NORTHLAKE CONDOMINIUMS HOMEOWNERS ASSOCIATION

Transcription

1 NORTHLAKE CONDOMINIUMS HOMEOWNERS ASSOCIATION These guidelines are intended for all Northlake Condominium resident owners, absentee owners, and their resident tenants and all their respective guests. This guide is designed only as a reference and is not intended to replace the Declaration of Codes, Covenants & Restrictions (CC&R's), which govern the Northlake Condominiums Homeowners Association. Page 1 of 9

2 INTRODUCTION Northlake is a condominium complex consisting of 59 units of various sizes, housed in eight separate buildings. The units are individually owned, with each owner having an undivided interest in the "common area" of the property as a whole. All Northlake owners are members of the Northlake Condominium Association and pay a monthly assessment for the maintenance of the "common area" property. Some Association members are "absentee owners", who do not live on the premises, and who rent their units to tenants: It is the responsibility of owners to give a copy of the CC&R's and this booklet of guidelines to their tenants. Northlake employs an off-site manager who is responsible for the day-to-day operation of the Association, which includes all aspects of Association finances, i.e., soliciting bids for required work, and regularly inspecting the property. BOARD OF DIRECTORS Each year, at the annual meeting, the members of the Association elect a Board of Directors to represent their affairs. There are five Board members, each serving a two-year term. The terms are staggered, with two or three new directors being elected at each meeting. Board of Directors members are volunteers who are prohibited by law from accepting compensation. Regular meetings of the Board of Directors are quarterly. Homeowners are urged to attend meetings of the Association. You may contact Management for time, date, and location of meetings (see below). Homeowners may submit suggestions regarding policy or management matters to the management company, who will pass them on to the board for their consideration. PROPERTY MANAGEMENT Management Firm: Community Management Services, Inc. (CMS) 1935 Dry Creek Rd. Suite 203 Campbell, CA Office & 24HR Emergency Fax cs@communitymanagement.com Property Manager: Mike Brasil, CACM Office Hours: 8am-5pm Page 2 of 9

3 When calling the management company afterhours, follow the prompts and provide the following information: State that the call is from Northlake Unit number Your name and phone number to call back Whether it is an emergency requiring immediate attention or an item that could be handled the next working day Emergency procedures include access to after hours and weekend-contracted services for such things as plumbing and electrical emergencies. Routine calls and maintenance issues are best handled during regular business hours. After hour calls are expensive, and any calls for owner maintained components, will be charged to the owner as a reimbursement assessment. UNIT USE RULES The Northlake Codes, Covenants & Restrictions (CC&R's) and Bylaws are agreements under which we live and with which all owners need to be familiar. If any contradictions surface between the official documents and this guide, the official documents shall prevail. Northlake Condominiums operate under the provisions set forth in the CC&R's. The CC&R's establish a plan of condominium ownership, which must be acknowledged and complied with by all homeowners, residents, guests and users of the facilities. Further regulations may be imposed by vote of the Board of Directors. The use of any and all facilities, including individual units, for commercial or business purposes is prohibited. Owners are responsible for good maintenance within their unit, on balconies, yards, and the garage spaces. Owners are liable for damage to property of others and the common area, caused by their (or their guests) negligence. Common area problems or unsafe conditions must be reported to the management company (CMS). No one may make any common area repair without first checking with the property manager. The maintenance and repair of the appliances, plumbing and electrical fixtures within units is generally the responsibility of the owner. Page 3 of 9

4 MOVING IN /OUT Please avoid blocking garage entrances when moving in or out. No large trucks may be brought into the complex walkways - small pickups or vans only please. The main walkway is to be used for the purpose of moving furniture with small sized vehicles. It is not intended for use of carrying groceries, passengers, etc. to units. Contact management regarding having the pole unlocked when moving. Allow at least 48 hours notice. The homeowner is responsible for any damage done while using the walkway. Notify the post office and correspondents of address change. Contact the post office regarding mailbox keys. Contact PG&E and the telephone company for appropriate arrangements for utilities. Contact Management to unlock the utility closets for service people. Time must be scheduled to coordinate with the service people. Allow at least 24 hours notice. HOMEOWNERS DUES All payments for HOA dues are payable by check made out to: Northlake HOA. It is necessary to include the tear-off top portion of the dues statement include the unit number on the check. Payments are remitted in the Heritage Bank envelope furnished with the monthly statement. Their address is on the statement. All payments are to be made to the bank via US Mail and are due by the first of the month. A late charge will be applied if not received by the bank by the fifteenth (15) of the month. Sending payments to Management will delay posting of dues payment. Automatic payment service of dues is available. Contact Management for the appropriate form GENERAL COURTESIES Please consider the common area as your personal property and give due respect. Your cooperation will help maintain lower maintenance costs and monthly dues. 1. Damage to Association property is chargeable to the responsible unit owner, including tampering with irrigation heads, time clocks, valves, pumps, garage switches, etc. Page 4 of 9

