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Your Guide To Purchasing

Condominium living tends to be a transitional experience, rather than a lifetime experience. Statistically, there seems to be different groups of individuals who purchase condominiums for a portion of their life: the single individual, a young couple with or without children; those single individuals in the middle who are not married, are separated, divorced, or not involved in a relationship; and then those who are getting older and want to downsize because their children are grown, they have lost a partner, or those who don’t want to have to maintain a house. Liberty Commons has or has had residents in each of the aforementioned groups to varying degrees.

Purchasing a condominium is different from purchasing a single family house.  When purchasing a condominium, a buyer is acknowledging and agreeing to abide by the obligations and responsibilities set forth in the Master Deed, Declaration of Trust and Bylaws, Resolutions, and Rules and Regulations, and any and all other Constituent Documents, in addition to Massachusetts General Laws Chapter 183A, and other laws. Because of this, prospective condominium buyers have the responsibility to determine whether a particular condominium association is a good fit for their individual needs.

Like many condominium associations, Liberty Commons Condominium Trust has restrictions on pet ownership, number of vehicles, types of vehicles, number of rental (investment) units, and other restrictions and rules which may affect a prospective buyer’s decision to purchase. All prospective buyers must determine whether or not the association is a good “fit” prior to purchasing.

Background

Liberty Commons Condominium Trust was built in 1995-1997 and rented by the developer until 2002. In 2002, the developer made some upgrades to middle Units (Unit Type 1 and middle Unit Type 4) and to the property by adding fences, hand crafted stone walls, privacy screens, and an irrigation system for lawn areas.

Liberty Commons Condominium Trust has 132 Units that sets on 11.94± acres of land, location along the north side of Old Mill Road between Jungle Road and Willard Street in Leominster, Massachusetts. Liberty Commons is located a short distance from the intersection of Route 190 and Route 117, and Route 2 is one exit north.

Common Element Investments

Liberty Commons has made several investments into the Common Elements. In 2013, Liberty Commons replaced all of the roofs and added insulation to attic spaces. In 2015, permanent roof anchors were added to allow for safe access to the roofs for snow/ice clearing should a harsh or extreme winter be experienced, and new signage was add throughout the property. In 2016, asphalt pavement maintenance was addressed and six additional parking spaces were added, all of the private sewer pump station’s pumps were replaced and a rebuilt sewer pump is available for hot swapping in an emergency, some concrete walks with damages were repaired, and a landscape refresh initiative is underway.

Unit Demographics

This information is provided as a courtesy and information should be independently verified and validated. No legal representation is made. This information was gathered from legal documents (Master DeedDeclaration of Trust and Bylaws, Resolutions, and Rules and Regulations) and third party sources. LibertyCommons.Info disclaims any and all representations or warranties as to the accuracy of this information.

