Common Area Artificial Grass
Many owners and HOA boards of directors are considering synthetic grass for water conservation and to reduce maintenance. Doing so eliminates the need to switch to non-potable water for irrigation. Artificial turf varies considerably in manufacturing quality, life, and durability. Associations should adopt guidelines if they intend to allow the installation of artificial turf so that the finished product looks like actual grass.
Negatives. Before installing large areas of artificial turf, associations and individual members must consider the negative aspects, such as (i) unresolved toxicity concerns, (ii) surface temperatures that can soar to 200º, and (iii) sanitation problems when dogs relieve themselves on it. Another caution concerns trees. When artificial turf is installed, sprinklers are turned off. Owners need to make sure trees are sufficiently watered.
Local Rebates & Restrictions. Some water districts are offering rebates to encourage the installation of artificial turf. Boards need to check local ordinances before authorizing the use of artificial grass to ensure local authorities have not imposed restrictions.
Homeowner Artificial Turf
Civil Code § 4735(a) makes void and unenforceable any provision in an association's governing documents that prohibits artificial turf or any other synthetic surface that resembles grass. It also prohibits HOAs from requiring the removal of artificial turf and water-efficient landscaping installed in response to the current drought emergency.
Guidelines for Buying Artificial Turf
If associations authorize artificial lawns, they need to develop guidelines to ensure a realistic-looking turf is installed. Boards should address the following issues:
- Color. Turf comes in 1, 2, and 3-color options. Three-color turf provides the most realistic-looking grass.
- Color Retention. The colors in artificial grass will fade over time because of exposure to UV sunlight. Nylon tends to break down faster than other materials and should be avoided. Find out what the rate of color loss is for the product. Does it warranty the product?
- Pile and Weight. Like carpet, higher pile turf gives a richer, more realistic appearance. The higher the product's face weight, the better its appearance. Turf in the 20 to 30 face-weight range is less desirable than products in the 40 to 60 face-weight range.
- Toxic Materials. Turf manufactured with nylon typically incorporates lead into the manufacturing process to prevent color fading. Avoid any materials, including infill products, that contain lead or other heavy metals.
- Permeability. Water needs to drain through the product. Some products have holes in the backing to allow water to drain through. The problem with holes is that they become clogged over time. Boards should prescribe products with completely permeable backings so that drainage through the turf is uniform and complete.
- Water Absorption. Associations should avoid products that absorb water (another problem with nylon). If the product absorbs water, it also absorbs pet urine. This creates odors and discoloration.
- Infill Materials. Ask about the infill materials. Once the artificial turf is installed, infill is used to keep it standing up. Require in-fill that does not absorb urine, does not raise the product's temperature (such as rubber), and does not contain heavy metals.
- Base and Drainage. Artificial turf cannot be installed over existing grass. Sod and dirt must be removed, and an aggregate base and soil stabilization fabric must be installed to allow for proper drainage. Boards should consult with installers and develop requirements for base materials.
ASSISTANCE: Associations needing legal assistance can contact us. To stay current with community association issues, subscribe to the Davis-Stirling Newsletter.
