This Week in Westcreek 
P ublished Weekly by the VWOA Communications Committee
December 5, 2016 Edition!

"You can tell more about a person by what he says about others than you can by what others say about him." ~ Audrey Hepburn
Why is it important to attend all Called Association meetings?  There are times when the community must make decisions that affect every member, like Special Assessments and elections. 
TOPWhat does it take to pass a special assessment in the Villages of Westcreek Owners' Association? Community voting for Special Assessments is really not that much different than voting in elections.  It is covered in section 8.04 of the CC&R's (see reference below).  

As long as 2/3 of the majority of the members present in person or by proxy are in favor, the vote will carry no matter the actual number in attendance, and the assessment will be applied to all homeowners.  It is covered in section 7.05 of the CC&R's (see reference below).
If an opportunity arises where a special assessment is called for, it is in every homeowner's best interest to come out and make their vote count.
For instance, the community wants to fund a $2.5 million project in 2017 without carrying the burden of debt over the next 20 years.  A special assessment of $735 per homeowner could be voted on.  If passed, each homeowner would then owe $1,131 in assessments for that year. 
My best advice for the upcoming year is to read the newsletters, check the calendars and watch your mailboxes.  Don't let the voice of a few determine the size of the hole left in your wallet.

CCRS804CC&R's: 8.04 - Special Assessments for Capital Improvements
 - "In addition to the annual assessments authorized by Section 8.01 hereof, the Homeowners' Association may levy in any calendar year a special assessment, applicable to that year only, for the purpose of defraying, in whole or in part, the cost of any construction or reconstruction, repair or replacement of a capital improvement upon the Homeowners' Common Area, including fixtures and personal property related thereto, provided that any such assessment shell have the assent of two-thirds (2/3) of the votes of each class of voting membership in the Homeowners' Association who are voting in person or by proxy at a meeting duly called for this purpose. A capital improvement shall mean an improvement made to a long-term asset located upon or being a part of the Homeowners' Common Area. The special assessments shall be levied on the same basis as the assessments set forth in Section 8.03, including the reduction in the Homeowner assessments charged to Declarant and certain Homeowners."
CCRS705CC&R's: 7.05 - Notice and Quorum for Membership Action -"Written notice of any meeting called for the purpose of taking any action authorized herein shall be sent to all Homeowners not less than thirty (30) days nor more than sixty (60) days in advance of the meeting. With respect to any annual or special "general" membership meeting of the Homeowners' Association, at the first call of such meeting, the presence at the meeting in person or by proxy of thirty-three percent (33%) of the total votes of the membership shall constitute a quorum. If the required quorum is not forthcoming at such meeting, the meeting may be adjourned to a new date not later than seven (7) days from the date of that adjourned meeting, and the required quorum at such meeting shall be one-half (1/2) of the required quorum at the immediately preceding meeting. This procedure shall be continued until a quorum has been obtained; provided, however, that such reduced quorum requirement shall not be applicable at a subsequent meeting held more than sixty (60) days following the originally scheduled meeting."  
CCRSDECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS  at http://villagesofwestcreek. com/wp-content/uploads/2011/ 09/CC-Rs.pdf
 at http://villagesofwestcreek. com/wp-content/uploads/2011/ 09/2014-recorded-By-Laws.pdf

Have a blessed Holiday Season!
Rannie Bond


What's a Reserve Study?

A reserve study sets out a long-term schedule of likely costs and repairs and is typically completed by an independent professional, such as a reserve analyst, who then estimates the cost and timing of repairs and replacement to common areas that will likely be needed over the course of the next 20 to 30 years. The study's schedule will spread out the estimated cost of repairs over a time period and advise the HOA to collect enough in periodic assessments to set aside the apportioned amount to cover the impending needs of the association.

It's important to plan for a reserve study by providing:
  • adequate financial information
  • a past history of common area projects
  • the HOA's governing documents
  • record of past repairs and replacements in order for the reserve analyst to review beforehand
The cost of a reserve study is determined by factors such as the number of common areas, deferred maintenance issues, the size of the community, availability of blueprints, and other factors.

Planning for the Future

It is important to have an adequate amount in any HOA fund. When an HOA without money in reserve is faced with expenses outside of general operations, two likely choices are presented - either increase assessments significantly and immediately, or levy a special assessment. Neither of these options goes over well with homeowners, for obvious financial reasons.

