Happy Autumn to our friends and neighbors.  I hope this October edition finds everyone happy and healthy.  I also hope those of you who endured the wrath of Harvey are well on your way to rebuilding.  It is hopeful that we can all close out 2017 on a positive note.

Regarding that dreadful storm.  As promised, the association did put in a very heartfelt and lengthy application to our management company for grant money.  They have a foundation which provides disaster relief and we were hopeful they would be of some assistance to those who suffered losses.  Unfortunately, we learned after our submission that the foundation would require everyone to submit a copy of their ID.  The board did not feel comfortable with this unreasonable request and terminated our application at that point.  We are sorry to inform everyone that the grant will not be provided for our community. 

The association did secure a permanent discount for Sherwin Williams Paint for those who might need it in rebuilding.  This discount is approximately 35% off for all paints and stains and negates the need to wait for one of SW’s famous sales.  This discount is unlimited, open to all and should last well into 2018.  To take advantage of this discount, just go to your nearest Sherwin Williams paint store and tell them you are buying paint under the “Cypress Forest CAI” account.  The phone number associated with this account is 832-663-0133.  That’s all you need to secure this discount.  We have also acquired a handful of 10% off coupons for both Home Depot and Lowe’s.   They are first-come, first-served and should help save a few hundred off a large purchase.  One would hope that these coupons be reserved for those neighbors who flooded as was the intent when handed over by the respective corporations.   We are working with other vendors and suppliers in the hopes of finding other discounts on items that our neighborhood might require in the process of rebuilding.  If you are employed or own a business that might could help us in the rebuilding process, please reach out to me or another board member and let’s start a discussion.  

For those who have not heard, the damages to Lemm Elementary were extensive.  After a loss review and lengthy discussion, Klein ISD has decided to delay the opening of the campus until the next school year (August 2018).  This means our children who normally would attend Lemm are currently being bussed to the Klein Cain High School.  Not only do we have many new “pop up” bus stops in our neighborhood, but we have some children who are not accustomed to riding the school bus.  They might be a bit more careless than our tenured intermediate school children so I’ll again plead that everyone keep a wary eye out when driving in the community.  This is especially important during the hours of 7am to 8am (school starts at 8:15am) and 3:45pm and 4:45pm (school lets out at 3:15pm).  Until daylight savings time ends next month, the morning hours are particularly dark and it’s hard to see some of these kiddos.  Please be careful and extra cautious. 

“Speaking of daylight savings time:  it’s ending at 2am on November 5^th.  Be sure to roll your clocks back an hour and enjoy that extra hour of sleep. “

Speaking of daylight savings time:  it’s ending at 2am on November 5^th.  Be sure to roll your clocks back an hour and enjoy that extra hour of sleep. 

On November 7, 2017, Texas will have voting.  This year’s ballot, much lighter than last year, contains seven state propositions as well as two Klein ISD trustee positions (one unchallenged) included.  Please get out and vote!  

And speaking of Klein ISD:  the property tax rate was set this month and it was determined that the rate would remain consistent and static with the prior year.  Thankfully no increase there or with WCID #110.  Harris County and a few other entities increase slightly but the damage should be minimal for 2017.   Remember that property taxes must be paid by January 31, 2017 in order to avoid penalty and interest.  While on the topic of property taxes, many are asking about any affect flooding might have on these taxes.  Unfortunately, the values assessed are related to the particular property condition at January 1^st.  As such, the valuation for 2017 won’t change based on flooding.  However, those who had significant damage and a direct reduction of property value due to Harvey can notify the county (county appraiser or “HCAD”) of this damage so that this can be reflected in the January 1, 2018 valuation.   Harris County Appraisal District has created a portal to report specific damage efficiently.  More info on this portal can be found here:  http://hcad.org/assets/uploads/pdf/17-15-Damage-Report-App-Feature.pdf

Anyone up for a pumpkin patch?  Having young children myself, I have some recommendations from our own weekend excursions.  The one we all probably know about and love dearly is the located on the property of the Old Christmas Tree Farm located at 7632 Spring Cypress Road.  It’s $5 for each person to get in and there are few things to do to keep the kids entertained.  Each item requires a ticket or two and each ticket is about a dollar.  It’s a great place for pictures and a quick getaway to pick a pumpkin.  My family discovered a new location for a pumpkin patch this year in the   P-6 Farms Pumpkin Fest.  This farm-turned-pumpkin festival is a bit of a drive being in Montgomery, Texas, but well worth it.  The address is 9963 Poole’s Road, Montgomery, Texas 77356.  This farm is unique as it’s got much more to do for all ages and your entry ticket of $12.95 (buy online in advance and get the discount).  This ticket price includes many games, rides and fun things for the entire family.  Both are worth checking out.  If you know of any other great pumpkin patches, I hope you’ll shoot me an email at scotthubert@hotmail.com so that I can edit this newsletter and include those properties here. 

The board and I would like to wish everyone a safe and enjoyable month of October and extend hopes of a great Halloween holiday to all.   If there is anything we can assist with, please feel free to reach out to one of us.  Oh, and Go ‘Stros!  Until next month….

