Every claim made on this site is supported by specific documents. They are reproduced here in full so that any owner can read the original language and verify the facts independently.
These are the governing documents of Sherwood Arms Condominium Association, Inc. as recorded. Every unit owner is entitled to a copy of these documents. They are reproduced here as a public service to owners who do not have ready access to their copies.
The foundational governing document of the Common Interest Community. Establishes the Association, defines unit boundaries, Common Elements, allocated interests, assessment procedures, mortgagee protections, and the rights and obligations of all unit owners. Fully searchable — use Ctrl+F or Command+F to find any provision.
Read DeclarationGoverns the internal operations of the Association — the structure and powers of the Executive Board, officer duties, unit owner meeting procedures, voting rights, enforcement, records requirements, and amendment procedures. Fully searchable — use Ctrl+F or Command+F to find any provision.
Read BylawsSherwood Arms is subject to two Connecticut statutes. Where these statutes conflict with the Association's governing documents, the statutes control. All links go directly to the official Connecticut General Assembly website.
The primary statute governing all condominium associations in Connecticut. Establishes mandatory standards for Board meetings, owner notices, assessment procedures, records access, and owner rights that cannot be reduced by governing documents.
Governs the corporate structure of Sherwood Arms Association, Inc. as a Connecticut nonstock corporation. It supplements CIOA on corporate-governance matters that CIOA does not address, but where the two conflict, CIOA (Chapter 828) controls. Removal of directors, in particular, is governed by CIOA §47-261d, not by the Nonstock Corporations Act.
The following documents were issued by or on behalf of Sherwood Arms Condominium Association, Inc. They are reproduced here in full as the factual basis for the concerns described on this site.
The notice calling the December 16, 2025 budget meeting. Contains the $112,000 special assessment disclosure and the proxy instructions directing mail-in proxies to the management company's address. The assessment — roughly 43% of the annual budget — was presented through the budget-ratification process (approved unless a majority rejects) rather than the separate special-assessment ratification that an assessment above fifteen percent requires under Declaration §19.6 and CGS §47-261e.
View NoticeThe proposed budget for fiscal year 2025-2026. Shows the $112,000 Special Assessment — Roof Replacement as a revenue and reserve line item, the elimination of the $21,000 cable television expense, and the management fee increase. The document from which the 43.2% threshold calculation is derived.
View BudgetMinutes of the 2025 Annual Meeting, held three weeks after the first Friday in June as required by the Bylaws. Records that minutes of the preceding meeting were unavailable, that proof of notice was waived by those present, and that twelve unit owners attended out of sixty.
View MinutesThe first notice to owners of the Board's decision to discontinue cable television service as of August 31, 2025. Signed by Chris Kohnle, Community Association Manager of Elite Property Management LLC, on Association letterhead.
View NoticeUpdate extending the cable discontinuation deadline to October 12, 2025. Again signed by Chris Kohnle of Elite Property Management LLC. Word for word identical to the July notice except for the revised deadline date.
View Notice* The budget, meeting notice, proxy form, and 2025 Annual Meeting minutes are contained within a single document package. Additional documents will be posted as they become available.
The roofing project was permitted and inspected by the Town of Vernon Building Department. The Certificates of Approval below, issued September 30, 2026, close out the three roofing permits. Each certificate describes the work performed as a "layover" — an overlay over the existing roof. The December 5, 2025 budget notice (above) described the funded project as a "roof replacement." Both are reproduced here so owners may compare them directly.
Certifies the Building 1 roofing work complies with the 2022 Connecticut State Building Code. Describes the work as a "layover roof with 1 1/2 insulation mechanically fastened with .060 ml EPDM (rubber) fully glued down."
View CertificateCertifies the Building 2 roofing work complies with the 2022 Connecticut State Building Code. Describes the work as a "layover roof with 1.5 inches of insulation mechanically fastened with .060 mill EPDM (rubber) fully glued down."
View CertificateCertifies the Building 3 roofing work complies with the 2022 Connecticut State Building Code. Describes the work as a "layover with 1.5 inches of insulation mechanically fastened with .060 mill EPDM (rubber) fully glue down system."
View Certificate