CONTINENTAL HOUSE CONDOMINIUM ASSOCIATION A Guide to Condominium Living House Rules and Schedule of Fees

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1 CONTINENTAL HOUSE CONDOMINIUM ASSOCIATION A Guide to Condominium Living House Rules and Schedule of Fees Revised and adopted by the Board 8/5/2016 The Board of Directors has prepared this list of house rules as a guideline to help maintain a quiet and peaceful living environment for all of us to enjoy. Please help contribute to this atmosphere by being aware of the rules and following the guidelines. 1. All residents shall observe and comply with laws and ordinances governing public safety, health and sanitation. In accordance with the Clear Air Act, all common areas of the building have been designated as No Smoking Zones. Lighting of any smoking product or carrying of a smoking product is prohibited in the common areas or in limited common areas of the Continental House. Anyone smoking inside a private unit shall make sure that doors and windows to the hallways in that unit are closed and ventilation fans are turned on to prevent smoke from fouling the air in common areas or the private units of others. It is the responsibility of the owners of the unit where smoking is occurring, to make sure that neither the smoke from their unit or its odor is invading other units or the common areas. 2. To avoid theft and/or damage to personal effects, all residents shall keep apartment and locker doors locked at all times. 3. Residents shall ensure that all doors leading to the exterior of the building are locked at all times, are not to be left propped open, and shall not permit entry to the building of any person unknown or unidentifiable to them. Residents are responsible for the activities, damage, or theft for anyone that they let into the building without possession of a key. 4. All common area hallway windows shall remain closed in winter months, or in freezing weather conditions. 5. Individual unit locks (cylinders) must be rekeyed to the Association s building master MEDECO key at the owner s expense either upon sale and/or when the owner wishes to change the locks, as well as cam locks replaced at the mailbox to match the unit and master key. The Association s locksmith Bulger Safe & Lock can be reached at to schedule service. 6. With the authority as outlined in the Declaration Section XV Entry for Repairs, Board or its agents have the right to enter apartments and limited common elements when necessary and in connection with any maintenance, inspection, repair, landscaping or construction for which the Board is responsible. Owners will be provided with at least a minimum 48-hours notice when access is needed into their unit, unless in the case of an emergency. If access is refused after reasonable notice, the cost of obtaining entry may be assessed to that Apartment. 7. The keys (including magnetic keys, key fobs, key cards) for the building access and the garage door openers are the property of the Association and are issued to residents for their use. Owners shall not issue or loan keys and garage openers to non-residents; including, but not limited to, service personnel and real estate agents. The Board may, at its sole discretion, issue keys to non-residents under special circumstances, such as relatives or close, responsible friends of residents, requiring access when the resident is ill or out of town. Contact the Management Company for appropriate key request forms. 1

2 Should key fobs or garage opener devices wear out, be destroyed, lost, stolen, or cease to function because of misuse or abuse, it shall be replaced at the owner s expense. At the discretion of the Board, but not more often than each year, an inventory may be taken of all keys and garage door openers. Owners shall present all keys and openers to the office for checking during the period specified by the Board. The Board of Directors shall have the final say regarding any issue of security, keys, fobs, and garage door openers. 8. All service personnel (including, but not limited to: repair or delivery persons, laundry/dry cleaners, cleaning persons, real estate agents, construction persons) should be let into the building by the owners to be visited, when possible. In the event that it is not possible for the owner to let the service people in or out of the building, arrangements by the owner should be made with management to let in the guest during office hours (Monday Friday from 9 AM 5 PM). Fees may be incurred by the Association for providing access on the owner s behalf. All construction related and other large & possibly messy items (appliances, carpet, repair person s tools) shall be brought into the building or removed from the building through the A- Deck parking area, while continually under the direct supervision of the intended recipient owner; not through the front door. Owners are also responsible for the immediate clean up of any mess caused by visitors and service providers. Under no circumstances are residents to give or lend their building