Warmest wishes to all,

Scott D. Hubert

Neighbor and President

Wow!  What a devastating month Cypress Forest and surrounding areas have experienced.  The loss from Hurricane Harvey is heartbreaking for all of us.   This storm wreaked havoc on our homes, schools, businesses and lives, but our resolve is strong and we will be better for this.   I am so proud to be a part of this community right now.  Our neighbors came together in amazing ways to help each other.  Bless the first responders, bless those strangers who came from all corners of the earth as private citizens to evacuate us, bless the many citizens who have opened their homes, hearts, wallets and tool chests to help complete strangers and bless Spring, Texas.  It will take us months and years to heal from this tragedy, but know that we have each other’s backs and it’ll take more than a storm to ruin the wonderful quality of life in our neighborhoods.  My heart, and those of the board, are with each of you who endured a loss.  Please reach out to one of us if you still need assistance – from debris removal to mucking to just someone to chat with.  Houston Strong; Spring Stronger! 

The association is working on a grant through our management company for those who endured a loss.  We can’t promise anything definitively as there is so much loss in our area and many will be applying, but we’re going to give it our all.  In the meantime, we have made a sizeable donation of money and supplies to the relief effort in our community.   If there is something specific you need that has not been provided, please call one of your board members as you have our assurance that we’ll do our darnedest to get you what you need.  We are working with our management company and attorneys to determine if there are specific things we can do as an association to help our neighbors who have been directly affected.  For all neighbors, we have stayed our deed restriction violation reporting and collections for three months.  That means no collection or covenants will be enforced until December 1, 2017.   In addition, we are waiving the ACC approval process for minor improvements related to flood remediation.  We encourage our neighbors who flooded to use diligence in getting their house back in order.  We do not want an application process to slow down things; though we do ask that you adhere to covenants and restrictions when remediating.  If you have questions about what those might be, please reach out to me at 832-663-0133.  I’d be glad to answer your questions and help in any way that I can. 

As many of us will be forced to enter into contracts with local contractors, I want to remind you all of some good tips when contracting work on your home:

