Charter Oaks Mobile Home Park

04/02/2026

09/01/2025

We want to remind tenants that if you decide you want to move out on your lease anniversary date, we require at least a 30 day notice prior to moving out. This requirement is for all tenants regardless of the length of the lease. Our leases will automatically renew for a second term which means that a one year lease will roll over for another year and a monthly lease will roll over for another month. We try to notify tenants of their upcoming lease anniversary dates as a courtesy in the event they want to switch to a monthly term but it is the tenant’s responsibility to keep track of their lease anniversary dates. If you’re unsure when yours is, please call and we can let you know.

In the event that you have changed phone numbers, places of employment or vehicles, please notify us so we can update our records, especially phone numbers. Tenant’s phone numbers are programmed into my phone and there are times that I’ll be busy and answer a tenant’s call but let a call from an unknown number go to voicemail. If I do not answer your call, simply leave a message and I’ll get back to you when I can

Please be sure to flush only toilet paper down the toilet. “Flushable” wipes are not truly flushable and will result in a very massive sewer stoppage. Other things that are also definitely NOT flushable are Kleenexes, paper towels, sanitizing hand wipes, tampons and any other type of feminine hygiene products, condoms, hand towels, “disposable” diapers and mop heads. Some may sound obvious, but someone at one time or another did flush these items down the toilet.

Please be sure that checks and money orders are made out correctly. People who live in Charter Oaks on Terminal Avenue need to make their checks out to “Charter Oaks.” Those that live in Elm Crest Village on E. Carpenter Street need to make their checks out to “Elm Crest Village” or at least “Elm Crest.” Making checks payable to “Buddy’s Mobile Home Management” is incorrect making it a third party check when depositing it into the correct account.

We’d like to ask that you check your air conditioning/furnace filters if you’ve been with us for longer than 3 months. Some filters can be cleaned and others are disposable and will need to be replaced. If they are dirty, please contact us at the above listed number so we can check and see what type they are and can tell you the size needed if they are indeed disposable. Once purchased, give us a call if you need us to switch

05/01/2025

We ask that any tenants who have children under the age of 12 to make sure that they are not left outside playing unattended. Even though the posted speed limit is 10 MPH, there are some that drive well over this limit. We’ve also had instances where children have bothered and disrupted work sites after maintenance has left which is, of course, a safety hazard.

We ask that tenants please dispose of all cooking grease and oil in a container that can be thrown away in the garbage and not down the sink drain. The grease congeals and keeps water from draining properly and soon it is clogged. Since an eel will not take care of the problem, it takes a significantly longer amount of time to clear the blockage. I use paper towels to soak up the grease then simply throw them away.

When entering and exiting the mobile homes please make certain that the screen door/storm door/patio door is securely latched. Gusting winds have been known to catch an unlatched door and swing it open causing the cylinder rods to be bent and in extreme cases can even break the glass. In the event that the glass is broken, please contact us so that we can have the glass pane replaced.

We would also like tenants to please make sure toys, garbage and other items are picked up regularly to not only keep the park looking nice but also to allow yards to be mowed without the worry about accidently running things over with the mower, destroying your things and possibly damaging the mower or causing damage or injury from a projectile. If the lawn-mowing company has to move your personal property or is unable to mow your yard, we will be charged extra which will be billed to the tenant responsible.

03/01/2025

If there is no answer when you call to make a maintenance request, please leave a message and I will get back to you when I can. I answer calls when I’m available to talk, but if I’m busy speaking with someone else, I believe that person deserves my full attention and I will let calls go to voicemail. I also periodically check for messages after business hours and will act accordingly but a message MUST be left. Any messages left after hours will be returned the next business day. If you think you smell gas, please contact Ameren immediately at 888-672-5252 and report it to them. They will come out, locate the leak and tag it. After the leak is located and if it is after hours, please be sure to leave a message so I can get maintenance out there ASAP the next day for the repair.

If you have any questions or are in need of maintenance, we ask that you please call us at 217-679-2254. This number is a landline and does not have text capabilities so we will not receive any text messages that are sent. We also ask that you do not use Facebook, Messenger or emails for as the sole means of communication. If you do send electronic correspondences, PLEASE follow it up with a phone call. Facebook, Messenger and email are not checked as frequently as phone messages so there may be a delay in response to any requests. When I am off work, I always forward my calls to someone who will be happy to answer any questions and inform maintenance of any problems that need to be fixed.