access device or devices to service people. If it has been discovered that this has been done, the manager or any Board Member is authorized and should confiscate the said device from the service person. Once confiscated, the confiscated device will be returned to the owner or resident only upon paying the penalty imposed by the Board. All Construction, repair and maintenance work performed in the building and on the grounds (with exception for service persons working on core building facilities & infrastructure) shall be limited to the hours of 8:00 AM and 4:30 PM, Monday Friday (excluding holidays) unless arrangements are made with the manager or Board for unusual situations. Building residents are permitted to perform work themselves at any time so long as disturbance to the neighbors is controlled. Such work by owners outside of the hours of 8:00 AM to 4:30 PM, Monday Friday is to stop immediately if the manager or the Board determines the disturbance to be excessive. Outside contractors shall coordinate procedures with our manager or Board prior to beginning work. Owners will be responsible for supervising their contractors, including entrance to and exiting from the building. Any mess caused by workers needs to be cleaned up immediately, throughout the day, and after they are done each day. Refer to Unit Remodel Policy for details. Owner water shut-off requests require a minimum 72 business hours notice, unless in the case of an emergency. Contact the Management Company for water shut-off request form. 9. The Continental House Association shall be responsible for maintenance and expenses of all common and limited common areas of the building as defined in our Declaration of Condominium. The exterior of the building shall be under complete control of the Association through their Board. Upgrades above normal replacements in hallways shall be under the control of the owners of that floor, provided that any improvements must be approved by the Board and unanimously approved by all owners on that floor. Any improvements accomplished by any one floor at their expense shall not exclude said floor owners from their liability to maintain or improve the other common areas unless exclusion is approved by the Association. 2

3 10. In the event that any construction or renovation work within the individually owned unit involves common area elements (common area elements within the unit would include, but not be limited to, plumbing, electrical, vents and building structural members), then prior approval by the Association Board of Directors will be required. Should any proposed construction or renovation, in the sole opinion of the Board, be so complex as to warrant outside expertise any cost incurred by the Board shall be reimbursed by the owner contemplating such work. The Board may, from time to time, appoint a Construction Committee to advise it. 11. In the event that individual unit owners would like to replace their flooring with solid surface flooring, they are required to follow the solid surface flooring policy and renovation guideline documents available from the management company. The documents outline the solid surface flooring specifications and test procedures before and after installing the floors. 12. When solid surface flooring testing is required, the individual unit owners below the unit that is replacing the solid surface flooring are required to provide the unit owner or management company access to their unit for testing purposes before and after the installation. Access to the lower unit must be granted within 30 days of notification of testing. 13. Individual unit owners will be responsible for the cost of maintaining or replacing sliding doors and windows, if they are leaking sufficiently to cause damage to the building walls or structure or to any part of other units. The Board will be responsible for determining the need for such maintenance or repair. Although the owner will be the contracting party with the vendor and installer, replacement work shall be subject to oversight by the Board. The design and exterior appearance of replacement windows must be consistent with all applicable codes and with the outward appearance of the existing windows in the building, and must be approved in advance by the Board. Nothing here and contained shall impose any liability upon any owner for past damages or defects that may have been in place prior to this rule change May 28, The Continental House window specification by WJE is on file in the office. It includes a list of approved window manufacturers, and a list of contractors and installers. 14. Reference is made to our Declaration of Condominium, Section XIX Restriction on Conveyance of Apartment. It is our intent that this be an owner occupied building. The Board of Directors shall not approve the sale of any unit that will not be owner occupied. 