• Try to hire local contractors with a solid reputation in the Houston area. There will  be a  lot of “foreigners” coming into our area from other cities in the US to seek work.  It is likely that the majority of those individuals and companies are qualified in their work.  However, when the work is done and you require warranty service, it will be impossible to seek such remedy.  Also, if one of these out-of-towners defaults on a contract, it can be much more difficult to collect.  Houston is a large enough city with an abundance of qualified contractors.  If you don’t find the perfect fit at your first go-around, don’t be discouraged and keep trying.  Yet, always try to hire locally!
• Get multiple quotes. While tedious, it’s much easier to sleep at night for the next many years knowing you received a fair price.  Besides, multiple quotes means multiple professionals with different approaches and perspectives and this may benefit you in giving you a specific influence on how you proceed with the work.
• Check references for everyone you consider contracting with. Start at social media and then seek at least 3-4 people to which the individual or company has worked with in the past.  Try not to rely only on references to which the potential contractor “forces” you to look to.  Try to independently seek out unbiased sources for a solid reference.  Find out if the other party was happy with the price, the quality of work, the follow-up (warranty, etc.), the communication, the timeliness/efficiency, the safety and the cleanliness of the work; among other questions you might have.  If time and distance do not preclude such a decision, see if you can arrange to go look at the finished product (especially for large contracts where many scopes of work are covered). 
• Find out how much work will be self-performed versus subcontracted out. If a contractor is having to subcontract a large portion of the work to individuals or companies that are not affiliated directly with his/her company, find out why that is.  Is the explanation reasonable?  Could you just subcontract out these scope items directly and skip the upcharge with little hassle?   If you still decide to use a contractor who utilizes subcontracted work, make sure that the contract you sign makes the contractor solely responsible for the subcontractors and their work and indemnifies you if the subcontractor is negligent in their work. 
• Check licenses! Texas is unique in rules and statutes for contractors and as such, general contractors need no license in order to operate.  However, most of the “trades” require specific state-issued licenses only provided after a person passes a strenuous competency and background check.  These trades include alarm companies, electricians, plumbers, and HVAC professionals (“mechanical” contractors).  You can check most licenses on the Texas Department of Licensing and Regulation webpage found at https://www.license.state.tx.us/  Plumbers are licensed by their own regulatory authority and you can refer to the Texas State Board of Plumbing Examiners to verify a plumbing license.  That website is http://tsbpe.texas.gov/
• Once you have narrowed your search down to one or two contractors, do a thorough background search. It’s not uncommon to ask for ownership information if you are contracting with a structured entity (corporation, LLC or partnership).  If you are working directly with an individual, don’t feel uncomfortable asking for a copy of this person’s Texas identification card.   You need to know who will be working around your family and on your most important investment.  Once you have this ownership information, go run checks for criminal history, right to conduct business in Texas (Secretary of State and Texas Comptroller franchise tax status websites), lien history and civil action against this company or individual.  Any heavy lien claim or civil lawsuits should be given great weight as they are a sign of a troubled contractor.  It can be uncomfortable to discuss any adverse items noted in this search with the potential contractor, but it is better to know who you are contracting with PRIOR to signing a large contract rather than later.   Also give weight to the length of time the contractor has been registered with the Secretary of State under the same name.  It’s a good idea to write stricter contract language for new contractors or those who have operated under separate names in the recent past. 
• Execute a solid contract that favors you; not the contractor. This is really the most important part of all of these steps and one step that so many homeowners fail miserably in following through with.  You can fail miserably at the background checks and data collection noted above.  Yet, with a solid contract that protects you, if you find out after the job has started that you hired the wrong person or company, that contract can act as a shield to keep you financially solvent and indemnified throughout the ordeal.  A properly-written contract can also provide you rights to terminate the contract without penalty or pursue the contractor for shoddy or improper work.  There are so many provisions that should be in a complete contract that it’s hard to touch on them all in this newsletter.  It should be noted that the level of risk increases consistently with the increase in scope and therefore the increase in contract price.  You likely would not require a 40-page contract if you are simply having a fixture changed out.  Yet, many of us are finding that we are facing upwards of $80,000 in repairs and remediation.  I reviewed a flood remediation contract last week for $129,000 in repairs.  When that kind of money is on the line, an amount equal to approximately 25%-50% of the value of our home, you want a strong, staunch (i.e. LENGTHY) written contract in place to help protect you.  The basic contract should include items such as indemnity, insurance coverage, payment terms, total explicit contract price, type of contract (lump sum is most common, but cost plus is sometimes appropriate in residential construction), change orders and change process, default and termination rights (for both parties), warranty terms, taxes (there is no sales tax on most residential work and contractor should be responsible for all other taxes), release of claims and liens, dispute resolution, permit responsibility, length of work, safety, cleanup, liquidated damages (none should accrue to homeowner, but good idea to place reasonable LDs in contract for contractor), and finally, total itemized scope of work which will also include which party is providing material for each level of itemization.  This last part is very important as without an itemized written document stating the performance of work to be performed, the courts are apt to award any dispute to the contractor.  If it helps anyone, I have a good draft of a residential contract for a large contract ($50,000 or greater) and would be happy to share it for ideas on the items you might wish to consider in preparing or reviewing a contract for home repairs.  I am not an attorney and am not providing legal advice or any reliance in providing this information or a sample contract.  I am, however, a neighbor who cares and part of a conscientious homeowners’ board that represents YOU and would never want our neighbors being “burned” by an unscrupulous contractor. 
• Confirm payment terms are reasonable. Don’t overpay.  You want to stay in “front” of your contractor as much as possible until the job is completed to your satisfaction.  Contractors use all kinds of excuses and rationale to try and advance payment to “front-load” their jobs.  By paying more than the percentage of work performed, you give up your largest leveraging tool.  It is reasonable for a contractor to ask for funds up-front.  This amount should be equal to 10%-25% of total contract price; dependent on scope and the amount of material to be procured on your behalf.  For labor-only contracts, the down payment should be much lower.  I usually only let 5% up front for labor-only contracts and couple that with more frequent payments as work progresses.  Don’t cave into large overpayments that the contractor may either run off with or that you might want back later when the contractor underperforms.   Texas is also a “retention” state, which means you can request that 10% be withheld at the conclusion of the contract to ensure all work was performed properly.  Residential retention usually is funded within 30 days of substantial completion of the contract.  At the end of the day, make sure you go to bed with more in your pocketbook than the contractor has put into your home.  
• Secure a current Certificate of Insurance (“COI”) detailing the contractors insurance policies in place. Most underwriters and brokers for underwriters use the ACORD format for COI’s.  This summarizes coverage, which should include workers’ compensation, general liability, builders’ risk, and automobile (at a minimum).  Confirm that there is an endorsement that covers all subcontractor’s work (if subs will be involved).   If not, then you need to get separate COI’s from all subs.  Consider calling the broker and/or underwriter on large projects to confirm coverage and ask questions.  The name and number should be listed on the ACORD form.  This also eliminates the possibility that the contractor would provide a fraudulent or fake certificate.  Make sure that you always have current COI ahead of any work.  If your work is to extend for several month and one of the policies listed on the COI expires at the end of this month, do not let the contractor into your home until he/she has provided a new, current COI.  You are exposing yourself and your financial stability by doing otherwise.  Avoid the common mistake of waiting until there is a loss (property damage, an injury in your home or damage to material) to ask for the COI…..you’ll likely never receive it or find that no coverage was in place in the first place.  Finally, most of us are not insurance professionals versed in the business of risk.  Consider leveraging your own homeowner’s property and casualty policy broker for questions and to help property confirm you are protected.  This broker wishes to avoid a further claim and so they are often apt to do some legwork for you to confirm that the contractor has the proper coverages and you are indemnified. 
• Demand lien releases at the same time payment is provided. This is crucial and required for each and every draw that you fund to your contractor.   I cannot tell you how many times I’ve been approached by a homeowner who paid his contractor only to have a material supplier, a subcontractor, or an employee who was not paid on the job file a lien on his/her home.  It’s quite unnerving and very expensive and time-consuming to unwind.  A simple lien two-page lien release will absolve you of this potential liability and protect you completely.   This step is so important that the Texas Legislature created a statute to standardize releases on private jobs (i.e. homestead rebuilds) during the 82^nd Legislative session.  This House Bill 1456 created standardized releases that can be used and relied upon.  If you need a copy or if you have questions about releases, please feel free to contact me as I’d be happy to provide a sample.  
• Keep receipts! This is a no-brainer.  Yet, so many destroy or misplace documents related to payment to contractors and procurement of materials.  There are many reasons you might need to rely on these documents at some point in the future; least of which might be to claim a casualty loss deduction on your personal income tax return (if applicable).   If you don’t wish to have a paper file laying around, consider scanning the documents into one file and keeping in digital format with other important items. 

