice — on the item itself and, if known, on your front door — for at least two days, and that notice has to include who's removing it and who to contact about it.", "In an emergency, the Board can skip the advance notice and remove it immediately, but then has to tell you where it went within three days. Once removed, the Association has no obligation to return, replace, or reimburse you — and isn't liable for loss or damage to anything stored on Common Area to begin with." ], "quote": "Personal Property, other than vehicles[,] shall not be stored, kept, or allowed to remain for more than twenty-four (24) hours upon any portion of the Common Area, without prior written Board permission... the Board may remove and either discard or store the personal property... and shall have no obligation to return, replace or reimburse the owner of the property.", "doc": "Declaration of Covenants", "sec": "Art. XI, 25", "steps": [ { "title": "Check the lost-and-found before assuming it's gone — but don't wait", "detail": "Clothing, towels and gear go in the bin at the pool. Electronics are held at the management office instead, so ask there directly. The Association clears the bin periodically and has broadcast a last call before donating, but that notice is a courtesy, not something you're owed — nothing here entitles you to return, replacement or reimbursement.", "meta": "manager@glenabbeyhoa.com" }, { "title": "What to say when you ask", "detail": "Example: \"I think I left a pair of prescription sunglasses in a black case at the pool deck on Saturday afternoon — has anything like that turned up at the lost-and-found bin or the office?\" Naming the item, a description, and roughly when and where narrows a bin or an office shelf enough to actually search.", "meta": "Example" } ], "missed": "The Board can choose to fine you instead of removing your property. This section gives it the option to do either, not a requirement to remove first.", "__gaBody": "personal property (not vehicles) left on common area for more than 24 hours without prior written board permission can be removed. before removing it, the board has to post notice — on the item itself and, if known, on your front door — for at least two days, and that notice has to include who's removing it and who to contact about it. in an emergency, the board can skip the advance notice and remove it immediately, but then has to tell you where it went within three days. once removed, the association has no obligation to return, replace, or reimburse you — and isn't liable for loss or damage to anything stored on common area to begin with. clothing, towels and gear go in the bin at the pool. electronics are held at the management office instead, so ask there directly. the association clears the bin periodically and has broadcast a last call before donating, but that notice is a courtesy, not something you're owed — nothing here entitles you to return, replacement or reimbursement. example: \"i think i left a pair of prescription sunglasses in a black case at the pool deck on saturday afternoon — has anything like that turned up at the lost-and-found bin or the office?\" naming the item, a description, and roughly when and where narrows a bin or an office shelf enough to actually search.", "__gaStepTitles": "check the lost-and-found before assuming it's gone — but don't wait what to say when you ask", "url": "https://glenabbeyrules.com/rule/assessments-abandoned-property", "markdown_url": "https://glenabbeyrules.com/rule/assessments-abandoned-property.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "Yes — anything left on Association property more than 24 hours can be removed after notice, and the Board isn't obligated to return, replace, or reimburse you for it.\n\nPersonal property (not vehicles) left on Common Area for more than 24 hours without prior written Board permission can be removed. Before removing it, the Board has to post notice — on the item itself and, if known, on your front door — for at least two days, and that notice has to include who's removing it and who to contact about it.\n\nIn an emergency, the Board can skip the advance notice and remove it immediately, but then has to tell you where it went within three days. Once removed, the Association has no obligation to return, replace, or reimburse you — and isn't liable for loss or damage to anything stored on Common Area to begin with.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 25", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "pool-amenity-card", "priority": 1, "topic": "The pool", "topicId": "pool", "verdict": "yes", "title": "Do I need a card to get into the pool?", "summary": "Yes — amenity cards are required for pool access, and a replacement card costs $25.", "updated": "22 August 2026", "plain": [ [ "Amenity cards, issued by the HOA office, are required to get into the pool — every resident over age 5 needs one on them while using any amenity, not just the pool. New residents receive their first card free. ", { "text": "Do not open the pool gate for someone else", "doc": "CMA email, 22 Aug 2026 · XN25726296" }, ". Their card may be disabled, they may not be a resident, or they may not have the required waiver." ], [ { "text": "For a new household, the property manager makes the cards after you email, for each resident over 5: name, age range (5–12, 13–16, or 16+), and a forward-facing photo. The office lets you know when they're ready for pickup.", "doc": "Welcome Packet, Dec. 2024" } ], [ { "text": "The Board raised the replacement-card fee from $6 to $25 in mid-2026", "doc": "CMA email, 17 Jul 2026 · XN25133048" }, ". Anyone who had already requested a replacement before the change is still billed $6. Everyone after pays $25. Neither ", { "text": "the Pool page", "doc": "Pool — glenabbeyhoa.com" }, " nor ", { "text": "the Pool Rules page", "doc": "Pool Rules — glenabbeyhoa.com" }, " mentions a card fee at all, and the request form is worse than silent: ", { "text": "it still prints “($6.00 fee)” beside the replacement option and asks you to tick a box acknowledging that the cost is $6, payable by cash or cheque at the office on pickup", "doc": "Amenity Card Request Form — glenabbeyhoa.com" }, ". The form you submit agrees to a price the Board superseded, and you are billed the other one." ] ], "quote": "Amenity cards are required to access the pool", "doc": "Pool — glenabbeyhoa.com", "sec": "", "steps": [ { "title": "Email the property manager for a new household's first cards", "detail": "For each resident over age 5, send their name, age range (5–12, 13–16, or 16+), and a forward-facing photo. The office emails you when the cards are ready for pickup.", "meta": "manager@glenabbeyhoa.com" }, { "title": "Use the online form to replace a lost or damaged card", "detail": "The \"Amenity Cards\" form under Members on glenabbeyhoa.com. Budget for $25, not the $6 the form still shows and asks you to acknowledge.", "meta": "glenabbeyhoa.com → Members" }, { "title": "What to send", "detail": "Example new-household email: \"Requesting amenity cards for our household at [address] — Jane Smith (16+), John Smith (13–16), Emma Smith (5–12). Photos attached for each.\"", "meta": "Example" } ], "missed": "The $25 replacement fee is announced only in the community manager's weekly email updates, not on the request form itself, so budget for it before you submit.", "__gaBody": "amenity cards, issued by the hoa office, are required to get into the pool — every resident over age 5 needs one on them while using any amenity, not just the pool. new residents receive their first card free. do not open the pool gate for someone else . their card may be disabled, they may not be a resident, or they may not have the required waiver. for a new household, the property manager makes the cards after you email, for each resident over 5: name, age range (5–12, 13–16, or 16+), and a forward-facing photo. the office lets you know when they're ready for pickup. the board raised the replacement-card fee from $6 to $25 in mid-2026 . anyone who had already requested a replacement before the change is still billed $6. everyone after pays $25. neither the pool page nor the pool rules page mentions a card fee at all, and the request form is worse than silent: it still prints “($6.00 fee)” beside the replacement option and asks you to tick a box acknowledging that the cost is $6, payable by cash or cheque at the office on pickup . the form you submit agrees to a price the board superseded, and you are billed the other one. for each resident over age 5, send their name, age range (5–12, 13–16, or 16+), and a forward-facing photo. the office emails you when the cards are ready for pickup. the \"amenity cards\" form under members on glenabbeyhoa.com. budget for $25, not the $6 the form still shows and asks you to acknowledge. example new-household email: \"requesting amenity cards for our household at [address] — jane smith (16+), john smith (13–16), emma smith (5–12). photos attached for each.\"", "__gaStepTitles": "email the property manager for a new household's first cards use the online form to replace a lost or damaged card what to send", "url": "https://glenabbeyrules.com/rule/pool-amenity-card", "markdown_url": "https://glenabbeyrules.com/rule/pool-amenity-card.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes — amenity cards are required for pool access, and a replacement card costs $25.\n\nAmenity cards, issued by the HOA office, are required to get into the pool — every resident over age 5 needs one on them while using any amenity, not just the pool. New residents receive their first card free. Do not open the pool gate for someone else. Their card may be disabled, they may not be a resident, or they may not have the required waiver.\n\nFor a new household, the property manager makes the cards after you email, for each resident over 5: name, age range (5–12, 13–16, or 16+), and a forward-facing photo. The office lets you know when they're ready for pickup.\n\nThe Board raised the replacement-card fee from $6 to $25 in mid-2026. Anyone who had already requested a replacement before the change is still billed $6. Everyone after pays $25. Neither the Pool page nor the Pool Rules page mentions a card fee at all, and the request form is worse than silent: it still prints “($6.00 fee)” beside the replacement option and asks you to tick a box acknowledging that the cost is $6, payable by cash or cheque at the office on pickup. The form you submit agrees to a price the Board superseded, and you are billed the other one.", "sources": [ { "name": "Pool — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/pool/", "quoted": true }, { "name": "Pool Rules — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/pool-rules/", "quoted": false }, { "name": "Amenity Card Request Form — glenabbeyhoa.com", "section": null, "authority": "form", "authority_label": "Official form", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/request-manager/?view=usersubmit&cat=13", "quoted": false }, { "name": "Welcome Packet, Dec. 2024", "section": null, "authority": "management", "authority_label": "Management document", "adopted": "December 2024", "dated_by": "the edition date in the filename", "locator": { "nav": "Welcome Packet", "file": "WELCOME TO GLEN ABBEY - 12.2024.pdf", "place": "the CMA portal" }, "url": "https://portal.cmacommunities.com/community/documents/a/644/f/2613", "quoted": false }, { "name": "CMA email, 17 Jul 2026 · XN25133048", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "17 July 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false }, { "name": "CMA email, 22 Aug 2026 · XN25726296", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "22 August 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "pool-guest-cap", "priority": 2, "topic": "The pool", "topicId": "pool", "verdict": "depends", "title": "How many guests can I bring to the pool?", "summary": "Up to six per household — but if you're a resident under 18, the posted rule only guarantees you one.", "updated": "5 August 2026", "plain": [ "The standing limit is no more than six guests per household. Separately, the rules say each resident under 18 may bring one guest. The two rules were never reconciled. Assume the stricter reading — a minor's guest counts inside the six, not on top of it — and ask the manager in writing before you rely on the extra place.", "If you're planning to bring more than six guests at once, that's really a pool party (see the party-booking rule below), not a walk-in visit." ], "quote": "Each resident under the age of 18 may bring one guest. No more than six guests per household.", "doc": "Pool Rules — glenabbeyhoa.com", "sec": "", "steps": [], "missed": "Nothing on the site says whether a minor's guest counts toward, or on top of, the six-guest household cap. Ask the office before planning a big group visit.", "__gaBody": "the standing limit is no more than six guests per household. separately, the rules say each resident under 18 may bring one guest. the two rules were never reconciled. assume the stricter reading — a minor's guest counts inside the six, not on top of it — and ask the manager in writing before you rely on the extra place. if you're planning to bring more than six guests at once, that's really a pool party (see the party-booking rule below), not a walk-in visit.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/pool-guest-cap", "markdown_url": "https://glenabbeyrules.com/rule/pool-guest-cap.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Up to six per household — but if you're a resident under 18, the posted rule only guarantees you one.\n\nThe standing limit is no more than six guests per household. Separately, the rules say each resident under 18 may bring one guest. The two rules were never reconciled. Assume the stricter reading — a minor's guest counts inside the six, not on top of it — and ask the manager in writing before you rely on the extra place.\n\nIf you're planning to bring more than six guests at once, that's really a pool party (see the party-booking rule below), not a walk-in visit.", "sources": [ { "name": "Pool Rules — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/pool-rules/", "quoted": true } ] }, { "id": "pool-unsupervised-swim", "priority": 2, "topic": "The pool", "topicId": "pool", "verdict": "depends", "title": "Can I swim at the pool without a lifeguard on duty?", "summary": "Only if you're 17 or older, during a scheduled lifeguard break. After the lifeguards leave, CMA says under-18s should not be there without a parent, and entry is for signed-waiver adults 18 and over.", "updated": "22 August 2026", "plain": [ [ { "text": "During a lifeguard's break, only residents and guests aged 17 or older may be in the pool.", "doc": "Pool Rules — glenabbeyhoa.com" }, " Each may bring one accompanying child age 3 or under. Unsupervised swimming is otherwise not permitted, except in the wading pool." ], [ "After the lifeguards leave for the evening it works differently. ", { "text": "They clear the pool area and lock the gates, and anyone wanting to swim after lifeguard hours needs their amenity card to get back in.", "doc": "CMA email, 22 Aug 2026 · XN25726296" }, " Do not let another person through the gate; their card may be disabled, they may not be a resident, or they may not have the required waiver.", " CMA's 15 August update adds that ", { "text": "no one under 18 should be at the pool without a parent during non-lifeguard hours, and only people 18 and over with a signed pool waiver may enter", "doc": "CMA email, 15 Aug 2026 · XN25622005" }, ". It does not say whether a minor accompanied by a parent may enter, because its 18-and-over entrance instruction points the other way. Ask management before relying on an accompanied-minor exception. For adults, swimming is for residents with a waiver on file — ", { "text": "the waiver says in terms that the Association may allow Members to use the pool during unattended hours", "doc": "Pool Waiver", "sec": "Waiver of Liability and Hold Harmless Agreement" }, ". The rest of the posted rules still apply with no lifeguard there, including that a child under 12 must be supervised by someone 17 or older." ], [ "Guests are the gap. The same waiver sentence says your guests may not use the pool during unattended hours unless each has signed the same waiver, and in practice that is a permission with no route. The waiver is executed by “each adult living in the below address”, so a visiting guest has nothing they can coherently sign, the form has no field for one, and § 10 separately forbids you from passing your own access to anyone else. Treat unattended hours as residents only." ] ], "quote": "During Lifeguard breaks, ONLY residents and guests over 16 years of age are allowed in the pool.", "doc": "Pool Rules — glenabbeyhoa.com", "sec": "", "steps": [], "missed": [ "The posted rule words it as “over 16”, which does not include a 16-year-old. ", { "text": "The pool company's own break policy words that same rule as 17 and over", "doc": "CMA email, 3 May 2024 · XN9445244" }, ". The other trap is that the newest after-hours notice gives two age conditions that do not quite align. A household with no waiver on file is out regardless of age." ], "__gaBody": "during a lifeguard's break, only residents and guests aged 17 or older may be in the pool. each may bring one accompanying child age 3 or under. unsupervised swimming is otherwise not permitted, except in the wading pool. after the lifeguards leave for the evening it works differently. they clear the pool area and lock the gates, and anyone wanting to swim after lifeguard hours needs their amenity card to get back in. do not let another person through the gate; their card may be disabled, they may not be a resident, or they may not have the required waiver. cma's 15 august update adds that no one under 18 should be at the pool without a parent during non-lifeguard hours, and only people 18 and over with a signed pool waiver may enter . it does not say whether a minor accompanied by a parent may enter, because its 18-and-over entrance instruction points the other way. ask management before relying on an accompanied-minor exception. for adults, swimming is for residents with a waiver on file — the waiver says in terms that the association may allow members to use the pool during unattended hours . the rest of the posted rules still apply with no lifeguard there, including that a child under 12 must be supervised by someone 17 or older. guests are the gap. the same waiver sentence says your guests may not use the pool during unattended hours unless each has signed the same waiver, and in practice that is a permission with no route. the waiver is executed by “each adult living in the below address”, so a visiting guest has nothing they can coherently sign, the form has no field for one, and § 10 separately forbids you from passing your own access to anyone else. treat unattended hours as residents only.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/pool-unsupervised-swim", "markdown_url": "https://glenabbeyrules.com/rule/pool-unsupervised-swim.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Only if you're 17 or older, during a scheduled lifeguard break. After the lifeguards leave, CMA says under-18s should not be there without a parent, and entry is for signed-waiver adults 18 and over.\n\nDuring a lifeguard's break, only residents and guests aged 17 or older may be in the pool. Each may bring one accompanying child age 3 or under. Unsupervised swimming is otherwise not permitted, except in the wading pool.\n\nAfter the lifeguards leave for the evening it works differently. They clear the pool area and lock the gates, and anyone wanting to swim after lifeguard hours needs their amenity card to get back in. Do not let another person through the gate; their card may be disabled, they may not be a resident, or they may not have the required waiver. CMA's 15 August update adds that no one under 18 should be at the pool without a parent during non-lifeguard hours, and only people 18 and over with a signed pool waiver may enter. It does not say whether a minor accompanied by a parent may enter, because its 18-and-over entrance instruction points the other way. Ask management before relying on an accompanied-minor exception. For adults, swimming is for residents with a waiver on file — the waiver says in terms that the Association may allow Members to use the pool during unattended hours. The rest of the posted rules still apply with no lifeguard there, including that a child under 12 must be supervised by someone 17 or older.\n\nGuests are the gap. The same waiver sentence says your guests may not use the pool during unattended hours unless each has signed the same waiver, and in practice that is a permission with no route. The waiver is executed by “each adult living in the below address”, so a visiting guest has nothing they can coherently sign, the form has no field for one, and § 10 separately forbids you from passing your own access to anyone else. Treat unattended hours as residents only.", "sources": [ { "name": "Pool Rules — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/pool-rules/", "quoted": true }, { "name": "Pool Waiver", "section": "Waiver of Liability and Hold Harmless Agreement", "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "the form sets no term or expiry; the Association reissues it stamped with the current year", "locator": { "nav": "Pool", "shown": "Waiver", "file": "Pool Waiver.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "CMA email, 15 Aug 2026 · XN25622005", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "15 August 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false }, { "name": "CMA email, 22 Aug 2026 · XN25726296", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "22 August 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false }, { "name": "CMA email, 3 May 2024 · XN9445244", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "3 May 2024", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "pool-wading-pool", "topic": "The pool", "topicId": "pool", "verdict": "yes", "title": "Can my toddler use the wading pool without a lifeguard?", "summary": "Yes — the wading pool has no lifeguard by design, but you're fully responsible for supervising them.", "updated": "5 August 2026", "plain": [ "The wading pool is for children under 6 and non-swimmers, and it's the one part of the pool where parent-supervised use without a lifeguard is expected. There is no lifeguard stationed there." ], "quote": "There are no lifeguard on duty at the wading pool. Parents are responsible for supervising their children at all times.", "doc": "Pool Rules — glenabbeyhoa.com", "sec": "", "steps": [], "missed": "\"No lifeguard by design\" is not permission to leave them there. The same page requires every child under 12 to be accompanied and supervised at all times by a resident over 16. The wading pool is carved out of the swim-at-your-own-risk ban, not out of the supervision rule. Reusable swim pants are also mandatory for children 4 and under, disposables like \"Swimmies\" are barred from the wading pool by name, and lifeguards are instructed to check.", "__gaBody": "the wading pool is for children under 6 and non-swimmers, and it's the one part of the pool where parent-supervised use without a lifeguard is expected. there is no lifeguard stationed there.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/pool-wading-pool", "markdown_url": "https://glenabbeyrules.com/rule/pool-wading-pool.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes — the wading pool has no lifeguard by design, but you're fully responsible for supervising them.\n\nThe wading pool is for children under 6 and non-swimmers, and it's the one part of the pool where parent-supervised use without a lifeguard is expected. There is no lifeguard stationed there.", "sources": [ { "name": "Pool Rules — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/pool-rules/", "quoted": true } ] }, { "id": "pool-swim-diapers", "topic": "The pool", "topicId": "pool", "verdict": "yes", "title": "Does my baby need to wear a swim diaper at the pool?", "summary": "Yes — reusable swim pants are required for children 4 and under; disposable diapers and 'Swimmies' are not allowed in the water.", "updated": "5 August 2026", "plain": [ "Children age 4 and under must wear reusable swim pants in the pool, wading pool, or splash area. Disposable diapers, including brands like 'Swimmies', are prohibited.", "Lifeguards check for compliance and give a wristband once a child is properly outfitted." ], "quote": "Reusable swim pants are required to be worn, by all children age 4 and under. Disposable diapers, including but not limited to \"Swimmies\" are prohibited in the swimming pool, wading pool, or splash area.", "doc": "Pool Rules — glenabbeyhoa.com", "sec": "", "steps": [], "missed": "A regular disposable diaper — even a 'swim' branded one like Swimmies — will get your child turned away. Only reusable swim pants pass the lifeguard check.", "__gaBody": "children age 4 and under must wear reusable swim pants in the pool, wading pool, or splash area. disposable diapers, including brands like 'swimmies', are prohibited. lifeguards check for compliance and give a wristband once a child is properly outfitted.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/pool-swim-diapers", "markdown_url": "https://glenabbeyrules.com/rule/pool-swim-diapers.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes — reusable swim pants are required for children 4 and under; disposable diapers and 'Swimmies' are not allowed in the water.\n\nChildren age 4 and under must wear reusable swim pants in the pool, wading pool, or splash area. Disposable diapers, including brands like 'Swimmies', are prohibited.\n\nLifeguards check for compliance and give a wristband once a child is properly outfitted.", "sources": [ { "name": "Pool Rules — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/pool-rules/", "quoted": true } ] }, { "id": "pool-who-may-use", "topic": "The pool", "topicId": "pool", "verdict": "depends", "title": "Can a non-resident use the pool without me there?", "summary": "No. The pool is for Glen Abbey residents and their guests, and a guest is a guest of a household — there is no standalone non-resident access.", "updated": "5 August 2026", "plain": [ [ { "text": "The Pool page", "doc": "Pool — glenabbeyhoa.com" }, " states the access rule in one sentence: the pool is open only to Glen Abbey residents and their guests. There is no visitor category that stands on its own. A guest is a guest of a household, which is why the six-per-household cap works the way it does. Someone you sent ahead without you is not covered by it." ], "These are two separate rules, and people tend to read the six-guest cap as the whole rule. It isn't. The cap limits how many guests a household may bring. The sentence above limits who may be there at all.", [ "The Board does have the power to admit non-members. ", { "text": "The covenant", "doc": "Declaration of Covenants", "sec": "Art. III § 2" }, " reserves it the right to allow people who are not Members to use the Common Area, on a regular or temporary basis, with or without a fee. It has exercised that for tennis, where non-residents can pay to play on ALTA teams. It has not done so for the pool." ] ], "quote": "The pool is open only to Glen Abbey residents and their guests. No more than six (6) guests per household", "doc": "Pool — glenabbeyhoa.com", "sec": "", "steps": [], "missed": "Sending guests ahead to hold chairs while you finish an errand is the common version of getting this wrong. Until a resident of the household is present, they are not guests of anyone.", "__gaBody": "the pool page states the access rule in one sentence: the pool is open only to glen abbey residents and their guests. there is no visitor category that stands on its own. a guest is a guest of a household, which is why the six-per-household cap works the way it does. someone you sent ahead without you is not covered by it. these are two separate rules, and people tend to read the six-guest cap as the whole rule. it isn't. the cap limits how many guests a household may bring. the sentence above limits who may be there at all. the board does have the power to admit non-members. the covenant reserves it the right to allow people who are not members to use the common area, on a regular or temporary basis, with or without a fee. it has exercised that for tennis, where non-residents can pay to play on alta teams. it has not done so for the pool.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/pool-who-may-use", "markdown_url": "https://glenabbeyrules.com/rule/pool-who-may-use.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "No. The pool is for Glen Abbey residents and their guests, and a guest is a guest of a household — there is no standalone non-resident access.\n\nThe Pool page states the access rule in one sentence: the pool is open only to Glen Abbey residents and their guests. There is no visitor category that stands on its own. A guest is a guest of a household, which is why the six-per-household cap works the way it does. Someone you sent ahead without you is not covered by it.\n\nThese are two separate rules, and people tend to read the six-guest cap as the whole rule. It isn't. The cap limits how many guests a household may bring. The sentence above limits who may be there at all.\n\nThe Board does have the power to admit non-members. The covenant reserves it the right to allow people who are not Members to use the Common Area, on a regular or temporary basis, with or without a fee. It has exercised that for tennis, where non-residents can pay to play on ALTA teams. It has not done so for the pool.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. III § 2", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Pool — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/pool/", "quoted": true } ] }, { "id": "pool-food", "topic": "The pool", "topicId": "pool", "verdict": "yes", "title": "Can I bring food to the pool?", "summary": "Yes — food is allowed and you clean up after yourself. Glass is still banned, and the tennis courts are the opposite: no food at all.", "updated": "5 August 2026", "plain": [ [ "Food is permitted at the pool. ", { "text": "The Pool page", "doc": "Pool — glenabbeyhoa.com" }, " says so directly, with the condition attached: residents may bring food but are responsible for any clean up necessary." ], "Glass is the separate rule and it does not bend for food. Glass containers of any kind are banned at the pool regardless of what is in them, so anything you bring needs to arrive in cans, cartons or plastic.", [ "The tennis courts run the opposite rule. ", { "text": "The Tennis Guidelines", "doc": "Tennis Guidelines — glenabbeyhoa.com" }, " permit no glassware or food on the courts at all. Same community, same amenity card, opposite answer, which is exactly the pair people get wrong when they carry a snack from one to the other." ] ], "quote": "Residents may bring food to the pool but are responsible for any clean up necessary.", "doc": "Pool — glenabbeyhoa.com", "sec": "", "steps": [], "missed": "Assuming the pool's food rule travels to the other amenities. It doesn't. Food is welcome at the pool and prohibited on the tennis courts.", "__gaBody": "food is permitted at the pool. the pool page says so directly, with the condition attached: residents may bring food but are responsible for any clean up necessary. glass is the separate rule and it does not bend for food. glass containers of any kind are banned at the pool regardless of what is in them, so anything you bring needs to arrive in cans, cartons or plastic. the tennis courts run the opposite rule. the tennis guidelines permit no glassware or food on the courts at all. same community, same amenity card, opposite answer, which is exactly the pair people get wrong when they carry a snack from one to the other.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/pool-food", "markdown_url": "https://glenabbeyrules.com/rule/pool-food.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes — food is allowed and you clean up after yourself. Glass is still banned, and the tennis courts are the opposite: no food at all.\n\nFood is permitted at the pool. The Pool page says so directly, with the condition attached: residents may bring food but are responsible for any clean up necessary.\n\nGlass is the separate rule and it does not bend for food. Glass containers of any kind are banned at the pool regardless of what is in them, so anything you bring needs to arrive in cans, cartons or plastic.\n\nThe tennis courts run the opposite rule. The Tennis Guidelines permit no glassware or food on the courts at all. Same community, same amenity card, opposite answer, which is exactly the pair people get wrong when they carry a snack from one to the other.", "sources": [ { "name": "Pool — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/pool/", "quoted": true }, { "name": "Tennis Guidelines — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/tennis-guidelines/", "quoted": false } ] }, { "id": "pool-not-allowed", "priority": 2, "topic": "The pool", "topicId": "pool", "verdict": "no", "title": "What's not allowed at the pool?", "summary": "No glass, diving, running, pets, smoking, gum, bikes or skates in the pool area — and lifeguard stands are strictly off-limits.", "updated": "7 August 2026", "plain": [ [ { "text": "Beyond the headline rules, the full list bans: glass containers,", "doc": "Pool Rules — glenabbeyhoa.com" }, " littering, diving, running, standing or jumping on lane ropes/buoys/starting blocks, climbing on the lifeguard stand, bikes/skates/rollerblades in the pool area, gum, and smoking. Music has to stay low enough not to disturb other residents." ], "Only soft foam balls are allowed in the water, and a kickboard can't be used as anything other than a kickboard. Small flotation devices are fine, but lifeguards can limit how many are in use at once.", [ { "text": "Security cameras are in use around the pool and other amenity facilities", "doc": "Surveillance Camera Policy" }, ". Portable grills are not allowed anywhere inside the pool deck, and the soft-foam-ball rule has one exception: the designated ball for the pool basketball hoop. One rule is about people rather than things, and it is the one most likely to turn a family around at the gate: ", { "text": "admission may be denied to anyone with a skin infection, a rash, eye or ear discharge, a communicable disease, excessive sunburn or open sores.", "doc": "Pool Rules — glenabbeyhoa.com" }, " Any cut has to be covered with waterproof bandaging, and that call is a lifeguard's to make on the spot." ] ], "quote": "No glass containers, bottles, etc. are permitted in the pool area.", "doc": "Pool Rules — glenabbeyhoa.com", "sec": "", "steps": [], "missed": [ { "text": "Jumping off or sitting on the lifeguard stand is the specific violation the community manager calls out most often in resident emails", "doc": "CMA email, 3 Jul 2026 · XN24868135" }, " — kids were caught doing it on several evenings in one week alone. It isn't just a line item on the list." ], "__gaBody": "beyond the headline rules, the full list bans: glass containers, littering, diving, running, standing or jumping on lane ropes/buoys/starting blocks, climbing on the lifeguard stand, bikes/skates/rollerblades in the pool area, gum, and smoking. music has to stay low enough not to disturb other residents. only soft foam balls are allowed in the water, and a kickboard can't be used as anything other than a kickboard. small flotation devices are fine, but lifeguards can limit how many are in use at once. security cameras are in use around the pool and other amenity facilities . portable grills are not allowed anywhere inside the pool deck, and the soft-foam-ball rule has one exception: the designated ball for the pool basketball hoop. one rule is about people rather than things, and it is the one most likely to turn a family around at the gate: admission may be denied to anyone with a skin infection, a rash, eye or ear discharge, a communicable disease, excessive sunburn or open sores. any cut has to be covered with waterproof bandaging, and that call is a lifeguard's to make on the spot.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/pool-not-allowed", "markdown_url": "https://glenabbeyrules.com/rule/pool-not-allowed.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "No glass, diving, running, pets, smoking, gum, bikes or skates in the pool area — and lifeguard stands are strictly off-limits.\n\nBeyond the headline rules, the full list bans: glass containers, littering, diving, running, standing or jumping on lane ropes/buoys/starting blocks, climbing on the lifeguard stand, bikes/skates/rollerblades in the pool area, gum, and smoking. Music has to stay low enough not to disturb other residents.\n\nOnly soft foam balls are allowed in the water, and a kickboard can't be used as anything other than a kickboard. Small flotation devices are fine, but lifeguards can limit how many are in use at once.\n\nSecurity cameras are in use around the pool and other amenity facilities. Portable grills are not allowed anywhere inside the pool deck, and the soft-foam-ball rule has one exception: the designated ball for the pool basketball hoop. One rule is about people rather than things, and it is the one most likely to turn a family around at the gate: admission may be denied to anyone with a skin infection, a rash, eye or ear discharge, a communicable disease, excessive sunburn or open sores. Any cut has to be covered with waterproof bandaging, and that call is a lifeguard's to make on the spot.", "sources": [ { "name": "Surveillance Camera Policy", "section": null, "authority": "board-policy", "authority_label": "Board policy", "adopted": "1 January 2012", "dated_by": "stated in the policy itself", "locator": { "nav": "Governing Documents", "shown": "Surveillance Cameras", "file": "2012_01_01 Policy - Surveillance Footage.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Pool Rules — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/pool-rules/", "quoted": true }, { "name": "CMA email, 3 Jul 2026 · XN24868135", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "3 July 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "pool-alcohol", "topic": "The pool", "topicId": "pool", "verdict": "depends", "title": "Can I drink alcohol at the pool?", "summary": "Only if you're 21 or older — no one under 21 may drink in or around the pool.", "updated": "5 August 2026", "plain": [ "There's no blanket ban on alcohol for adults, but no one under 21 is permitted to drink in or around the pool area." ], "quote": "No alcoholic beverages may be consumed in or around the pool by persons under the age of twenty one (21).", "doc": "Pool — glenabbeyhoa.com", "sec": "", "steps": [], "missed": [ { "text": "The Pool Rules page", "doc": "Pool Rules — glenabbeyhoa.com" }, "'s version of this line has a typo — 'must be consumed' instead of 'may not be consumed' — which literally reads backwards. ", { "text": "The Pool page", "doc": "Pool — glenabbeyhoa.com" }, "'s wording is the one to trust." ], "__gaBody": "there's no blanket ban on alcohol for adults, but no one under 21 is permitted to drink in or around the pool area.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/pool-alcohol", "markdown_url": "https://glenabbeyrules.com/rule/pool-alcohol.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Only if you're 21 or older — no one under 21 may drink in or around the pool.\n\nThere's no blanket ban on alcohol for adults, but no one under 21 is permitted to drink in or around the pool area.", "sources": [ { "name": "Pool — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/pool/", "quoted": true }, { "name": "Pool Rules — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/pool-rules/", "quoted": false } ] }, { "id": "pool-weather-closure", "topic": "The pool", "topicId": "pool", "verdict": "depends", "title": "Does the pool close for thunder or lightning?", "summary": "Yes, temporarily — thunder means 30 minutes out of the water, and a lightning strike means 30 minutes out of the pool area entirely. The timer restarts if either happens again before time is up.", "updated": "5 August 2026", "plain": [ [ { "text": "Thunder means everyone out of the water for 30 minutes.", "doc": "Pool — glenabbeyhoa.com" }, " A lightning strike is stricter. Everyone has to leave the pool area entirely, not just the water, also for 30 minutes. Follow the lifeguards' instructions. They're trained on National Weather Service and American Red Cross guidance." ], [ "Plan for the break to run longer than 30 minutes if the weather is still active — ", { "text": "the clock is tied to the most recent thunder or strike, not to when the storm started", "doc": "CMA email, 17 Jul 2026 · XN25133048" }, "." ] ], "quote": "For your safety and well being, all pool users will be asked to stay out of the pool for 30 minutes after thunder is heard and all will be asked to leave the pool area for 30 minutes after lightning strike.", "doc": "Pool — glenabbeyhoa.com", "sec": "", "steps": [], "missed": "The reset-on-repeat rule isn't on the website at all. It comes only from the community manager's email updates. A single rumble can turn one 30-minute break into much longer if the storm lingers.", "__gaBody": "thunder means everyone out of the water for 30 minutes. a lightning strike is stricter. everyone has to leave the pool area entirely, not just the water, also for 30 minutes. follow the lifeguards' instructions. they're trained on national weather service and american red cross guidance. plan for the break to run longer than 30 minutes if the weather is still active — the clock is tied to the most recent thunder or strike, not to when the storm started .", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/pool-weather-closure", "markdown_url": "https://glenabbeyrules.com/rule/pool-weather-closure.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Yes, temporarily — thunder means 30 minutes out of the water, and a lightning strike means 30 minutes out of the pool area entirely. The timer restarts if either happens again before time is up.\n\nThunder means everyone out of the water for 30 minutes. A lightning strike is stricter. Everyone has to leave the pool area entirely, not just the water, also for 30 minutes. Follow the lifeguards' instructions. They're trained on National Weather Service and American Red Cross guidance.\n\nPlan for the break to run longer than 30 minutes if the weather is still active — the clock is tied to the most recent thunder or strike, not to when the storm started.", "sources": [ { "name": "Pool — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/pool/", "quoted": true }, { "name": "CMA email, 17 Jul 2026 · XN25133048", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "17 July 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "pool-waiver", "priority": 2, "topic": "The pool", "topicId": "pool", "verdict": "yes", "title": "Do I need to sign a waiver to use the pool?", "summary": "Yes — and only someone 18 or older can sign it. The Association posts a year-stamped form, so treat it as an annual signature.", "updated": "5 August 2026", "plain": [ [ "Swimming at the pool 'at your own risk' — including any unsupervised access — requires a Waiver of Liability and Hold Harmless Agreement on file. ", { "text": "You have to be 18 to sign it, whether for yourself or on behalf of your minor children.", "doc": "Pool Waiver", "sec": "Waiver of Liability and Hold Harmless Agreement" }, " The waiver form itself sets no term or expiry, but the Association publishes it stamped with the current year, so sign the current one rather than assuming an old signature still counts. Guests aren't covered by a resident's waiver during unattended hours. They need their own signed copy on file to be there when no lifeguard is present." ], "Two clauses in it are easy to sign past. Clause 8 waives your right to a jury trial for any dispute arising out of the agreement or the claims it releases. Clause 10 says you will not give \"the Facility code\" to any other person, \"including other residents in the Glen Abbey community.\" The wording dates from when the pool ran on a keypad, but it is the same undertaking in card form: your amenity card is yours, and lending it to a guest, a neighbor, or anyone outside your household is exactly what the clause exists to prevent. Note the \"including other residents\" carve-in: sharing with someone who lives here is covered, not excused.", [ "If you have wondered why you still sign one, the Board has been asked that and answered it. In the management report of ", { "text": "9 October 2024 the Association's legal counsel advised that a pool waiver was no longer required for unguarded hours", "doc": "Board Minutes, October 2024" }, ". The Board did not act on that advice: ", { "text": "on 21 April 2025 it carried a motion \"to maintain pool waiver for pool usage outside of lifeguard hours,\"", "doc": "Board Minutes, April 2025" }, " and in ", { "text": "April 2026 it was still arranging for the waivers to go out by email before the pool opened", "doc": "Board Minutes, April 2026" }, ". So the waiver is not a leftover nobody has revisited. It is a requirement the Board kept on purpose after being told it could drop it." ] ], "quote": "In consideration for receiving permission to enter upon, use and enjoy the Glen Abbey Swimming Pool facility... I, on behalf of myself and any minor children for whom I have the capacity to contract, hereby acknowledge and agree...", "doc": "Pool Waiver", "sec": "Waiver of Liability and Hold Harmless Agreement", "steps": [ { "title": "Sign the current-year waiver online", "detail": "Members → 2026 Pool Waiver, under the Members menu on glenabbeyhoa.com. Sign the current-year form even if you signed a prior year's — the Board treats it as an annual requirement, not a one-time signature.", "meta": "Online form, once a year" }, { "title": "Sign for any minor children too", "detail": "You must be 18 or older to sign, and doing so covers the minor children you're signing on behalf of — a teenager can't self-sign even if they're the one who'll use the pool unsupervised.", "meta": "Same form" }, { "title": "What the form asks for", "detail": "A complete signature covers: your name and age (18+), the names of any minor children the waiver also covers, and acknowledgment of Clause 8 (waiving a jury trial) and Clause 10 (not sharing your amenity card/access with anyone outside your household) before you sign.", "meta": "Example" } ], "missed": "The 18-and-over requirement is in the waiver's own execution paragraph, which you attest to by signing. A family assuming a teenager can self-sign is wrong, and the form says so above the signature line.", "__gaBody": "swimming at the pool 'at your own risk' — including any unsupervised access — requires a waiver of liability and hold harmless agreement on file. you have to be 18 to sign it, whether for yourself or on behalf of your minor children. the waiver form itself sets no term or expiry, but the association publishes it stamped with the current year, so sign the current one rather than assuming an old signature still counts. guests aren't covered by a resident's waiver during unattended hours. they need their own signed copy on file to be there when no lifeguard is present. two clauses in it are easy to sign past. clause 8 waives your right to a jury trial for any dispute arising out of the agreement or the claims it releases. clause 10 says you will not give \"the facility code\" to any other person, \"including other residents in the glen abbey community.\" the wording dates from when the pool ran on a keypad, but it is the same undertaking in card form: your amenity card is yours, and lending it to a guest, a neighbor, or anyone outside your household is exactly what the clause exists to prevent. note the \"including other residents\" carve-in: sharing with someone who lives here is covered, not excused. if you have wondered why you still sign one, the board has been asked that and answered it. in the management report of 9 october 2024 the association's legal counsel advised that a pool waiver was no longer required for unguarded hours . the board did not act on that advice: on 21 april 2025 it carried a motion \"to maintain pool waiver for pool usage outside of lifeguard hours,\" and in april 2026 it was still arranging for the waivers to go out by email before the pool opened . so the waiver is not a leftover nobody has revisited. it is a requirement the board kept on purpose after being told it could drop it. members → 2026 pool waiver, under the members menu on glenabbeyhoa.com. sign the current-year form even if you signed a prior year's — the board treats it as an annual requirement, not a one-time signature. you must be 18 or older to sign, and doing so covers the minor children you're signing on behalf of — a teenager can't self-sign even if they're the one who'll use the pool unsupervised. a complete signature covers: your name and age (18+), the names of any minor children the waiver also covers, and acknowledgment of clause 8 (waiving a jury trial) and clause 10 (not sharing your amenity card/access with anyone outside your household) before you sign.", "__gaStepTitles": "sign the current-year waiver online sign for any minor children too what the form asks for", "url": "https://glenabbeyrules.com/rule/pool-waiver", "markdown_url": "https://glenabbeyrules.com/rule/pool-waiver.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes — and only someone 18 or older can sign it. The Association posts a year-stamped form, so treat it as an annual signature.\n\nSwimming at the pool 'at your own risk' — including any unsupervised access — requires a Waiver of Liability and Hold Harmless Agreement on file. You have to be 18 to sign it, whether for yourself or on behalf of your minor children. The waiver form itself sets no term or expiry, but the Association publishes it stamped with the current year, so sign the current one rather than assuming an old signature still counts. Guests aren't covered by a resident's waiver during unattended hours. They need their own signed copy on file to be there when no lifeguard is present.\n\nTwo clauses in it are easy to sign past. Clause 8 waives your right to a jury trial for any dispute arising out of the agreement or the claims it releases. Clause 10 says you will not give \"the Facility code\" to any other person, \"including other residents in the Glen Abbey community.\" The wording dates from when the pool ran on a keypad, but it is the same undertaking in card form: your amenity card is yours, and lending it to a guest, a neighbor, or anyone outside your household is exactly what the clause exists to prevent. Note the \"including other residents\" carve-in: sharing with someone who lives here is covered, not excused.\n\nIf you have wondered why you still sign one, the Board has been asked that and answered it. In the management report of 9 October 2024 the Association's legal counsel advised that a pool waiver was no longer required for unguarded hours. The Board did not act on that advice: on 21 April 2025 it carried a motion \"to maintain pool waiver for pool usage outside of lifeguard hours,\" and in April 2026 it was still arranging for the waivers to go out by email before the pool opened. So the waiver is not a leftover nobody has revisited. It is a requirement the Board kept on purpose after being told it could drop it.", "sources": [ { "name": "Board Minutes, April 2025", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "April 2025", "dated_by": "the month of the meeting — no published filename carries the day", "locator": { "nav": "Minutes", "shown": "April", "file": "4_2025 Board meeting minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Board Minutes, April 2026", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "28 April 2026", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "April", "file": "2026 GA April Board Meeting Minutes -.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Board Minutes, October 2024", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "9 October 2024", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "October 2024", "file": "2024-10-09 Glen Abbey HOA - Meeting Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Pool Waiver", "section": "Waiver of Liability and Hold Harmless Agreement", "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "the form sets no term or expiry; the Association reissues it stamped with the current year", "locator": { "nav": "Pool", "shown": "Waiver", "file": "Pool Waiver.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "pool-hours-season", "priority": 1, "topic": "The pool", "topicId": "pool", "verdict": "depends", "title": "What are the pool's hours this season?", "summary": "Daily coverage ended August 2. Two Association updates disagree on whether weekend lifeguards stop September 13 or continue through the September 20 closing; the final week closes at 8pm and requires a signed waiver.", "updated": "22 August 2026", "plain": [ [ "The site lists the season as a flat May–September range, but coverage actually tapers through the summer: ", { "text": "daily lifeguard coverage ran through August 2, 2026.", "doc": "CMA email, 31 Jul 2026 · XN25363738" }, " That notice says weekends-only coverage continues through September 13, including Labor Day weekend. A later notice instead says ", { "text": "weekend lifeguard coverage continues until September 20", "doc": "CMA email, 22 Aug 2026 · XN25726296" }, ". The Association has not reconciled the two dates." ], "Both notices say the pool stays open through September 20 for residents with a signed waiver on file and closes at 8pm during the final week. What they leave unclear is whether lifeguards are present on September 19–20. It can also close on short notice for scheduled events, announced individually by email rather than shown as a standing rule.", "A closure for an Association event takes the unstaffed hours with it. When the pool closed at 3:15pm for an event in May 2025, the notice was explicit that there was no swim-at-your-own-risk or open swim for the rest of that day. A signed waiver does not get you in on a day the pool has been closed." ], "quote": "Daily operations for lifeguard coverage will end on August 2 and move to weekends only until September 13.", "doc": "CMA email, 31 Jul 2026 · XN25363738", "sec": "", "steps": [], "missed": [ { "text": "The Pool page", "doc": "Pool — glenabbeyhoa.com" }, "'s \"May 2026 – September 2026\" is technically true but hides the operating modes. The community emails now disagree with each other, so check the daily calendar or ask the manager before planning a late-season visit." ], "__gaBody": "the site lists the season as a flat may–september range, but coverage actually tapers through the summer: daily lifeguard coverage ran through august 2, 2026. that notice says weekends-only coverage continues through september 13, including labor day weekend. a later notice instead says weekend lifeguard coverage continues until september 20 . the association has not reconciled the two dates. both notices say the pool stays open through september 20 for residents with a signed waiver on file and closes at 8pm during the final week. what they leave unclear is whether lifeguards are present on september 19–20. it can also close on short notice for scheduled events, announced individually by email rather than shown as a standing rule. a closure for an association event takes the unstaffed hours with it. when the pool closed at 3:15pm for an event in may 2025, the notice was explicit that there was no swim-at-your-own-risk or open swim for the rest of that day. a signed waiver does not get you in on a day the pool has been closed.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/pool-hours-season", "markdown_url": "https://glenabbeyrules.com/rule/pool-hours-season.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Daily coverage ended August 2. Two Association updates disagree on whether weekend lifeguards stop September 13 or continue through the September 20 closing; the final week closes at 8pm and requires a signed waiver.\n\nThe site lists the season as a flat May–September range, but coverage actually tapers through the summer: daily lifeguard coverage ran through August 2, 2026. That notice says weekends-only coverage continues through September 13, including Labor Day weekend. A later notice instead says weekend lifeguard coverage continues until September 20. The Association has not reconciled the two dates.\n\nBoth notices say the pool stays open through September 20 for residents with a signed waiver on file and closes at 8pm during the final week. What they leave unclear is whether lifeguards are present on September 19–20. It can also close on short notice for scheduled events, announced individually by email rather than shown as a standing rule.\n\nA closure for an Association event takes the unstaffed hours with it. When the pool closed at 3:15pm for an event in May 2025, the notice was explicit that there was no swim-at-your-own-risk or open swim for the rest of that day. A signed waiver does not get you in on a day the pool has been closed.", "sources": [ { "name": "Pool — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/pool/", "quoted": false }, { "name": "CMA email, 31 Jul 2026 · XN25363738", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "31 July 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": true }, { "name": "CMA email, 22 Aug 2026 · XN25726296", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "22 August 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "pool-clubhouse-rental", "topic": "The pool", "topicId": "pool", "verdict": "no", "title": "Does renting the clubhouse include the pool?", "summary": "No. Every amenity is booked separately, and the pool-party terms are explicit that a pool booking gets you the restrooms and nothing more of the clubhouse.", "updated": "5 August 2026", "plain": [ "Amenities are reserved one at a time. Booking the clubhouse reserves the clubhouse. It does not open the pool to your guests, and it does not carry any pool access your household would not otherwise have. Pool entry runs on amenity cards and on a waiver being on file, neither of which a room booking changes.", [ "The reverse direction is stated outright in the pool-party terms: ", { "text": "the clubhouse is not to be used except for proper use of the restrooms.", "doc": "Pool Party Reservation Terms — glenabbeyhoa.com" }, " So a pool party does not come with the building, beyond the toilets." ], [ "If you want both, book both. They are separate reservations with separate fees, and the ", { "text": "clubhouse carries a damage deposit equal to its rental fee", "doc": "Clubhouse Reservation Terms — glenabbeyhoa.com" }, " on top." ] ], "quote": "The clubhouse is not to be used except for proper use of the restrooms.", "doc": "Pool Party Reservation Terms — glenabbeyhoa.com", "sec": "", "steps": [ { "title": "Book the clubhouse and the pool party as two reservations", "detail": "Clubhouse and Pool Parties are separate categories under Reservations on glenabbeyhoa.com, each with its own fee — and the clubhouse also carries its own damage deposit. Booking one doesn't create or extend the other.", "meta": "Online, per event" }, { "title": "What that looks like", "detail": "Example: hosting a birthday party at the pool and wanting the clubhouse afterward for cake means submitting a Pool Parties reservation for the pool time and guest count, and a separate Clubhouse reservation (with its damage deposit) for the room — not one booking covering both.", "meta": "Example" } ], "missed": "Assuming a clubhouse booking lets your guests swim. It does not, and pool access is governed by amenity cards and waivers rather than by what room you have reserved.", "__gaBody": "amenities are reserved one at a time. booking the clubhouse reserves the clubhouse. it does not open the pool to your guests, and it does not carry any pool access your household would not otherwise have. pool entry runs on amenity cards and on a waiver being on file, neither of which a room booking changes. the reverse direction is stated outright in the pool-party terms: the clubhouse is not to be used except for proper use of the restrooms. so a pool party does not come with the building, beyond the toilets. if you want both, book both. they are separate reservations with separate fees, and the clubhouse carries a damage deposit equal to its rental fee on top. clubhouse and pool parties are separate categories under reservations on glenabbeyhoa.com, each with its own fee — and the clubhouse also carries its own damage deposit. booking one doesn't create or extend the other. example: hosting a birthday party at the pool and wanting the clubhouse afterward for cake means submitting a pool parties reservation for the pool time and guest count, and a separate clubhouse reservation (with its damage deposit) for the room — not one booking covering both.", "__gaStepTitles": "book the clubhouse and the pool party as two reservations what that looks like", "url": "https://glenabbeyrules.com/rule/pool-clubhouse-rental", "markdown_url": "https://glenabbeyrules.com/rule/pool-clubhouse-rental.