INTRODUCTION. Owners/Tenants at Tudor Hall will be provided with a copy of this Handbook as a reference guide.

Transcription

1 INTRODUCTION This Handbook had been prepared to provide residents with answers to some of the basic questions concerning the operation of the building, building services and the premises of Tudor Hall. It outlines some of the amenities and services available to you, and encompasses your responsibility as a member of the Tudor Hall community. Amendments to this handbook will be issued as needed. We hope this information will be valuable to you as a resident of Tudor Hall. Any questions you may have that are not covered in this Handbook should be directed to the Managing Agent. Owners/Tenants at Tudor Hall will be provided with a copy of this Handbook as a reference guide. Managing Agent Tudor Hall Office HW YOUNG & ASSOCIATES TEL: Valley Blvd. P.O. Box 125 Wood Ridge, N.J TEL: Maria Moore/Harvey Young FAX: hwyoungassoc@aol.com INFORMATION UPDATES To keep the residents and off-site owners of Tudor Hall updated on pertinent information, it is advisable that your address be provided to the Managing Agent and the Tudor Hall Condominium Association Board Secretary. In addition, monthly Open board meetings are held in the ballroom. The agendas, minutes and bulletins are posted in the message board in the basement. EMERGENCIES Fire 911 or Police 911 or Tudor Hall Superintendent WATER LEAK Call Managing Agent during business hours (8:30 am - 5:30 pm) and call the Superintendent. For after hours, or weekend emergency call an appropriate contractor. Calls to the Superintendent for nonemergency issues or non-association responsibilities are not acceptable. LOCKOUT Call the Superintendent or contact a local locksmith. INTERCOM MALFUNCTION Notify the Managing Agent.

2 HOMEOWNERS AND RENTERS INSURANCE All Unit owners must maintain adequate homeowners insurance and provide evidence of insurance at time of purchase and annually thereafter. All renters must maintain adequate renters insurance and provide evidence of insurance at the time of moving into Tudor Hall and annually thereafter. UNIT OWNER vs ASSOCIATION RESPONSIBILITY The Association is generally responsible for all common elements of the buildings and grounds. Unit owners are responsible for everything in the apartment, from wall to wall and floor to ceiling, including, but not limited to the following: Painting and plastering of walls and ceilings Flooring installed on top of structural slab surface Pipe connections to appliances, sinks and commodes from the main common element pipe Electrical hookups in the apartment from the common element wiring Windows and window frames (subject to the rules and standards) Calls to the Superintendent for problems in apartments which are not the responsibility of the Association will not be accepted and repeated attempts will result in fines. BOARD OF DIRECTORS and MEETINGS The Tudor Hall Condominium Association Board of Directors consists of seven members: PRESIDENT VICE-PRESIDENT SECRETARY TREASURER (3) THREE DIRECTORS All meetings of the Board are considered OPEN with exceptions to those protected under the N.J. Sunshine Laws. Working Meetings of the Board are referred to as OPEN Audience Quiet Meetings - meaning all questions and dialog between the audience and the Board will be held at the conclusion of all the business of the Board and prior to adjournment. Advance notice of all meetings are posted on the Bulletin Boards. If you are an owner not residing at Tudor Hall and desire the dates and times for meetings, contact the Managing Agent or furnish the Board Secretary with an address. Notice of the Annual meeting is provided by the Board in advance of such meeting. MAINTENANCE STAFF The function of the Tudor Hall maintenance staff is to maintain the common areas of the buildings and the grounds. No member of the staff is permitted to perform duties of a personal nature in any individual unit during working hours (8:30am - 5:30 pm). Any questions regarding the staff and their function should be directed to the Managing Agent.

