Frequently Asked Questions and General Information
The Hamlet Condominium includes 194 units of residential homes for purchase and is not apartments for rent. The Hamlet is an established private community governed by a member-elected (homeowner) Board of Directors (executive board) and the Homeowners Association (HOA). It is found in a peaceful 11-acre park-like setting on the waterfront overloo
king the six-acre historic Staples Mill Pond and Upham Brook in Henrico County, Virginia. Quality constructed in the 1960s, Hamlet has Neo-colonial style architecture, New England influence, garden-style one, two, or three bedrooms, comfortable, well-proportioned rooms, offset private entrances, garden areas, and a porch or balcony. The grounds are hilly with sidewalks, stairs, and curving narrow streets. One of the best attributes is the desired location in Henrico County with convenient access to I-64, I-95, Powhite Parkway, Libbie Mill Midtown, Willow Lawn, and a minutes' drive to anywhere in the greater Richmond metropolitan area: Downtown 7 miles, 11 minutes; Richmond International Airport 15 miles, 20 minutes; Amtrak Station 1 mile, 4 minutes, and a GRTC Transit System route at the entrance. Amenities may include a private summer season outdoor swimming pool with clubhouse and sundeck, recreation and picnic areas, a community room (The Duck Blind), an on-site office manager, supplemental personal storage, and a laundry room. All units have connections for natural gas ranges, electric washers and dryers, and dishwashers. Hamlet Condominium HOA annual assessments are payable monthly and may vary as the Board decides annually. As of 2022, the fees are approximately $649.00 to $731.00 monthly based on unit square footage and offer a lot of value, including electricity, natural gas, sewer, water, twice-weekly trash collection, and other specific property maintenance like common areas, exteriors, grounds care, natural gas water heaters and heating, ventilation, air conditioning (HVAC) systems & periodic air filter replacement supplies, snow & ice management, streets, roofing, and pest control. In addition, residents pay separately and independently for satellite or cable television, high-speed internet, or a landline telephone through a provider like Comcast Xfinity or Verizon FiOS if they choose these services. There are other restrictions in an HOA-controlled community, so review accordingly. The fiduciary HOA Boards have not levied any special assessment between at least the years 2000 and 2022, suggesting that it is managed so that current homeowners have not been unfairly burdened with special assessments. However, loans are outstanding for maintenance during the same period. Review the current reserve study, reserve fund allocations, cash reserves, current operating budget, upcoming expenditures for repairs and utility costs, the age of the property, Hamlet Board and committee meeting minutes, marketplace, and other factors to decide if funding and annual assessments are adequate for the well-maintained operation and maintenance for all the property forward-looking. Residents may have one orderly dog and one cat per unit, weighing forty (40) pounds or less. Animals must always be carried or leashed under the handlers’ control, and handlers must remove and dispose of all solid excrement in the provided waste disposal stations. These rules and restrictions apply to visiting animals as well. In addition, other animal rules and conditions apply. Residents have one deeded permanent reserved parking space for one vehicle marked with a "Reserved # # #" sign on the curb. Residents are allowed on-site parking for one additional vehicle per unit in an unreserved parking space for a maximum of two vehicles per unit. No unit may park more than two vehicles on the property. Sharing parking spaces or permits between units is not allowed, even if unused. Three-bedroom units are also permitted only two vehicles. Vehicles must be in good and legal operating order (like unexpired licenses, safety inspections, not leaking fluids) and display a discrete valid parking permit on the back of the interior rearview mirror that is easily visible from the vehicle's front. Parking is allowed between the white lines on the pavement; no parking is permitted on unmarked curbs or anywhere else. Commercial vehicles, meaning those with identifying signs, markings, or equipment attached, such as ladders or lift gates, may not be parked at the Hamlet except when parked by tradespeople or contractors making deliveries or performing work at the Hamlet. These vehicles may not be parked overnight. In addition, other parking rules and restrictions apply. Alterations within the walls, ceilings, floors, plumbing, electrical, HVAC systems, shared storage areas, common and limited common areas, or visible on the unit’s exterior like gardens require a written application request (AMR Form) and approval from the Board in writing as to the safety, the cost of maintaining and insuring the Condominium, and the harmony of its design, color, and location in relation to surrounding structures and topography. There are restrictions on departures from the original construction, outdoor décor, seasonal décor, signs, and window treatments visible to the exterior. A flag of the United States is generally permitted. Otherwise, only