FAQ (Frequently Asked Questions)

LNHOA FAQ — Frequently Asked Questions

📋 General HOA Information

What is the Loch Ness Homeowners Association?

The Loch Ness Homeowners Association (LNHOA) is a covenant HOA established in 1972 that governs 148 single-family homes in Miami Lakes, FL. We are self-managed by an all-volunteer Board of Directors and operate under Florida Statute Chapter 720.

What are the annual dues?

  • Inland properties: $25/year
  • Lakefront properties: $175/year ($25 base + $150 lakefront surcharge)

How do I pay my dues?

Pay online at lochnessdrivehoa.com via credit card, debit card, or ACH (bank transfer). You can also mail a check to the address listed on our website. Payments made by check save the $5 (inland) or $10 (lakefront) processing fee.

When is the annual meeting?

Refer to Board Meetings

How do I contact the Board?

  • Email: lochnessdrivehoa@gmail.com
  • Phone/SMS: (786) 665-6583 (Google Voice — messages only, not a live line)
  • Website: lochnessdrivehoa.com

Please allow 3–5 business days for replies. Board members are unpaid volunteers.

🏠 Property Modifications & Architectural Control

Do I need HOA approval before making changes to my home’s exterior?

YES. Under LNHOA Declaration Sections 17 and 23, you must get written Architectural Control Committee (ACC) approval before making any exterior changes, including:

  • Repainting your home (even same color)
  • Roof replacement or repairs
  • Fences, walls, or gates
  • Sheds or accessory structures
  • Driveways, walkways, or patios
  • Landscaping changes to the slope line (lakefront properties)

NOTE: Town permits and HOA approval are two separate processes. A Town permit does not mean HOA approval, and vice versa.

💾 Download
✍️Online Form

How do I get ACC approval?

Contact the Board at lochnessdrivehoa@gmail.com to request an ACC Approval Request Form. The ACC (currently operating under the Board) will review your proposal and provide written approval or request modifications. Do not start work before receiving written approval.

What exterior paint colors are allowed?

Paint colors must be subdued, harmonizing, and unobtrusive per LNHOA Declaration Section 22.
Submit paint color samples to the ACC for pre-approval before purchasing paint.

Do I need a permit to repaint? No building permit is required in Miami-Dade County to repaint a home. However, HOA approval is still required, and County color standards still apply.

What roofing materials are allowed?

For roofs with a pitch ≥ 2.5″ rise per 12″ run, Town Ordinance 18-232 requires:

  • Standing metal seam, OR
  • Barrel tile or flat tile, OR
  • Materials that simulate barrel tile or flat tile

Roofing colors must be neutral, aesthetically pleasing, and consistent with surrounding homes. Any deviation requires a variance from the Town.

Can I repair my existing roof with the same material? Yes, you can replace or repair with similar materials to what’s being replaced.

🛖 Sheds, Fences & Accessory Structures

Can I install a shed on my property?

Maybe. Sheds require both ACC approval and compliance with Town zoning laws.

Loch Ness is zoned RU-1 (Standard Single-Family Residential). The limits for accessory structures are:

  • Maximum 100 sq ft enclosed per structure (Town LDC §13-1502 / Ordinance 25-343)
  • Must abut the house
  • Must be painted the same color as your home (LNHOA Declaration Amendment)

Unpermitted structures over 100 sq ft are violations subject to Town code enforcement fines ($500/day) and HOA enforcement.

Can I convert my shed to an “open structure” to comply? Yes. Town LDC §13-1506 allows larger open/unenclosed structures (roof + posts, no walls). This is the “Sonny Pathway” — remove walls to comply.

What are the fence height limits?

Maximum 6 feet above natural grade in RU-1 zoning (LNHOA Declaration Amendment). Fences must have finished appearance on the exterior (framework faces inward or double-sided design).

Lakefront properties: No fence, wall, or enclosure may extend toward the lake beyond the top of the lake slope line as shown on the plat.

🚗 Parking & Vehicles

Can I park a commercial vehicle at my home?

It depends on the vehicle category. Town Ordinance 25-337 (LDC §13-1607) bans Category 3 commercial vehicles in RU-1 zones:

  • Category 3 = vehicles over 8 ft in height OR over 20 ft in length
  • Examples: Box trucks, moving vans, large cargo vans (Ford E-350 Cutaway, etc.)

Town fines: $500 per vehicle per day

Categories 1 and 2 (passenger vehicles, small vans, pickup trucks) are allowed. However, Florida HB 1203 limits HOA enforcement over commercial vehicles — it does NOT prevent Town or County enforcement of zoning ordinances.

Where can I park on my property?

Park in your driveway or garage. Do NOT:

Can I park an RV or boat trailer? Temporary parking (loading/unloading) is allowed for up to 24 hours. Long-term storage of RVs, boats, and trailers is subject to Town and HOA restrictions.

🌊 Lakefront Properties & Slope Lines

What is the “slope line” and why does it matter?

The slope line (also called the survey tie line) is shown on your plat and marks the boundary of buildable area toward the lake.