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "No. Every amenity is booked separately, and the pool-party terms are explicit that a pool booking gets you the restrooms and nothing more of the clubhouse.\n\nAmenities are reserved one at a time. Booking the clubhouse reserves the clubhouse. It does not open the pool to your guests, and it does not carry any pool access your household would not otherwise have. Pool entry runs on amenity cards and on a waiver being on file, neither of which a room booking changes.\n\nThe reverse direction is stated outright in the pool-party terms: the clubhouse is not to be used except for proper use of the restrooms. So a pool party does not come with the building, beyond the toilets.\n\nIf you want both, book both. They are separate reservations with separate fees, and the clubhouse carries a damage deposit equal to its rental fee on top.", "sources": [ { "name": "Pool Party Reservation Terms — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/reservations/?view=day&cat=17", "quoted": true }, { "name": "Clubhouse Reservation Terms — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/reservations/?view=day&cat=14", "quoted": false } ] }, { "id": "pool-party-book", "topic": "The pool", "topicId": "pool", "verdict": "ask", "title": "How do I book a pool party?", "summary": "Reserve it online under Reservations → Pool Parties — approval and fees depend on your guest count and the date.", "updated": "5 August 2026", "plain": [ "A pool party is defined as a gathering of five or more non-resident guests. You book it as its own reservation online. The terms only become visible once you open an available time slot.", "Parties of more than 12 people require an extra lifeguard, hired separately through AMS and confirmed with the property manager before your reservation is final — at $50/hour, two-hour minimum. One round table and umbrella are included. Up to two more tables rent for $25 each.", "No reservations are allowed on holidays, and weekend slots aren't bookable until after July 4th. The pool area stays open to other residents during your party. You don't get exclusive use, and the reservation doesn't extend to the clubhouse, tennis courts, or sports court. Cleanup — tables wiped down, trash bagged into the deck receptacles, furniture back in place — has to be done by the end of your reserved time, or you're subject to a fine. Cancel seven or more days out and there's no penalty. Inside seven days, you forfeit the reservation fee." ], "quote": "A pool party is a planned gathering of five (5) or more non-resident guests.", "doc": "Pool Party Reservation Terms — glenabbeyhoa.com", "sec": "", "steps": [ { "title": "Pick an available slot online", "detail": "Reservations → Pool Parties on glenabbeyhoa.com. Holidays aren't bookable at all, and weekend slots don't open until after July 4th.", "meta": "Online" }, { "title": "Enter an accurate guest count and average age", "detail": "A pool party is any gathering of five or more non-resident guests. Staffing — and whether you cross the 12-guest threshold for a second lifeguard — depends on an honest headcount, not a rough guess.", "meta": "Same form" }, { "title": "Book a second lifeguard if you expect 12+ guests", "detail": "Reserve it separately through amspools.com ($50/hour, two-hour minimum), then get it confirmed with the property manager — your reservation isn't final until that confirmation happens.", "meta": "Before your event" }, { "title": "Check your amenity card works", "detail": "Test it one day before your event — it's how you and your guests get in.", "meta": "1 day before" }, { "title": "What a complete booking looks like", "detail": "Example: a party of 15 ten-year-olds books a Saturday slot after July 4th, enters \"15 guests, average age 10\" on the form, reserves a second lifeguard through amspools.com for the two-hour block and gets the property manager's confirmation, then tests the amenity card the day before — and leaves cleanup time inside the reserved window rather than running past it.", "meta": "Example" } ], "missed": "The everyday \"no more than six guests\" rule and the pool-party path were never reconciled. Nothing tells you that booking a party is how you're allowed to exceed six guests. If you want more than six people at the pool, this reservation is the way to do it, not a separate exception.", "__gaBody": "a pool party is defined as a gathering of five or more non-resident guests. you book it as its own reservation online. the terms only become visible once you open an available time slot. parties of more than 12 people require an extra lifeguard, hired separately through ams and confirmed with the property manager before your reservation is final — at $50/hour, two-hour minimum. one round table and umbrella are included. up to two more tables rent for $25 each. no reservations are allowed on holidays, and weekend slots aren't bookable until after july 4th. the pool area stays open to other residents during your party. you don't get exclusive use, and the reservation doesn't extend to the clubhouse, tennis courts, or sports court. cleanup — tables wiped down, trash bagged into the deck receptacles, furniture back in place — has to be done by the end of your reserved time, or you're subject to a fine. cancel seven or more days out and there's no penalty. inside seven days, you forfeit the reservation fee. reservations → pool parties on glenabbeyhoa.com. holidays aren't bookable at all, and weekend slots don't open until after july 4th. a pool party is any gathering of five or more non-resident guests. staffing — and whether you cross the 12-guest threshold for a second lifeguard — depends on an honest headcount, not a rough guess. reserve it separately through amspools.com ($50/hour, two-hour minimum), then get it confirmed with the property manager — your reservation isn't final until that confirmation happens. test it one day before your event — it's how you and your guests get in. example: a party of 15 ten-year-olds books a saturday slot after july 4th, enters \"15 guests, average age 10\" on the form, reserves a second lifeguard through amspools.com for the two-hour block and gets the property manager's confirmation, then tests the amenity card the day before — and leaves cleanup time inside the reserved window rather than running past it.", "__gaStepTitles": "pick an available slot online enter an accurate guest count and average age book a second lifeguard if you expect 12+ guests check your amenity card works what a complete booking looks like", "url": "https://glenabbeyrules.com/rule/pool-party-book", "markdown_url": "https://glenabbeyrules.com/rule/pool-party-book.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Reserve it online under Reservations → Pool Parties — approval and fees depend on your guest count and the date.\n\nA pool party is defined as a gathering of five or more non-resident guests. You book it as its own reservation online. The terms only become visible once you open an available time slot.\n\nParties of more than 12 people require an extra lifeguard, hired separately through AMS and confirmed with the property manager before your reservation is final — at $50/hour, two-hour minimum. One round table and umbrella are included. Up to two more tables rent for $25 each.\n\nNo reservations are allowed on holidays, and weekend slots aren't bookable until after July 4th. The pool area stays open to other residents during your party. You don't get exclusive use, and the reservation doesn't extend to the clubhouse, tennis courts, or sports court. Cleanup — tables wiped down, trash bagged into the deck receptacles, furniture back in place — has to be done by the end of your reserved time, or you're subject to a fine. Cancel seven or more days out and there's no penalty. Inside seven days, you forfeit the reservation fee.", "sources": [ { "name": "Pool Party Reservation Terms — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/reservations/?view=day&cat=17", "quoted": true } ] }, { "id": "pickleball-courts-open", "priority": 2, "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "yes", "title": "Are the pickleball courts open right now?", "summary": "Yes — the designated courts are open. Play is allowed 9:00 AM–9:00 PM daily, with quiet-paddle and reservation rules in force.", "updated": "5 August 2026", "plain": [ [ "Play is open on the designated courts. Dedicated courts were built and the existing courts redesigned during ", { "text": "a 2025 suspension of play", "doc": "CMA email, 6 Feb 2026 · XN21916097" }, ". Noise complaints from nearby residents led the Board to add sound studies, an adjusted court orientation, and stricter quiet-paddle and hours rules on top of the original signup process." ], [ { "text": "Hours are 9:00 AM to 9:00 PM, every day, on the designated courts only.", "doc": "CMA email, 24 Apr 2026 · XN23421371" }, " No play is permitted outside that window. A reservation through ", { "text": "Reserve My Court", "doc": "Reserve My Court" }, " is required, and the booking grid matches those hours rather than contradicting them — its axis labels the start of each hour, so the last row, marked 8pm, is the 8:00–9:00 block. Tennis is the opposite: no policy at all, and a grid running to 10pm." ], [ "Gate codes rotate. ", { "text": "They changed at least twice during 2026", "doc": "CMA email, 27 Mar 2026 · XN22833367" }, ", and the current one comes with your reservation rather than being issued once and kept. A code a neighbour gave you last season will not work. ", { "text": "The public Pickleball page", "doc": "Pickleball — glenabbeyhoa.com" }, " still reads as though the courts have not opened yet — see Open Questions." ] ], "quote": "The pickleball courts are open from 9am to 9pm every day of the week. If you want to play, please make a reservation through reserve my court.", "doc": "CMA email, 24 Apr 2026 · XN23421371", "sec": "", "steps": [], "missed": [ "Do the signup steps (policy agreement, ", "ReserveMyCourt", " access, approved paddle) before you play — the courts are open, despite what ", "the public Pickleball page", " implies." ], "__gaBody": "play is open on the designated courts. dedicated courts were built and the existing courts redesigned during a 2025 suspension of play . noise complaints from nearby residents led the board to add sound studies, an adjusted court orientation, and stricter quiet-paddle and hours rules on top of the original signup process. hours are 9:00 am to 9:00 pm, every day, on the designated courts only. no play is permitted outside that window. a reservation through reserve my court is required, and the booking grid matches those hours rather than contradicting them — its axis labels the start of each hour, so the last row, marked 8pm, is the 8:00–9:00 block. tennis is the opposite: no policy at all, and a grid running to 10pm. gate codes rotate. they changed at least twice during 2026 , and the current one comes with your reservation rather than being issued once and kept. a code a neighbour gave you last season will not work. the public pickleball page still reads as though the courts have not opened yet — see open questions.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/pickleball-courts-open", "markdown_url": "https://glenabbeyrules.com/rule/pickleball-courts-open.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes — the designated courts are open. Play is allowed 9:00 AM–9:00 PM daily, with quiet-paddle and reservation rules in force.\n\nPlay is open on the designated courts. Dedicated courts were built and the existing courts redesigned during a 2025 suspension of play. Noise complaints from nearby residents led the Board to add sound studies, an adjusted court orientation, and stricter quiet-paddle and hours rules on top of the original signup process.\n\nHours are 9:00 AM to 9:00 PM, every day, on the designated courts only. No play is permitted outside that window. A reservation through Reserve My Court is required, and the booking grid matches those hours rather than contradicting them — its axis labels the start of each hour, so the last row, marked 8pm, is the 8:00–9:00 block. Tennis is the opposite: no policy at all, and a grid running to 10pm.\n\nGate codes rotate. They changed at least twice during 2026, and the current one comes with your reservation rather than being issued once and kept. A code a neighbour gave you last season will not work. The public Pickleball page still reads as though the courts have not opened yet — see Open Questions.", "sources": [ { "name": "Reserve My Court", "section": null, "authority": "booking-system", "authority_label": "Booking system", "adopted": null, "dated_by": "a booking system. What it permits is the operative rule, and no document states it", "locator": null, "url": "https://rmc2020.reservemycourt.com/", "quoted": false }, { "name": "Pickleball — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/pickleball/", "quoted": false }, { "name": "CMA email, 24 Apr 2026 · XN23421371", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "24 April 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": true }, { "name": "CMA email, 27 Mar 2026 · XN22833367", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "27 March 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false }, { "name": "CMA email, 6 Feb 2026 · XN21916097", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "6 February 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "pickleball-reservation-limit", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "yes", "title": "How often can I book a pickleball court?", "summary": "Four times a week per resident. The Board adopted the limit in March 2026, though the Pickleball Policy you are pointed to does not mention it.", "updated": "5 August 2026", "plain": [ [ "There is a cap, and it is per resident rather than per household: ", { "text": "pickleball reservations are limited to four times a week per resident.", "doc": "Board Minutes, March 2026", "sec": "New Business" }, " The Board carried the motion at its March 2026 meeting." ], [ "You will not find it in ", { "text": "the Pickleball Policy and Rules", "doc": "Pickleball Policy and Rules" }, ", which is the document the website sends you to and the one you acknowledge before getting court access. The limit lives only in the minutes. That is why players book past it in good faith and are then surprised." ], [ "Separately from the weekly cap, only one pickleball court may be reserved under your name. Booking both sides yourself is the thing management has had to remind people about — if your group is more than four, have a second person reserve the other court. Everything else about access is unchanged: read the policy, e-sign the acknowledgement, then request access to the ", { "text": "Reserve My Court", "doc": "Reserve My Court" }, " club, which issues both your booking rights and the gate code." ] ], "quote": "Motion to allow pickleball reservations to four times a week per resident", "doc": "Board Minutes, March 2026", "sec": "New Business", "steps": [], "missed": [ "Reading ", "the Pickleball Policy", " and assuming it is complete. The reservation limit is real and adopted, and it is not in that document." ], "__gaBody": "there is a cap, and it is per resident rather than per household: pickleball reservations are limited to four times a week per resident. the board carried the motion at its march 2026 meeting. you will not find it in the pickleball policy and rules , which is the document the website sends you to and the one you acknowledge before getting court access. the limit lives only in the minutes. that is why players book past it in good faith and are then surprised. separately from the weekly cap, only one pickleball court may be reserved under your name. booking both sides yourself is the thing management has had to remind people about — if your group is more than four, have a second person reserve the other court. everything else about access is unchanged: read the policy, e-sign the acknowledgement, then request access to the reserve my court club, which issues both your booking rights and the gate code.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/pickleball-reservation-limit", "markdown_url": "https://glenabbeyrules.com/rule/pickleball-reservation-limit.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Four times a week per resident. The Board adopted the limit in March 2026, though the Pickleball Policy you are pointed to does not mention it.\n\nThere is a cap, and it is per resident rather than per household: pickleball reservations are limited to four times a week per resident. The Board carried the motion at its March 2026 meeting.\n\nYou will not find it in the Pickleball Policy and Rules, which is the document the website sends you to and the one you acknowledge before getting court access. The limit lives only in the minutes. That is why players book past it in good faith and are then surprised.\n\nSeparately from the weekly cap, only one pickleball court may be reserved under your name. Booking both sides yourself is the thing management has had to remind people about — if your group is more than four, have a second person reserve the other court. Everything else about access is unchanged: read the policy, e-sign the acknowledgement, then request access to the Reserve My Court club, which issues both your booking rights and the gate code.", "sources": [ { "name": "Pickleball Policy and Rules", "section": null, "authority": "board-policy", "authority_label": "Board policy", "adopted": "1 October 2025", "dated_by": "the date in the filename the HOA publishes it under — no date appears inside the document", "locator": { "nav": "Pickleball Policy and Rules", "shown": "Policy and Rules", "file": "Glen Abbey Pickleball Policy and Rules 10_01_25.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Board Minutes, March 2026", "section": "New Business", "authority": "minutes", "authority_label": "Board minutes", "adopted": "24 March 2026", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "March", "file": "2026 GA March Board Mtg Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Reserve My Court", "section": null, "authority": "booking-system", "authority_label": "Booking system", "adopted": null, "dated_by": "a booking system. What it permits is the operative rule, and no document states it", "locator": null, "url": "https://rmc2020.reservemycourt.com/", "quoted": false } ] }, { "id": "pickleball-how-to-join", "priority": 2, "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "ask", "title": "How do I get access to play pickleball?", "summary": "Sign the policy agreement online, then request access through the ReserveMyCourt app — both steps are required before you can reserve a court.", "updated": "5 August 2026", "plain": [ [ { "text": "You have to review and electronically sign the Pickleball Policy and Rules agreement first.", "doc": "Pickleball Policy and Rules", "sec": "Court Hours & Access; Implementation & Enforcement" }, " After that, request access through ", { "text": "ReserveMyCourt", "doc": "Reserve My Court" }, " to the \"Glen Abbey Pickleball\" club. Once approved, you can reserve court time and get the gate access code through the app." ], "All players must be current on HOA dues and in good standing to play. Residents are responsible for their children's and guests' compliance, including unaccompanied minors. No music is allowed on or near the courts. If a non-resident is on the courts without a reservation and without a resident present, residents with a confirmed reservation may politely ask them to leave.", "One thing worth catching before you sign: the document is not just a paddle rule. Its Violation and Penalty Schedule sits at the end of the whole policy. The same ladder — written warning, then a $100 fine, then loss of court privileges including your Reserve My Court login — reaches the play hours, the no-music rule and the don't-share-your-gate-code rule exactly as much as it reaches an unapproved paddle. Read the PDF before you e-sign it rather than after." ], "quote": "Residents must agree to the Pickleball Policy and Rules prior to playing pickleball on the designated courts and receiving access to the Glen Abbey Pickleball Club in the Reserve My Court application.", "doc": "Pickleball Policy and Rules", "sec": "Court Hours & Access; Implementation & Enforcement", "steps": [ { "title": "Read and sign the Pickleball Policy and Rules agreement", "detail": "Members menu → Pickleball Policy and Rules Agreement, on glenabbeyhoa.com. Read the whole document before you e-sign — its Violation and Penalty Schedule at the end covers play hours, no-music, and gate-code sharing, not just the paddle rule.", "meta": "Online form" }, { "title": "Request access to the club in ReserveMyCourt", "detail": "Join the \"Glen Abbey Pickleball\" club in the app — approval there is what unlocks court booking and the gate access code.", "meta": "Online" }, { "title": "Get an HOA-approved quiet paddle before you play", "detail": "The approved list is at the end of the Policy and Rules document.", "meta": "Before you play" }, { "title": "What a complete signup looks like", "detail": "Example: sign the Policy and Rules agreement online, then in ReserveMyCourt request to join \"Glen Abbey Pickleball,\" wait for approval, confirm your paddle is on the approved list, and only then book a court and use the gate code the app gives you — without passing that code to anyone outside your reservation.", "meta": "Example" } ], "missed": "Gate access codes come through the app and aren't meant to be shared — handing your code to a non-member guest is a policy violation, not just a courtesy issue.", "__gaBody": "you have to review and electronically sign the pickleball policy and rules agreement first. after that, request access through reservemycourt to the \"glen abbey pickleball\" club. once approved, you can reserve court time and get the gate access code through the app. all players must be current on hoa dues and in good standing to play. residents are responsible for their children's and guests' compliance, including unaccompanied minors. no music is allowed on or near the courts. if a non-resident is on the courts without a reservation and without a resident present, residents with a confirmed reservation may politely ask them to leave. one thing worth catching before you sign: the document is not just a paddle rule. its violation and penalty schedule sits at the end of the whole policy. the same ladder — written warning, then a $100 fine, then loss of court privileges including your reserve my court login — reaches the play hours, the no-music rule and the don't-share-your-gate-code rule exactly as much as it reaches an unapproved paddle. read the pdf before you e-sign it rather than after. members menu → pickleball policy and rules agreement, on glenabbeyhoa.com. read the whole document before you e-sign — its violation and penalty schedule at the end covers play hours, no-music, and gate-code sharing, not just the paddle rule. join the \"glen abbey pickleball\" club in the app — approval there is what unlocks court booking and the gate access code. the approved list is at the end of the policy and rules document. example: sign the policy and rules agreement online, then in reservemycourt request to join \"glen abbey pickleball,\" wait for approval, confirm your paddle is on the approved list, and only then book a court and use the gate code the app gives you — without passing that code to anyone outside your reservation.", "__gaStepTitles": "read and sign the pickleball policy and rules agreement request access to the club in reservemycourt get an hoa-approved quiet paddle before you play what a complete signup looks like", "url": "https://glenabbeyrules.com/rule/pickleball-how-to-join", "markdown_url": "https://glenabbeyrules.com/rule/pickleball-how-to-join.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Sign the policy agreement online, then request access through the ReserveMyCourt app — both steps are required before you can reserve a court.\n\nYou have to review and electronically sign the Pickleball Policy and Rules agreement first. After that, request access through ReserveMyCourt to the \"Glen Abbey Pickleball\" club. Once approved, you can reserve court time and get the gate access code through the app.\n\nAll players must be current on HOA dues and in good standing to play. Residents are responsible for their children's and guests' compliance, including unaccompanied minors. No music is allowed on or near the courts. If a non-resident is on the courts without a reservation and without a resident present, residents with a confirmed reservation may politely ask them to leave.\n\nOne thing worth catching before you sign: the document is not just a paddle rule. Its Violation and Penalty Schedule sits at the end of the whole policy. The same ladder — written warning, then a $100 fine, then loss of court privileges including your Reserve My Court login — reaches the play hours, the no-music rule and the don't-share-your-gate-code rule exactly as much as it reaches an unapproved paddle. Read the PDF before you e-sign it rather than after.", "sources": [ { "name": "Pickleball Policy and Rules", "section": "Court Hours & Access; Implementation & Enforcement", "authority": "board-policy", "authority_label": "Board policy", "adopted": "1 October 2025", "dated_by": "the date in the filename the HOA publishes it under — no date appears inside the document", "locator": { "nav": "Pickleball Policy and Rules", "shown": "Policy and Rules", "file": "Glen Abbey Pickleball Policy and Rules 10_01_25.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Reserve My Court", "section": null, "authority": "booking-system", "authority_label": "Booking system", "adopted": null, "dated_by": "a booking system. What it permits is the operative rule, and no document states it", "locator": null, "url": "https://rmc2020.reservemycourt.com/", "quoted": false } ] }, { "id": "pickleball-quiet-paddle-rule", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "depends", "title": "Can I use any pickleball paddle on the courts?", "summary": "No — only paddles from the HOA's approved \"quiet paddle\" list, and using a non-approved one carries an escalating penalty.", "updated": "5 August 2026", "plain": [ [ "Only paddles on the HOA's published approved list can be used on the designated courts. The list (a handful of specific quiet-paddle brands and models, plus muffler/dampening attachments) is published at the end of ", { "text": "the Pickleball Policy and Rules", "doc": "Pickleball Policy and Rules" }, " document and kept in the Document Library." ], [ "Enforcement is mostly self-policing — players are expected to enforce the quiet-paddle rule themselves and report holdouts to the property manager — but there's a real penalty schedule behind it: a written warning for a first violation, a $100 fine for a second, and loss of court privileges (including ", { "text": "ReserveMyCourt", "doc": "Reserve My Court" }, " access) for a third." ], "The list is short: Owl Paddles (Founders, Owl CX, CWE, PX, PXE), the Owl Silent Storm, and the Diadem HUSH. Two entries on it aren't paddles at all — Quiet Strike reusable felt pads and the Pickleball Muffler paddle cover — which means a paddle you already own can often be brought into compliance instead of replaced. On anything else the policy is blunt: if your paddle is not on the list, using it on Glen Abbey courts is not OK." ], "quote": "Only HOA-approved quiet paddles may be used on the designated Pickleball Courts by Glen Abbey residents and their guests.", "doc": "Pickleball Policy and Rules", "sec": "Paddle Requirements", "steps": [], "missed": "This exists because of noise complaints, not equipment snobbery — a perfectly good paddle that isn't on the approved list will still draw a warning, then a fine, then a lockout.", "__gaBody": "only paddles on the hoa's published approved list can be used on the designated courts. the list (a handful of specific quiet-paddle brands and models, plus muffler/dampening attachments) is published at the end of the pickleball policy and rules document and kept in the document library. enforcement is mostly self-policing — players are expected to enforce the quiet-paddle rule themselves and report holdouts to the property manager — but there's a real penalty schedule behind it: a written warning for a first violation, a $100 fine for a second, and loss of court privileges (including reservemycourt access) for a third. the list is short: owl paddles (founders, owl cx, cwe, px, pxe), the owl silent storm, and the diadem hush. two entries on it aren't paddles at all — quiet strike reusable felt pads and the pickleball muffler paddle cover — which means a paddle you already own can often be brought into compliance instead of replaced. on anything else the policy is blunt: if your paddle is not on the list, using it on glen abbey courts is not ok.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/pickleball-quiet-paddle-rule", "markdown_url": "https://glenabbeyrules.com/rule/pickleball-quiet-paddle-rule.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "No — only paddles from the HOA's approved \"quiet paddle\" list, and using a non-approved one carries an escalating penalty.\n\nOnly paddles on the HOA's published approved list can be used on the designated courts. The list (a handful of specific quiet-paddle brands and models, plus muffler/dampening attachments) is published at the end of the Pickleball Policy and Rules document and kept in the Document Library.\n\nEnforcement is mostly self-policing — players are expected to enforce the quiet-paddle rule themselves and report holdouts to the property manager — but there's a real penalty schedule behind it: a written warning for a first violation, a $100 fine for a second, and loss of court privileges (including ReserveMyCourt access) for a third.\n\nThe list is short: Owl Paddles (Founders, Owl CX, CWE, PX, PXE), the Owl Silent Storm, and the Diadem HUSH. Two entries on it aren't paddles at all — Quiet Strike reusable felt pads and the Pickleball Muffler paddle cover — which means a paddle you already own can often be brought into compliance instead of replaced. On anything else the policy is blunt: if your paddle is not on the list, using it on Glen Abbey courts is not OK.", "sources": [ { "name": "Pickleball Policy and Rules", "section": "Paddle Requirements", "authority": "board-policy", "authority_label": "Board policy", "adopted": "1 October 2025", "dated_by": "the date in the filename the HOA publishes it under — no date appears inside the document", "locator": { "nav": "Pickleball Policy and Rules", "shown": "Policy and Rules", "file": "Glen Abbey Pickleball Policy and Rules 10_01_25.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Reserve My Court", "section": null, "authority": "booking-system", "authority_label": "Booking system", "adopted": null, "dated_by": "a booking system. What it permits is the operative rule, and no document states it", "locator": null, "url": "https://rmc2020.reservemycourt.com/", "quoted": false } ] }, { "id": "tennis-courts-where", "priority": 2, "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "yes", "title": "How many tennis courts are there, and where are they?", "summary": "Ten tennis courts at two addresses — courts 1–7 at 3600 Grey Abbey Drive, courts 8–10 at the “Linear” site at 3810. The four pickleball courts are at the Linear site too, numbered separately.", "updated": "5 August 2026", "plain": [ [ "Glen Abbey has ten tennis courts and they are not all in one place. Courts 1 through 7 are the main courts at 3600 Grey Abbey Drive, ", { "text": "with LED lighting", "doc": "Board Minutes, January 2020" }, ". Courts 8, 9 and 10 are at the “Linear” site, 3810 Grey Abbey Drive — a different address a short distance away." ], [ "There is no court 11 any more. What used to be numbered court 11 is now the pickleball complex of four courts. Be ready for two naming schemes: on the ground they are referred to as pickleball courts 1 to 4, but the ", { "text": "Reserve My Court", "doc": "Reserve My Court" }, " booking system lists them as PB 11A, 11B, 11C and 11D, still carrying the old court number. So a reference to “court 1” means different things depending on which sport you are booking, and the pickleball courts are at the Linear site rather than at 3600." ], [ "None of the ten tennis courts carries pickleball lines. Court 10 in particular is a tennis court and nothing else — worth knowing, because the official ", { "text": "Tennis page", "doc": "Tennis Courts — glenabbeyhoa.com" }, " still describes “courts 10 & 11” as “lined for both tennis and pickleball,” an arrangement that no longer exists in either direction. The numbering matters mainly because the reservation system and several other rules refer to courts by number without saying where they physically are. Booking a Linear court and driving to 3600 is a wasted trip." ] ], "quote": "Glen Abbey's four (4) Linear courts are located at 3810 Grey Abbey Drive.", "doc": "Tennis Courts — glenabbeyhoa.com", "sec": "", "steps": [], "missed": "Reading a court number without checking the sport. Tennis courts run 1–10 across two sites; pickleball courts run 1–4 at the Linear site. “Court 1” is ambiguous on its own, and the official page's own numbers still include a court that is no longer a tennis court.", "__gaBody": "glen abbey has ten tennis courts and they are not all in one place. courts 1 through 7 are the main courts at 3600 grey abbey drive, with led lighting . courts 8, 9 and 10 are at the “linear” site, 3810 grey abbey drive — a different address a short distance away. there is no court 11 any more. what used to be numbered court 11 is now the pickleball complex of four courts. be ready for two naming schemes: on the ground they are referred to as pickleball courts 1 to 4, but the reserve my court booking system lists them as pb 11a, 11b, 11c and 11d, still carrying the old court number. so a reference to “court 1” means different things depending on which sport you are booking, and the pickleball courts are at the linear site rather than at 3600. none of the ten tennis courts carries pickleball lines. court 10 in particular is a tennis court and nothing else — worth knowing, because the official tennis page still describes “courts 10 & 11” as “lined for both tennis and pickleball,” an arrangement that no longer exists in either direction. the numbering matters mainly because the reservation system and several other rules refer to courts by number without saying where they physically are. booking a linear court and driving to 3600 is a wasted trip.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/tennis-courts-where", "markdown_url": "https://glenabbeyrules.com/rule/tennis-courts-where.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Ten tennis courts at two addresses — courts 1–7 at 3600 Grey Abbey Drive, courts 8–10 at the “Linear” site at 3810. The four pickleball courts are at the Linear site too, numbered separately.\n\nGlen Abbey has ten tennis courts and they are not all in one place. Courts 1 through 7 are the main courts at 3600 Grey Abbey Drive, with LED lighting. Courts 8, 9 and 10 are at the “Linear” site, 3810 Grey Abbey Drive — a different address a short distance away.\n\nThere is no court 11 any more. What used to be numbered court 11 is now the pickleball complex of four courts. Be ready for two naming schemes: on the ground they are referred to as pickleball courts 1 to 4, but the Reserve My Court booking system lists them as PB 11A, 11B, 11C and 11D, still carrying the old court number. So a reference to “court 1” means different things depending on which sport you are booking, and the pickleball courts are at the Linear site rather than at 3600.\n\nNone of the ten tennis courts carries pickleball lines. Court 10 in particular is a tennis court and nothing else — worth knowing, because the official Tennis page still describes “courts 10 & 11” as “lined for both tennis and pickleball,” an arrangement that no longer exists in either direction. The numbering matters mainly because the reservation system and several other rules refer to courts by number without saying where they physically are. Booking a Linear court and driving to 3600 is a wasted trip.", "sources": [ { "name": "Board Minutes, January 2020", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "13 January 2020", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "January 2020", "file": "2020-01-13 Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Reserve My Court", "section": null, "authority": "booking-system", "authority_label": "Booking system", "adopted": null, "dated_by": "a booking system. What it permits is the operative rule, and no document states it", "locator": null, "url": "https://rmc2020.reservemycourt.com/", "quoted": false }, { "name": "Tennis Courts — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/tennis-1/", "quoted": true } ] }, { "id": "tennis-court-reservations", "priority": 1, "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "depends", "title": "How do I reserve a tennis court, and how much can I book?", "summary": "One court per family per day, up to two hours, four reservations a week — booked up to seven days ahead, and only if you're actually playing.", "updated": "5 August 2026", "plain": [ [ "Only Glen Abbey residents or the Glen Abbey tennis pros can reserve courts. A family can reserve one court per day for up to two hours, and up to four reservations per week total. Bookings open seven days in advance. ", { "text": "A resident can't reserve a court unless they're actually going to be playing on it.", "doc": "Tennis Guidelines — glenabbeyhoa.com" }, " Holding a court for someone else isn't allowed. Guests can use the courts as long as a resident is present." ], [ "Tennis courts are numbered 1 to 10 — 1 through 7 at 3600 Grey Abbey Drive, 8 through 10 at the Linear site. There is no court 11 for tennis. That site now holds the four pickleball courts, which are booked separately through ", { "text": "Reserve My Court", "doc": "Reserve My Court" }, " under the names PB 11A to 11D. Older guidance asking players to book courts 1 through 9 ahead of 10 and 11, because those two were shared with pickleball, is out of date. No tennis court is shared now." ], [ "Three rules people actually get burned by. Arrive more than 20 minutes late and your reservation is forfeited. Anyone else may take the court. If you can't make it, take your name off the app. Chronic no-shows can lose reservation privileges altogether. No type of play has priority over another, and you have to release the court when your time expires if there is a booking behind you. Renters can use the reservation system only if the homeowner is current on dues and ", { "text": "a copy of the lease is on file with the Tennis Director", "doc": "Glen Abbey Tennis Rules, 15 Feb 2023 · emailed XN2117908" }, ". The rent figure may be redacted. The seven-day booking window is deliberate: ", { "text": "a resident asked in July 2022", "doc": "Board Minutes, July 2022" }, " to be allowed to book further ahead, and the Board declined, recording that this is the norm in HOA communities and that it allows the tennis programme — which is open to all residents — to have advance access to the courts. The limit exists to stop the calendar filling with individual bookings before clinics and round robins can be scheduled, not as an arbitrary cap." ] ], "quote": "A resident cannot reserve a court unless they are playing on the court.", "doc": "Tennis Guidelines — glenabbeyhoa.com", "sec": "", "steps": [ { "title": "Check the availability calendar", "detail": "Linked from the Tennis Guidelines page on glenabbeyhoa.com — check it before you plan around a specific court or time.", "meta": "Online" }, { "title": "Book up to 7 days ahead, and only if you're playing", "detail": "One court per family per day, up to 2 hours, max 4 reservations a week — and the booking is only valid if you're actually going to play on it, not held for someone else.", "meta": "Online" }, { "title": "Release or cancel a court you can't use", "detail": "Take your name off the app if you can't make it — arriving more than 20 minutes late forfeits the court to anyone waiting, and chronic no-shows can lose reservation privileges altogether.", "meta": "As soon as you know" }, { "title": "What a compliant booking looks like", "detail": "Example: a family books Court 4 for Saturday morning, two hours, seven days out, for a match they're actually playing in — and if a player drops out the morning of, they remove the booking from the app immediately rather than let it sit unused.", "meta": "Example" } ], "missed": "Booking a court \"just in case\" and not showing up isn't a minor courtesy issue. The rule explicitly requires you to be playing on any court you reserve.", "__gaBody": "only glen abbey residents or the glen abbey tennis pros can reserve courts. a family can reserve one court per day for up to two hours, and up to four reservations per week total. bookings open seven days in advance. a resident can't reserve a court unless they're actually going to be playing on it. holding a court for someone else isn't allowed. guests can use the courts as long as a resident is present. tennis courts are numbered 1 to 10 — 1 through 7 at 3600 grey abbey drive, 8 through 10 at the linear site. there is no court 11 for tennis. that site now holds the four pickleball courts, which are booked separately through reserve my court under the names pb 11a to 11d. older guidance asking players to book courts 1 through 9 ahead of 10 and 11, because those two were shared with pickleball, is out of date. no tennis court is shared now. three rules people actually get burned by. arrive more than 20 minutes late and your reservation is forfeited. anyone else may take the court. if you can't make it, take your name off the app. chronic no-shows can lose reservation privileges altogether. no type of play has priority over another, and you have to release the court when your time expires if there is a booking behind you. renters can use the reservation system only if the homeowner is current on dues and a copy of the lease is on file with the tennis director . the rent figure may be redacted. the seven-day booking window is deliberate: a resident asked in july 2022 to be allowed to book further ahead, and the board declined, recording that this is the norm in hoa communities and that it allows the tennis programme — which is open to all residents — to have advance access to the courts. the limit exists to stop the calendar filling with individual bookings before clinics and round robins can be scheduled, not as an arbitrary cap. linked from the tennis guidelines page on glenabbeyhoa.com — check it before you plan around a specific court or time. one court per family per day, up to 2 hours, max 4 reservations a week — and the booking is only valid if you're actually going to play on it, not held for someone else. take your name off the app if you can't make it — arriving more than 20 minutes late forfeits the court to anyone waiting, and chronic no-shows can lose reservation privileges altogether. example: a family books court 4 for saturday morning, two hours, seven days out, for a match they're actually playing in — and if a player drops out the morning of, they remove the booking from the app immediately rather than let it sit unused.", "__gaStepTitles": "check the availability calendar book up to 7 days ahead, and only if you're playing release or cancel a court you can't use what a compliant booking looks like", "url": "https://glenabbeyrules.com/rule/tennis-court-reservations", "markdown_url": "https://glenabbeyrules.com/rule/tennis-court-reservations.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "One court per family per day, up to two hours, four reservations a week — booked up to seven days ahead, and only if you're actually playing.\n\nOnly Glen Abbey residents or the Glen Abbey tennis pros can reserve courts. A family can reserve one court per day for up to two hours, and up to four reservations per week total. Bookings open seven days in advance. A resident can't reserve a court unless they're actually going to be playing on it. Holding a court for someone else isn't allowed. Guests can use the courts as long as a resident is present.\n\nTennis courts are numbered 1 to 10 — 1 through 7 at 3600 Grey Abbey Drive, 8 through 10 at the Linear site. There is no court 11 for tennis. That site now holds the four pickleball courts, which are booked separately through Reserve My Court under the names PB 11A to 11D. Older guidance asking players to book courts 1 through 9 ahead of 10 and 11, because those two were shared with pickleball, is out of date. No tennis court is shared now.\n\nThree rules people actually get burned by. Arrive more than 20 minutes late and your reservation is forfeited. Anyone else may take the court. If you can't make it, take your name off the app. Chronic no-shows can lose reservation privileges altogether. No type of play has priority over another, and you have to release the court when your time expires if there is a booking behind you. Renters can use the reservation system only if the homeowner is current on dues and a copy of the lease is on file with the Tennis Director. The rent figure may be redacted. The seven-day booking window is deliberate: a resident asked in July 2022 to be allowed to book further ahead, and the Board declined, recording that this is the norm in HOA communities and that it allows the tennis programme — which is open to all residents — to have advance access to the courts. The limit exists to stop the calendar filling with individual bookings before clinics and round robins can be scheduled, not as an arbitrary cap.", "sources": [ { "name": "Board Minutes, July 2022", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "18 July 2022", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "July 2022", "file": "2022_07_18 Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Reserve My Court", "section": null, "authority": "booking-system", "authority_label": "Booking system", "adopted": null, "dated_by": "a booking system. What it permits is the operative rule, and no document states it", "locator": null, "url": "https://rmc2020.reservemycourt.com/", "quoted": false }, { "name": "Tennis Guidelines — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/tennis-guidelines/", "quoted": true }, { "name": "Glen Abbey Tennis Rules, 15 Feb 2023 · emailed XN2117908", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "15 February 2023", "dated_by": "the date on the rules document, emailed to the community", "locator": null, "url": null, "quoted": false } ] }, { "id": "tennis-court-conduct", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "no", "title": "What are the rules once I'm on the tennis court?", "summary": "Amenity card required, proper attire (shirts on), no pets, no glass or food, no skating or biking — and turn the lights off when you leave.", "updated": "5 August 2026", "plain": [ [ { "text": "You need your amenity card with you on the courts.", "doc": "Tennis Guidelines — glenabbeyhoa.com" }, " Proper tennis attire is required, including shirts. Be courteous during play — don't cross a court to retrieve a ball until the point is finished." ], "No pets, no glassware or food, and no rollerblading, skateboarding or bicycling on the courts or the surrounding sidewalks. Squeegees and brooms should be hung up, not left on the ground, and lights should be turned off when you're done playing. Outside tennis pros aren't permitted to teach on Glen Abbey courts. Lessons have to come from the community's own pros.", [ "The court lights don't come on by themselves. They're switched on and off by hand, so an evening reservation means turning them on yourself. Turn them off when you leave, unless someone is playing after you. The courts are for tennis only: no soccer, bikes or skateboards, and ", { "text": "hitting golf balls on or around the courts is specifically banned", "doc": "CMA email, 27 May 2026 · XN24056104" }, ". Management asks that you report it to the police as well as to the property manager." ] ], "quote": "All Residents must have their amenity card with them when using the tennis courts.", "doc": "Tennis Guidelines — glenabbeyhoa.com", "sec": "", "steps": [], "missed": "Leaving the court lights on after you finish is a specific, named courtesy rule — not just an energy-saving suggestion.", "__gaBody": "you need your amenity card with you on the courts. proper tennis attire is required, including shirts. be courteous during play — don't cross a court to retrieve a ball until the point is finished. no pets, no glassware or food, and no rollerblading, skateboarding or bicycling on the courts or the surrounding sidewalks. squeegees and brooms should be hung up, not left on the ground, and lights should be turned off when you're done playing. outside tennis pros aren't permitted to teach on glen abbey courts. lessons have to come from the community's own pros. the court lights don't come on by themselves. they're switched on and off by hand, so an evening reservation means turning them on yourself. turn them off when you leave, unless someone is playing after you. the courts are for tennis only: no soccer, bikes or skateboards, and hitting golf balls on or around the courts is specifically banned . management asks that you report it to the police as well as to the property manager.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/tennis-court-conduct", "markdown_url": "https://glenabbeyrules.com/rule/tennis-court-conduct.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "Amenity card required, proper attire (shirts on), no pets, no glass or food, no skating or biking — and turn the lights off when you leave.\n\nYou need your amenity card with you on the courts. Proper tennis attire is required, including shirts. Be courteous during play — don't cross a court to retrieve a ball until the point is finished.\n\nNo pets, no glassware or food, and no rollerblading, skateboarding or bicycling on the courts or the surrounding sidewalks. Squeegees and brooms should be hung up, not left on the ground, and lights should be turned off when you're done playing. Outside tennis pros aren't permitted to teach on Glen Abbey courts. Lessons have to come from the community's own pros.\n\nThe court lights don't come on by themselves. They're switched on and off by hand, so an evening reservation means turning them on yourself. Turn them off when you leave, unless someone is playing after you. The courts are for tennis only: no soccer, bikes or skateboards, and hitting golf balls on or around the courts is specifically banned. Management asks that you report it to the police as well as to the property manager.", "sources": [ { "name": "Tennis Guidelines — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/tennis-guidelines/", "quoted": true }, { "name": "CMA email, 27 May 2026 · XN24056104", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "27 May 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "tennis-non-resident-fees", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "depends", "title": "Can a non-resident play tennis at Glen Abbey?", "summary": "Only through a team, clinic, lesson, or alongside a resident. There's a real fee schedule, not open facility access.", "updated": "5 August 2026", "plain": [ [ "Non-residents have to pay a fee before joining a team or clinic: ", { "text": "$35 per season for unlimited teams, capped at $100 a year across all four seasons.", "doc": "CMA email, 3 Jul 2024 · XN10531871" }, " The Board announced the change on 3 July 2024, effective from the 2025 season. For juniors the same change set a non-resident fee of $25 a year, with the competitive junior academy at $250. ", { "text": "The Tennis Guidelines page", "doc": "Tennis Guidelines — glenabbeyhoa.com" }, " on glenabbeyhoa.com states $25 for the season fee. That figure is superseded, so budget for $35." ], "Kids who do a clinic session without joining a team pay $15 per session (up to $75/year for all five sessions; no sibling discount). Regular private lessons or per-diems, averaging two or more a month without a team/clinic fee already paid, are billed $25 per quarter. Those figures come from the same page that has the season fee wrong, so confirm them with the tennis pro before paying.", [ "None of these fees buy open access to Glen Abbey facilities. Non-residents can only use the courts during their actual team practice, clinic, lesson, or per-diem session, or when accompanied by a resident. If you captain a team, the fee is your problem too. The ", { "text": "Tennis Rules", "doc": "Glen Abbey Tennis Rules, 15 Feb 2023 · emailed XN2117908" }, " make the captain responsible for submitting the non-resident list and the fees to the Tennis Director. A captain who doesn't has to drop the non-paying players, or the whole team loses the ability to reserve courts for practices or matches." ] ], "quote": "The board has changed the tennis fees for non-residents. Beginning next year, players can pay $100 per year or $35 per season.", "doc": "CMA email, 3 Jul 2024 · XN10531871", "sec": "", "steps": [ { "title": "Captains: submit the non-resident list and fees to the Tennis Director", "detail": "This is on the team captain, not the player. Miss it and you have to drop the non-paying players, or the whole team loses the ability to reserve courts for practices or matches.", "meta": "Tennis Director" }, { "title": "What to submit", "detail": "Example: a list naming each non-resident player, which fee applies to them ($35/season or $100/year for adults, $25/year for juniors, $250 for the competitive junior academy), and confirmation the fee has been paid — submitted before the team's first reservation.", "meta": "Example" } ], "missed": [ "Paying the non-resident fee doesn't mean a non-resident can show up and book a court on their own. Every visit still has to tie back to a specific team, clinic, lesson, or a resident being present. And the published ", "Tennis Guidelines page", " lists a superseded fee, so it is not a safe place to check the price." ], "__gaBody": "non-residents have to pay a fee before joining a team or clinic: $35 per season for unlimited teams, capped at $100 a year across all four seasons. the board announced the change on 3 july 2024, effective from the 2025 season. for juniors the same change set a non-resident fee of $25 a year, with the competitive junior academy at $250. the tennis guidelines page on glenabbeyhoa.com states $25 for the season fee. that figure is superseded, so budget for $35. kids who do a clinic session without joining a team pay $15 per session (up to $75/year for all five sessions; no sibling discount). regular private lessons or per-diems, averaging two or more a month without a team/clinic fee already paid, are billed $25 per quarter. those figures come from the same page that has the season fee wrong, so confirm them with the tennis pro before paying. none of these fees buy open access to glen abbey facilities. non-residents can only use the courts during their actual team practice, clinic, lesson, or per-diem session, or when accompanied by a resident. if you captain a team, the fee is your problem too. the tennis rules make the captain responsible for submitting the non-resident list and the fees to the tennis director. a captain who doesn't has to drop the non-paying players, or the whole team loses the ability to reserve courts for practices or matches. this is on the team captain, not the player. miss it and you have to drop the non-paying players, or the whole team loses the ability to reserve courts for practices or matches. example: a list naming each non-resident player, which fee applies to them ($35/season or $100/year for adults, $25/year for juniors, $250 for the competitive junior academy), and confirmation the fee has been paid — submitted before the team's first reservation.", "__gaStepTitles": "captains: submit the non-resident list and fees to the tennis director what to submit", "url": "https://glenabbeyrules.com/rule/tennis-non-resident-fees", "markdown_url": "https://glenabbeyrules.com/rule/tennis-non-resident-fees.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Only through a team, clinic, lesson, or alongside a resident. There's a real fee schedule, not open facility access.\n\nNon-residents have to pay a fee before joining a team or clinic: $35 per season for unlimited teams, capped at $100 a year across all four seasons. The Board announced the change on 3 July 2024, effective from the 2025 season. For juniors the same change set a non-resident fee of $25 a year, with the competitive junior academy at $250. The Tennis Guidelines page on glenabbeyhoa.com states $25 for the season fee. That figure is superseded, so budget for $35.\n\nKids who do a clinic session without joining a team pay $15 per session (up to $75/year for all five sessions; no sibling discount). Regular private lessons or per-diems, averaging two or more a month without a team/clinic fee already paid, are billed $25 per quarter. Those figures come from the same page that has the season fee wrong, so confirm them with the tennis pro before paying.