News

Project Updates - September 17, 2026
Our roofing project continues, but due to inclement weather progress has been slowed.  In any event, many may have noticed the color of the vinyl shake shingling that has been installed on one of the buildings on Mitchell Road.  YES, the Board is VERY much aware of the extreme color difference when compared to the original and faded vinyl shake shingling.
In selecting a replacement color for the vinyl shake shingling the choices were extremely limited.  The choice was between white/linen and “Classic Cream”.  The stark white/linen would not have provided any contrast to the buildings whatsoever. Obviously, the “Classic Cream” is a severe contrasting color.  To remedy the situation, the vinyl shake shingling will be painted with a high-quality paint to match the original color of the vinyl shake & clapboard siding, which was installed when the complex was constructed.  This will provide a much softer contrast than “Classic Cream”, and at the same time provide a restorative and refreshed look to the buildings.
 
REMINDER:
Our HOA Website is current and updated with all factual information.  This includes meeting minutes, roofing specs, scope of work, and the findings of the independent roofing consultant, RTA, that was engaged to inspect and advise on our roofs throughout the community.
 
The Board appreciates your support and trust as we continue to beautify, enhance and maintain our community.

Meadowbrook Townhomes - Special Meeting Update

 

Dear Co-Owners,

 

The Board of Directors would like to provide an update regarding the upcoming Special Meeting to be conducted at Lakes Bible Church on Tuesday, 9.29.2026 at 6 PM.

 

Under the Meadowbrook Townhomes Bylaws, the purpose of this meeting is to consider the potential removal of one or more Board Members. If any Board Member is removed, a vote will also be held to fill any resulting vacancy on the Board.

 

Some Co-Owners may have been, or will be, approached to sign a proxy form for this meeting. If you choose to sign a proxy, please be aware that you are authorizing another individual to vote on your behalf during the meeting. We strongly encourage all Co-Owners to attend the meeting in person and cast their own vote directly.

 

The Board recognizes that there are differing viewpoints within our community regarding the roofing project and other Association matters. We understand that many Co-Owners have questions and would like additional information before making decisions related to the Special Meeting.

 

To help address questions we have included responses to several general and common topics. Our HOA Website https://www.meadowbrook-townhomes.com/home/ is also a source for current and factual information. We are committed to ensuring that all Co-Owners have access to accurate information. If you have additional questions regarding the roofing project, please submit them to brittany.lake@associatedasset.com. The Board, along with our independent roofing consultant, RTA, will review and respond to all questions received.

 

We encourage every Co-Owner to become informed, ask questions, and participate in the process. Our shared goal is to support the long-term success and well-being of the Meadowbrook Townhomes community.

 

Thank you for your continued engagement, support, and participation.

 

Sincerely,

Meadowbrook Townhomes Board of Directors

 

• Why are the roofs being replaced? Roofs are over 20 years old and past their life expectancy.  The BoD hired a 3rd party roofing consultant to perform an analysis of the conditions of the roofs and attics.  The analysis backs up the need to replace the roofs, as does our completed Reserve Study.  Also, Insurance Companies in Michigan are either refusing insurance coverage for old roofs, or forcing condo associations to replace roofs in order to continue coverage. The BoD intends the new roofs to last at least 35 years.
• What is included in the project?  In addition to shingle replacement, there are additional improvements being implemented, i.e., correct, repair or replace faulty and improperly installed ventilation pipes in order to increase attic ventilation, wood replacement with simulated lumber to prevent rot where in contact with other surfaces, critter and bat proofing in every attic to avoid access and infestations, attic ventilation is being corrected to provide proper airflow in order to avoid ice damming and other moisture issues.
• Are the gutters being replaced?  Gutters are NOT being replaced.  Although an option for gutters was included in the bid, the board decided not to replace the gutters per the report from the 3rd party roofing consultant.
• Is there a warranty? YES, a warranty was approved by the BoD.
• Is siding being replaced?  Siding is ONLY being replaced if damaged or beyond its useful life.  Vinyl Cedar Shake siding is being replaced because it is extremely brittle due to it’s age and cannot be reused.
• What else is being replaced?  Ventilation is being improved which includes modifications to roof venting, bathroom vents, etc.
• What is wrong with the current roofs?  In addition to being past their useful life expectancy, there have been several extremely costly roofing repairs over the last several years.
• How long is the project expected to take?  The BoD approved replacement over a 5 year period, covering approximately 7 buildings per year.  The first 7 buildings will be completed by year end 2026.
• How long is the contract with the roofer?  The board approved a ONE (1) year contract with Bruttell Roofing.
• Why did the BoD approve an assessment? The BoD performed a budgetary analysis and decided to fund the 1st year of the roofing project with 50% from the reserve fund and 50% from an additional assessment.

