Frequently Asked Questions

Some members have been under the mistaken belief that "city and county ordinances" prohibit this practice. We want to clarify the facts.

On July 1, 2024, the GBS Board contacted Larry Remmen, the Community Development Director for Detroit Lakes, to seek clarification on the "ordinance" concerning guest mooring at our marina. It was confirmed that mooring watercraft, including those of guests, is not prohibited by any city ordinance. Temporary mooring at our marina is entirely legal. Regarding the county, the county does not have jurisdiction over our marina.

However, it is important to note that renting slips to non-GBS residents is against city ordinance, and our conditional use permit strictly prohibits the addition of any new slips to our marina. We are limited to 28 slips, and exceeding this number could result in the loss of our marina. Aside from these regulations all other regulations pertaining to our marina are the responsibility of GBS to implement.

Additionally, regarding impervious space, our conditional permit allows us to maintain 30% impervious space, and we cannot exceed this limit. Mooring a watercraft at our marina will not trigger an impervious space inventory check.

We appreciate your attention to these important guidelines to ensure compliance and the continued enjoyment of our marina facilities.

If you have questions please contact gbshores@gmail.com.

While purchasing a home with a boat slip does guarantee that the homeowner will have a slip, the GBS boat slip location/spot does not necessarily transfer to the new owner when a home sells.  Considerations for slip spot/location are given to
1. seniority
2. physical/handicap needs
3. Sealegs without a lift must be on the inside because of the mud and wind. 
4. lift wheel side / size of watercraft

Boat slip location is decided annually by the Grounds/Marina sub-committee based on the criteria listed above.

Homeowners are responsible for their Limited Common Elements: Any expense associated with the maintenance, repair, or replacement of a Limited Common Element(s) undertaken by the Association or the Unit owner may be assessed exclusively against the Unit or Units to which that Limited Common Element is assigned on-the-basis of the actual cost incurred with respect to each Unit.  Limited Common Elements include but are not limited to:  chutes, flues, ducts, pipes, wires, conduit, or other utility installations, or any other fixtures lying partially within and partially outside the boundaries of a Unit, and serving only that Unit, are allocated to the Unit they serve. Any portion of such installations serving or affecting the function of more than one Unit or any portion of the Common Elements is a part of the Common Elements but is not a Limited Common Element.

Improvements such as, but not limited to, rain gutters and down spouts, lighting fixtures, decks and railings,  patios balconies, window  boxes, shutters, awnings, screened porch, privacy wall,  sidewalks, driveways, doorstops, rock gardens, perimeter doors, and windows, constructed as part of the original construction or added on to serve a single Unit, and authorized replacements and modifications thereof,  if located outside the Unit’s boundaries, are limited Common Elements allocated exclusively to that Unit. (Section 9.  “Limited Common Elements”)

Homeowners are responsible for 25% of the cost for Common Elements exclusive to their home. (Roofing, foundation, siding, trim, facia, exterior walls and ceiling up to the sheetrock and tape).

Nominating Committee

Loss Assessment Coverage is an optional endorsement that you can add to your homeowner’s insurance policy. It helps protect you if you live in a shared community, like a condo or homeowners association (HOA), where you're responsible for a portion of damage or loss in a common area (roofing). This includes paying for deductibles assessed by the HOA.

HO-6 insurance policy is condo insurance that covers liability claims, damage to your condo unit and belongings, and additional living expenses if you're unable to stay in your residence due to a covered incident.

GBS requires each of us to carry H06.

GBS Declaration

Article XVII

INSURANCE COVERAGE

The Association will obtain and maintain, at a minimum, a master policy or policies of insurance issued by a reputable insurance company or companies authorized to do business in MN, as follows:

1. Property Insurance. Property insurance in broad form covering all risks of physical loss in a total amount equal to 100% of the full insurable “replacement cost” of the Common Elements and Homes with certain exclusions to be covered by Owners, less deductibles and exclusive of items normally excluded from property coverage policies (but including buildings, service equipment from property coverage policies will cover: all personal endorsements, coverages and limits as may be required by regulation of the FHA, the VA, or GNMA as precondition to their insuring, purchasing or financing a mortgage on a Home. The Board may also enter into binding written agreement with a mortgage, insurer or servicer obligating the Association to keep certain specified coverages or endorsements in effect.