\n\nNone of these fees buy open access to Glen Abbey facilities. Non-residents can only use the courts during their actual team practice, clinic, lesson, or per-diem session, or when accompanied by a resident. If you captain a team, the fee is your problem too. The Tennis Rules make the captain responsible for submitting the non-resident list and the fees to the Tennis Director. A captain who doesn't has to drop the non-paying players, or the whole team loses the ability to reserve courts for practices or matches.", "sources": [ { "name": "Tennis Guidelines — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/tennis-guidelines/", "quoted": false }, { "name": "CMA email, 3 Jul 2024 · XN10531871", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "3 July 2024", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": true }, { "name": "Glen Abbey Tennis Rules, 15 Feb 2023 · emailed XN2117908", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "15 February 2023", "dated_by": "the date on the rules document, emailed to the community", "locator": null, "url": null, "quoted": false } ] }, { "id": "tennis-ball-machine", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "yes", "title": "Can I use the tennis ball machine?", "summary": "Yes — up to an hour a day by reserving Court 6, but you have to email ahead for the shed code and you're on the hook for any damage.", "updated": "5 August 2026", "plain": [ "Residents can use the ball machine for up to one hour per day, and access to it is tied to reserving Court 6 specifically. You'll need to email the tennis staff ahead of time to get the code for the shed it's stored in.", "You can use your own balls or the ones already in the machine. Any damage to the machine while you have it is the member's responsibility, and children under 15 need a parent with them while it's in use.", "After use: wrap the wires neatly, put all balls back in the hopper, and return the machine to the shed properly — and if it starts raining mid-session, get the machine back in the shed right away. One more thing tied to that liability: don't run the machine with wet balls. It is a stated rule, not just good practice." ], "quote": "Residents can use the machine for a maximum of 1 hr per day by Reserving Court 6... Any damage to the machine is the responsibility of the member. All children under the age of 15 should be accompanied by their parents during practice.", "doc": "Ball Machine — glenabbeyhoa.com", "sec": "", "steps": [ { "title": "Reserve Court 6 for your hour", "detail": "Ball machine access is tied to booking Court 6 specifically, for up to one hour per day.", "meta": "Online, Court 6" }, { "title": "Email the tennis staff ahead for the shed code", "detail": "The shed code is separate from your amenity card and has to be requested by email before you show up — a valid Court 6 reservation alone won't get you into the shed.", "meta": "Email the tennis staff" }, { "title": "What to send", "detail": "Example: \"Requesting the ball machine shed code for my Court 6 reservation on [date] at [time].\" Send it early enough to have the code before your session starts.", "meta": "Example" } ], "missed": "This isn't a general-amenity-card unlock. The shed code is separate and has to be requested by email, so showing up without arranging it first means no ball machine access even with a valid court reservation.", "__gaBody": "residents can use the ball machine for up to one hour per day, and access to it is tied to reserving court 6 specifically. you'll need to email the tennis staff ahead of time to get the code for the shed it's stored in. you can use your own balls or the ones already in the machine. any damage to the machine while you have it is the member's responsibility, and children under 15 need a parent with them while it's in use. after use: wrap the wires neatly, put all balls back in the hopper, and return the machine to the shed properly — and if it starts raining mid-session, get the machine back in the shed right away. one more thing tied to that liability: don't run the machine with wet balls. it is a stated rule, not just good practice. ball machine access is tied to booking court 6 specifically, for up to one hour per day. the shed code is separate from your amenity card and has to be requested by email before you show up — a valid court 6 reservation alone won't get you into the shed. example: \"requesting the ball machine shed code for my court 6 reservation on [date] at [time].\" send it early enough to have the code before your session starts.", "__gaStepTitles": "reserve court 6 for your hour email the tennis staff ahead for the shed code what to send", "url": "https://glenabbeyrules.com/rule/tennis-ball-machine", "markdown_url": "https://glenabbeyrules.com/rule/tennis-ball-machine.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes — up to an hour a day by reserving Court 6, but you have to email ahead for the shed code and you're on the hook for any damage.\n\nResidents can use the ball machine for up to one hour per day, and access to it is tied to reserving Court 6 specifically. You'll need to email the tennis staff ahead of time to get the code for the shed it's stored in.\n\nYou can use your own balls or the ones already in the machine. Any damage to the machine while you have it is the member's responsibility, and children under 15 need a parent with them while it's in use.\n\nAfter use: wrap the wires neatly, put all balls back in the hopper, and return the machine to the shed properly — and if it starts raining mid-session, get the machine back in the shed right away. One more thing tied to that liability: don't run the machine with wet balls. It is a stated rule, not just good practice.", "sources": [ { "name": "Ball Machine — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/ball-machine/", "quoted": true } ] }, { "id": "clubhouse-rental", "priority": 1, "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "ask", "title": "How do I rent the clubhouse?", "summary": "Reserve online at least 7 days ahead. Fees run $200–$350 plus a matching security fee and a $100 cleaning fee, and only the resident can book, not the property manager.", "updated": "5 August 2026", "plain": [ [ "Rates (effective Feb 24, 2025) depend on the day and which level. Monday–Thursday it's $200 plus a $100 cleaning fee for the upper level or both levels (the lower level alone isn't available on weekdays). Friday–Sunday it's $300 (upper) or $100 (lower) or $350 (both) plus a $100–$125 cleaning fee. A security fee equal to the rental fee is also charged. ", { "text": "Reservations can only be made online.", "doc": "Clubhouse Reservation Terms — glenabbeyhoa.com" }, " The property manager can't book on your behalf. You need at least 7 days' notice, and your reservation isn't confirmed until payment is received, which is due within two weeks of approval. A damage deposit equal to the rental fee is collected separately, by check only, handed to the manager at or before key pickup. It's only deposited if there's damage or the space isn't cleaned properly, and it also covers abuse of the amenities or of staff during your event, not just the state of the room afterward. The rates are not negotiable in practice: ", { "text": "a request for a reduced rate was denied in February 2021", "doc": "Board Minutes, February 2021" }, ", and ", { "text": "in June 2022 the Board resolved that even a non-profit group renting the space would pay the existing fees", "doc": "Board Minutes, June 2022" }, ", on the grounds of cleanup cost. If you are booking for a charity, a school group or a homeowners' committee, budget the full published rate." ], "Maximum occupancy is 75 upstairs and 40 downstairs. Door codes aren't issued until the day of your rental. Everything has to be removed from the clubhouse each day unless you've paid a $125/night overnight fee. All trash goes out to the dumpster, and any holiday decorations you moved need to go back exactly where they were. The clubhouse is under 24/7 video surveillance, and renting it means you're consenting to your event being recorded. A special-events insurance policy is strongly suggested, though not stated as mandatory. The Amenities page lists a fireplace, a full kitchen, and a built-in A/V system, but the booking flow where the fees and terms live can't be read without starting a reservation, and nothing published anywhere says what the kitchen is equipped with or whether the A/V will take your laptop. If your event depends on either, ask the manager before you send payment, since payment is due within two weeks of approval.", [ "Cancelling late costs money. The rental agreement lets you cancel seven days out with no penalty. Between April 15 and June 15, and between November 15 and January 1, graduation and holiday demand pushes the deadline to three weeks. Miss it and you forfeit half the rental fee, though the damage deposit still comes back. The booking also has to be your own event: the clubhouse is for Glen Abbey residents, and you can't reserve it on a friend's behalf. Ask before you book a bounce house. ", { "text": "On 19 July 2022 the Board carried a motion that no inflatables be used for private parties", "doc": "Board Minutes, July 2022" }, ", on insurance grounds. That decision appears in no rental term, no rules document and no page of the website, and nothing since repeals it. What makes this genuinely easy to get wrong is that the Association itself puts inflatables up several times a year: a 66-foot obstacle course at the 2024 Fall Festival, bounce houses at the 2025 Halloween party and the 2026 Springfest, and dual-lane water slides at the July 4th pool party two years running. Those are Association events under the Association's own insurance. A resident's private rental is the case the 2022 vote was about, and it is the one nothing published mentions." ] ], "quote": "ALL CLUBHOUSE RESERVATIONS CAN ONLY BE MADE ONLINE. PROPERTY MANAGER CAN NOT MAKE RESERVATIONS ON HOMEOWNER BEHALF.", "doc": "Clubhouse Reservation Terms — glenabbeyhoa.com", "sec": "", "steps": [ { "title": "Book online at least 7 days ahead", "detail": "Reservations → Clubhouse on glenabbeyhoa.com — the property manager can't make this reservation for you, and it isn't confirmed until payment is received.", "meta": "Online" }, { "title": "Pay the rental and cleaning fee within 2 weeks of approval", "detail": "By check. Rates depend on the day and level: $200 (Mon–Thu, upper or both levels) or $300/$100/$350 (Fri–Sun, upper/lower/both), plus a $100–$125 cleaning fee and a security fee equal to the rental fee.", "meta": "Within 2 weeks" }, { "title": "Hand over the damage deposit check separately", "detail": "Equal to the rental fee, by check only, at or before you pick up the keys/codes — it's only deposited if there's damage or the space isn't cleaned properly.", "meta": "Day of or before" }, { "title": "What a complete rental looks like", "detail": "Example: a resident books the upper level for a Saturday online at least 7 days out, pays the $300 rental fee plus $100 cleaning fee by check within two weeks of approval, and hands the property manager a separate $300 damage-deposit check at or before picking up the door code.", "meta": "Example" } ], "missed": "The damage deposit is a separate check from the rental fee — budget for both, and remember the deposit check only gets cashed if something goes wrong.", "__gaBody": "rates (effective feb 24, 2025) depend on the day and which level. monday–thursday it's $200 plus a $100 cleaning fee for the upper level or both levels (the lower level alone isn't available on weekdays). friday–sunday it's $300 (upper) or $100 (lower) or $350 (both) plus a $100–$125 cleaning fee. a security fee equal to the rental fee is also charged. reservations can only be made online. the property manager can't book on your behalf. you need at least 7 days' notice, and your reservation isn't confirmed until payment is received, which is due within two weeks of approval. a damage deposit equal to the rental fee is collected separately, by check only, handed to the manager at or before key pickup. it's only deposited if there's damage or the space isn't cleaned properly, and it also covers abuse of the amenities or of staff during your event, not just the state of the room afterward. the rates are not negotiable in practice: a request for a reduced rate was denied in february 2021 , and in june 2022 the board resolved that even a non-profit group renting the space would pay the existing fees , on the grounds of cleanup cost. if you are booking for a charity, a school group or a homeowners' committee, budget the full published rate. maximum occupancy is 75 upstairs and 40 downstairs. door codes aren't issued until the day of your rental. everything has to be removed from the clubhouse each day unless you've paid a $125/night overnight fee. all trash goes out to the dumpster, and any holiday decorations you moved need to go back exactly where they were. the clubhouse is under 24/7 video surveillance, and renting it means you're consenting to your event being recorded. a special-events insurance policy is strongly suggested, though not stated as mandatory. the amenities page lists a fireplace, a full kitchen, and a built-in a/v system, but the booking flow where the fees and terms live can't be read without starting a reservation, and nothing published anywhere says what the kitchen is equipped with or whether the a/v will take your laptop. if your event depends on either, ask the manager before you send payment, since payment is due within two weeks of approval. cancelling late costs money. the rental agreement lets you cancel seven days out with no penalty. between april 15 and june 15, and between november 15 and january 1, graduation and holiday demand pushes the deadline to three weeks. miss it and you forfeit half the rental fee, though the damage deposit still comes back. the booking also has to be your own event: the clubhouse is for glen abbey residents, and you can't reserve it on a friend's behalf. ask before you book a bounce house. on 19 july 2022 the board carried a motion that no inflatables be used for private parties , on insurance grounds. that decision appears in no rental term, no rules document and no page of the website, and nothing since repeals it. what makes this genuinely easy to get wrong is that the association itself puts inflatables up several times a year: a 66-foot obstacle course at the 2024 fall festival, bounce houses at the 2025 halloween party and the 2026 springfest, and dual-lane water slides at the july 4th pool party two years running. those are association events under the association's own insurance. a resident's private rental is the case the 2022 vote was about, and it is the one nothing published mentions. reservations → clubhouse on glenabbeyhoa.com — the property manager can't make this reservation for you, and it isn't confirmed until payment is received. by check. rates depend on the day and level: $200 (mon–thu, upper or both levels) or $300/$100/$350 (fri–sun, upper/lower/both), plus a $100–$125 cleaning fee and a security fee equal to the rental fee. equal to the rental fee, by check only, at or before you pick up the keys/codes — it's only deposited if there's damage or the space isn't cleaned properly. example: a resident books the upper level for a saturday online at least 7 days out, pays the $300 rental fee plus $100 cleaning fee by check within two weeks of approval, and hands the property manager a separate $300 damage-deposit check at or before picking up the door code.", "__gaStepTitles": "book online at least 7 days ahead pay the rental and cleaning fee within 2 weeks of approval hand over the damage deposit check separately what a complete rental looks like", "url": "https://glenabbeyrules.com/rule/clubhouse-rental", "markdown_url": "https://glenabbeyrules.com/rule/clubhouse-rental.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Reserve online at least 7 days ahead. Fees run $200–$350 plus a matching security fee and a $100 cleaning fee, and only the resident can book, not the property manager.\n\nRates (effective Feb 24, 2025) depend on the day and which level. Monday–Thursday it's $200 plus a $100 cleaning fee for the upper level or both levels (the lower level alone isn't available on weekdays). Friday–Sunday it's $300 (upper) or $100 (lower) or $350 (both) plus a $100–$125 cleaning fee. A security fee equal to the rental fee is also charged. Reservations can only be made online. The property manager can't book on your behalf. You need at least 7 days' notice, and your reservation isn't confirmed until payment is received, which is due within two weeks of approval. A damage deposit equal to the rental fee is collected separately, by check only, handed to the manager at or before key pickup. It's only deposited if there's damage or the space isn't cleaned properly, and it also covers abuse of the amenities or of staff during your event, not just the state of the room afterward. The rates are not negotiable in practice: a request for a reduced rate was denied in February 2021, and in June 2022 the Board resolved that even a non-profit group renting the space would pay the existing fees, on the grounds of cleanup cost. If you are booking for a charity, a school group or a homeowners' committee, budget the full published rate.\n\nMaximum occupancy is 75 upstairs and 40 downstairs. Door codes aren't issued until the day of your rental. Everything has to be removed from the clubhouse each day unless you've paid a $125/night overnight fee. All trash goes out to the dumpster, and any holiday decorations you moved need to go back exactly where they were. The clubhouse is under 24/7 video surveillance, and renting it means you're consenting to your event being recorded. A special-events insurance policy is strongly suggested, though not stated as mandatory. The Amenities page lists a fireplace, a full kitchen, and a built-in A/V system, but the booking flow where the fees and terms live can't be read without starting a reservation, and nothing published anywhere says what the kitchen is equipped with or whether the A/V will take your laptop. If your event depends on either, ask the manager before you send payment, since payment is due within two weeks of approval.\n\nCancelling late costs money. The rental agreement lets you cancel seven days out with no penalty. Between April 15 and June 15, and between November 15 and January 1, graduation and holiday demand pushes the deadline to three weeks. Miss it and you forfeit half the rental fee, though the damage deposit still comes back. The booking also has to be your own event: the clubhouse is for Glen Abbey residents, and you can't reserve it on a friend's behalf. Ask before you book a bounce house. On 19 July 2022 the Board carried a motion that no inflatables be used for private parties, on insurance grounds. That decision appears in no rental term, no rules document and no page of the website, and nothing since repeals it. What makes this genuinely easy to get wrong is that the Association itself puts inflatables up several times a year: a 66-foot obstacle course at the 2024 Fall Festival, bounce houses at the 2025 Halloween party and the 2026 Springfest, and dual-lane water slides at the July 4th pool party two years running. Those are Association events under the Association's own insurance. A resident's private rental is the case the 2022 vote was about, and it is the one nothing published mentions.", "sources": [ { "name": "Board Minutes, February 2021", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "15 February 2021", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "February 2021", "file": "2021_02_15 Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Board Minutes, July 2022", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "18 July 2022", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "July 2022", "file": "2022_07_18 Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Board Minutes, June 2022", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "28 June 2022", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "June 2022", "file": "2022_06_28 Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Clubhouse Reservation Terms — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/reservations/?view=day&cat=14", "quoted": true } ] }, { "id": "sports-court-rules", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "ask", "title": "What are the rules for the sports court?", "summary": "Reservation and an amenity card are both required, guests are capped at six per household, and you're financially responsible for any damage your guests cause.", "updated": "7 August 2026", "plain": [ [ { "text": "Like the clubhouse, the sports court has to be reserved to be used.", "doc": "Sports Court Reservation Terms — glenabbeyhoa.com" }, " You can't just show up. You'll also need your amenity card." ], "Children under 12 must be supervised by an adult at all times. Profanity, music on speakers, and hanging from the basketball rims or nets are all prohibited. Guests are capped at six per household, and residents are financially responsible for any damage their guests cause to the common property. If profanity or disrespectful behavior continues after a warning, residents and/or their guests can be banned from the court.", [ "Hours for the basketball court are ", { "text": "9 AM to 9 PM", "doc": "CMA email, 5 Jun 2026 · XN24287581" }, ". Through the summer of 2026 the court is also part construction site: ", { "text": "the tennis pavilion work that started 29 June closes the back half of the sport court, and four clubhouse parking spaces", "doc": "CMA email, 25 Jun 2026 · XN24680520" }, ", until early-to-mid September. The front half nearest the splash pad stays open for play. ", { "text": "(As of 7 August 2026 the work was still delayed, waiting on inspector approval for what has already been built, and on the weather.)", "doc": "CMA email, 8 Aug 2026 · XN25481997" }, " Check the latest weekly update before you plan around it." ] ], "quote": "The sports court must be reserved to be used (like the clubhouse). Amenity cards are required to use the sports court (or any amenity).", "doc": "Sports Court Reservation Terms — glenabbeyhoa.com", "sec": "", "steps": [ { "title": "Reserve the court online before you show up", "detail": "Reservations → Sports Court on glenabbeyhoa.com. Bring your amenity card — it's required for the sports court like any other amenity.", "meta": "Online" }, { "title": "What a compliant visit looks like", "detail": "Example: a resident reserves the court online, brings their amenity card, and keeps their guest count to six or fewer, since they're on the hook for any damage those guests cause to the court or equipment.", "meta": "Example" } ], "missed": [ "The 9 PM closing is a paper number for much of the year: the sports court has no lighting. ", { "text": "A resident asked the Board to install lights on 21 June 2021 and the request was denied, the minutes recording that \"the official closure is dusk\"", "doc": "Board Minutes, June 2021" }, " — which is the only time the Association has stated a closing time for the court in anything other than the reservation terms. Nothing since has added lights or reconciled the two. In practice you can play until it is too dark to see, which from November to February is well before 9 PM. A warning comes before a ban, but it only takes one. Continued profanity or disrespectful behavior after that first warning is enough to lose court access, for the resident and their guests both." ], "__gaBody": "like the clubhouse, the sports court has to be reserved to be used. you can't just show up. you'll also need your amenity card. children under 12 must be supervised by an adult at all times. profanity, music on speakers, and hanging from the basketball rims or nets are all prohibited. guests are capped at six per household, and residents are financially responsible for any damage their guests cause to the common property. if profanity or disrespectful behavior continues after a warning, residents and/or their guests can be banned from the court. hours for the basketball court are 9 am to 9 pm . through the summer of 2026 the court is also part construction site: the tennis pavilion work that started 29 june closes the back half of the sport court, and four clubhouse parking spaces , until early-to-mid september. the front half nearest the splash pad stays open for play. (as of 7 august 2026 the work was still delayed, waiting on inspector approval for what has already been built, and on the weather.) check the latest weekly update before you plan around it. reservations → sports court on glenabbeyhoa.com. bring your amenity card — it's required for the sports court like any other amenity. example: a resident reserves the court online, brings their amenity card, and keeps their guest count to six or fewer, since they're on the hook for any damage those guests cause to the court or equipment.", "__gaStepTitles": "reserve the court online before you show up what a compliant visit looks like", "url": "https://glenabbeyrules.com/rule/sports-court-rules", "markdown_url": "https://glenabbeyrules.com/rule/sports-court-rules.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "Reservation and an amenity card are both required, guests are capped at six per household, and you're financially responsible for any damage your guests cause.\n\nLike the clubhouse, the sports court has to be reserved to be used. You can't just show up. You'll also need your amenity card.\n\nChildren under 12 must be supervised by an adult at all times. Profanity, music on speakers, and hanging from the basketball rims or nets are all prohibited. Guests are capped at six per household, and residents are financially responsible for any damage their guests cause to the common property. If profanity or disrespectful behavior continues after a warning, residents and/or their guests can be banned from the court.\n\nHours for the basketball court are 9 AM to 9 PM. Through the summer of 2026 the court is also part construction site: the tennis pavilion work that started 29 June closes the back half of the sport court, and four clubhouse parking spaces, until early-to-mid September. The front half nearest the splash pad stays open for play. (As of 7 August 2026 the work was still delayed, waiting on inspector approval for what has already been built, and on the weather.) Check the latest weekly update before you plan around it.", "sources": [ { "name": "Board Minutes, June 2021", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "21 June 2021", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "June 2021", "file": "2021_06_21 Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Sports Court Reservation Terms — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/reservations/?view=day&cat=15", "quoted": true }, { "name": "CMA email, 25 Jun 2026 · XN24680520", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "25 June 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false }, { "name": "CMA email, 5 Jun 2026 · XN24287581", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "5 June 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false }, { "name": "CMA email, 8 Aug 2026 · XN25481997", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "8 August 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "pavilion-use", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "depends", "title": "Can I use the pavilion without reserving it?", "summary": "Yes, for casual use during posted hours. A private event needs a paid reservation, and hours follow the Fulton County School Calendar, not a fixed schedule.", "updated": "5 August 2026", "plain": [ [ { "text": "The Boxgrove Park pavilion is open to any resident during posted hours without a reservation.", "doc": "Pavilion — glenabbeyhoa.com" }, " Those hours track the Fulton County School Calendar rather than staying constant: 9am–8pm during summer break, 9am–6pm during the school year." ], "For a private event, you need a paid reservation: a $65 rental fee plus a $300 security deposit, booked online only (the property manager can't book for you) and confirmed only once payment is received. The field closes if it's wet, organized sports practices or events aren't allowed there, loud music has to stop when the park closes, and parking isn't allowed on the landscaped areas.", [ "Leashed dogs are welcome at Boxgrove Park and the pavilion. It's the only Glen Abbey amenity page that says so out loud. Don't assume the rule travels: ", { "text": "the Tennis Guidelines", "doc": "Tennis Guidelines — glenabbeyhoa.com" }, " state flatly that pets aren't permitted on the courts, and pets are on the pool's not-allowed list too. The pavilion itself is open-air, sits next to the sports fields with soccer goals, and has two restrooms. Those restrooms are behind an access code that isn't published anywhere, which is worth sorting out before you host anything there." ] ], "quote": "The pavilion is available for any resident to use during posted hours, but it can be reserved for private events if you are looking for an outdoor space to host your next party.", "doc": "Pavilion — glenabbeyhoa.com", "sec": "", "steps": [ { "title": "Reserve online for a private event", "detail": "Reservations → Pavilion on glenabbeyhoa.com — the property manager can't book it for you, and it isn't confirmed until payment ($65 rental fee plus $300 security deposit) is received. Not needed for casual, non-exclusive use.", "meta": "Online" }, { "title": "What booking a private event looks like", "detail": "Example: a resident books the pavilion online for a Saturday afternoon birthday party, pays the $65 rental fee plus $300 security deposit, and checks the current Fulton County School Calendar to confirm the posted hours for that date (9am–8pm in summer, 9am–6pm during the school year) rather than assuming a fixed schedule.", "meta": "Example" } ], "missed": "The hours change with the school calendar, not a fixed clock. A pavilion visit planned for 7pm during the school year will find it already closed.", "__gaBody": "the boxgrove park pavilion is open to any resident during posted hours without a reservation. those hours track the fulton county school calendar rather than staying constant: 9am–8pm during summer break, 9am–6pm during the school year. for a private event, you need a paid reservation: a $65 rental fee plus a $300 security deposit, booked online only (the property manager can't book for you) and confirmed only once payment is received. the field closes if it's wet, organized sports practices or events aren't allowed there, loud music has to stop when the park closes, and parking isn't allowed on the landscaped areas. leashed dogs are welcome at boxgrove park and the pavilion. it's the only glen abbey amenity page that says so out loud. don't assume the rule travels: the tennis guidelines state flatly that pets aren't permitted on the courts, and pets are on the pool's not-allowed list too. the pavilion itself is open-air, sits next to the sports fields with soccer goals, and has two restrooms. those restrooms are behind an access code that isn't published anywhere, which is worth sorting out before you host anything there. reservations → pavilion on glenabbeyhoa.com — the property manager can't book it for you, and it isn't confirmed until payment ($65 rental fee plus $300 security deposit) is received. not needed for casual, non-exclusive use. example: a resident books the pavilion online for a saturday afternoon birthday party, pays the $65 rental fee plus $300 security deposit, and checks the current fulton county school calendar to confirm the posted hours for that date (9am–8pm in summer, 9am–6pm during the school year) rather than assuming a fixed schedule.", "__gaStepTitles": "reserve online for a private event what booking a private event looks like", "url": "https://glenabbeyrules.com/rule/pavilion-use", "markdown_url": "https://glenabbeyrules.com/rule/pavilion-use.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Yes, for casual use during posted hours. A private event needs a paid reservation, and hours follow the Fulton County School Calendar, not a fixed schedule.\n\nThe Boxgrove Park pavilion is open to any resident during posted hours without a reservation. Those hours track the Fulton County School Calendar rather than staying constant: 9am–8pm during summer break, 9am–6pm during the school year.\n\nFor a private event, you need a paid reservation: a $65 rental fee plus a $300 security deposit, booked online only (the property manager can't book for you) and confirmed only once payment is received. The field closes if it's wet, organized sports practices or events aren't allowed there, loud music has to stop when the park closes, and parking isn't allowed on the landscaped areas.\n\nLeashed dogs are welcome at Boxgrove Park and the pavilion. It's the only Glen Abbey amenity page that says so out loud. Don't assume the rule travels: the Tennis Guidelines state flatly that pets aren't permitted on the courts, and pets are on the pool's not-allowed list too. The pavilion itself is open-air, sits next to the sports fields with soccer goals, and has two restrooms. Those restrooms are behind an access code that isn't published anywhere, which is worth sorting out before you host anything there.", "sources": [ { "name": "Pavilion — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/pavilion/", "quoted": true }, { "name": "Tennis Guidelines — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/tennis-guidelines/", "quoted": false } ] }, { "id": "fitness-center-hours", "priority": 2, "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "yes", "title": "What are the fitness center hours?", "summary": "6am to 11pm, every day. No reservation needed, but you do need your amenity card at both doors.", "updated": "22 August 2026", "plain": [ [ { "text": "The fitness room is available daily from 6am to 11pm.", "doc": "Fitness Center — glenabbeyhoa.com" }, " It is equipped with free weights, cardio machines and weight machines, plus a TV." ], "No booking is required. You turn up. What you do need is your amenity card. Cards are required for every Glen Abbey amenity, not just the pool, and the fitness room is no exception. Arriving without one is the common way a drop-in visit fails.", [ "Two things the hours don't tell you. ", { "text": "Both fitness-center doors require an amenity card and neither may be propped open", "doc": "CMA email, 22 Aug 2026 · XN25726296" }, ". Keep the card with you if you leave the workout area to use the other facilities, or you can lock yourself out. The card system is also age-gated: ", { "text": "when the Association last described the setup, fitness-center access from 6am to 11pm went to cardholders 16 and over, with younger children's cards limited to the pool during guarded hours", "doc": "CMA email, 8 Mar 2022 · Amenity Usage" }, ". That statement dates from 2022 and the age bands on the current card request form are grouped differently, so check with the office before sending a teenager over on their own." ] ], "quote": "Our state-of-the-art fitness room is well-equipped and available for use from 6am until 11pm each day to accommodate all schedules.", "doc": "Fitness Center — glenabbeyhoa.com", "sec": "", "steps": [], "missed": "Reading “no reservation needed” as “nothing needed.” Both doors require the card, and leaving it inside or propping a door open creates the exact access problem the weekly notices warn about.", "__gaBody": "the fitness room is available daily from 6am to 11pm. it is equipped with free weights, cardio machines and weight machines, plus a tv. no booking is required. you turn up. what you do need is your amenity card. cards are required for every glen abbey amenity, not just the pool, and the fitness room is no exception. arriving without one is the common way a drop-in visit fails. two things the hours don't tell you. both fitness-center doors require an amenity card and neither may be propped open . keep the card with you if you leave the workout area to use the other facilities, or you can lock yourself out. the card system is also age-gated: when the association last described the setup, fitness-center access from 6am to 11pm went to cardholders 16 and over, with younger children's cards limited to the pool during guarded hours . that statement dates from 2022 and the age bands on the current card request form are grouped differently, so check with the office before sending a teenager over on their own.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/fitness-center-hours", "markdown_url": "https://glenabbeyrules.com/rule/fitness-center-hours.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "6am to 11pm, every day. No reservation needed, but you do need your amenity card at both doors.\n\nThe fitness room is available daily from 6am to 11pm. It is equipped with free weights, cardio machines and weight machines, plus a TV.\n\nNo booking is required. You turn up. What you do need is your amenity card. Cards are required for every Glen Abbey amenity, not just the pool, and the fitness room is no exception. Arriving without one is the common way a drop-in visit fails.\n\nTwo things the hours don't tell you. Both fitness-center doors require an amenity card and neither may be propped open. Keep the card with you if you leave the workout area to use the other facilities, or you can lock yourself out. The card system is also age-gated: when the Association last described the setup, fitness-center access from 6am to 11pm went to cardholders 16 and over, with younger children's cards limited to the pool during guarded hours. That statement dates from 2022 and the age bands on the current card request form are grouped differently, so check with the office before sending a teenager over on their own.", "sources": [ { "name": "Fitness Center — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/fitness-center/", "quoted": true }, { "name": "CMA email, 22 Aug 2026 · XN25726296", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "22 August 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false }, { "name": "CMA email, 8 Mar 2022 · Amenity Usage", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "8 March 2022", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "playground-age-ratings", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "depends", "title": "Which playground should my kid use?", "summary": "Depends on their age — the clubhouse playground is rated 5–12, the linear-courts playground is rated 2–12.", "updated": "5 August 2026", "plain": [ [ "Glen Abbey has two playgrounds: ", { "text": "one near the clubhouse, rated for ages 5–12, and one near the Linear tennis courts, rated for ages 2–12", "doc": "Playgrounds — glenabbeyhoa.com" }, " — the better option for younger kids." ] ], "quote": "Our clubhouse playground is rated for ages 5-12. Our linear playground is rated for ages 2-12.", "doc": "Playgrounds — glenabbeyhoa.com", "sec": "", "steps": [], "missed": [ "Reading the ratings as an access rule. They describe what each set was built for, not who is allowed on it. ", { "text": "The Board chose 5–12 for the clubhouse equipment in 2020 precisely because the linear playground already served the younger children.", "doc": "Board Minutes, August 2020" }, " Nothing published sets playground hours, or an age at which a child can be there without an adult. The four sentences on that page are the whole of what the Association has written down." ], "__gaBody": "glen abbey has two playgrounds: one near the clubhouse, rated for ages 5–12, and one near the linear tennis courts, rated for ages 2–12 — the better option for younger kids.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/playground-age-ratings", "markdown_url": "https://glenabbeyrules.com/rule/playground-age-ratings.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Depends on their age — the clubhouse playground is rated 5–12, the linear-courts playground is rated 2–12.\n\nGlen Abbey has two playgrounds: one near the clubhouse, rated for ages 5–12, and one near the Linear tennis courts, rated for ages 2–12 — the better option for younger kids.", "sources": [ { "name": "Board Minutes, August 2020", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "18 August 2020", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "August 2020", "file": "2020-08-18 Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Playgrounds — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/playgrounds/", "quoted": true } ] }, { "id": "lake-fishing-swimming-boating", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "depends", "title": "Can I fish, swim, or boat in Lake Abbey?", "summary": "Fishing yes (with restrictions on where), swimming and boating no — boats, jet skis, and any flotation device are banned outright, and swimming is specifically prohibited.", "updated": "5 August 2026", "plain": [ "Fishing is allowed, but where depends on who you are. Owners of Lake Lots (and their family/guests) can fish only from their own Lake Lot. Everyone else in the Association can fish only from the Recreation Area. Georgia fishing law applies, including a license if one's required.", "No boat, jet ski, canoe, or other craft or flotation device of any kind is allowed on the lake at all. There's no permit or exception process for this one.", "Swimming and ice skating are specifically and separately prohibited. No piers, docks, or similar structures are allowed either, except ones built by the Association itself." ], "quote": "No boat, jet ski, canoe, or other craft or flotation device of any kind or nature shall be allowed in the Lake... Ice skating and swimming are specifically prohibited on or in the Lake.", "doc": "Lake Covenants", "sec": "5 & 7", "steps": [], "missed": "This isn't just \"no motorized boats.\" The ban covers every kind of craft or flotation device, including a canoe or a pool float, with zero carve-outs.", "__gaBody": "fishing is allowed, but where depends on who you are. owners of lake lots (and their family/guests) can fish only from their own lake lot. everyone else in the association can fish only from the recreation area. georgia fishing law applies, including a license if one's required. no boat, jet ski, canoe, or other craft or flotation device of any kind is allowed on the lake at all. there's no permit or exception process for this one. swimming and ice skating are specifically and separately prohibited. no piers, docks, or similar structures are allowed either, except ones built by the association itself.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/lake-fishing-swimming-boating", "markdown_url": "https://glenabbeyrules.com/rule/lake-fishing-swimming-boating.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Fishing yes (with restrictions on where), swimming and boating no — boats, jet skis, and any flotation device are banned outright, and swimming is specifically prohibited.\n\nFishing is allowed, but where depends on who you are. Owners of Lake Lots (and their family/guests) can fish only from their own Lake Lot. Everyone else in the Association can fish only from the Recreation Area. Georgia fishing law applies, including a license if one's required.\n\nNo boat, jet ski, canoe, or other craft or flotation device of any kind is allowed on the lake at all. There's no permit or exception process for this one.\n\nSwimming and ice skating are specifically and separately prohibited. No piers, docks, or similar structures are allowed either, except ones built by the Association itself.", "sources": [ { "name": "Lake Covenants", "section": "5 & 7", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "22 March 1999", "dated_by": "recorded in the Fulton County land records at Deed Book 26312, Page 001", "locator": { "nav": "Governing Documents", "shown": "Lake Covenants", "file": "1999_03_22 Glen Abbey Lake CCR.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "amenities-reserve-by-phone", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "no", "title": "Can I reserve an amenity by calling the property manager?", "summary": "No. Every reservation is online-only, and has been since 2014. If the booking carries a fee, you pay it separately by check. The form doesn't take money.", "updated": "5 August 2026", "plain": [ "Reservations are accepted online and only online. The property manager cannot make one for you, and calling the office does not put you on the calendar for the clubhouse, the pavilion, the sports court or a pool party.", "The part that catches people is the split between booking and paying. The reservation form takes the booking but not the payment. Where a fee or deposit applies, it goes to the property manager as a physical check, separately from the online form you just submitted.", "So a reservation can look complete on screen and still be unpaid. If your booking carries a fee, assume it is not finished until the check is delivered." ], "quote": "Effective, September 15, 2014, all reservations are only accepted online by going to Reservation link in the menu above. Payments, if any, need to made via check and turned into the property manager.", "doc": "FAQ — glenabbeyhoa.com", "sec": "", "steps": [ { "title": "Book online through the Reservations page", "detail": "Calling or emailing the property manager does not put you on the calendar — the online form is the only booking channel, for the clubhouse, the pavilion, the sports court, or a pool party.", "meta": "Online" }, { "title": "Deliver any fee or deposit to the property manager by check", "detail": "The online form takes the booking, not the money. If your reservation carries a fee or deposit, it isn't finished until that check reaches the property manager.", "meta": "By check, separately" }, { "title": "What a complete transaction looks like", "detail": "Example: submit a clubhouse reservation on the online Reservations page, then hand or mail a check for the rental fee and damage deposit to the property manager before your event — the confirmation on screen isn't the end of it.", "meta": "Example" } ], "missed": "Treating the online confirmation as the end of it. The booking and the money move through different channels, and only one of them is automatic.", "__gaBody": "reservations are accepted online and only online. the property manager cannot make one for you, and calling the office does not put you on the calendar for the clubhouse, the pavilion, the sports court or a pool party. the part that catches people is the split between booking and paying. the reservation form takes the booking but not the payment. where a fee or deposit applies, it goes to the property manager as a physical check, separately from the online form you just submitted. so a reservation can look complete on screen and still be unpaid. if your booking carries a fee, assume it is not finished until the check is delivered. calling or emailing the property manager does not put you on the calendar — the online form is the only booking channel, for the clubhouse, the pavilion, the sports court, or a pool party. the online form takes the booking, not the money. if your reservation carries a fee or deposit, it isn't finished until that check reaches the property manager. example: submit a clubhouse reservation on the online reservations page, then hand or mail a check for the rental fee and damage deposit to the property manager before your event — the confirmation on screen isn't the end of it.", "__gaStepTitles": "book online through the reservations page deliver any fee or deposit to the property manager by check what a complete transaction looks like", "url": "https://glenabbeyrules.com/rule/amenities-reserve-by-phone", "markdown_url": "https://glenabbeyrules.com/rule/amenities-reserve-by-phone.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "No. Every reservation is online-only, and has been since 2014. If the booking carries a fee, you pay it separately by check. The form doesn't take money.\n\nReservations are accepted online and only online. The property manager cannot make one for you, and calling the office does not put you on the calendar for the clubhouse, the pavilion, the sports court or a pool party.\n\nThe part that catches people is the split between booking and paying. The reservation form takes the booking but not the payment. Where a fee or deposit applies, it goes to the property manager as a physical check, separately from the online form you just submitted.\n\nSo a reservation can look complete on screen and still be unpaid. If your booking carries a fee, assume it is not finished until the check is delivered.", "sources": [ { "name": "FAQ — glenabbeyhoa.com", "section": null, "authority": "site-page", "authority_label": "HOA website", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/faq/", "quoted": true } ] }, { "id": "amenities-security-guard", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "no", "title": "Is anyone watching the amenities or my party?", "summary": "No. There is no security patrol in Glen Abbey, the cameras are not monitored live, and reserving an amenity buys the space and nothing else.", "updated": "5 August 2026", "plain": [ "Nobody is watching. Glen Abbey does not have a security patrol. The Association previously contracted one and discontinued it, on the view that it was not delivering value for what it cost. Nothing replaced it. The cameras are not a substitute: they record, but no one watches them live, and footage is reviewed after the fact on request rather than monitored. Between the two, the honest summary is that no part of the community is under real-time supervision.", "Reserving the clubhouse, pavilion or sports court does not bring anyone to your event. The one exception is a pool party of twelve or more, where additional lifeguards are required. They are there for the water, not for your guests or your property.", [ { "text": "The covenant", "doc": "Declaration of Covenants", "sec": "Art. XII § 20" }, " is blunter than any of this. Article XII, Section 20 states in capitals that the Association does not represent or warrant that any safety or security measures will be implemented, or that if implemented they cannot be compromised or circumvented, and that every owner and guest assumes all risks of personal injury and property damage. One caution if you go looking: the Association's ", { "text": "FAQ page", "doc": "FAQ — glenabbeyhoa.com" }, " still answers this question as though a contracted guard exists, describing what it does and does not cover. That page has not been updated since the contract ended." ] ], "quote": "ALL OWNERS, OCCUPANTS, GUESTS, LICENSEES, AND INVITEES, AS APPLICABLE, ACKNOWLEDGE THAT THE DECLARANT, THE ASSOCIATION AND ITS BOARD OF DIRECTORS, AND THE DRB DO NOT REPRESENT OR WARRANT THAT ANY SAFETY OR SECURITY MEASURES WILL BE IMPLEMENTED IN THE COMMUNITY OR, IF IMPLEMENTED, THAT SUCH SAFETY OR SECURITY MEASURES MAY NOT BE COMPROMISED OR CIRCUMVENTED", "doc": "Declaration of Covenants", "sec": "Art. XII, 20", "steps": [], "missed": [ "Assuming a paid reservation buys some level of supervision, or that a camera at the entrance means someone would notice. Neither is true, and ", "the covenant", " expressly disclaims both." ], "__gaBody": "nobody is watching. glen abbey does not have a security patrol. the association previously contracted one and discontinued it, on the view that it was not delivering value for what it cost. nothing replaced it. the cameras are not a substitute: they record, but no one watches them live, and footage is reviewed after the fact on request rather than monitored. between the two, the honest summary is that no part of the community is under real-time supervision. reserving the clubhouse, pavilion or sports court does not bring anyone to your event. the one exception is a pool party of twelve or more, where additional lifeguards are required. they are there for the water, not for your guests or your property. the covenant is blunter than any of this. article xii, section 20 states in capitals that the association does not represent or warrant that any safety or security measures will be implemented, or that if implemented they cannot be compromised or circumvented, and that every owner and guest assumes all risks of personal injury and property damage. one caution if you go looking: the association's faq page still answers this question as though a contracted guard exists, describing what it does and does not cover. that page has not been updated since the contract ended.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/amenities-security-guard", "markdown_url": "https://glenabbeyrules.com/rule/amenities-security-guard.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "No. There is no security patrol in Glen Abbey, the cameras are not monitored live, and reserving an amenity buys the space and nothing else.\n\nNobody is watching. Glen Abbey does not have a security patrol. The Association previously contracted one and discontinued it, on the view that it was not delivering value for what it cost. Nothing replaced it. The cameras are not a substitute: they record, but no one watches them live, and footage is reviewed after the fact on request rather than monitored. Between the two, the honest summary is that no part of the community is under real-time supervision.\n\nReserving the clubhouse, pavilion or sports court does not bring anyone to your event. The one exception is a pool party of twelve or more, where additional lifeguards are required. They are there for the water, not for your guests or your property.\n\nThe covenant is blunter than any of this. Article XII, Section 20 states in capitals that the Association does not represent or warrant that any safety or security measures will be implemented, or that if implemented they cannot be compromised or circumvented, and that every owner and guest assumes all risks of personal injury and property damage. One caution if you go looking: the Association's FAQ page still answers this question as though a contracted guard exists, describing what it does and does not cover. That page has not been updated since the contract ended.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XII, 20", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "FAQ — glenabbeyhoa.com", "section": null, "authority": "site-page", "authority_label": "HOA website", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/faq/", "quoted": false } ] }, { "id": "amenities-camera-footage", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "no", "title": "Can I get camera footage from the pool or clubhouse?", "summary": "No, not without a subpoena. The cameras exist to deter and document crime, not as a general request-it-anytime service, and residents don't get access to the recordings.", "updated": "22 August 2026, corrected after review", "plain": [ [ "The published Surveillance Camera Policy governs the clubhouse and pool surveillance system. It says signs are posted, nobody monitors the cameras live, and nobody reviews footage as a matter of course. This system isn't a substitute for your own security, and each owner, tenant, and guest remains responsible for their own safety and property. Only the Board, property manager, or designated people such as Alpharetta Police can access it. Footage gets recorded over if it doesn't capture criminal activity; crime footage goes to police and can be made public only if police recommend it and the Association's attorney agrees. ", { "text": "Members of the Association don't get access without a subpoena or court order.", "doc": "Surveillance Camera Policy", "sec": "Access to Recorded Information" } ], [ "The two entrances use a different system: Flock licence-plate readers rather than general-purpose video cameras. The Association's current explainer says they capture still vehicle and plate images, searchable vehicle characteristics, date, time, and camera location — not facial-recognition or biometric data. ", { "text": "Normal retention is 30 days. Residents and the public do not have access; the explainer permits authorised HOA users, law enforcement, Flock's operational support, and legally required or specified security, fraud, technical, emergency, or safety disclosures", "doc": "CMA email attachment, 22 Aug 2026 · XN25726296 · Flock camera explainer" }, ". They are designed to capture passing vehicles and plates at the entrances." ], [ "The Linear courts have their own cameras, added later and for a different reason. The Board ", { "text": "approved a camera plan in December 2025", "doc": "Board Minutes, December 2025" }, " and ", { "text": "a further camera at the gates in January 2026", "doc": "Board Minutes, January 2026" }, ", and the 2026 annual meeting listed them under security enhancements at those courts, installed to help check that players are using approved equipment. Treat the courts as recorded. The published Surveillance Camera Policy was written for the entrance and clubhouse system and does not mention the court cameras. If you need court footage, or need to know how long it is kept and who can see it, ask the manager and get the answer in writing — no published document covers it." ] ], "quote": "Members of the Association will not have access to the system without a subpoena or other order of a court.", "doc": "Surveillance Camera Policy", "sec": "Access to Recorded Information", "steps": [], "missed": "Even if you're the victim of the incident on camera (a car break-in, a package theft), you still can't just ask to see the footage. You need police involvement or a subpoena, not a request to the office.", "__gaBody": "the published surveillance camera policy governs the clubhouse and pool surveillance system. it says signs are posted, nobody monitors the cameras live, and nobody reviews footage as a matter of course. this system isn't a substitute for your own security, and each owner, tenant, and guest remains responsible for their own safety and property. only the board, property manager, or designated people such as alpharetta police can access it. footage gets recorded over if it doesn't capture criminal activity; crime footage goes to police and can be made public only if police recommend it and the association's attorney agrees. members of the association don't get access without a subpoena or court order. the two entrances use a different system: flock licence-plate readers rather than general-purpose video cameras. the association's current explainer says they capture still vehicle and plate images, searchable vehicle characteristics, date, time, and camera location — not facial-recognition or biometric data. normal retention is 30 days. residents and the public do not have access; the explainer permits authorised hoa users, law enforcement, flock's operational support, and legally required or specified security, fraud, technical, emergency, or safety disclosures . they are designed to capture passing vehicles and plates at the entrances. the linear courts have their own cameras, added later and for a different reason. the board approved a camera plan in december 2025 and a further camera at the gates in january 2026 , and the 2026 annual meeting listed them under security enhancements at those courts, installed to help check that players are using approved equipment. treat the courts as recorded. the published surveillance camera policy was written for the entrance and clubhouse system and does not mention the court cameras. if you need court footage, or need to know how long it is kept and who can see it, ask the manager and get the answer in writing — no published document covers it.