Welcome to Shadow Woods! This website is for the use, benefit and enjoyment of the residents of Shadow Woods Subdivision in Rochester Hills, Michigan. The site contains a great deal of information, both useful and enjoyable, which can be accessed via the navigation bar at left. We welcome your comments and suggestions. Please email them to this address. If you have specific concerns regarding Shadow Woods in general, please click on the Board Members link at the left for additional contact information. IF YOU ARE NEW TO OUR NEIGHBORHOOD and have not received your Welcome Packet, please contact us at firstname.lastname@example.org. Welcome home!
Vital Information about Your Sump Pump
This letter is written to Shadow Woods residents to raise awareness about your sump pump and its associated piping, and to assist homeowners in avoiding future problems. If the sump pump or piping has a problem, it could flood your basement. The important thing is to determine if the problem is the responsibility of the homeowner, Shadow Woods Association, or the City of Rochester Hills. This document should help you make that determination.
Sump pumps are in your basement and need to be checked regularly. A sump pump is used to remove water that has accumulated in the basement sump basin. This water drains into the basin from around the home’s foundation. The sump pump removes the water from the basin, moves it up and out of your home and sends it into the storm sewers. Some homes connect to the Shadow Woods storm sewer, and some to the City’s street storm drains. A call to the City engineer can tell you which line you connect to. (248-656-4685)
Each homeowner is responsible for his/her sump pump and for the sump pipe that runs from their home to the storm sewer line.
One possible problem might be the backflow preventer or “check valve” in the line that goes from your sump pump to the outside of your home. This is something that should be checked if your sump pump runs all the time. This check valve keeps the water from running back down into your sump basin. This is an easy fix and a replacement can be purchased for about $12 from Home Depot or a hardware store (if replacing this valve, unplug sump pump before replacing and then plug back in after replacing).
Another possible problem is a plugged pipe which your pump is trying to empty into. You should check outside directly above your sump pump and you’ll see a pipe coming out of your home. The pipe goes back down into the ground, but usually has a smaller bypass pipe coming out of it. If water comes out of the bypass pipe, or if water is visible on the ground around the pipe when your sump pump is running, there is a problem with your sump line going from your home to the Shadow Woods or City’s storm sewer system.
If this happens, your basement is in danger of flooding and you need to call a plumber. The plumber may snake your sump line out or take a camera and check your sump line to see if it’s blocked. If it’s blocked you may need to have the line dug up and replaced. This is probably a $2,000 to $3,000 expense.
If the plumber says your line is clear, then the problem may be in the sewer line your sump pipe connects to. If it is the Shadow Woods system, call a Board member or send an email to email@example.com. The Board, at this time, is checking our storm sewers to see if we have any problems. So far we have found three 8” storm sewers (of 53) that had to be repaired due to blockage from calcium deposits or tree roots. In addition, we had Consumers Energy out to repair two of our 8” storm sewers that had gas lines penetrating them. The full list of 8" drains and their status can be found here.
As a reminder, homeowners are responsible for everything in their home and the sump pipe that connects their home to the storm sewers. The system your sump pipe connects to may be owned by either the Sub Association, or the City of Rochester Hills. If a plumber determines that the blockage is not in your sump pipe, then contact the City or the Association to determine which is responsible for repairs.
Thanks for your cooperation.
Water should not come out
of the bypass pipe.
(seen on the left side)
Dog Owners -- Please Be Considerate!
Barking dogs are a nuisance to more than your next-door neighbors -- everyone within the sound of your dogs' outcry is affected. Be courteous to your neighbors and respond to and quiet your dog's barking promptly!
In addition, the Rochester Hills Code (Chapter 14-42) prohibits the owner of any dog from allowing the dog to disturb the peace and quiet of the neighborhood by barking or making other loud or unusual noises. So if you have talked to a dog owner about noise and cannot reach a solution, you can report the problem to the Ordinance Compliance officer at City Hall -- contact Jack Sage at 248-841-2439.
No Deer Feeding in Rochester Hills
As part of a multi-pronged effort to reduce deer/auto collisions in our City, an ordinance was passed in 2008 prohibiting the feeding of deer within City limits. By not attracting deer to your yard, you encourage them to stay in wooded areas, and reduce the need for deer to cross our busy streets.
As per City Ordinance:Sec. 14-91. Deer feeding prohibited. No person may place or permit placement on the ground or within five feet of the ground any fruit, berries, grain, vegetables, nuts, salt or other edible material or bait which may reasonably be expected to attract or feed deer unless such materials are covered or protected in a way to prevent deer from feeding on them. (Ord. No. 525, 1, 9-22-08)
Send Us Your Email Address!
Do you ever feel everyone knows what's going on but you? Did you miss the Summer Picnic? Did you know about the Great Yards Contest? Would you like to come to the Halloween Parade & Party?
If you are not in our email contact list, you are missing out on timely announcements, events, and current news that affects our sub.
Stay connected and informed -- send a request firstname.lastname@example.org and we'll add you to our neighborhood email list.
(The addresses are for SWSA's use only and are not shared with any other parties.)
Management Company Engaged to Handle Dues
"A Condominium Management Co, Inc." (ACM) is the company that has been contracted with to handle the billing and collection of dues. As previously announced in the annual report and at the Annual Meeting, we were unable to find a volunteer to handle this huge responsibility. Dues payments will be sent to the ACM office. All questions regarding your dues should be directed to our liaison at ACM, Edward Oland, or his administrative assistant Sandy Cominotto. Ed and Sandy can be reached at 248-650-8983 or via e-mail at Ed@ACondoMgt.com and Sandy@ACondoMgt.com.
Realtors and title companies seeking dues status information should also contact the ACM office.
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