FREQUENTLY ASKED QUESTIONS
NEED TO KNOW INFORMATION
The enclosed information are answers to questions most frequently asked. Please refer to your Rules and Regulations Handbook for in-depth explanations.
Condominium assessments are due on or before the first day of each month. If valid payment is not received during a grace period ending on the 15th of the month (or if a check is returned NSF), then payment is late and subject to a late charge. The coupon books are provided containing mailing stickers and directions. Checks should be made payable to LBS Condo ___ (your condo number). Your unit number (not your address) should be noted on the memo line.
Electronic banking or Direct Debit is recommended. An application form is available at the Management Office.
As a new homeowner, you are required to contribute three months of assessments to the reserve fund, due at closing. This is non-refundable and is not considered a prepayment of assessments.
Cars are registered at LBS. A Transponder will be attached to the inside of your windshield and should remain attached. Unattached transponders will be confiscated. It automatically opens the gates at Oak Hill, Miller Road and Kelsey Road and authorizes your registered car to be on the grounds. The automatic gates operate from 5:30 AM to 11:00PM. At all other times the Main Gate must be used.
Before any alterations and/or additions to building exteriors, common areas and limited common (exclusive use) areas, application must be made to the Architectural Commission. This Commission makes its recommendation to your Condo Board and the Board makes the final decision, usually affirming the Commission’s recommendations.
Village permits are required for any type of construction in and around your unit. Permits are required for most projects before, during and after completion to ensure conformance to Lake Barrington Municipal Codes.
The Association has a contract with the cable company to provide “Basic and Extended Basic” cable TV for residents. All new residents need to call Comcast at (866) 594-1234 to update their records once you move in. At this time, you may also enhance your cable package by adding premium channels or upgrading to digital cable from analog. (See the attached notice for instructions on updating Comcast’s records.)
The general rule is that residents are responsible for all maintenance inside their Condo as well as doors, windows and skylights. The decks, balconies and patio, called “Limited Common Elements” are also the responsibility of the owner. Check with your Condo board for specifics in your Condo.
The Condo Association has responsibility for the exterior walls, roofs, sidewalks, driveways and the outside area around your condo called “Common Elements”.
Rules and guidelines to effect changes, additions to the Common Elements, including landscaping, must be followed as indicated in the LBS Handbook.
For immediate emergency service call 911. Do not call the Main Gate.
For other emergency services, the nearest emergency room is at Good Shepard Hospital, located on Route 22 between Route 59 (Barrington Road) and Kelsey Road.
The nearest pharmacy is Walgreen’s at Miller Road and Rand Road (Route 12). The nearest 24-hour pharmacy is Walgreen’s at Cuba Road and Northwest Hwy. (Route 14).
Man-made logs burn at a higher intensity than natural wood logs and are not recommended for use. They can cause chimney fires. Chimneys should be professionally cleaned periodically.
The golf course is a private course. Membership and the use of the Dining facility are not included in the monthly assessments. Contact the Pro Shop at (847) 382-6650 for golf membership and dining privileges.
Call the Management Office at (847) 382-1660 and they will initiate a work order to clean or repair your gutters and roof. It’s strongly advised not to do this work alone. Residents are not permitted on building roofs for any reason.
Questions should be addressed to your Condo Board member or the Management Office.
A work order can be placed online using the link on the home page of this website.
Should you experience an EMERGENCY problem with water delivery or sewer back-up, you must notify LBS Maintenance Staff by calling the management office, or during the late evening hours of 10:00PM to 6:00AM, the Public Safety Officer at the main gate. If you call your plumber directly, the cost incurred for the plumber will be solely your responsibility.
If you are having plumbing work performed as part of any remodeling or replacement project and the work requires the water to the building to be shut off from the outside, please note:
a.) Call the Management Office to initiate a work order to have the LBS maintenance staff turn the water off. Only the maintenance staff is permitted to shut off the water.
b.) If work is scheduled when the LBS maintenance staff is not on duty, there will be a minimum 3-hour charge to you for staff overtime to shut off the water.