5 2. Please be sure all garbage is placed in the bins. Trash outside the bins is not picked up by our trash disposal service. 3. Please respect those that live around you. Some noises may be irritating to neighbors. If an annoyance occurs, please work out your differences with your neighbors. 4. At no time shall combustibles (i.e., gasoline), toxic or hazardous chemicals be stored on the premises, including the garage. 5. No storage of goods (household items, mops, furniture, barbecue accessories, boxes, dead plants, recycling bins, etc.) will be permitted outside of a unit in the common area, such as patios, shared walkways, stair-landings, etc. Clotheslines or racks are not allowed, nor can towels, swimsuits, etc. be draped or hung over railings of the common area. 6. Please do not litter or permit your guests to do so. Keep paper, beverage containers, cigarette butts, etc. out of the common areas. 7. The overhead garage gate and entrance doors are to be kept locked at all times, except when in immediate use. Garage security is very important. 8. No bicycles, roller skates/blades, skateboards, etc. will be permitted to be used at any time in the common area. Walkways are not to be used for recreational purposes. 9. No throwing, kicking, hitting, or tossing of balls of any kind nor any other throwing-type objects shall be permitted in the common area. 10. The main walkway is to be used for the purpose of moving furniture when the proper size vehicle is used, van or small truck). It is not intended for use of carrying groceries, passengers, etc. 11. Trees and shrubbery must not be used as climbing objects or play area. SECURITY/EMERGENCIES Be security conscious. Be aware of any unusual activities around the common area and garage. Report all questionable people on the complex premises to the police. Do not "challenge" strangers. Keep all outside doors and gates locked at all times, including garage and pool gate. Do not store valuables in your vehicle. Page 5 of 9

6 Keys for entries, including the pool, must not be reproduced. For security, the number of keys is best kept to a minimum in order to help keep entry out of the hands of unauthorized persons. Therefore, it is important that owners ensure that they recover keys from departing tenants. It is strongly recommended to comply with the property management's request to fill out the Homeowner Information Form sent periodically. This is a valuable aid in the event of an emergency. NOISE Please be considerate of your neighbors. Do not permit excessive or prolonged noise or any other nuisance or act which may disturb others, particularly during the summer months when entertaining outdoors or when windows are more likely to be open. Excessive noise or neighbor disputes should be handled by those involved. However, if this has been tried and does not produce results, a call to the San Jose Police Department is requested. If this still does not produce results, a signed complaint with the date the police were called, and the unit address, must be submitted to the Northlake Homeowners Association Board, via the Management. FENCES & ALL EXTERIOR IMPROVEMENTS Damage caused by owners negligence, such as trees in the private patios rubbing against the building or fences, spraying paint, abuse to gates or fences, general abuse, including damage to exterior fences, asphalt, concrete, signs, sidewalks, landscape, equipment, sprinkler system, lighting, etc., will be the responsibility of the unit owner. PETS Pets are subject at all times to the ordinances of the city of San Jose. Limit of one (1) ordinary household pet per unit (i.e., dog, cat, bird). Pets are not to be kept for commercial purposes. No pet weighing more than twenty (20) pounds may be kept on the property. No pet shall be allowed in the common area, except while on a leash held by a person capable of controlling it. It is the owner's responsibility to clean up after pet "accidents" in the common area. Page 6 of 9

