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Questions

Answers

What is Indian Lake comprised of and what are its main assets?

Indian Lake is a private community established in 1980, and is comprised of 676 acres. ILA (Indian Lake Association) is governed by Covenants, Bylaws and Rules and Regulations. Indian Lake Association is made up of one hundred and eighty three lots. Houses have been built on more than half of them. The total acreage includes a sixty-eight (68) acre lake, a five (5) acre pond, four (4) beaches, five (5) miles of private roads and two (2) Har-Tru tennis courts. The roads within the community are private and maintained by the Indian Lake Association. Annual maintenance requires the roads to be graded and raked each spring. The resurfacing of all of the roads within Indian Lake using a dense grade product commonly known as Airport Mix was completed in 2008. Bonny Rigg Hill Road, which borders and also cuts through Indian Lake, and Algerie Road, which borders Indian Lake, are asphalt surfaces and are owned and maintained by the Town of Becket. A map of Indian Lake is available to be viewed at the Town of Becket Assessor’s office.

Where can I obtain a copy of the Indian Lake Association Covenants? The Bylaws? The Rules and Regulations?

A copy of each of the above documents is available on this web site. Go to the appropriate web page to view or print. It is strongly suggested all Indian Lake lot owners review these documents periodically. Potential buyers should also read and review these documents to ensure this community is suitable to their requirements.

What is the Indian Lake Association Board, what are their responsibilities, and who may attend their sessions?

The Indian Lake Association Board consists of nine members, each of whom is elected for a three year term (maximum of 2 consecutive terms) in “staggered” elections; that is, three (3) members are elected at the annual association meeting held on Memorial Day weekend. Overall, the boards’ responsibilities include but are not limited to enforcement of the Covenants, Bylaws, and Rules of the Community as well as the upkeep, maintenance, and management of Indian Lake Associations common land, structures, assets, etc. Fiscally, the board is responsible for creating a budget to be approved by the Indian Lake lot owners that establishes the common charges for the year and any capital assessments. A detailed list of the board’s responsibilities is found in the “BYLAWS OF INDIAN LAKE ASSOCIATION: Article VII”.

All interested parties may attend Indian Lake Association Board meetings. They are generally held once a month at a place convenient to the board members. The location, date and time is included in the minutes of the prior meeting. Minutes of the board meetings are available to Indian Lake Association Lot owners by contacting the Secretary of the Indian Lake Association.

What are the financial obligations of a lot owner to the Indian Lake Association?

Every Owner of Record of a lot automatically is a member of the Indian Lake Association, and as such is subject to the payment of annual common charges and special Assessments as levied by the association. These charges and Fees are determined by the Indian Lake Association Board and may differ based upon whether or not there is a house on the lot (Bylaws - Article III, section 2). (Initially the dues for all lots, whether there was a house on the lot or whether the lot was vacant were the same. Recently, lots with houses have been subject to higher common charges). The funds are used to build, operate and maintain roads, utilities, and recreation facilities for the benefit of the lot owners and to comply with state and local governmental requirements, and to pay taxes, insurance, etc. (Bylaws - Article IX.).

What rules, regulations, etc. should a lot owner (or a potential purchaser of a lot) in Indian Lake be aware of?

A new owner has the responsibility to be familiar with the following three documents:

“INDIAN LAKE ESTATES COVENANTS AND DECLARATIONS”
“BYLAWS OF INDIAN LAKE ASSOCIATION”
“INDIAN LAKE ASSOCIATION RULES AND REGULATIONS”

These documents will provide the potential purchaser or new owner with a thorough understanding of the do's and don’ts established for Indian Lake. The Covenants run with the land and are a binding legal obligation of lot owners.

Please note, it is very important that the Indian Lake Association Board be notified in the case of a purchase, so names and addresses may be recorded to ensure new owners receive copies of the above documents and can be included in all Indian Lake correspondence.

What steps are required by the Indian Lake Association to build a house on a lot, or expand an existing house, or construct an out-building (e.g. garage, shed, etc.)?

Indian Lake Association requires plans and specifications be submitted to the Indian Lake Association Lot Committee for construction of a new house, addition to the exterior of a house, or addition of any structure. Prior to the clearing of any vegetation, on the lot, or beginning construction these plans and specifications must be approved in writing (Covenants – Article VI:) by the Lot Committee. Restrictions governing the size, type of structure, placement and setback of structure within the property lines of the lot, use of property, timing of construction and completion of certain phases of construction etc. are detailed and should be thoroughly reviewed prior to any construction (Covenants – Article VII:). Depending upon what is being constructed, there may be escrow as well as non-refundable funds required. Also required will be approval from the Town of Becket and possibly the Becket Conservation Committee regarding wetlands preservation.

What are the rules and regulations regarding the rental of a home within Indian Lake?