Raised assessments and special assessments are inefficient solutions and penalize current homeowners for the HOA's lack of planning. Therefore, properly maintaining a reserve fund is of the utmost importance. Some states and funding institutions even regulate reserve funds to ensure that funds are sufficient to meet the HOA's obligations without placing unexpected financial burden and stress upon homeowners.

How's Your Reserve Account?

Once the results of the reserve study have been completed, the Board should closely analyze the report and provide a plan overview to homeowners, especially if a change in assessments is needed. Share with homeowners the Board's strategic directions and outline the steps the HOA will take to save money in the long run, and how having money in reserve for keeping the community looking great in years to come will increase property values - this may make any increase in assessments a little more palatable. Future planning sessions should be held; take the time to analyze predicted costs and replacement time frames.

If your HOA has not had a reserve study conducted yet, get started on it now. If your HOA has had a reserve study completed, make sure you are utilizing it as a tool to plan for the future. If you have questions about your HOA's reserve funds,contact your community manager for assistance.

Once you have a plan in place for capital projects, you will find that the annual budget process becomes easier. Combined, your reserve study and sufficient reserve funds will allow for a more successful community and peace of mind for the HOA board and homeowners alike.

We wish to extend our heartfelt appreciation for all the Blood Donors at the Annual Fall Festival.  We collected an amazing 17 units during this drive.

Dawn Garza
Recreation Director


Santa & his elf arrive on the Polar Express in the Sports Park, on Friday, December 16, 2016, at 6:00 P.M.  Santa will be available for pictures and will hand out candy canes to the children.

FREE Hot Cocoa

FREE Movie in the Park
- Polar Express

FREE  Admission Homeowners
(Members in Good Standing)

Food Vendor will be available! 

$5 Admission fee for Guests
- A portion of fee will be donated to the San Antonio Food Bank

This holiday lighting contest is open to all residents of the Villages of Westcreek Owners' Association who are in good standing. 
Applications must be turned in to the office by 5:00 P.M. on December 13, 2016. 
Judging will take place on December 13, 2016, and will start at 6:00 P.M., and end at 8:00 P.M.  Please make sure your lights are on during this time.
Prizes will be awarded for 1st, 2nd, and 3rd place. 
Good luck!  Please contact the office at 210-679-8761 if you have any questions.

Click here to download Holiday Lighting Contest Application! 

The Villages of Westcreek is sponsoring an Angel Tree this year.  Our goal is to help ensure that all Westcreek residents have a wonderful holiday.  If you or someone you know needs assistance this holiday season, please fill out a registration form at the VWOA office.  This can be done during business hours or can be dropped in the night deposit box after hours.  Registrations must be in by Monday, December 5, 2016, at noon.  All ages are eligible and all information will be kept confidential.

Residents wishing to adopt an Angel can visit the office now. Simply, choose a tag from our Angel Tree, turn it around and you will see items needed for girls and boys, from tops and bottoms, to personal items.  All gifts must be returned to the office, unwrapped, no later than Wednesday, December 14, 2016.  For our Westcreek children and families, the gifts brought in can be picked up in the office by the families, or the office staff will deliver to homes.

This year we have expanded our "Angel Tree" to include the New Beginnings Children's Home .

These children need some holiday cheer, so please help them by adopting an angel this year.

If you have any questions please call the VWOA office at 210-679-8761.

Click here to download Angel Tree Registration Form!

If you're planning on having a Yard Sale this weekend, please be sure to get your permit from the VWOA Office by Thursday, December 8, 2016, so we can list your event on the Community Yard Sale Listing.

Yard Sale Listings will be posted on the website on Friday, December 9, 2016!
This holiday season, receive a $150 bill credit when you enroll in My Thermostat Rewards. This applies from November 25, 2016 thru January 31, 2017.

CPS Energy now has even more options to help you to manage your energy use! With My Thermostat Rewards, you can:
  • Receive a free, installed programmable thermostat ($300 value) from CPS Energy
  • Purchase your own qualified Wi-Fi model, install it yourself, and get a valuable bill credit from CPS Energy.
*If you already own one of these products, you can take advantage of the $85 bill credit offer by enrolling now in My Thermostat Rewards, regardless of when the product was purchased.

