Windsong Cottages Association
Policies Adopted by the Board of Directors

No Smoking Policy
Adopted April 21, 2018

In consideration of the enjoyment of the outdoors for all Windsong owners and guests, smoking is not permitted within 10 feet of any building on the Windsong property, including on any outdoor deck.  Smoking is also not permitted anywhere on the lakeside of Units 601 through 622. 

Sump Pump Policy
Adopted April 22, 2017

The geological conditions of Minnesota's North Shore on Lake Superior consists primarily of volcanic bedrock.  The combination of close to the surface bedrock, 500 feet of elevation drop within one mile of Windsong, lake effect snow and rain frequently results in large runoff events.  Often, the runoff travels through cracks and crevices in the bedrock below grade.  As a result, moisture can appear in the basement levels from these below grade cracks and crevices.

Due to these unique conditions, it is the Association's policy to pay for the addition of a sump pump in the lower level of units when deemed necessary by the Board.  The installation will be completed by a Board approved vendor.  The Association will not pay expenses related to any exterior grading and/or any other interior or exterior waterproofing for individual units.

Policy on Alterations
Adopted July 13, 2010

The Declarations of Windsong Cottages require approval of the board of directors (or a committee appointed by it) of any exterior alterations. Unless and until revoked or amended, the Board of Directors hereby declares that no alteration shall be approved that would infringe on the view of the lake or the lakeshore from any other unit. 

Dues Payment Policy
Adopted 2/12/08; revised 2010

Owners are billed for Association quarterly on or before the first day of the first month of the quarter (January 1, April 1, July 1, October 1). Payment is due by the end of the first month.

If unpaid 15 days from the date due, monthly interest of 1.5% shall be added to the unpaid balance*. A late payment processing fee of $30 will be also be assessed.

Under state law the association has an automatic lien on a unit for any dues or other assessment from the time the assessment comes due. Fees for overdue payment and interest charges are considered liens and enforceable as assessments. The board may file the lien with the county and charge the owner with all related costs. The association’s lien can be foreclosed in a like manner as a mortgage.

All owners will be periodically notified of owners whose dues are in arrears and indicating that if unpaid, a special assessment on all owners may be necessary to cover operating expenses.

If, after 60 days of failure to pay dues, the board may take or authorize LRM to take the following actions:
1. Withdraw the right of the delinquent owner to use any of the common area facilities, such as pool, sauna, firewood and trash dumpster.
2. If the unit is known to be in a rental program, the manager of that program, if any, would be notified that use of common area facilities have been withdrawn and request that renters be so informed when making reservations and upon check-in.
3. Institute a foreclosure process, informing any known lender as well as other owners.

* For example, for quarterly dues of $1,353, the interest charge would increase the amount due no later than the last day of the second month to $1,373.30. If unpaid by the last day of the second month, the amount due no later than the last day of the third month of the quarter would be $1,393.89. This would continue month to month until payment is received. This is similar to a credit card or mortgage late payment policy.

Access to Units
Adopted 2009

Section 7.11 of the Declarations provides that “in cases of emergency, all units and limited common elements are subject to entry, without notice and at any time, by an officer or member of the board of the Association, by the Association’s management agents or by any public safety personnel. Entry is also authorized for maintenance purposes under Sections 9 and 13.2 and for enforcement purposes under Section 14.”
(Section 9 authorizes entry to cause interior damage or conditions resulting from the owner willfully or negligently allowing to exist to be repaired. Section 13.2 refers to maintenance, repairs, replacement and reconstruction of improvements located within units. Section 14 to entering units to enforce the provisions of the Declarations.)

From time to time, the board of directors or LRM has notified owners of the need of entry to living quarters or basements for the purpose of sweeping chimneys of wood-burning fireplaces, open basement doors for repainting or other purposes. LRM also retains keys or other means of access to main and basement doors should the need arise to shutoff water. An potential problem arises if an owner decides to deny access to the board or LRM.