15. Article XIX (B) outlines the sale/rental notice process, which provides that when Owners would like to sell or rent an Apartment, they must first submit notice of the intent to sell or rent the apartment to each member of the Board. The notice must include the terms of the proposed sale or lease and the contact information for the proposed buyer or tenant. Under Article XIX(C), within 10 days of the last Board member receiving notice, the Board either: 1) consents to the proposed sale or lease; or 2) designates another buyer or tenant who is willing to accept the terms of the proposed sale or lease within 15 days. The Owner can either accept or reject the Board s designated buyer or tenant. If rejected, the Owner cannot move forward with selling or leasing to the buyer or tenant they originally proposed and would instead need to start the process over again if they wanted to continue to try and sell or rent the Apartment. If the Board does not respond with 10 days, or if the Board designated buyer or tenant cannot meet the 15 days deadline, the sale or lease is deemed approved. 16. Owners must fill out and return to management 1-week prior to unit being placed on the market for sale a Notice of Sale form. At the time a resale certificate required by RCW is requested by an owner, a fee based on the options selected upon ordering shall be paid for its preparation. 3

4 17. Each unit will be required to have a Resale Checklist Inspection completed by a certified home inspector prior to any offer being accepted on the unit. Any deficiencies found during the inspection will be reported to the seller, and noted on the Resale Certificate. Refer to Unit Resale Checklist for details. 18. Minimum lease term is 1-year, and no unit owner may lease/rent less than the entire unit; roommates are permitted. Timesharing is prohibited. All lease/rental agreements shall be in writing and be subject to the Declaration and Bylaws. Prior to entering into a lease/rental agreement with any tenant the owner is required to have all tenants over the age of 18 screened for both background and credit checks, at the owner or tenant's cost. A receipt showing the screening report was performed shall be provided to the Management Company for the Association s records. All lease/rental agreements must be provided to the Management Company prior to the tenant(s) moving in, along with the name(s), phone numbers, and information regarding the tenant(s). This is important in case of emergency and to provide information regarding rule changes, meetings, etc. (The lease/rental agreement will be kept with the Association records.) All tenants must sign a lease/rental agreement under which they agree to comply with the provisions of the Declaration, Bylaws, Warranty and Rules and Regulations of the Association. The owner is responsible for any fines, fees or damage to Common Areas caused by the tenant or their guests whether or not the tenant was in violation of the lease/rental agreement or any Rules or Regulations. Lease/rental of a unit does not constitute a waiver or relinquishment of the owner's responsibilities as specified in the Declaration, Warranty, Bylaws or Rules and Regulations. 19. The Continental House Association Board and owners shall be forbidden to discriminate on impermissible grounds as delineated in the Fair Housing Act, 42 USC section 3604 and Washington s civil right statutes as stated in the RCW section (1)(c). 20. Owners shall provide a minimum notice of 72 hours of the scheduled day and time for moving into or out of the building. All moves (in or out of the building) are to be scheduled through the Management Company. A moving fee of $ will be incurred by the unit owner at each change in occupancy. This fee will be collected upfront, and covers both the move-in/out. Refer to Move Procedures policy for specific details. 21. As required by Article IV of our By-Laws, our Board of Directors consists of seven members with staggered terms. Every Board Member must be a qualified voting member of the Association of Apartment Owners as provided in Article 11 of the said By-Laws. Those interested in serving on the Board should contact the Management Company. 22. Residents shall not permit children to play in the common areas of the building. 23. No one shall be permitted on the roof of the building with the exception of maintenance personnel and their escort (manager, Board Member, etc.). 24. Residents and guests shall refrain from loud talking and unnecessary noise in apartments and common areas of the building. Quiet hours are from 10:30 PM 7:00 AM. 4