Click Here for more information!
VWOA Historical Research Sub-committee - Call for Information

The "VWOA Historical Research Sub-committee" has begun our research and need your help on this project.  Specifically, we need the following:
  • If you have old pictures of the Villages of Westcreek from the early years, we would be so grateful if you would share them with the committee. 
  • We are trying to identify the 1st home sold in the Villages of Westcreek.  We believe this home would be in "The Oaks," possibly on James Vincent.  Who was the original homeowner and do they still live in the community?
  • Who were the home builders in Westcreek?  What were home prices then compared to today? 
  • We are trying to compile a comprehensive listing of all homeowners who have ever served on the Board of Directors.  If you served on the Board of Directors, especially in those early years, we would like to hear from you.
  • Copies of past standards (1991, 1994, 1998, 2004, and 2010)
  • Copies of early newsletters (1987 thru  2000)
  • Please send it to  Please include "VWOA History" in the "Subject Line."  You can also contact Francis Lomax at 210-233-8655, if you have any questions.
This is an awesome opportunity to do something to preserve our history for future residents.

  • December 12, 2016, at 6:00 P.M., in the VWOA Community Center Conference Room. This is an open meeting and all are invited to attend!
Francis Lomax  
Chair, VWOA Historical Research Sub-committee

The Architectural Review Committee will not be meeting on December 20, 2016, and December 27, 2016.
If you wish to do any improvements to the exterior of your property over the upcoming holidays, please note the following schedule:  

Submit Your PIA by:
The ARC will Review it on:
December 3 thru December 9, 2016
December 13, 2016

December 20, 2016 - Meeting Canceled!

December 27, 2016 - Meeting Canceled!
December 10 thru December 30, 2016
January 3, 2017

This weekend around the house, check all your exterior lighting fixtures and replace burned out bulbs.   
Let's Make Westcreek Beautiful!
Crime Report
Reported Crimes
  • No crimes reported to the VWOA Office!
  • Please remember to be observant in your neighborhood.  
  • Report any suspicious activities or persons to the Bexar County Sheriff's Office at 210-335-6000.
  • If you see graffiti or vandalism in the Villages of Westcreek, please report it to the office at 210-679-8761
Burglar Proof Your Home 

Tip 10: Install an alarm system-or at least a sign.
Alarm systems are available at a number of price points, but an effective one should include sensors at entry points, motion detectors inside the house, and a loud outdoor alarm that alerts the entire neighborhood when someone has forced entry. If you don't want to go all-out, fake out would-be burglars by sticking a home security system sign in your yard. The threat of an alarm may be enough to keep them from trying.
Texas Parklands Passport

Pick up your pass at any state park.
Senior Full

If you were born before September 1, 1930, you qualify for the Senior Full passport. With this pass, you can enter any Texas state park for free. Present one or more of the following items to get your passport:
  • Driver's license
  • Birth certificate
  • Military discharge papers
  • Other papers that confirm your age and identity.
Disabled Veterans

The Veterans passport allows free entry to Texas state parks for U.S. veterans with a 60 percent or more service-connected disability or loss of lower extremity. Present one of the following to get your passport:
  • Disabled Veterans of Texas license plate receipt
  • Veteran's award letter (which establishes the degree of disability)
  • Tax exemption letter for Texas veterans.
Fourth grade students

Westcreek resident Michelle de Jongh prepares a weekly list of "Things to do in San Antonio." 

To subscribe, send your email address to

Click here to download and print!
Retaining Walls  

Retaining walls require ARC approval by submitting a PIA to include the materials, color, height as measured from ground level and a copy of the Plat/Lot Survey showing the proposed location.

Walls that are: four (4') feet or less in height do not require a permit unless the wall supports a surcharge; and, greater than four (4') feet in height (with or without a surcharge) require a permit and must be designed and inspected by a licensed engineer.

Those documents must be submitted with the proposal to the ARC for consideration. The height is determined by a measurement from the base of the wall to the top of the wall at the highest point. (Refer to City of San Antonio Information Bulletin dated March 19, 2010 and revised July 26, 2010 and VWOA-CC&Rs, Article IX, Section 9.14; and Article XIII, Section 13.03 h.)

Click here to view the  2016 Standards!

How do you react when you encounter a homeless person?