Lake Easter Estates Condominiums

Transcription

1 Condominiums Rules & Regulations Approved September 2011 President: Secretary:

2 Contents PREFACE... 3 PURPOSE... 3 ENFORCEMENT... 3 COMPLAINTS... 3 RULES AND REGULATIONS ) DUES & ASSESSMENTS ) LEASING & SELLING ) LIMITED COMMON AREAS ) REPAIRS AND OUTSIDE SERVICE PEOPLE ) OWNER/EMPLOYEE RELATIONS ) EXTERIOR APPEARANCE ) COMMON AREAS ) POOL AND POOL AREA ) PARKING ) OVERSIZED/UNUSUAL VEHICLES ) PROHIBITED DISCHARGES INTO LAKE EASTER ) ISLANDS ) GARBAGE DUMPSTERS RECYCLING ) NOISE AND ODOR POLLUTION ) ANIMALS/PETS ) GRILLS AND TIKI TORCHES FINES WATER SHUT OFF MAILBOXES ATTACMENT A - MAILBOX ASSIGNMENTS ATTACMENT B Rules & Regulations Violation Form Page 2 of 14 (September 2011)

3 PREFACE This handbook has been compiled by your Condominium Board of Directors and will be revised from time to time. It is regrettable that condo living makes so many rules necessary; however, it is hoped that these rules will be voluntarily complied with. If not, they will be enforced by the Property Manager with the backing of the Board of Directors, which has the legal responsibility for enforcement. This community is not a resort hotel, but a jointly owned property which is home for most owners. Those who are not pleased with a particular rule are urged to cooperate for the overall good. PURPOSE The purpose of these House Rules is: (1) to control those problems that make living in our complex less enjoyable than it might be; and (2) to make our units aesthetically more livable and/or sellable. ENFORCEMENT Every owner and resident shall comply strictly with the rules and regulations. Failure to comply shall be grounds for an action to recover sums due for damages and/or a fine. COMPLAINTS Any and all complaints must be submitted in writing to the Board of Directors or Property Manager for action. RULES AND REGULATIONS 1) DUES & ASSESSMENTS a) Monthly dues and assessments are payable on the first of the month. Balances are delinquent if payment in full is not received by the 15 th day of the month. A delinquent balance will result in a late fee of $50.00 per month on any unpaid balance. b) When a balance has become delinquent for a period of sixty (60) days from the date payment was due, a lien may be filed. If no payment is received within thirty (30) days from the date of a lien filing, the delinquent account may be turned over to an attorney for collection. The delinquent owner will also be assessed any and all collection charges. Page 3 of 14 (September 2011)

4 2) LEASING & SELLING a) In the event any owner of a unit rents, leases, or sells the same, the Board and the Property Manager shall be given written notice of such action, together with the name and address of the lessee, renter, or purchaser. Failure to give notice may result in a fine. (See Fines ) b) When leasing or renting a unit, it is the owner s responsibility to notify the tenants of the rules and regulations of the Condominium Association. Should any tenant violate any of the rules of the Association, the owner will be held financially and legally responsible. A statement indicating that the tenant is to comply with the Declaration, By-Laws, and House Rules should be inserted in any lease or rental agreement and acknowledged by the tenant. A copy of this signed statement shall be submitted to the Property Manager within 30 days of occupancy. Failure to provide this signed statement may result in a fine. (See Fines ) c) Once a unit has been leased or rented, any and all unit privileges transfer to the tenant and are no longer available to the off-site owner. 3) LIMITED COMMON AREAS a) All owners, residents and guests are asked to please keep off the limited common areas (patios, sidewalks, and decks) that belong to your neighbors. Care of patios and lower decks are the responsibility of the owner and resident. This includes painting, repairs, and replacement. 4) REPAIRS AND OUTSIDE SERVICE PEOPLE a) NO owner/resident, under any circumstance, may cause any non Board approved permanent changes to be made to the exterior of any unit. Permanent is defined as being in the same location or condition more than seven (7) days. b) If an owner desires to make an external change, then a detailed plan of that modification must be submitted in writing to the Board of Directors. This includes, but is not limited to: installing satellite dishes; cable or any other external wiring; sub-basements; enlarging or painting decks; installing hot tubs; adding boat docks; replacing windows; attaching flower boxes, replacing decks; etc.. The request must be approved, in writing, by the Board PRIOR to any work being started. A signed copy of the approved request will be provided to the owner. c) All exterior surfaces of a unit must be painted in colors approved by the Board of Directors. d) Any exterior or interior work done on a unit must be performed between 8AM and 6PM, unless arrangements are made with your neighbor on each side. In an emergency repair situation, contact the Property Manager. Page 4 of 14 (September 2011)