Specific answers related to the flyer being distributed

• Project not approved by the co-owners.  Violate bylaws and MCL - This is incorrect per our Association attorney.
• Cost per unit is north of $12,000 / Cost is double that of similar projects - This is incorrect. The BoD received five (5) competitive bids for 1st year of the project. Bruttell Roofing was selected and was the lowest bidder out of the 5 bids reviewed. Only a one (1) year contract was signed.
• Costs were originally kept secret from co-owners - This is incorrect.  The cost was explained at the Annual Meeting as 50% from the reserve fund and 50% from an additional assessment.
• Copies of the roof contract are not available to owners - This is incorrect.  Copies of the contract can be requested with a valid request per our Association attorney. This was clearly explained in detail at the Annual Meeting.
• Bidder selection processing in secret  This is incorrect.  All five (5) BoD members received copies of the final two (2) proposals for review. A vote was taken at the next meeting at which time a vote was taken to approve Bruttell Roofing.
• No meeting minutes - Violates MCL. Meeting minutes are always taken at every BoD meeting. The BoD reviews and approves meeting minutes after transcribed. Our HOA website has been updated and all meeting minutes are posted for review.
• Special assessments of $750 x 2 this year is just the start.  The additional HOA assessment for the first year is $1,500.  The BoD prepares and approves an annual budget. The need for additional assessments will be determined by the BoD based on the annual budget.
• Assessment will increase as reserve funds run out.  See above, BoD prepares and approves an annual budget which also funds the Reserve each year. Reserve Funds will not run out. Per Michigan condominium law, a minimum of 10% of the association's current annual budget on a noncumulative basis must be maintained.
• Special projects fund added replenishment is unsubstantiated. Clarification required
• Board and AAM cannot produce insurance letter.  The BoD is aware that insurance companies in Michigan are either refusing insurance coverage for old roofs, or forcing condo associations to replace roofs in order to continue coverage.
• Bid process very unwieldy (67 pages) adding higher costs.  The BoD hired a 3rd party roofing consultant to complete the bid process.  This was to ensure the bid process is complete, comprehensive, unbiased, and supervised by an expert in the industry.
• Contract extremely unwieldy (120 pages) ripe for add-on dollars.  The contract was reviewed and approved by our Association attorney.  Any additional costs are 
set forth in the bid and contained in the contract.

 

The proposed bond initiative includes the co-location of the Novi Police Station and Fire Station #1 into a modern, centralized Public Safety Headquarters.  More information can be found here: 2025 Bond - City of Novi

Street Sounds at Fountain Walk – Free Summer Concert Series!. Grab a chair, bring your friends, and get ready for an incredible lineup of live music!

AAM All Access Mobile App & Web Portal - The intuitive Web Portal and Mobile App are designed to make HOA Living simpler and more convenient for homeowners.  With a single sign-on, you'll have instant access to secure, up-to-date resident information, allowing you to easily manage tasks such as submitting architectural requests, making payments, reviewing compliance concerns, and much more.  Please see the flyer for more information: AAM All Access Flyer

Pursuant to Meadowbrook Townhomes Condominium Association Bylaws, notice is hereby given for the Annual Meeting of Members of the Association.  This meeting is to be held on:
 
Monday, June 9, 2025
Lakes Bible Church
309 Decker Rd.
Walled Lake, MI 48390
 
Registration and distribution of ballots will commence at 6:30 PM and the meeting will be called to order at 7:00 PM.
 
At the Annual Meeting of Members of the Association, FIVE (5) seats(s) on the Board of Directors will expire.  The membership will vote to seat FIVE (5) volunteer member(s) for two-year and one-year terms due to the expiration of terms.

Pursuant to Meadowbrook Townhomes Condominium Association Bylaws, notice is hereby given for the Annual Meeting of Members of the Association.  This meeting is to be held on:

 

Tuesday, July 18, 2023

Lakes Bible Church

309 Decker Rd.

Walled Lake, MI 48390

 

Registration and distribution of ballots will commence at 6:30 PM and the meeting will be called to order at 7:00 PM.

 

At the Annual Meeting of Members of the Association, FIVE (5) seats(s) on the Board of Directors will expire.  The membership will vote to seat FIVE (5) volunteer member(s) for two-year and one-year terms due to the expiration of terms.

Please click here for a copy of the Meadowbrook Townhomes' 2023 Spring/Summer Newsletter, prepared by the Association’s Board of Directors.