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/amenities-camera-footage", "markdown_url": "https://glenabbeyrules.com/rule/amenities-camera-footage.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "No, not without a subpoena. The cameras exist to deter and document crime, not as a general request-it-anytime service, and residents don't get access to the recordings.\n\nThe published Surveillance Camera Policy governs the clubhouse and pool surveillance system. It says signs are posted, nobody monitors the cameras live, and nobody reviews footage as a matter of course. This system isn't a substitute for your own security, and each owner, tenant, and guest remains responsible for their own safety and property. Only the Board, property manager, or designated people such as Alpharetta Police can access it. Footage gets recorded over if it doesn't capture criminal activity; crime footage goes to police and can be made public only if police recommend it and the Association's attorney agrees. Members of the Association don't get access without a subpoena or court order.\n\nThe two entrances use a different system: Flock licence-plate readers rather than general-purpose video cameras. The Association's current explainer says they capture still vehicle and plate images, searchable vehicle characteristics, date, time, and camera location — not facial-recognition or biometric data. Normal retention is 30 days. Residents and the public do not have access; the explainer permits authorised HOA users, law enforcement, Flock's operational support, and legally required or specified security, fraud, technical, emergency, or safety disclosures. They are designed to capture passing vehicles and plates at the entrances.\n\nThe Linear courts have their own cameras, added later and for a different reason. The Board approved a camera plan in December 2025 and a further camera at the gates in January 2026, and the 2026 annual meeting listed them under security enhancements at those courts, installed to help check that players are using approved equipment. Treat the courts as recorded. The published Surveillance Camera Policy was written for the entrance and clubhouse system and does not mention the court cameras. If you need court footage, or need to know how long it is kept and who can see it, ask the manager and get the answer in writing — no published document covers it.", "sources": [ { "name": "Surveillance Camera Policy", "section": "Access to Recorded Information", "authority": "board-policy", "authority_label": "Board policy", "adopted": "1 January 2012", "dated_by": "stated in the policy itself", "locator": { "nav": "Governing Documents", "shown": "Surveillance Cameras", "file": "2012_01_01 Policy - Surveillance Footage.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Board Minutes, December 2025", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "December 2025", "dated_by": "the month of the meeting — no published filename carries the day", "locator": { "nav": "Minutes", "shown": "December", "file": "2025 GA December Meeting Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Board Minutes, January 2026", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "20 January 2026", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "January", "file": "01_20_2026 GA January Board Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "CMA email attachment, 22 Aug 2026 · XN25726296 · Flock camera explainer", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "August 2026", "dated_by": "an Association-distributed explanation, not an adopted camera policy", "locator": null, "url": null, "quoted": false } ] }, { "id": "amenities-wifi-usage", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "yes", "title": "Can I use the Glen Abbey WiFi at the pool or clubhouse?", "summary": "Yes — it's free for members and their immediate family at the clubhouse, tennis center, and pool, but don't share the password, and don't expect tech support.", "updated": "5 August 2026", "plain": [ "WiFi is provided as a free benefit to members and their immediate families at the clubhouse, tennis center, and pool. You'll need a password from the Association, and you agree not to distribute it to third parties.", "You're responsible for your own device's virus and firewall protection. The Association doesn't guarantee the network's security and isn't responsible for anything that happens to your device while connected. Board members and the property manager can't provide tech support or help configure your equipment, and the network isn't meant to be used as a permanent connection.", "Restricting a minor's internet access is on the parent or guardian. The Association doesn't monitor or filter the WiFi." ], "quote": "Use of the WiFi network is provided as a free service by the Association to its members and their immediate families only.", "doc": "Wireless Internet Policy", "sec": "1", "steps": [], "missed": "The Association can change the WiFi password or shut the network off entirely at any time, without notice, and isn't liable for the disruption — don't rely on it for anything time-sensitive.", "__gaBody": "wifi is provided as a free benefit to members and their immediate families at the clubhouse, tennis center, and pool. you'll need a password from the association, and you agree not to distribute it to third parties. you're responsible for your own device's virus and firewall protection. the association doesn't guarantee the network's security and isn't responsible for anything that happens to your device while connected. board members and the property manager can't provide tech support or help configure your equipment, and the network isn't meant to be used as a permanent connection. restricting a minor's internet access is on the parent or guardian. the association doesn't monitor or filter the wifi.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/amenities-wifi-usage", "markdown_url": "https://glenabbeyrules.com/rule/amenities-wifi-usage.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes — it's free for members and their immediate family at the clubhouse, tennis center, and pool, but don't share the password, and don't expect tech support.\n\nWiFi is provided as a free benefit to members and their immediate families at the clubhouse, tennis center, and pool. You'll need a password from the Association, and you agree not to distribute it to third parties.\n\nYou're responsible for your own device's virus and firewall protection. The Association doesn't guarantee the network's security and isn't responsible for anything that happens to your device while connected. Board members and the property manager can't provide tech support or help configure your equipment, and the network isn't meant to be used as a permanent connection.\n\nRestricting a minor's internet access is on the parent or guardian. The Association doesn't monitor or filter the WiFi.", "sources": [ { "name": "Wireless Internet Policy", "section": "1", "authority": "board-policy", "authority_label": "Board policy", "adopted": null, "dated_by": "nothing on the policy, or published alongside it, gives one", "locator": { "nav": "Governing Documents", "shown": "Wireless Internet", "file": "Policy - Internet.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "selling-disclosure-drb", "priority": 2, "topic": "Buying & selling", "topicId": "selling", "verdict": "yes", "title": "What should I tell a buyer about Glen Abbey's HOA rules?", "summary": "That it's a mandatory-membership community with enforced covenants — any exterior change needs HOA authorization, and the Association runs regular compliance drives.", "updated": "5 August 2026", "plain": [ [ "Glen Abbey is a mandatory membership Homeowners Association with 516 units, and it is not an age-restricted community. Buyers should understand upfront that ", { "text": "authorization is required from the HOA for any modification or change to the exterior of the home or lot,", "doc": "Realtor Information — glenabbeyhoa.com" }, " front and back — fencing, roofing, tree removal/replacement, window installations, paint, and more." ], [ "The Association runs regular compliance drives, so homes are expected to be kept to the community standard on an ongoing basis, not just at move-in. Copies of ", { "text": "the covenants", "doc": "Declaration of Covenants" }, ", bylaws, rules and regulations, and design guidelines are all available on the official site for review before closing." ] ], "quote": "This means authorization is required from the HOA for any modifications/changes to the exterior of the home or lot (front and back).", "doc": "Realtor Information — glenabbeyhoa.com", "sec": "", "steps": [], "missed": "Buyers who assume HOA approval only matters for major renovations are often surprised — paint color and window installations are explicitly called out as needing authorization too.", "__gaBody": "glen abbey is a mandatory membership homeowners association with 516 units, and it is not an age-restricted community. buyers should understand upfront that authorization is required from the hoa for any modification or change to the exterior of the home or lot, front and back — fencing, roofing, tree removal/replacement, window installations, paint, and more. the association runs regular compliance drives, so homes are expected to be kept to the community standard on an ongoing basis, not just at move-in. copies of the covenants , bylaws, rules and regulations, and design guidelines are all available on the official site for review before closing.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/selling-disclosure-drb", "markdown_url": "https://glenabbeyrules.com/rule/selling-disclosure-drb.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "That it's a mandatory-membership community with enforced covenants — any exterior change needs HOA authorization, and the Association runs regular compliance drives.\n\nGlen Abbey is a mandatory membership Homeowners Association with 516 units, and it is not an age-restricted community. Buyers should understand upfront that authorization is required from the HOA for any modification or change to the exterior of the home or lot, front and back — fencing, roofing, tree removal/replacement, window installations, paint, and more.\n\nThe Association runs regular compliance drives, so homes are expected to be kept to the community standard on an ongoing basis, not just at move-in. Copies of the covenants, bylaws, rules and regulations, and design guidelines are all available on the official site for review before closing.", "sources": [ { "name": "Declaration of Covenants", "section": null, "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Realtor Information — glenabbeyhoa.com", "section": null, "authority": "site-page", "authority_label": "HOA website", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/realtor-information/", "quoted": true } ] }, { "id": "selling-fees-assessments", "priority": 1, "topic": "Buying & selling", "topicId": "selling", "verdict": "yes", "title": "What HOA fees are due when I sell or buy a house in Glen Abbey?", "summary": "A one-time $2,000 Capital Contribution (Transfer) Assessment is due at every closing, and the covenant makes the buyer responsible for it. The seller's annual assessment is prorated separately by the closing attorney.", "updated": "5 August 2026", "plain": [ "Every conveyance of a Glen Abbey home triggers a $2,000 Capital Contribution Assessment, collected at closing. This is separate from, and in addition to, the regular annual assessment (currently $1,650, billed in one installment, due January 1). The buyer owes the $2,000, not the seller.", "If you're selling, the closing attorney prorates your annual assessment for the year as a separate line item from the buyer's Capital Contribution Assessment. Lake lots carry a separate lake and dam assessment on top of everything here — see the lake lot entry, because the exposure is larger than the phrase \"additional assessments\" suggests. Ask the manager for a current statement of account before closing. It is the only thing that reflects what is actually owed on a given lot, including any special assessment in effect at the time.", [ "If you're inheriting a home, receiving one as a gift, or transferring it to a spouse, don't rely on the amendment PDF that circulated in 2026. Between January and May 2026 the Association attached a proposed amendment — raising the fee to $3,000 and exempting spousal transfers, transfers by will, and gifts — to fifteen consecutive community updates. It did not pass: ", { "text": "the Board minutes of 22 June 2026", "doc": "Board Minutes, June 2026" }, " record that the required two-thirds of the membership was never reached, and the motion to abandon the amendment carried unanimously. Under the covenant that is actually recorded, a transfer by will or by gift is still a conveyance to a grantee, and the $2,000 is still due." ] ], "quote": "Upon each and every transfer or conveyance of a Lot upon which a Residential Unit has been constructed, the transferee or grantee becoming the Owner of the Lot at each such conveyance shall be obligated to pay to the Association... a non refundable assessment in the amount of... Two Thousand Dollars and No/100 ($2000.00) (hereinafter the \"Transfer Assessment\").", "doc": "Declaration of Covenants", "sec": "Art. VIII, 6", "steps": [ { "title": "Ask the property manager for a current statement of account before closing", "detail": "It's the only document that reflects everything actually owed on the lot — including any special assessment in effect at the time — not just the standard $2,000 transfer fee and the seller's prorated annual dues.", "meta": "Contact the property manager" }, { "title": "What to ask for", "detail": "Example: \"Closing on [address] on [date] — requesting a current statement of account showing all assessments, fines, and fees owed on this lot.\"", "meta": "Example" } ], "missed": [ "The same $2,000 charge travels under three different names. ", { "text": "The covenant", "doc": "Declaration of Covenants" }, " calls it the \"Transfer Assessment.\" ", { "text": "The Realtor Information page", "doc": "Realtor Information — glenabbeyhoa.com" }, " calls it the \"Capital Contribution Assessment\" at the top and then the \"initiation fee\" further down the same page. Don't assume you are looking at separate charges if you see two or three of these terms on a closing statement — there is one fee, payable by the buyer at closing." ], "__gaBody": "every conveyance of a glen abbey home triggers a $2,000 capital contribution assessment, collected at closing. this is separate from, and in addition to, the regular annual assessment (currently $1,650, billed in one installment, due january 1). the buyer owes the $2,000, not the seller. if you're selling, the closing attorney prorates your annual assessment for the year as a separate line item from the buyer's capital contribution assessment. lake lots carry a separate lake and dam assessment on top of everything here — see the lake lot entry, because the exposure is larger than the phrase \"additional assessments\" suggests. ask the manager for a current statement of account before closing. it is the only thing that reflects what is actually owed on a given lot, including any special assessment in effect at the time. if you're inheriting a home, receiving one as a gift, or transferring it to a spouse, don't rely on the amendment pdf that circulated in 2026. between january and may 2026 the association attached a proposed amendment — raising the fee to $3,000 and exempting spousal transfers, transfers by will, and gifts — to fifteen consecutive community updates. it did not pass: the board minutes of 22 june 2026 record that the required two-thirds of the membership was never reached, and the motion to abandon the amendment carried unanimously. under the covenant that is actually recorded, a transfer by will or by gift is still a conveyance to a grantee, and the $2,000 is still due. it's the only document that reflects everything actually owed on the lot — including any special assessment in effect at the time — not just the standard $2,000 transfer fee and the seller's prorated annual dues. example: \"closing on [address] on [date] — requesting a current statement of account showing all assessments, fines, and fees owed on this lot.\"", "__gaStepTitles": "ask the property manager for a current statement of account before closing what to ask for", "url": "https://glenabbeyrules.com/rule/selling-fees-assessments", "markdown_url": "https://glenabbeyrules.com/rule/selling-fees-assessments.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "A one-time $2,000 Capital Contribution (Transfer) Assessment is due at every closing, and the covenant makes the buyer responsible for it. The seller's annual assessment is prorated separately by the closing attorney.\n\nEvery conveyance of a Glen Abbey home triggers a $2,000 Capital Contribution Assessment, collected at closing. This is separate from, and in addition to, the regular annual assessment (currently $1,650, billed in one installment, due January 1). The buyer owes the $2,000, not the seller.\n\nIf you're selling, the closing attorney prorates your annual assessment for the year as a separate line item from the buyer's Capital Contribution Assessment. Lake lots carry a separate lake and dam assessment on top of everything here — see the lake lot entry, because the exposure is larger than the phrase \"additional assessments\" suggests. Ask the manager for a current statement of account before closing. It is the only thing that reflects what is actually owed on a given lot, including any special assessment in effect at the time.\n\nIf you're inheriting a home, receiving one as a gift, or transferring it to a spouse, don't rely on the amendment PDF that circulated in 2026. Between January and May 2026 the Association attached a proposed amendment — raising the fee to $3,000 and exempting spousal transfers, transfers by will, and gifts — to fifteen consecutive community updates. It did not pass: the Board minutes of 22 June 2026 record that the required two-thirds of the membership was never reached, and the motion to abandon the amendment carried unanimously. Under the covenant that is actually recorded, a transfer by will or by gift is still a conveyance to a grantee, and the $2,000 is still due.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. VIII, 6", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Board Minutes, June 2026", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "22 June 2026", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Meeting Minutes → Minutes → 2026", "file": "06.22.26 Glen Abbey Board Meeting Minutes.pdf", "place": "the CMA portal" }, "url": "https://portal.cmacommunities.com/community/documents/a/644/f/276580", "quoted": false }, { "name": "Realtor Information — glenabbeyhoa.com", "section": null, "authority": "site-page", "authority_label": "HOA website", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/realtor-information/", "quoted": false } ] }, { "id": "selling-closing-letter", "priority": 1, "topic": "Buying & selling", "topicId": "selling", "verdict": "yes", "title": "How do I get a closing letter or estoppel when selling my house?", "summary": "Order it through Community Archives, not directly from the property manager. CMA doesn't accept emailed or faxed requests, and in most states the request has to come from a title company or attorney's office.", "updated": "5 August 2026", "plain": [ "Closing letters and estoppels are handled through a third-party service, Community Archives, not directly by the community manager's office. For Georgia, Alabama, Tennessee, Mississippi, and South Carolina properties, the request must come from a title service or an attorney's office — not the homeowner directly. Florida is the exception, where a unit/parcel owner or mortgagee (or their designee) can request it.", "No emailed or faxed requests are accepted by the CMA offices. Once an order is placed, all follow-up questions go through Community Archives, not the property manager." ], "quote": "Community Management Associates utilizes Community Archives for all requests. No emailed or faxed requests will be accepted by the CMA offices.", "doc": "Realtor Information — glenabbeyhoa.com", "sec": "Closing Letters/Estoppels", "steps": [ { "title": "Have your title company or attorney submit the request", "detail": "Community Archives handles it, not the property manager directly — email and fax requests aren't accepted at all. Florida is the exception, where the owner or mortgagee can request it themselves.", "meta": "shoppersupport@communityarchives.com / 833.462.3627" }, { "title": "What to send", "detail": "Example (Georgia and neighboring states): your title company or attorney's office contacts Community Archives with the property address, the Association name (Glen Abbey), and the closing date — not you calling or emailing the property manager directly.", "meta": "Example" } ], "missed": "Emailing or calling the property manager directly for a closing letter is a dead end — CMA explicitly routes these requests through Community Archives instead.", "__gaBody": "closing letters and estoppels are handled through a third-party service, community archives, not directly by the community manager's office. for georgia, alabama, tennessee, mississippi, and south carolina properties, the request must come from a title service or an attorney's office — not the homeowner directly. florida is the exception, where a unit/parcel owner or mortgagee (or their designee) can request it. no emailed or faxed requests are accepted by the cma offices. once an order is placed, all follow-up questions go through community archives, not the property manager. community archives handles it, not the property manager directly — email and fax requests aren't accepted at all. florida is the exception, where the owner or mortgagee can request it themselves. example (georgia and neighboring states): your title company or attorney's office contacts community archives with the property address, the association name (glen abbey), and the closing date — not you calling or emailing the property manager directly.", "__gaStepTitles": "have your title company or attorney submit the request what to send", "url": "https://glenabbeyrules.com/rule/selling-closing-letter", "markdown_url": "https://glenabbeyrules.com/rule/selling-closing-letter.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Order it through Community Archives, not directly from the property manager. CMA doesn't accept emailed or faxed requests, and in most states the request has to come from a title company or attorney's office.\n\nClosing letters and estoppels are handled through a third-party service, Community Archives, not directly by the community manager's office. For Georgia, Alabama, Tennessee, Mississippi, and South Carolina properties, the request must come from a title service or an attorney's office — not the homeowner directly. Florida is the exception, where a unit/parcel owner or mortgagee (or their designee) can request it.\n\nNo emailed or faxed requests are accepted by the CMA offices. Once an order is placed, all follow-up questions go through Community Archives, not the property manager.", "sources": [ { "name": "Realtor Information — glenabbeyhoa.com", "section": "Closing Letters/Estoppels", "authority": "site-page", "authority_label": "HOA website", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/realtor-information/", "quoted": true } ] }, { "id": "selling-lender-questionnaire", "priority": 2, "topic": "Buying & selling", "topicId": "selling", "verdict": "yes", "title": "My buyer's lender wants an HOA questionnaire — who fills it out?", "summary": "Community Archives, the same vendor as closing letters. $200 standard, $275 limited, $300 premier, plus $100 more if the lender insists on its own form.", "updated": "5 August 2026", "plain": [ "Neither you nor the property manager completes a lender questionnaire. It goes through Community Archives, the same vendor that issues closing letters. Order it there rather than emailing the management office, which will only redirect you and cost you days.", "There are three package tiers: a standard questionnaire at $200, a limited package at $275, and a premier package at $300. Which one you need is driven by the lender, not by you. If the lender requires its own custom form rather than accepting the standard one, that adds $100 on top of whichever tier applies.", "Timing is the part that catches transactions: standard delivery is by the end of the seventh business day after the order is placed and paid in full, eighth business day for a custom form. Rush service exists at extra cost, on the same ladder as closing letters. This tends to surface late, after a closing date is already set, so order early if the lender is going to want one." ], "quote": "A standard questionnaire is available for $200 each. A limited questionnaire package is available for $275 each. A premier questionnaire package is available for $300 each. Delivered by the end of the 7th business day after an order has been placed and paid in full.", "doc": "Realtor Information — glenabbeyhoa.com", "sec": "", "steps": [ { "title": "Order through Community Archives, not the management office", "detail": "Same vendor as the closing letter. Confirm with the lender which tier it needs, and whether it requires a custom form, before ordering — a wrong-tier order is a second full fee, not an upgrade.", "meta": "7 business days standard" }, { "title": "What to confirm before ordering", "detail": "Example: check with the lender which tier they require (standard $200, limited $275, or premier $300) and whether they need their own custom form (+$100, delivered on the 8th business day instead of the 7th), then place that specific order with Community Archives.", "meta": "Example" } ], "missed": "Ordering the wrong tier. The lender decides which package satisfies it, and a second order is a second full fee — there is no upgrade path from standard to premier.", "__gaBody": "neither you nor the property manager completes a lender questionnaire. it goes through community archives, the same vendor that issues closing letters. order it there rather than emailing the management office, which will only redirect you and cost you days. there are three package tiers: a standard questionnaire at $200, a limited package at $275, and a premier package at $300. which one you need is driven by the lender, not by you. if the lender requires its own custom form rather than accepting the standard one, that adds $100 on top of whichever tier applies. timing is the part that catches transactions: standard delivery is by the end of the seventh business day after the order is placed and paid in full, eighth business day for a custom form. rush service exists at extra cost, on the same ladder as closing letters. this tends to surface late, after a closing date is already set, so order early if the lender is going to want one. same vendor as the closing letter. confirm with the lender which tier it needs, and whether it requires a custom form, before ordering — a wrong-tier order is a second full fee, not an upgrade. example: check with the lender which tier they require (standard $200, limited $275, or premier $300) and whether they need their own custom form (+$100, delivered on the 8th business day instead of the 7th), then place that specific order with community archives.", "__gaStepTitles": "order through community archives, not the management office what to confirm before ordering", "url": "https://glenabbeyrules.com/rule/selling-lender-questionnaire", "markdown_url": "https://glenabbeyrules.com/rule/selling-lender-questionnaire.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Community Archives, the same vendor as closing letters. $200 standard, $275 limited, $300 premier, plus $100 more if the lender insists on its own form.\n\nNeither you nor the property manager completes a lender questionnaire. It goes through Community Archives, the same vendor that issues closing letters. Order it there rather than emailing the management office, which will only redirect you and cost you days.\n\nThere are three package tiers: a standard questionnaire at $200, a limited package at $275, and a premier package at $300. Which one you need is driven by the lender, not by you. If the lender requires its own custom form rather than accepting the standard one, that adds $100 on top of whichever tier applies.\n\nTiming is the part that catches transactions: standard delivery is by the end of the seventh business day after the order is placed and paid in full, eighth business day for a custom form. Rush service exists at extra cost, on the same ladder as closing letters. This tends to surface late, after a closing date is already set, so order early if the lender is going to want one.", "sources": [ { "name": "Realtor Information — glenabbeyhoa.com", "section": null, "authority": "site-page", "authority_label": "HOA website", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/realtor-information/", "quoted": true } ] }, { "id": "selling-statement-of-account", "topic": "Buying & selling", "topicId": "selling", "verdict": "yes", "title": "How do I find out what's owed on a house before buying or lending against it?", "summary": "Request a written Statement of Account from the Association — $10 fee, five business days to respond, and it covers everything owed: assessments, late charges, interest, fines, and attorneys' fees.", "updated": "5 August 2026", "plain": [ "Any owner, mortgagee, under-contract purchaser, or prospective lender can request a written Statement of Account showing exactly what's owed on a Lot — including any unpaid assessments, late charges, interest, fines, and attorneys' fees, not just the base assessment.", "The Association has five business days to respond in writing once it receives the request, and can charge up to $10 for it. If a lender reasonably relies on that statement when issuing a mortgage, the Association is bound by the number it gave." ], "quote": "Any Owner, Mortgagee, or a person or entity having executed a contract for the purchase of a Lot, or a lender considering a loan to be secured by a Lot, shall be entitled, upon written request, to a statement from the Association setting forth the amount of assessments and charges due and unpaid... The Association shall respond in writing within five business days of receipt of the request.", "doc": "Declaration of Covenants", "sec": "Art. VIII, 11", "steps": [ { "title": "Submit a written request to the management office", "detail": "Any owner, mortgagee, under-contract purchaser, or prospective lender can request one. Note the $10 fee may apply, and the Association has five business days to respond in writing.", "meta": "manager@glenabbeyhoa.com" }, { "title": "What to send", "detail": "Example: a written request to manager@glenabbeyhoa.com stating your name, the property address, your relationship to the sale (owner, mortgagee, under-contract purchaser, or lender), and that you're requesting a Statement of Account under Art. VIII, 11 of the covenant.", "meta": "Example" } ], "missed": "This is the number a title company or closing attorney should be pulling before closing, not just the $2,000 Transfer Assessment — unpaid fines and interest on the seller's account don't disappear at closing unless they're accounted for in this statement.", "__gaBody": "any owner, mortgagee, under-contract purchaser, or prospective lender can request a written statement of account showing exactly what's owed on a lot — including any unpaid assessments, late charges, interest, fines, and attorneys' fees, not just the base assessment. the association has five business days to respond in writing once it receives the request, and can charge up to $10 for it. if a lender reasonably relies on that statement when issuing a mortgage, the association is bound by the number it gave. any owner, mortgagee, under-contract purchaser, or prospective lender can request one. note the $10 fee may apply, and the association has five business days to respond in writing. example: a written request to manager@glenabbeyhoa.com stating your name, the property address, your relationship to the sale (owner, mortgagee, under-contract purchaser, or lender), and that you're requesting a statement of account under art. viii, 11 of the covenant.", "__gaStepTitles": "submit a written request to the management office what to send", "url": "https://glenabbeyrules.com/rule/selling-statement-of-account", "markdown_url": "https://glenabbeyrules.com/rule/selling-statement-of-account.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Request a written Statement of Account from the Association — $10 fee, five business days to respond, and it covers everything owed: assessments, late charges, interest, fines, and attorneys' fees.\n\nAny owner, mortgagee, under-contract purchaser, or prospective lender can request a written Statement of Account showing exactly what's owed on a Lot — including any unpaid assessments, late charges, interest, fines, and attorneys' fees, not just the base assessment.\n\nThe Association has five business days to respond in writing once it receives the request, and can charge up to $10 for it. If a lender reasonably relies on that statement when issuing a mortgage, the Association is bound by the number it gave.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. VIII, 11", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "parking-golf-carts", "priority": 2, "topic": "Parking & vehicles", "topicId": "parking", "verdict": "no", "title": "Can I drive a golf cart around the neighborhood?", "summary": "No. Glen Abbey's streets are public roads, and Alpharetta does not permit golf carts on them.", "updated": "5 August 2026", "plain": [ [ "Glen Abbey's streets and sidewalks are public, which means the City's rules apply rather than the Association's. Alpharetta Public Safety has stated it plainly to the community: ", { "text": "golf carts and Personal Transportation Vehicles are not permitted on public roadways here.", "doc": "CMA email, 23 Jan 2023 · XN1775549" } ], [ "There is a narrow legal distinction worth knowing if you are shopping. A Personal Transportation Vehicle may only run on roads posted at 25 mph or less. A Low-Speed Vehicle is a different class — it must be titled, tagged and insured like a car, carries a yearly amber-light permit, and ", { "text": "may use roads posted up to 35 mph", "doc": "CMA email, 8 May 2026 · XN23743170" }, ". A standard golf cart is neither." ], "Management has also said that no one under 16 should be operating anything motorized on the public roads here, including motorbikes and dirt bikes. That is the age at which a licence becomes possible, and the streets being public is what makes it a police matter rather than an HOA one." ], "quote": "Golf Carts are NOT ALLOWED ON ANY PUBLIC ROADWAY OR SIDEWALK.", "doc": "CMA email, 23 Jan 2023 · XN1775549", "sec": "", "steps": [], "missed": "Assuming the neighbourhood is private. It is not — the streets belong to the City, so this is enforced by Alpharetta Police rather than by a violation letter, and an HOA that stays quiet about your cart has not made it legal.", "__gaBody": "glen abbey's streets and sidewalks are public, which means the city's rules apply rather than the association's. alpharetta public safety has stated it plainly to the community: golf carts and personal transportation vehicles are not permitted on public roadways here. there is a narrow legal distinction worth knowing if you are shopping. a personal transportation vehicle may only run on roads posted at 25 mph or less. a low-speed vehicle is a different class — it must be titled, tagged and insured like a car, carries a yearly amber-light permit, and may use roads posted up to 35 mph . a standard golf cart is neither. management has also said that no one under 16 should be operating anything motorized on the public roads here, including motorbikes and dirt bikes. that is the age at which a licence becomes possible, and the streets being public is what makes it a police matter rather than an hoa one.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/parking-golf-carts", "markdown_url": "https://glenabbeyrules.com/rule/parking-golf-carts.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "No. Glen Abbey's streets are public roads, and Alpharetta does not permit golf carts on them.\n\nGlen Abbey's streets and sidewalks are public, which means the City's rules apply rather than the Association's. Alpharetta Public Safety has stated it plainly to the community: golf carts and Personal Transportation Vehicles are not permitted on public roadways here.\n\nThere is a narrow legal distinction worth knowing if you are shopping. A Personal Transportation Vehicle may only run on roads posted at 25 mph or less. A Low-Speed Vehicle is a different class — it must be titled, tagged and insured like a car, carries a yearly amber-light permit, and may use roads posted up to 35 mph. A standard golf cart is neither.\n\nManagement has also said that no one under 16 should be operating anything motorized on the public roads here, including motorbikes and dirt bikes. That is the age at which a licence becomes possible, and the streets being public is what makes it a police matter rather than an HOA one.", "sources": [ { "name": "CMA email, 23 Jan 2023 · XN1775549", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "23 January 2023", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": true }, { "name": "CMA email, 8 May 2026 · XN23743170", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "8 May 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "governance-who-to-call", "priority": 2, "topic": "Governance & voting", "topicId": "governance", "verdict": "yes", "title": "Who do I call when the management office is closed?", "summary": "CMA's 24-hour line, 800-522-6314. During office hours it is manager@glenabbeyhoa.com or 770-442-9121, Monday to Friday, 9am to 5pm.", "updated": "5 August 2026", "plain": [ [ "For anything that cannot wait — a burst pipe in a common area, a downed tree across a path, an amenity left unsecured — ", { "text": "CMA runs a 24-hour emergency line on 800-522-6314.", "doc": "CMA email, 20 Dec 2024 · XN13525576" }, " That number reaches the management company rather than the Association, and it is the one to use outside office hours." ], [ "In normal hours the onsite office is at 3600 Grey Abbey Drive on 770-442-9121, ", { "text": "open Monday to Friday, 9am to 5pm", "doc": "Home — glenabbeyhoa.com", "sec": "Office Hours" }, ". It also closes around public holidays, more widely than the holiday itself: ", { "text": "over Christmas and New Year 2025 it shut for five working days across two weeks, and closed at noon on Christmas Eve", "doc": "CMA email, 19 Dec 2025 · XN20784593" }, ". That schedule changes every year and is announced only by email, so do not leave a DRB submission, an assessment or a reservation to the last week of December. There is a mail slot in the door for forms when nobody is in, but not for your assessment, which goes to CMA's Phoenix lockbox. For the Board rather than management, use board@glenabbeyhoa.com or the Ask the Board form." ], "Use the role address, not a person's name. Glen Abbey changed property managers three times between April and June 2025, and again in June 2026. Mail sent to a departed manager's individual address is the single most common reason a request goes unanswered. manager@glenabbeyhoa.com has survived every one of those changes." ], "quote": "", "doc": "CMA email, 20 Dec 2024 · XN13525576", "sec": "", "steps": [ { "title": "Emergency outside office hours — call CMA's 24-hour line", "detail": "Use this for anything that can't wait until the office reopens: a burst pipe in a common area, a downed tree across a path, an amenity left unsecured.", "meta": "800-522-6314" }, { "title": "Everything else — email the role address, not a person", "detail": "manager@glenabbeyhoa.com has survived three manager changes in 2025 and another in 2026. For the Board rather than management, use board@glenabbeyhoa.com or the Ask the Board form instead.", "meta": "manager@glenabbeyhoa.com" }, { "title": "How to tell which one you need", "detail": "Example: \"the pool gate latch is broken and won't lock\" at 9pm on a Saturday goes to the 24-hour line, because it can't wait for the office. The same report noticed Monday morning goes to manager@glenabbeyhoa.com instead — not urgent enough for the emergency line, but still a management issue rather than a Board one.", "meta": "Example" } ], "missed": "Emailing the manager by name. Names on this site and in old newsletters go stale fast; the role address is the only one that has held.", "__gaBody": "for anything that cannot wait — a burst pipe in a common area, a downed tree across a path, an amenity left unsecured — cma runs a 24-hour emergency line on 800-522-6314. that number reaches the management company rather than the association, and it is the one to use outside office hours. in normal hours the onsite office is at 3600 grey abbey drive on 770-442-9121, open monday to friday, 9am to 5pm . it also closes around public holidays, more widely than the holiday itself: over christmas and new year 2025 it shut for five working days across two weeks, and closed at noon on christmas eve . that schedule changes every year and is announced only by email, so do not leave a drb submission, an assessment or a reservation to the last week of december. there is a mail slot in the door for forms when nobody is in, but not for your assessment, which goes to cma's phoenix lockbox. for the board rather than management, use board@glenabbeyhoa.com or the ask the board form. use the role address, not a person's name. glen abbey changed property managers three times between april and june 2025, and again in june 2026. mail sent to a departed manager's individual address is the single most common reason a request goes unanswered. manager@glenabbeyhoa.com has survived every one of those changes. use this for anything that can't wait until the office reopens: a burst pipe in a common area, a downed tree across a path, an amenity left unsecured. manager@glenabbeyhoa.com has survived three manager changes in 2025 and another in 2026. for the board rather than management, use board@glenabbeyhoa.com or the ask the board form instead. example: \"the pool gate latch is broken and won't lock\" at 9pm on a saturday goes to the 24-hour line, because it can't wait for the office. the same report noticed monday morning goes to manager@glenabbeyhoa.com instead — not urgent enough for the emergency line, but still a management issue rather than a board one.", "__gaStepTitles": "emergency outside office hours — call cma's 24-hour line everything else — email the role address, not a person how to tell which one you need", "url": "https://glenabbeyrules.com/rule/governance-who-to-call", "markdown_url": "https://glenabbeyrules.com/rule/governance-who-to-call.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "CMA's 24-hour line, 800-522-6314. During office hours it is manager@glenabbeyhoa.com or 770-442-9121, Monday to Friday, 9am to 5pm.\n\nFor anything that cannot wait — a burst pipe in a common area, a downed tree across a path, an amenity left unsecured — CMA runs a 24-hour emergency line on 800-522-6314. That number reaches the management company rather than the Association, and it is the one to use outside office hours.\n\nIn normal hours the onsite office is at 3600 Grey Abbey Drive on 770-442-9121, open Monday to Friday, 9am to 5pm. It also closes around public holidays, more widely than the holiday itself: over Christmas and New Year 2025 it shut for five working days across two weeks, and closed at noon on Christmas Eve. That schedule changes every year and is announced only by email, so do not leave a DRB submission, an assessment or a reservation to the last week of December. There is a mail slot in the door for forms when nobody is in, but not for your assessment, which goes to CMA's Phoenix lockbox. For the Board rather than management, use board@glenabbeyhoa.com or the Ask the Board form.\n\nUse the role address, not a person's name. Glen Abbey changed property managers three times between April and June 2025, and again in June 2026. Mail sent to a departed manager's individual address is the single most common reason a request goes unanswered. manager@glenabbeyhoa.com has survived every one of those changes.", "sources": [ { "name": "Home — glenabbeyhoa.com", "section": "Office Hours", "authority": "site-page", "authority_label": "HOA website", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/home/", "quoted": false }, { "name": "CMA email, 20 Dec 2024 · XN13525576", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "20 December 2024", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": true }, { "name": "CMA email, 19 Dec 2025 · XN20784593", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "19 December 2025", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "governance-notary", "priority": 2, "topic": "Governance & voting", "topicId": "governance", "verdict": "yes", "title": "Can I get a document notarized in the neighborhood?", "summary": "Yes, and it's free — the management office notarizes for residents from Monday 10 August 2026. Call ahead to check the manager is in, bring current photo ID, and don't sign the document until you're there.", "updated": "7 August 2026", "plain": [ [ "The onsite management office notarizes documents for residents. ", { "text": "It starts again on Monday 10 August 2026, and there is no cost for it.", "doc": "CMA email, 8 Aug 2026 · XN25481997" }, " It is the property manager who notarizes, so the service runs on whether they are free rather than on the office being open." ], [ "Call before you walk over. ", { "text": "The manager may be in a meeting, working with vendors or out doing a review, so office hours are not a guarantee that anyone can sign for you.", "doc": "CMA email, 8 Aug 2026 · XN25481997" }, " Bring photo ID — a driver's license or a passport — and check the date on it, because it has to be current." ], "Leave the document unsigned until you get there. A notary witnesses the signature being made, so one you signed at the kitchen table is one they cannot notarize, and the trip has to happen twice." ], "quote": "There is no cost for this service. You will need to bring a current ID such as a valid driver’s license or passport.", "doc": "CMA email, 8 Aug 2026 · XN25481997", "sec": "", "steps": [ { "title": "Call the office before you go", "detail": "The service depends on the property manager being free, not on the office being open, so a call first is what saves the wasted walk.", "meta": "770-442-9121" }, { "title": "Bring a current photo ID", "detail": "A driver's license or a passport, and check the date before you go. An expired one will not do." }, { "title": "Take the document unsigned", "detail": "Sign it in front of the notary. A document already signed at home cannot be notarized, and that is a second trip for something that took one." } ], "missed": "Signing the document before you arrive. It is the mistake that guarantees a second trip, and it is the natural thing to do when you are getting your papers in order the night before.", "__gaBody": "the onsite management office notarizes documents for residents. it starts again on monday 10 august 2026, and there is no cost for it. it is the property manager who notarizes, so the service runs on whether they are free rather than on the office being open. call before you walk over. the manager may be in a meeting, working with vendors or out doing a review, so office hours are not a guarantee that anyone can sign for you. bring photo id — a driver's license or a passport — and check the date on it, because it has to be current. leave the document unsigned until you get there. a notary witnesses the signature being made, so one you signed at the kitchen table is one they cannot notarize, and the trip has to happen twice. the service depends on the property manager being free, not on the office being open, so a call first is what saves the wasted walk. a driver's license or a passport, and check the date before you go. an expired one will not do. sign it in front of the notary. a document already signed at home cannot be notarized, and that is a second trip for something that took one.", "__gaStepTitles": "call the office before you go bring a current photo id take the document unsigned", "url": "https://glenabbeyrules.com/rule/governance-notary", "markdown_url": "https://glenabbeyrules.com/rule/governance-notary.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes, and it's free — the management office notarizes for residents from Monday 10 August 2026. Call ahead to check the manager is in, bring current photo ID, and don't sign the document until you're there.\n\nThe onsite management office notarizes documents for residents. It starts again on Monday 10 August 2026, and there is no cost for it. It is the property manager who notarizes, so the service runs on whether they are free rather than on the office being open.\n\nCall before you walk over. The manager may be in a meeting, working with vendors or out doing a review, so office hours are not a guarantee that anyone can sign for you. Bring photo ID — a driver's license or a passport — and check the date on it, because it has to be current.\n\nLeave the document unsigned until you get there. A notary witnesses the signature being made, so one you signed at the kitchen table is one they cannot notarize, and the trip has to happen twice.", "sources": [ { "name": "CMA email, 8 Aug 2026 · XN25481997", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "8 August 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": true } ] }, { "id": "assessments-how-to-pay", "priority": 2, "topic": "Assessments & violations", "topicId": "assessments", "verdict": "yes", "title": "How do I actually pay my annual assessment?", "summary": "Online through the CMA portal for instant credit, or by cheque to CMA's Phoenix lockbox — which the invoice says takes 10 to 15 business days to process. Due January 1, late after January 31.", "updated": "5 August 2026", "plain": [ [ "Pay online and it lands the same day. ", { "text": "Your invoice directs online payment to portal.cmacommunities.com, and says the owner's portal gives instant processing", "doc": "CMA Account Statement · XN20246363", "sec": "Invoice, remittance panel" }, ". That is the route to use if you are anywhere near the deadline." ], [ "By cheque, the address is not the management office. ", { "text": "The invoice directs cheques to Glen Abbey Homeowners Association, Inc., c/o Community Management Associates, PO Box 65851, Phoenix, AZ 85082-5851", "doc": "CMA Account Statement · XN20246363", "sec": "Invoice, remittance panel" }, ". Make it payable to the association and write your account number on it. ", { "text": "The invoice asks you to allow 10 to 15 business days for processing", "doc": "CMA Account Statement · XN20246363", "sec": "Invoice, remittance panel" }, ". That window is what catches people: a cheque posted in late January can miss the deadline even though you sent it in time. ", { "text": "You can also drop a cheque off at the management office", "doc": "CMA email, 20 Dec 2024 · XN13525576" }, ", which avoids the post but not the processing time." ], [ "The deadline is about arrival, not posting. Assessments are due January 1, and ", { "text": "the adopted collection procedure attaches a 10% late fee if the assessment is not received on or before January 31", "doc": "Collection Procedures", "sec": "Collection Procedures, eff. 1 Jan 2003" }, ". Work back from that: 10 to 15 business days means posting a cheque by around the second week of January. The date has moved before — the 2023 dues were extended to February 15 — but that is announced by email, not something to plan around. If no statement arrived, check the portal before assuming it was lost — ", { "text": "the invoice says that is where you select your mailing preferences", "doc": "CMA Account Statement · XN20246363", "sec": "Invoice, payment-options panel" }, ". Not getting one does not move the deadline." ] ], "quote": "", "doc": "Collection Procedures", "sec": "Collection Procedures, eff. 1 Jan 2003", "steps": [ { "title": "Check your mailing preference if no statement arrived", "detail": "The invoice points you to the portal to select mailing preferences and view the account. That setting, not a lost letter, is the usual reason nothing showed up — and not receiving a statement doesn't postpone the deadline.", "meta": "portal.cmacommunities.com" }, { "title": "Paying online is the same-day route", "detail": "The invoice says the owner's portal gives instant processing. If you are inside the last two weeks of January, this is the only route that reliably lands in time.", "meta": "Due January 1" }, { "title": "Posting a cheque needs a two-week head start", "detail": "Make it payable to the association, write your account number on it, and post it to Glen Abbey HOA c/o CMA, PO Box 65851, Phoenix, AZ 85082-5851. The invoice asks you to allow 10 to 15 business days for processing — so a cheque posted after roughly the second week of January risks the 10% late fee even though you sent it on time.", "meta": "Example" } ], "missed": "Treating the postmark as the deadline, and assuming a cheque goes to the management office. Payments are mailed to a CMA lockbox in Phoenix and take 10 to 15 business days to process; the 10% late fee attaches to what has arrived by January 31.", "__gaBody": "pay online and it lands the same day. your invoice directs online payment to portal.cmacommunities.com, and says the owner's portal gives instant processing . that is the route to use if you are anywhere near the deadline. by cheque, the address is not the management office. the invoice directs cheques to glen abbey homeowners association, inc., c/o community management associates, po box 65851, phoenix, az 85082-5851 . make it payable to the association and write your account number on it. the invoice asks you to allow 10 to 15 business days for processing . that window is what catches people: a cheque posted in late january can miss the deadline even though you sent it in time. you can also drop a cheque off at the management office , which avoids the post but not the processing time. the deadline is about arrival, not posting. assessments are due january 1, and the adopted collection procedure attaches a 10% late fee if the assessment is not received on or before january 31 . work back from that: 10 to 15 business days means posting a cheque by around the second week of january. the date has moved before — the 2023 dues were extended to february 15 — but that is announced by email, not something to plan around. if no statement arrived, check the portal before assuming it was lost — the invoice says that is where you select your mailing preferences . not getting one does not move the deadline. the invoice points you to the portal to select mailing preferences and view the account. that setting, not a lost letter, is the usual reason nothing showed up — and not receiving a statement doesn't postpone the deadline. the invoice says the owner's portal gives instant processing. if you are inside the last two weeks of january, this is the only route that reliably lands in time. make it payable to the association, write your account number on it, and post it to glen abbey hoa c/o cma, po box 65851, phoenix, az 85082-5851. the invoice asks you to allow 10 to 15 business days for processing — so a cheque posted after roughly the second week of january risks the 10% late fee even though you sent it on time.", "__gaStepTitles": "check your mailing preference if no statement arrived paying online is the same-day route posting a cheque needs a two-week head start", "url": "https://glenabbeyrules.com/rule/assessments-how-to-pay", "markdown_url": "https://glenabbeyrules.com/rule/assessments-how-to-pay.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Online through the CMA portal for instant credit, or by cheque to CMA's Phoenix lockbox — which the invoice says takes 10 to 15 business days to process. Due January 1, late after January 31.\n\nPay online and it lands the same day. Your invoice directs online payment to portal.cmacommunities.com, and says the owner's portal gives instant processing. That is the route to use if you are anywhere near the deadline.\n\nBy cheque, the address is not the management office. The invoice directs cheques to Glen Abbey Homeowners Association, Inc., c/o Community Management Associates, PO Box 65851, Phoenix, AZ 85082-5851. Make it payable to the association and write your account number on it. The invoice asks you to allow 10 to 15 business days for processing. That window is what catches people: a cheque posted in late January can miss the deadline even though you sent it in time. You can also drop a cheque off at the management office, which avoids the post but not the processing time.\n\nThe deadline is about arrival, not posting. Assessments are due January 1, and the adopted collection procedure attaches a 10% late fee if the assessment is not received on or before January 31. Work back from that: 10 to 15 business days means posting a cheque by around the second week of January. The date has moved before — the 2023 dues were extended to February 15 — but that is announced by email, not something to plan around. If no statement arrived, check the portal before assuming it was lost — the invoice says that is where you select your mailing preferences. Not getting one does not move the deadline.", "sources": [ { "name": "Collection Procedures", "section": "Collection Procedures, eff. 1 Jan 2003", "authority": "board-policy", "authority_label": "Board policy", "adopted": "1 January 2003", "dated_by": "stated in the policy itself", "locator": { "nav": "Governing Documents", "shown": "Collections", "file": "2003_01_01 Policy - Collections.