“Be diligent in finding the right contractor, executing a proper contract, and working through the tedious task of rebuilding.  Planning and preparation is half of the equation of success and done right, guarantees a successful project. “

There is a lot to consider above and yet, those are just the basics.  Don’t feel overwhelmed.  We are in this together and there are some great resources available to help guide you through this minefield.  Keep calm, try to keep the emotions out of the remediation process, be objective, be thorough and think things through before committing to anything.   Finally, please feel free to call if I or any board member can be of assistance on this topic.   Again, I must reiterate that neither myself not any of the board are attorneys.   However, we will help where we can and many of us have experience as professionals working in the construction trades.  We want the best outcome for our neighbors and will do all we can to assist where possible. 

The board wishes you all the very best.  Our hearts are with those friends and neighbors who experienced a loss and we hope you’ll reach out to us if there is a specific need we can assist with.  We will try to do what we can so as to support each of you through this difficult time and hope that we can celebrate a community rebirth in the coming months.   Remain Spring Strong!

Warmest wishes,

Scott D. Hubert

Neighbor and President

Howdy neighbors!  Amazing how fast the months are flying and especially how blazing fast summer snuck by.   Being a “dude”, I am known to measure the seasons through sports and so it’s nice to be beyond the All-Star Game (Go ‘Stros, looking great this year!) and entering into football season.   Cooler weather is just around the corner.  A lot of news this month for Cypress Forest and the surrounding area.

School in Klein ISD starts back on August 21^st.  Please watch your speed and driving habits.  Also remember that it’s against the law to use your cell phone while driving in school zones and I’m told by the Constables that they’ll be watching closely for this behavior in the first few weeks of classes.   We love our kids and it would heartbreaking to see anything tragic occur in our community.   We ask that you just take it a little slower each day while in the community and give plenty of space to our children, parents and the crossing guards. 

Several homeowners are receiving notices from the management company this month regarding mildew and mold on their siding.  The association tries to avoid these letters until summer months when it is a bit more comfortable to tackle this problem.   For those who received letters or even some who have started to notice that pesky thin coating of residue on the north side of the house, there are many solutions.  Pressure washing is always one of those options.  However, there are many DIY tips out there that are a bit less intrusive and not as much work as pressure washing.  One method that I have utilized in the past that seems to work is to use a garden sprayer, Tide and some bleach.   Mix one gallon of bleach, one cup of Tide laundry detergent and approximately half a gallon of cold tap water in a large garden sprayer.  If you have a strong sprayer, you will likely not need a ladder as the pressure should be enough to hit the high points of your home.  Spray the mixture directly on the mold so that it coats it thoroughly.  Let the solution sit on your home for ten to fifteen minutes to allow it to dissolve the mold.  Finally, take a regular garden hose and spray off the entire area where solution was applied.   If the mold does not dissolve in one treatment, you can re-apply until gone.  In the event the mildew and mold has accumulated for an extended time or is really caked on to the siding, you may replace the one cup of Tide laundry detergent with a cup of Oxi-Clean powder detergent.  HOWEVER, please note that you must add water before adding the Oxi-clean as the powder reacts violently with bleach and can be toxic if not diluted with water first.   One last tip when using either of these solutions; do not spray directly on plants and avoid long-term exposure to your landscaping.   With anything you do, use caution and common sense…it’ll save you elbow grease, sweat and tears! 

“Several homeowners are receiving notices from the management company this month regarding mildew and mold on their siding…..there are many DIY tips out there that are a bit less intrusive and not as much work as pressure washing. “

The Board has been fielding quite a few calls regarding our deed inspection process.  Usually these inquiries are in relation to a “violation” letter.  We are always happy to answer any questions you might have, whether a letter arrives or does not.   We hope that if you receive a violation letter and you do not feel it is justified, that you will contact the management company or a board member in relation to this correspondence.  Although many see this as a “subjective” exercise, the board always tries to be as objective with our inspection process as the deeds allow.  This process is not as subjective as many think.  The deeds are very clear as to what constitute violations and the board strives to be fair in having more than one party observe the complaint before taking action.  The board and I are always available to discuss any such violation with a homeowner.  We are neighbors first and board members second.  So please reach out to me, to PMG or to any other board member if you are concerned about a violation notice. 

Please put a collar on your pets with an emergency number so that we can help return your fur baby if they hatch an escape plan.  There was an abundance of loose pets during the summer and it was difficult to get them all home when there was no collar and no chip.  There are some great social media pages available in our area to help owners find their lost pet, but it’s much easier for your neighbors to read a tag and make a quick call prior to having to post.   This also helps keep animal control away and that is what we desire. 

I am happy to announce that CFCAI will again be participating in and sponsoring the National Night Out celebration to be held in the parking lot/pavilion at Forest Oaks Racquet Club (19023 Joanleigh, 77388).  This event will take place on October 3, 2017 from 5-9 PM rain or shine.  Residents from all of our nearby communities are invited to come out and meet each other, eat some great free food, and partake in great fellowship.  There will be tons of events for the kiddos as well.  Last year, we have nearly 1,000 participants and we are hoping to exceed that 1,000 mark this year.  We all work very hard to make our local NNO event one of the best and most enjoyable ones in all of Houston.  We hope to see you there and share a hamburger (or two!) with you.

We are still seeking enough advertisers to bring back the print version of The Chatter back to over 800 homes.  If your business wishes to advertise or if you know of someone who might benefit from such print advertising, please reach out to me for rates and details. 