The minimum term for leasing/renting a home is 30 consecutive days. (Bylaws Article XI) In order to rent a home, the “Notification of Rental Agreement” form must be completed by both the homeowner and the renter and submitted to the Indian Lake Association Board. This is to insure that the renter has been notified of the Rules and Regulations and all parties agree to abide by them. (A copy of this form and the “RULES AND REGULATIONS” are available on this web site).

Who may use the lake and pond within the private boundaries of Indian Lake, and are their any restrictions regarding boating?

All roads leading to the lake and pond are private and considered common property owned and maintained by Indian Lake Association. These Association roads provide the only access to the lake and pond, (apart from private lots that are directly on the lake or pond). Therefore, there is no public access to these waters and hence are for the exclusive use of Indian Lake Lot owners and their guests (“guests” are defined in the “RULES AND REGULATIONS”). The lake and pond are very fragile assets, can be easily damaged and therefore require very rigid rules and regulations to govern the usage (“RULES AND REGULATIONS”). There are three (3) common area beaches on the lake and one (1) common area beach on the pond for the use of all Indian Lake residents. There are no lifeguards, no bathroom facilities, and no garbage facilities at any of the beaches. As a consequence the beaches are not to be used for garbage or toilet facilities. Use of the beaches, lake and other common property is at the risk of the user.

Only Indian Lake Lot owners may put a boat on the lake, and this boat must be registered. A boat may be registered by contacting the Indian Lake Harbor Master. (GUESTS MAY NOT PUT A BOAT INTO ANY OF THE WATERS OF INDIAN LAKE). Motors (except for electrical motors) are prohibited on Indian Lake waters. Because of the potential for the importation of noxious growth – a serious problem in many Berkshire County lakes – before a boat which has been used in a different body of water may be placed in Indian Lake it must be washed thoroughly to assure that no foreign seeds, pollens, algae, etc. are introduced into the lake or pond.

Remember, your dues are used to maintain the dam and the lake, and if is far less expensive to prevent damage than to correct damage.

What are the rules and regulations governing the tennis courts?

The tennis courts are a valuable asset of the Indian Lake community and are supported by the dues. The Tennis Committee establishes the rules governing the access to and the use of these courts. (“TENNIS COURT RULES AND REGULATIONS”). These rules have been established to insure fair and equitable use of the courts by Indian Lake lot owners, as well as to protect the courts. An Indian Lake lot owner may obtain the combination to the lock securing the tennis courts by contacting the Tennis Committee.

What services are available to Indian Lake Residents (e.g. mail, garbage, etc.)?

Garbage: The Town of Becket maintains a Transfer Station in which refuse and recyclables (including glass, plastic, paper, etc.) may be deposited. This requires an annual vehicle sticker fee as well as individual bag stickers (both of which are available at the Becket Town Hall). An alternative is a private company (BFI), who, once a week will pick up your refuse at the end of your driveway. If garbage is left at the end of the driveway for pick up it must be secured so that wildlife does not get into and/or spread the refuse. In addition, the garbage may not be placed for pick up except on the day before scheduled pickup.

Mail: Mail will only be delivered if a mailbox is installed on either Bonny Rigg Hill Road or Algerie Road. (The post office will not deliver to private roads). An alternative is to rent a post office box at the nearby Becket Post Office located on Route 8.

Newspapers: Currently the Berkshire Eagle and the Wall Street Journal may to be delivered to the driveway of your home (except) during severe, inclement weather when the newspapers may be delivered to your green box located on Bonny Rigg Hill Road and Algerie Road. Also, the Country Journal (a weekly Hill Towns newspaper) is available by subscription and is mailed to subscribers. Some of the local country stores in the area will allow arrangements to be made to reserve certain (Sunday Times, etc.) newspapers.

What emergency services are available?

Indian Lake lots have been assigned addresses (from the original lot numbers) that conform to the requirements of the “911” emergency system that has been implemented in Becket. The street and lot number provide sufficient information for any of the emergency services (Police, Fire, Ambulance) to get to where they need be. If there is reason to contact any of these services without going thru the “911” system, their phone numbers are as follows;

Police - 413 623 6010
Fire - 413 623 8760
Ambulance - 413 623 5027

What resources are available to help me learn about Becket?

Becket maintains a Web site at www.townofbecket.org. The web site contains information regarding its history, lists the various town departments, public schools etc. and is very comprehensive.

What are the financial obligations of a lot owner to the Indian Lake Association?

Every Owner of Record of a lot automatically is a member of the Indian Lake Association, and as such is subject to the payment of annual common charges and special Assessments as levied by the association. These charges and Fees are determined by the Indian Lake Association Board and may differ based upon whether or not there is a house on the lot (Bylaws - Article III, section 2). (Initially the dues for all lots, whether there was a house on the lot or whether the lot was vacant were the same. Recently, lots with houses have been subject to higher common charges). The funds are used to build, operate and maintain roads, utilities, and recreation facilities for the benefit of the lot owners and to comply with state and local governmental requirements, and to pay taxes, insurance, etc. (Bylaws - Article IX.)

 

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