5 5) OWNER/EMPLOYEE RELATIONS a) NO owner, resident, or guest shall direct or reprimand any employee of the Association or any contractor working under the direction of the Manager, including the gardeners. Any work request or criticism should be taken directly to the Property Manager. Association employees are not permitted to perform any personal services for owners or residents during the regular working hours except on orders of the Property Manager. 6) EXTERIOR APPEARANCE a) All window coverings must be white or ivory when viewed from outside. Any modifications to window coverings must be approved by the Board of Directors. b) NO wood piles, newspaper piles, or garbage of any description may ever be stored in any common area (including front entry, under decks, or between buildings, etc.) No firewood may be stored on the parking lot (garage) side of the unit. c) Please keep garage doors closed. d) NO towels, laundry, etc., may be draped over balconies. e) Cross arm real estate sign posts are prohibited at Lake Easter. One real estate sign may be posted in the upstairs bedroom window or on the garage. They can be no larger than approximately 18 by 24. The only other signs that can be displayed on or around a unit are security/alarm company notification signs. 7) COMMON AREAS a) Common Areas belong to all unit owners. Lack of space dictates that no ball games of any kind: badminton, darts, soft ball, etc., can be allowed. No conduct that is destructive such as making access holes in the fence, kicking out boards, damaging the lawn, etc., will be tolerated. No individual garage sales are permitted. b) Since there is no established play area, there will be no playing on paved areas, and no playing of team sports of any kind on the common areas. When actions are objectionable or considered a nuisance, the Property Manager will be notified and a complaint filed with the owner. It will be the responsibility of the resident to correct this situation immediately, c) Per city and fire codes, the crawl space under each unit cannot be enclosed in any way, nor can it be used for any type of storage or living space. The only allowed items in the crawl space are floor insulation and ground vapor barrier. d) NO owner, resident, or guest may use the driveway or parking area east of the three-bedroom units or north of the two-bedroom units for any purpose other than access to garages, units, or parking. Areas under decks or between units cannot be used for play areas, games, storage, etc. e) NO fishing is allowed from the waterfront areas. Page 5 of 14 (September 2011)

6 8) POOL AND POOL AREA a) Any person using the pool that is 12 years old or younger MUST be accompanied by a resident 18 yrs or older. There must be 2 persons present in the pool area in order for persons 13 to 17 years old to use the pool. b) Pet(s) will NOT be allowed in the pool or pool area. c) Smoking in the pool area is NOT permitted. d) NO running or rough play in the pool or pool area. Hard balls, frisbees, rubber rafts, or other large inflatable devises are NOT allowed in the pool or pool area. e) NO jeans, cutoffs, thong swimwear, lingerie etc. in the pool. Proper swimming attire should be worn at all times in the pool and pool area. f) NO glass is allowed in the pool area. There will be NO drinking, eating, or smoking in the pool itself. Pool users are responsible for cleaning up and properly disposing of all trash around the pool area. g) NO overnight sleep-outs on the pool deck. h) Noise level must be kept to a minimum, not to exceed normal conversational level. No radios or tape decks are allowed in the pool area, except those being used with earphones. i) Pool safety equipment must be kept in its place and only used for emergencies. j) Any owner/resident wishing to have a private pool party must request the permission of the Board at least one (1) week in advance by completing a pool reservation form. Forms are available from the Property Manager. During pool parties the pool will remain open to all residents. k) The pool gates are to remain locked at all times. Entry and exit is by key only. At the time the locks were installed owners were given two keys. Owners are responsible for providing those keys to their renters or to hand them over to subsequent owners. The keys are the sole responsibility of the owner and replacement for any reason will have a replacement cost of $25 per key. l) Climbing over the gates or fences is not allowed and will not be tolerated. m) The pool rules posed in the pool area will be enforced. Pool use is limited to owners, residents, and guests only. Owners/residents must inform guests of all pool rules and accompany guests who use the pool. Guests will be asked to leave if not accompanied by a resident or if the pool rules are being violated. If you have rented your unit, you, your friends, and relatives may NOT come back to use the pool. Our first consideration is to our residents and their use and enjoyment of the pool. There is no Life Guard. The use of the pool is at the owner s, resident s, or guest s own risk. Any owner or resident has the authority to ensure the pool rules are followed. Also any owner or resident will have the authority to contact the Property Manager, contact our security company, and/or initiate police action by calling 911, if necessary, to maintain observance of any of the pool rules. Page 6 of 14 (September 2011)