In order to comply with Sections 7.11, 9, 13.2 and 14 of the Declarations, all owners are expected provide the association’s property management firm, Ledge Rock Management, with keys or other means of access to the living space and the basements of their units. If an owner cannot be present and wishes to have a LRM representative present when service people perform maintenance within a unit, such as chimney sweeping or special plumbing work, the owner shall be assessed the hourly fee charged by LRM for the time its representative must be present. If an owner declines to provide access, forced entry may be necessary in an emergency and the costs of such entry and repair of any damage caused shall be assessed to the unit owner. In addition, the owner will be held financially responsible for any damage to his or another unit caused by the inability to gain prompt emergency access.

If a unit has a wood-burning fireplace, the association’s agreement with its insurance company requires annual sweeping. If the owner of such a unit declines to provide access as noted above, he may arrange for the sweeping to be performed at his direct expense and provide a copy of the bill to LRM. 

Loss Deductible Policy
Approved 7/14/09

If an insured loss affects only one unit, the loss deductible will be assessed to that unit. In the event of an insured loss that affects two or more units and which can be established as having originated in one of the units and spread to the others, the loss deductible will be assessed in its entirety to the unit in which the loss originated. If it cannot be determined that the loss originated in one particular unit, the deductible will be assessed equally to the affected units. 

Policy on Staining Decks
Policy A Approved by Owners at 2008 Annual Meeting
Policy B Adopted by the Board of Directors December 2008

Policy A:

The Association is responsible for restaining entry decks and a “standard” main deck in the year in which the decks are scheduled for such restaining. A standard deck is the original size deck for a Windsong unit, generally 8’x8’ for a middle unit and 8’x12’ for end unit. The owners of a larger deck will be billed for the cost in excess of the expense for staining the standard size deck, and owners of secondary decks (bedroom or walk-out) will be billed for the cost of restaining those decks if staining is needed. This policy is intended to provide for an equitable burden to owners for staining the various size decks at Windsong.

Policy B:

An owner may restain his/her unit's deck (entry and/or main deck and/or secondary deck), if the following conditions are met:
1. Surface must be properly prepared so stain will adequately bond, by using a cleaner (TSP or other deck wash) applied according to instructions on the container. Unless an owner is experienced in the use of a pressure washer such use is discouraged as inexpert usage has a high probability of damaging the wood.
2. Stain must be Meissner’s QV semi-transparent Oak Brown stain (available through Sherwin-Williams) or another quality semi-transparent stain that closely matches the stain applied to Windsong decks (Meissner’s as stated).
3. If the staining occurs in the year the owner’s deck was scheduled for staining by the Association’s contractor, the Association will, after inspection by the Association’s Buildings and Ground Committee, reimburse the owner for the cost of materials for staining a standard size deck. At the discretion of the B&G Committee, if staining likely would be needed within a year or two, materials may be reimbursed.
4. If the Building and Grounds Committee determines that the stain used or its application was not according to the above conditions, the Board may direct that the deficiencies be corrected and bill the owner for this cost.
♦ Fall is the best time to restain. Stain adheres best when not applied when hot is hot.
♦ Prepare the surface! Improper surface preparation can prevent stain from bonding and lead to cracking and peeling. The professionals apply a cleaning solution, let it soak and then power rinse. However, pressure cleaning is best left to the pros. Inexpertly used, a pressure washer can damage the wood. DIYer can use oxygen bleach, such as Oxyclean, which when mixed with water creates a hydrogen peroxide and soda ash cleaning base or TSP. This is effective in removing mildew stains and cleaning the wood of dirt and other deposits. Apply with a scrub brush or scrub mob, let it sit for 5-10 minutes (reach directions on the container of whatever cleaner you’re using) and then flush with water. The wood returns to its original color. Wait a day or so before applying stain; the surface may feel dry but the depth to which stain can reach may not be dry. If there are peeling stain, rough areas or stubborn stains, sand and sweep before apply cleanser. Do not use chlorine bleach; can harm the wood and leave an unnatural whitewash appearance; may cause fuzzing of the wood fibers.