3 MAIL DELIVERY Mailboxes are located in the basement across from the laundry room. Mail is delivered daily generally between 10:00 am and noon. You may deposit outgoing mail in the letter slot located on the mailroom door. The U.S. mail carrier will pick up outgoing letters. If you lose your mailbox key you should contact the Managing Agent. UPS and Express Mail deliveries: The building staff is not responsible for receiving or storing UPS or Express packages. Provisions to properly receive UPS or Express deliveries should be made with a neighbor or other resident if you anticipate such a delivery. Building staff will not accept packages. Packages delivered by regular mail will be left on the shelves located next to the mailboxes. RECYCLING RECYCLING IS THE LAW in the State of New Jersey. Newspapers, magazines, small corrugated containers or other large paper items should be separated from your trash and placed on the table provided next to the bins in the basement. Newspapers and magazines CANNOT be placed in plastic bags, they must be placed in paper bags only. Aluminum cans, glass and plastic containers must be placed in the proper recycling containers in the basement. Only plastic items marked 1 or 2 are recyclable in Englewood. Recyclable items include glass, metal food and beverage cans/bottles and plastic No. 1 or 2 soda, water and detergent containers. ALL OTHER ITEMS must be included with regular garbage and placed in the garbage containers located in the basement. TRASH DISPOSAL TRASH CONTAINERS are located in the basement near each elevator. Please cover the bins after use. ALL TRASH MUST BE DISPOSED OF IN APPROPRIATE SEALED PLASTIC GARBAGE BAGS. GARBAGE INCLUDES: Food waste, aluminum foil containers, wire hangers, pie plates, cellophane, plastic, tissue and paper towels, milk or juice cartons and polystyrene (foam) cups and containers. One small tied up plastic bag of garbage, which may be left outside your door between 7:00 am and 9:00 am, will be picked up Monday through Saturday. No trash is to be left in the hallways outside the pick up time window. There will be no exceptions to this. Fines will be imposed for offenders. ALL RECYCLABLES MUST BE SEPARATED AND BROUGHT TO THE BASEMENT AND DISPOSED OF IN THE CONTAINERS MARKED FOR RECYCLING. WHITE METAL DISPOSAL: White metal includes all appliances (dishwashers, refrigerators, stoves etc.). Disposal is the responsibility of the unit owner or tenantnot the building. WHITE METAL IS NOT PERMITTED TO BE LEFT IN OR

4 AROUND THE OUTSIDE OF THE BUILDING FOR PICKUP UNLESS APPROVED IN WRITING BY THE MANAGING AGENT. The City of Englewood does not pick up white metal (appliances) or scrap metal. Individual owners are responsible for disposing of such items. You can deliver white metal or scrap metal to: Bergen Metal 18 Hill Place (behind Sizzler restaurant on Washington Ave.) Bergenfield, N.J Bergen Metal does not charge for accepting metal, but they do not pick up. Tudor Hall resident Anthony Charos, who has a small trailer, is willing to remove appliances and cart them to Bergen Metal for a reasonable fee. You may contact him at for a free estimate. LARGE CONTAINERS must be brought to the recycling area in the basement. LAWN/LEAF BAGS or oversized trash bags are NOT ACCEPTABLE for the disposal of garbage in the basement trash containers. Oversize trash containers and bags must be taken by the resident to the dumpsters at the rear of the building. TRASH IS PICKED UP on Monday and Thursday of each week by the city of Englewood. NOTE: Any violation of these Trash Disposal Rules will result in a fine of $25.00 per incident. SECURITY GATES Tudor Hall is secured by locked gates at the Booth Avenue and Engle Street entrances. To ensure proper security of the premises at all times, please make sure the gates are fully closed after entering and leaving the courtyard. Do not let strangers in; direct then to the front gate. All other entrance doors to the building should be kept closed and locked at all times. Please be courteous and DO NOT SLAM THE FRONT OR SIDE GATES. The noise echoes throughout he courtyard. How the Front Gate Intercom works: Your telephone number should be given to the Managing Agent. You will then be assigned a two-digit number that is posted next to your name on the directory at the front gate. When a visitor calls you from the front gate, your telephone will ring. You may speak to that visitor simply by answering your telephone. Press the number 6 and hang up the phone. The front gate should open. If the security gate or the Call and Enter System are not functioning properly you should contact the Managing Agent. Once inside the courtyard, your visitor may enter your lobby by pressing the button next to your name on the panel located near the lobby door.