7 Pool hours will be posted in the pool area and will be enforced. Owners may be fined (See Fines ) if they, their guests or tenants do not follow these rules. 9) PARKING a) Owners, residents, and your guests please practice consideration for your neighbors. Don t block their driveway or garage doors. It is the responsibility of each owner/resident to notify their guests of rules concerning parking and to advise them of the location of the guest parking area. b) Oil dripping onto your parking space(s) must be cleaned up. Any oil spills must be cleaned by the owner/resident. If oil spills are cleaned up by other personnel, the owner/resident will be billed. c) THREE BEDROOM UNITS: Owners/residents have their garage and the space in front of their garage as assigned parking, as well as a designated space next to the curb. d) TWO BEDROOM UNITS: Because of the limited parking on the two-bedroom side, each unit is assigned two (2) parking spaces. For units 29, 31, 43 and 44, the two spaces are the one in the garage and the space in front of the garage. For all other units, the two spaces are the one in the garage and the one assigned and marked with the owner s/resident s address. Should an owner/resident decide to use the garage for something other than parking, that space is lost for parking. Due to fire codes, absolutely NO parking is permitted at any time in front of the garage doors with the exception of Units 29, 31, 43, and 44, who have no assigned space. e) NO PARKING: The no parking areas are just that no parking at any time. Cars parked in those spaces will be towed away at the owner s/resident s expense and the offending homeowner may be fined. (See Fines ) f) SPEED LIMIT: Five (5) miles per hour. 10) OVERSIZED/UNUSUAL VEHICLES a) NO recreational vehicles (campers, boats, trailers, etc) may be stored or parked in any parking space other than the enclosed garage. b) NO EXTRAORDINARY MAINTENANCE of any vehicle is allowed in driveways or common areas. c) NO trailer or oversized truck may be parked in the common area. NO junk, inoperative, or unsightly vehicle, or other vehicle on which current registration plates are not displayed, shall be kept upon any of the parking spaces. Any such trailer or vehicle will be towed away at the owner s risk and expense. d) Only licensed operative vehicles (with current tabs) commonly used for daily transportation may be parked on limited common or common area grounds. Unsightly, inoperative vehicles will be towed away at the owner s risk and expense. Page 7 of 14 (September 2011)

8 e) Should a vehicle be left in one of the guest spaces for more than 48 hours, without permission from the Board of Directors, it will be towed away at the owner s risk and expense. f) Small boats, etc., must be identified with the owner s/resident s unit number and must be stored either in the owner s/resident s garage or hung under their back deck; not in the general common area or parking area. Such boats may be floating in the lake when not in use. Any boat which is no longer deemed safe to operate by the Board of Directors must be removed from the lake and/or the owner s premises. Should the owner/resident fail to comply with the Board request, the Board may contract to have the boat removed at the owner s expense. 11) PROHIBITED DISCHARGES INTO LAKE EASTER a) Due to new Federal, State, County, and local ordinances, water from any car washing/rinsing is no longer allowed to drain into Lake Easter. The result of these ordinances is that NO one is allowed to wash/rinse their vehicles in any of the paved parking areas at Lake Easter. It is also against the law to flush oil, paint, or other chemicals down the drains or sewers or place it in the dumpsters. drains are storm drains that run directly into the lake. Any violators/polluters may be fined. (See Fines ) 12) ISLANDS a) The islands in the parking area are maintained by and the responsibility of the gardeners or other board approved individuals. Any work of art that an owner/resident may wish to install must be submitted in writing to the Board of Directors prior to installation. Failure to notify the Board of Directors and failure to receive proper approval from the Board of Directors may result in removal at the owner s expense and possible fine(s). (See Fines ) When winter sets in, all unsightly plants are to be removed and the patio and deck area are to be cleaned. The cleaning of decks and patios is each owner s/resident s responsibility. Should the owner/ resident fail to keep these areas in acceptable appearance, the Board of Directors may contract to have the work done at the owner s expense. 13) GARBAGE DUMPSTERS RECYCLING a) Recycling is an important part of life at Lake Easter. To make it easier on yourself, separate your trash from recyclables on a daily basis. b) Place all trash/non-recyclable items inside of the dumpsters. Please make certain all items are secured in plastic bags and disposed in garbage dumpsters. It is the owner s/resident s responsibility to keep the areas around the dumpsters clean and orderly, so please do not throw items over the enclosure. Always close the lid after use. Remodeling trash cannot be put into the dumpsters. c) All animal feces must be wrapped before being deposited in a dumpster. This includes cat box contents. d) Unused household possessions, mattresses, box springs, furniture, ironing boards, metal, or large items left in or outside the dumpsters will not be picked up by the disposal company. Take any of these items to a refuse center. Page 8 of 14 (September 2011)