Unit Type 1 Unit Type 2 Unit Type 3 Unit Type 4
Unit Style One Bedroom
Single Level Garden
One Bedroom
Single Level Garden
Two Bedroom
Single Level Garden
Two Bedroom
Multiple Level Townhouse
Unit Placement Middle End End Middle/End
Number of Units 44 19 3 66
Unit Level 1 1 1 1
Outdoor Space Available Patio
(Select Units Only)
(Units 7, 15, 26, 33, 47, 57, 63, 79, 88, 89, 94, 95, 111, 129, 135, 145, 159, 160, 166, 168, and 175)
(Limited Common Area)
Patio
(Limited Common Area)
Patio
(Limited Common Area)
Deck
(Limited Common Area)
Handicap Access/Features No Select Units
(Units 18, 23, 102, and 153) 1
Yes
(Units 71, 73, and 152) 1
No
Bedrooms 1
This Unit is a one-bedroom Unit and any representation otherwise is a misrepresentation of the facts. This Unit is not a 1.5-bedroom, 2-bedroom, or a walk-through bedroom, as some sellers and realtors have represented. Please refer to the Master Deed and the original Unit Deed.
1 2 2
Bathrooms 1 1 1 1.5
half bath on the 1st floor
full bath on the 2nd floor
Master Bath No No No No
Fireplaces No No No No
Directions Route 190 to Route 117, Jungle Road, Old Mill Road or Route 12, Willard Street, Old Mill Road
Approximate Living Area
(Sq. Ft.)
676-845±
(Average 827±)
Unit Details
774-802±
(Average 790±)
Unit Details
904-908±
(Average 906±)
Unit Details
1,191-1,231±
(Average 1,220±)
Unit Details
Heating Zones 1 1 1 2
Cooling Zones
(Built-In Wall Air Conditioner)
1 1 1 2
Garage Spaces No No No No
Parking Spaces Maximum of 2 vehicles per Unit with Restrictions, Off Street, Common, 1 Assigned Parking Space Per Unit (there are no deeded parking spaces)
Levels In Unit 1 1 1 2
Disclosures Master DeedDeclaration of Trust and Bylaws, Resolutions, and Rules and Regulations, and all other Constituent Documents
Living Room (Level) 1 1 1 1
Kitchen (Level) 1 1 1 1
Master Bedroom (Level) 1 1 1 2
Bedroom 2 (Level) No No 1 2
Bath 1 – Full (Level) 1 1 1 2
Bath 2 – Half (Level) No No No 1
Area Amenities Public Transportation, Shopping, Walk/Jog Trails, Golf Course, Medical Facility, Conservation Area, Highway Access, Private School, Public School, and T-Station.
Management Professional – Off Site, Owner Association
Association Pool No
Basement No
Construction Type Wood Frame (1995-1997 and 2002 for rear additions to Unit Type 1)
Exterior Material Vinyl Siding (1995-1997 and 2002 for rear additions to Unit Type 1 and middle Unit Type 4)
Roof Material Asphalt Shingles (2013)
Electric Features Circuit Breakers, 100 Amp (Typical)
Heat Natural Gas, Furnace, Forced Hot Water Baseboard
Hot Water Natural Gas, Tank 2
Laundry Hook-Ups Stack
Closet in Hall
Side-By-Side
Closet in Hall
Side-By-Side
Closet in Hall
Side-By-Side
Closet in Full Bath
On-Site Storage Inside Unit
No Outside Storage
No Storage Pods or Containers
Inside Unit
No Outside Storage
No Storage Pods or Containers
Inside Unit
No Outside Storage
No Storage Pods or Containers
Inside Unit
No Outside Storage
No Storage Pods or Containers
Pets Allowed Yes, Restrictions, 1 Indoor Cat Only, All Other Pets Excluded
Restrictions Investment Units (Rentals), Commercial Vehicles, Commercially Letter Vehicles, RV, Boat, Trailer, Vehicle Maintenance, No Grills (of any kind, including electric), Toys, Personal Property, and Other Restrictions. Please consult Master DeedDeclaration of Trust and Bylaws, Resolutions, Rules and Regulations, and all other Constituent Documents.
Utility Connections Electric (National Grid), Natural Gas (National Grid), Broadband Internet (Xfinity/Comcast), Cable Television (Xfinity/Comcast), and Telephone (Xfinity/Comcast or Verizon)
Sewer Utilities Private Pump/Lift Station 3, City/Town Sewer
Water Utilities City/Town Water
Beach No
Waterfront No
Water View No
Remarks Potential Buyers should thoroughly read and understand the Master Deed, Declaration of Trust and Bylaws, Resolutions, Rules and Regulations, and all other Constituent Documents before making an offer. Restrictions include, but are limited to: a maximum of two vehicles per Unit, no investment purchases, rentals restrictions, no commercial or commercially lettered vehicles, only one indoor cat, no RVs, trailers, or boats, no grills (of any type, including electric), etc.

Building Demographics

This information is provided as a courtesy and information should be independently verified and validated. No legal representation is made. This information was gathered from the City of Leominster’s Building Department.