54-Inch Water Main Loop and Meadowbrook Closure

 

Meadowbrook Road between 12 and 13 Mile Road remain closed to thru traffic until early 2023. for micropile installation, water main and sanitary sewer relocation, GLWA 54-inch water main installation, and then complete repaving between 12 and 13 Mile in early spring.

 

In order to try to get the road paved before the winter, please expect intermittent DELAYS of up to 10 minutes along northbound Meadowbrook Road from I-96 to 12 Mile Road. We know that is not the news you want to hear, but at least this portion of Meadowbrook will be smooth riding by winter!

54-Inch Water Main Loop and Meadowbrook Closure

 

The Great Lakes Water Authority (GLWA) is installing a portion of a new water main along Meadowbrook Road. The area of Meadowbrook 500-feet north and south of Burroughs Avenue will be closed until January of 2023 for micropile installation, water main and sanitary sewer relocation, GLWA 54-inch water main installation, and then complete repaving between 12 and 13 Mile in early spring. Next week, the contractor will start installing the 54-inch water main pipe along the east side of Meadowbrook Road, between I-96 and 12 Mile Road. Motorists may only travel northbound on Meadowbrook Road for the duration of the project.

Please be reminded of the Association’s policy pertaining to weekly trash and recycling collection, as laid out in Meadowbrook Townhomes’ Rules & Regulations.  Per the policy, trash and recycling containers should be placed at the end of the driveway no earlier than 6:00 pm or dusk, whichever comes first, the evening before pickup.  Containers should then be brought in and stored out of public view by the end of the day of collection.  No outdoor storage of trash or recycling containers is permitted, outside of when placed curbside for collection.  In recent weeks, a significant increase in violations of this policy has been observed.  Offenders are subject to the compliance process outlined in Meadowbrook Townhomes’ governing documents, including but not limited to fines assessed to the Co-owner’s account.

GLWA has begun installing piles and micro-piles in the areas of poor soils to provide a sufficient foundation for the new water main along the northbound lane of Meadowbrook Road, between 12 Mile and 13 Mile Roads. The piles are expected to be installed by December. 

 

However, it is sad to report that GLWA informed the CIty of Novi that crews cannot begin paving until asphalt suppliers open next year, meaning Meadowbrook Road, between 12 and 13 Mile Roads, will now be closed to thru traffic through Spring 2023.

 

Additional information can be found on the City of Novi's Better Roads Ahead website.

Please see the below road construction alert, from the city of Novi, impacting Meadowbrook Road, between 12 Mile and 13 Mile Roads.

 

 

The Great Lakes Water Authority (GLWA) will be placing a new 54-inch water main along the northbound lane of Meadowbrook Road, between 12 Mile and 13 Mile Roads. Prior to the water main installation (spring of 2023-ish), they need to put in piles and micro-piles in the areas of poor soils in order to provide a sufficient foundation. When the piles are complete, the water main will be placed and secured to these piles. The core focus of poor soils is located a few hundred feet north and south Burroughs Avenue (southern entrance to the Tollgate Woods Subdivision).
 
Installation for the piles will begin tomorrow morning (July 8, 2022) and continue for approximately 2 months. For this construction, Meadowbrook Road between 12 and 13 Mile Roads will be CLOSED TO THRU TRAFFIC (Local Traffic Only). The primary detour route will be west on 12 Mile, north on Novi Road, and east on 13 Mile Road and vice versa if coming from 13 Mile Road.  This closure will be considered a “hard” closure, which is to say that the roadway itself will be physically obstructed and/or unsafe to the point that it is not traversable. In other words, emergency vehicles cannot pass through the work zone in either direction.
 
Also, since the pile installation subcontractor will not be working weekends (Saturday and Sunday), they have agreed to possibly move all piling equipment and barricades, so the roadway can be safely reopened on Friday evenings as long as certain operations can be stopped at that point. If that is able to happen, all road detour signs and barrels will be covered and/or moved as needed to accurately reflect the status of the restrictions. At least one driveway will be made accessible at all times for the Crosspointe Church and the Walled Lake School District has been provided with the detour plans to adjust their bus routes should this construction extend beyond the first day of school.

 

Please click here for a copy of the Meadowbrook Townhomes' 2022 Spring/Summer Newsletter, prepared by the Association’s Board of Directors.

 

Also, an updated copy of the Association’s latest Rules and Regulations Handbook, including a corrected typographical error pertaining to acceptable deck products, has been uploaded to the documents section.

The Annual Meeting for Meadowbrook Townhomes Association will be held on June 27, 2022, at 7:00 p.m. (registration begins at 6:30 p.m.).  The Annual Meeting will be held virtually via Zoom video conferencing.

