CMCA Property Maintenance and Operations 2 — Questions and Answers
Question 1: A community manager notices that the common area pool pump is making unusual noises. What is the BEST first step?
- Shut down the pump immediately and notify the board (Correct answer)
- Ignore it until the next scheduled maintenance visit
- Ask residents if they have noticed anything wrong
- Post a notice that the pool will be closed indefinitely
Correct answer: Shut down the pump immediately and notify the board
Unusual mechanical noises can indicate imminent failure; shutting down and notifying the board prevents further damage and liability.
Question 2: Which document should a community manager consult first when determining who is responsible for repairing a water leak between a unit and a common area pipe?
- The maintenance log
- The declaration or CC&Rs (Correct answer)
- The most recent budget
- The vendor contract
Correct answer: The declaration or CC&Rs
The declaration or CC&Rs defines the boundary between unit owner and association maintenance responsibilities.
Question 3: What is the primary purpose of a reserve study in property maintenance planning?
- To identify current code violations
- To estimate future repair and replacement costs of major components (Correct answer)
- To set annual operating budgets for landscaping
- To document warranty claims against vendors
Correct answer: To estimate future repair and replacement costs of major components
A reserve study forecasts the useful life and replacement costs of major common components to ensure adequate reserve funding.
Question 4: A community's HVAC system in the clubhouse is nearing end of life. The board wants to delay replacement. What risk does this pose?
- Increased reserve fund balance
- Higher likelihood of emergency replacement at greater cost (Correct answer)
- Reduced insurance premiums
- Improved vendor relationships
Correct answer: Higher likelihood of emergency replacement at greater cost
Deferring replacement of aging systems increases the risk of emergency failure, which typically costs more than planned replacement.
Question 5: When soliciting bids for a major roof replacement, a manager should ensure that all bids are based on:
- Each vendor's preferred materials and methods
- The same detailed scope of work and specifications (Correct answer)
- The lowest possible cost regardless of materials
- Verbal agreements with trusted vendors
Correct answer: The same detailed scope of work and specifications
Comparable bids require an identical scope of work so the board can make a fair apples-to-apples evaluation.
Question 6: A homeowner requests that the association trim a tree whose roots are damaging her driveway. The driveway is limited common element. Who is typically responsible for tree maintenance?
- The homeowner, because it affects her driveway
- The association, because trees are usually common elements (Correct answer)
- The city, because trees affect public infrastructure
- The homeowner's insurance carrier
Correct answer: The association, because trees are usually common elements
Trees are typically classified as common elements, making the association responsible for their maintenance even when roots affect limited common elements.
Question 7: What does a preventive maintenance schedule primarily help a community association avoid?
- Vendor price increases
- Unexpected emergency repairs and premature component failure (Correct answer)
- Reserve study updates
- Board member term limits
Correct answer: Unexpected emergency repairs and premature component failure
Preventive maintenance extends the life of components and reduces the frequency and cost of emergency repairs.
CMCA Property Maintenance and Operations 2
A community manager notices that the common area pool pump is making unusual noises.
What is the BEST first step?