7 SATELLITE DISHES, ANTENNAS, ETC. No TV antennas, CB's, mast towers, etc. may be erected. Owners must contact property management for the procedures regarding satellite dishes. WINDOWS AND SCREENS Broken windows must be repaired immediately. Screens must be kept up and in good repair. Screen doors must match the window frames. Screen doors should be generic in type and in general, match other doors in the building. POOL/SPA/SAUNA RULES Official Pool Season: May 1 thru October 31 Pool/Spa/Sauna Hours: Sunday - Thursday Friday - Saturday 6am - 10pm 6am - 11pm 1. Use recreational facility at your own risk. 2. No lifeguard is on duty. 3. No glass or breakable containers allowed in pool/spa/ sauna area. 4. No cutoffs allowed in the pool/spa this is to keep threads/strings out of the pool/spa filters. 5 No nude bathing or sunbathing allowed. 6. No running, excessive splashing or horseplay. Frisbees, rafts, skateboards, skates, balls, etc. are not permitted in the pool/spa area. 7. Pool/spa gates are to be locked at all times. 8. An adult must accompany persons under sixteen (16) years of age. Anyone accompanying a guest must be eighteen (18) years or older. Page 7 of 9

8 9. Only four (4) guests per condominium. The resident must accompany guest(s). 10. Hairpins, barrettes, etc. must be removed before entering. 11. No animals allowed in the pool/spa/sauna area. 12. Last person leaving the sauna/restrooms is requested to turn off lights and heaters. Please make sure spa is covered before leaving the pool area, even if you did not remove the cover. 13. Radios or other personal listening devices are to be of headset type. No loud radios or other loud music is allowed in the area. 14. Persons with severe colds, draining nostrils, skin diseases, bandages or dressings, open wounds or sores, communicable diseases or other health problems shall not enter the swimming pool/spa/sauna. 15. Babies are to wear special swim-diapers. 16. The solar panels are to be operated only by authorized personnel. Residents are not to adjust panel fittings. 17. The Association, is not liable for injuries or accidents which members and their guests may suffer through their own carelessness or negligence on the part of any person; nor responsible for damage to or loss of personal belongings of any member or guest. 18. In addition to the previous rules, all posted regulations in the pool/spa/sauna area shall be observed and followed. 19. Violations of rules should be reported to management. PARKING 1. Each homeowner is provided garage parking space(s) as purchased by each homeowner. Unauthorized use of space will be subject to towing without notice at owner's expense. 2. There are a very limited number of "extra" parking spaces and at times, these are available to rent to owners. Page 8 of 9

9 3. Any vehicle left stored (unused/inoperable) for more than a couple of weeks will be subject to tow. 4. No vehicle should overhang the painted parking lines defining the parking spaces. 5. Red curb areas are for emergency vehicles only. Any vehicle in the red zone will be subject to tow without notice at the owner's expense. 6. No commercial trucks, RV's, trailers, boats, or other commercial vehicles are allowed to remain on the community property. These vehicles will be subject to tow at owner's expense. 7. Bicycles are not permitted to be parked on lawns, sidewalks, stairs, or stair landings. 8. All parking outside of the garage is for the exclusive use of guests and not to be used by residents. Resident vehicles parked here are subject to towing without notice at the owner's expense. 9. Head-in parking only. Do not back into parking places, including guest-parking area. 10. No major repairs, including oil changes to vehicles, are allowed in parking areas. Care is to be taken to keep paving free of substances such as oil, gas, etc. Drip pans are required for each garage parking space. Used motor oil or other vehicle fluids must be properly disposed of by the user. 11. Residents must contact management for a Guest Parking Permit for out-of-town guests to use the visitors parking area in excess of 24 hours. No guest's vehicle may be parked in guest parking more than two times in any one week. (Monday 12:01am - Sunday 12 midnight) VIOLATION PROCEDURES Under normal circumstances, violations to the CC&R's, Bylaws and other regulations will be reported to management and result in a letter to the appropriate unit owner, requesting correction of the violation within a given time period. Should correction not be made within the time specified, Board action will be taken (which may include a fine [or fines], legal action, repair, etc.). Management will advise the unit owner of the action taken by the Board. The owner has fifteen (15) days from the date of the finding to appear to the Board. (The Board reserves the right to issue immediate parking violations that will result in fines and/or having the vehicle in violation towed at the owner's expense.) NOTE: It is the unit owner's responsibility to inform and ensure guests abide by the parking regulations and all other community rules, as the unit owner is responsible for guests/invitees per the CC&R's. Page 9 of 9