Your board works very hard to serve you and each board member invites you to contact the group if we can provide any assistance, address any concerns, or answer any questions.  I speak on behalf of the group when I say thank you for making the collective Cypress Forest region the best place in Houston to reside.   I wish you all a spectacular month and for those with children, a great beginning to a new school year. 

Warmest wishes,

Scott D. Hubert

Neighbor and President

Happy June, neighbors!  Not a whole lot of neighborhood news to chat about this month short of the oppressive heat.  I love these 90 to 100 degree days……said no one ever! 

I wish to remind everyone that the official start of hurricane season started June 1^st.  It is predicted to be a rather active hurricane season this year, so now is the time to prepare in the event our region is on the receiving end of a storm.  Some recommendations to help you prepare:

• Have an evacuation route and shelter planned in advance of a storm.
• Put together a “go bag” along with a disaster supply kit. This kit would include a flashlight, batteries, cash, first aid supplies, medications and copies of critical information.  Be ready to go at a moment’s notice.  The “go bag” is particularly useful for emergencies beyond storm-related ones.  Make sure that you have adequate supplies inside your home if you do decide you’d not be evacuating.  Consider a battery-operated weather radio as if a storm comes through our area, it’s almost certain that networks, internet and mobile phone channels will be adversely affected.  
• Tune up those generators and if you have a whole-house unit, make sure it’s in fully operational state and has been tested recently.
• Trim trees and loose branches now. Secure loose rain gutters and downspouts.  Make sure all trees are healthy and completely remove any sickly or dead trees.  Secure any trampolines or light patio furniture prior to a storm.
• Keep your car in good working order and keep your tank topped off as best as possible during the “season”.
• Review your flood insurance policy as well as your traditional property and casualty coverage (two separate policies). Note that flood insurance is a tertiary policy and very affordable.  Both P&C (“wind”) and flood coverage traditionally require that you apply and fund these policies 30 days prior to the landfall of any storm, so it’s prudent you consider your options now. 

 There are dozens of other tips to help prepare for a storm and I recommend everyone spend a few minutes on a Google search, FEMA.gov, or ready.gov to make sure that you, your family and your property are ready if the worst heads into our direction. 

There is no new information on the Hendricks Interests development at Cypress Oaks and Interstate 45.  I’m told that some of the basic utilities will be installed in the near future and prior to further dirt work and retention pond work, but I do not know when this utility work will commence.  I’ve received a lot of questions regarding the piece of property located on the north side of Cypresswood at Hickory Twig Way (just next to the Sport Clips/Subway retail center).   Many speculated that this would turn into a convenience store/gasoline station.  This is not the case, or so I am told.  It’s been noted that the intended plan for this property is as another retail property (or “strip center”) and none of the tenants will include a gasoline option.   Work is anticipated to move rapidly, and the center is expected to be complete prior to October 2017.   The fit and finish will be similar to that of adjacent buildings though it’s supposed to be given a bit more of a modern touch.  It has been confirmed that at some point, Harris County will install a new traffic light at this intersection while also making modifications to the lane configuration at Cypresswood and Holzwarth.  

While any development robs us some peaceful tranquility, it is hopeful that it will also bring in some new retailers who wish to advertise in The Chatter.  We have had to suspend publication of this print media due to lack of enough paid advertisements that support the printing and mailing to our approximately 800 neighbors in Cypress Forest, Cypress Forest Estates, Cypresss Forest Lakes and Lakes of Cypress Forest.  It is hopeful that this hiatus is short-lived as the print version has many more resources beyond what our website posting can bring.  If your company might like to advertise in The Chatter or if you know of a business that could benefit from such print exposure, please feel free to reach out to me at 832-663-0133.  It is hoped that the print version of The Chatter can be revived prior to the end of 2017. 

“It is hoped that the print version of The Chatter can be revived prior to the end of 2017. “

The board would like to thank our neighbors for working diligently in keeping your yard lights maintained and burning bright.   The board started a campaign approximately six months ago to bring 100% of the lights functional and at this writing, there are only a handful that are not in compliance.  This really is about more than just aesthetics.  It’s about safety and security as without street lights, these pole lights are the only way to keep the streets lit during nighttime hours.  Please do all that you can to keep them burning and if for some reason you are having issues that cause a long-term outage, contact a board member to let them know the cause and discuss solutions. 

The board continues to push for all chipped and broken curbs to be repaired soon.  Any curb outside of 2 feet of a driveway is the responsibility of Harris County.  The roads and bridges division of Harris County Precinct 4 Maintenance Division handles such requests and the board has been in close contact with Landon Reed, the supervisor for our area.  He has accepted a list of such curb defects from the board and not only is scheduling to correct these matters, but also would like to speak at our next association meeting.   As with all matters, I will keep everyone apprised of any anticipated date for repairs.   I have performed three slow drives through the Cypress Forest community and have noted over 40 issues.  If you’d like to determine if your home or property is on the list, please feel free to give myself or any board member a call.  I can be reached at 832-663-0133. 

I hope that June is a great month for everyone.  If the board or I can be of any assistance in any way, please feel free to reach out to us.  We are here to serve and enjoy being able to give back.  We’d love to hear from you if there is something we can do to make Cypress Forest a better place to live or if we can be of assistance.  Our best to our neighbors and friends.

Scott Hubert

Neighbor and President

Hello again neighbors and friends!  Hope this article finds you all in good health and enjoying a good week.  There is a lot going on in the Cypress Forest area and so I’ll jump right in.