5 25. Noisy dishwashers, disposals, clothes washers and dryers and other appliances shall not be operated between 10:30 PM and 7:00 AM. 26. The Hobby Room shall be closed and off limits between the hours of 9:00 PM 7:30 AM, except by prior approval of the Board. 27. Garbage: trash is to be disposed through the trash chute on each floor, trash should be bagged securely (double-bagged when necessary, so not to leave a mess in the hallway from the unit to the trash chute), and never force trash into the chute opening. Loose items or oversized bags need to be carried to the trash room located on B-Deck for proper disposal. Never place boxes or loose material in the chute. 28. Recycling: beginning January 1, 2005, City of Seattle Ordinance prohibits recyclable paper, cardboard, glass and plastic bottles, and aluminum and tin cans in garbage containers (this includes cans, detachable containers and drop boxes). Food-soiled paper is not recyclable. The City will conduct random visual inspections, and if significant amounts of yard waste are found dumped in the garbage, additional collection charges will be levied. Always break down your boxes before leaving them in the trash room. If there is no room left in the bins, take your garbage to the outside staging area. Recycling guidelines are posted in the trash room and also in the outside trash area. Any fines levied on the Continental House by the City will be the responsibility of the individuals that placed the recyclables in the garbage, if those individuals are identified. Such individuals will also be subject to Continental House fines as defined below, in addition to the fines of the City levies. 29. Compost: beginning January 1, 2015 by Seattle Municipal Code , the following are not allowed in the garbage: all food waste, pizza boxes, paper towels and paper napkins. The City will conduct random visual inspections, and if significant amounts of yard waste are found dumped in the garbage, additional collection charges will be levied. Yard Waste guidelines are posted by bins. Any fines levied on the Continental House by the City will be the responsibility of the individuals that placed the compost in the garbage, if those individuals are identified. Such individuals will also be subject to Continental House fines as defined below, in addition to the fines of the City levies. 30. Owners at their own expense may install the following doorbell in place of their existing doorbell: GE Battery-Operated Wireless Door Chime Battery-Operated-Wireless-Chime/dp/B00LA3CUE0 31. All stoves must be electric stoves. Individual units are not allowed to install gas stoves. 32. All fireplaces must be equipped with an on/off switch and blower fan. No fireplaces may be controlled by a thermostat. Units with fireplaces that have a thermostat, or are without a blower fan must be brought up to standard at the time when replacement, repairs, and/or remodeling of the fireplace occurs. 33. Residents shall use exhaust fans when using the range to keep the hallways free of cooking odors. A slight opening of an outside window will make the exhaust fans more effective. 5

6 34. Residents shall park in their assigned stalls and advise visitors on the use of guest parking spaces. Conduct of guests shall be the responsibility of the host. Guest parking spaces are for the use of short-term visitors and brief stops by residents. All contractors, deliveries, and long term guests must park on the city street or in the resident s parking area. Reminder: All contractors and deliveries must load/unload on A-Deck parking level with owner supervision; in such a manner as to not block access to other cars or pedestrian traffic. Any vehicle blocking the driveway or garages shall be towed at the vehicle owner s expense. Parking violations are a finable offense. 35. Residents are responsible for cleaning up any spills in their parking spaces. If the spill is fluid from a car, it must be cleaned up the same day as the warning. More than 1 warning per parking space will result in a fine. Any damage to the paint in the storage unit or garage resulting from leaking fluids from a car will be the responsibility of the parking stall owner. 36. Parking spaces (including those within the garage, exterior reserved 101 stall, guest stalls and car wash stall) shall only be used for parking operable passenger motor vehicles. Trucks, commercial vehicles, trailers, boats, and/or motor homes are specifically prohibited. 37. The car wash parking stall shall only be used when washing a vehicle. Any car parking there for more than a car wash will be towed. 38. The Board may require removal of any vehicle (and any other personal property) improperly stored in parking spaces, and if not removed the Board shall cause removal at the risk and expense of the owner. 39. Garage parking spaces shall not be leased or subleased to a non-resident. 40. Owners are responsible for the security of their property located in the garage. Vehicles and storage should be locked at all times. The Association assumes no liability or responsibility for any vehicle parked in the garages or for any property stored therein. 41. Vehicle mechanical work shall not be undertaken on the property, including the garage and/or parking stalls. 42. Motor oil, coolant, grease spills, leaks or drippings are the clean-up responsibility of the owner or resident to whom the stall is assigned. 43. Owners at their own expense may install the following parking stop in their assigned parking stall(s): Wheelstops.cfm. Product Specification: 06Q3121/CG - 6' charcoal gray wheel stop with 3 anchor plates. Only two-part epoxy shall be used for gluing down parking stop in assigned stall. Owners can purchase two-part epoxy at local hardware store. Absolutely NO penetrating bolts, spikes, etc. shall be used for securing parking stop in assigned stall. 44. Existing metal storage cabinets that were approved by the Board to be installed in the Owner s assigned parking stall(s) prior to this rules revision are permitted to remain, but must be removed at the time the unit sells. In an effort to maintain uniformity, the Board requires the desired storage unit to be submitted to CWD for approval by the board prior to purchasing or installing the storage unit in a parking space. 6