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "CMA Account Statement · XN20246363", "section": "Invoice, remittance panel", "authority": "management", "authority_label": "Management document", "adopted": null, "dated_by": "an invoice — it states no policy, so there is nothing to adopt", "locator": null, "url": null, "quoted": false }, { "name": "CMA email, 20 Dec 2024 · XN13525576", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "20 December 2024", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "exterior-clotheslines", "topic": "Home exterior", "topicId": "exterior", "verdict": "no", "title": "Can I hang laundry outside on a line?", "summary": "No. Exterior clotheslines of any type are prohibited outright, with no approval path.", "updated": "5 August 2026", "plain": [ [ "This is one of the few rules with no DRB route at all. The ", { "text": "Rules and Regulations", "doc": "Rules and Regulations", "sec": "Clothes Lines" }, " prohibit exterior clotheslines of any type on any lot, and the wording has not changed across the 2020, 2023, 2024 and 2025 editions." ], "The prohibition is on the line rather than on drying laundry, and it is written broadly enough to cover a retractable line, a rotary airer or a rope strung between two trees. There is no screened-from-the-street exception of the kind that applies to woodpiles and bins." ], "quote": "No exterior clotheslines of any type will be permitted upon any lot.", "doc": "Rules and Regulations", "sec": "Home Maintenance", "steps": [], "missed": "Assuming a back-yard line is fine because nobody can see it. The rule bans the clothesline itself rather than its visibility, which is what makes it different from most of the storage rules around it.", "__gaBody": "this is one of the few rules with no drb route at all. the rules and regulations prohibit exterior clotheslines of any type on any lot, and the wording has not changed across the 2020, 2023, 2024 and 2025 editions. the prohibition is on the line rather than on drying laundry, and it is written broadly enough to cover a retractable line, a rotary airer or a rope strung between two trees. there is no screened-from-the-street exception of the kind that applies to woodpiles and bins.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/exterior-clotheslines", "markdown_url": "https://glenabbeyrules.com/rule/exterior-clotheslines.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "No. Exterior clotheslines of any type are prohibited outright, with no approval path.\n\nThis is one of the few rules with no DRB route at all. The Rules and Regulations prohibit exterior clotheslines of any type on any lot, and the wording has not changed across the 2020, 2023, 2024 and 2025 editions.\n\nThe prohibition is on the line rather than on drying laundry, and it is written broadly enough to cover a retractable line, a rotary airer or a rope strung between two trees. There is no screened-from-the-street exception of the kind that applies to woodpiles and bins.", "sources": [ { "name": "Rules and Regulations", "section": "Home Maintenance", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "parking-car-cover", "topic": "Parking & vehicles", "topicId": "parking", "verdict": "yes", "title": "Can I put a cover on my car in the driveway?", "summary": "Yes, with conditions — the car has to be operable and registered, and the cover has to be neutral, clean and well fitting.", "updated": "5 August 2026", "plain": [ [ "Covered vehicles are allowed again, and the conditions are about both the car and the cover. ", { "text": "The vehicle must be well maintained, operable and currently registered. The cover must be a neutral colour, clean, well fitting, and free of holes or damage.", "doc": "Rules and Regulations", "sec": "Vehicles" } ], [ "This one is worth knowing precisely because it flipped. The Rules and Regulations edition effective 22 April 2024 banned covered vehicles outright. The Board reversed that ", { "text": "in November 2024", "doc": "Board Minutes, November 2024" }, ", and the current edition carries the permissive version. If you were told no in 2024, the answer has changed." ] ], "quote": "", "doc": "Rules and Regulations", "sec": "Vehicles", "steps": [], "missed": "A faded or torn cover. The allowance is conditional, so a cover that has weathered badly turns a compliant car into a violation without the car itself changing at all.", "__gaBody": "covered vehicles are allowed again, and the conditions are about both the car and the cover. the vehicle must be well maintained, operable and currently registered. the cover must be a neutral colour, clean, well fitting, and free of holes or damage. this one is worth knowing precisely because it flipped. the rules and regulations edition effective 22 april 2024 banned covered vehicles outright. the board reversed that in november 2024 , and the current edition carries the permissive version. if you were told no in 2024, the answer has changed.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/parking-car-cover", "markdown_url": "https://glenabbeyrules.com/rule/parking-car-cover.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Yes, with conditions — the car has to be operable and registered, and the cover has to be neutral, clean and well fitting.\n\nCovered vehicles are allowed again, and the conditions are about both the car and the cover. The vehicle must be well maintained, operable and currently registered. The cover must be a neutral colour, clean, well fitting, and free of holes or damage.\n\nThis one is worth knowing precisely because it flipped. The Rules and Regulations edition effective 22 April 2024 banned covered vehicles outright. The Board reversed that in November 2024, and the current edition carries the permissive version. If you were told no in 2024, the answer has changed.", "sources": [ { "name": "Rules and Regulations", "section": "Vehicles", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Board Minutes, November 2024", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "18 November 2024", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "November 2024", "file": "2024_11_18 - November Meeting Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false } ] }, { "id": "exterior-drb-when-decided", "priority": 2, "topic": "Approvals & the DRB", "topicId": "drb", "verdict": "depends", "title": "When does the DRB meet, and how long will my request take?", "summary": "The DRB meets on the 1st and the 15th, and your request has to arrive at least two days before a meeting to be seen at it.", "updated": "5 August 2026", "plain": [ [ { "text": "The DRB meets twice a month, on the 1st and the 15th, rolling to the next business day when that falls on a weekend.", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Submitting Request" }, " A request has to be received at least two days before a meeting to make that meeting's agenda, so in practice, submit by the 13th or the 29th if you want the next slot rather than the one after it. ", { "text": "As of June 2026 the DRB was down to two members and recruiting a third", "doc": "CMA email, 26 Jun 2026 · XN24710222" }, ", and the Association has said requests run heavy in spring and summer — budget extra time." ], [ { "text": "Management currently tells residents the DRB has 30 days to review a request.", "doc": "CMA email, 17 Jul 2026 · XN25133048" }, " Treat that as the service expectation it is: nothing happens automatically when 30 days pass, and ", { "text": "the covenants", "doc": "Declaration of Covenants", "sec": "Art. IX § 4" }, " set no deadline on the DRB at all. Do not schedule contractors against it." ], "Two things catch people in the portal. A ticket marked \"resolved\" does not mean approved. It means the ticket was actioned, and you have to open the message to see whether the answer was yes or no. And watch your email, because a request that needs more information stalls silently until you reply." ], "quote": "", "doc": "Architectural Design Guidelines, eff. 08.29.2023", "sec": "Submitting Request", "steps": [ { "title": "Submit through the DRB Modification Application by the 13th or the 29th", "detail": "Two clear days before the 1st or the 15th, or it waits for the following meeting. Filing through glenabbeyhoa.com's own form is what puts you on that meeting's agenda — nothing else does.", "meta": "Opens in a new tab", "action": { "label": "Open the DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" } }, { "title": "Open the message, don't trust the status", "detail": "“Resolved” only means the ticket was handled. The approval or refusal is inside.", "meta": "" } ], "missed": "Reading “resolved” as “approved” and starting work. It is a ticket status, not a decision, and starting on the strength of it puts you in the unapproved-modification category where there is no courtesy letter.", "__gaBody": "the drb meets twice a month, on the 1st and the 15th, rolling to the next business day when that falls on a weekend. a request has to be received at least two days before a meeting to make that meeting's agenda, so in practice, submit by the 13th or the 29th if you want the next slot rather than the one after it. as of june 2026 the drb was down to two members and recruiting a third , and the association has said requests run heavy in spring and summer — budget extra time. management currently tells residents the drb has 30 days to review a request. treat that as the service expectation it is: nothing happens automatically when 30 days pass, and the covenants set no deadline on the drb at all. do not schedule contractors against it. two things catch people in the portal. a ticket marked \"resolved\" does not mean approved. it means the ticket was actioned, and you have to open the message to see whether the answer was yes or no. and watch your email, because a request that needs more information stalls silently until you reply. two clear days before the 1st or the 15th, or it waits for the following meeting. filing through glenabbeyhoa.com's own form is what puts you on that meeting's agenda — nothing else does. “resolved” only means the ticket was handled. the approval or refusal is inside.", "__gaStepTitles": "submit through the drb modification application by the 13th or the 29th open the message, don't trust the status", "url": "https://glenabbeyrules.com/rule/exterior-drb-when-decided", "markdown_url": "https://glenabbeyrules.com/rule/exterior-drb-when-decided.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "The DRB meets on the 1st and the 15th, and your request has to arrive at least two days before a meeting to be seen at it.\n\nThe DRB meets twice a month, on the 1st and the 15th, rolling to the next business day when that falls on a weekend. A request has to be received at least two days before a meeting to make that meeting's agenda, so in practice, submit by the 13th or the 29th if you want the next slot rather than the one after it. As of June 2026 the DRB was down to two members and recruiting a third, and the Association has said requests run heavy in spring and summer — budget extra time.\n\nManagement currently tells residents the DRB has 30 days to review a request. Treat that as the service expectation it is: nothing happens automatically when 30 days pass, and the covenants set no deadline on the DRB at all. Do not schedule contractors against it.\n\nTwo things catch people in the portal. A ticket marked \"resolved\" does not mean approved. It means the ticket was actioned, and you have to open the message to see whether the answer was yes or no. And watch your email, because a request that needs more information stalls silently until you reply.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. IX § 4", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Architectural Design Guidelines, eff. 08.29.2023", "section": "Submitting Request", "authority": "drb-guideline", "authority_label": "DRB guideline", "adopted": "29 August 2023", "dated_by": "the date in the filename, and the edition emailed community-wide on 8 September 2023 — the document itself states no date", "locator": null, "url": null, "quoted": true }, { "name": "CMA email, 17 Jul 2026 · XN25133048", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "17 July 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false }, { "name": "CMA email, 26 Jun 2026 · XN24710222", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "26 June 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "tennis-join-team", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "depends", "title": "How do I join a tennis team — or start one?", "summary": "Joining goes through the Tennis Director for a skill evaluation. Starting one needs the Director's approval, a resident captain, and a majority-resident roster.", "updated": "5 August 2026", "plain": [ "To join, contact the Tennis Director for a skill level evaluation. The Director works out which team levels fit and speaks to the relevant captains about placement. If you are already on a team and want to move, talk to your current captain first, then the captain of the team you want, and confirm the move in writing to both. Doing it in the other order is how disputes start.", "Starting a team has three hard requirements. Every captain must be a Glen Abbey resident, though one co-captain may be a non-resident. All teams must consist of majority members. And the Tennis Director must approve any team formed with more than two players — the exception is paired formats like T2 and K-Swiss, which do not need it.", "The consequence of skipping that approval is not a fine but a loss of access: a team formed without the Tennis Director's knowledge can be denied match play, makeups, clinics and practice, or be disbanded outright." ], "quote": "All team Captains must be residents of Glen Abbey. One co-captain may be a non-resident player.", "doc": "Glen Abbey Tennis Rules, 15 Feb 2023 · emailed XN2117908", "sec": "Team Guidelines", "steps": [ { "title": "To join: contact the Tennis Director for a skill evaluation", "detail": "Placement runs through the Director, who works out which team levels fit and speaks to the relevant captains — not something you arrange directly with a captain.", "meta": "Tennis Director" }, { "title": "To switch teams: confirm the move in writing to both captains", "detail": "Talk to your current captain first, then the captain of the team you want to join, and get the move confirmed in writing to both. Doing it in the other order is how disputes start.", "meta": "In writing, both captains" }, { "title": "To start a team: get Tennis Director approval before it exists", "detail": "Required for any team of more than two players (paired formats like T2 and K-Swiss are exempt). Every captain must be a Glen Abbey resident (one co-captain may be a non-resident), and the roster must be majority residents.", "meta": "Tennis Director" }, { "title": "What a compliant team move looks like", "detail": "Example: a player emails their outgoing captain — \"Letting you know I'm moving to the Tuesday 3.5 team starting next season\" — copies the new captain, and gets a reply confirming the move from both before playing a match with the new team.", "meta": "Example" } ], "missed": "Assembling a team first and registering it after. Approval is meant to come before the team exists at more than two players, and an unapproved team can lose court access entirely rather than simply being asked to re-file.", "__gaBody": "to join, contact the tennis director for a skill level evaluation. the director works out which team levels fit and speaks to the relevant captains about placement. if you are already on a team and want to move, talk to your current captain first, then the captain of the team you want, and confirm the move in writing to both. doing it in the other order is how disputes start. starting a team has three hard requirements. every captain must be a glen abbey resident, though one co-captain may be a non-resident. all teams must consist of majority members. and the tennis director must approve any team formed with more than two players — the exception is paired formats like t2 and k-swiss, which do not need it. the consequence of skipping that approval is not a fine but a loss of access: a team formed without the tennis director's knowledge can be denied match play, makeups, clinics and practice, or be disbanded outright. placement runs through the director, who works out which team levels fit and speaks to the relevant captains — not something you arrange directly with a captain. talk to your current captain first, then the captain of the team you want to join, and get the move confirmed in writing to both. doing it in the other order is how disputes start. required for any team of more than two players (paired formats like t2 and k-swiss are exempt). every captain must be a glen abbey resident (one co-captain may be a non-resident), and the roster must be majority residents. example: a player emails their outgoing captain — \"letting you know i'm moving to the tuesday 3.5 team starting next season\" — copies the new captain, and gets a reply confirming the move from both before playing a match with the new team.", "__gaStepTitles": "to join: contact the tennis director for a skill evaluation to switch teams: confirm the move in writing to both captains to start a team: get tennis director approval before it exists what a compliant team move looks like", "url": "https://glenabbeyrules.com/rule/tennis-join-team", "markdown_url": "https://glenabbeyrules.com/rule/tennis-join-team.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Joining goes through the Tennis Director for a skill evaluation. Starting one needs the Director's approval, a resident captain, and a majority-resident roster.\n\nTo join, contact the Tennis Director for a skill level evaluation. The Director works out which team levels fit and speaks to the relevant captains about placement. If you are already on a team and want to move, talk to your current captain first, then the captain of the team you want, and confirm the move in writing to both. Doing it in the other order is how disputes start.\n\nStarting a team has three hard requirements. Every captain must be a Glen Abbey resident, though one co-captain may be a non-resident. All teams must consist of majority members. And the Tennis Director must approve any team formed with more than two players — the exception is paired formats like T2 and K-Swiss, which do not need it.\n\nThe consequence of skipping that approval is not a fine but a loss of access: a team formed without the Tennis Director's knowledge can be denied match play, makeups, clinics and practice, or be disbanded outright.", "sources": [ { "name": "Glen Abbey Tennis Rules, 15 Feb 2023 · emailed XN2117908", "section": "Team Guidelines", "authority": "email", "authority_label": "Community email", "adopted": "15 February 2023", "dated_by": "the date on the rules document, emailed to the community", "locator": null, "url": null, "quoted": true } ] }, { "id": "amenities-swim-team", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "yes", "title": "How does my child join the swim team?", "summary": "The HOA page provides a registration link and directs team questions to the Glen Abbey Gators. The Board has also documented a $6,000 swim-team allocation for 2026.", "updated": "22 August 2026, reviewed", "plain": [ [ "The HOA page provides a registration link and directs team questions to glenabbeygators.swim@gmail.com. Its text-only capture does not preserve the link target, so use that address to confirm the current registration route. ", { "text": "The HOA's swim page takes swimmers from ages 4 to 18 and divides summer groups by age and skill level, with a season running roughly mid-May to late June", "doc": "Swim — glenabbeyhoa.com" }, ", including a Welcome Splash Night and an end-of-season banquet. ", { "text": "The Board's January 2026 minutes also record an approved $6,000 budget allocation for the swim team", "doc": "Board Minutes, January 2026" }, ". That documents Association funding and Board involvement; it does not establish operational oversight or how the money must be spent." ], [ "There is a group for children who are not there yet. ", { "text": "The Hatchlings group is for a young swimmer who can swim independently but cannot yet manage a full length of the pool", "doc": "Swim — glenabbeyhoa.com" }, ". It is not a learn-to-swim group: the swimmer already has to be safe in the water on their own." ], "Treat the dates on the page as this season's rather than a fixed rule. The page carries no date of its own, so the season it shows may be last year's until it is updated. Ask the team address for the current calendar before you plan around it." ], "doc": "Swim — glenabbeyhoa.com", "steps": [ { "title": "Ask the Gators for the current registration route", "detail": "The HOA page visibly directs questions to the Gators, but the captured registration link has no recoverable target. Use the team address to ask about registration, placement, and the current calendar.", "meta": "glenabbeygators.swim@gmail.com" }, { "title": "Ask which group before you register", "detail": "Groups are by age and skill together, not age alone, and there is a separate group for a swimmer who cannot yet do a full length. Say your child's age and roughly what they can swim.", "meta": "Example" } ], "missed": "Expecting the pool to be open as usual once the season starts. Swim events can change pool availability, but no published standing rule says every practice or meet closes it; check the current announcement before you go.", "__gaBody": "the hoa page provides a registration link and directs team questions to glenabbeygators.swim@gmail.com. its text-only capture does not preserve the link target, so use that address to confirm the current registration route. the hoa's swim page takes swimmers from ages 4 to 18 and divides summer groups by age and skill level, with a season running roughly mid-may to late june , including a welcome splash night and an end-of-season banquet. the board's january 2026 minutes also record an approved $6,000 budget allocation for the swim team . that documents association funding and board involvement; it does not establish operational oversight or how the money must be spent. there is a group for children who are not there yet. the hatchlings group is for a young swimmer who can swim independently but cannot yet manage a full length of the pool . it is not a learn-to-swim group: the swimmer already has to be safe in the water on their own. treat the dates on the page as this season's rather than a fixed rule. the page carries no date of its own, so the season it shows may be last year's until it is updated. ask the team address for the current calendar before you plan around it. the hoa page visibly directs questions to the gators, but the captured registration link has no recoverable target. use the team address to ask about registration, placement, and the current calendar. groups are by age and skill together, not age alone, and there is a separate group for a swimmer who cannot yet do a full length. say your child's age and roughly what they can swim.", "__gaStepTitles": "ask the gators for the current registration route ask which group before you register", "url": "https://glenabbeyrules.com/rule/amenities-swim-team", "markdown_url": "https://glenabbeyrules.com/rule/amenities-swim-team.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "The HOA page provides a registration link and directs team questions to the Glen Abbey Gators. The Board has also documented a $6,000 swim-team allocation for 2026.\n\nThe HOA page provides a registration link and directs team questions to glenabbeygators.swim@gmail.com. Its text-only capture does not preserve the link target, so use that address to confirm the current registration route. The HOA's swim page takes swimmers from ages 4 to 18 and divides summer groups by age and skill level, with a season running roughly mid-May to late June, including a Welcome Splash Night and an end-of-season banquet. The Board's January 2026 minutes also record an approved $6,000 budget allocation for the swim team. That documents Association funding and Board involvement; it does not establish operational oversight or how the money must be spent.\n\nThere is a group for children who are not there yet. The Hatchlings group is for a young swimmer who can swim independently but cannot yet manage a full length of the pool. It is not a learn-to-swim group: the swimmer already has to be safe in the water on their own.\n\nTreat the dates on the page as this season's rather than a fixed rule. The page carries no date of its own, so the season it shows may be last year's until it is updated. Ask the team address for the current calendar before you plan around it.", "sources": [ { "name": "Board Minutes, January 2026", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "20 January 2026", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "January", "file": "01_20_2026 GA January Board Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Swim — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place. It carries a swim season but no date of its own, and the team that writes it is not the Association", "locator": null, "url": "https://www.glenabbeyhoa.com/swim/", "quoted": true } ] }, { "id": "parking-overnight-amenities", "topic": "Parking & vehicles", "topicId": "parking", "verdict": "no", "title": "Can I leave my car overnight at the clubhouse or the courts?", "summary": "No. Overnight parking is not permitted at the clubhouse, the Linear courts or the Boxgrove pavilion, and vehicles left there may be towed.", "updated": "5 August 2026", "plain": [ "The amenity lots are for people using the amenity. Overnight parking is not permitted at the clubhouse, the Linear courts or the Boxgrove pavilion, and the Association has said vehicles left in those areas overnight may be subject to towing.", "The clubhouse lot in particular is not vehicle storage. This comes up when someone leaves a second car there during a trip. The handicapped space needs a valid placard like anywhere else.", "Worth being straight about the authority here: the Association enforces this as a community rule, but no HOA document actually states it. The towing risk is real regardless, because the lot is Association property." ], "quote": "", "doc": "CMA email, 5 Jun 2026 · XN24287581", "sec": "", "steps": [], "missed": "Leaving a car at the clubhouse while you travel. It reads as the safest place to put it and is the one place explicitly named as subject to towing.", "__gaBody": "the amenity lots are for people using the amenity. overnight parking is not permitted at the clubhouse, the linear courts or the boxgrove pavilion, and the association has said vehicles left in those areas overnight may be subject to towing. the clubhouse lot in particular is not vehicle storage. this comes up when someone leaves a second car there during a trip. the handicapped space needs a valid placard like anywhere else. worth being straight about the authority here: the association enforces this as a community rule, but no hoa document actually states it. the towing risk is real regardless, because the lot is association property.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/parking-overnight-amenities", "markdown_url": "https://glenabbeyrules.com/rule/parking-overnight-amenities.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "No. Overnight parking is not permitted at the clubhouse, the Linear courts or the Boxgrove pavilion, and vehicles left there may be towed.\n\nThe amenity lots are for people using the amenity. Overnight parking is not permitted at the clubhouse, the Linear courts or the Boxgrove pavilion, and the Association has said vehicles left in those areas overnight may be subject to towing.\n\nThe clubhouse lot in particular is not vehicle storage. This comes up when someone leaves a second car there during a trip. The handicapped space needs a valid placard like anywhere else.\n\nWorth being straight about the authority here: the Association enforces this as a community rule, but no HOA document actually states it. The towing risk is real regardless, because the lot is Association property.", "sources": [ { "name": "CMA email, 5 Jun 2026 · XN24287581", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "5 June 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": true } ] }, { "id": "amenities-winter-shutoff", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "yes", "title": "Is there outdoor water in winter?", "summary": "No — irrigation, the pool, the outdoor drinking fountains and the outdoor restrooms are all winterized and stay down until spring.", "updated": "5 August 2026", "plain": [ "Every year the common areas get winterized to stop pipes freezing: the irrigation system, the pool, the outdoor drinking fountains and the outdoor restrooms all go down together. They come back in spring. De-winterization has been announced in April in more than one year.", "This matters mainly if you are booking. A pavilion reservation or a winter court session comes with no drinking water and no outdoor toilet, and the clubhouse is not necessarily open to cover it. Plan for that rather than discovering it on the day." ], "quote": "", "doc": "CMA email, 22 Dec 2022 · XN1270338", "sec": "", "steps": [], "missed": "Booking the pavilion for a winter gathering and assuming the restrooms are available. They are deliberately shut off, not broken, and nothing on the reservation flow says so.", "__gaBody": "every year the common areas get winterized to stop pipes freezing: the irrigation system, the pool, the outdoor drinking fountains and the outdoor restrooms all go down together. they come back in spring. de-winterization has been announced in april in more than one year. this matters mainly if you are booking. a pavilion reservation or a winter court session comes with no drinking water and no outdoor toilet, and the clubhouse is not necessarily open to cover it. plan for that rather than discovering it on the day.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/amenities-winter-shutoff", "markdown_url": "https://glenabbeyrules.com/rule/amenities-winter-shutoff.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "No — irrigation, the pool, the outdoor drinking fountains and the outdoor restrooms are all winterized and stay down until spring.\n\nEvery year the common areas get winterized to stop pipes freezing: the irrigation system, the pool, the outdoor drinking fountains and the outdoor restrooms all go down together. They come back in spring. De-winterization has been announced in April in more than one year.\n\nThis matters mainly if you are booking. A pavilion reservation or a winter court session comes with no drinking water and no outdoor toilet, and the clubhouse is not necessarily open to cover it. Plan for that rather than discovering it on the day.", "sources": [ { "name": "CMA email, 22 Dec 2022 · XN1270338", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "22 December 2022", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": true } ] }, { "id": "yards-air-guns", "topic": "Yards & trees", "topicId": "yards", "verdict": "no", "title": "Are BB guns, pellet guns or airsoft allowed?", "summary": "No. The covenant's firearms prohibition is written to include BB and pellet guns, whatever their size or power.", "updated": "5 August 2026", "plain": [ [ { "text": "The Declaration", "doc": "Declaration of Covenants", "sec": "Art. XI § 16" }, " prohibits firearms in the community, and it defines the term broadly enough to leave no gap: BB guns, pellet guns and other firearms of all types, regardless of size, power or gauge. This is a covenant restriction rather than a Board rule, so it is not something the DRB can approve around." ], "Residents have separately been told the walking trails are not a place to test them, which is the setting this usually comes up in. The management office has also advised that City law bars children under 16 from using BB, pellet or paint guns without adult supervision. That's the office's read of City law, not an Association rule — treat it as a pointer to check with the City." ], "quote": "", "doc": "Declaration of Covenants", "sec": "Art. XI, 16", "steps": [], "missed": "Treating a back garden as private for this. The prohibition is on the community, not on visibility, and there is no distance or backstop that makes it compliant.", "__gaBody": "the declaration prohibits firearms in the community, and it defines the term broadly enough to leave no gap: bb guns, pellet guns and other firearms of all types, regardless of size, power or gauge. this is a covenant restriction rather than a board rule, so it is not something the drb can approve around. residents have separately been told the walking trails are not a place to test them, which is the setting this usually comes up in. the management office has also advised that city law bars children under 16 from using bb, pellet or paint guns without adult supervision. that's the office's read of city law, not an association rule — treat it as a pointer to check with the city.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/yards-air-guns", "markdown_url": "https://glenabbeyrules.com/rule/yards-air-guns.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "No. The covenant's firearms prohibition is written to include BB and pellet guns, whatever their size or power.\n\nThe Declaration prohibits firearms in the community, and it defines the term broadly enough to leave no gap: BB guns, pellet guns and other firearms of all types, regardless of size, power or gauge. This is a covenant restriction rather than a Board rule, so it is not something the DRB can approve around.\n\nResidents have separately been told the walking trails are not a place to test them, which is the setting this usually comes up in. The management office has also advised that City law bars children under 16 from using BB, pellet or paint guns without adult supervision. That's the office's read of City law, not an Association rule — treat it as a pointer to check with the City.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 16", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] }, { "id": "signs-glen-abbey-name-logo", "topic": "Signs & flags", "topicId": "signs", "verdict": "ask", "title": "Can I use the Glen Abbey name or logo for a business, flyer, or neighbourhood group?", "summary": "The name is restricted by the covenant and the logo by a Board policy with a registered trademark behind it. Saying your house is in Glen Abbey is fine. Naming a business or putting the logo on anything is not, without written permission.", "updated": "5 August 2026", "plain": [ [ "There are two separate restrictions here and they catch different things. ", { "text": "The covenant", "doc": "Declaration of Covenants", "sec": "Art. XII § 17" }, " restricts the name: nobody may use it in the name of any commercial or residential building, or any business or enterprise, or in any printed or promotional material, without prior written consent. The exception is narrow but it is the one most residents need. An owner or occupant may use \"Glen Abbey\" in printed or promotional matter where the phrase is used solely to say that a particular property is located in the community. So \"beautiful home in Glen Abbey\" on a listing is expressly fine. \"Glen Abbey Landscaping\" is not." ], [ "The logo is governed separately, by ", { "text": "Board-adopted Logo Guidelines dated 20 September 2006", "doc": "Logo Policy, 20 September 2006" }, ", and they are stricter. Use of the logo is restricted to Glen Abbey sanctioned activities, and nobody may copy, redistribute, reproduce, republish or modify it in any form without written permission from the Board. It may not be used in any way that expresses or implies the community's affiliation, sponsorship, endorsement, certification or approval. It may not be combined with other logos, words, graphics or slogans, used as a design feature on individual or company materials, or imitated. The name gets a second mention there too: neither the logo nor the Glen Abbey name may be included in a trade or business name, domain name, product or service name, logo, trade dress, design, slogan or other trademark. Where permission has been given, the guidelines also fix how it must appear — the typeface cannot be changed, it cannot be redrawn or re-proportioned, it cannot be screened back or used as a watermark, and it prints in a single colour, black or green." ], "This is not dormant — the trademark on the Glen Abbey logo was renewed after lapsing, so there is a registered mark behind the policy. The Board has also given a working test for judging use of the name: if it looks like the communication is coming from the HOA, it is not acceptable. Marketing that identifies where a house is sits on one side of that line. Anything a neighbour might mistake for an Association mailing sits on the other." ], "quote": "No Person shall use the word \"Glen Abbeys\" in the name of any commercial or residential building or any commercial or residential business or enterprise or in any printed or promotional material without the prior written consent of the Declarant. However, Owners or occupants of Lots may use the word \"Glen Abbey\" in printed or promotional matter where such phrase is used solely to specify that particular property is located within the Glen Abbey Community.", "doc": "Declaration of Covenants", "sec": "Art. XII, 17", "steps": [ { "title": "Email the property manager before you print, register, or launch anything", "detail": "Say exactly what you want to use — the name, the logo, or both — and where it will appear (a flyer, a business name, a domain, a shirt). Permission is per-use, and if the logo is involved the Board's Logo Guidelines fix how it can be reproduced: unaltered typeface, no redrawing or re-proportioning, single color.", "meta": "manager@glenabbeyhoa.com" }, { "title": "What to send", "detail": "Example: \"I'd like to put together a flyer for a block party that says the address is in Glen Abbey — can I get written permission to reference the community name, and is the logo okay to include?\" Naming a business or domain after the community, rather than just describing where it is, is restricted outright and isn't something permission can fix.", "meta": "" } ], "missed": [ "Two things. First, the exception covers describing a property's location, not trading on the name. A home business, a domain, a social account or a service named after the neighbourhood is squarely the thing both documents prohibit, however local and well-meant. Second, a drafting oddity you should not rely on: ", "the covenant", "'s prohibition is written against the word \"Glen Abbeys,\" plural, while its exception is written about \"Glen Abbey,\" singular. It reads as a typo rather than a distinction, and the logo policy restricts the singular name in terms, so treat the singular as covered." ], "__gaBody": "there are two separate restrictions here and they catch different things. the covenant restricts the name: nobody may use it in the name of any commercial or residential building, or any business or enterprise, or in any printed or promotional material, without prior written consent. the exception is narrow but it is the one most residents need. an owner or occupant may use \"glen abbey\" in printed or promotional matter where the phrase is used solely to say that a particular property is located in the community. so \"beautiful home in glen abbey\" on a listing is expressly fine. \"glen abbey landscaping\" is not. the logo is governed separately, by board-adopted logo guidelines dated 20 september 2006 , and they are stricter. use of the logo is restricted to glen abbey sanctioned activities, and nobody may copy, redistribute, reproduce, republish or modify it in any form without written permission from the board. it may not be used in any way that expresses or implies the community's affiliation, sponsorship, endorsement, certification or approval. it may not be combined with other logos, words, graphics or slogans, used as a design feature on individual or company materials, or imitated. the name gets a second mention there too: neither the logo nor the glen abbey name may be included in a trade or business name, domain name, product or service name, logo, trade dress, design, slogan or other trademark. where permission has been given, the guidelines also fix how it must appear — the typeface cannot be changed, it cannot be redrawn or re-proportioned, it cannot be screened back or used as a watermark, and it prints in a single colour, black or green. this is not dormant — the trademark on the glen abbey logo was renewed after lapsing, so there is a registered mark behind the policy. the board has also given a working test for judging use of the name: if it looks like the communication is coming from the hoa, it is not acceptable. marketing that identifies where a house is sits on one side of that line. anything a neighbour might mistake for an association mailing sits on the other. say exactly what you want to use — the name, the logo, or both — and where it will appear (a flyer, a business name, a domain, a shirt). permission is per-use, and if the logo is involved the board's logo guidelines fix how it can be reproduced: unaltered typeface, no redrawing or re-proportioning, single color. example: \"i'd like to put together a flyer for a block party that says the address is in glen abbey — can i get written permission to reference the community name, and is the logo okay to include?\" naming a business or domain after the community, rather than just describing where it is, is restricted outright and isn't something permission can fix.", "__gaStepTitles": "email the property manager before you print, register, or launch anything what to send", "url": "https://glenabbeyrules.com/rule/signs-glen-abbey-name-logo", "markdown_url": "https://glenabbeyrules.com/rule/signs-glen-abbey-name-logo.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "The name is restricted by the covenant and the logo by a Board policy with a registered trademark behind it. Saying your house is in Glen Abbey is fine. Naming a business or putting the logo on anything is not, without written permission.\n\nThere are two separate restrictions here and they catch different things. The covenant restricts the name: nobody may use it in the name of any commercial or residential building, or any business or enterprise, or in any printed or promotional material, without prior written consent. The exception is narrow but it is the one most residents need. An owner or occupant may use \"Glen Abbey\" in printed or promotional matter where the phrase is used solely to say that a particular property is located in the community. So \"beautiful home in Glen Abbey\" on a listing is expressly fine. \"Glen Abbey Landscaping\" is not.\n\nThe logo is governed separately, by Board-adopted Logo Guidelines dated 20 September 2006, and they are stricter. Use of the logo is restricted to Glen Abbey sanctioned activities, and nobody may copy, redistribute, reproduce, republish or modify it in any form without written permission from the Board. It may not be used in any way that expresses or implies the community's affiliation, sponsorship, endorsement, certification or approval. It may not be combined with other logos, words, graphics or slogans, used as a design feature on individual or company materials, or imitated. The name gets a second mention there too: neither the logo nor the Glen Abbey name may be included in a trade or business name, domain name, product or service name, logo, trade dress, design, slogan or other trademark. Where permission has been given, the guidelines also fix how it must appear — the typeface cannot be changed, it cannot be redrawn or re-proportioned, it cannot be screened back or used as a watermark, and it prints in a single colour, black or green.\n\nThis is not dormant — the trademark on the Glen Abbey logo was renewed after lapsing, so there is a registered mark behind the policy. The Board has also given a working test for judging use of the name: if it looks like the communication is coming from the HOA, it is not acceptable. Marketing that identifies where a house is sits on one side of that line. Anything a neighbour might mistake for an Association mailing sits on the other.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XII, 17", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "Logo Policy, 20 September 2006", "section": null, "authority": "board-policy", "authority_label": "Board policy", "adopted": "20 September 2006", "dated_by": "stated on the policy", "locator": null, "url": null, "quoted": false } ] }, { "id": "signs-solicitors", "priority": 2, "topic": "Signs & flags", "topicId": "signs", "verdict": "depends", "title": "Is door-to-door solicitation allowed, and can I stop it?", "summary": "The management office says no, but the enforceable route is the City's. Solicitors need a City permit, and you can put your address on the City's do-not-visit list.", "updated": "5 August 2026", "plain": [ [ { "text": "The management office states that solicitation is not allowed at Glen Abbey and will ask a solicitor to leave if you call during office hours.", "doc": "CMA email, 29 Mar 2024 · XN8819695" }, " But the streets here are public, which limits what the Association can actually do about someone walking them." ], [ "The route with teeth is the City's. Solicitors are required to carry ", { "text": "a City of Alpharetta permit", "doc": "Alpharetta Door-to-Door Sales Ordinance" }, ", and residents can file ", "a No Solicitation form", " with the City to be added to the list of addresses that may not be visited. That is the step that gives you something to point at on the doorstep." ], [ "Worth being accurate about ", { "text": "the covenant", "doc": "Declaration of Covenants", "sec": "Art. XI § 2" }, ", because it is often misread. The only solicitation language in ", "the Declaration", " sits in the residential-use restriction, and it constrains residents running businesses from their own homes. It says nothing about outside canvassers." ] ], "quote": "", "doc": "CMA email, 29 Mar 2024 · XN8819695", "sec": "", "steps": [ { "title": "File the City's No Solicitation form for your address", "detail": "This is the step that actually binds anyone — a permitted solicitor is required to honor the City's do-not-visit list. Calling the management office during office hours can get someone asked to leave in the moment, but it doesn't stop the next one.", "meta": "City of Alpharetta" }, { "title": "What that gets you", "detail": "Once your address is on the City's list, a solicitor carrying a valid Alpharetta permit is required to skip your house. If one still knocks after that, the City permit and do-not-visit list are what you point to — not the HOA covenant, which doesn't address outside canvassers at all.", "meta": "" } ], "missed": [ "Expecting the HOA to stop it. On public streets the Association's reach is limited to asking; ", "the City permit", " and ", "the do-not-visit list", " are the parts that actually bind anyone." ], "__gaBody": "the management office states that solicitation is not allowed at glen abbey and will ask a solicitor to leave if you call during office hours. but the streets here are public, which limits what the association can actually do about someone walking them. the route with teeth is the city's. solicitors are required to carry a city of alpharetta permit , and residents can file a no solicitation form with the city to be added to the list of addresses that may not be visited. that is the step that gives you something to point at on the doorstep. worth being accurate about the covenant , because it is often misread. the only solicitation language in the declaration sits in the residential-use restriction, and it constrains residents running businesses from their own homes. it says nothing about outside canvassers. this is the step that actually binds anyone — a permitted solicitor is required to honor the city's do-not-visit list. calling the management office during office hours can get someone asked to leave in the moment, but it doesn't stop the next one. once your address is on the city's list, a solicitor carrying a valid alpharetta permit is required to skip your house. if one still knocks after that, the city permit and do-not-visit list are what you point to — not the hoa covenant, which doesn't address outside canvassers at all.", "__gaStepTitles": "file the city's no solicitation form for your address what that gets you", "url": "https://glenabbeyrules.com/rule/signs-solicitors", "markdown_url": "https://glenabbeyrules.com/rule/signs-solicitors.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "The management office says no, but the enforceable route is the City's. Solicitors need a City permit, and you can put your address on the City's do-not-visit list.\n\nThe management office states that solicitation is not allowed at Glen Abbey and will ask a solicitor to leave if you call during office hours. But the streets here are public, which limits what the Association can actually do about someone walking them.\n\nThe route with teeth is the City's. Solicitors are required to carry a City of Alpharetta permit, and residents can file a No Solicitation form with the City to be added to the list of addresses that may not be visited. That is the step that gives you something to point at on the doorstep.\n\nWorth being accurate about the covenant, because it is often misread. The only solicitation language in the Declaration sits in the residential-use restriction, and it constrains residents running businesses from their own homes. It says nothing about outside canvassers.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI § 2", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Alpharetta Door-to-Door Sales Ordinance", "section": null, "authority": "city-law", "authority_label": "City ordinance", "adopted": null, "dated_by": "City code, amended continuously — check municode for the current text", "locator": null, "url": "https://library.municode.com/ga/alpharetta/codes/code_of_ordinances?nodeId=PTIICOOR_CH10BUBURE_ARTVIDO-DSA", "quoted": false }, { "name": "CMA email, 29 Mar 2024 · XN8819695", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "29 March 2024", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": true } ] }, { "id": "exterior-curb-sidewalk-repair", "topic": "Home exterior", "topicId": "exterior", "verdict": "yes", "title": "Who fixes a broken curb or sidewalk?", "summary": "The City of Alpharetta. Send the manager a photo and the address, and the office files the City ticket for you.", "updated": "5 August 2026", "plain": [ "Curbs and sidewalks along Glen Abbey's streets are City infrastructure, because the streets are public. Repairs are the City's to make, not the Association's and not the adjoining homeowner's.", "The practical route is through the management office: send a photo and the address, and the office raises the ticket with the City. You can contact the City directly, but going through the office means the Association has a record and can follow up on it." ], "quote": "", "doc": "CMA email, 21 Apr 2023 · XN3140565", "sec": "", "steps": [ { "title": "Send a photo and the address to the manager", "detail": "The office files the City ticket and can chase it.", "meta": "manager@glenabbeyhoa.com" }, { "title": "What to send", "detail": "A photo showing the damage clearly, plus the address and which side of the property it's on (e.g. 'sidewalk in front, cracked and lifted' vs 'curb at the driveway apron') — enough for the City ticket to be specific about location.", "meta": "Example" } ], "missed": "Assuming a broken curb outside your house is your bill because it is on your frontage. It is City infrastructure — but the debris and clippings rules for that same strip are still yours.", "__gaBody": "curbs and sidewalks along glen abbey's streets are city infrastructure, because the streets are public. repairs are the city's to make, not the association's and not the adjoining homeowner's. the practical route is through the management office: send a photo and the address, and the office raises the ticket with the city. you can contact the city directly, but going through the office means the association has a record and can follow up on it. the office files the city ticket and can chase it. a photo showing the damage clearly, plus the address and which side of the property it's on (e.g. 'sidewalk in front, cracked and lifted' vs 'curb at the driveway apron') — enough for the city ticket to be specific about location.", "__gaStepTitles": "send a photo and the address to the manager what to send", "url": "https://glenabbeyrules.com/rule/exterior-curb-sidewalk-repair", "markdown_url": "https://glenabbeyrules.com/rule/exterior-curb-sidewalk-repair.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "The City of Alpharetta. Send the manager a photo and the address, and the office files the City ticket for you.\n\nCurbs and sidewalks along Glen Abbey's streets are City infrastructure, because the streets are public. Repairs are the City's to make, not the Association's and not the adjoining homeowner's.\n\nThe practical route is through the management office: send a photo and the address, and the office raises the ticket with the City. You can contact the City directly, but going through the office means the Association has a record and can follow up on it.", "sources": [ { "name": "CMA email, 21 Apr 2023 · XN3140565", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "21 April 2023", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": true } ] }, { "id": "trash-glass-hazardous", "topic": "Trash & bins", "topicId": "trash", "verdict": "depends", "title": "Where do I take glass and household hazardous waste?", "summary": "Glass goes to the City's year-round drop-off at Public Works. Hazardous waste is only taken at occasional City events with advance registration.", "updated": "5 August 2026", "plain": [ "Curbside glass recycling ended in August 2022, so glass in the cart is no longer collected. The City runs a permanent, year-round drop-off in the front parking lot of the Public Works facility on Hembree Road, and that is the standing answer for glass.", "Household hazardous waste is different and much less convenient: the City handles it at occasional collection events with mandatory advance registration, and those are announced individually rather than run on a schedule. The most recent one was described as a one-day event, so do not assume there will be another soon. Watch the community updates and register when one appears." ], "quote": "", "doc": "CMA email, 17 Apr 2026 · XN23314854", "sec": "", "steps": [], "missed": "Putting glass in the recycling cart out of habit. It has not been collected curbside since 2022, and the drop-off is a deliberate trip rather than something that happens at your kerb.", "__gaBody": "curbside glass recycling ended in august 2022, so glass in the cart is no longer collected. the city runs a permanent, year-round drop-off in the front parking lot of the public works facility on hembree road, and that is the standing answer for glass. household hazardous waste is different and much less convenient: the city handles it at occasional collection events with mandatory advance registration, and those are announced individually rather than run on a schedule. the most recent one was described as a one-day event, so do not assume there will be another soon. watch the community updates and register when one appears.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/trash-glass-hazardous", "markdown_url": "https://glenabbeyrules.com/rule/trash-glass-hazardous.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Glass goes to the City's year-round drop-off at Public Works. Hazardous waste is only taken at occasional City events with advance registration.\n\nCurbside glass recycling ended in August 2022, so glass in the cart is no longer collected. The City runs a permanent, year-round drop-off in the front parking lot of the Public Works facility on Hembree Road, and that is the standing answer for glass.\n\nHousehold hazardous waste is different and much less convenient: the City handles it at occasional collection events with mandatory advance registration, and those are announced individually rather than run on a schedule. The most recent one was described as a one-day event, so do not assume there will be another soon. Watch the community updates and register when one appears.", "sources": [ { "name": "CMA email, 17 Apr 2026 · XN23314854", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "17 April 2026", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": true } ] }, { "id": "yards-feeding-deer", "topic": "Yards & trees", "topicId": "yards", "verdict": "depends", "title": "Can I feed the deer?", "summary": "There is no rule against it, but the Association strongly discourages it — and there is no population control here to offset it.", "updated": "5 August 2026", "plain": [ "This is advice rather than a rule, and worth publishing as such: no fine and no covenant provision attach to it. The Association has said it strongly discourages feeding the deer, and recommends deer-tolerant planting and repellent for anyone losing a garden to them.", "The reasoning it gave is the part people miss. Hunting is the usual population control and it is obviously not an option in a neighbourhood, so feeding compounds a problem that has no other release valve here. Your neighbours' plantings absorb the difference." ], "quote": "", "doc": "CMA email, 10 Feb 2023 · XN2042460", "sec": "", "steps": [], "missed": "Reading “discouraged” as “prohibited” — or the reverse, that because it is not prohibited it is neighbourly. Neither is quite right: there is no enforcement here, and there is a real effect on everyone else's garden.", "__gaBody": "this is advice rather than a rule, and worth publishing as such: no fine and no covenant provision attach to it. the association has said it strongly discourages feeding the deer, and recommends deer-tolerant planting and repellent for anyone losing a garden to them. the reasoning it gave is the part people miss. hunting is the usual population control and it is obviously not an option in a neighbourhood, so feeding compounds a problem that has no other release valve here. your neighbours' plantings absorb the difference.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/yards-feeding-deer", "markdown_url": "https://glenabbeyrules.com/rule/yards-feeding-deer.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "There is no rule against it, but the Association strongly discourages it — and there is no population control here to offset it.\n\nThis is advice rather than a rule, and worth publishing as such: no fine and no covenant provision attach to it. The Association has said it strongly discourages feeding the deer, and recommends deer-tolerant planting and repellent for anyone losing a garden to them.