small garden flags are allowed. In addition, any other alterations may require approval from the Board. Exterior doors and windows maintenance or replacement are the homeowner’s responsibility, but the Board must approve alterations. Homeowners should contact the on-site office for complete details and the required application before planning any alterations. When available, a limited number of homeowners may lease (rent) a unit to a lessee (resident/tenant) for a minimum of six months up to one year after a written application request, fee, and approval from the Board. Homeowners should contact the on-site office for the required application and current leasing availability. If a prospective lessee is interested in leasing a unit, the homeowner or their authorized leasing agent decides an approved term and lease conditions and handles supplying the lessee with a copy of the HOA disclosure package before leasing. The homeowner is the lessee’s liaison with the HOA and Board. Most important is to review the current, complete governing documents like the HOA disclosure package, including the Bylaws, Declarations, Resolutions, Rules, and Regulations (Covenants, Conditions, & Restrictions), before buying or leasing a unit. In addition, review the recent official Board of Directors meeting and Committee meeting minutes to understand the current HOA trending insights. Members (homeowners) participate in HOA governance by electing Board members, attending, taking part in, and expressing their voice in Board Meetings, subcommittees, committees, and other meetings of the HOA. Law requires all meetings must be open to each member's attendance. The HOA must notify all members of record in writing with proof of notification, dependent on the type of meeting, typically at least 7 to 21 days in advance of the date, time, and location of any meeting where the business of the unit owners' association is transacted or discussed. The Board will not use work sessions or other informal gatherings of the executive board to circumvent the open meeting requirements. The Board must comply with most governing documents unless the members vote for a change. Board Executive sessions are only permitted to consider the following: personnel matters, consult with legal counsel, discuss and consider contracts, probable or pending litigation, and matters involving violations of the condominium instruments or rules and regulations promulgated pursuant to such condominium instruments for which a unit owner, their family members, tenants, guests, or other invitees are responsible, or discuss and consider the personal liability of unit owners to the unit owners' association, upon the affirmative vote in an open meeting to assemble in executive session. The motion shall state specifically the purpose for the executive session. Reference to the motion and the stated purpose for the executive session shall be included in the minutes. The executive board shall restrict the consideration of matters during such portions of meetings to only those purposes specifically exempted and stated in the motion. No contract, motion, or other action adopted, passed, or agreed to in executive session shall become effective unless the executive board or subcommittee or other committee of the executive board, following the executive session, reconvenes in open meeting and takes a vote on such contract, motion, or other action, which shall have its substance reasonably identified in the open meeting. HOA open meetings can be recorded, should employ Roberts Rules of Order, must have a published agenda package before the meeting, and should have minutes recorded on all topics discussed, motions, and agreed-on outcomes with a substance identified for members. Minutes should be promptly published for inspection and become a permanent record of the HOA for all members to access and review. You can also find detailed information in the Code of Virginia Property and Conveyances and related codes. The Hamlet is managed by an accredited professional community association management company contracted by the Board of Directors that aids and advises the Board on property management and day-to-day operations. After their real estate sale closing, new homeowners promptly contact the on-site office for the required parking permits and other essential information about amenities, assignments, shared areas, private storage, shared utilities, contacts, entry door keys, codes or fobs, and access to the unit interior that may be periodically needed for maintenance. If a homeowner has a complaint or concerns, contact the Hamlet on-site office, management company, and Board of Directors in writing to make a reasonable effort to resolve the situation. If a homeowner cannot resolve a concern with the on-site office, management company, or Board of Directors, review the office of the Common Interest Community Ombudsman website https://www.dpor.virginia.gov/CIC-Ombudsman to see if your situation is eligible for the Virginia State Common Interest Community Complaint process or contact an attorney. This FAQ is a partial list of general information subject to change. Please refer to all applicable federal, state, and local regulatory codes or laws, the complete, current HOA disclosure package, on-site office for help, full details, and the best experience.