9 e) Lake Easter has implemented on-site recycling. These recycle bins are for clean recyclable items including: newspapers, writing paper, mail, magazines, phone books, paper board, card board, aluminum and tin cans, and #1 and #2 plastic bottles and jugs and clean glass. Cardboard boxes MUST be broken down and flattened before putting them in the recycling bin. For recycle locations for larger items or for more information on recycling please contact the Property Manager. Please be aware than non-residents sometimes use our dumpsters to get rid of their garbage. Report their license numbers to a member of the Board or to the Property Manager. Anyone violating these rules will be charged the removal fee and may be fined. (See Fines ) 14) NOISE AND ODOR POLLUTION a) All precautionary measures must be taken to keep from disturbing the peace and quiet to which your neighbors and fellow homeowners are entitled. b) Do not operate any sound producing instrument (radios, TVs, stereos, organs, etc.) above conversational loudness. c) The use of radios, TVs, etc. on the lanais is prohibited above conversational level, as the sound carries into many of the surrounding units. d) NO noxious or offensive odors, cooking or other, are allowed. Should an owner, resident, or their guest deprive their neighbor of the right to peace, a written notification will be sent upon receipt of the first complaint. If the problem persists, the offending unit owner may be fined per noise occurrence. (See Fines ) 15) ANIMALS/PETS a) Prudence must be used when exercising and curbing your pet. All dogs that are allowed outside a unit must be on a leash. Any and all animal feces must be picked up, wrapped and disposed in the dumpster. All outdoor litter boxes are prohibited. b) Continuous barking of dogs is not allowed. c) Should any owner/resident complain about a pet not being kept on a leash outside the unit, feces not being picked up immediately and disposed of properly, or a pet creating a nuisance, the offending unit owner will receive a written warning of the complaint. If the problem persists the offending unit owner may be fined. (See Fines ) The board may at any time require the removal of any animal in which it finds, at its sole discretion, is disturbing other owners/residents unreasonably, and may exercise this authority for specific animals, even though other animals are permitted to remain. Page 9 of 14 (September 2011)