All residents are issued an individual pictured ID card that identifies you and allows you access to the pools, boats, and fitness center and for selected activities and equipment. The card must accompany residents when using these facilities.
Each Condo Association has full insurance to cover the common elements. If damage occurs because of an act or an omission, the owner may be liable for the $5,000 deductible.
Your personal homeowner’s condominium insurance policy should have proper coverage to pay the replacement cost of all items within your unit that are the unit owner’s responsibility. It is strongly recommended that you review your policies with your Insurance Agent or Company. In addition, the basements of units at LBS are covered as if they were unfinished. Homeowner policy should cover improvements to the basement level.
Incandescent light bulbs are available without charge at the Management Office for the replacement of the exterior lights on the front of your condo and on your garage.
Keys are not available at the Management Office. However, extra keys are available at any key making facility. If you lose your keys, it is your responsibility to contact a Locksmith and have the lock replaced.
Attached is a summary of maintenance concerns relating to both the Condo and Owners responsibilities. If you have any questions, call a member of your condo Board or the Management Office.
LBS has its own wells, water supply system and wastewater treatment program. Should you experience any emergency problem with water delivery or sewer back-up, contact the Management Office immediately.
Street parking will vary from side to side throughout LBS. Beware of “No Parking” signs. Parking on the wrong side or on the grass can result in a ticket. There is no overnight parking on the streets between the hours of 2:00 AM to 6:00 AM. Owners are liable for any fines associated with any parking tickets issued to you and your guests.
Some Condos do assign parking spaces. Please check with your Condo Board. Do not park in a space not specifically assigned to you.
Only household pets are allowed. All pets must be registered with the Lake County Health Department and the Management office within 15 days of moving in. The leash law is enforced. Owners are responsible to clean up immediately after their pets. Check with your Condo Board for additional regulations.
Our goal is to achieve and maintain a secure environment for owners and their property. We accomplish this only through owners acceptance and adherences to the rules of both Lake Barrington Village and the LBS community.
The Village of Lake Barrington provides law enforcement services through the Lake County Sheriffs Office for all village residents
A sump pump collects and discharges rain and surface water adjacent to your foundations. There is usually a sump pump in the lower level of the end units in a building. A sump pump servicing more than one unit is the Condo’s responsibility. Please call the Management Office to issue a work order if any problems are noted.
Your lower level may also have an “ejector” pump. This pump is in a unit if the lower level floor is below the main sewer discharge line. The discharge pipe from this pump is connected directly into the over head sewer line discharging all materials from a washing machine, bathroom, water softener, humidifier, dehumidifier and air conditioner located in the lower level. The ejector pump is the owner responsibility.
To prevent any water damage to your or your neighbor’s lower level, it is absolutely essential that both pumps be in working condition at all times. If you have any question, please check with your condo board.
The hours of operation for the office and the recreational facilities are as follows:
Monday – Tuesday – Wednesday 6:00 AM to 9:00 PM
Thursday – Friday 6:00 AM to 10:00 PM
Saturday - 7:00 AM to 10:00 PM and on Sunday – 7:00 AM to 9:00 PM
Holidays – 7:00 AM to 8:00 PM
For the Christmas and New Year’s schedule call the office at (847) 382-1660.
Our community requires a reasonable reserve account.
The LBS Rules and Regulation Commission is comprised of representatives from each Condo. They have the responsibility of preparing guidelines that assure our individual and collective well-being and the maintenance and enhancement of our property values. All 13 Condo Associations and the Master Board must approve all rules published in the LBS Handbook.
Should you have concerns with their purpose or a sanction you may have received from a violation of a rule, please contact your Condo Board
Main roads (Old Barn, Shoreline, and Oak Hill) will be salted as soon as snow begins followed by plowing when necessary. All other roads will follow. Driveways will be plowed when the snowfall reaches 2 inches as measured by the Director of Public Works. Residents are responsible for shoveling any walkways into their units.
No heating devices of any kind are permitted on decks, patios, and balconies or on any common element except those solely designed for cooking purposes.