Development around our community continues at a rabid pace.  The Cypress Oaks Drive development continues and by the time this publication goes to print, the remaining trees probably will have been removed.   That means the transfer of dirt and raising of the land will probably begin very soon.  At the request of Cypress Forest CAI, the developer had a town hall meeting on April 19^th.  I thank the developer for doing this as they were not obligated to hold this meeting nor respond to the questions that they did.  Many developers in our area would be hard pressed to pick up their phone much less face the community to address the many uncertainties posed by this project.   The meeting drew a good turnout (approximately 100 individuals), though I was hoping to see more of our community involved given the amount of phone calls and concerns the board has received.  At this meeting, the developer (Hendricks Interests/Cypress Creek Townoffices), along with the MUD board, engineers and attorneys involved with the MUD district, answered approximately three hours of questions generated from the concerned public.  I hope that those of you who attended found the meeting productive.  To update everyone, there is a large retention pond that is soon to be created near the back of the property.  The dirt removed from that area (and possibly some additional fill dirt) will be used to raise the land along Cypress Oaks above floodplain.  I’m told that the debris field that has been sitting for nearly two years is to be removed soon and before the dirt works is to commence.  For those who have been in the community for at least a decade, this portion of the project will closely resemble the construction techniques used to create the Forest Oaks Park and Cypress Forest Lakes.  There will be a lot of dirt displaced in the coming weeks.  Harris County Flood Control, along with other watchdog groups, are very much involved with making sure this project doesn’t create any further flooding risk.  There is no final dedicated purpose for the land as of yet and no negotiations with potential buyers and/or contractors.  When the grading and basic utility installation is complete, the developer will likely begin such negotiations to find the appropriate client to purchase the land (there will likely be several mutually exclusive clients).    It is too premature at this point to definitely address sound, traffic, crime or other potential nuisance issues as the final purpose of the land is yet to be determined.  These many issues are on our radar however and the board will do what we can when the appropriate time comes.   There was a lot discussed at the meeting and for lack of sounding like a broken record, I’d just ask you to call or email me if there are direct concerns you would like to be addressed now or in the future.  I’d be happy to discuss with you what I know and what concerns the association is watching for in the future.

The other large development that recently sprung up and that seems to be moving very quickly is located on Cypresswood Drive at Hickory Twig near the front of Enchanted Oaks (250 Cypresswood Drive).  It should be noted that this is a different developer/owner from the Cypress Oaks Drive clearing and distinct in every way.  This lot is slated to be a convenience store/gas station and permits are going through as the ink is drying on this publication.  This particular station is not to be confused with the station just in front of the Lakes of Cypress Forest on the other side of the gully which tried to sneak in overnight.  That is yet a different owner/developer and that station is being aggressively combatted for good reasons.  Let’s wish the very astute team who are leading that charge success in their endeavors.  I’ll share more about the station going in at 250 Cypresswood next month when more information is available.

All of this clearing and development is a bit unsettling for those of us who enjoyed our sleepy little enclave here in Spring, Texas.  Things are changing a bit too rapidly for the liking of many (including this author).  The HOA boards for each of your respective communities realize there are many concerns that are shared amongst all of us and there is a discussion of the formation of a coalition of these board members to work towards some common goals.   Items such as crime reduction, responsible development, communication with Harris County to ensure things are being done to support each of you, etc. can sometimes be more aggressively addressed when there are more voices to address them. There is strength in numbers and we are hoping that by sticking together and forming a coalition with consensus on the topics affecting all of us, we can better serve our communities.  I can assure you that the problems mentioned above are on the radar of not only Cypress Forest but of each board within the respective communities receiving this publication.   I invite each of you to attend your local HOA meetings and water board meetings and become personally involved at some level.   It’s through this participation that we can make a difference.

“I invite each of you to attend your local HOA meetings and water board meetings and become personally involved at some level.   It’s through this participation that we can make a difference. ”

With warmer weather comes more outdoor activities with our beloved pets.  Many of our communities are noticing an uptick of waste in their common maintenance areas and in the front yards of unrelated neighbors.  Most of us love our furry friends and know there is no better companion.  However, that doesn’t mean we like the waste in our yards and general areas!  Please be respectful of your neighbors and of the community property and clean up after your pet when out on a walk.  Cypress Forest will be putting up signs soon as a reminder and hope you’ll do your part.  On this same note, I heard a rumor that the board of WCID #110 might be considering an exclusive dog park in their future development plans.  My understanding is that this is not yet at the vote stage, but the fact that the topic has arisen is a good sign.   If you want to see that idea progress, please attend one of their future meetings (they are completely extraneous to Cypress Forest CAI).

I came across a new and convenient feature of the United States Postal Service this past month.  The United States Postal Service is now offering to email you a scanned image of your entire mail delivery each AM before the postal truck arrives.  This service is called “informed delivery” and you must enroll for it.  Enrolling is easy and takes about 4 minutes.  If you don’t like the service after you have signed up for it, you can easily turn it off.   I have tried the service for a little over a month with great success.  The idea is that you not only know what mail you’ll be receiving before it arrives, but you can save and track these emails for various reasons.  You can also confirm you are receiving all of your mail as the process of scanning happens long before your mail carrier gets the batch.  If an envelope is shown in your informed delivery email but does not arrive securely in your mailbox, you can easily protest using the link provided on each email.  To sign up, go to https://informeddelivery.usps.com/box/pages/intro/start.action or type “informed delivery sign-up” into a Google search bar and it should take you to the appropriate starting page.  Please feel free to contact me with any questions you might have about the service and I’ll do my best to help answer them.