5 You may release the lobby door by pressing the button marked door on the intercom box in your foyer. APARTMENT RENTALS Unit Owners must provide Tudor Hall Managing Agent with a copy of the executed rental lease and all amendments, extensions and renewals thereof. MOVE IN / MOVE OUT AND DELIVERIES All moves in and out of the building as well as all deliveries of large items (furniture, carpeting, appliances etc.) must be co-ordinated with the Managing Agent. NO MOVES OR DELIVERIES ARE PERMITTED ON SUNDAYS The Managing Agent requires at least two weeks notice prior to any move, either IN or OUT of the building, in order to reserve the use of the elevator and to install protective wall pads inside the elevator. One week notice is required for the delivery of any large item (furniture, etc). A certificate of insurance naming Tudor Hall Condominium Association, Inc as an additional insured must be provided to the Managing Agent at least two weeks prior to any move in or out. All move in and out MUST take place between the hours of 8:00 am and 4:30 pm, Monday through Saturday and MUST be supervised by the Superintendent. Moves that continue past 4:30 pm will result in a fee of $50.00 per hour for the Superintendent s time. This hourly rate is payable to the Association by the owner of the unit. An inspection by the Superintendent is required before and after the move. Any damage to the elevator or the building will be billed to the unit owner. All moves in and out MUST be made through the basement of the building. Moving vans may park in the front of the building (Engle Street) OR in the garage area (east side) behind the building so long as the TRUCK IS PARKED AGAINST THE WALL WITH THE CAB FACING BOOTH AVE. No exceptions will be permitted. All packing, delivery and moving cartons must be broken down and taken to the Recycling areas located in the basement in the rear of the building. There is a one time Move In/Out fee of $500.00, collected as one payment at the time of move in. This one time fee is payable to Tudor Hall Condominium Association, Inc. in advance by certified check, which must be paid by the unit owner when there is a change of occupancy in any unit. The terms of this policy will be strictly enforced in order to minimize any unnecessary inconvenience to other owners/residents of Tudor Hall. Any special moving problems should be directed to the Managing Agent in advance of the move date. Your cooperation in adhering to this policy is greatly appreciated. Failure to comply with the aforementioned terms may result in a fine of $500.00

6 CONTRACTORS/REPAIRPERSONS/DELIVERIES Access to the building by contractors, repairmen or delivery persons is permitted ONLY THROUGH THE BASEMENT service doors located on the north side of the building and in the rear of the building (east door). Service trucks/vans must park on the street. Parking is not permitted on the building property. The driveway areas behind the building on the east side is an area reserved for emergency vehicles only. ALL CONTRACTORS MUST ENTER THE BUILDING THROUGH THE BASEMENT AND ALL MATERIAL DELIVERIES must be brought into the building through the basement ONLY. No deliveries of this type are permitted through the courtyard. No exceptions will be made to this policy. All contractors, repair and delivery people must keep the building s elevators, basement, driveway, sidewalks free from debris and litter resulting from their own work and from that of their sub-contractors should any exist. Lobby and Hallway floors must be protected from damage. Any damage will be charged to the unit owner. Debris generated by a contractor or other service person must be removed by that person. Failure to do so will result in a minimum fine of $25.00 per day billed back to the unit owner employing that service person. All contractors must submit to the Managing Agent a copy of their certificates of insurance naming Tudor Hall Condominium Association as additional insured, as well as any applicable building permits before the start of a job. Failure to comply will result in work being stopped. In the event your contractor needs the WATER TURNED OFF to your unit, we require at least 48-hours prior notice. Water will NOT be turned off before 8:30 am and must be back on by 3:00 pm, Monday through Friday ONLY. The Superintendent is the only person authorized to turn the water on and off at Tudor Hall. WORKING HOURS for contractors, repairmen, etc. are from 8 am to 4:30 pm Monday through Saturday. No exceptions to these hours will be permitted except in the event of any emergency FAILURE TO COMPLY WITH THESE POLICIES WILL RESULT IN A FINE OF $ FIRE PREVENTION FIRE ALARMS AND CARBON MONOXIDE DETECTORS/INDIVIDUAL UNITS: The occupant of each unit at Tudor Hall must maintain SMOKE DETECTORS AND CARBON MONOXIDE DETECTORS IN PROPER WORKING ORDER AT ALL TIMES. Residents are responsible for contacting the Englewood Fire Department in case of a fire within their unit. It is advisable that you post the Fire Department s telephone number that follows near your telephone for ready access

