The Crossing at Ridgewood Village Delinquency Policy

When reviewing this policy keep in mind that under M.G.L. c. 183A the association is afforded a six month priority over a unit’s first mortgagee for common charges and collection costs. And common charges owed outside the six months preceding the filing of a complaint are behind the first mortgagee, which likely means they are uncollectible through a sale. The association should make every effort to not allow six months of delinquency pass without the filing of a complaint. This would ensure that the common charges stay ahead of the first mortgagee and allow the charges to be recovered through the sale of the unit.

Collection costs, including legal fees, are part of the priority over the first mortgagee. In this respect they should be seen as an out of pocket expense that will be recovered and ultimately an expense that will generate income for the association.

Time Line for Notification:

Each monthly invoice is considered a separate incident until the residents file is sent to the attorney.

• On the 11^th day of the month a late fee of $10.00 is assessed.  And a reminder call will be made.
• Between the 20^th and the 25^th day of the month a general written notice will be sent.
• On the 30^th day a $25.00 fine is imposed.  This fine will continue to accrue on the thirtieth (30^th) of every month until the invoice is paid.

Access and use to all common areas will be eliminated at this time.

• On the 42^nd day a formal letter will be sent from the Trust.
• By the 62^nd day the resident file will be given to the attorney for further action

This timeline of action is derived by the best practices outlined below:

• Units that have two unpaid months of common charges due and unpaid should receive a notice of delinquency from the association. The association should seek to work out payment plans in order to avoid the costs of forwarding files to legal counsel. Any proposed payment plans from unit owners should be made in writing, and codified in a return letter to the unit owner.

• Units that have three unpaid months of common charges do and unpaid with no repayment plan should be sent to counsel for collection proceedings under M.G.L. c. 183 A. this ensures that a complaint would be timely filed in the sixth month of delinquency.

• Once a file is received by counsel proposed payment plans should be reviewed by counsel and the association.

• If a payment plan is accepted the association should adhere strictly to its terms and immediately refer the matter back to counsel if the terms have not been met.

• Absent a written repayment plan or payment in full, the association should continue to pursue collection in accordance with M.G.L. c. 183A.

• Upon receiving Judgment the association should review its options under the “rolling lien” theory recognized by Massachusetts law.

• In most cases the association should elect to schedule a sale of the unit for unpaid fees. It is not likely that we would need to sell the unit but this step puts significant pressure on the first mortgagee who more often than not will pay any outstanding fees and costs.

Before the settlers came, the Nipmuck Indians were here.  They lived along the rivers and meadows and sandy plains.  Their name meant “fresh water Indians”.  Many lived along the “Chicuppy”, meaning “violent or raging waters”.  William Pynchon began to buy land from the Nipmucks in the meadows in 1641.  And so began Chicuppy.

The land in this area was called the “sandy plains” and was largely unsettled.  In the middle of the 1800s, there was a wooden covered bridge across the Chicuppy River at the falls, connecting onto Montgomery, Grattan and Sheridan Streets [see the map].  There was no Memorial Drive.  There was little development.  The area of what is now Westover was sparsely settled, mostly dirt roads and more than 7 square miles of tobacco fields, mostly owned by Consolidated Tobacco, fields of fruit and asparagus and scrub pine trees.

Around 1865, James Stone had a home on what is now James St.

He was one of the first settlers in the sandy plains, called Plainville.  When the residents wanted a post office, the name had to be changed because there was another Plainville in the state, which incidentally had a rather unsavory reputation.  Many names were suggested, one of which was Ridgewood.  After much discussion, the name James Stone suggested, Fairview, was agreed upon.

The rural farm life was destined to change.  As early as 1926, Anthony Stonina visualized the vast flat sandy plains as an airport.  In the fall of 1938, Congress decided to establish strategic air bases around the country, one being in the northeast.  In Nov. 1938, Mr. Stonina, then mayor of Chicopee, sent a telegram to the Secretary of War asking him to consider the sandy plains of Chicopee as the air base for the northeast.

Mr. Stonina created a 10 member Aviation Committee to supply maps, photos, topographical maps and specifications of the land.  This information was sent to Major General H. Arnold, Chief of the air Corps. In August 1939, government engineers arrived for topographical studies of the area.

The Secretary of War, Henry Woodring, made the official selection of the sandy tobacco fields of Chicopee, September 15, 1939.  The Northeast Air Base was born.  In Nov. 1939, $2,070,918 was designated for land taking by eminent domain.  More than 100 farmers and families were ordered to move within 30 days.  Not everyone was happy.  There must have been much disagreement, many pros and cons and much apprehension.  Perhaps few realized the magnitude of the changes that would take place.  Many feared their daughters would run off with the “fly boys” and perhaps many have.  Among those ordered to leave was James Stone.  His property was to become Central Ave. of the air base, later changed to James St., in his honor.

The plains called for hangars, runways, housing, hospital, schools, chapel and more.  Work started immediately using the dirt roads of the farms.  The base was ready for use by July 1940.  By 1941, 5 single officers’ quarters and six non-commissioned officers’ quarters were constructed.

And so began the Northeast Air Base, a beginning that would influence the lives of many people and change Chicopee forever.