 

An important purpose of the Annual Meeting is the election of Board Members.  There are five Board members terms expiring.  At the Annual Meeting, the membership will vote to elect five members to fill these seats.  The three members receiving the highest number of votes will be elected for a two-year term and the two members receiving the next highest votes will be elected for a one-year term.

 

To nominate yourself or another member, please request a Nomination Form from McShane & Associates by emailing chuck@mcshanemanagement.com.

 

Nominations will not be accepted from the floor.  If you are nominating someone other than yourself, please be sure to obtain their approval prior to submitting their name.

 

Please note that any member who is delinquent in payments to the Association cannot vote at the Annual Meeting.  Therefore, all payments owed to the Association must be paid in full prior to the start of the Annual Meeting.

 

All members are encouraged to run for the Board and attend this important meeting.

The City of Novi is exploring providing fiber internet service to the community.  Please consider taking this survey to express interest in the service. Click here to take the survey.

Please be advised the 2022 portion of Meadowbrook Townhomes’ road project is scheduled to commence next Monday, April 18th, weather permitting.  The project will begin with saw cutting and removal of existing concrete curb and pouring of new, replacement concrete.  Please read the attached notice for further details pertaining to scheduling of work, phasing of work, parking guidelines and what to expect during this project.  Also attached is a map highlighting the construction area.  Curbing highlighted in yellow is scheduled to be replaced next week.  The current schedule is for existing concrete to be removed Monday and Tuesday, with new concrete being poured Wednesday, Thursday and Friday.  Please note rain or other inclement weather would cause delays to this project.  If the weather cooperates, the concrete maintenance portion of this project should be completed, including adequate curing of new concrete within three weeks of work commencing.

 

Please note, as concrete is curb is removed at the end of driveways, access those driveways and garages will become inaccessible until new concrete is poured and given time to cure.  Any vehicles that will be needed for personal use throughout this project will need to be removed from the construction area prior to work commencing.  Any vehicles parked in an area obstructing construction may be towed from the community at the expense of the owner.

 

As this project progresses, additional updates and notifications will be distributed via email.  Please share this notice with any neighbors that may not have a current email address on file with the Association.

 

December 2021: As the exterior light fixture replacement project wraps up, the Board of Directors would like to provide a few highlights and updates pertaining to the project.

• Project Completed Ahead of Schedule: The project was initially expected to be completed in the spring.  Due, in part, to favorable weather conditions, light fixture replacements have been completed in December.
• Dusk to Dawn Lighting: All newly installed fixtures have a built-in photocell, which is a sensor that turns the light on at night and off during the day.  Residents are encouraged to simply leave switches controlling exterior fixtures in the “on” position, so the entire community can be somewhat illuminated at night.
• LED Light bulbs: New fixtures require a 60 watt warm white LED light bulb, which feature a much longer lifecycle when compared with the bulbs used in previous light fixtures.  When the time comes for bulb replacement, please remember to replace with a 60 watt warm white LED bulb.
• Under Budget: The Association allocated $175,000, as part of the 2022 budget for light fixture replacement.  To date the project is well under budget.  Light fixture replacement costs incurred thus far total $85,000.
• Home Address Plaques: The address plaques on several units have been obstructed as a result of the replacement light fixtures hanging lower than the previous ones.  A work order has been assigned to adjust address plaques as needed on impacted units.

November 2021: Please be advised Suburban Electric will be in the community to begin a community-wide exterior light fixture replacement project.  Throughout the course of this project, all exterior fixtures throughout the entire community will be replaced.  This project is expected to take place throughout the course of this fall.  The project will begin on the units located between Douglas Drive and Weston Drive.  Work will be taking place for a few hours per day on most days going forward.  Weekends may be included as regular working days for this project.

 

Please be aware and cautious of workers and any equipment or materials they may have with them.

 

Suburban Electric is asking residents to turn off their exterior lights while work is being conducted, so power to the fixtures is not active while workers are on site.

 

Please check your email for the updates on this project.

The annual mailing for 2022 was sent out and should have arrived in your mailboxes.  We have uploaded the documents contained in the annual mailing which include:

Please head over to the co-owner's area of the website to view the annual budget documents.

 

Also, as a small thank you to all co-owners, for your understanding and cooperation during this year's portion of the community's road replacement project, please find an coupon with the annual mailing for one free car wash, courtesy of McShane & Associates. 

This website contains a secure area where co-owners can view important HOA documents and information.

To access the secured areas on this website you must have an account, please register here for an account.