7 BUILDING ALARMS: The building s fire alarm system in the hallways, lobbies and basement is NOT connected to the individual units. Fire extinguishers located in the hallways and other common areas are maintained by the Association and are for use if needed by all residents of the building. In case of fire: All residents are instructed to VACATE THE PREMISES USING THE STAIRWAYS, UNDER NO CONDITIONS SHOULD YOU ATTEMPT TO USE THE ELEVATORS. If you hear the central fire alarm sound within the building: PUT YOUR HAND ON YOUR HALLWAY DOOR TO FEEL FOR HEAT IF THE DOOR IS COOL TO THE TOUCH, OPEN THE DOOR SLOWLY AND CHECK FOR THE PRESENCE OF SMOKE OR FIRE IN THE HALLWAY IF YOU ARE UNABLE TO LEAVE VIA THE HALLWAY DUE TO THE PRESENCE OF HEAVY SMOKE OR FIRE, USE THE FIRE ESCAPE TO DESCEND TO THE GROUND. IF YOU ARE UNABLE TO LEAVE YOUR APARTMENT SAFELY (either by way of the stairway or fire escape) CALL THE FIRE DEPARTMENT IMMEDIATELY. Report your name and your apartment number. Tell them you are trapped inside your unit and wait for instructions from them. If you or anyone occupying a unit in your immediate area is HANDICAPPED, advise the Fire Dept. They will provide a sticker for that person and register the individual s handicap. LAUNDRY ROOM The laundry room is located in the basement of the building and is open 24 hours a day except when it is being cleaned between the hours of 9:30am and 10:30am. LAUNDRY MACHINES ARE NOT PERMITTED IN INDIVIDUAL UNITS. The laundry room is equipped with washers, dryers, a clothesline, sink and a large counter top for folding clothes. PLEASE NOTE: There is one washer that will accommodate bulky items. All machines are serviced by CoinMac. The machines are operated by a keycard system. The keycard can be replenished via the vending machine on the wall in the corner of the laundry room. If you loose your card you may purchase another for a $4.00 service fee. Please be considerate of others and REMOVE YOUR LAUNDRY PROMPTLY. Do not leave items in the laundry room overnight. Clean up detergent and water spills. Report any non-operational machines to the Superintendent immediately. ITEMS LEFT IN THE LAUNDRY ROOM WILL BE DISCARDED AFER (5) FIVE DAYS.