7 45. No one shall throw anything out of the windows or from the lanais (decks). Rugs, brooms, or mops are not to be shaken off the lanais (decks) and potted plants are not to be emptied from the lanais (decks). 46. Barbeque grills are restricted to gas or electric models only. No wood burning or charcoal burning grills, fire pits and/or open flames are allowed. 47. No pets are permitted in the building (with the exception of aquarium fauna), including the pets of guests. 48. Intimidation and/or verbal abuse between any residents or visitors to the building, in the common areas, will not be allowed. Further, intimidation and/or verbal abuse of contractors or service people doing work for the Association will not be allowed anywhere on the Continental House property, including within individual units. 49. No unit shall be used in such a manner as to interfere with the enjoyment of other residents, nor shall any nuisance be permitted to occur in a unit; with the exception of construction related noise during allowable hours and as permitted by the Board. 50. Littering in the lawns and other common areas with items such as cigarette butts, bottles, cans, and other debris is strictly prohibited. 51. All living units are to be used solely as private residences. 52. No living unit or parking area is to be used in such a manner as to cause said property or any part thereof to be uninsurable. 53. No garage or rummage sales are allowed. 54. No rubbish or debris of any kind shall be permitted to accumulate anywhere within any unit so that in the opinion of the Board it creates a health or fire hazard. Note: this in no case means that the Board has the right to enter private units for the sole purpose of inspecting for rubbish or debris. 55. Personal items are not to be left in the common areas. This includes, but is not limited to: donated items for charitable or other organizations, floor mats in the hall, etc. 56. Actions of homeowners that result in damages to Association facilities and/or common areas will result in charges being levied to the homeowner for repair of such damages in addition to penalty fees levied by the Association defined below for that violation. 57. No laundry of any kind may be hung on, from, or within any patio, lanai, or balcony area, so as to be visible from the common area or street. 58. Nothing shall be affixed to the exterior of the building (walls, deck railings, etc.) such as, but not limited to: planter hooks, feeders, hanging decor, etc. 59. Storage locker content shall be self contained and not invade the common area, or other lockers. Storage items must provide at least 18 inches in clearance of the sprinkler heads above. 7

8 60. Shopping carts shall be used only for transporting goods to and from the garage and unit. Carts are to be promptly returned to the garage deck they were acquired from after use, and shall at no time be left in the common area hallways. Great care is to be taken in not damaging any portion of common areas while using the carts. 61. Any costs incurred by the Association in enforcing any of its Rules and Regulation or the Covenants, Conditions Restrictions and Reservations (CCR&R s) will be assessed to the owner of the unit involved. The Board may give written notice of the violation, and state a reasonable period of time for correcting the violation. If the violation is not corrected within the time stated, the Board may itself make the correction, and any costs incurred in connection wherewith shall be imposed on the unit owner and added to the monthly assessment for the first month following the correction. Payment of such costs shall be enforced in the same manner as is provided for the enforcement of assessments. 62. Schedule for Fines and Liens A). 1 st violation of a rule or regulation = $50.00 fine B). each successive violation of the same rule within one calendar year or for failure to second violation of a rule = $ fine remedy The owner receiving a violation assessment may appeal to the Board in writing or in person at the next scheduled Board meeting. Payment is due on the first of the month following Board notice of the violation or on the first of the month following the Board meeting in which the violation is appealed, whichever is later. Liens will be placed against units owing the Association a balance (including all dues, assessments, fines, interest, fees and other charges) equivalent to six months or more in monthly dues. 8