Building Addresses Units In Building Construction Completed
1 2-16 Gates Xing 8 1995
2 18-32 Gates Xing 8 1995
3 1-23 Berrington Rd 12 1995
4 25-39 Berrington Rd 8 1995
5 41-71 Berrington Rd 16 1996
6 73-103 Berrington Rd 16 1996
7 80-102 Berrington Rd 12 1996
8 105-119 Berrington Rd 8 1997
9 121-151 Berrington Rd 16 1997
10 152-174 Berrington Rd 12 1996
11 153-183 Berrington Rd 16 1996

Disclosures

  1. Neither Liberty Commons Condominium Trust nor its Managing Agent are parties to any sale and do not make any representations. Prospective Unit Owners are required to do their own due diligence and should not rely upon any representations by others (i.e., the seller, realtor, closing attorney, etc.) and should fully understand the obligations set forth in the Master DeedDeclaration of Trust and Bylaws, Resolutions, Rules and Regulations, in addition to Massachusetts General Laws Chapter 183A and other laws before making an offer to purchase.
  2. To date, Liberty Commons Condominium Trust has not had any Special Assessments.
  3. There is a Non-Owner Occupancy limitation (a maximum of 30%) in the Declaration of Trust and Bylaws that has been reached, and therefore, prior authorization is required from Liberty Commons’ Board of Trustees to lease/rent any Unit or have any non-owner occupancy (whether for fee or free).
  4. Patios and decks are Limited Common Elements and are maintained by the Association, and may not be pressure washed, stained, sealed, or otherwise altered by Unit Owners.
  5. Liberty Commons Condominium Trust has a private sewer pump/lift station that is pumped to the City of Leominster’s gravity fed public sewer system.

Constituent Documents

This information is provided as a courtesy and information should be independently verified and validated. No legal representation is made. LibertyCommons.Info disclaims any and all representations or warranties as to the accuracy of this information.

Document Registry Of Deeds .pdf
Master Deed Book 3785 / Page 140
Book 4129 / Page 60
Book 4177 / Page 194
.pdf
Declaration of Trust and Bylaws Book 3785 / Page 151
Book 4129 / Page 72
.pdf
Rules and Regulations Book 8763 / Page 239
Book 8678 / Page 273
Book 8693 / Page 20
Book 8777 / Page 145
Book 8808 / Page 192
.pdf
Insurance Resolution Book 7748 / Page 283 .pdf

Common Area Fees

Common Area Fees, also commonly referred to as “Condo Fees” are paid monthly and are due and payable on the first of each month. Common Area Fees fund: the master insurance policies, grounds maintenance (landscaping and snow removal), trash removal, professional management, corporate taxes, maintenance of the private (lift) sewer pump station, the general maintenance and upkeep of the Common Elements and Common Areas, and contributions to Capital Reserve funds for future investments in Common Elements and Common Areas.

Liberty Commons Condominium Trust has not had any Special Assessments. When comparing monthly Common Area Fees at comparable properties, potential buyers should consider that low Common Area Fees sounds attractive, however, this should be a “red flag” as it could indicate improper and/or underfunding of operating expenses and/or insufficient contributions to Capital Reserve accounts (as outlined above) and you may require Special Assessments to fund the shortage in financial resources. Some condominium associations have choose to have low or affordable Common Area Fees and then have Special Assessments for unplanned expenditures. A good example is a nearby condominium association, had a $6,000,000.00 Special Assessment (that’s approximately $40,541± per Unit) and their projected Common Area Fees are expected to be $450-500/Month, to cover such things as: roofing, siding, windows, doors, etc.

It is critical to have strong leadership who are fiscally responsible on the Board of Trustees in conjunction with a qualified professional Managing Agent, otherwise you could experience unpredictable expenses you may not have been counting on to make up for inadequate budget planning.


1 Originally built as handicapped accessible Units in 1995-1997. The current and/or previous Unit Owner may have modified the Units, so any prospective Unit Owner should verify interior handicap accessibility and features.
2 All Units were originally equipped with hot water heaters (tanks), however some Unit Owners have upgraded the furnace and gone to a tankless option, with prior authorization from the Board of Trustees.
3 All sewer pumps were replaced in 2016 and Liberty Commons has a rebuilt sewer pump spare to hot swap in the event of an emergency.


Last Updated: Saturday, April 29, 2017