8 PARKING No mechanical repairs are to be made to automobiles on the property unless they are of an emergency nature. Parking spaces are available in the nearby parking lot at Englewood Hospital. Arrangements can be made through the Managing Agent. The rental of such parking spaces is paid to Tudor Hall. NO PARKING IS ALLOWED IN THE REAR OF THE BUILDING. This area is for EMERGENCY VEHICLES ONLY. All unauthorized vehicles well be towed at the expense of the owner. NO COMMERCIAL VEHICLES OF ANY KIND MAY BE PARKED ON TUDOR HALL PROPERTY. Only passenger cars and motorcycles being used are allowed to park on Tudor Hall property, including parking spaces located at Englewood Hospital. STORAGE ROOMS All storage rooms are subject to on-the-spot inspection by the Englewood Fire Department without notice. All materials stored in your storage room must be kept in a neat and orderly manner. No items will be placed in such a manner as to block access to overhead pipes and/or water shut-off valves. All storage rooms must provide a clear path to the rear of the room. ALL MATERIALS MUST BE KEPT A MINIMUM OF 24 INCHES BELOW THE CEILING. APARTMENT DOOR LOCKS In accordance with Tudor Hall Master Deed and By-Laws, the Tudor Hall Condominium Association requires that ALL UNIT DOORS BE KEYED TO A MASTER KEY SYSTEM. If you replace your lock, the new lock must be keyed to the master key. The Managing Agent must be notified 48 hours in advance of a lock change. Duplicate door keys are available by contacting the Managing Agent. A nominal fee will be charged to cover the cost. WINDOWS Any unit owner who wishes to replace their windows must adhere to strict specifications. The Managing Agent will furnish you with the guidelines along with recommended venders and installers. Curtains, drapes, blinds and shades are acceptable window coverings. SHEETS, TOWELS, SPREADS OF ANY KIND may NOT be hung in any window. CHILDREN Children are not permitted to use the courtyard as a playground or operate the elevators unattended. There is a play area in the lot across Booth Ave. If you have children it is advised that you install window guards on the INSIDE of your windows.

9 AIR CONDITIONERS Only window air conditioners are permitted and they must NOT be placed in any window that is access to a fire escape. Storage of air conditioners in a basement facility is available during the winter months for a nominal fee. Arrangement can be made with the Managing Agent. Central Air Conditioning is not permitted. ROOF The roof is OFF LIMITS to all residents. No resident is permitted to use the roof for any reason except in the event of a building emergency. In the event of a fire, await instructions from the Fire Department BEFORE going to the roof. Any tenant who sees or hears someone on the roof should call the police. Only when necessary, Superintendents or rof repair-persons are permitted on the roof. CARPETING It is the obligation of all residents of Tudor Hall to ensure that at least 80% of the floor area of their unit is carpeted. PETS Pets are not permitted at Tudor Hall. RIGHT OF ACCESS In the event of an emergency, you are advised that the Superintendent or Managing Agent, as representatives of the Tudor Hall Condominium Association, are permitted to enter the unit of any resident of Tudor Hall without prior notification. This is in accordance with the By-Laws of the Condominium Association. Notification will be left on your door if such entry was performed. In most instances other than that of an emergency, you will be notified IN ADVANCE if the need arises to access your unit. BULLETIN BOARDS Two bulletin boards are located in the basement to the left of the mailboxes. Tudor Hall Condominium Association announcements are posted at this location. A third bulletin board is located in the laundry room and is for posting notices of general interest to all residents. Any resident of Tudor Hall may use this board. GENERAL POTTED PLANTS are only permitted inside individual units. No plants are permitted to be placed in any common areas of the property - especially on the fire escapes. EXTERMINATION SERVICES are available at no cost to individual tenants. If you would like to take advantage of this service, you may contact the Managing Agent. IN SINK GARBAGE DISPOSALS ARE NOT PERMITTED TO BE INSTALLED IN ANY UNIT.

10 All residents are urged to be considerate of their neighbors regarding loud or offensive NOISE. Please maintain the volume of televisions, radios and stereos at a reasonable level at all times. In keeping with the regulations of the City of Englewood, Tudor Hall s Quiet Hours are BETWEEN 10:00pm and 8:00am. If there is significant noise disturbances between those hours, there will be a $25.00 fine and residents have the right to call the Police.