As noted in previous publications, Cypress Forest was having an issue with operational yard lights and I’d like to thank our neighbors for remedying this issue.  We have very few lights that continue to malfunction and I’m hopeful we can get to 100% functionality within the next month.  If you are one of the few remaining in the dark, please get this fixed immediately.   Remember, this is a safety issue as much as it is an aesthetic one.  If you got a letter on this item and need further time to remedy, please take the time to call me or the management company (numbers on front inside cover) and let us know what the situation entails.  This goes for any violation letter you receive.  If you disagree with the letter, have already rectified the problem, or need additional time, please call and communicate that to the board.  Communication is half of the battle!  Cypress Forest will be holding our next meeting on June 15^th at 627 Cypress Oaks Drive.  Please plan on joining us for an hour or two.

I hope that each of you has a fabulous month of May and that this is the start of a wonderful season for you.  As always, I and the rest of your board members are here to serve you and ask that you contact us directly if there are any comments, concerns or requests in which we could be of assistance.  We thank each of you for keeping Cypress Forest the beautiful and vivacious community that it is.

All my best to each of you,

Scott D. Hubert

Neighbor and President

Howdy friends and neighbors.  I hope this publication finds you in good health and great spirits.   It’s such a pleasure to be able to write for you yet another month.  My family and I are blessed to live in this great community and share such wonderful neighbors.  It’s been a busy month in our region and there is much going on that affects not only Cypress Forest but our entire area.  I will try to capture some of the larger topics affecting Cypress Forest “proper” below. 

I have been inundated with calls and emails over the past month regarding the development along Cypress Oaks Drive.  If you read no further, know that the developer has agreed to meet with homeowners and residents on April 19^th at 6:30pm (details below).  The “development” is not as hard to digest as is the tree removal and grubbing.  It’s a vastly different look then what we have all grown accustomed to and Cypress Forest is forever changed.  There are many uncertainties and emotions surrounding this transformation and I want to reassure you that Cypress Forest CAI is doing all that we can to get answers to your questions and assist with your concerns.  I share the same concerns each of you do about this drastic change.  It must be reiterated that this is private land.   It is also private land that is worth quite a sum of money.  I understand the front lots will go for $1MM per acre.  I bring this value up as it will certainly affect the type of product that is ultimately constructed on the plots of land.  The developer is Hendricks Interests; the same developer who developed each of our communities and much of the area around our homes.  Hendricks has been in our communities for decades and has done an honorable job in developing past projects.  I have no reason to believe this project will be any different.  As this is private land, outside of the jurisdiction of the HOA, the HOA has no real, direct control over the project.  There are a lot of questions related to who the buyer is, what plans are in place for the ultimate purpose of the plots, the scope of clearing, the height that the developer intends to raise the land to get it out of the floor plain, when the “debris field” will be cleaned up, and the list goes on for some time.  I try hold a weekly conversation with the developer to try and get your many questions answered and the developer is very receptive to these concerns and questions.  However, there are still many uncertainties and unknowns at this point since the project is a work-in-progress.  Here is what I do know for certain.  Much of the deer and wildlife has moved to the region in and around Forest Oaks Park.  The water board and Jody Dellinger set up deer feeders and planted special grass and there’s been an uptick in wildlife activity there from deer to fowl to raccoons.  There is no committed buyer for the cleared land and no negotiations in the works as I am told.  The idea is that the developer will clear, grade and improve the land (inclusive of some utilities) and then find the appropriate buyer.  Unfortunately, more trees will come down on the opposite side of Cypress Oaks and the entire street will be laid mostly bare from I-45 to the residential addresses beginning at Cypress Estates Drive.  The debris at the old project site that have sat stagnant for months will be chipped/shredded in coming weeks.  The contractor was originally intending to burn off the debris, but the water board asked that this not happen and the developer agreed to extra costs of chipping/shredding.  A huge concern for our neighbors is the added potential for flooding.  I am told by both the developer and engineers (unbiased to this project) that the plans in place would actually decrease.   The word is that the way this land is to be built up is expected to alleviate flooding along Cypress Oaks Drive.  Remember, a developer cannot do any modifications of this nature without getting specific approval from Harris County Flood Control and Engineering Department.  In addition, I understand that the Cypress Creek Flood Control Coalition is also involved and will act as a watchdog on this matter.   There are considerations for a sound wall and traffic studies, but those are all premature at this point and will remain that way until land is cleared and a buyer is found.  Both traffic and noise would vary drastically from the end-product being a midrise office complex or a single-tiered retail center.  There will be a serious and uncompromising discussion on these two topics, along with any other tertiary concerns when the time comes.  I realize what is provided is just answers to a small portion of the concerns and questions.  I have replied to many of you privately or directly in relation to your phone calls and emails.  I will continue to do so to the best of my abilities.  I have also used, and will continue to use, the Nextdoor application to communicate what is known.   With so many other questions at bay and uncertainties abounding, the Cypress Forest CAI board and the WCID #110 board both asked the developer to meet directly with each of you.  The developer welcomed this idea and a town hall meeting is scheduled for April 19, 2017 beginning at 6:30pm at the MUD building located at 19023 Joanleigh Drive, 77388.  I invite you to all to join us for a civil and orderly discussion where your questions will be addressed and the plans, as known at that time, laid out for all to hear.  I realize this is a tough time as those 40 acres of woods provided great comfort (and a sound barrier) to most, myself included, and it’s hard to see them removed.  It also is a potential threat to home values – something this board is sworn to protect aggressively.  We will continue to watch this project and communicate with you about status.  The board and I will also do what we can to make sure the area communities are insulated.   Many years ago, I lost the trees next to my house, yet I gained one of the best neighbors a person could wish for.  In hindsight, I would never ask for those trees back knowing the kind of friends and neighbors I gained.  Let’s hope this is the case in this new situation as well.  Possibly we will all get a commercial neighbor that enhances the community.   Please continue to call and email if I can be of immediate assistance with this issue or attempt to answer any questions you might have.  I will try to be honest and prompt in my response on the issue.  My number and email are posted at the front of this publication. 

