General Questions

How many units are in the development?
Answer: 54 condominiums are planned for the property. The units will exist in 3 separate buildings. The plan involves construction of 1 building per year for the next 3 years. Each building will consist of 3 floors with an underground parking & a secured 8 x10 storage areas for each owner. Each floor will consist of 6 condominiums. On each floor, there will be 2 ’Äì 2 bedroom units with 1264 square feet, 2 ’Äì 2 bedroom units with 1277 square feet and 2 ’Äì 3 bedroom units with 1619 square feet. Every condominium will have 2 full bathrooms.

What is the difference between a condominium and a town house?
Answer: The two are misunderstood in that the average consumer thinks they are one in the same. The fundamental difference is town house owners own a portion of land on the property (ie: they actually own the dirt beneath their town home). Condominium owners only own the unit itself and have no sole ownership to any land within the development.

Who is the developer and the builder?
Answer: The Sponsor is Fort Scott Estate, LLC. The managing member/developer’Äôs name is Jon F. Poissant. Jon’Äôs company, JFP enterprises will be managing the construction of the condominiums. Jon has developed a prominent company in our community and has been involved with numerous general, industrial and commercial construction projects over the years. He has completed projects for notable clients such as New York State, Plattsburgh State University, The City of Plattsburgh, Fort Scott Estates, Wyeth Pharmaceuticals and a variety of our local schools.

What size is the parcel that the condominiums sit on?
Answer: 5.92 Acres

What school district is the property in and which school in the district will my children go?
Answer: High School: Plattsburgh Senior High (1 Clifford Drive)
Middle School: Stafford Middle School (15 Broad Street)
Elementary School: Momot Elementary School (60 Monty Street)

Are there lake views from all Condo’Äôs?
Answer: Yes. All condominiums in the development feature magnificent lake and mountain views.

Are the condominiums ADA compliant?
Answer: Every unit at Harbor View can be ADA compliant at the request of the buyer. There is no additional charge for this request.

Are there any stairs in the condominiums?
Answer: All of the condos are single level with elevator service from the parking garage to the third floor. The only stairs in the development are the outside stairs that lead from the exterior hallways on the second and third floors that lead down to the ground level.

Are The Condominiums at Harbor View also part of Fort Scott Estates?
Answer: No. The Condominiums at Harbor View has nothing to do with Fort Scott other than being its neighbor.

Are The Condominiums at Harbor View in the historical district?
Answer: No. The historical district ends at the Southern boundary of Fort Scott Estates.

How many trains go by the site each day and are they a bother?
Answer: 2-4 trains pass by the property each day. The most common train is Amtrak which travels fast and is only 8-10 cars long. We have not heard one complaint from the Fort Scott residents regarding train noise and it was never an issue with any buyers who expressed interest in that development. The majority of the nearby residents have commented they enjoy watching the trains pass by.

What do the home owner association fees cover?
Answer: The HOA fees cover property management, lawn care and landscaping, snow removal, common area maintenance and repairs, rubbish removal, common area lighting, elevator maintenance, legal/accounting, insurance and reserve funding for replacements.

Is the HOA responsible for maintaining the windows and doors in my condominium?
Answer: No. Each owner is responsible for their own windows and doors. Windows and doors must be maintained in accordance with the rest of the development which includes consistency of type and color of materials.

Is the HOA responsible for maintaining the heating and air conditioning in my town home?
Answer: No. Each home owner is responsible for maintaining their own heating and air conditioning systems. The air conditioning ’Äúair handler’Äù is located in each individual condominium and the compressors and condenser’Äôs for each owner’Äôs system is mounted on the roof.

Does the HOA pay for my water and sewer use?
Answer: No. Each condominium’Äôs water and sewer is separately metered. You will need to call the City Chamberlain (563-7704) to set up your utility account (water, sewer and electric). Cost estimates for these services are provided in the information packet.

What does the HOA insurance cover?
Answer: The HOA insurance provides coverage for the common grounds on the entire property, the building envelope (ie: roof, windows, walls, foundation, mechanicals etc) and the interior of each unit to the ’Äústandard level of finish’Äù.¬Ý ¬ÝIf you choose to upgrade your unit beyond a standard finish, you will need to provide additional insurance for the ’Äúbetterments’Äù you select. ¬Ý¬ÝYou will also need to insure your personal property.¬Ý The type of policy you will need is referred to as an ’ÄúHO6 condo policy’Äù.¬Ý While you are welcome to obtain insurance from any carrier, Bryant Asset Protection, Inc. is well versed on what is required and is able to offer an additional 10% discount as they are insuring the HOA property.¬Ý The residential agent that is handling the personal insurance policies is Lorrie Mickle lorri@bryantasset.com" (518439-1141).¬Ý The approximate fee for a typical HO6 policy is $250-$350.¬Ý It may be more or less depending on the value of your condo upgrades and value of your personal belongings.

What is the name of the company providing insurance for the HOA?
Answer: Travelers Insurance Co. and AIG Insurance Co provide our HOA property and liability insurance.. The contact person at Bryant Asset Protection is Jeff Bryant (518-439-1141) or jeff@bryantasset.com.

How do the underground parking doors work?
Answer: Each owner will be issued two remote control devices to open the door to the underground parking lot. If the mechanical door malfunctions, there is a method to by-pass it and open manually. There are also safety measures built into the underground parking and door system. In the event of a fire in the parking garage, the garage doors will automatically open to provide a means of egress. Additional measures were taken to safeguard against carbon monoxide in that there are sensors which monitor gas levels and if the level enters a danger zone, the fan system automatically engages and discharges any harmful fumes outside the garage.