Please be sure to notify us of anything out of the ordinary such as possible water or roof leaks. Don’t worry about “bugging” us for something “trivial;” trivial is a lot easier to fix than replacing a floor or ceiling.

We would like to take the time to remind tenants to please lock your vehicle doors and make sure that any valuables are either removed or hidden from sight. We take pride in screening our tenants and would not rent to someone that we, ourselves, wouldn’t want to live next to, but since we are not a gated community, anyone off the street can come into the park. Please take the time to protect your belongings and call the police if you see any suspicious persons or activity.

A copy of the signed lease is provided to each household at the time of signature. Please keep your copy of the lease in a secure location for safe keeping in the event you need to refer back to it or it is required for any type of agency as proof of residency. We can provide an additional copy of the lease in a pdf format at no charge or a printed copy for $1.00 per page (as stated in the lease) which will be due and payable upon receipt. The only exception is when new leases need to be signed such as in the case of the death of a co-Lessee. In such instances, you will be provided with a copy of the new lease free of charge.

01/01/2025

We ask that tenants ensure they’re not at risk for having any utilities disconnected during the bitter cold winter months. This is especially important with gas service. “Heat tape” is wrapped along the water lines coming from the riser and up to the mobile home. Beyond that, the water lines are located underneath the floor and above the ‘belly’ of the mobile home. Heat from the furnace blowing through the duct work prevents those pipes from freezing. Since we all know heat rises, using only electric space heaters won’t prevent the water from freezing. The heat need to be set no lower than 60o because any lower is not enough heat to prevent freeze-ups.

Our company no longer has a snow plow so the task has been outsourced and roads will be plowed for any accumulation of snow 4” or greater. Though we notify the company in a timely fashion, we have no control over their schedule. We ask that you please have patience during these times when plowing is required. As the winter months progress, we ask that tenants refrain from parking in the road, especially overnight, when it snows to allow snowplows to safely plow the roads.

We would like to remind our tenants that we do have frostex (a/k/a heat tape) on the water pipes so running water down the drains is not necessary to keep them from freezing up. However, having the water trickle down the drains during subzero temperatures may cause the sewer lines to freeze and bust because there is no type of frostex on them to keep the water from freezing. If you are concerned about freezing pipes, opening up the cabinet doors under the sinks at night can help expose water lines to warmer temperatures when the outside temperatures are at their lowest.

We ask that tenants notify management of any trips lasting more than one day. We will have maintenance check the unit on any bitterly cold days to make sure the heat is working. This is very important because if the furnace were to stop working and temperatures inside the unit dip low enough, the water lines inside the unit will freeze and bust. Maintenance only goes in far enough to access the kitchen faucet to ensure the water is working.

12/01/2023

The winter months are just starting and we would like to remind our tenants that we do have frostex (a/k/a heat tape) on the water pipes so running water down the drains is not necessary to keep them from freezing up. However, having the water trickle down the drains during subzero temperatures may cause the sewer lines to freeze and bust because there is no type of frostex on them to keep the water from freezing. If you are concerned about freezing pipes, opening up the cabinet doors under the sinks at night can help expose water lines to warmer temperatures when the outside temperatures are at their lowest.

We are not responsible for any delivered packages that are not accounted for or ones dropped off at the incorrect address. If you receive a package delivered to you erroneously, you may contact the office at the listed number and we will contact the correct person and tell them where they can find their missing package. If you see any suspicious people approaching a unit and appear to be taking packages, please contact the local authorities. Getting a description of the person(s) and/or vehicle used and license plate number could help.

We ask that tenants renting units from us to notify management of any trips lasting more than one day. We will have maintenance check the unit to make sure the heat is working. This is very important because if the furnace were to stop working and temperatures inside the unit dip low enough, the water lines inside the unit will freeze and bust. Maintenance only goes in far enough to access the kitchen faucet to ensure the water is working.

As the winter months progress, we ask that tenants refrain from parking in the road, especially overnight, when it snows to allow snowplows to safely plow the roads.

11/01/2023

Not all portions of the bulletin will be applicable to all tenants at all times. If you have any questions, concerns or suggestions please feel free to call us at (217) 679-2254.

I’ve received several complaints regarding loose trash. When trash is dumped, inevitably some of it doesn’t make it into the truck but falls to the ground instead. Please put garbage in a garbage bag then put the bags into the trash can. Neighbors have been picking up dirty diapers, used feminine products and other unpleasant things dropped by the garbage truck. Placing garbage in bags should eliminate this issue.