The board of WCID #110 is mentioned above and it’s a pertinent topic as they are holding an election on May 6^, 2017.  While this subject is unrelated to the HOA, it is pertinent to those receiving this newsletter as WCID #110 handles many of the amenities and functions that our community has come to rely on.   It’s not just water and sewer, but also recycling/trash collection, hiring and contracting of our Constables (we now have eight full-time on staff), parks and recreation including the Forest Oaks Park along with property tax rate and collection.  It’s a very active district and the board has many important responsibilities that affect each of us.  It’s very rare for that board to have an election as they have not been contested most of the past two decades due to the overall satisfaction with the job they are doing.   This term, there are four candidates vying for two positions.   Early voting begins April 26^th and goes through May 2^nd.  There is the opportunity to vote by mail for certain residents.  All voting is at the office next to the Constable’s station (627 Cypress Oaks Drive, 77388).  Please get to know the four candidates and try to make it out to cast your vote on May 6^th (or in early voting). 

As noted in last month’s publication, the board of Cypress Forest CAI does not feel you are being well-served by our current landscaping vendor.  We are currently working diligently to get a new subcontractor into place.  Kevin Warren, an active and esteemed board member, has graciously offered to lead the charge on this search while also working on remediating and repairing the irrigation system in time for the warmer, dryer months ahead.  The board is intending to pressure wash all Cypress Forest community signs in the coming months.  Change and improvements are coming and we hope you’ll notice this in a few months.  It has been noted that the curbs in many sections of our community as well as along Cypress Oaks Drive are crumbling apart.  It is a county responsibility to keep these curbs intact and we have notified the county and asked that they come fix this problem immediately.   I am aware of two areas they have already repaired (Dianeshire Court and near Kotar Court), but there are still others that have not been corrected yet.  Please feel free to call or email me if you know of an area that needs correction and repair; regardless of type. The board will work to get any item you bring to our attention repaired within the month.   

I am going to remind everyone in Cypress Forest that it imperative that you keep your yard light operational.   I believe this is our fourth or fifth reminder and sadly, the board is now forced to send those who do not have functional lights to our attorney for action.  That can get expensive for the homeowner.  Understand that we have little choice after so many months of communication through this newsletter along with direct communication through the mail.   Beyond being a requirement of the community, functional yard lights are more importantly a safety issue for all of us.  As Cypress Forest is without street lighting, we all rely on the yard lights to keep common areas lit and to help protect our assets.  For those who are disabled and elderly, a board member will gladly come help change a bulb anytime it is needed – just call us.   Please do your best to keep your lights working and contact the board management company (or myself) if there are extenuating circumstances as to why your yard light cannot be repaired or remain functional. 

“Unfortunately, fires do happen and a functional alarm could be the difference between life and death.  Make sure you have functional fire alarms and ensure that you have recently checked the batteries and function.  “

Another important safety feature just as important to you are the smoke detectors in your home.  I recently made scene at a neighbor’s house where a fire was raging.  It was 10PM on a Saturday evening and thankfully no one was home.  However, while we were fighting the fire, I noted that I did not hear any smoke alarms sounding within the house.  Had the family been home, it could have been a much more tragic scenario.  Unfortunately, fires do happen and a functional alarm could be the difference between life and death.  Make sure you have functional fire alarms and ensure that you have checked the batteries and function recently.  If you need me to come over and burn some toast for you, I will.  I’m quite good at it.  The rule of thumb is to check at each change in the daylight savings time which means it’s time to test them again.

Our “hits” on the website are starting to pick up, but I still don’t know that everyone knows the Cypress Forest website address.  Please keep it bookmarked as it’s a great resource not only for past Chatter editions, but also for Association documents, yard of the month, and current event announcements.  The website address is www.cypressforest.net  We are working on SEO so that the site will pop up at the top of a Google search, but it’s not there yet.   Let me know if you find something that should be added or improved upon (except for the color-scheme which will change very soon).  I’d love to add a few more pages of good items that would benefit the residents of Cypress Forest.   Ideas welcome!

For our new neighbors, remember to get your homestead exemption forms in by April 30^th.  The due date is the same to get your over-65 and disabled exemptions in to Harris County.  You can find more information at www.hcad.org. 

I wish each of you a joyous Easter and a happy spring season.  Please feel free to call myself or any board member with questions or concerns.  I will look forward to updating everyone on status of items next month.  Have a safe and enjoyable month and thank you for making Cypress Forest such a great place to call home.  

Scott D. Hubert

Neighbor and Cypress Forest CAI President