Woodbrook Camp and Tennis Club

Woodbrook Frequently Asked Questions

Is Woodbrook a Condominium and what does this mean as opposed to a trailer park?

Woodbrook is a seasonal private recreational vehicle condominium community not a trailer park and does not have a rental office. A motor home and/or double wide mobile home/trailer is not permitted as a residence. Park model and travel trailers are permitted by written approval from the DRA (size and length and other restrictions). Individual lots are deeded to an owner and property taxes are paid by the owner of the lot directly to the Town of Fitzwilliam. We have an elected Board of Directors and Officers who govern based on our Condominium Documents. A modest yearly condominium fee ($1200 yearly) is charged, payable in two installments and this condominium fee currently includes electric, sewage and water. Specific questions should be forwarded to Directors/Officers for clarification. Please see the Woodbrook By-Laws for additional information.

Where can I find the Woodbrook Master Declaration and By-Laws?

The official copy is on file at the Cheshire County Registry of Deeds. An "Unofficial" copy with amendments inserted can be downloaded HERE. NOTE: You will need Adobe Acrobat Reader to view the document. Once you have opened the file select on the left "Bookmarks" for a document index.

What are the Directors Rules and Regulations?

They are established by the Board of Directors in accordance with the By-Laws. Many of the Rules and Regulations come from the By-Laws but mostly they are common sense and for the safety of owners, families and their guests. Click HERE to see the Rules and Regulations.

What is Woodbrook's season?

Woodbrook is a seasonal residence, we normally turn on the water Patriots Day weekend in April and turn off the water the Monday of Columbus Day weekend in October (weather permitting). The By-Laws reflect that Owners can only stay no more then 7 days a month beyond October 15th and will incur a daily fine of $50 for any violation of this rule. During the Closed season, Woodbrook employees a Winter Site Manager that patrols the facility and ensures that our septic and water pump stations are functional. If the site manager notices unusual activity on an owners site the site manager will notify a Board of Director who will attempt to contact the owner. Woodbrook is not responsible for security of any owners personal property. The Winter site manager is responsible for ensuring the roads are plowed during the winter, however, if there are back to back storms and/or sever ice it is the judgment call of the site manager on when the plowing and cleaning of the bathhouse is to be done. Use of Woodbrook facilities from October 15 - April 15 is at the risk of the owner and Woodbrook is to be held harmless. Please see the By-Laws for further detail.

Does Woodbrook have an office?

Yes and someone is there on Saturday mornings from 9:00AM till 11:00AM during our open season starting in May. Any other time, see a board member.

Does Woodbrook have a resale office?

No, but we have units for sale posted on our bulletin board located on our lodge and here on the Woodbrook web site. Owners are responsible for providing the add text and photo, the Webmaster will not (liability) write the add. Please see the "Properties for Sale" web page for the acceptable format.

How much is the Condo Fee?

As of 2011, the condo fee is $1200.00 a year per unit due April 1st and delinquent after April 30th. You may choose to pay $600 by April 30th and the remaining $600 is due on October 1st and delinquent after October 31st. However, if envelopes with payments are not postmarked and received by these dates, a monthly administrative fine of $50, late fee the first month of $10 and monthly finance charge of 1.5% will be added. Please see the Woodbrook By-Laws for additional information.

Where do I send my Condo Fee payment?

Make your check payable to: Woodbrook Camp and Tennis Club
Mail to the official Woodbrook mailing address: PO Box 723, Fitzwilliam, NH 03447.

Were do I get a Proxy to vote if I can not be present at the Annual Meeting?

Click here to print out a Proxy.

Whom do I contact if I want to make changes to my property?

No change can be made to any structure or property without DRA approval. See a member of our Design And Review Authority for an application or visit our office on Saturday mornings. Failure to obtain an approved DRA permit and/or required Town permit will result in fines and restrictions.

What are the rules for making changes to my property?

Get a list of our DRB rules from office on Saturday or see a DRA member. Effective 2008, the DRA requires a certified survey to be provided at the expense of the Owner to be submitted with all permits for any building project. Owners are responsible for ensuring all structures meet the DRB rules and regulations.

Do I need a permit to put up a shed or a satellite dish?

Yes, to both, see DRB Rules.

Can I rent my unit or allow a friend or family member to use my unit and do I need to let anyone know?

Yes, Owners can rent their unit and yes for all rentals, Guest and family members owners are responsible for providing the Board a completed rental form prior to rental, Woodbrook Board of Director's Rule 22. The form is available in the office or online HERE.

What are the Fitzwilliam Town Clerk's office hours?

Monday and Friday 8:30AM-12:30PM, Tuesday and Thursday 1:00PM-5:00PM and Wednesday 6:00PM-9:00PM.

How do I find out about activities at Woodbrook?

Only owners and their guests are invited to participate. See the Events Calendar.

Can I rent the Lodge for a private function?

No, 2007 Annual Meeting the owners voted that the lodge is for use of all owners and can not be reserved for a private function. Only the Entertainment Committee and Board of Directors can reserve the lodge for Woodbrook functions or Board of Directors closed Executive meetings. Clean up is the responsibility of the individual utilizing the lodge and must be done no later then 6:00 of the following morning.

What is a septic system and what does it mean to me?

It means Woodbrook is NOT on city sewer and has it's own septic system. It is a gravity fed system that has 4 pumping stations that are run by 2 electric pumps each and 1 pump station with 3 pumps that alternate. These pumps are not designed to process solids. This means no one should ever flush down the toilet anything other then toilet paper. No dental floss, No feminine products, No prophylactics, No baby wipes, No diapers, nothing other then toilet paper. Woodbrook's septic system is 6 tanks consisting of 48,000 gallons of holding capacity. The leach field is located at the entrance. What comes out of your home goes to one of the pumping stations located through out Woodbrook and then it is pumped up to the holding tanks. Woodbrook is responsible for maintaining all of the sewer lines, pump stations, throughout the 53 acre facility. Owners are responsible for maintaining the sub line from the street to their unit. Because Woodbrook's sewer system runs year round maintenance staff make daily checks of all pump stations. There is an alarm light located on the exterior of every pump station that when the staff makes their rounds they will see the light and take the appropriate steps to investigate the problem and work to resolve any issues with the pump station. Without these systems functioning Woodbrook would have to close the facility. Please make sure you tell your family members, guests and renters not to put anything down the toilet. Replacement of a pump is currently running $2,200.

How do I get electric?

Woodbrook owners association provides and maintains electric and a breaker box to each lot. Each lot owner is responsible for providing and maintaining the electric line and breaker from the outside power box to the unit, Woodbrook owns and maintains all electric lines, street lights and transformers throughout the 53 acre facility. Electric is billed equally to each owner through the annual dues collection. The Board of Directors are constantly working on ways to reduce costs of electric as it makes up 41% of the budget. Leaving on AC or heaters when a unit is unoccupied is inappropriate, if a an AC or heater is left on unattended the owner will be addressed by the Board of Directors.

How do I get a PIN for the front gate for my Guests?

Owners are required to complete and submit a Guest/Rental Form for their guests. Once a completed form is received by the Board of Directors a PIN will be issued for the duration of the Guests stay at Woodbrook. Any owner that gives out a PIN is responsible for the actions of their Guest and should provide their guest a copy of the Woodbrook Directors Rules.