Please be certain that garden hoses are unhooked to your outside water spigots. Having them still attached during freezing temperatures will cause the water to freeze inside and bust not only the hose but the spigot as well. Disconnecting and draining your hose will ensure you don’t have to buy a new one come springtime.

Please be sure to flush only toilet paper down the toilet. “Flushable” wipes are not truly flushable and will result in a very massive sewer stoppage. Other things that are also definitely NOT flushable are Kleenexes, paper towels, sanitizing hand wipes, tampons and any other type of feminine hygiene products, condoms, hand towels, “disposable” diapers and mop heads. Some may sound obvious, but someone at one time or another did flush these items down the toilet.

We ask that tenants please dispose of all cooking grease and oil in a container that can be thrown away in the garbage and not down the sink drain. The grease congeals and keeps water from draining properly and soon it is clogged. Since an eel will not take care of the problem, it takes a significantly longer amount of time to clear the blockage.

Now that the weather is beginning to get colder, we advise tenants to start the furnace to ensure that it is working. It is much easier and faster to work on a furnace while the weather is still warm rather than waiting until it’s extremely cold out and then realize you have no heat. Please be aware that there may be a burning odor when you first turn it on. This is normal and the smell should dissipate quickly. If it is not working, please call us so we can have maintenance take a look at it.



Have a safe and happy Thanksgiving!

10/01/2023

Not all portions of the bulletin will be applicable to all tenants at all times. If you have any questions, concerns or suggestions please feel free to call us at (217) 679-2254.

I have relocated my office to the park maintenance’s office at lot #7 in Charter Oaks on Terminal Ave. Residents of Elm Crest Village, please drop rent off at the Terminal Ave. location and not the location that you have used previously; rent will no longer be accepted there. Office hours are Monday-Wednesday 8:00-5:00 and Thursday & Friday 8:00-4:00. The office is closed over the weekends.

We’d like to ask that you check your air conditioning/furnace filters if you’ve been with us for longer than 3 months. Some filters can be cleaned and others are disposable and will need to be replaced. If they are dirty, please contact us at the above listed number so we can check and see what type they are and can tell you the size needed if they are indeed disposable. Once purchased, give us a call if you need us to switch

Please be mindful of your neighbors. Arguments should be kept inside and under no circumstances should they result in physical violence. We want to encourage anyone witnessing this type of behavior or any suspicious activity to notify the police and then notify management. We do not condone this type of behavior in any way, shape or form.

For tenants that receive our invoices that include a water bill, we ask that you please notify us if you haven’t received your invoice by the 20th of the month. Not receiving an invoice does not mean that nothing is due, it means that it’s either lost in the mail or the post office has taken the term “snail mail” too literally. We can give you the dollar amount owed over the phone and reprint your invoice and post it to your door. Those that receive those invoices via email, please let us know so we can resend it. Those tenants that pay online and do not have a water bill included should notify us by the 28th of the month if you haven’t received your invoice. Please allow 5 business days for the funds to be taken out of your account when paying online.

09/01/2023

We would like to remind tenants that it is now a lease violation to leave and/or water outside the Lot/Unit that will allow it to be accessible to any animals, wild or domestic, including birds and squirrels. There are plenty of houses in the neighborhood behind our park that will feed stray cats so I promise, they won’t go hungry. Because of people still leaving food out, we now have to replace the shingles on a brand new roof because raccoons have torn off the shingles in 4 different places.

Though we do a background check on all tenants, we are not a gated community; therefore we want to stress the importance of locking vehicle doors and entry doors to the mobile homes and always be aware of your surroundings. In the event that an occurrence happens such as a possible break-in or fight, please notify the proper local authorities. I appreciate being notified and made aware of these problems and encourage tenants to continue keeping me informed but I also want to stress to all residents and their guests to please call the police as well.

We would like for tenants to be aware that any alterations need to be approved by management first. This includes having a satellite dish installed. Many dish companies will inform new or relocating customers that the owner’s approval is required prior to installation but not all, and it seems that some companies are not concerned if their customers are in violation of their leases. If you wish to have a satellite dish installed, please contact us for the restrictions regarding its placement.

A copy of the signed lease is provided to each household at the time of signature. Please keep your copy of the lease in a secure location for safe keeping in the event you need to refer back to it or it is required for any type of agency as proof of residency. We can provide an additional hard copy of the lease for $1.00 per page which will be due and payable upon receipt. Digital copies in pdf format can be sent to your email address at no charge if you prefer that method instead.