LBS Management has delegated the enforcement of traffic and parking rules to our contract security officers. Our community’s traffic rules are mandated by virtue of the design of our roads, lighting, and the absence of sidewalks. The speed limit is 20mph and is strictly enforced. You are liable for both you and your guest’s violations.
The Village provides trash removal service. See attached flyer from Waste Management. A green plastic container is provided for recyclable paper, plastic and glass. Trash is picked up on Wednesday. Check the Information Channel for the pickup day on weeks that contain a holiday. For aesthetics and safety, trash should not be left outside on any day other than the pick-up day.
For large items such as appliances, carpeting, moving boxes, call Waste Management at (800) 447-1066 to make arrangements for pickup. A pickup fee is charged.
Residents directly pay their own electric bills to Commonwealth Edison. Water and sewer services are provided by LBS. Cable Television information is noted on page 1.
Any time you are absent for longer than 2-3 days we strongly recommend that you:
1) Let a neighbor, friend or relative know that you will be gone.
2) Leave with the above contact, an emergency call list.
3) Leave with the above contact, a telephone number on how to contact you in case of an emergency. Consider leaving a key to your unit with the above contacts.
In the summer when you leave on vacation, also:
a. Shut off the main water intake valve for your unit.
b. Turn off your water heater.
c. Adjust your timers for lights to the season.
d. Turn off the Air Conditioner.
In the winter when you leave on vacation, also:
a. Shut off the main water intake valve for your unit.
b. Turn off water to your water heater, icemaker and clothes washer.
c. Adjust your timers for lights to the season.
d. Turn off the Air Conditioner.
d. Drain the water lines.
e. Turn off the humidifier.
f. Set your thermostat between 55-60 degrees.
g. Drain inside and outside water faucets.
h. Add anti freeze chemical to all traps.
i. Make arrangements for mail delivery.
j. For extended winter vacations, notify the Management Office.
Any damage to your unit or to your neighbor’s unit, especially from water caused by improper precautions or malfunction can be your responsibility.
To understand what you can and cannot do in or outside your condo, contact your Condo Association President or the appropriate Condo Association Representative (i.e. Landscape, Architecture Commissions.) If a variance is necessary, they can walk you through the process.
All guests are issued a Visitors Pass at the Main Gate to permit entry and identify non-resident vehicles on the grounds. Non-residents may be family members, guests, maintenance services, vendors etc. The visitor pass is only good for one day.
A “Green Book” form contains the names of immediate family members that you would like to have access to LBS at anytime. A “Blue Book” form is completed for routine services such as cleaning companies, bottled water deliveries etc.
If you are expecting other persons or services not listed in either form, you must call the Main Gate at (847) 381-6515 in advance, giving the Safety Officer your name, address and ID number, along with the name(s) of expected guests or services. No person or service will be admitted without the owner’s approval.
LBS, as a private, gated community, incurs expenses particular to our needs and goals. To minimize our assessment, we need and thrive on the talent and energy of volunteer residents. We employ a staff of 20. Our success in minimizing expenses relies on the 170 plus volunteers that comprise the Condo Boards, Commissions and committees. Contact your Condo representatives and members of the many commissions to volunteer your time and talent to help plan and deliver the many social, sport, recreational and educational activities at LBS.
LBS operates it own Waste Water Treatment Plant located on River Road, just north of its intersection with Kelsey Road. To maintain our sanitation services, it is essential that owners only discharge into the sewer lines waste materials that can be “digested” and “treated”. It is important that grease, paint, chemicals, cloth, plastic or metal objects are not discharged, via our bathroom, sinks, or garbage disposal unit.
The liquid discharged from our treatment plant into the Fox River is 100 % in conformity with all local and state standards. The same applies to the removal of all solid waste. You are welcome by appointment to visit both the water and wastewater treatment facilities.
LBS has an abundant and healthy supply of fresh water and sufficient water pressure for daily use and fire protection. It is important to know the location of the inside shut-off valve for your unit. It is the owner’s responsibility to assure these valves are operable.
The main shut-off valve called a Buffalo Box for your building is located outside the building. Only the LBS Maintenance Staff is authorized to shut off water to any building. If you have questions in this regard, contact your Condo Board or the Management Office.