By Cindy Hoffman, Staff Writer

(July 27, 2023) Colette Horn retires from the Ocean Pines Association Board of Directors after two consecutive three-year terms and eight months as its president in 2022.

During those six years, the board has been able to improve the financial health of the association.

“We brought the organization out of a $1.9 million deficit to our present position of four consecutive years with positive operating fund balances of $.57 million, $1.2 million, $1.9 million and $1.1 million respectively,” Horn said.

There were two decisions that led to the newfound financial health of the association. The first was signing the Matt Ortt Company to take over the management of the food and beverage operations.

“This decision reversed the financial fortunes of this operation and put us in the black every year since.”

The second was getting John Viola to accept a position as general manager of OPA and convincing him to rescind his resignation and sign a two-year contract to remain in that position in 2022.

Horn said she is proud of many of the decisions she and her fellow board members have made during her tenure, including investing in buildings, infrastructure, drainage, and amenities.

This included building the new golf clubhouse and investing in maintenance of the course, increasing the association’s reserve accounts, updating the bylaws to be in line with HOA laws. She also said during her time on the board, they were able to provide clarity and consistency to protect the association from future lawsuits.

She is also proud of the renovation of the police department, which brought it in line with safety and service standards and the approval of the conceptual plans for replacing the South Fire Station, to bring it in line with safety and service standards.

“These decisions give the future leaders of OPA a stronger, more financially healthy organization and an infrastructure that will serve us for decades into the future,” Horn said.

 She said addressing the financial deficit and the deferred maintenance of OPA buildings, amenities and infrastructure were the most difficult challenges because they required the board to approve expenditures.

 “While the belief was that those expenditures would pay us back in improved performance at our amenities, we received pushback from the membership who were skeptical that spending money would in the end contribute to healing our financial wounds and bring us the financial health that we enjoy today.

“This board is inheriting a very healthy organization with a strong, well-functioning staff. They are inheriting buildings, infrastructure and amenities that are all on the way to being in excellent condition.”

While this board has left OPA in a positive position, there are numerous issues the new board will have to face.

Some decisions keep the status quo, such as continuing with a food and beverage contract that brings a quality product while maintaining a healthy bottom line and negotiating a continuation of the contract with Viola to ensure strong leadership and fiscal prudence for OPA.

Horn believes a significant financial issue the board will have to address in the near future is negotiating a financial arrangement for rebuilding of the South Fire Station that reflects responsible use of the property owners’ money. She also believes the board should negotiate a new memorandum of understanding with the fire department that gives the association a greater voice in financial decisions made by its operations team.

Other priorities she thinks the board should have are to ensure that membership and user fees cover the operations of the amenities rather than rely on subsidies from the HOA fees and that a referendum should be held to allow the association to fine those property owners who violate Architectural Review Committee (ARC) standards in the sections where deed restrictions allow it and extending that authority to the other sections by conducting a referendum in those sections to add the authority to their deed restrictions.

“We are hearing every month from property owners who want stronger enforcement of our ARC guidelines. Fining and suspension of property owner rights are the two best tools available to us to force compliance with our ARC guidelines and our amenity rules,” she said.

“The board also needs to follow up on the approval given by the prior board to conduct a referendum to amend the DRs to incorporate the Worcester County requirements and enforcement related to short term rentals.”

She had a few words of advice for the new board members” “The biggest challenge boards have is to stay in their lane. Their job is to make policy and financial decisions consistent with the authority given them in our governing documents.

“With a strong GM in place, the best thing the board can do is stay out of the GM’s way and support him by making wise policy and financial decisions.”

She also warned of only listening to the loudest voices.

“The board will do well to remember that there are upwards of 5,500 property owners. It is the responsibility of the board to represent the interests of the majority, not the vocal minority.”

With her board duties behind her she will have time now to enjoy the many amenities that Ocean Pines has to offer.

“This is a very safe community. There are lots of recreational choices and opportunities to volunteer. The people who live here are welcoming, care about their community and their neighbors.

“The business operations, amenities and services are well run by staff who aim to deliver high quality in what they do for the residents of Ocean Pines. These things all make Ocean Pines a great place to live.”