No building, wall, or other structure may extend beyond the slope line (LNHOA Declaration Section 27) without ACC approval. Certain open structures (gazebos, decks, walkways) may be allowed with written ACC approval.

Who maintains the lakefront areas?

The lake and C8 canal waterway are maintained by Dragonfly Pond Works under contract with the HOA. The South Florida Water Management District (SFWMD) has partial ownership/jurisdiction.

Homeowners are responsible for maintaining their property up to the slope line, including grass, landscaping, and preventing erosion.

📜 Violations & Enforcement

What happens if I receive a violation notice?

Violation enforcement depends on who issued the notice:

Town of Miami Lakes Code Violation: https://www.miamilakes-fl.gov/departments/code-compliance/

  1. You receive a Warning or Citation from a Town Code Compliance Officer
  2. You have 14–30 days to correct the violation (timeframe on the citation)
  3. If not corrected, fines start accruing ($100–$500/day depending on violation type)
  4. You can appeal to the Town Code Enforcement Hearing Officer

HOA Violation:

  1. The Board sends a written notice (by mail, email) identifying the violation
  2. You have 30 days to correct the violation (LNHOA By-Laws)
  3. If uncorrected after 30 days, the Board may impose fines up to $100/month (LNHOA By-Laws) or pursue legal remedies
  4. Fines require a hearing before a Fines & Enforcement Committee (FL §720.3085)

NOTE: Landlords/property owners are always responsible for violations by tenants (LNHOA Declaration).

Can the HOA fine me for violations?

Yes, but only after proper notice and a hearing. Florida Statute §720.3085 requires:

  • Written notice of the alleged violation
  • At least 14 days’ notice of a hearing
  • Hearing before a Fines & Enforcement Committee (3+ members, not board officers/directors)
  • Committee must vote to impose the fine

Current status: LNHOA is in the process of formally constituting the Fines & Enforcement Committee. Until then, enforcement is educational and cooperative.

What are common violations in Loch Ness?

Based on community data, the most common violations are:

  1. Unpermitted sheds/structures (over 100 sq ft enclosed)
  2. Commercial vehicles (Category 3 — over 8 ft tall or 20 ft long)
  3. Exterior modifications without ACC approval (paint, fences, roofs)
  4. Sidewalk parking or blocking public right-of-way
  5. Unkempt yards or code violations (overgrown grass, debris)

💰 Dues & Assessments

Why do lakefront properties pay more?

Lakefront properties pay an additional $150/year surcharge to cover lake maintenance costs (Dragonfly Pond Works contract, ~$3,140/year).

What happens if I don’t pay my dues?

Florida Statute Chapter 720 allows the HOA to:

  • Impose late fees and interest
  • Suspend voting rights and access to common areas
  • File a lien against your property
  • Foreclose on the lien in extreme cases

Please contact the Treasurer if you’re experiencing financial hardship. Payment plans may be available.

Can I get a receipt for my dues payment?

Yes. Online payments (Stripe/ACH) generate automatic email receipts. Check payments receive confirmation via email after deposit. Contact lochnessdrivehoa@gmail.com if you need a duplicate receipt.

🏘️ Community & Events

How do I report a community issue?

HOA matters (dues, violations, ACC approvals): lochnessdrivehoa@gmail.com

Town issues (potholes, streetlights, code violations, parks):

Emergencies: Call 911. Non-emergency police: (305) 476-5423.

Where are the community parks?

  • West Park: Large green space at the west end of Loch Ness Dr (BBQs, events, gatherings)
  • Central Lakeside Park: Mid-community with lake views (parades, socials)
  • Pocket Parks: P50 (16470 Loch Ness Dr), P51 (6970 Loch Ness Dr), P52 (6700 Loch Ness Dr) — maintained by Landscaping under Town contract

How do I volunteer or join a committee?

Email lochnessdrivehoa@gmail.com to express interest. Current committees include:

  • Architectural Control Committee (ACC)
  • Lake Committee
  • Fines & Enforcement Committee (being constituted)
  • Community Events Committee

📞 Important Contacts

Loch Ness HOA

Town of Miami Lakes

  • Main: (305) 364-6100
  • Report issues: seeclickfix.com/miami_lakes

📖 Governing Documents

Where can I read the HOA’s governing documents?

Documents
  • Declaration of Restrictions (1972 + 2000 + 2016 Amendments)
  • By-Laws (amended through 2014 + 2016 Revived Declaration)
  • Articles of Incorporation
  • House Rules

What laws govern our HOA?

Hierarchy of authority (highest to lowest):

  1. Florida State Law (Chapter 720 — HOA governance)
  2. Miami-Dade County Code (zoning, colors, parking, noise)
  3. Town of Miami Lakes Code & Ordinances (local zoning, permits, enforcement)
  4. LNHOA Declaration & By-Laws (community-specific covenants)

When laws conflict, the most restrictive standard applies.

❓ Still Have Questions?

Email us: lochnessdrivehoa@gmail.com
Call/Text: (786) 665-6583

Board members are unpaid neighbors volunteering their time. Please allow 3–5 business days for replies.

🦕 Loch Ness HOA — since 1972