08/01/2023

If you have any questions or are in need of maintenance, we ask that you please call us at (217) 679-2254. This number is a landline and does not have text capabilities so we will not receive any text messages that are sent. We also ask that you do not use Facebook, Messenger or emails as the sole means of communication. If you do send electronic correspondences, PLEASE follow it up with a phone call. Facebook, Messenger and email are not checked as frequently as phone messages so there may be a delay in response to any requests. When I am off work, I always forward my calls to someone who will be happy to answer any questions and inform maintenance of any problems that need to be fixed. Emails, however, are usually not checked until I get back to work.

All utilities (electricity, water AND GAS) must be kept on at all times, including the summer months. Failure to maintain all utilities required of tenants is a violation of the Lease agreement.

We need tenants to please ensure that all toys, garbage and other items in your yard are picked up regularly to not only keep the park looking nice but also to allow yards to be mowed without the worry about accidently running things over with the mower, destroying your things and possibly damaging the mower or causing damage or injury from a projectile.

We would like to remind tenants about our occupancy policy. The only people permitted to reside in the park are those listed on the lease. Tenants may be permitted to have additional occupants move in, but each adult must fill out an application PRIOR to moving in so we can run a background check and the rent may be increased up to $100 per person per month.

07/01/2023

Not all portions of the bulletin will be applicable to all tenants at all times. If you have any questions, concerns or suggestions please feel free to call us at (217) 679-2254.

Please make sure that vehicles (both residents and visitors) have all four tires driven on and parked on concrete to avoid leaving ruts in the yard. Many vehicles seem to be missing the concrete as they are pulling in and exiting driveways. If your visitors need a place to park, please call us and we can give you the lot number of the closest vacant unit that they can use to park their vehicles.

As the weather gets warmer, we’d like to remind those tenants with small children that there are NO KIDDIE POOLS ALLOWED. If you’ve already purchased one that cannot be taken back, you can fill it with play sand and use it as a sandbox and keeping the sandbox on the concrete will help avoid killing the grass. If you decide to convert a kiddie pool into a sandbox, we suggest you cover it with a tarp or other covering when not in use to keep stray cats from using it as an outdoor litter box.

Smoking is not allowed inside our rental units and we ask that tenants use an ash tray on the deck for extinguishing their ci******es instead of flicking them out into the yard. It is unsightly and detracts from the appearance of the park.

With nicer weather coming, people will be more likely to be sleeping with their windows open. We’d like to remind tenants to please be considerate of their neighbors and turn down your music and not allow guests to blow their horns when they arrive late at night.

In celebrating our Independence Day, please be considerate of neighbors and refrain from setting off fireworks near windows.

Please have a safe and fun 4th of July celebration!

06/01/2023

We ask that tenants be mindful when driving. The posted speed limit is 10 MPH in our parks. Children are now out of school and may be playing in the yards. Even though children are supposed to be supervised when playing outside, one never knows if they’ll run out after their lost ball or other reason. No one wants the guilt of accidently hitting a child because they were driving too fast. Please, please slow down.

As the weather gets warmer, we’d like to remind those tenants with small children that there are no kiddie pools allowed. If you’ve already purchased one that cannot be taken back, you can fill it with play sand and use it as a sandbox. Keeping the sandbox on the concrete will help avoid killing the grass. If you decide to convert a kiddie pool into a sandbox, we suggest you cover it with a tarp or other covering when not in use to keep stray cats from using it as an outdoor litter box.

Tenants, especially those with carports, need to make sure that garbage containers are in front of your unit and not under the carport. Garbage trucks use an arm to lift the can to dump and cans located under the carport or directly in front of the carport may not be collected if there’s a risk of damage to property.

Now that the weather is getting better and people decide to use windows to enjoy the fresh air, we ask that tenants with storm windows in their units to please be sure to open and close the exterior window. Opening and closing the interior window and leaving the exterior window open allows rain to get in and damage the window sill which is something that would need to be repaired or, in some extreme cases, replaced. Those tenants who only have one window pane to open and close do not need to worry about this portion of the bulletin.

Our maintenance staff has over 80 years of experience combined and they are very knowledgeable. However, we do require help from outside companies for HVAC and appliance repairs. Though we notify the respective businesses in a timely fashion, we have no control over their schedules. We ask that you please have patience during these times that repairs aren’t made as quickly as you anticipate. Please know that we do our best to keep up the units and make repairs when they are needed.

For tenants that rent their units from us, if you decide to use your grills for outdoor cooking, we ask that you move the grill out from under the awning. The smoke damages the panels and could even damage the siding as well. Please NEVER leave a grill left unattended.