10 d) DO NOT FEED geese, ducks, squirrels, or any other wildlife animal. Our lawns and sidewalks have become unsightly with their droppings, our lake is polluted from them, and our beds dug up by them. All bird seed feeders are prohibited. These exterior food sources contribute to the rodent problem. Each violator is subject to being fined. (See Fines ) 16) GRILLS AND TIKI TORCHES a) Due to insurance restrictions, all charcoal grills, fire pits, and all open flame torches (i.e. tiki torches) are no longer allowed. b) Propane grills are acceptable and must be moved to an open area when in use. FINES In addition to all other remedies provided by law, by the Declaration, or by the Bylaws, the Board, upon majority vote of its members, said vote recorded by Secretary in the official minutes, may fine a unit owner, upon service of fifteen (15) days notice in the manner provided below, the sum of thirty ($30) dollars for failure to comply with any rule or regulation contained in the Declaration, the Bylaws, or other rules and regulations formerly passed by the Board. If, within the fifteen (15) day period, the rule or regulation is not complied with to the satisfaction of the Board, or a representative designated by the Board, the Board may fine the unit owner, upon service of a second fifteen (15) day notice, an additional sum of one hundred ($100) dollars; and a sum of one hundred ($100) dollars more for each consecutive thirty (30) day period the rule or regulation is not complied with. At any time after expiration of the fifteen (15) day period in the second fifteen (15) day notice, the Board may, and together with or in additional to all other remedies in the Declaration, Bylaws, Rules and Regulations, and law, sue the unit owner to enjoin the wrongful activity and/or for damages in an effort to bring the owner into compliance. The unit owner shall be liable for reasonable attorney s fees and legal costs for this action whether or not a trial ensues. Any fine herein shall be assessed of a unit owner regardless of whether he or she, or his or her renter is in violation of a rule or regulation. In the case of a rental situation, the renter as well as the unit owner shall be served with notice. Any fine assessed herein shall be charged as a special assessment to the unit owner and shall be paid and enforced in accordance with the Declaration and Bylaws. Upon written notice personally delivered or sent by mail to the Board president or association property manager ten (10) days prior to a scheduled meeting of the Board, a unit owner who has been assessed a fine may petition a hearing of the Board for that meeting to seek modification or extinguishment of the fine. The petition must be heard by the Board no later than the second Board meeting after the fine is assessed or the petition is automatically denied. For the purposes of this paragraph, the unit owner shall ascertain the Board meeting s date and time, and shall provide notice as indicated above sufficiently in advance to qualify for the hearing. Page 10 of 14 (September 2011)

11 The hearing of the unit owner s petition before the Board is limited to ten minutes, whereupon the Board shall dispose of the petition by a majority of vote, said vote recorded by the Secretary in the official minutes. WATER SHUT OFF Each building is serviced by one water shut off valve. If you are doing repairs to your unit and need to turn off the water, please give 24 hour notice to each owner/resident in that building that you will be turning off the water and for how long. In case of an emergency, first turn off the water, then inform each owner/resident of the building. MAILBOXES Each unit has been assigned a secure mailbox located at the entrance of the complex (see attachment A at end of these rules for box assignment). There are several large enclosed boxes for package delivery and a secure place to put outgoing mail. When you have an item in the parcel locker, you will have a key placed into your mailbox. The key tag will specify which parcel locker your item has been placed into (#1P or #2P). Once you place the key into the parcel locker, remove your item and leave the key in the lock. DO NOT TRY TO REMOVE THE PARCEL LOCKER KEY AFTER IT HAS BEEN INSERTED INTO THE LOCK. ONLY YOUR CARRIER CAN REMOVE THE KEY. An owner/resident can duplicate their key. If all the keys are lost the owner/resident must contact the Federal Way Post Office to get a new one at a cost of $ The repair/replacement of a damaged lock is the responsibility of the owner. If the work is not started within 30 days of being reported to the Property Manager, the work will be contracted out and the cost charged to the owner. Page 11 of 14 (September 2011)

12 ATTACMENT A - MAILBOX ASSIGNMENTS th Pl th Pl th Pl #1 #9 # th Pl th Pl th Pl #2 #10 # th Pl th Pl th Pl #3 #11 # th Pl th Pl th Pl #4 #12 #4 Outgoing th Pl #5 Mail # th Pl th Pl #6 #13 # th Pl th Pl #7 #14 # th Pl th Pl #8 #15 #8 Parcel th Pl #16 Parcel Locker Parcel Locker A Locker C B Page 12 of 14 (September 2011)

13 MAILBOX ASSIGNMENTS th Pl th th #9 #1 # th Pl th th #10 #2 # th Pl th th #11 #3 # th Pl th th #12 #4 #12 Outgoing th Outgoing Mail #5 Mail th Pl th th #13 #6 # th Pl th th #14 #7 # th Pl th th #15 #8 # th Pl th #16 #16 Parcel Parcel Locker Parcel Locker E Locker D F Page 13 of 14 (September 2011)

14 ATTACMENT B Rules & Regulations Violation Form 1. Violation of section number / paragraph pertaining to: 2. Violator s name & unit # (if known) 3. Time and Date of violation 4. Location of violation 5. Description of violation, events and names of witnesses. 6. Your name and unit # Send to: Condominium Association C/O Zaran Sayre & Associates Pacific Highway S. Federal Way, WA Issuse #: 6/27/2011 Page 14 of 14 (September 2011)