The FHOA PROPOSED Budget for 2026 was reviewed, opened to public discussion, and voted on at the FHOA Quarterly Meeting schedule on

October 30, 2025 @ 7:00 PM

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APPROVED Budget 2026

New Jersey requires that every five years HOAs conduct a third-party Capital Reserve study to evaluate and identify adequate capital reserve funds. This vital financial assessment helps us plan for the repair and replacement of community assets when needed.

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The document is on file and will be referenced as the Board of Trustee evaluates and plans for future capital expenditures.

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To ensure you receive all communications from CPM and the Board, it is essential that we have your correct contact information on file. If you are not receiving emails from CPM’s Vantaca system or messages from the Board’s Volo system (e.g., grass cuttings, snow removal, etc.):

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• VANTACA contact info changes - Log into Vantaca (portal.cp-management.com)  and update your email address(es) and telephone number(s)

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• VOLO contact info changes - Log into Vantaca (portal.cp-management.com) and submit a request to add/change your Volo contact information:

  • Up to 2 email addresses

  • Non-mobile numbers to receive voice call recordings only

  • Mobile numbers to receive voice call recordings and texts 

​*A Maximum of 4 telephone numbers can be on file in the Volo system.

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You may also mail in the Volo Contact Form or call CPM and select Option #3 to communicate your changes.

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Click/Tap here to view Volo Contact Form

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​Our federally mandated* community census was due May 1st. This important project helps ensure our homeowner records are accurate and confirms that each homeowner is in compliance with our governing documents. Our property management company, Corner Property Management (CPM), is the only entity that has access to census information. 

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Thank you to the 98% of our Homeowners who submitted their Census forms. 

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* The Housing for Older Persons Act (HOPA) of 1995 requires a census every two years for senior housing.

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Our Fernbrooke HOA Outdoor Social Gathering was held on 

Friday, September 26th @ 5:30 - 7:30 PM

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Music provided by: Rod Blackstone

Comedy: Special Guest Comedian

Sweet Treat provided by Mr. Softee

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At the end of 2025 two members resigned from the Board of Trustees.

As homeowners, we are responsible for managing and maintaining our community. Each Board Election is an opportunity to serve and address the interests and needs of our community. We encouraged people to step up and continue the tradition of community governance.

We urged all interested individuals, after giving thoughtful consideration to serving on the Board.

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The 2026 HOA Election Notice and Candidate Data Sheet were mail to each homeowner with a due date of November, 28.  Ballots were mailed to homeowners in the beginning of December and ballot were due the day before the first 2026 Quarterly Meeting.

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The current Exhibit "C" By-Laws have not been updated since 2005 and still contain outdated references to the original developer.  The proposed bylaws modernize the document by removing all developer-related language and aligning the rules with current laws and best practices for Fernbrooke HOA governance.​​​  The Exhibit "C" By-Laws will be reviewed by the HOA Attorney and subsequently registered with Burlington County.  Once finalized the FHOA Community will have an opportunity to vote on each document.

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View EXISTING Exhibit "C" By-Laws (Pages 1-13)

​View the PROPOSED Exhibit "C" By-Laws​

View FHOA PROPOSED Fine Fee Schedule (2025)

The Board of Trustees explored a proposal from Geese Chasers Clearing Service to help rid the growing number of geese in the community.  The estimated cost for this annual four-month service was $4,800, which would be $53 per household ($4.40 increase in the assessment fee per month).

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In a door-to-door survey by the Board of Trustees, a majority of the participants in the survey voted against the proposal to use Geese Chasers:

• 37 households voted No

• 28 households voted Yes

• 71% of the community participated

The Board of Trustees voted not to move forward with hiring a geese control service.​

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Although the Board of Health requires monthly cleanings, the Board of Trustees is ensuring the sidewalks in the common areas are cleaned more frequently to help maintain a safe and pleasant environment.

An online survey was sent to the HOA community on June 24 to gauge interest in returning to in-person Quarterly meetings.  Due to the low response rate, there was not enough feedback to assess the feasibility of transitioning from Zoom to in-person quarterly meetings (We received 32 responses from 91 Homeowners, representing about 35% participation). Survey details presented at Quarterly Meeting

As a next step the HOA Board proposed an individual or committee conduct a door-to-door poll to ensure broader community input. 

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The opportunity to gather signatures from the community requesting the FHOA Board investigate transitioning to in-person meetings was presented to the Community.  These poll sheets were made available via the Fernbrooke.org website.  Anyone interested in canvasing the Community can print the poll sheets and notify the FHOA Board, at FHOA.Survey@gmail.com, that you are conducting the survey.

View FHOA In-Person Meeting Survey Sheets

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An irrigation booster pump was replaced in July 2025 to reduce significant water loss.

This Fall aging and overgrown plants were removed from some common ground areas. These plantings were replaced with attractive, low-maintenance, and climate-appropriate selections designed to improve the overall aesthetics and sustainability of these areas. A small number of additional plants will be planted in the Spring of 2026

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The FHOA Board voted to resume door-to-door delivery of the FHOA Newsletters.  Click the links below to explore latest and previous editions.

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Fall 2025

Summer 2025

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To keep virtual meetings effective and respectful, the FHOA Board adopted a few basic Zoom practices during the Open Discussion portion of our Quarterly Meetings: 

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• Homeowners will use the Zoom “raise hand” feature to contribute to the meetings.

• A Three-Strike Rule for abusive verbal behavior will be implemented and enforced.

  • Strike 1 - Warning​

  • Strike 2 - Microphone muted

  • Strike 3 - Removed from meeting

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These simple steps should ensure smoother and more productive meetings for everyone.

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Additional Instructions for Zoom Participation 

 To ensure that accurate meeting notes are taken:

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1. During the Open Discussion Begin by stating your full name and property address.

2. Please remember to keep comments respectful and concise.

Optional: You can have your full name displayed in Zoom if you desire.

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 How Edit Your Name During the Meeting:

1. On the Zoom in-meeting controls, click Participants.

2. Hover your mouse over your name, then click the ellipsis. (...)

3. Click Rename.
   A pop-up box will appear.

4. Enter your display full name.

5. Click Change.

This letter will be shared with Sellers, Realtors, and Potential Buyers of Fernbrooke homes. This communication outlines essential HOA residency limits, and community guidelines to ensure potential buyers understand our HOA requirements.

If you are selling your home, please make every effort to inform a potential buyer of our HOA requirements before they submit an offer to purchase your home.

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View: General Sellers, Realtors, & Buyers Letter

Our spring inspections were conducted on May 8, 2025. On May 15th courtesy violation emails or letters were sent to Homeowners who needed to address violations. As part of the Spring inspection, a total of 37 architectural violations were identified.

Thank you to everyone who helps to maintain our community standards and protect our property values.

The Fernbrooke.org website is used to provide homeowners with easy access to important documents, announcements, and community updates. This year, the homepage was redesigned to improve navigation and provide quicker access to key information. In addition, a new Projects Page was created to share summaries and updates on the 2025 community projects.

The Board voted to continue maintaining the website through 2026. The need for ongoing access will be reevaluated next year as we continue becoming familiar with the CPM Vantaca platform.

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Project Proposal - Retaining Fernbrooke.org Website for 2026 - APPROVED

The Committee plans a warm in-person introduction to community life by sharing a Welcome Packet that includes helpful HOA materials, contact information, and neighborhood tips for new homeowners. (Note: All Homeowners received a welcome packet in 2025 and the Welcome Packet will be available online through Vantaca.)