11 SCHEDULE A TO BY-LAWS RULES AND REGULATIONS 1. Nothing shall be done or kept in any Unit which will increase the rate of insurance on the Buildings or the contents thereof nor shall anything be done or kept in any Unit which will result in the cancellation of insurance on the Buildings or contents thereof. 2. Unit Owners shall not cause or permit anything to be hung in, on or from, or displayed on the outside of, the Buildings, and no sign, awning, canopy, shutter, enclosure or radio or television antenna (except for master antenna system, if any) shall be fixed to or placed upon the exterior wall, door, roof or any other part of the Buildings or Units or exposed on or at any window, without the prior written consent of the Board. 3. No animals or reptiles of any kind shall be raised, bred or kept in any Unit. 4. No noxious or offensive activity shall be carried on in any Unit, nor shall anything be done therein, either willfully or negligently, which may be or become an annoyance or nuisance to the other Unit Owners or Occupants. 5. Draperies, blinds or shades must be installed by each Unit Owner on all windows of his Unit and must be maintained in said windows at all times. 6. Fire and burglar alarm systems may not be installed within the Unit without the prior written consent of the Board. 7. All refuse must be properly placed in bins provided therefore. 8. No group tour or exhibition of any Unit or its contents shall be conducted, nor shall any auctions or sales be held in any Unit without the consent of the Board or its Managing Agent. 9. No Unit Owner shall use or permit to be brought into or stored in the Building, any inflammable oils or fluids such as gasoline, kerosene, naptha, benzene or other explosives or articles deemed hazardous to life, limb or property, without in each case obtaining written consent of the Board. 10. Unit Owners, their families, guests, servants, employees, visitors or licensees shall not at any time or for any reason whatsoever enter upon or attempt to enter upon the roof of the Buildings. 11. No Unit Owner shall do any act or place any object in his Unit, which would create a structural hazard or endanger the structure of the Buildings or adjacent Units. 12. All radio, television or other electrical equipment of any kind or nature installed or used in each Unit shall fully comply with all rules, regulations, requirements or recommendations of the public authorities having jurisdiction, and the Unit Owner alone shall be liable for any damage caused by any radio, television or other electrical equipment in such Unit Owners Unit. 13. Each Unit Owner shall keep his Unit in a good state of preservation and cleanliness, and shall not sweep or throw, permit to be swept or thrown, or allow to fall therefrom or from the doors or windows thereof, any dirt, other substance or thing.

12 14. All damage to the Buildings or Common Elements caused by the moving or carrying of any article therein shall be paid for by the Unit Owner responsible for the presence of such article. 15. Except as otherwise provided in the By-Laws, no walkways or outside doors or windows of the Buildings shall be decorated or furnished by any Unit Owner in any manner. 16. No trailers, boats, oversized recreational vehicles, trucks or campers are to be permitted on or in the Common Elements, except as may be parked or stored in areas so designated. No automobile belonging to a Unit Owner or to a member of a Unit Owners family or employee or guests of a Unit Owner shall be parked in such manner as to impede or to prevent ready access to any parking area. The Unit Owners, their employees, servants, agents, visitors, licensees and the Owners family shall obey the parking regulations posted in all parking areas and any other traffic regulations published therein and in the future for the safety, comfort and convenience of the Unit Owners. 17. A Unit Owner shall not use, nor shall he permit his family, guests or invitees to use, parking spaces of other Unit Owners, if so designated. Unit Owners cars shall not be parked in parking spaces designated for guests, if any. The Board and its managing agent shall have the right to remove such vehicles parking in violation of this rule or any other rule at the expense of the respective owners thereof, or take other appropriate means to see that such wrongful parking is not repeated. 18. The greens and walkways around the buildings and the entrances to the Units shall not be obstructed or used for any purpose other than ingress to and egress from the Units. 19. Failure to make prompt payment of Common Expenses is a violation of these Rules and Regulations. Unless otherwise indicated by the Board, each violation of these Rules and Regulations shall result in the imposition of a fine in the amount of $25.00