\n\nThe reasoning it gave is the part people miss. Hunting is the usual population control and it is obviously not an option in a neighbourhood, so feeding compounds a problem that has no other release valve here. Your neighbours' plantings absorb the difference.", "sources": [ { "name": "CMA email, 10 Feb 2023 · XN2042460", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "10 February 2023", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": true } ] }, { "id": "yards-fireworks", "topic": "Yards & trees", "topicId": "yards", "verdict": "depends", "title": "Can I set off fireworks?", "summary": "Nothing Glen Abbey has adopted mentions fireworks. Georgia law allows them between 10am and 11:59pm, and never in the street. The covenant's nuisance standard is the part the Association can act on.", "updated": "8 August 2026", "plain": [ [ "No Glen Abbey document mentions fireworks at all — not the covenants, not the Rules and Regulations, not any Board policy. State law is what sets the hours. Consumer fireworks may be used ", { "text": "on any day between 10:00am and 11:59pm", "doc": "Georgia Consumer Fireworks Rules", "sec": "Rule 120-3-22-.13 Use of Fireworks" }, ", and that window narrows where the noise breaks a city noise ordinance. The rule lists an exception for six dates: January 1, the last Saturday and Sunday in May, July 3, July 4, the first Monday in September, and December 31. New Year's Day also runs from midnight to 1:00am." ], [ "Where you stand matters as much as the clock. It is ", { "text": "unlawful to set them off within the right of way of a public road or street", "doc": "Georgia Consumer Fireworks Rules", "sec": "Rule 120-3-22-.14 Unlawful Activity" }, ", and Glen Abbey's streets are public. That rules out the cul-de-sac, which is the easiest place to launch from and where a lot of them here actually go up. Your own driveway or back garden is the part you control." ], [ "The Association cannot enforce state law, but it can enforce the covenant, which bans any condition on your lot that ", { "text": "disturbs the peace, quiet, comfort or serenity of surrounding lots", "doc": "Declaration of Covenants", "sec": "Art. XI, 7" }, ". That standard carries no clock and no decibel level, so finishing before 11:59pm is not an answer to a complaint. Common areas are a separate question again: a resident who asked to put on a professional fireworks show at the clubhouse was ", { "text": "turned down by the Board", "doc": "Board Minutes, September 2021" }, "." ] ], "quote": "Consumer fireworks may be used, ignited, or caused to be ignited on any day between the hours of 10:00 A.M. and 11:59 P.M. unless during such times the noise from such use or ignition is not in compliance with a noise ordinance of a county or municipal corporation.", "doc": "Georgia Consumer Fireworks Rules", "sec": "Rule 120-3-22-.13 Use of Fireworks", "steps": [ { "title": "Happening now and unsafe? That is the police, not the HOA", "detail": "The Association's route is a violation notice, which takes days. Anything involving fire risk or an injury is a call to the police in the moment, the same split the covenant's noise standard already follows.", "meta": "" }, { "title": "A repeated problem is a covenant complaint", "detail": "Report it to the management office the way you would any other violation, and describe the effect on your lot rather than the fireworks themselves. Disturbance is the test the Association applies, and it is the part it can act on.", "meta": "manager@glenabbeyhoa.com" } ], "missed": "Reading the state's 11:59pm as permission. It is the outer limit the police work to, not the standard the Association applies, and a covenant complaint about disturbance has no clock on it.", "__gaBody": "no glen abbey document mentions fireworks at all — not the covenants, not the rules and regulations, not any board policy. state law is what sets the hours. consumer fireworks may be used on any day between 10:00am and 11:59pm , and that window narrows where the noise breaks a city noise ordinance. the rule lists an exception for six dates: january 1, the last saturday and sunday in may, july 3, july 4, the first monday in september, and december 31. new year's day also runs from midnight to 1:00am. where you stand matters as much as the clock. it is unlawful to set them off within the right of way of a public road or street , and glen abbey's streets are public. that rules out the cul-de-sac, which is the easiest place to launch from and where a lot of them here actually go up. your own driveway or back garden is the part you control. the association cannot enforce state law, but it can enforce the covenant, which bans any condition on your lot that disturbs the peace, quiet, comfort or serenity of surrounding lots . that standard carries no clock and no decibel level, so finishing before 11:59pm is not an answer to a complaint. common areas are a separate question again: a resident who asked to put on a professional fireworks show at the clubhouse was turned down by the board . the association's route is a violation notice, which takes days. anything involving fire risk or an injury is a call to the police in the moment, the same split the covenant's noise standard already follows. report it to the management office the way you would any other violation, and describe the effect on your lot rather than the fireworks themselves. disturbance is the test the association applies, and it is the part it can act on.", "__gaStepTitles": "happening now and unsafe? that is the police, not the hoa a repeated problem is a covenant complaint", "url": "https://glenabbeyrules.com/rule/yards-fireworks", "markdown_url": "https://glenabbeyrules.com/rule/yards-fireworks.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Nothing Glen Abbey has adopted mentions fireworks. Georgia law allows them between 10am and 11:59pm, and never in the street. The covenant's nuisance standard is the part the Association can act on.\n\nNo Glen Abbey document mentions fireworks at all — not the covenants, not the Rules and Regulations, not any Board policy. State law is what sets the hours. Consumer fireworks may be used on any day between 10:00am and 11:59pm, and that window narrows where the noise breaks a city noise ordinance. The rule lists an exception for six dates: January 1, the last Saturday and Sunday in May, July 3, July 4, the first Monday in September, and December 31. New Year's Day also runs from midnight to 1:00am.\n\nWhere you stand matters as much as the clock. It is unlawful to set them off within the right of way of a public road or street, and Glen Abbey's streets are public. That rules out the cul-de-sac, which is the easiest place to launch from and where a lot of them here actually go up. Your own driveway or back garden is the part you control.\n\nThe Association cannot enforce state law, but it can enforce the covenant, which bans any condition on your lot that disturbs the peace, quiet, comfort or serenity of surrounding lots. That standard carries no clock and no decibel level, so finishing before 11:59pm is not an answer to a complaint. Common areas are a separate question again: a resident who asked to put on a professional fireworks show at the clubhouse was turned down by the Board.", "sources": [ { "name": "Declaration of Covenants", "section": "Art. XI, 7", "authority": "covenant", "authority_label": "Recorded covenant", "adopted": "6 August 1997", "dated_by": "recorded in the Fulton County land records at Deed Book 22924, Page 134 — itself a re-recording, one day after the 5 August filing at Book 22922, Page 019, to add an Exhibit A the first one omitted; then amended five times through 12 September 2014, and the consolidated text is what governs", "locator": { "nav": "Governing Documents", "shown": "Covenants with Amendments", "file": "Glen Abbey with Amendements.docx.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Board Minutes, September 2021", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "21 September 2021", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "September 2021", "file": "2021_09_21 Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Georgia Consumer Fireworks Rules", "section": "Rule 120-3-22-.13 Use of Fireworks", "authority": "state-law", "authority_label": "Georgia law", "adopted": null, "dated_by": "the Safety Fire Commissioner's rules on the State's own site, amended as the underlying law changes — check the current text rather than a date", "locator": null, "url": "https://rules.sos.ga.gov/gac/120-3-22", "quoted": true } ] }, { "id": "yards-trick-or-treat", "topic": "Yards & trees", "topicId": "yards", "verdict": "depends", "title": "When is trick-or-treating, and who sets the time?", "summary": "Nobody publishes a start time. The Board has settled the date rather than the hour, and Glen Abbey draws a lot of children in from outside the neighbourhood.", "updated": "8 August 2026", "plain": [ [ "No document sets an hour. Neither the City nor the Association publishes one, so the answer to “what time does it start” is whatever your street does. The date has been settled, though. Asked whether to move it to the nearest weekend, the Board decided in 2021 that ", { "text": "Halloween would be held on Halloween itself", "doc": "Board Minutes, October 2021" }, ", because of how many trick-or-treaters come in from outside Glen Abbey." ], [ "That last part is the useful bit, and it is the reason people run out of sweets here. Glen Abbey is a destination on the night rather than just a neighbourhood, so plan for more callers than your own street would produce. The Association's own reminder is about the traffic that comes with them: ", { "text": "drive slowly and watch for children crossing", "doc": "CMA email, 31 Oct 2025 · XN19493285" }, "." ], [ "Decorations are the one part that is actually written down. Halloween decorations may go up from October 7 and have to be down by ", { "text": "November 7", "doc": "Rules and Regulations", "sec": "Seasonal Decorations" }, ", which is a firmer rule than anything governing the night itself." ] ], "quote": "Halloween will be on Halloween due to the large number of outside trick or treaters that come to Glen Abbey.", "doc": "Board Minutes, October 2021", "sec": "", "steps": [], "missed": "Buying for your own street. The Board's own reason for keeping the date is the number of children who come in from elsewhere, and that is the year-on-year pattern rather than a one-off.", "__gaBody": "no document sets an hour. neither the city nor the association publishes one, so the answer to “what time does it start” is whatever your street does. the date has been settled, though. asked whether to move it to the nearest weekend, the board decided in 2021 that halloween would be held on halloween itself , because of how many trick-or-treaters come in from outside glen abbey. that last part is the useful bit, and it is the reason people run out of sweets here. glen abbey is a destination on the night rather than just a neighbourhood, so plan for more callers than your own street would produce. the association's own reminder is about the traffic that comes with them: drive slowly and watch for children crossing . decorations are the one part that is actually written down. halloween decorations may go up from october 7 and have to be down by november 7 , which is a firmer rule than anything governing the night itself.", "__gaStepTitles": "", "url": "https://glenabbeyrules.com/rule/yards-trick-or-treat", "markdown_url": "https://glenabbeyrules.com/rule/yards-trick-or-treat.md", "verdict_label": "Depends", "verdict_meaning": "The answer turns on the specifics — read the whole entry.", "answer_text": "Nobody publishes a start time. The Board has settled the date rather than the hour, and Glen Abbey draws a lot of children in from outside the neighbourhood.\n\nNo document sets an hour. Neither the City nor the Association publishes one, so the answer to “what time does it start” is whatever your street does. The date has been settled, though. Asked whether to move it to the nearest weekend, the Board decided in 2021 that Halloween would be held on Halloween itself, because of how many trick-or-treaters come in from outside Glen Abbey.\n\nThat last part is the useful bit, and it is the reason people run out of sweets here. Glen Abbey is a destination on the night rather than just a neighbourhood, so plan for more callers than your own street would produce. The Association's own reminder is about the traffic that comes with them: drive slowly and watch for children crossing.\n\nDecorations are the one part that is actually written down. Halloween decorations may go up from October 7 and have to be down by November 7, which is a firmer rule than anything governing the night itself.", "sources": [ { "name": "Rules and Regulations", "section": "Seasonal Decorations", "authority": "board-rule", "authority_label": "Board rule", "adopted": "2025", "dated_by": "the edition year in the filename the HOA publishes it under — no date appears anywhere inside the document", "locator": { "nav": "Governing Documents", "shown": "Rules and Regulations", "file": "Rules And Regs 2025.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": false }, { "name": "Board Minutes, October 2021", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "17 October 2021", "dated_by": "the meeting at which the Board carried it", "locator": { "nav": "Minutes", "shown": "October 2021", "file": "2021_10_17 Minutes.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true }, { "name": "CMA email, 31 Oct 2025 · XN19493285", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "31 October 2025", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": false } ] }, { "id": "tennis-outside-pros", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "no", "title": "Can I book a lesson with my own tennis coach?", "summary": "No. Outside tennis pros are not allowed to teach on the Glen Abbey courts — lessons have to come through the community's own pros.", "updated": "5 August 2026", "plain": [ [ "Bringing in a coach from outside is not permitted, whatever the arrangement. ", { "text": "The Tennis Guidelines", "doc": "Tennis Guidelines — glenabbeyhoa.com" }, " are explicit: outside tennis pros are not allowed to teach on the Glen Abbey courts, and residents wanting lessons or clinics are directed to the community's own pros." ], "It applies to the teaching rather than to the person. A friend who happens to coach for a living cannot give you a paid lesson here, and booking a court yourself does not change the answer — the restriction is on instruction taking place on the courts, not on who reserved them.", [ "Worth knowing where the rule lives, because it is not where you would expect. It is on ", "the Tennis Guidelines page", " on the Association's website, not in the Board-approved ", { "text": "Tennis Rules", "doc": "Glen Abbey Tennis Rules, 15 Feb 2023 · emailed XN2117908" }, " document typically emailed to residents. That document doesn't contain this prohibition — the closest it comes is a rule about independent play rather than teaching. The prohibition is real and current, but the signed document a player is pointed to is not where it is written down." ] ], "quote": "Outside Tennis Pros are not allowed to teach on the Glen Abbey courts.", "doc": "Tennis Guidelines — glenabbeyhoa.com", "sec": "", "steps": [ { "title": "Book lessons or clinics through Glen Abbey's own pros", "detail": "The Tennis Guidelines direct residents to the community's pros for lessons and clinics — an outside coach, even a friend who coaches professionally, can't teach on these courts regardless of who reserved them.", "meta": "" }, { "title": "What that looks like", "detail": "Example: a resident who wants weekly lessons contacts one of Glen Abbey's own tennis pros to schedule them, rather than booking a court themselves and having an outside coach they already work with meet them there.", "meta": "Example" } ], "missed": "Assuming that paying for the court makes the coach your business. The restriction is on instruction happening on these courts at all, so it catches the resident who books the court as readily as the outside pro who shows up.", "__gaBody": "bringing in a coach from outside is not permitted, whatever the arrangement. the tennis guidelines are explicit: outside tennis pros are not allowed to teach on the glen abbey courts, and residents wanting lessons or clinics are directed to the community's own pros. it applies to the teaching rather than to the person. a friend who happens to coach for a living cannot give you a paid lesson here, and booking a court yourself does not change the answer — the restriction is on instruction taking place on the courts, not on who reserved them. worth knowing where the rule lives, because it is not where you would expect. it is on the tennis guidelines page on the association's website, not in the board-approved tennis rules document typically emailed to residents. that document doesn't contain this prohibition — the closest it comes is a rule about independent play rather than teaching. the prohibition is real and current, but the signed document a player is pointed to is not where it is written down. the tennis guidelines direct residents to the community's pros for lessons and clinics — an outside coach, even a friend who coaches professionally, can't teach on these courts regardless of who reserved them. example: a resident who wants weekly lessons contacts one of glen abbey's own tennis pros to schedule them, rather than booking a court themselves and having an outside coach they already work with meet them there.", "__gaStepTitles": "book lessons or clinics through glen abbey's own pros what that looks like", "url": "https://glenabbeyrules.com/rule/tennis-outside-pros", "markdown_url": "https://glenabbeyrules.com/rule/tennis-outside-pros.md", "verdict_label": "Not allowed", "verdict_meaning": "Not allowed.", "answer_text": "No. Outside tennis pros are not allowed to teach on the Glen Abbey courts — lessons have to come through the community's own pros.\n\nBringing in a coach from outside is not permitted, whatever the arrangement. The Tennis Guidelines are explicit: outside tennis pros are not allowed to teach on the Glen Abbey courts, and residents wanting lessons or clinics are directed to the community's own pros.\n\nIt applies to the teaching rather than to the person. A friend who happens to coach for a living cannot give you a paid lesson here, and booking a court yourself does not change the answer — the restriction is on instruction taking place on the courts, not on who reserved them.\n\nWorth knowing where the rule lives, because it is not where you would expect. It is on the Tennis Guidelines page on the Association's website, not in the Board-approved Tennis Rules document typically emailed to residents. That document doesn't contain this prohibition — the closest it comes is a rule about independent play rather than teaching. The prohibition is real and current, but the signed document a player is pointed to is not where it is written down.", "sources": [ { "name": "Tennis Guidelines — glenabbeyhoa.com", "section": null, "authority": "amenity-terms", "authority_label": "Amenity terms", "adopted": null, "dated_by": "a page the HOA edits in place, carrying no version marker of any kind", "locator": null, "url": "https://www.glenabbeyhoa.com/tennis-guidelines/", "quoted": true }, { "name": "Glen Abbey Tennis Rules, 15 Feb 2023 · emailed XN2117908", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "15 February 2023", "dated_by": "the date on the rules document, emailed to the community", "locator": null, "url": null, "quoted": false } ] }, { "id": "amenities-defibrillators", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "yes", "title": "Where are the defibrillators?", "summary": "Three: the clubhouse lower level by the restrooms, the bathroom at the Linear courts, and outside on the wall by tennis court 3.", "updated": "5 August 2026", "plain": [ "Glen Abbey has three automated external defibrillators, added one at a time between 2022 and 2024. The first is inside, on the lower level of the clubhouse between the restrooms — the floor nearest the pool. The second is in the bathroom at the Linear courts. The third is outdoors, mounted on the wall between tennis courts 2 and 3.", "The Linear unit has a detail worth knowing before you need it. Taking the device out of its box sets off an alarm. A key on a chain inside the box turns the alarm off. Do not let the noise stop you. The alarm going off means you have done the right thing, and the device voice-prompts you through the rest.", "The units themselves are marked where they hang, but there's no map or list telling you where to look before you need one. Worth laying eyes on all three the next time you are at each place, because the moment you need one is not the moment to start reading walls." ], "quote": "One is inside on the lower level of the clubhouse by the restrooms, one in the bathroom at Linear courts and the new one outside.", "doc": "CMA email, 22 Mar 2024 · XN8701393", "sec": "", "steps": [ { "title": "Call 911 first, then send someone for the nearest device", "detail": "Locations: clubhouse lower level by the restrooms, the bathroom at the Linear courts, or outdoors on the wall between tennis courts 2 and 3. The unit voice-prompts you through the rest once it's open.", "meta": "911" }, { "title": "Don't stop at the Linear unit's alarm", "detail": "Taking the device out of its box there sets off an alarm by design — a key on a chain inside the box silences it. The alarm means you've done the right thing, not something wrong.", "meta": "" }, { "title": "What that looks like", "detail": "Example: someone collapses near the Linear courts — one person calls 911 immediately while another opens the AED box in the bathroom there, lets the alarm sound, uses the key inside to silence it, and follows the unit's voice prompts.", "meta": "Example" } ], "missed": "Hesitating at the Linear unit because removing it triggers an alarm. That alarm is by design and is not a reason to stop. The key inside the box silences it, and the minutes lost to second-guessing are the ones that matter most.", "__gaBody": "glen abbey has three automated external defibrillators, added one at a time between 2022 and 2024. the first is inside, on the lower level of the clubhouse between the restrooms — the floor nearest the pool. the second is in the bathroom at the linear courts. the third is outdoors, mounted on the wall between tennis courts 2 and 3. the linear unit has a detail worth knowing before you need it. taking the device out of its box sets off an alarm. a key on a chain inside the box turns the alarm off. do not let the noise stop you. the alarm going off means you have done the right thing, and the device voice-prompts you through the rest. the units themselves are marked where they hang, but there's no map or list telling you where to look before you need one. worth laying eyes on all three the next time you are at each place, because the moment you need one is not the moment to start reading walls. locations: clubhouse lower level by the restrooms, the bathroom at the linear courts, or outdoors on the wall between tennis courts 2 and 3. the unit voice-prompts you through the rest once it's open. taking the device out of its box there sets off an alarm by design — a key on a chain inside the box silences it. the alarm means you've done the right thing, not something wrong. example: someone collapses near the linear courts — one person calls 911 immediately while another opens the aed box in the bathroom there, lets the alarm sound, uses the key inside to silence it, and follows the unit's voice prompts.", "__gaStepTitles": "call 911 first, then send someone for the nearest device don't stop at the linear unit's alarm what that looks like", "url": "https://glenabbeyrules.com/rule/amenities-defibrillators", "markdown_url": "https://glenabbeyrules.com/rule/amenities-defibrillators.md", "verdict_label": "Allowed", "verdict_meaning": "Allowed — no permission needed.", "answer_text": "Three: the clubhouse lower level by the restrooms, the bathroom at the Linear courts, and outside on the wall by tennis court 3.\n\nGlen Abbey has three automated external defibrillators, added one at a time between 2022 and 2024. The first is inside, on the lower level of the clubhouse between the restrooms — the floor nearest the pool. The second is in the bathroom at the Linear courts. The third is outdoors, mounted on the wall between tennis courts 2 and 3.\n\nThe Linear unit has a detail worth knowing before you need it. Taking the device out of its box sets off an alarm. A key on a chain inside the box turns the alarm off. Do not let the noise stop you. The alarm going off means you have done the right thing, and the device voice-prompts you through the rest.\n\nThe units themselves are marked where they hang, but there's no map or list telling you where to look before you need one. Worth laying eyes on all three the next time you are at each place, because the moment you need one is not the moment to start reading walls.", "sources": [ { "name": "CMA email, 22 Mar 2024 · XN8701393", "section": null, "authority": "email", "authority_label": "Community email", "adopted": "22 March 2024", "dated_by": "an email is a notification, not an adopted rule", "locator": null, "url": null, "quoted": true } ] }, { "id": "amenity-bathroom-codes", "topic": "Courts, clubhouse & park", "topicId": "recreation", "verdict": "ask", "title": "How do I get into the bathrooms at the courts and Boxgrove?", "summary": "They're keypad-locked and the code is not published anywhere. Ask the property manager — you're entitled to the access, it just isn't written down.", "updated": "5 August 2026", "plain": [ "Three sets of bathrooms are behind keypads: the Linear courts, the tennis courts, and the Boxgrove pavilion. There's no sign on the door explaining how to get in and no page on the Association site that mentions the codes exist at all. A new resident finds out by standing in front of a locked door.", "Email manager@glenabbeyhoa.com and ask for the current code. That isn't a documented procedure — nothing published says it's the route — but it's the same channel that issues the ball-machine shed code, and the Board has said plainly that residents are entitled to get into the restrooms. If you'd rather not wait, any neighbour who plays regularly will know it.", "If someone gave you a code a while back, it may or may not still work. No announcement goes out when one changes — the Board voted to change the pickleball gate code in January 2026 and nothing was published about it. Worth confirming before you're standing at a locked door with children." ], "quote": "This is a difficult question as residents are entitled to access to the restrooms.", "doc": "Glen Abbey Annual Meeting Presentation, 2023", "sec": "", "steps": [ { "title": "Email the property manager for the current code", "detail": "manager@glenabbeyhoa.com. Say which bathroom you mean — Linear, the tennis courts, or Boxgrove — since they aren't necessarily on the same code.", "meta": "Manager" }, { "title": "Ask a neighbour if you need it today", "detail": "Anyone who plays tennis or pickleball regularly, or takes children to Boxgrove, will have the current code. This is how most residents actually learn it.", "meta": "" }, { "title": "What that looks like", "detail": "Example: you're taking kids to Boxgrove on Saturday and find the restrooms locked. Email the manager on Thursday asking for \"the current Boxgrove restroom code,\" and ask a neighbour in the meantime rather than counting on a reply before the weekend.", "meta": "Example" } ], "missed": "Assuming a code you were given still works. There's no announcement when one changes, so the first sign is the door not opening — check before you need it, not when you're standing there with children.", "__gaBody": "three sets of bathrooms are behind keypads: the linear courts, the tennis courts, and the boxgrove pavilion. there's no sign on the door explaining how to get in and no page on the association site that mentions the codes exist at all. a new resident finds out by standing in front of a locked door. email manager@glenabbeyhoa.com and ask for the current code. that isn't a documented procedure — nothing published says it's the route — but it's the same channel that issues the ball-machine shed code, and the board has said plainly that residents are entitled to get into the restrooms. if you'd rather not wait, any neighbour who plays regularly will know it. if someone gave you a code a while back, it may or may not still work. no announcement goes out when one changes — the board voted to change the pickleball gate code in january 2026 and nothing was published about it. worth confirming before you're standing at a locked door with children. manager@glenabbeyhoa.com. say which bathroom you mean — linear, the tennis courts, or boxgrove — since they aren't necessarily on the same code. anyone who plays tennis or pickleball regularly, or takes children to boxgrove, will have the current code. this is how most residents actually learn it. example: you're taking kids to boxgrove on saturday and find the restrooms locked. email the manager on thursday asking for \"the current boxgrove restroom code,\" and ask a neighbour in the meantime rather than counting on a reply before the weekend.", "__gaStepTitles": "email the property manager for the current code ask a neighbour if you need it today what that looks like", "url": "https://glenabbeyrules.com/rule/amenity-bathroom-codes", "markdown_url": "https://glenabbeyrules.com/rule/amenity-bathroom-codes.md", "verdict_label": "Approval needed", "verdict_meaning": "Allowed only with prior written approval. Ask before you start.", "answer_text": "They're keypad-locked and the code is not published anywhere. Ask the property manager — you're entitled to the access, it just isn't written down.\n\nThree sets of bathrooms are behind keypads: the Linear courts, the tennis courts, and the Boxgrove pavilion. There's no sign on the door explaining how to get in and no page on the Association site that mentions the codes exist at all. A new resident finds out by standing in front of a locked door.\n\nEmail manager@glenabbeyhoa.com and ask for the current code. That isn't a documented procedure — nothing published says it's the route — but it's the same channel that issues the ball-machine shed code, and the Board has said plainly that residents are entitled to get into the restrooms. If you'd rather not wait, any neighbour who plays regularly will know it.\n\nIf someone gave you a code a while back, it may or may not still work. No announcement goes out when one changes — the Board voted to change the pickleball gate code in January 2026 and nothing was published about it. Worth confirming before you're standing at a locked door with children.", "sources": [ { "name": "Glen Abbey Annual Meeting Presentation, 2023", "section": null, "authority": "minutes", "authority_label": "Board minutes", "adopted": "2023", "dated_by": "the annual meeting it was presented at", "locator": { "nav": "Minutes", "shown": "Annual Meeting Presentation", "file": "GLEN ABBEY ANNUAL MEETING 2023.pdf", "place": "the Document Library" }, "url": "https://www.glenabbeyhoa.com/document-library/", "quoted": true } ] } ], "reservations": [ { "id": "clubhouse", "kind": "reservation", "title": "Clubhouse", "icon": "home", "summary": "Weekday and weekend rental rates, cleaning and security fees.", "fees": "Effective Feb 24, 2025. Monday–Thursday: $200 rental + $100 cleaning fee, for the upper level or both levels (the lower level alone isn't available on weekdays). Friday–Sunday: $300 (upper) or $100 (lower) or $350 (both), plus a $100–$125 cleaning fee. A security fee equal to the rental fee is also charged, as a damage deposit, by check only. Maximum occupancy is 75 upstairs, 40 downstairs. Book at least 7 days ahead.", "bookingUrl": "https://www.glenabbeyhoa.com/reservations/?view=day&cat=14", "pick": "Clubhouse", "doc": "Clubhouse Reservation Terms — glenabbeyhoa.com", "updated": "5 August 2026" }, { "id": "pavilion", "kind": "reservation", "title": "Boxgrove Park and Pavilion", "icon": "tent-tree", "summary": "Rental rate, deposit, and park hours.", "fees": "Effective Nov 1, 2019. Rental: $65. Security deposit: $300. Park hours follow the Fulton County School Calendar: summer break 9am–8pm, school year 9am–6pm.", "bookingUrl": "https://www.glenabbeyhoa.com/reservations/?view=day&cat=16", "pick": "Pavilion", "doc": "Pavilion Reservation Terms — glenabbeyhoa.com", "updated": "5 August 2026" }, { "id": "pool-parties", "kind": "reservation", "title": "Pool parties", "icon": "waves", "summary": "What counts as a party, lifeguard fee, and table rental.", "fees": "A party is 5 or more non-resident guests. 12 or more guests requires an additional lifeguard at $50/hour, two-hour minimum, scheduled by the property manager. Tables are $25 each, maximum three. No holiday reservations. Weekends only after July 4th.", "bookingUrl": "https://www.glenabbeyhoa.com/reservations/?view=day&cat=17", "pick": "Pool Parties", "doc": "Pool Party Reservation Terms — glenabbeyhoa.com", "updated": "5 August 2026" }, { "id": "sports-court", "kind": "reservation", "title": "Sports court", "icon": "users", "summary": "No rental fee — a reservation and your amenity card are what's required.", "fees": "No separate rental fee. A reservation and your amenity card are required, same as any other amenity. Guests capped at 6 per household, and residents are financially responsible for any damage their guests cause. Hours are 9am–9pm, but the court has no lighting — in practice that's dusk for much of the year.", "bookingUrl": "https://www.glenabbeyhoa.com/reservations/?view=day&cat=15", "pick": "Sports Court", "doc": "Sports Court Reservation Terms — glenabbeyhoa.com", "updated": "5 August 2026" }, { "id": "tennis-courts", "kind": "other-system", "title": "Tennis courts", "icon": "users", "summary": "Booked on Reserve My Court, the same app as pickleball — not on the HOA site.", "fees": "No rental fee. All ten courts book through Reserve My Court, and the limits are one court per family per day, two hours at a time, four reservations a week, opening seven days ahead. Ignore the HOA site's own reservation calendar: it still lists two tennis categories and both are dead. One says so outright and shows an empty grid; the other says nothing, still takes a booking, and that booking reserves you nothing. Arrive more than 20 minutes late and the court is forfeited, so take your name off the app rather than leave it standing.", "bookingUrl": "https://rmc2020.reservemycourt.com/", "doc": "Reserve My Court", "conflicts": [ "dead-tennis-calendars-still-bookable", "tennis-rules-not-on-website", "tennis-hours-unpublished", "tennis-caps-no-adopted-source", "tennis-two-operators" ], "updated": "5 August 2026" }, { "id": "sign-rentals", "kind": "reservation", "title": "No-parking signs and estate sales", "icon": "signpost", "summary": "Borrow the no-parking signs for a party, and the rules an estate sale has to follow.", "fees": "The Association lends no-parking signs for personal parties and clubhouse rentals, to keep the street clear. Book the dates you need them on the calendar. The same page is the only place the estate-sale rules are written down: you need written approval, requested at least a week before the start date; a sale may run no more than three days; you must use the Glen Abbey approved estate-sale signs; the no-parking signs come back on the last day; and you ask the neighbour first before putting a sign in their yard, including the strip between the pavement and the street.", "bookingUrl": "https://www.glenabbeyhoa.com/reservations/?view=day&cat=18", "pick": "z Sign Rentals", "doc": "Sign Rental Calendar — glenabbeyhoa.com", "conflicts": [ "garage-sale-blanket-ban" ], "updated": "5 August 2026" }, { "id": "drb-request", "kind": "form", "title": "DRB modification request", "icon": "stamp", "summary": "The form for almost any change to the outside of your house.", "fees": "No fee. Submit before work starts, with your plans, materials and colours. The walkthrough on this site gets you to a complete application.", "bookingUrl": "https://www.glenabbeyhoa.com/request-manager/?view=usersubmit&cat=10", "pick": "DRB - New", "doc": "DRB Modification Approval Form — glenabbeyhoa.com", "updated": "5 August 2026" }, { "id": "amenity-cards", "kind": "form", "title": "Amenity cards", "icon": "circle-check", "summary": "The card that gets you into the pool and the courts.", "fees": "No fee for the request itself. Your account has to be current before a card is issued.", "bookingUrl": "https://www.glenabbeyhoa.com/request-manager/?view=usersubmit&cat=13", "pick": "Amenity Cards", "doc": "Amenity Card Request Form — glenabbeyhoa.com", "updated": "5 August 2026" }, { "id": "pool-waiver-form", "kind": "form", "title": "Pool waiver", "icon": "waves", "summary": "Signed once a year, and required before anyone in the household swims unattended.", "fees": "No fee. It is a per-year form — last year's signature does not carry over. Guests cannot sign it, which is why unattended hours are residents only.", "bookingUrl": "https://www.glenabbeyhoa.com/request-manager/?view=usersubmit&cat=21", "pick": "2026 Pool Waiver", "doc": "2026 Pool Waiver Form — glenabbeyhoa.com", "updated": "5 August 2026" }, { "id": "pickleball-agreement", "kind": "form", "title": "Pickleball policy agreement", "icon": "users", "summary": "The agreement you sign before you are given court access.", "fees": "No fee. Signing it is what gets you a Reserve My Court login. The document sets out what happens if the rules are broken — a written warning, then a $100 fine, then loss of court privileges.", "bookingUrl": "https://www.glenabbeyhoa.com/request-manager/?view=usersubmit&cat=19", "pick": "Pickleball", "doc": "Pickleball Policy Agreement — glenabbeyhoa.com", "conflicts": [ "pickleball-reservation-cap-unpublished" ], "updated": "5 August 2026" }, { "id": "sign-rental-form", "kind": "form", "title": "Sign rental request", "icon": "signpost", "summary": "The request form for the no-parking and estate-sale signs.", "fees": "No fee. There are two routes to the same signs — this form, and the reservation calendar above. The calendar is where the estate-sale rules are actually written down.", "bookingUrl": "https://www.glenabbeyhoa.com/request-manager/?view=usersubmit&cat=15", "pick": "Sign Rentals", "doc": "Sign Rental Request Form — glenabbeyhoa.com", "updated": "5 August 2026" }, { "id": "pickleball-courts", "kind": "other-system", "title": "Pickleball courts", "icon": "users", "gap": true, "gapNote": "Booked on Reserve My Court, not on the HOA site. The reservation limit is real but isn't in the policy residents actually sign, and the public page describing access is out of date.", "conflicts": [ "pickleball-reservation-cap-unpublished", "pickleball-page-stale" ], "updated": "5 August 2026" } ], "open_questions": [ { "id": "security-patrol-discontinued", "severity": "conflict", "category": "safety", "topicId": "recreation", "resolveDocs": [ "FAQ — glenabbeyhoa.com" ], "title": "The FAQ page still describes a security patrol that no longer exists", "body": [ { "text": "The FAQ", "doc": "FAQ — glenabbeyhoa.com" }, " still describes a security guard patrolling common areas. That contract was cancelled years ago — nobody patrols at all, which is a materially different answer than the one published." ], "resolve": [ "Remove or rewrite the ", "FAQ answer", ". The honest version is that there is no patrol, the cameras are not monitored live, and ", { "text": "Art. XII § 20 of the Declaration", "doc": "Declaration of Covenants" }, " disclaims any security obligation in terms." ], "severity_meaning": "Two sources disagree.", "body_text": "The FAQ still describes a security guard patrolling common areas. That contract was cancelled years ago — nobody patrols at all, which is a materially different answer than the one published.", "resolve_text": "Remove or rewrite the FAQ answer. The honest version is that there is no patrol, the cameras are not monitored live, and Art. XII § 20 of the Declaration disclaims any security obligation in terms." }, { "id": "kiddie-pool-four-names", "severity": "conflict", "category": "safety", "topicId": "pool", "resolveDocs": [ "Pool — glenabbeyhoa.com", "Pool Rules — glenabbeyhoa.com", "Realtor Information — glenabbeyhoa.com" ], "title": "The little pool has four names across Association sources, and the rules page describes the one that was demolished", "body": [ "The children's pool area is called four different things across four Association pages, and the structure itself was rebuilt in 2024 — the ", { "text": "Pool Rules page", "doc": "Pool Rules — glenabbeyhoa.com" }, "'s supervision and diaper rules still describe the feature that was demolished, without saying whether they carry over to the new one." ], "resolve": [ "Decide what the amenity is called, use that one name on the ", { "text": "Pool page", "doc": "Pool — glenabbeyhoa.com" }, ", the ", "Pool Rules page", " and the ", { "text": "realtor sheet", "doc": "Realtor Information — glenabbeyhoa.com" }, ", and confirm which of the wading-pool rules carry over to the zero-entry pool — particularly whether it is still unlifeguarded and still nominally for under-sixes." ], "severity_meaning": "Two sources disagree.", "body_text": "The children's pool area is called four different things across four Association pages, and the structure itself was rebuilt in 2024 — the Pool Rules page's supervision and diaper rules still describe the feature that was demolished, without saying whether they carry over to the new one.", "resolve_text": "Decide what the amenity is called, use that one name on the Pool page, the Pool Rules page and the realtor sheet, and confirm which of the wading-pool rules carry over to the zero-entry pool — particularly whether it is still unlifeguarded and still nominally for under-sixes." }, { "id": "guest-waiver-no-route", "severity": "conflict", "category": "safety", "topicId": "pool", "resolveDocs": [ "2026 Pool Waiver Form — glenabbeyhoa.com" ], "title": "The waiver lets guests use the pool unattended if they sign it, and gives them no way to sign it", "body": [ { "text": "The pool waiver says Members’ guests may not access the facility during unattended hours unless those guests have executed the same waiver", "doc": "2026 Pool Waiver Form — glenabbeyhoa.com" }, ". That is written as a permission, but nothing implements it. The same document is executed by “each adult living in the below address” and lists “each adult and minor child living in my home”, so a visiting guest has no coherent way to sign it and the form offers no field for one. Clause 10 then forbids the member from passing on their own access to any other person, including other residents. A resident following the rules cannot bring a guest to unattended hours by any route the Association publishes." ], "resolve": [ "Decide which is intended — guests are excluded from unattended hours outright, or there is a separate guest waiver — and say so on the ", "2026 Pool Waiver Form", ". If a guest waiver is intended, it needs to exist and be reachable by someone without a resident login." ], "severity_meaning": "Two sources disagree.", "body_text": "The pool waiver says Members’ guests may not access the facility during unattended hours unless those guests have executed the same waiver. That is written as a permission, but nothing implements it. The same document is executed by “each adult living in the below address” and lists “each adult and minor child living in my home”, so a visiting guest has no coherent way to sign it and the form offers no field for one. Clause 10 then forbids the member from passing on their own access to any other person, including other residents. A resident following the rules cannot bring a guest to unattended hours by any route the Association publishes.", "resolve_text": "Decide which is intended — guests are excluded from unattended hours outright, or there is a separate guest waiver — and say so on the 2026 Pool Waiver Form. If a guest waiver is intended, it needs to exist and be reachable by someone without a resident login." }, { "id": "aed-locations-unpublished", "severity": "undocumented", "category": "safety", "topicId": "recreation", "resolveDocs": [ "Clubhouse — glenabbeyhoa.com", "Tennis Courts — glenabbeyhoa.com" ], "title": "The defibrillators are marked where they hang, and findable nowhere else", "body": [ "Glen Abbey has three defibrillators, each marked only at its own location. None appears on an amenity page or in the ", { "text": "Rules and Regulations", "doc": "Rules and Regulations" }, ", so there's nothing to check before an emergency happens." ], "resolve": [ "Put the three locations on the ", { "text": "Clubhouse", "doc": "Clubhouse — glenabbeyhoa.com" }, " and ", { "text": "Tennis Courts", "doc": "Tennis Courts — glenabbeyhoa.com" }, " amenity pages, and add the alarm-and-key note for Linear wherever they appear. Signage at the device solves the last ten feet; it does nothing for the ninety seconds before, or for the person who hesitates because an alarm is going off and assumes they have done something wrong." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "Glen Abbey has three defibrillators, each marked only at its own location. None appears on an amenity page or in the Rules and Regulations, so there's nothing to check before an emergency happens.", "resolve_text": "Put the three locations on the Clubhouse and Tennis Courts amenity pages, and add the alarm-and-key note for Linear wherever they appear. Signage at the device solves the last ten feet; it does nothing for the ninety seconds before, or for the person who hesitates because an alarm is going off and assumes they have done something wrong." }, { "id": "gate-lock-undocumented", "severity": "undocumented", "category": "safety", "topicId": "pool", "resolveDocs": [ "Pool Rules — glenabbeyhoa.com" ], "title": "Gate-lock / after-hours pool policy", "body": [ { "text": "Lifeguards clear the pool area and lock the gates when they leave for the evening, an amenity card is required to get back in, and residents are told not to admit anyone else through the gate.", "doc": "CMA email, 22 Aug 2026 · XN25726296" }, " It is a Board decision repeated in community updates — it just doesn't appear on the ", { "text": "Pool page", "doc": "Pool — glenabbeyhoa.com" }, ", the ", { "text": "Pool Rules page", "doc": "Pool Rules — glenabbeyhoa.com" }, ", or anywhere in the Document Library." ], "resolve": [ "Get this added to the ", "Pool Rules page", " — including both the clear-and-lock procedure and the instruction not to admit another entrant. It is currently discoverable only through weekly emails." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "Lifeguards clear the pool area and lock the gates when they leave for the evening, an amenity card is required to get back in, and residents are told not to admit anyone else through the gate. It is a Board decision repeated in community updates — it just doesn't appear on the Pool page, the Pool Rules page, or anywhere in the Document Library.", "resolve_text": "Get this added to the Pool Rules page — including both the clear-and-lock procedure and the instruction not to admit another entrant. It is currently discoverable only through weekly emails." }, { "id": "court-cameras-outside-policy", "severity": "undocumented", "category": "safety", "topicId": "recreation", "resolveDocs": [ "Pickleball Policy and Rules", "Surveillance Camera Policy" ], "title": "Cameras were installed at the Linear courts to check equipment, and the published camera policy does not cover them", "body": [ "Cameras were added at the Linear pickleball courts to check equipment against the approved-paddle list. The published ", { "text": "Surveillance Camera Policy", "doc": "Surveillance Camera Policy" }, " was written for a different, earlier camera system and doesn't say who reviews this footage or how long it's kept.", " The Association now publishes a 30-day retention and access explanation for the entrance Flock readers, which makes the absence of equivalent terms for the Linear cameras clearer rather than resolving it." ], "resolve": [ "State in the ", { "text": "Pickleball Policy and Rules", "doc": "Pickleball Policy and Rules" }, " that the courts are camera-monitored and what the footage is used for, and either extend the ", "Surveillance Camera Policy", " to cover the court cameras or say plainly which rules apply to them. The policy people sign should mention the camera that watches them." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "Cameras were added at the Linear pickleball courts to check equipment against the approved-paddle list. The published Surveillance Camera Policy was written for a different, earlier camera system and doesn't say who reviews this footage or how long it's kept. The Association now publishes a 30-day retention and access explanation for the entrance Flock readers, which makes the absence of equivalent terms for the Linear cameras clearer rather than resolving it.", "resolve_text": "State in the Pickleball Policy and Rules that the courts are camera-monitored and what the footage is used for, and either extend the Surveillance Camera Policy to cover the court cameras or say plainly which rules apply to them. The policy people sign should mention the camera that watches them." }, { "id": "sixteen-vs-eighteen", "severity": "ambiguous", "category": "safety", "topicId": "pool", "resolveDocs": [ "Pool Rules — glenabbeyhoa.com" ], "title": "Four pool ages, and “over 16” reads as 16", "body": "Four pool ages do not appear side by side: 12 is the floor for being poolside without an adult, “Over 16” is who may stay in during a lifeguard break, and 17 and over is how the pool company words that same break rule. CMA's 15 August 2026 update adds two after-hours instructions: no one under 18 should be there without a parent, and only signed-waiver adults 18 and over may enter. It does not say whether a minor accompanied by a parent may enter, so the two statements need reconciling.", "resolve": [ "Word the break rule as “17 and over” on the ", { "text": "Pool Rules page", "doc": "Pool Rules — glenabbeyhoa.com" }, ", distinguish a break from unattended hours, and state whether an accompanied minor may enter after hours." ], "severity_meaning": "One source, read more than one way.", "body_text": "Four pool ages do not appear side by side: 12 is the floor for being poolside without an adult, “Over 16” is who may stay in during a lifeguard break, and 17 and over is how the pool company words that same break rule. CMA's 15 August 2026 update adds two after-hours instructions: no one under 18 should be there without a parent, and only signed-waiver adults 18 and over may enter. It does not say whether a minor accompanied by a parent may enter, so the two statements need reconciling.", "resolve_text": "Word the break rule as “17 and over” on the Pool Rules page, distinguish a break from unattended hours, and state whether an accompanied minor may enter after hours." }, { "id": "two-drb-appeal-routes", "severity": "conflict", "category": "legal", "topicId": "drb", "resolveDocs": [ "Architectural Design Guidelines, eff. 08.29.2023" ], "title": "Two DRB appeal routes, and neither document mentions the other", "body": [ { "text": "The covenant", "doc": "Declaration of Covenants" }, " sets a real appeal deadline — certified mail to the Board within 14 days, or the right to appeal is forfeited entirely. The ", { "text": "Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023" }, " describe a softer process instead, emailing management with no certified-mail requirement and no ruling deadline, which doesn't satisfy the covenant's own forfeiture clause." ], "resolve": [ "Align the ", "Guidelines", " with the ", "covenant", ", or state plainly that management forwards appeals to the Board in a way that satisfies ", "Art. IX § 9", ". This is the one item here where following the Association's own published guidance can cost a resident a right." ], "severity_meaning": "Two sources disagree.", "body_text": "The covenant sets a real appeal deadline — certified mail to the Board within 14 days, or the right to appeal is forfeited entirely. The Design Guidelines describe a softer process instead, emailing management with no certified-mail requirement and no ruling deadline, which doesn't satisfy the covenant's own forfeiture clause.", "resolve_text": "Align the Guidelines with the covenant, or state plainly that management forwards appeals to the Board in a way that satisfies Art. IX § 9. This is the one item here where following the Association's own published guidance can cost a resident a right." }, { "id": "guidelines-45-day-deemed-approval", "severity": "conflict", "category": "legal", "topicId": "drb", "resolveDocs": [ "Architectural Design Guidelines, eff. 08.29.2023" ], "title": "Both editions of the Design Guidelines grant a 45-day automatic approval the covenants deleted in 2014", "body": [ "Both ", { "text": "Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023" }, " editions in circulation say DRB approval isn't required if it doesn't respond within 45 days. That right was deleted from the ", { "text": "covenant", "doc": "Declaration of Covenants" }, " in 2014 — a resident who waits 45 days and starts building on the strength of the Guidelines has no actual approval." ], "resolve": [ "Strike the TIMELY APPROVAL paragraph, or replace it with the current position — that DRB silence is not approval and an application stays pending until it is decided in writing. Confirm which editions of the ", "Guidelines", " carry the paragraph before republishing any of them." ], "severity_meaning": "Two sources disagree.", "body_text": "Both Design Guidelines editions in circulation say DRB approval isn't required if it doesn't respond within 45 days. That right was deleted from the covenant in 2014 — a resident who waits 45 days and starts building on the strength of the Guidelines has no actual approval.", "resolve_text": "Strike the TIMELY APPROVAL paragraph, or replace it with the current position — that DRB silence is not approval and an application stays pending until it is decided in writing. Confirm which editions of the Guidelines carry the paragraph before republishing any of them." }, { "id": "drb-timing-three-figures", "severity": "conflict", "category": "legal", "topicId": "drb", "resolveDocs": [ "Architectural Design Guidelines, eff. 08.29.2023" ], "title": "Three different DRB timing figures are in circulation, and the only one with teeth was deleted in 2014", "body": [ "Residents get three different answers for how long the DRB has to decide: the ", { "text": "covenant", "doc": "Declaration of Covenants" }, " sets no deadline at all, the ", { "text": "Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023" }, " say 45 days brings automatic approval, and the management company's emails say 30 days. The 30-day figure traces back to a deemed-approval right the covenant deleted in 2014 — waiting it out and starting work isn't safe under any of the three." ], "resolve": [ "Settle one answer and use it everywhere. If thirty days is the service commitment, say so in those terms — a target for responding, not a deadline that grants anything. Strike the TIMELY APPROVAL paragraph from the ", "Guidelines", ", which is tracked separately and is the one document that still purports to grant approval by silence." ], "severity_meaning": "Two sources disagree.", "body_text": "Residents get three different answers for how long the DRB has to decide: the covenant sets no deadline at all, the Guidelines say 45 days brings automatic approval, and the management company's emails say 30 days. The 30-day figure traces back to a deemed-approval right the covenant deleted in 2014 — waiting it out and starting work isn't safe under any of the three.", "resolve_text": "Settle one answer and use it everywhere. If thirty days is the service commitment, say so in those terms — a target for responding, not a deadline that grants anything. Strike the TIMELY APPROVAL paragraph from the Guidelines, which is tracked separately and is the one document that still purports to grant approval by silence." }, { "id": "two-fine-schedules", "severity": "conflict", "category": "legal", "topicId": "assessments", "resolveDocs": [ "Rules and Regulations", "Interpretation of Covenants", "DRB Modification Approval Form — glenabbeyhoa.com", "Architectural Design Guidelines, eff. 08.29.2023" ], "title": "Four different fine numbers for violations, across four documents, never reconciled", "body": "Five different Association documents give five different fine schedules for violations — a general ladder, a DRB unapproved-work schedule, a flat Guidelines figure, a per-day \"Interpretation\" figure, and a separate trash/yard ladder — and none cross-references any of the others. A resident could read four official-looking sources and get four different numbers for what looks like the same violation.", "resolve": [ "Clarify in writing which fine number actually applies, and when: general maintenance violations (", { "text": "Rules and Regs ladder", "doc": "Rules and Regulations" }, ", or the ", { "text": "Interpretation guide", "doc": "Interpretation of Covenants" }, "'s $25/day), vs. building something without DRB approval first (the ", { "text": "DRB form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" }, "'s category-specific numbers, or the ", { "text": "Architectural Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023" }, "' single flat $1000+$100/day). Right now a resident could read four different official-looking sources and get four different numbers for what looks like the same situation." ], "severity_meaning": "Two sources disagree.", "body_text": "Five different Association documents give five different fine schedules for violations — a general ladder, a DRB unapproved-work schedule, a flat Guidelines figure, a per-day \"Interpretation\" figure, and a separate trash/yard ladder — and none cross-references any of the others. A resident could read four official-looking sources and get four different numbers for what looks like the same violation.", "resolve_text": "Clarify in writing which fine number actually applies, and when: general maintenance violations (Rules and Regs ladder, or the Interpretation guide's $25/day), vs. building something without DRB approval first (the DRB form's category-specific numbers, or the Architectural Guidelines' single flat $1000+$100/day). Right now a resident could read four different official-looking sources and get four different numbers for what looks like the same situation." }, { "id": "violation-clock-10-vs-14", "severity": "conflict", "category": "legal", "topicId": "assessments", "resolveDocs": [ "Rules and Regulations" ], "title": "The violation clock: the adopted Rules say 10 days, management published 14", "body": [ "The adopted ", { "text": "Rules and Regulations", "doc": "Rules and Regulations" }, " give a violator 10 days to cure before a fine. A 2023 email sent to the whole community — written specifically to clear up confusion — said 14 days, with an extra warning step the adopted Rules don't have." ], "resolve": [ "State the real timeline in the ", "Rules and Regulations", ", including whether the warning-of-fine notice is part of it. If practice is 14 days with a warning step, the Rules understate residents' protection; if practice is 10 days, the 2023 email overstated it to the entire community." ], "severity_meaning": "Two sources disagree.", "body_text": "The adopted Rules and Regulations give a violator 10 days to cure before a fine. A 2023 email sent to the whole community — written specifically to clear up confusion — said 14 days, with an extra warning step the adopted Rules don't have.", "resolve_text": "State the real timeline in the Rules and Regulations, including whether the warning-of-fine notice is part of it. If practice is 14 days with a warning step, the Rules understate residents' protection; if practice is 10 days, the 2023 email overstated it to the entire community." }, { "id": "transfer-assessment-vote-no-outcome", "severity": "undocumented", "category": "legal", "topicId": "selling", "resolveDocs": [ "Board Minutes, June 2026" ], "title": "The 2026 amendment was abandoned in June and the membership still has not been told", "body": [ "A 2026 transfer-assessment amendment ran for months in weekly updates, then failed its two-thirds vote in June. ", { "text": "The Board voted