THE ASSOCIATION’S INSURANCE DOES NOT COVER OWNER’S PERSONAL PROPERTY, FIXTURES AND SIMILAR IMPROVEMENTS TO THE HOME DECORATING ITEMS, WALL FINISHING (paint, wallpaper, etc), BUILT-IN APPLIANCES, ELECTRICAL AND PLUMBING SERVING ONLY THE HOME, BETTERMENTS AND IMPROVEMENTS TO AN INDIVIDUAL HOME.

WHAT DOES THIS MEAN?

Item 1 is referring to GBS's obligation for Property Insurance.

GBS is responsible for insuring the Common Elements of the homes. Common Elements include the outside structure of the home, roofing (including framing, shingles, ceiling sheetrock, tape, mud, and wood finish), siding, and exterior frame of the Unit.
Excluded are the following:
1. Electrical and plumbing inside the home and servicing the home.
2. "Walls-in are excluded from GBS insurance coverage. Walls-in refers to wall finishing such as paint, wallpaper, texture, paneling, wainscoting, and everything else inside the unit. 
3. Driveway

Our documents do not spell this out, so we turn to the MN Statute.

2007 MN Statute 515B-113

INSURANCE

(b) In the case of a common interest community that contains units, or structures within units, sharing or having contiguous walls, siding or roofs, the insurance maintained under subsection (a)(1) shall include those units, or structures within those units, and the common elements. The insurance need not cover the following items within the units: (i) ceiling or wall finishing materials, (ii) floor coverings, (iii) cabinetry, (iv) finished millwork, (v) electrical or plumbing fixtures serving a single unit, (vi) built-in appliances, or (vii) other improvements and betterments, regardless of when installed. If any improvements and betterments are covered, any increased cost may be assessed by the association against the units affected. The association may, in the case of a claim for damage to a unit or units, (i) pay the deductible amount as a common expense, (ii) assess the deductible amount against the units affected in any reasonable manner, or (iii) require the unit owners of the units affected to pay the deductible amount directly.

Recommendation:

Loss assessment coverage is an optional insurance that owners can purchase which costs $15.00-$25.00 a year depending on how much coverage purchased.  One of the things it covers is the deductible that is assessed to an owner by an Association. Our insurance deductible per claim is $5,000.00.

If we have a hailstorm come through and 20 units need roofing at a $5,000 deductible each this adds up very fast for the Association to pay ($100,000.00).  It make sense to assess owners for the deductible.  Among other things, loss assessment coverage is meant for this purpose.

GBS Disclosure Statement

Article XVII

INSURANCE COVERAGE

6. Owners are required to provide certain property insurance covering their Home (See Form H-06). Each owner must obtain property insurance covering all risks of physical loss in an amount equal to 100% of the insurable “replacement value,” of the portion of their Home not covered by the Association’s policies, exclusive of items normally excluded from coverage. Owners are required to provide proof of insurance to the Association on an annual basis. Insurance carried by Owners must provide for 30-day notice to the Association prior to cancellation of amendment. Insurance carried by Owners must provide that the Association is an additional insured as it relates to coverage of property damage to the Home. The Association shall have a lien on all insurance proceeds to assure Owner’s reconstruction of its Home as required by the Declaration.

WHAT DOES THIS MEAN?

Homeowner’s responsibility

1. Homeowners must acquire H-06 property insurance according to our Declaration (Covenants). Please make certain that your homeowner’s insurance is H-06 (walls in).
2. Insurance carried by Owners must provide that the Association is an additional insured as it relates to coverage of property damage to the Home.
3. Homeowners must submit proof of insurance to the Association on an annual basis.