Can we make changes to the standard finish in our condominium?
Answer: Yes you may. Included in this package are prices for available upgrades.

Who are the vendors for our kitchen, bathrooms and flooring?
Answer: Kitchen: Lee Appliance
Appliances: Wilson Appliance
Plumbing Fixtures: Aird Dorrance
Flooring: Lee Appliance

What utility companies provide service to the property?
Answer: Electricity: City of Plattsburgh 563-7707
Phone Service: Prime link 324-5465
DSL: Primelink 324-5465
Cable TV: Charter Communications 800-827-8288
Satellite TV: Available

What kind of washer and dryer do we need?
Answer: Only electric appliances will work in the condominiums.

Can we put in a fireplace?
Answer: Your only option is an un-vented electric fireplace.

Is there any way to create a larger condominium?
Answer: The only units that can be modified are those on the 3rd floor due to firewall separation. Multiple units can be joined together on the top level (ie: a 3 and 2 or a 2 and a 2). Buyers who desire a larger custom built unit will be priced on a case by case basis.

Can I rent my unit?
Answer: Owners are free to rent to tenants. Tenants must adhere to all rules within the development.

Do I get a warranty with my condominium?
Answer: Yes you do. The developer extends a 1 year ’Äúbumper to bumper’Äù warranty. There are also extended manufacturer warranties on selected appliances and finishes in the condominium.

Who are the board members of the Home Owner’Äôs Association?
Answer: The developer will retain control and manage the association until he opts to turn over the development to the owner/members within the development. At that point in time, a board of directors will be formed and officers elected to oversee the operation of the HOA.

Where do we get our mail?
Answer: mailboxes have been installed outside near the parking lot on the Northern end of the building.

Questions About the Construction of the Property

How are the buildings constructed?
Answer: The Condominiums at Harbor View is being built with a combination of reinforced concrete, steel and conventional frame construction.

How are the buildings insulated?
Answer: The walls are insulated with R-21. The ceiling above the garage is R-30. The 1st , 2nd , 3rd and attic space is insulated to R-60. Insulation levels meet and exceed the NYS building code requirement.

What kind of roofing material is used?
Answer: 30 year architectural asphalt shingles.

What measures have been taken for safety against fires and vandals?
Answer: The buildings are fully equipped in compliance with the NYS building code for alarms and emergency lighting. Exterior doors leading to the parking garage will be keyed to prevent undesirables from entering. Each owner will be issued a key for this door.

What kind of siding is used?
Answer: A combination of cultured stone and textured vinyl. Trim boards will be painted.

What kind of windows and doors are being installed?
Answer: Pella

What kind of heating and air conditioning is being used?
Answer: High efficiency central heating and air conditioning systems that utilize electricity for energy are being installed. The air conditioning compressors are stored on the roof out of sight. The HVAC outlets are located on the ceilings in each unit.

What size are the parking and storage spaces in the basement?
Answer: The parking spaces are 9’Äô x 18’Äô. The storage spaces are approximately
80sf and will range in height from approximately 7’Äô-9’Äô.

What kind of elevator is being installed and what size is it? Can we use it to move
furniture into our new condo?
Answer: An electric/hydraulic elevator will be installed. It measures approximately
4’Äô x 8’Äô. You may not utilize the elevator for moving large furniture into your condominium.

What measures have been taken for sound proofing?
Answer: Each condominium is separated by a firewall insulated on each side with 3.5" of sound proofing insulated blanket. There is a 1’Äù air pocket between each condo which makes audible sounds negligible from unit to unit. All floors and ceilings are also insulated for sound proofing. All bathrooms and laundry rooms are encapsulated with sound proofing insulation. The stairs and elevator are not adjoining any unit which is where most of the noise is generated.

Financial Questions

Will my taxes go up next year?
Answer: We can not say for sure although it is likely your assessment will stay close to what you pay for your condominium. This should help keep your taxes stable. We encourage you to sign up for the STAR exemption which will save on your school taxes.

How much deposit money is due with my contract for sale?
Answer: The developer requires a 5% deposit. Any upgrades to the unit must be paid for in addition to the deposit. All upgrade deposit funds are non-refundable.

I need to get a mortgage for my purchase. Who should I get it from?
The preferred lending institutions for Harbor View are:
Champlain National Bank
Community Bank
HSBC

Questions About Rules and Regulations

Are we able to have pets and if so what are the rules for their care?
Answer: Each condo owner is permitted 2 pets. Local zoning laws govern pet care.

How many parking spaces do homeowners get? Are the outside parking spaces reserved?
Answer: Each unit owner gets one parking space in the underground parking garage as well as a secured 8’Äôx 10’Äô storage room. There are 53 parking spaces in the outside parking lot. Outside parking will be used on a first come, first served basis.

Are we allowed to have a party on the front lawn?
Answer: Parties are allowed on the front lawn. The gazebo can be reserved by calling the management company (562-1855) with notification of the event.

Are we allowed to store our RV and boat on the property?
Answer: RV’Äôs and boats are not allowed on the property.

Are there any rules with how the exterior decks can be used?
Answer: There are some restrictions in the offering plan, but owners are generally encouraged to keep their decks in a neat and orderly fashion.

Can we screen in our porch?
Answer: At this point in time, there is no plan to screen the decks. If the future homeowners agree they desire to install screening, they can do so provided there is a majority vote.

(Information Herein Deemed Reliable but Not Guaranteed)