in June 2026", "doc": "Board Minutes, June 2026" }, " to notify the membership — that notice still hasn't gone out. The operative transfer figure remains $2,000; a circulated draft's proposed exemptions never took effect and shouldn't be relied on." ], "resolve": "Send the membership the result of the 2026 amendment. The Board already voted that it should be sent, and the 28 February 2025 leasing notice is the model for how — a plain sentence in a weekly update saying the votes were not there and the voting is closed. Until that goes out the operative figure is $2,000, and the exemptions in the circulated draft should not be relied on by anyone.", "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "A 2026 transfer-assessment amendment ran for months in weekly updates, then failed its two-thirds vote in June. The Board voted in June 2026 to notify the membership — that notice still hasn't gone out. The operative transfer figure remains $2,000; a circulated draft's proposed exemptions never took effect and shouldn't be relied on.", "resolve_text": "Send the membership the result of the 2026 amendment. The Board already voted that it should be sent, and the 28 February 2025 leasing notice is the model for how — a plain sentence in a weekly update saying the votes were not there and the voting is closed. Until that goes out the operative figure is $2,000, and the exemptions in the circulated draft should not be relied on by anyone." }, { "id": "sb406-registration-election", "severity": "undocumented", "category": "legal", "topicId": "governance", "resolveDocs": [ "Georgia Property Owners' Bill of Rights Act" ], "title": "Nothing says whether the Association will register with the Secretary of State", "body": [ "From 1 January 2027 a new state law requires an owners' association to register with the Georgia Secretary of State: $100 a year, renewed by 31 December, filed together with the governing documents and a financial statement, and open to examination. An association may instead ", { "text": "give written notice that it elects not to register", "doc": "Georgia Property Owners' Bill of Rights Act", "sec": "43-17A-2" }, ", and the price of choosing that is the power to assess or collect fines, fees and accelerated assessments at all. Both paths are lawful, and they lead somewhere very different for a resident — one keeps the fining process and adds a State complaint route on top of it, the other ends fines here entirely. Nothing published says which the Board intends." ], "resolve": "Say before 1 January 2027 which path the Association is taking. If it registers, publish the registration and say where the annual renewal will be visible, since an unregistered association can collect no fines and foreclose on nothing. If it does not, say so plainly, because the published collection calendar and the violation process both assume fines continue.", "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "From 1 January 2027 a new state law requires an owners' association to register with the Georgia Secretary of State: $100 a year, renewed by 31 December, filed together with the governing documents and a financial statement, and open to examination. An association may instead give written notice that it elects not to register, and the price of choosing that is the power to assess or collect fines, fees and accelerated assessments at all. Both paths are lawful, and they lead somewhere very different for a resident — one keeps the fining process and adds a State complaint route on top of it, the other ends fines here entirely. Nothing published says which the Board intends.", "resolve_text": "Say before 1 January 2027 which path the Association is taking. If it registers, publish the registration and say where the annual renewal will be visible, since an unregistered association can collect no fines and foreclose on nothing. If it does not, say so plainly, because the published collection calendar and the violation process both assume fines continue." }, { "id": "fireworks-city-noise-window", "severity": "undocumented", "category": "legal", "topicId": "yards", "resolveDocs": [ "Alpharetta Noise Ordinance" ], "title": "Nothing the Association has adopted mentions fireworks, and the state window may or may not be cut back by the City", "body": [ "No governing document mentions fireworks at all — not the Declaration, not any edition of the Rules and Regulations, not the Design Guidelines, not a Board policy. The only Association decision on record is a September 2021 refusal of a request to hold a professional show at the clubhouse. Georgia sets the hours, and the open question is whether ", { "text": "Alpharetta's noise ordinance", "doc": "Alpharetta Noise Ordinance" }, " narrows them here. That turns on O.C.G.A. § 25-10-2(c), which gives a local noise ordinance effect over consumer fireworks only where it is a general noise ordinance, carries no fireworks-specific provision, and was enacted or reenacted on or after 1 July 2018 with published notice. Checking those three conditions against the City's enactment history is a legal reading, not a lookup." ], "resolve": "Confirm with counsel whether Alpharetta's noise ordinance meets the O.C.G.A. § 25-10-2(c) conditions, and if it does, publish the narrower window. Residents are currently working from the state hours alone.", "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "No governing document mentions fireworks at all — not the Declaration, not any edition of the Rules and Regulations, not the Design Guidelines, not a Board policy. The only Association decision on record is a September 2021 refusal of a request to hold a professional show at the clubhouse. Georgia sets the hours, and the open question is whether Alpharetta's noise ordinance narrows them here. That turns on O.C.G.A. § 25-10-2(c), which gives a local noise ordinance effect over consumer fireworks only where it is a general noise ordinance, carries no fireworks-specific provision, and was enacted or reenacted on or after 1 July 2018 with published notice. Checking those three conditions against the City's enactment history is a legal reading, not a lookup.", "resolve_text": "Confirm with counsel whether Alpharetta's noise ordinance meets the O.C.G.A. § 25-10-2(c) conditions, and if it does, publish the narrower window. Residents are currently working from the state hours alone." }, { "id": "collection-policy-stale-interest", "severity": "conflict", "category": "financial", "topicId": "assessments", "resolveDocs": [ "Collection Procedures" ], "title": "The published Collection Policy states an interest rate nearly double the current one", "body": [ "The published ", { "text": "Collection Policy", "doc": "Collection Procedures" }, " quotes an 18% late-payment interest rate. The amended ", { "text": "covenant", "doc": "Declaration of Covenants" }, " sets 10% — the policy predates the 2012 and 2014 amendments and was never updated." ], "resolve": [ "Update or withdraw the 2003 ", "Collection Policy", ". Its quoted authority is a superseded version of ", "Art. VIII", ", and it also recites a ten-day cure period against a section the Fifth Amendment rewrote." ], "severity_meaning": "Two sources disagree.", "body_text": "The published Collection Policy quotes an 18% late-payment interest rate. The amended covenant sets 10% — the policy predates the 2012 and 2014 amendments and was never updated.", "resolve_text": "Update or withdraw the 2003 Collection Policy. Its quoted authority is a superseded version of Art. VIII, and it also recites a ten-day cure period against a section the Fifth Amendment rewrote." }, { "id": "closing-package-fee-undocumented", "severity": "conflict", "category": "financial", "topicId": "selling", "resolveDocs": [ "Realtor Information — glenabbeyhoa.com" ], "title": "The Association publishes $299 for a closing package; the Georgia price is $325", "body": [ { "text": "The Realtor sheet", "doc": "Realtor Information — glenabbeyhoa.com" }, " quotes $299 for a closing package. The vendor's own site prices Georgia — where Glen Abbey is — at $325. A seller budgeting from the Association's own page comes up short, and a cheaper $10 statement-of-account option isn't mentioned at all." ], "resolve": [ "Correct the $299 on the ", "Realtor Information Sheet", " to the Georgia figure, or drop the number and link the vendor page that maintains it — a wrong price is worse than no price for a seller planning a closing. Publish the rush-fee schedule alongside it, and name Community Archives directly rather than the page label." ], "severity_meaning": "Two sources disagree.", "body_text": "The Realtor sheet quotes $299 for a closing package. The vendor's own site prices Georgia — where Glen Abbey is — at $325. A seller budgeting from the Association's own page comes up short, and a cheaper $10 statement-of-account option isn't mentioned at all.", "resolve_text": "Correct the $299 on the Realtor Information Sheet to the Georgia figure, or drop the number and link the vendor page that maintains it — a wrong price is worse than no price for a seller planning a closing. Publish the rush-fee schedule alongside it, and name Community Archives directly rather than the page label." }, { "id": "picket-height-typo", "severity": "conflict", "category": "financial", "topicId": "fences", "resolveDocs": [ "Architectural Design Guidelines, eff. 08.29.2023" ], "title": "Exhibit A prints the picket fence maximum height as 5 inches", "body": [ { "text": "The Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023" }, "' own fence specification prints the picket-fence height limit as 5 inches — a typo for 5 feet, but it's what contractors are told to build to." ], "resolve": "Correct the picket maximum height, and extend the height footnote to every row rather than two. While there, establish whether the 29 January 2024 revision replacing Split Rail with Ranch Rail was ever adopted — if it was, the portal is serving a superseded fence schedule to everyone who asks the DRB for one.", "severity_meaning": "Two sources disagree.", "body_text": "The Design Guidelines' own fence specification prints the picket-fence height limit as 5 inches — a typo for 5 feet, but it's what contractors are told to build to.", "resolve_text": "Correct the picket maximum height, and extend the height footnote to every row rather than two. While there, establish whether the 29 January 2024 revision replacing Split Rail with Ranch Rail was ever adopted — if it was, the portal is serving a superseded fence schedule to everyone who asks the DRB for one." }, { "id": "tennis-page-fee-stale", "severity": "conflict", "category": "financial", "topicId": "recreation", "resolveDocs": [ "Tennis Guidelines — glenabbeyhoa.com" ], "title": "The Tennis Guidelines page still shows a superseded non-resident fee", "body": [ "The Board raised the non-resident tennis fee to $35/season (or $100/year) ", { "text": "in February 2025", "doc": "Board Minutes, February 2025" }, ". The ", { "text": "Tennis Guidelines page", "doc": "Tennis Guidelines — glenabbeyhoa.com" }, " still shows the old $25 figure." ], "resolve": [ "Update the ", "Tennis Guidelines page", " to the current fee, and publish the revised tennis rules if they were ever adopted." ], "severity_meaning": "Two sources disagree.", "body_text": "The Board raised the non-resident tennis fee to $35/season (or $100/year) in February 2025. The Tennis Guidelines page still shows the old $25 figure.", "resolve_text": "Update the Tennis Guidelines page to the current fee, and publish the revised tennis rules if they were ever adopted." }, { "id": "window-tint-broadcast-vs-rule", "severity": "conflict", "category": "financial", "topicId": "exterior", "resolveDocs": [ "Architectural Design Guidelines, eff. 08.29.2023" ], "title": "The window rules live in an email and a newsletter that contradict each other, and in no design guideline", "body": [ "The current ", { "text": "Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023" }, " say nothing about windows at all. Two other Association sources — a 2023 email and a 2024 newsletter — disagree with each other on whether a like-for-like window replacement needs approval." ], "resolve": [ "Add a windows and doors section to the ", "Design Guidelines", " carrying all of it: cosmetic tinting prohibited, foil and reflective film prohibited, the character-and-appearance standard for replacements, whether a like-for-like replacement needs approval, and the rule that any change altering how the glass reads from the street is submitted whatever the reason for it. Then retire the 8 September 2023 email's two statements, both of which are now wrong in different directions." ], "severity_meaning": "Two sources disagree.", "body_text": "The current Design Guidelines say nothing about windows at all. Two other Association sources — a 2023 email and a 2024 newsletter — disagree with each other on whether a like-for-like window replacement needs approval.", "resolve_text": "Add a windows and doors section to the Design Guidelines carrying all of it: cosmetic tinting prohibited, foil and reflective film prohibited, the character-and-appearance standard for replacements, whether a like-for-like replacement needs approval, and the rule that any change altering how the glass reads from the street is submitted whatever the reason for it. Then retire the 8 September 2023 email's two statements, both of which are now wrong in different directions." }, { "id": "dues-coverage-list-incomplete", "severity": "conflict", "category": "financial", "topicId": "assessments", "resolveDocs": [ "Realtor Information — glenabbeyhoa.com" ], "title": "The Realtor Information page's list of what dues cover omits four amenities", "body": [ { "text": "The Realtor Information page", "doc": "Realtor Information — glenabbeyhoa.com" }, "'s list of what dues cover omits tennis, pickleball, the sports court, and the lake — all of which the same site markets as Glen Abbey amenities and all of which are assessment-funded." ], "resolve": [ "Reconcile the two lists and publish one complete version on the ", "Realtor Information page", ". If the shorter list was written for a narrower purpose, say what that purpose is, because it currently reads as a statement of what the assessment buys." ], "severity_meaning": "Two sources disagree.", "body_text": "The Realtor Information page's list of what dues cover omits tennis, pickleball, the sports court, and the lake — all of which the same site markets as Glen Abbey amenities and all of which are assessment-funded.", "resolve_text": "Reconcile the two lists and publish one complete version on the Realtor Information page. If the shorter list was written for a narrower purpose, say what that purpose is, because it currently reads as a statement of what the assessment buys." }, { "id": "amenity-card-fee-form-stale", "severity": "conflict", "category": "financial", "topicId": "pool", "resolveDocs": [ "Amenity Card Request Form — glenabbeyhoa.com" ], "title": "The amenity card form charges $6 and makes you acknowledge it; the Board raised the fee to $25", "body": [ { "text": "The Board raised the replacement amenity card fee from $6 to $25 in July 2026", "doc": "CMA email, 17 Jul 2026 · XN25133048" }, ". ", { "text": "The Amenity Card Request Form", "doc": "Amenity Card Request Form — glenabbeyhoa.com" }, " still labels the replacement option “($6.00 fee)” and carries a required tick-box: “I acknowledge that the cost for a replacement card is $6.” A resident therefore agrees in writing to $6 and is then billed $25. This is not a page that merely reads stale — it collects a consent to the wrong number." ], "resolve": [ "Update the fee and the acknowledgement text on the ", "Amenity Card Request Form", ", and say which price applies to requests submitted between the July 2026 vote and the form being corrected." ], "severity_meaning": "Two sources disagree.", "body_text": "The Board raised the replacement amenity card fee from $6 to $25 in July 2026. The Amenity Card Request Form still labels the replacement option “($6.00 fee)” and carries a required tick-box: “I acknowledge that the cost for a replacement card is $6.” A resident therefore agrees in writing to $6 and is then billed $25. This is not a page that merely reads stale — it collects a consent to the wrong number.", "resolve_text": "Update the fee and the acknowledgement text on the Amenity Card Request Form, and say which price applies to requests submitted between the July 2026 vote and the form being corrected." }, { "id": "assessment-2026-unpublished", "severity": "undocumented", "category": "financial", "topicId": "assessments", "resolveDocs": [ "Realtor Information — glenabbeyhoa.com" ], "title": "The 2026 assessment is published only on the realtor page", "body": [ "The 2026 annual assessment, $1,650, is published only on the ", { "text": "Realtor Information page", "doc": "Realtor Information — glenabbeyhoa.com" }, " — nowhere aimed at residents states it." ], "resolve": "State the 2026 per-household assessment somewhere aimed at residents rather than only at realtors, and say whether any portion of it is a special assessment with an end date rather than permanent base dues.", "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The 2026 annual assessment, $1,650, is published only on the Realtor Information page — nowhere aimed at residents states it.", "resolve_text": "State the 2026 per-household assessment somewhere aimed at residents rather than only at realtors, and say whether any portion of it is a special assessment with an end date rather than permanent base dues." }, { "id": "garage-sale-blanket-ban", "severity": "undocumented", "category": "financial", "topicId": "yards", "resolveDocs": [ "Realtor Information — glenabbeyhoa.com", "Board Minutes, February 2022" ], "title": "Community garage sales are covenant-permitted but Board-suspended since 2021 — nothing published says so", "body": [ { "text": "The Realtor sheet", "doc": "Realtor Information — glenabbeyhoa.com" }, " says garage and estate sales are \"strictly prohibited.\" ", { "text": "The covenant", "doc": "Declaration of Covenants" }, " actually permits up to two community-wide sales a year and Board-approved estate sales. In practice, though, the community-wide sale hasn't run since 2021: the Board suspended it over crowd, COVID and theft concerns and ", { "text": "declined to approve bringing it back in February 2022", "doc": "Board Minutes, February 2022" }, ". So the sheet's blanket description is closer to current reality for community sales than the covenant text is — for the wrong reason, and it's still wrong about estate sales, which the Board continues to approve case by case. Separately, the $850 fine for an unauthorized sale is real and Board-adopted, but appears in no published rule, only in old emails." ], "resolve": [ "Publish the actual state of play: the covenant's two-sale allowance is suspended, not available, and a resident relying on ", { "text": "the covenant text", "doc": "Declaration of Covenants" }, " will expect a sale that isn't happening. If the Board wants to keep the door open, say the sale is suspended pending a future vote rather than staying silent. Separately, reword ", { "text": "the Realtor sheet", "doc": "Realtor Information — glenabbeyhoa.com" }, " so its accuracy on community sales isn't accidental — it should still distinguish the estate-sale path, which is real and currently banned along with everything else." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The Realtor sheet says garage and estate sales are \"strictly prohibited.\" The covenant actually permits up to two community-wide sales a year and Board-approved estate sales. In practice, though, the community-wide sale hasn't run since 2021: the Board suspended it over crowd, COVID and theft concerns and declined to approve bringing it back in February 2022. So the sheet's blanket description is closer to current reality for community sales than the covenant text is — for the wrong reason, and it's still wrong about estate sales, which the Board continues to approve case by case. Separately, the $850 fine for an unauthorized sale is real and Board-adopted, but appears in no published rule, only in old emails.", "resolve_text": "Publish the actual state of play: the covenant's two-sale allowance is suspended, not available, and a resident relying on the covenant text will expect a sale that isn't happening. If the Board wants to keep the door open, say the sale is suspended pending a future vote rather than staying silent. Separately, reword the Realtor sheet so its accuracy on community sales isn't accidental — it should still distinguish the estate-sale path, which is real and currently banned along with everything else." }, { "id": "mailbox-sign-price-stale", "severity": "undocumented", "category": "financial", "topicId": "exterior", "resolveDocs": [ "Rules and Regulations", "Architectural Design Guidelines, eff. 08.29.2023" ], "title": "A mandatory mailbox sign is enforced by violation notice, and its only published price is three years old", "body": "The mandatory mailbox sign is enforced by violation notice, but its only published price and ordering path is a 2023 newsletter that names a manager who no longer works here.", "resolve": [ "Restate the mailbox sign price and the current ordering path somewhere durable — the ", { "text": "Rules and Regulations", "doc": "Rules and Regulations" }, " or the ", { "text": "Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023" }, " rather than a newsletter — and address it to manager@glenabbeyhoa.com rather than an individual, as the ball-machine page also needs." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The mandatory mailbox sign is enforced by violation notice, but its only published price and ordering path is a 2023 newsletter that names a manager who no longer works here.", "resolve_text": "Restate the mailbox sign price and the current ordering path somewhere durable — the Rules and Regulations or the Design Guidelines rather than a newsletter — and address it to manager@glenabbeyhoa.com rather than an individual, as the ball-machine page also needs." }, { "id": "tennis-two-operators", "severity": "ambiguous", "category": "financial", "topicId": "recreation", "resolveDocs": [ "Tennis Guidelines — glenabbeyhoa.com" ], "title": "The Tennis Guidelines page names a pro who is not on the current roster", "body": [ { "text": "The Tennis Guidelines page", "doc": "Tennis Guidelines — glenabbeyhoa.com" }, " names a pro who isn't on the current roster and omits one who is, and directs payments to a company that doesn't match the booking system's own administrator records. The Association's ", { "text": "Fall 2026 Kids Academy flyer", "doc": "CMA email attachment, 22 Aug 2026 · XN25726296 · ACE Kids Academy flyer" }, " is branded ACE, routes registration to ACE's manager, and says that office sends the invoice. That confirms ACE's current operational role but does not settle whether the Guidelines' ATMC payment instruction remains valid for other programmes." ], "resolve": [ "Correct the pro roster on the ", "Tennis Guidelines page", " against the current ", { "text": "Reserve My Court", "doc": "Reserve My Court" }, " administrators, and confirm whether payments should go to ATMC or to ACE. A page that names the wrong pro and a payee nobody can verify is a page residents are sending cheques from." ], "severity_meaning": "One source, read more than one way.", "body_text": "The Tennis Guidelines page names a pro who isn't on the current roster and omits one who is, and directs payments to a company that doesn't match the booking system's own administrator records. The Association's Fall 2026 Kids Academy flyer is branded ACE, routes registration to ACE's manager, and says that office sends the invoice. That confirms ACE's current operational role but does not settle whether the Guidelines' ATMC payment instruction remains valid for other programmes.", "resolve_text": "Correct the pro roster on the Tennis Guidelines page against the current Reserve My Court administrators, and confirm whether payments should go to ATMC or to ACE. A page that names the wrong pro and a payee nobody can verify is a page residents are sending cheques from." }, { "id": "republic-three-numbers", "severity": "conflict", "category": "functional", "topicId": "trash", "resolveDocs": [ "FAQ — glenabbeyhoa.com" ], "title": "The FAQ page publishes two Republic Services numbers the City does not list", "body": [ "Glen Abbey's own ", { "text": "FAQ page", "doc": "FAQ — glenabbeyhoa.com" }, " gives two trash-pickup phone numbers that don't match the City of Alpharetta's — the actual contract holder. The City also requires 72 hours' notice for bulky-item pickup, which the HOA's pages don't mention." ], "resolve": [ "Correct the two numbers on the ", "FAQ page", " to 678-407-6216 and add the 72-hour requirement for bulky pickup." ], "severity_meaning": "Two sources disagree.", "body_text": "Glen Abbey's own FAQ page gives two trash-pickup phone numbers that don't match the City of Alpharetta's — the actual contract holder. The City also requires 72 hours' notice for bulky-item pickup, which the HOA's pages don't mention.", "resolve_text": "Correct the two numbers on the FAQ page to 678-407-6216 and add the 72-hour requirement for bulky pickup." }, { "id": "pavilion-hours-three-versions", "severity": "conflict", "category": "functional", "topicId": "recreation", "resolveDocs": [ "Pavilion — glenabbeyhoa.com" ], "title": "Pavilion hours are set in the booking system but appear on no public page", "body": [ "The pavilion's actual hours are set in the booking system, visible only to someone already mid-reservation. The public ", { "text": "pavilion page", "doc": "Pavilion — glenabbeyhoa.com" }, " gives no clock times at all, and the most recent posted-signage rule states a different rule again." ], "resolve": [ "Publish the school-calendar hours on the ", "pavilion page", " itself, and reconcile them with the dusk rule on the park signage so the sign and the booking system agree." ], "severity_meaning": "Two sources disagree.", "body_text": "The pavilion's actual hours are set in the booking system, visible only to someone already mid-reservation. The public pavilion page gives no clock times at all, and the most recent posted-signage rule states a different rule again.", "resolve_text": "Publish the school-calendar hours on the pavilion page itself, and reconcile them with the dusk rule on the park signage so the sign and the booking system agree." }, { "id": "tennis-court-lines-stale", "severity": "conflict", "category": "functional", "topicId": "recreation", "resolveDocs": [ "Tennis Courts — glenabbeyhoa.com" ], "title": "The Tennis page's court numbering describes a layout that no longer exists", "body": [ { "text": "The Tennis page", "doc": "Tennis Courts — glenabbeyhoa.com" }, "'s court count and numbering describe a layout that no longer exists — it still refers to an 11th tennis court and dual-lined pickleball play that were replaced by a separate four-court pickleball complex." ], "resolve": [ "Correct the ", "Tennis page", " to the current layout: tennis courts 1–10, split 1–7 at 3600 and 8–10 at Linear, none dual-lined; pickleball courts 1–4 at the Linear site, numbered separately. Fix the eleven-court and four-Linear-court figures with it. Two other tracked errors sit on the same page and could be fixed in the same pass." ], "severity_meaning": "Two sources disagree.", "body_text": "The Tennis page's court count and numbering describe a layout that no longer exists — it still refers to an 11th tennis court and dual-lined pickleball play that were replaced by a separate four-court pickleball complex.", "resolve_text": "Correct the Tennis page to the current layout: tennis courts 1–10, split 1–7 at 3600 and 8–10 at Linear, none dual-lined; pickleball courts 1–4 at the Linear site, numbered separately. Fix the eleven-court and four-Linear-court figures with it. Two other tracked errors sit on the same page and could be fixed in the same pass." }, { "id": "flags-drb-vs-bod", "severity": "conflict", "category": "functional", "topicId": "signs", "resolveDocs": [ "Declaration of Covenants", "Rules and Regulations" ], "title": "Flags need DRB approval under the covenant and BOD approval under the Rules", "body": [ { "text": "The covenant", "doc": "Declaration of Covenants" }, " requires DRB approval for flags. The ", { "text": "Rules and Regulations", "doc": "Rules and Regulations" }, " say flags need Board approval instead. Neither document mentions the other." ], "resolve": "Name one approving body for flags, and confirm that the flag and yard-sign end dates are intended to differ.", "severity_meaning": "Two sources disagree.", "body_text": "The covenant requires DRB approval for flags. The Rules and Regulations say flags need Board approval instead. Neither document mentions the other.", "resolve_text": "Name one approving body for flags, and confirm that the flag and yard-sign end dates are intended to differ." }, { "id": "pets-courtside", "severity": "conflict", "category": "functional", "topicId": "recreation", "resolveDocs": [ "Tennis Guidelines — glenabbeyhoa.com" ], "title": "One tennis document bans pets courtside and the other assumes they are there", "body": [ { "text": "The Tennis Guidelines page", "doc": "Tennis Guidelines — glenabbeyhoa.com" }, " bans pets at the courts. The Board-approved ", { "text": "Tennis Rules", "doc": "Glen Abbey Tennis Rules, 15 Feb 2023 · emailed XN2117908" }, " assume pets are there and assign responsibility for their behavior. The two documents disagree, and the one the Board actually approved allows pets." ], "resolve": "Decide whether pets are allowed at the courts, and make both documents say the same thing.", "severity_meaning": "Two sources disagree.", "body_text": "The Tennis Guidelines page bans pets at the courts. The Board-approved Tennis Rules assume pets are there and assign responsibility for their behavior. The two documents disagree, and the one the Board actually approved allows pets.", "resolve_text": "Decide whether pets are allowed at the courts, and make both documents say the same thing." }, { "id": "dead-tennis-calendars-still-bookable", "severity": "conflict", "category": "functional", "topicId": "recreation", "resolveDocs": [ "Reserve My Court" ], "title": "The HOA reservation calendar still takes tennis bookings that reserve nothing", "body": [ "Tennis is booked on ", { "text": "Reserve My Court", "doc": "Reserve My Court" }, ". The HOA site's own /reservations/ calendar has not caught up: its \"Please Select\" menu still lists two tennis categories, and neither is reachable from the page itself — you only meet them by opening the menu. \"Tennis Courts\" is honest about it, showing an empty grid under a notice that reservations have moved. \"Tennis Courts - Linear\" is the problem: it carries no such notice, still presents an open grid from 7am to 10pm, and still accepts a booking. A resident who books there has not reserved a court, and will not find out until they arrive at one somebody else has." ], "resolve": [ "Delete both tennis categories from the reservation calendar. A retired booking form that still accepts bookings is worse than a 404 — the resident gets a confirmation and no court. Note that the booking limits printed on the Linear category (two hours, four a week, seven days ahead) are the same figures the Tennis Guidelines page publishes, so removing the calendar loses nothing that is not published elsewhere." ], "severity_meaning": "Two sources disagree.", "body_text": "Tennis is booked on Reserve My Court. The HOA site's own /reservations/ calendar has not caught up: its \"Please Select\" menu still lists two tennis categories, and neither is reachable from the page itself — you only meet them by opening the menu. \"Tennis Courts\" is honest about it, showing an empty grid under a notice that reservations have moved. \"Tennis Courts - Linear\" is the problem: it carries no such notice, still presents an open grid from 7am to 10pm, and still accepts a booking. A resident who books there has not reserved a court, and will not find out until they arrive at one somebody else has.", "resolve_text": "Delete both tennis categories from the reservation calendar. A retired booking form that still accepts bookings is worse than a 404 — the resident gets a confirmation and no court. Note that the booking limits printed on the Linear category (two hours, four a week, seven days ahead) are the same figures the Tennis Guidelines page publishes, so removing the calendar loses nothing that is not published elsewhere." }, { "id": "tennis-rules-not-on-website", "severity": "undocumented", "category": "functional", "topicId": "recreation", "resolveDocs": [ "Tennis Guidelines — glenabbeyhoa.com", "Tennis Courts — glenabbeyhoa.com" ], "title": "The adopted Tennis Rules are nowhere on the website, and the USTA link is wrong", "body": [ "The Board-approved Tennis Rules aren't posted anywhere on the website — only the ", { "text": "Tennis Guidelines page", "doc": "Tennis Guidelines — glenabbeyhoa.com" }, ", which was written independently and disagrees with the adopted Rules on reservation caps and several other points." ], "resolve": [ "Post the Tennis Rules to the Document Library and link it from the ", { "text": "tennis pages", "doc": "Tennis Courts — glenabbeyhoa.com" }, ", the way the ", { "text": "Pickleball Policy", "doc": "Pickleball Policy and Rules" }, " already sits in the navigation. Repoint the USTA link at the USTA file, or remove it if none was ever uploaded. Then reconcile the ", "Guidelines page", " against the adopted Rules — as it stands a player can comply with one and breach the other." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The Board-approved Tennis Rules aren't posted anywhere on the website — only the Tennis Guidelines page, which was written independently and disagrees with the adopted Rules on reservation caps and several other points.", "resolve_text": "Post the Tennis Rules to the Document Library and link it from the tennis pages, the way the Pickleball Policy already sits in the navigation. Repoint the USTA link at the USTA file, or remove it if none was ever uploaded. Then reconcile the Guidelines page against the adopted Rules — as it stands a player can comply with one and breach the other." }, { "id": "amenity-fees-unpublished", "severity": "undocumented", "category": "functional", "topicId": "recreation", "resolveDocs": [ "Clubhouse — glenabbeyhoa.com", "Pavilion — glenabbeyhoa.com", "Pool — glenabbeyhoa.com" ], "title": "Amenity fees are readable but unfindable, and one of them is seven years old", "body": [ "Every bookable amenity's fees are real and readable, but only inside that amenity's own reservation view while logged in — none of the public ", { "text": "Clubhouse", "doc": "Clubhouse — glenabbeyhoa.com" }, ", ", { "text": "Pavilion", "doc": "Pavilion — glenabbeyhoa.com" }, ", or ", { "text": "Pool", "doc": "Pool — glenabbeyhoa.com" }, " pages link to or state a price. The pavilion's rate has also gone unrevised for nearly seven years." ], "resolve": "Publish a plain fee schedule for all bookable amenities as a page or PDF, or at minimum put the price and a link on each amenity's own public page. Confirm whether the 2019 pavilion rates are still intended, and state the pool-party rental fee and deposit on its reservation view rather than only inside its terms.", "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "Every bookable amenity's fees are real and readable, but only inside that amenity's own reservation view while logged in — none of the public Clubhouse, Pavilion, or Pool pages link to or state a price. The pavilion's rate has also gone unrevised for nearly seven years.", "resolve_text": "Publish a plain fee schedule for all bookable amenities as a page or PDF, or at minimum put the price and a link on each amenity's own public page. Confirm whether the 2019 pavilion rates are still intended, and state the pool-party rental fee and deposit on its reservation view rather than only inside its terms." }, { "id": "tennis-hours-unpublished", "severity": "undocumented", "category": "functional", "topicId": "recreation", "resolveDocs": [ "Tennis Courts — glenabbeyhoa.com" ], "title": "No published source states what hours the main tennis courts are open", "body": "No published source states the main tennis courts' operating hours. The de facto answer, inferred from the booking system's grid, is 7am to 10pm — but nothing states it as a rule.", "resolve": [ "Publish the main courts' hours on the ", { "text": "Tennis Amenity page", "doc": "Tennis Courts — glenabbeyhoa.com" }, ", or state plainly that play is permitted until the lights go off and who may switch them. If the intended answer is the booking window, say so — 7am to 10pm is discoverable today only by opening the reservation grid and inferring it from the axis. A neighbour woken at 11pm and a player challenged at 10pm currently have nothing to point at." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "No published source states the main tennis courts' operating hours. The de facto answer, inferred from the booking system's grid, is 7am to 10pm — but nothing states it as a rule.", "resolve_text": "Publish the main courts' hours on the Tennis Amenity page, or state plainly that play is permitted until the lights go off and who may switch them. If the intended answer is the booking window, say so — 7am to 10pm is discoverable today only by opening the reservation grid and inferring it from the axis. A neighbour woken at 11pm and a player challenged at 10pm currently have nothing to point at." }, { "id": "pickleball-reservation-cap-unpublished", "severity": "undocumented", "category": "functional", "topicId": "recreation", "resolveDocs": [ "Pickleball Policy and Rules" ], "title": "The pickleball reservation limit is adopted but absent from the policy residents sign", "body": [ "The Board limited pickleball reservations to four times a week per resident ", { "text": "in March 2026", "doc": "Board Minutes, March 2026" }, ". The ", { "text": "Policy and Rules document", "doc": "Pickleball Policy and Rules" }, " says nothing about it, and neither does ", { "text": "the agreement players e-sign before they are given court access", "doc": "Pickleball Policy Agreement — glenabbeyhoa.com" }, ". That document is not vague about consequences — it sets out a ladder of written warning, then a $100 fine, then loss of court privileges and revocation of Reserve My Court access. So a resident can be penalised under a booking limit the binding document never showed them." ], "resolve": [ "Add the four-per-week limit to the ", "Pickleball Policy and Rules", " and reissue it. The acknowledgement flow is the one moment every player reads the document, and it is the natural place for a booking limit to live." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The Board limited pickleball reservations to four times a week per resident in March 2026. The Policy and Rules document says nothing about it, and neither does the agreement players e-sign before they are given court access. That document is not vague about consequences — it sets out a ladder of written warning, then a $100 fine, then loss of court privileges and revocation of Reserve My Court access. So a resident can be penalised under a booking limit the binding document never showed them.", "resolve_text": "Add the four-per-week limit to the Pickleball Policy and Rules and reissue it. The acknowledgement flow is the one moment every player reads the document, and it is the natural place for a booking limit to live." }, { "id": "tennis-caps-no-adopted-source", "severity": "undocumented", "category": "functional", "topicId": "recreation", "resolveDocs": [ "Tennis Guidelines — glenabbeyhoa.com" ], "title": "The tennis reservation limits the site publishes rest on no Board-approved document", "body": [ "The reservation limits published on the ", { "text": "Tennis Guidelines page", "doc": "Tennis Guidelines — glenabbeyhoa.com" }, " — one court per family per day, four per week, and so on — rest on no Board-approved document. The adopted Tennis Rules don't mention any of them." ], "resolve": "Adopt the reservation limits formally if they are meant to bind, or publish whatever instrument already sets them.", "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The reservation limits published on the Tennis Guidelines page — one court per family per day, four per week, and so on — rest on no Board-approved document. The adopted Tennis Rules don't mention any of them.", "resolve_text": "Adopt the reservation limits formally if they are meant to bind, or publish whatever instrument already sets them." }, { "id": "guidelines-exhibit-a-missing", "severity": "undocumented", "category": "functional", "topicId": "fences", "resolveDocs": [ "Architectural Design Guidelines, eff. 08.29.2023" ], "title": "The current Guidelines were mailed without the Exhibit A they depend on", "body": [ { "text": "The current Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023" }, "'s fence rule points to \"Exhibit A\" for approved designs. The 2023 mailing that distributed the current Guidelines didn't include Exhibit A — every household holding the current edition was sent a fence rule pointing at an attachment they never received." ], "resolve": "Send Exhibit A with the Guidelines whenever the Guidelines go out, as the 2023 mailings did, and put both in the Document Library under Governing Documents so the pairing does not depend on someone remembering to attach two files.", "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The current Design Guidelines's fence rule points to \"Exhibit A\" for approved designs. The 2023 mailing that distributed the current Guidelines didn't include Exhibit A — every household holding the current edition was sent a fence rule pointing at an attachment they never received.", "resolve_text": "Send Exhibit A with the Guidelines whenever the Guidelines go out, as the 2023 mailings did, and put both in the Document Library under Governing Documents so the pairing does not depend on someone remembering to attach two files." }, { "id": "amenity-access-codes-undocumented", "severity": "undocumented", "category": "functional", "topicId": "recreation", "resolveDocs": [], "title": "Five amenities are behind access codes; only two have a published way to get one", "body": "The Linear bathrooms, the Boxgrove bathrooms and the tennis-court bathroom are each locked with a keypad code. Nothing published tells a resident those codes exist, let alone how to get one. Two other coded amenities show it can be done: the ball-machine shed code comes from emailing the property manager, and the pickleball courts' gate code is issued through Reserve My Court.", "resolve": "Publish one short amenity-access note listing which facilities are coded and how a resident in good standing requests the current code, and add a line to it whenever a code is rotated.", "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The Linear bathrooms, the Boxgrove bathrooms and the tennis-court bathroom are each locked with a keypad code. Nothing published tells a resident those codes exist, let alone how to get one. Two other coded amenities show it can be done: the ball-machine shed code comes from emailing the property manager, and the pickleball courts' gate code is issued through Reserve My Court.", "resolve_text": "Publish one short amenity-access note listing which facilities are coded and how a resident in good standing requests the current code, and add a line to it whenever a code is rotated." }, { "id": "no-closure-calendar", "severity": "undocumented", "category": "functional", "topicId": "recreation", "resolveDocs": [ "Pool — glenabbeyhoa.com", "Tennis Courts — glenabbeyhoa.com" ], "title": "Short-notice amenity closures reach residents only by email", "body": "Short-notice amenity closures — court resurfacing, parking-lot sealing, one-off pool closures — are announced once, in that week's email, and nowhere else. A resident can't check beforehand whether something they've booked is actually open.", "resolve": [ "Surface closures somewhere durable — the ", { "text": "Pool", "doc": "Pool — glenabbeyhoa.com" }, " and ", { "text": "Tennis Courts", "doc": "Tennis Courts — glenabbeyhoa.com" }, " pages, or a short \"what's closed this week\" line on the home page — rather than only in the weekly email. Bookable amenities are the easy case, since the blocks already exist in the reservation system." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "Short-notice amenity closures — court resurfacing, parking-lot sealing, one-off pool closures — are announced once, in that week's email, and nowhere else. A resident can't check beforehand whether something they've booked is actually open.", "resolve_text": "Surface closures somewhere durable — the Pool and Tennis Courts pages, or a short \"what's closed this week\" line on the home page — rather than only in the weekly email. Bookable amenities are the easy case, since the blocks already exist in the reservation system." }, { "id": "guest-parking-tag-orphan", "severity": "undocumented", "category": "functional", "topicId": "parking", "resolveDocs": [ "Rules and Regulations" ], "title": "Extended guest parking lost its only mechanism, and nothing replaced it", "body": [ "Extended street parking for visitors used to run on a guest parking tag, downloadable from the site. The 2024 ", { "text": "Rules edition", "doc": "Rules and Regulations" }, " deleted that clause and the download along with it, leaving no lawful way to leave a visitor's car on the street past 24 hours." ], "resolve": "Confirm whether extended guest parking was meant to end in April 2024. If it was, say so plainly somewhere residents will look, because the previous edition told them a tag existed. If it was not, restore a clause describing how to arrange it.", "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "Extended street parking for visitors used to run on a guest parking tag, downloadable from the site. The 2024 Rules edition deleted that clause and the download along with it, leaving no lawful way to leave a visitor's car on the street past 24 hours.", "resolve_text": "Confirm whether extended guest parking was meant to end in April 2024. If it was, say so plainly somewhere residents will look, because the previous edition told them a tag existed. If it was not, restore a clause describing how to arrange it." }, { "id": "placeholder-amenity-pages", "severity": "undocumented", "category": "functional", "topicId": "recreation", "resolveDocs": [ "Tennis Pavilion — glenabbeyhoa.com", "Walking Trail — glenabbeyhoa.com", "Ball Machine — glenabbeyhoa.com", "Realtor Information — glenabbeyhoa.com" ], "title": "Two amenity pages have never been written, and two more name a manager who left in 2025", "body": "Two amenity pages are still placeholder text — \"Sample Text,\" \"More Info Coming Soon!\" — and two others name a manager who left the role over a year ago.", "resolve": "Write the two placeholder pages or drop them from the navigation, and replace every named manager with manager@glenabbeyhoa.com so the pages survive the next handover. Given two changes in fifteen months, a role address is the only thing that will stay right.", "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "Two amenity pages are still placeholder text — \"Sample Text,\" \"More Info Coming Soon!\" — and two others name a manager who left the role over a year ago.", "resolve_text": "Write the two placeholder pages or drop them from the navigation, and replace every named manager with manager@glenabbeyhoa.com so the pages survive the next handover. Given two changes in fifteen months, a role address is the only thing that will stay right." }, { "id": "clubhouse-pool-exclusion-dropped", "severity": "undocumented", "category": "functional", "topicId": "pool", "resolveDocs": [ "Clubhouse Reservation Terms — glenabbeyhoa.com" ], "title": "The clubhouse terms no longer say the rental excludes the pool", "body": [ "The ", { "text": "clubhouse reservation terms", "doc": "Clubhouse Reservation Terms — glenabbeyhoa.com" }, " used to state that a clubhouse booking doesn't include pool access. That sentence has been dropped, and nothing currently published says whether clubhouse guests may use the pool." ], "resolve": [ "Restore a line to the ", "clubhouse terms", " stating the reservation covers the clubhouse only and grants no pool or other amenity access — or, if the intent changed, state what a clubhouse booking now includes." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The clubhouse reservation terms used to state that a clubhouse booking doesn't include pool access. That sentence has been dropped, and nothing currently published says whether clubhouse guests may use the pool.", "resolve_text": "Restore a line to the clubhouse terms stating the reservation covers the clubhouse only and grants no pool or other amenity access — or, if the intent changed, state what a clubhouse booking now includes." }, { "id": "clubhouse-kitchen-av-unspecified", "severity": "undocumented", "category": "functional", "topicId": "recreation", "resolveDocs": [ "Clubhouse Reservation Terms — glenabbeyhoa.com" ], "title": "Clubhouse kitchen and A/V equipment aren't specified anywhere", "body": [ "The Amenities page advertises a full kitchen and a built-in A/V system for the clubhouse, but no published document — not the Amenities page, the reservation terms, or the Rules and Regulations — states what the kitchen contains or whether the A/V system takes an outside laptop or phone. The booking flow that holds the fees and terms doesn't open until a reservation is already started, so there's nowhere to check first." ], "resolve": [ "Add a short equipment list to the clubhouse reservation terms or the Amenities page." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The Amenities page advertises a full kitchen and a built-in A/V system for the clubhouse, but no published document — not the Amenities page, the reservation terms, or the Rules and Regulations — states what the kitchen contains or whether the A/V system takes an outside laptop or phone. The booking flow that holds the fees and terms doesn't open until a reservation is already started, so there's nowhere to check first.", "resolve_text": "Add a short equipment list to the clubhouse reservation terms or the Amenities page." }, { "id": "twenty-five-per-day-unadopted", "severity": "conflict", "category": "fairness", "topicId": "assessments", "resolveDocs": [ "Interpretation of Covenants" ], "title": "\"$25 per day, per violation\" appears in a Board guide but in no adopted instrument", "body": [ { "text": "A Board guide", "doc": "Interpretation of Covenants" }, " states continuing violations are fined \"$25 per day, per violation\" — a figure that appears in no adopted fining document. Every adopted instrument uses the $100/$250/$500 ladder instead." ], "resolve": [ "Confirm whether a $25/day general fine is still Board policy, and if not, correct or withdraw ", "§ 14.0 of the guide", "." ], "severity_meaning": "Two sources disagree.", "body_text": "A Board guide states continuing violations are fined \"$25 per day, per violation\" — a figure that appears in no adopted fining document. Every adopted instrument uses the $100/$250/$500 ladder instead.", "resolve_text": "Confirm whether a $25/day general fine is still Board policy, and if not, correct or withdraw § 14.0 of the guide." }, { "id": "hardship-payment-plan-unpublished", "severity": "undocumented", "category": "fairness", "topicId": "assessments", "resolveDocs": [ "Collection Procedures" ], "title": "An owner in difficulty can ask for a payment plan, and nothing published says so", "body": "An owner who can't pay on time can ask the Board for a payment plan — a deliberate, working policy since 2020 — but it's recorded in a single line of minutes and mentioned nowhere a struggling owner would actually look, like the collection procedure or the assessment statement itself.", "resolve": [ "Add a line to the ", { "text": "Collection Procedures", "doc": "Collection Procedures" }, ", or to the assessment statement itself, saying that an owner who cannot pay on time may write to the Board to propose an arrangement, and that plans are considered case by case and expected to be met exactly. That is what the Board decided in 2020; it has never been written down where an owner would find it. It costs the Association nothing and it reaches the delinquency earlier, which is the outcome the collection procedure is trying to produce anyway." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "An owner who can't pay on time can ask the Board for a payment plan — a deliberate, working policy since 2020 — but it's recorded in a single line of minutes and mentioned nowhere a struggling owner would actually look, like the collection procedure or the assessment statement itself.", "resolve_text": "Add a line to the Collection Procedures, or to the assessment statement itself, saying that an owner who cannot pay on time may write to the Board to propose an arrangement, and that plans are considered case by case and expected to be met exactly. That is what the Board decided in 2020; it has never been written down where an owner would find it. It costs the Association nothing and it reaches the delinquency earlier, which is the outcome the collection procedure is trying to produce anyway." }, { "id": "fine-waiver-practice-unpublished", "severity": "undocumented", "category": "fairness", "topicId": "assessments", "resolveDocs": [ "Rules and Regulations" ], "title": "First-offence fine waivers are routine, and only residents who know to ask get one", "body": "Waiving a resident's first violation fine on request is routine Board practice, recorded repeatedly in the minutes — but nothing sent with a violation notice tells a resident that asking is an option. Two neighbors with the same first offense can get different outcomes depending on whether they knew to ask.", "resolve": [ "State the practice. A sentence in the ", { "text": "Rules and Regulations", "doc": "Rules and Regulations" }, ", or in the violation notice itself, along the lines of \"an owner may request that the Board waive a first violation\" would cost nothing and would remove the advantage currently held by residents who happen to know how the Board works. If the Board would rather retain full discretion, say that instead — but the present position, where the policy is real, settled and unwritten, is the one that produces unequal outcomes." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "Waiving a resident's first violation fine on request is routine Board practice, recorded repeatedly in the minutes — but nothing sent with a violation notice tells a resident that asking is an option. Two neighbors with the same first offense can get different outcomes depending on whether they knew to ask.", "resolve_text": "State the practice. A sentence in the Rules and Regulations, or in the violation notice itself, along the lines of \"an owner may request that the Board waive a first violation\" would cost nothing and would remove the advantage currently held by residents who happen to know how the Board works. If the Board would rather retain full discretion, say that instead — but the present position, where the policy is real, settled and unwritten, is the one that produces unequal outcomes." }, { "id": "tree-swing-ban-unpublished", "severity": "undocumented", "category": "fairness", "topicId": "yards", "resolveDocs": [ "Rules and Regulations", "Architectural Design Guidelines, eff. 08.29.2023" ], "title": "Tree swings were banned and cited in 2022, and the rule was never published", "body": [ "The Board banned front-yard tree swings and directed the property manager to cite them, ", { "text": "by a 2022 vote", "doc": "Board Minutes, February 2022" }, ". That decision appears nowhere except in that one set of minutes — no resident could know the rule exists before being cited under it." ], "resolve": [ "Decide whether the 2022 decision still stands", ". If it does, add a line to the ", { "text": "Rules and Regulations", "doc": "Rules and Regulations" }, " or the ", { "text": "Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023" }, " saying so — front-yard tree swings are common enough that the rule will keep being broken by people who had no way to know. If it does not, say that too, because the minutes are the only record and they read as current." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The Board banned front-yard tree swings and directed the property manager to cite them, by a 2022 vote. That decision appears nowhere except in that one set of minutes — no resident could know the rule exists before being cited under it.", "resolve_text": "Decide whether the 2022 decision still stands. If it does, add a line to the Rules and Regulations or the Design Guidelines saying so — front-yard tree swings are common enough that the rule will keep being broken by people who had no way to know. If it does not, say that too, because the minutes are the only record and they read as current." }, { "id": "inflatables-private-parties-unpublished", "severity": "undocumented", "category": "fairness", "topicId": "recreation", "resolveDocs": [ "Clubhouse Reservation Terms — glenabbeyhoa.com", "Pavilion Reservation Terms — glenabbeyhoa.com", "Sports Court Reservation Terms — glenabbeyhoa.com" ], "title": "Inflatables are barred from private parties by a 2022 vote no rental term mentions", "body": [ "The Board barred inflatables from private parties ", { "text": "over insurance concerns in 2022", "doc": "Board Minutes, July 2022" }, ". None of the ", { "text": "clubhouse", "doc": "Clubhouse Reservation Terms — glenabbeyhoa.com" }, ", ", { "text": "pavilion", "doc": "Pavilion Reservation Terms — glenabbeyhoa.com" }, ", or ", { "text": "sports-court", "doc": "Sports Court Reservation Terms — glenabbeyhoa.com" }, " rental terms mention it — and the Association runs its own inflatables at community events several times a year, which makes the private-party ban easy for a resident to miss." ], "resolve": [ "Add one line to the ", "clubhouse", ", ", "pavilion", " and ", "sports court", " reservation terms stating whether inflatables are permitted at private events, and if they are permitted subject to conditions, say what the conditions are — a certificate of insurance naming the Association would be the ordinary answer. ", "The 2022 motion", " should either be reflected in the terms residents actually sign, or formally revisited." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The Board barred inflatables from private parties over insurance concerns in 2022. None of the clubhouse, pavilion, or sports-court rental terms mention it — and the Association runs its own inflatables at community events several times a year, which makes the private-party ban easy for a resident to miss.", "resolve_text": "Add one line to the clubhouse, pavilion and sports court reservation terms stating whether inflatables are permitted at private events, and if they are permitted subject to conditions, say what the conditions are — a certificate of insurance naming the Association would be the ordinary answer. The 2022 motion should either be reflected in the terms residents actually sign, or formally revisited." }, { "id": "solar-approval-path-unwritten", "severity": "undocumented", "category": "fairness", "topicId": "exterior", "resolveDocs": [ "Architectural Design Guidelines, eff. 08.29.2023" ], "title": "The covenant offers a solar approval path the Board's own survey effectively closed", "body": [ { "text": "The covenant", "doc": "Declaration of Covenants" }, " reads as offering a normal solar-panel approval path. In practice, a 2021 community survey found little support and the Board never adopted a standard — none of that is published, so a resident has no way to know the odds or the standard before applying." ], "resolve": [ "State the current position in writing — either adopt a solar standard in the ", { "text": "Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023" }, " covering mounting, visibility from the street and panel appearance, or say plainly that the Board has not approved residential solar and what would change that. Either is fairer than an approval path with an unwritten and apparently unmet standard." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The covenant reads as offering a normal solar-panel approval path. In practice, a 2021 community survey found little support and the Board never adopted a standard — none of that is published, so a resident has no way to know the odds or the standard before applying.", "resolve_text": "State the current position in writing — either adopt a solar standard in the Design Guidelines covering mounting, visibility from the street and panel appearance, or say plainly that the Board has not approved residential solar and what would change that. Either is fairer than an approval path with an unwritten and apparently unmet standard." }, { "id": "dumpster-45-day-unsourced", "severity": "undocumented", "category": "fairness", "topicId": "exterior", "resolveDocs": [ "Architectural Design Guidelines, eff. 08.29.2023", "Interpretation of Covenants" ], "title": "The 45-day construction dumpster limit appears in one undated Board guide and nowhere else", "body": [ "A 45-day limit on construction dumpsters, with a fine behind it, comes from ", { "text": "a single undated Board guide", "doc": "Interpretation of Covenants" }, ". No adopted document mentions dumpsters at all." ], "resolve": [ "Confirm whether 45 days is current Board policy and, if so, put it in the ", { "text": "Architectural Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023" }, " where a homeowner planning a renovation would find it. If it is not current, remove it from the ", "Interpretation guide", ". Either way the guide needs an adoption date on its face." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "A 45-day limit on construction dumpsters, with a fine behind it, comes from a single undated Board guide. No adopted document mentions dumpsters at all.", "resolve_text": "Confirm whether 45 days is current Board policy and, if so, put it in the Architectural Design Guidelines where a homeowner planning a renovation would find it. If it is not current, remove it from the Interpretation guide. Either way the guide needs an adoption date on its face." }, { "id": "fence-maintenance-standard-unpublished", "severity": "undocumented", "category": "fairness", "topicId": "exterior", "resolveDocs": [ "Rules and Regulations" ], "title": "Nothing published says whether a fence has to be kept clean, though the spring reminder asks for it", "body": [ "The ", { "text": "Rules and Regulations", "doc": "Rules and Regulations", "sec": "Home Maintenance" }, " set mildew and mold standards for the exterior of the home, for roofs and for mailboxes. They set nothing at all for fences — the word appears only in the trash-enclosure rule and in Exhibit A's height table, neither of which is about upkeep. The community-wide spring maintenance reminders have nonetheless asked residents to pressure wash older fences and repair boards, and management inspects for appearance each spring.", " A resident cited over a weathered fence therefore has no published standard to read, and no way to tell whether it is an enforceable rule or a request. That is the same gap the mailbox line closed when it was written into the Rules and Regulations, and fences never got." ], "resolve": [ "Either add a fence line to the Home Maintenance section of the Rules and Regulations, or confirm that no fence-cleaning standard is enforced and stop asking for it in the spring reminders. If the reminder is going out every year regardless, it belongs on the website as a standing maintenance page rather than living only in whichever week's email carried it." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The Rules and Regulations set mildew and mold standards for the exterior of the home, for roofs and for mailboxes. They set nothing at all for fences — the word appears only in the trash-enclosure rule and in Exhibit A's height table, neither of which is about upkeep. The community-wide spring maintenance reminders have nonetheless asked residents to pressure wash older fences and repair boards, and management inspects for appearance each spring. A resident cited over a weathered fence therefore has no published standard to read, and no way to tell whether it is an enforceable rule or a request. That is the same gap the mailbox line closed when it was written into the Rules and Regulations, and fences never got.", "resolve_text": "Either add a fence line to the Home Maintenance section of the Rules and Regulations, or confirm that no fence-cleaning standard is enforced and stop asking for it in the spring reminders. If the reminder is going out every year regardless, it belongs on the website as a standing maintenance page rather than living only in whichever week's email carried it." }, { "id": "bylaws-wrong-county", "severity": "conflict", "category": "governance", "topicId": "governance", "resolveDocs": [ "Governing Documents" ], "title": "The 2022 By-Laws amendment records the Declaration in the wrong county", "body": [ "A recorded 2022 By-Laws amendment cites the wrong county, deed book, and page for the original Declaration — a scrivener's error in an ", { "text": "operative governing document", "doc": "Governing Documents" }, " that hasn't been corrected." ], "resolve": "Ask the Association's counsel whether the By-Laws recital is a scrivener's error needing a corrective filing. Do not publish any county, book or page as fact until it is settled.", "severity_meaning": "Two sources disagree.", "body_text": "A recorded 2022 By-Laws amendment cites the wrong county, deed book, and page for the original Declaration — a scrivener's error in an operative governing document that hasn't been corrected.", "resolve_text": "Ask the Association's counsel whether the By-Laws recital is a scrivener's error needing a corrective filing. Do not publish any county, book or page as fact until it is settled." }, { "id": "fining-resolution-deleted-recital", "severity": "conflict", "category": "governance", "topicId": "assessments", "resolveDocs": [ "Rules and Regulations" ], "title": "The 2018 fining resolution rests on a covenant sentence deleted in 2014", "body": "The 2018 fining resolution justifies itself by quoting a covenant sentence the 2014 amendment deleted, and misattributes it to the wrong document. The practical 10-day courtesy window is unaffected — it's restated independently in the current Rules and Regulations.", "resolve": [ "Whether the resolution needs re-executing on a correct recital is a question for counsel. The practical 10-day courtesy window appears unaffected — it is restated independently in the current ", { "text": "Rules and Regulations", "doc": "Rules and Regulations" }, "." ], "severity_meaning": "Two sources disagree.", "body_text": "The 2018 fining resolution justifies itself by quoting a covenant sentence the 2014 amendment deleted, and misattributes it to the wrong document. The practical 10-day courtesy window is unaffected — it's restated independently in the current Rules and Regulations.", "resolve_text": "Whether the resolution needs re-executing on a correct recital is a question for counsel. The practical 10-day courtesy window appears unaffected — it is restated independently in the current Rules and Regulations." }, { "id": "document-library-link-labels", "severity": "conflict", "category": "governance", "topicId": "governance", "resolveDocs": [ "Declaration of Covenants" ], "title": "The Document Library's own link labels send readers to the wrong file", "body": [ "Under Governing Documents, the link labelled simply Covenants opens the original 1997 scan. The consolidated text that actually governs is a separate row a few lines away, labelled Covenants with Amendments. A resident who wants ", { "text": "the covenants", "doc": "Declaration of Covenants" }, " clicks the obvious one and gets a document five amendments out of date: wrong DRB deadlines, wrong interest rate, wrong transfer assessment, and the deemed-approval and ten-day-cure provisions that were deleted in 2014 still sitting in it as though live. This site has published wrong figures from that exact file. Separately, under Minutes, the April 2025 and April 2026 board minutes are both displayed as just April, so the label cannot tell them apart." ], "resolve": "Relabel the 1997 scan as superseded, or remove it and leave the consolidated version as the only thing called Covenants. Give the two April minutes their years in the link text. Both are label changes in the library, not document changes.", "severity_meaning": "Two sources disagree.", "body_text": "Under Governing Documents, the link labelled simply Covenants opens the original 1997 scan. The consolidated text that actually governs is a separate row a few lines away, labelled Covenants with Amendments. A resident who wants the covenants clicks the obvious one and gets a document five amendments out of date: wrong DRB deadlines, wrong interest rate, wrong transfer assessment, and the deemed-approval and ten-day-cure provisions that were deleted in 2014 still sitting in it as though live. This site has published wrong figures from that exact file. Separately, under Minutes, the April 2025 and April 2026 board minutes are both displayed as just April, so the label cannot tell them apart.", "resolve_text": "Relabel the 1997 scan as superseded, or remove it and leave the consolidated version as the only thing called Covenants. Give the two April minutes their years in the link text. Both are label changes in the library, not document changes." }, { "id": "minutes-gaps-2025", "severity": "undocumented", "category": "governance", "topicId": "governance", "resolveDocs": [ "Meeting Minutes" ], "title": "Three board meetings are missing from the Document Library", "body": "Three board meetings — March 2023, June 2023, and 22 April 2024 — are missing from the public Document Library. The glenabbeyhoa.com library and the CMA portal each hold meetings the other doesn't; neither is a complete archive alone.", "resolve": [ "Post the March 2023, June 2023 and 22 April 2024 ", { "text": "minutes", "doc": "Meeting Minutes" }, " to the Document Library. While there, reconcile it against the CMA portal — each holds meetings the other does not, and neither is complete on its own." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "Three board meetings — March 2023, June 2023, and 22 April 2024 — are missing from the public Document Library. The glenabbeyhoa.com library and the CMA portal each hold meetings the other doesn't; neither is a complete archive alone.", "resolve_text": "Post the March 2023, June 2023 and 22 April 2024 minutes to the Document Library. While there, reconcile it against the CMA portal — each holds meetings the other does not, and neither is complete on its own." }, { "id": "guidelines-edition-unpublished", "severity": "undocumented", "category": "governance", "topicId": "yards", "resolveDocs": [ "Governing Documents", "Realtor Information — glenabbeyhoa.com" ], "title": "The Design Guidelines are in no document library, and the site says they are", "body": "The only Design Guidelines edition a resident can pull up is at least one revision out of date, and a rule the Association enforces by email — no rock mulch in landscape beds — appears in no edition anyone can actually read.", "resolve": [ "Put the current 08.29.2023 edition in the Document Library under ", { "text": "Governing Documents", "doc": "Governing Documents" }, ", with Exhibit A attached, and correct the ", { "text": "Realtor Information page", "doc": "Realtor Information — glenabbeyhoa.com" }, "'s claim until it is true." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The only Design Guidelines edition a resident can pull up is at least one revision out of date, and a rule the Association enforces by email — no rock mulch in landscape beds — appears in no edition anyone can actually read.", "resolve_text": "Put the current 08.29.2023 edition in the Document Library under Governing Documents, with Exhibit A attached, and correct the Realtor Information page's claim until it is true." }, { "id": "rules-regs-no-pool-content", "severity": "undocumented", "category": "governance", "topicId": "pool", "resolveDocs": [], "title": "Governing \"Rules and Regulations\" document has zero pool content", "body": "The governing \"Rules and Regulations\" document — the most obviously-named place to look — has no pool content at all. It's a dead end for anyone browsing Governing Documents for pool policy.", "resolve": "Nothing needs adding here — this is simply the reason a resident can't find pool policy by browsing Governing Documents.", "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The governing \"Rules and Regulations\" document — the most obviously-named place to look — has no pool content at all. It's a dead end for anyone browsing Governing Documents for pool policy.", "resolve_text": "Nothing needs adding here — this is simply the reason a resident can't find pool policy by browsing Governing Documents." }, { "id": "governing-documents-undated", "severity": "undocumented", "category": "governance", "topicId": "governance", "resolveDocs": [ "Rules and Regulations", "Architectural Design Guidelines, eff. 08.29.2023", "Association By-Laws", "Interpretation of Covenants" ], "title": "Not one of the documents the rules actually live in states the date it was adopted", "body": [ "Ask when a Glen Abbey rule started applying to you and there is usually no way to find out. The recorded covenants carry dates, because the county requires it. Almost nothing the Board has adopted since does. The ", { "text": "Rules and Regulations", "doc": "Rules and Regulations" }, " carry no date anywhere in the document — not on the first page, not on the last. The only thing that makes them \"the 2025 Rules\" is the filename they are published under, and 31 entries on this site rest on them. Both editions of the ", { "text": "Architectural Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023" }, " are the same: the \"eff. 01.01.2022\" and \"eff. 08.29.2023\" in their names come from the files, not from anything printed inside them, and another 30 entries rest on those. The ", { "text": "By-Laws", "doc": "Association By-Laws" }, " are stranger still — the executed copy reads \"effective as of the ______ day of ___________, 1997\" and the blanks were never filled in. And the ", { "text": "Interpretation of Covenants", "doc": "Interpretation of Covenants" }, ", the Board guide that supplies the 45-day dumpster limit and the 10-foot fence setback, has no date on it and no resolution published alongside it. This is not pedantry. A rule with no adoption date cannot be shown to have existed when a violation was cited, cannot be told apart from a draft, and gives a resident no way to check whether the copy they were sent is the current one." ], "resolve": [ "Put an adoption date and a revision line on the face of every Board-adopted document — the Rules and Regulations, both live Design Guidelines editions, and the interpretation guide — and record the resolution that adopted each. Filling in the 1997 blanks on the By-Laws needs counsel rather than a pen. Where a document is not Association policy at all, say so: the ", { "text": "Motorized Scooters", "doc": "Motorized Scooters" }, " file in the Governing Documents folder is a reprinted article by an Alpharetta police sergeant, and nothing marks it as anything else." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "Ask when a Glen Abbey rule started applying to you and there is usually no way to find out. The recorded covenants carry dates, because the county requires it. Almost nothing the Board has adopted since does. The Rules and Regulations carry no date anywhere in the document — not on the first page, not on the last. The only thing that makes them \"the 2025 Rules\" is the filename they are published under, and 31 entries on this site rest on them. Both editions of the Architectural Design Guidelines are the same: the \"eff. 01.01.2022\" and \"eff. 08.29.2023\" in their names come from the files, not from anything printed inside them, and another 30 entries rest on those. The By-Laws are stranger still — the executed copy reads \"effective as of the ______ day of ___________, 1997\" and the blanks were never filled in. And the Interpretation of Covenants, the Board guide that supplies the 45-day dumpster limit and the 10-foot fence setback, has no date on it and no resolution published alongside it. This is not pedantry. A rule with no adoption date cannot be shown to have existed when a violation was cited, cannot be told apart from a draft, and gives a resident no way to check whether the copy they were sent is the current one.", "resolve_text": "Put an adoption date and a revision line on the face of every Board-adopted document — the Rules and Regulations, both live Design Guidelines editions, and the interpretation guide — and record the resolution that adopted each. Filling in the 1997 blanks on the By-Laws needs counsel rather than a pen. Where a document is not Association policy at all, say so: the Motorized Scooters file in the Governing Documents folder is a reprinted article by an Alpharetta police sergeant, and nothing marks it as anything else." }, { "id": "ev-charger-approval-unaddressed", "severity": "undocumented", "category": "governance", "topicId": "drb", "resolveDocs": [ "Architectural Design Guidelines, eff. 08.29.2023", "DRB Modification Approval Form — glenabbeyhoa.com" ], "title": "No Glen Abbey document mentions EV charging, so nobody can tell a resident whether a garage charger needs approval", "body": [ "Residents are installing home chargers and asking whether the Association has to approve one first, and nothing published answers them. Electric vehicle charging is not mentioned in the ", { "text": "Architectural Design Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023" }, ", not in the ", { "text": "Rules and Regulations", "doc": "Rules and Regulations" }, ", and not in the ", { "text": "Interpretation of Covenants", "doc": "Interpretation of Covenants" }, ". The ", { "text": "DRB Modification Approval Form", "doc": "DRB Modification Approval Form — glenabbeyhoa.com" }, " names twelve kinds of modification and none of them fits, though it does carry a free-text \"If other, specify here\" field, so a resident who thinks to ask can file. Nothing tells them they should.", " The real question is not the charger but the wiring. A wall unit inside a closed garage is invisible from the street, which is the test most of the Guidelines turn on. The circuit it needs is not always invisible: a service upgrade can mean a new meter, a conduit run along an exterior wall, or a pedestal on the driveway, and those are plainly exterior modifications under rules that already exist. So the honest answer today is that it depends on work the resident has not had quoted yet, which is not an answer anyone can act on.", " Georgia has a statute addressing electric vehicle charging in community associations. Whether and how it binds this Association is a legal question, not an editorial one, and it is the reason this is flagged here rather than answered on the site." ], "resolve": [ "Decide whether a charger installed wholly inside a garage requires DRB approval, and publish the answer where a resident will meet it — a line in the Design Guidelines and an option on the DRB form's modification list. If the answer turns on whether any part of the installation is visible from outside, publish that distinction rather than the conclusion, because the visible-versus-hidden line is the part residents cannot guess and the part an electrician will not think to raise. Confirm with counsel what the Georgia statute requires of the Association before the wording is settled." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "Residents are installing home chargers and asking whether the Association has to approve one first, and nothing published answers them. Electric vehicle charging is not mentioned in the Architectural Design Guidelines, not in the Rules and Regulations, and not in the Interpretation of Covenants. The DRB Modification Approval Form names twelve kinds of modification and none of them fits, though it does carry a free-text \"If other, specify here\" field, so a resident who thinks to ask can file. Nothing tells them they should. The real question is not the charger but the wiring. A wall unit inside a closed garage is invisible from the street, which is the test most of the Guidelines turn on. The circuit it needs is not always invisible: a service upgrade can mean a new meter, a conduit run along an exterior wall, or a pedestal on the driveway, and those are plainly exterior modifications under rules that already exist. So the honest answer today is that it depends on work the resident has not had quoted yet, which is not an answer anyone can act on. Georgia has a statute addressing electric vehicle charging in community associations. Whether and how it binds this Association is a legal question, not an editorial one, and it is the reason this is flagged here rather than answered on the site.", "resolve_text": "Decide whether a charger installed wholly inside a garage requires DRB approval, and publish the answer where a resident will meet it — a line in the Design Guidelines and an option on the DRB form's modification list. If the answer turns on whether any part of the installation is visible from outside, publish that distinction rather than the conclusion, because the visible-versus-hidden line is the part residents cannot guess and the part an electrician will not think to raise. Confirm with counsel what the Georgia statute requires of the Association before the wording is settled." }, { "id": "common-area-holiday-decorations", "severity": "undocumented", "category": "governance", "topicId": "exterior", "resolveDocs": [ "Addressing the Board — glenabbeyhoa.com" ], "title": "The Board decides what goes up in the common areas for a holiday, and nothing published says how to ask", "body": [ "The November 2021 minutes record holiday decorations as a Board agenda item with individual decisions taken on it — Hanukkah décor approved, a Christmas tree declined, Diwali décor listed. So decorating the clubhouse or the entrances for a holiday is a Board decision taken case by case. Nothing published sets out the route or the standard: no policy, no form, and no criterion on any page. A resident who wants to know how to ask, or why one request carried and another did not, has nowhere to look." ], "resolve": [ "State how a resident asks for a common-area or clubhouse decoration and what the Board weighs when deciding. Even one sentence pointing at the ", { "text": "Addressing the Board form", "doc": "Addressing the Board — glenabbeyhoa.com" }, " would close it." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The November 2021 minutes record holiday decorations as a Board agenda item with individual decisions taken on it — Hanukkah décor approved, a Christmas tree declined, Diwali décor listed. So decorating the clubhouse or the entrances for a holiday is a Board decision taken case by case. Nothing published sets out the route or the standard: no policy, no form, and no criterion on any page. A resident who wants to know how to ask, or why one request carried and another did not, has nowhere to look.", "resolve_text": "State how a resident asks for a common-area or clubhouse decoration and what the Board weighs when deciding. Even one sentence pointing at the Addressing the Board form would close it." }, { "id": "swim-team-governance-delegation", "severity": "undocumented", "category": "governance", "topicId": "recreation", "resolveDocs": [ "Board Minutes, January 2026", "2026 HOA Budget" ], "title": "Swim-team funding is documented, but authority and reporting are not", "body": [ { "text": "The Board's January 2026 minutes", "doc": "Board Minutes, January 2026" }, " record a $6,000 2026 swim-team budget allocation, and the ", { "text": "2026 budget", "doc": "2026 HOA Budget" }, " carries the same line. The records do not state who may spend it, whether it pays coaches, whether any authority was delegated to the swim-team committee, or what reporting is required." ], "resolve": [ "Publish the swim-team committee's authority, permitted budget use, spending controls and annual Board reporting route." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The Board's January 2026 minutes record a $6,000 2026 swim-team budget allocation, and the 2026 budget carries the same line. The records do not state who may spend it, whether it pays coaches, whether any authority was delegated to the swim-team committee, or what reporting is required.", "resolve_text": "Publish the swim-team committee's authority, permitted budget use, spending controls and annual Board reporting route." }, { "id": "assessment-delinquency-window", "severity": "ambiguous", "category": "governance", "topicId": "assessments", "resolveDocs": [ "Declaration of Covenants" ], "title": "Assessment delinquency: 10 days (recorded covenant) vs. Jan 31 (community guidance)", "body": "The covenant lets the Board set a grace period later than the base 10 days. January 31 — the date published elsewhere — is almost certainly that later date, but no document actually says so in writing.", "resolve": [ "Get the Board/treasurer to confirm in writing that January 31 is the specific later date set under ", { "text": "Art. VIII § 8", "doc": "Declaration of Covenants" }, " — a one-sentence cross-reference would fully close this out." ], "severity_meaning": "One source, read more than one way.", "body_text": "The covenant lets the Board set a grace period later than the base 10 days. January 31 — the date published elsewhere — is almost certainly that later date, but no document actually says so in writing.", "resolve_text": "Get the Board/treasurer to confirm in writing that January 31 is the specific later date set under Art. VIII § 8 — a one-sentence cross-reference would fully close this out." }, { "id": "flags-drb-approval", "severity": "ambiguous", "category": "governance", "topicId": "signs", "resolveDocs": [ "Architectural Design Guidelines, eff. 08.29.2023" ], "title": "Flags: the covenant requires DRB approval for every flag, and the Board's own guide pre-approves the American one", "body": [ { "text": "The covenant", "doc": "Declaration of Covenants" }, " requires DRB approval for every flag. The Board's published flag standard gives only a size and type limit, with no mention of submitting each one. ", { "text": "The Board's interpretation guide goes further and says an American flag no larger than 4' x 6' on a pole attached to the house does not require approval at all", "doc": "Interpretation of Covenants", "sec": "10. Signs and Flags, b" }, ". A fourth document bans free-standing flag poles outright, stricter than any of them." ], "resolve": [ "Clarify whether flags meeting the published standard are pre-approved by category, or whether the ", "covenant", "'s per-flag DRB requirement is still technically in force — and reconcile that against the ", { "text": "Architectural Guidelines", "doc": "Architectural Design Guidelines, eff. 08.29.2023" }, "' flat ban on free-standing flag poles." ], "severity_meaning": "One source, read more than one way.", "body_text": "The covenant requires DRB approval for every flag. The Board's published flag standard gives only a size and type limit, with no mention of submitting each one. The Board's interpretation guide goes further and says an American flag no larger than 4' x 6' on a pole attached to the house does not require approval at all. A fourth document bans free-standing flag poles outright, stricter than any of them.", "resolve_text": "Clarify whether flags meeting the published standard are pre-approved by category, or whether the covenant's per-flag DRB requirement is still technically in force — and reconcile that against the Architectural Guidelines' flat ban on free-standing flag poles." }, { "id": "two-liability-docs", "severity": "ambiguous", "category": "governance", "topicId": "pool", "resolveDocs": [ "Pool Waiver", "Pool Party Reservation Terms — glenabbeyhoa.com" ], "title": "Two liability documents, never cross-referenced", "body": [ "The annual ", { "text": "Pool Waiver", "doc": "Pool Waiver" }, " and the ", { "text": "Pool Party", "doc": "Pool Party Reservation Terms — glenabbeyhoa.com" }, " booking agreement both carry full indemnification language independently, and it's unclear whether that's intentional. The waiver also still carries COVID-era clauses and a keypad-code rule written for an entry system the pool no longer uses — access is by amenity card now." ], "resolve": [ "Legal/Board review of whether both are still needed as separately-signed documents, whether the COVID clauses should be retired, and whether ", "§ 10", " should be reworded to refer to amenity cards so the undertaking matches the access method residents actually use." ], "severity_meaning": "One source, read more than one way.", "body_text": "The annual Pool Waiver and the Pool Party booking agreement both carry full indemnification language independently, and it's unclear whether that's intentional. The waiver also still carries COVID-era clauses and a keypad-code rule written for an entry system the pool no longer uses — access is by amenity card now.", "resolve_text": "Legal/Board review of whether both are still needed as separately-signed documents, whether the COVID clauses should be retired, and whether § 10 should be reworded to refer to amenity cards so the undertaking matches the access method residents actually use." }, { "id": "speed-limit-authorised-never-adopted", "severity": "ambiguous", "category": "governance", "topicId": "parking", "resolveDocs": [ "Rules and Regulations" ], "title": "The covenant lets the Association set speed limits, and the 25 mph everyone quotes is the City's", "body": [ "The ", { "text": "Declaration of Covenants", "doc": "Declaration of Covenants", "sec": "Art. XI § 17" }, " authorises the Association to promulgate, administer and enforce its own rules governing vehicular and pedestrian traffic — speed limits included — and to levy fines for breaking them. That authority is real, and it survives the streets being public, because it binds owners by covenant rather than by police power.", " What no source shows is the Association ever using it. No speed limit appears anywhere in the ", { "text": "Rules and Regulations", "doc": "Rules and Regulations" }, ", and none was found in the minutes. The 25 mph residents quote to each other is the City of Alpharetta's posted limit — enforced by the police with a citation, which is a different remedy in a different forum from a covenant fine against an owner.", "The distinction cuts both ways. If no community limit has been adopted, then a fine for speeding rests on a rule nobody can produce. If one has, it has never been published where a resident could read it." ], "resolve": [ "Either adopt and publish a community speed limit in the Rules and Regulations, or state plainly that the 25 mph is the City's posted limit and that enforcement belongs to the police. Both answers are defensible; the present position — holding the authority, publishing nothing, and letting a City limit be heard as a community one — is the only one that is not." ], "severity_meaning": "One source, read more than one way.", "body_text": "The Declaration of Covenants authorises the Association to promulgate, administer and enforce its own rules governing vehicular and pedestrian traffic — speed limits included — and to levy fines for breaking them. That authority is real, and it survives the streets being public, because it binds owners by covenant rather than by police power. What no source shows is the Association ever using it. No speed limit appears anywhere in the Rules and Regulations, and none was found in the minutes. The 25 mph residents quote to each other is the City of Alpharetta's posted limit — enforced by the police with a citation, which is a different remedy in a different forum from a covenant fine against an owner.The distinction cuts both ways. If no community limit has been adopted, then a fine for speeding rests on a rule nobody can produce. If one has, it has never been published where a resident could read it.", "resolve_text": "Either adopt and publish a community speed limit in the Rules and Regulations, or state plainly that the 25 mph is the City's posted limit and that enforcement belongs to the police. Both answers are defensible; the present position — holding the authority, publishing nothing, and letting a City limit be heard as a community one — is the only one that is not." }, { "id": "seventeen-vs-sixteen-lake-lots", "severity": "conflict", "category": "cosmetic", "topicId": "assessments", "resolveDocs": [ "Realtor Information — glenabbeyhoa.com" ], "title": "Realtor sheet says \"17 Lake lots\"; there are 16", "body": [ { "text": "The Realtor sheet", "doc": "Realtor Information — glenabbeyhoa.com" }, " says \"17 Lake lots\" pay the lake assessment. There are 16 lake lots — the 17th paying share is the Association itself, as owner of the Recreation Lot." ], "resolve": [ "Correct the ", "realtor sheet", " to \"16 Lake lots.\"" ], "severity_meaning": "Two sources disagree.", "body_text": "The Realtor sheet says \"17 Lake lots\" pay the lake assessment. There are 16 lake lots — the 17th paying share is the Association itself, as owner of the Recreation Lot.", "resolve_text": "Correct the realtor sheet to \"16 Lake lots.\"" }, { "id": "guest-cap-vs-party", "severity": "conflict", "category": "cosmetic", "topicId": "pool", "resolveDocs": [ "Pool Rules — glenabbeyhoa.com" ], "title": "Guest cap vs. pool-party guest count", "body": [ { "text": "The Pool Rules page", "doc": "Pool Rules — glenabbeyhoa.com" }, " caps guests at six per household. The Reservations page treats five or more non-resident guests as a party and prices an extra lifeguard at twelve or more, implying larger groups are normal and sanctioned. No page says a party reservation is the exception to the six-guest cap." ], "resolve": [ "Confirm with the Board/property manager whether the party path is meant as the six-guest exception, and if so, say so on the ", "Pool Rules page", "." ], "severity_meaning": "Two sources disagree.", "body_text": "The Pool Rules page caps guests at six per household. The Reservations page treats five or more non-resident guests as a party and prices an extra lifeguard at twelve or more, implying larger groups are normal and sanctioned. No page says a party reservation is the exception to the six-guest cap.", "resolve_text": "Confirm with the Board/property manager whether the party path is meant as the six-guest exception, and if so, say so on the Pool Rules page." }, { "id": "season-taper-undocumented", "severity": "conflict", "category": "cosmetic", "topicId": "pool", "resolveDocs": [ "Pool — glenabbeyhoa.com" ], "title": "The public pool page omits the taper, and two CMA notices disagree on the final lifeguard weekend", "body": [ { "text": "The Pool page", "doc": "Pool — glenabbeyhoa.com" }, " lists the season as \"May – September.\" The 31 July update says weekend lifeguards stop September 13 before a waiver-only final week; the 22 August update says weekend lifeguards continue through the September 20 closing. Both say the final week closes at 8pm, but neither the page nor a later correction resolves whether September 19–20 is staffed." ], "resolve": [ "Publish the dated 2026 calendar, clarify whether September 19–20 has lifeguards, and post the taper schedule directly on the ", "Pool page", "." ], "severity_meaning": "Two sources disagree.", "body_text": "The Pool page lists the season as \"May – September.\" The 31 July update says weekend lifeguards stop September 13 before a waiver-only final week; the 22 August update says weekend lifeguards continue through the September 20 closing. Both say the final week closes at 8pm, but neither the page nor a later correction resolves whether September 19–20 is staffed.", "resolve_text": "Publish the dated 2026 calendar, clarify whether September 19–20 has lifeguards, and post the taper schedule directly on the Pool page." }, { "id": "pickleball-page-stale", "severity": "undocumented", "category": "cosmetic", "topicId": "recreation", "resolveDocs": [ "Pickleball — glenabbeyhoa.com" ], "title": "Public Pickleball page still says \"as soon as they open\" — the courts are open", "body": [ { "text": "The public Pickleball page", "doc": "Pickleball — glenabbeyhoa.com" }, " still says courts will open \"as soon as they open.\" They've been open and in regular use for some time." ], "resolve": [ "Update the ", "public Pickleball page", " to reflect that courts are open, with current hours and the quiet-paddle requirement stated directly on the page instead of buried in a linked PDF and past email blasts." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The public Pickleball page still says courts will open \"as soon as they open.\" They've been open and in regular use for some time.", "resolve_text": "Update the public Pickleball page to reflect that courts are open, with current hours and the quiet-paddle requirement stated directly on the page instead of buried in a linked PDF and past email blasts." }, { "id": "early-season-weekend-booking", "severity": "undocumented", "category": "cosmetic", "topicId": "pool", "resolveDocs": [ "Pool — glenabbeyhoa.com", "Pool Rules — glenabbeyhoa.com" ], "title": "Early-season weekend booking restriction", "body": [ "Pool parties can't be booked on weekends until after July 4th, even though the pool opens in May. That restriction lives only in the booking flow, not on the ", { "text": "Pool", "doc": "Pool — glenabbeyhoa.com" }, " or ", { "text": "Pool Rules", "doc": "Pool Rules — glenabbeyhoa.com" }, " page." ], "resolve": "Note this restriction wherever the pool season dates are advertised.", "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "Pool parties can't be booked on weekends until after July 4th, even though the pool opens in May. That restriction lives only in the booking flow, not on the Pool or Pool Rules page.", "resolve_text": "Note this restriction wherever the pool season dates are advertised." }, { "id": "pool-party-rules-not-published", "severity": "undocumented", "category": "cosmetic", "topicId": "pool", "resolveDocs": [ "Pool Rules — glenabbeyhoa.com" ], "title": "\"Pool Party Rules and Regulations\" — named but not published", "body": [ { "text": "The Pool Rules page", "doc": "Pool Rules — glenabbeyhoa.com" }, " tells residents to follow the \"Pool Party Rules and Regulations\" by name. No document by that name exists — the actual terms only appear inside the booking flow, under a different title." ], "resolve": [ "Either publish this as a standalone document, or fix the ", "Pool Rules page", "'s reference to point at the actual booking-flow terms." ], "severity_meaning": "No document says. The rule is enforced but unpublished.", "body_text": "The Pool Rules page tells residents to follow the \"Pool Party Rules and Regulations\" by name. No document by that name exists — the actual terms only appear inside the booking flow, under a different title.", "resolve_text": "Either publish this as a standalone document, or fix the Pool Rules page's reference to point at the actual booking-flow terms." }, { "id": "alcohol-must-typo", "severity": "ambiguous", "category": "cosmetic", "topicId": "pool", "resolveDocs": [ "Pool Rules — glenabbeyhoa.com" ], "title": "Alcohol rule has a \"must\" where it means \"may not\"", "body": [ { "text": "The Pool Rules page", "doc": "Pool Rules — glenabbeyhoa.com" }, " reads \"No alcoholic beverage must be consumed... by persons under twenty one\" — read literally, the opposite of the intended rule. The ", { "text": "Pool page", "doc": "Pool — glenabbeyhoa.com" }, " states it correctly." ], "resolve": [ "One-word copy fix on the ", "Pool Rules page", "." ], "severity_meaning": "One source, read more than one way.", "body_text": "The Pool Rules page reads \"No alcoholic beverage must be consumed... by persons under twenty one\" — read literally, the opposite of the intended rule. The Pool page states it correctly.", "resolve_text": "One-word copy fix on the Pool Rules page." } ], "changelog": [ { "date": "2026-08-22", "kind": "correction", "title": "Flock-reader access now includes the stated exceptions", "detail": "The entrance-camera answer previously named authorised HOA and law-enforcement access but omitted Flock's support role and the stated legal, emergency, safety, technical, security, and fraud exceptions. It now distinguishes those limited paths from resident and public access.", "rules": [ "amenities-camera-footage" ], "reservations": [] }, { "date": "2026-08-22", "kind": "correction", "title": "The latest community update clarifies amenity access — and exposes a pool-hours conflict", "detail": "The August 22 update says not to admit others through the pool gate, requires cards at both fitness-center doors, repeats the bedding-material guidance, and provides current Flock-camera details. It also conflicts with the July notice over the final lifeguard weekend, so the pool-hours answer now shows both dates instead of choosing one.", "rules": [ "yard-bed-materials", "pool-amenity-card", "pool-unsupervised-swim", "pool-hours-season", "fitness-center-hours", "amenities-camera-footage" ], "reservations": [] }, { "date": "2026-08-22", "kind": "correction", "title": "The HOA page directs swim-team questions to the Gators", "detail": "The old answer called the Gators entirely outside the Association and said every practice and meet closes the pool. Board minutes record a $6,000 2026 swim-team allocation, while the HOA page provides a registration link and directs questions to the team. The answer now separates those facts and no longer invents a standing closure rule.", "rules": [ "amenities-swim-team" ], "reservations": [] }, { "date": "2026-08-16", "kind": "correction", "title": "CMA says a parent should accompany a minor after hours — it does not say one must", "detail": "The after-hours update says no one under 18 should be at the pool without a parent. That is advisory wording, not a stated entry condition; the answer now preserves it while keeping the separate 18-and-over entrance statement and the unresolved question about accompanied minors.", "rules": [ "pool-unsupervised-swim" ], "reservations": [] }, { "date": "2026-08-16", "kind": "correction", "title": "CMA now states an age rule for after-hours pool entry", "detail": "The newest weekly update says signed-waiver adults 18 and over may enter during non-lifeguard hours. It also says an under-18 resident should not be there without a parent, without saying whether that exception permits entry; the answer now flags that gap rather than treating a parent's waiver as enough.", "rules": [ "pool-unsupervised-swim" ], "reservations": [] }, { "date": "2026-08-08", "kind": "addition", "title": "A new state law reaches Glen Abbey, and the foreclosure threshold is not the one in the news", "detail": "Georgia's Property Owners' Bill of Rights Act takes effect on 1 January 2027, and there is now an entry on foreclosure. The reported jump to $4,000 does not reach Glen Abbey — the $2,000 floor governs here, so the threshold does not move.", "rules": [ "assessments-foreclosure", "dues", "assessments-collection-timeline" ], "reservations": [] }, { "date": "2026-08-08", "kind": "addition", "title": "Financial records you can demand, and a route past the Board", "detail": "Two more from the new state law, both from 1 January 2027: a records right you can demand in writing, and a complaint route to the Secretary of State that freezes collection while it is heard. Whether the Association will register at all is now an open question.", "rules": [ "governance-books-and-records", "assessments-violation-process" ], "reservations": [] }, { "date": "2026-08-08", "kind": "addition", "title": "Fireworks: what the law says, and what the HOA can actually do", "detail": "Nothing Glen Abbey has ever adopted mentions fireworks, so the new entry sets out the state law that governs instead — including the two things most likely to catch you out, public streets and the nuisance standard.", "rules": [ "yards-fireworks" ], "reservations": [] }, { "date": "2026-08-08", "kind": "addition", "title": "Christmas trees are a booked collection, not a kerbside hope", "detail": "Republic does collect Christmas trees, but the answer was buried in the entry about mattresses, and searching for it opened the one about removing a tree from your garden. It now has an entry of its own.", "rules": [ "trash-christmas-tree" ], "reservations": [] }, { "date": "2026-08-08", "kind": "addition", "title": "Trick-or-treating has no published time, and that is the answer", "detail": "No document sets an hour, so any time you have been told is someone's custom rather than a rule. The new entry says that, and covers the Halloween dates that are written down.", "rules": [ "yards-trick-or-treat" ], "reservations": [] }, { "date": "2026-08-07", "kind": "addition", "title": "The office notarizes documents, for free, and nothing here said so", "detail": "The management office notarizes documents free for residents, restarting 10 August 2026. It is announced in a weekly email and nowhere else — not on this site, and not on the HOA's.", "rules": [ "governance-notary" ], "reservations": [] }, { "date": "2026-08-07", "kind": "clarification", "title": "The rock-and-gravel badge now says what the answer actually is", "detail": "That entry's custom badge — “Told no — ask first” — had never rendered on the page, only in the machine-readable copy of the site. It shows now.", "rules": [ "yard-bed-materials" ], "reservations": [] }, { "date": "2026-08-07", "kind": "correction", "title": "The HOA can set a speed limit. It has not set one", "detail": "The entry implied the Board had adopted a speed limit. Nothing published shows one, and the 25 mph everyone quotes is the City's. The covenant power is real and, so far as anything published shows, unused.", "rules": [ "parking-speeding-traffic" ], "reservations": [] }, { "date": "2026-08-07", "kind": "clarification", "title": "A roof needs approval for a new shingle, not just a new colour", "detail": "The answer was easy to read backwards: a same-colour reroof still needs filing if the shingle changes, even though the DRB menu offers only “Roof Color Change”. The entry now leads with both.", "rules": [ "exterior-roof-replacement" ], "reservations": [] }, { "date": "2026-08-07", "kind": "addition", "title": "The pool can turn you away for a rash, and nothing here said so", "detail": "The Pool Rules let a lifeguard refuse entry for a rash, infection, discharge or open sore. This site had never repeated it, and it is the one pool rule that ends an afternoon at the gate.", "rules": [ "pool-not-allowed" ], "reservations": [] }, { "date": "2026-08-07", "kind": "clarification", "title": "Where the third-Monday meeting pattern actually comes from", "detail": "The third-Monday cadence was cited to a single set of 2021 minutes. The HOA's own Addressing the Board page states it outright, so the entry cites that instead.", "rules": [ "governance-board-meetings" ], "reservations": [] }, { "date": "2026-08-07", "kind": "addition", "title": "Screening in a porch, and the gazebo rules that were filed under sheds", "detail": "A screened enclosure needs DRB approval, but that answer sat inside the entry about temporary sheds, and searching for it returned the rule on hiding garbage bins. It now has its own entry.", "rules": [ "exterior-screened-porch", "exterior-temporary-structures" ], "reservations": [] }, { "date": "2026-08-06", "kind": "correction", "title": "The scooter rule is Georgia law, not something the Board adopted", "detail": "The answer was right and its badge was wrong: it said “Board policy”, which reads as the HOA having adopted a scooter rule. The source is an Alpharetta police sergeant explaining state law, and it does not mention Glen Abbey once. What binds you is Georgia law, and the Association does not enforce it.", "rules": [ "parking-motorized-scooters" ] }, { "date": "2026-08-06", "kind": "addition", "title": "Trash tags are a weekday errand, and the office wants exact change", "detail": "The entry already said extra bags need a $2 tag from the management office. It did not say the office keeps weekday hours, which is how you end up driving over on a Saturday for nothing. Ask for the yellow tags, and bring exact change.", "rules": [ "trash-pickup-day" ] }, { "date": "2026-08-06", "kind": "correction", "title": "An American flag on a pole attached to the house needs no approval", "detail": "This entry said an American flag needs DRB approval. The Board's own interpretation guide says one up to 4 by 6 feet on a house-mounted pole does not. Any other flag still does.", "rules": [ "sign-flags" ], "reservations": [] }, { "date": "2026-08-06", "kind": "correction", "title": "Repainting in the same colour needs no approval, and this site said to ask anyway", "detail": "Two answers here contradicted each other on whether repainting in the same colour needs approval. It does not, and the Association has told the community so twice in writing.", "rules": [ "exterior-repaint-same-color", "exterior-no-approval-needed" ], "reservations": [] }, { "date": "2026-08-06", "kind": "correction", "title": "No document sets an age of 18 for swimming after the lifeguards leave", "detail": "This entry said nobody under 18 may swim once the lifeguards leave. Nothing published says that — getting back in turns on an amenity card and a waiver on file, not on an age.", "rules": [ "pool-unsupervised-swim" ], "reservations": [] }, { "date": "2026-08-06", "kind": "clarification", "title": "The one published per-day fine for an ordinary violation is $25", "detail": "The entry explained per-day fines without ever giving a number. The Board's interpretation guide sets it at $25 a day, and no adopted fining document repeats that figure.", "rules": [ "assessments-violation-process" ], "reservations": [] }, { "date": "2026-08-06", "kind": "addition", "title": "Who rebuilds a mailbox a car has destroyed, and how a child joins the swim team", "detail": "Two questions neighbours ask that the site could not answer: who rebuilds a brick mailbox a car has destroyed (you, and there is no approved vendor), and how a child joins the swim team.", "rules": [ "exterior-mailbox-repair", "amenities-swim-team" ], "reservations": [] }, { "date": "2026-08-05", "kind": "correction", "title": "Two answers ended on a shrug — now they tell you what to do", "detail": "The pool guest cap and the tennis-court camera entries both stopped at what the Association had not settled. Both now say what to do in the meantime; the gaps are still open questions.", "rules": [ "pool-guest-cap", "amenities-camera-footage" ], "reservations": [] }, { "date": "2026-08-05", "kind": "addition", "title": "Pressure washing is in no rule — the mildew standard behind it is", "detail": "Management asks for pressure washing every spring, but no covenant, rule or guideline uses the word. The new entry keeps the request separate from what actually binds you, which is the mildew standard.", "rules": [ "exterior-pressure-washing" ], "reservations": [] }, { "date": "2026-08-05", "kind": "correction", "title": "Tennis is booked on Reserve My Court — book there, not on the HOA site", "detail": "An entry earlier today said the HOA reservation calendar and ReserveMyCourt contradicted each other and to ask the manager. They do not contradict each other: tennis is on Reserve My Court, all ten courts. The HOA calendar's two tennis categories are dead leftovers, and a booking made on either reserves you nothing.", "rules": [], "reservations": [ "tennis-courts" ] }, { "date": "2026-08-05", "kind": "addition", "title": "The tennis booking limits are two hours, four a week, seven days ahead", "detail": "They are stated in the reservation calendar itself and in no document at all. Worth knowing before you plan a Saturday: the calendar carries two tennis entries and they disagree — one states these limits and takes bookings, the other says tennis has moved to ReserveMyCourt.com. Nothing says which governs, so ask the manager before relying on either.", "rules": [], "reservations": [ "tennis-courts" ] }, { "date": "2026-08-05", "kind": "addition", "title": "An estate sale needs written approval a week ahead, and may run three days", "detail": "Along with using the Association's own estate-sale signs and asking a neighbour before putting one in their yard. These rules exist in exactly one place — a reservation category the HOA site never shows on a page, reachable only by picking it from a dropdown where it is sorted last.", "rules": [], "reservations": [ "sign-rentals" ] }, { "date": "2026-08-05", "kind": "addition", "title": "Every answer now shows what kind of thing it rests on", "detail": "A recorded covenant and a management email used to look identical on the page. Each answer now shows what kind of source it rests on, and “Exact text” lists every one it draws on.", "rules": [] }, { "date": "2026-08-04", "kind": "correction", "title": "Unattended pool hours are residents only", "detail": "The waiver says a guest may swim during unattended hours if they have signed the same waiver. They cannot: it is executed by “each adult living in the below address”, and there is no guest version. The entry said guests had a route. They do not.", "rules": [ "pool-unsupervised-swim" ] }, { "date": "2026-08-04", "kind": "correction", "title": "A replacement amenity card costs $25, not the $6 the form asks you to agree to", "detail": "The Board raised the fee in July 2026. The request form still labels the option “($6.00 fee)” and makes you tick a box acknowledging $6. You are billed $25.", "rules": [ "pool-amenity-card" ] }, { "date": "2026-08-04", "kind": "correction", "title": "Assessment cheques go to a Phoenix lockbox, and take 10–15 business days", "detail": "Rewritten against the actual CMA invoice. The entry previously sent you to the management office mail slot. Posting a cheque after roughly the second week of January risks the 10% late fee even if you sent it on time.", "rules": [ "assessments-how-to-pay" ] }, { "date": "2026-08-04", "kind": "correction", "title": "Personal Transportation Vehicles are allowed on roads posted 25 mph or less", "detail": "The entry quoted a sentence banning both golf carts and PTVs. The source bans golf carts on any public roadway or sidewalk, and expressly permits PTVs under 25 mph.", "rules": [ "parking-golf-carts" ] }, { "date": "2026-08-04", "kind": "addition", "title": "The Association lends No Parking and Estate Sale signs", "detail": "Reservable on a request form that no rules page, amenity page or newsletter mentions. Useful for a moving truck, a skip, or a contractor who needs the kerb kept clear.", "rules": [ "parking-street-24hr", "yards-yard-sales" ] }, { "date": "2026-08-04", "kind": "correction", "title": "The DRB approval entry quoted covenant language the Fifth Amendment deleted", "detail": "It printed the original Art. IX § 2 “Function of DRB” text, which the 2014 amendment struck in its entirety. Replaced with the language that actually governs.", "rules": [ "exterior-drb-approval" ] }, { "date": "2026-08-04", "kind": "correction", "title": "The security disclaimer is Art. XII § 20, not Art. XI § 20", "detail": "Art. XI § 20 is “Unsightly or Unkept Conditions”. The quote was right; the section number sent you to the wrong provision.", "rules": [ "amenities-security-guard" ] }, { "date": "2026-08-04", "kind": "clarification", "title": "Office hours, and the holiday closures around them", "detail": "Monday to Friday, 9am to 5pm. The office also shuts for several working days over Christmas and New Year, announced only by email.", "rules": [ "governance-who-to-call" ] }, { "date": "2026-08-04", "kind": "addition", "title": "What serving on the Board actually involves", "detail": "A new entry covering the time commitment, term and expectations, for people considering standing.", "rules": [ "governance-board-member-expectations" ] }, { "date": "2026-08-04", "kind": "addition", "title": "Bathroom access codes at the courts and Boxgrove", "detail": "Published for the first time, along with a correction: five amenities sit behind access codes, not four.", "rules": [ "amenity-bathroom-codes" ] }, { "date": "2026-08-04", "kind": "correction", "title": "Community garage sales have been Board-suspended since 2021", "detail": "The covenant permits two a year. The Board voted not to resume them, and nothing published said so.", "rules": [ "yards-yard-sales" ] }, { "date": "2026-08-03", "kind": "correction", "title": "The pickleball courts are open", "detail": "The entry said they were closed, sourced from a single email that was a year old when it was written. They reopened around October 2025.", "rules": [ "pickleball-courts-open" ] }, { "date": "2026-08-02", "kind": "correction", "title": "There is no “30 days and your plans are deemed approved”", "detail": "The site told residents an unanswered DRB submission became approved after 30 days. The Fifth Amendment deleted that provision outright in 2014. A resident could have started work relying on an approval that has not existed for a decade.", "rules": [ "exterior-drb-approval", "exterior-drb-when-decided", "fence" ] }, { "date": "2026-08-02", "kind": "correction", "title": "The ten-day window to fix a violation is Board policy, not a covenant right", "detail": "The covenant’s ten-day cure period was struck in 2014. The courtesy window still exists, but it comes from a Board resolution a vote can change. Your right to request a hearing within ten days is separate, and is still live.", "rules": [ "assessments-violation-process" ] }, { "date": "2026-08-02", "kind": "correction", "title": "The transfer assessment is $2,000, and the buyer pays it", "detail": "Published as $1,000. The consolidated covenant PDF keeps superseded figures beside live ones, which is how the old number survived.", "rules": [ "selling-fees-assessments" ] }, { "date": "2026-08-02", "kind": "correction", "title": "Interest on late assessments is 10% a year, not 18%", "detail": "Same cause as the transfer assessment: the published Collection Policy still prints the superseded rate.", "rules": [ "assessments-collection-timeline", "dues" ] } ] }