07/13/2026
Since its inception the Pinebrook HOA has taken great lengths to keep its HOA fees as low as
possible for our residents and has remained the lowest cost HOA in Arnold with like facilities
and amenities. However, several factors that occurred in the last year will force a rate increase
of 20% for the 2027 season. These factors include:
1. Winter storm damage: The February 2026 storm dropped a significant number of trees on
our property that had to be removed. Despite the efforts of our maintenance volunteer who
invested over 200 hours of his own unpaid time on clean-up efforts it became necessary to hire
an outside contractor to clean the larger trees at the north end of the lake. The cost of this effort
was $12,500 and was covered by our prudent reserve that now needs to be replenished.
2. Our Town Hall heating and air conditioning system broke down and had to be replaced this
year well before its planned useful life expectancy. The cost of this replacement was $16,000
and again was covered by prudent reserve which has to be replenished.
3. There is a common misperception that our HOA fees cover general maintenance costs for all
our facilities. Traditionally all maintenance including but not limited to storm damage cleanup,
raking, weed eating, mowing, beach, dock and lake maintenance, tree trimming, painting, minor
electrical and plumbing has all been done by residents via volunteer days. In the past it was not
unusual to have 15 – 20 people show up to perform these activities. However, over the past 5
years these numbers have dropped significantly. This year six volunteer days were called and
we averaged less than 2 people per day. This change in our residents’ attitudes and priorities
means that maintenance for the future will now have to be contracted out.
4. General inflation: Our costs for normal day to day expenses, including utilities, insurance,
and goods and services have increased just like your own expenses.
Based on the above it has become necessary to increase rates for the 2027 season. While the
Board recognizes that this is a significant increase it is necessary to maintain our best-in-class
facilities. Even with this increase, Pinebrook remains the lowest cost HOA with like facilities in
the Arnold area.
Anticipated questions:
- Will rates go down in the future now that the costs of unexpected damage and HVAC repairs have been covered?
- The answer is no. Upcoming large expenditure costs including septic system replacement, lake dredging, and office computer and software upgrades are things that will need to be done in the near future and the rate increase will need to be kept in place to cover these costs. It is also noted that rates may need to be increased further for the 2028 season to cover these expenses. It is also noted that the Board is considering several cost cutting and revenue increasing ideas to help keep HOA fees as reasonable as possible. These changes, if adopted, will be communicated in the near future. We ask that you consider the following before passing judgement about the rate increase:A. Is Pinebrook still the lowest cost HOA with like or better facilities in the Arnold area?
- Is it fair that the same 3 people have done all of the maintenance work and Fire Inspections to keep Pinebrook a fire wise Community for the HOA over the past five years?
- Finally, Pinebrook is on a strict fiscal year accounting system as required by Federal and State Tax Laws. Our fiscal year starts on 1 September every year. Based on this requirement all payments for annual HOA fees cannot be deposited by the HOA until after September 1st so we don’t mix fiscal year funding. Based on this the HOA would really appreciate mailing or delivering your payments as close to but not later than September 1st. However, if this is an inconvenience for you and you want to make your payment earlier, please be aware that your payment will not be deposited until after 1 September.
Thank you for your attention to this message and we look forward to many great years to come at Pinebrook!