Greenpointe II Condominium Association Policies & Procedures During the past several years, the Condominium Association has developed a set of policies and procedures, which are used to govern the day to day activities of the community. This list is not intended to be a complete listing of all the restrictions included in the Master Deed and Bylaws of the Association, but is a listing of the most commonly violated practices. A review of the Master Deed and Bylaws will assist the reader in identifying other restrictions. Please review the following and direct any questions to the Association Manager at Kramer-Triad Management Group, L.L.C. I. CO-OWNER RESPONSIBILITIES Association Assessment Payments Due Date: The monthly assessment is due on the FIRST (1 st ) of the month and is considered Late if postmarked after the tenth (10 th ) of the month. Late Charge: A Late Charge of $25.00 is assessed for any payment that is late. This penalty must be paid by the end of the month or additional late charge will be assessed the following month. Application of Payments: All payments are first applied to Fines, Late Charges and Miscellaneous Charges, and then to Assessments. Therefore, any payment received that is not payment of all current charges, in full, will result in a balance due in Assessments. If this balance due is equal to or greater than $25.00 (the amount of the late charge) an additional late charge will be assessed on the Tenth (10) of the following month. Collection Policy: Association Fees are due and payable on the 1 st of the month. Payments not postmarked by the 10 th will be charged a $25.00 late fee. Co-owners delinquent at the end of the month are subject to having a lien placed on their unit as security for collection of the Association fee. The cost of this lien, all late charges and all collection associated legal costs are charged to the co-owner s account and become part of the total amount due before the lien will be discharged. Co-owners who have had a lien filed against their unit are subject to the commencement of foreclosure proceedings. Like the lien procedure, all costs associated with the foreclosure process are charged to the co-owner s account. Foreclosure can result in the sale of the property to satisfy these charges - 1 -
Parking General: Each unit has a two-vehicle garage. The documents state that all vehicles must be parked in the garage or in the driveway. Street parking is very limited and should be used for very short-term parking and never overnight, on trash pick up day or on days when the snow plows may be present. Additional parking is available at the pool cabana parking lot. Commercial Vehicles: No commercial vehicles are allowed to be parked in the driveways, carports, lots or on the streets of the community. Vehicle Storage: No vehicles are allowed to be stored on the grounds at any time. Stored vehicles are identified as vehicles not driven frequently, vehicles with flat tires, vehicles that do not run, vehicles with expired license plates, etc. Pets Leashed & Chained: All pets must be on a hand held leash when out of the unit. Pets are not allowed to be chained to a unit, porch, fence, tree or to any other object in the community. Violators will be warned and fined for repeated violations. Clean Up: It is the responsibility of each pet owner to immediately pick up any pet droppings. These droppings should be flushed down the toilet and not placed in the trash. Violators will be warned and fined for repeated violations. Noise: Each pet owner is responsible for the actions of their pets, including any noise created by the pet. Owners of noisy pets that continuously disturb other co-owners will be required to remove the pet from the unit. Damage: Pet owners are responsible for any damage done to Association property by their pet. Windows and Doorwalls Each co-owner is responsible for the appearance of their windows and doorwall. Once the mullion strips (the strips that create the pane effect) are broken or deteriorated, the window must be replaced. Normally, only the glass must be replaced (not the entire sash and frame). However, many co-owners find it more economical to replace the entire window, with a more energy efficient window, when the mullions are deteriorated. - 2 -
Basement windows may be removed and replaced with clear opaque glass block. All basement windows must be changed to allow this modification. A list of companies that have worked on Crosswinds of Farmington Hills windows before can be acquired by calling Kramer-Triad Management Group, L.L.C. Swimming Pool General Information: The swimming pool is normally open from Memorial Day Weekend through the week following Labor Day Weekend. Hours are 10:00 AM until 9:00 PM, seven (7) days per week. There is no one allowed in the pool area before opening or after closing. The pool is not available for private parties. Please read the Pool Rules and Regulations. A copy is posted at the pool Tennis Courts General Information The tennis courts are for the use of residents and their guests only. Other than tennis, NO OTHER ACTIVITIES ARE ALLOWED ON THE TENNIS COURTS. This includes skating, volleyball, soccer, etc. The tennis courts are only available when the nets are up. Appropriate shoes must be worn on the courts at all times. Signs NO SIGNS ARE ALLOWED TO BE DISPLAYED ON THE COMMON ELEMENTS OF THE ASSOCIATION OR IN ANY UNIT THAT MAY BE SEEN FROM THE COMMON ELEMENTS OF THE ASSOCIATION. This includes For Sale signs on units or vehicles. Signs on the common elements are subject to removal and disposal without notice. Violators will be fined without warning. - 3 -
Open House Sign Policy In order to facilitate an effective method of advertising condominium units for sale at Greenpointe II, while continuing to adhere to the Master Deed and Bylaws of the Association, the following resolution is passed by the Board of Directors: 1. No OPEN HOUSE or FOR SALE signs are allowed on the condominium grounds or in any unit, vehicle, carport or garage, as per the Master Deed and Bylaws of the Association. 2. As an alternative, Sellers and Realtors can place an OPEN HOUSE sign on the South side of 14 Mile Road, across from the Association s entrance. This sign may have colored balloons attached that correspond to the same colored balloons that are displayed at the entrance to the unit that is for sale. 3. The sign and balloons may only be displayed on Sundays, from 12:00 PM to 5:00PM and during other periods as approved, from time to time, by the Board of Directors. 4. Signs and balloons must be removed as soon as the open house is over. Any signs found on the property that does not comply with this policy will be removed immediately and disposed of at the co-owner s expense. II. ARCHITECTURAL CONTROL Alterations and Modifications No co-owner shall make alterations in exterior appearance, make structural modifications to his unit, or make any changes to the Common Elements, limited or general, without the express written approval of the Directors. III. ADMINISTRATION AND ENFORCEMENT OF RULES Complaint Procedure and Violation Enforcement Steps All complaints shall be made in writing to the Property Manager before complaints will be investigated. Upon receipt of a written complaint, a letter will be issued to the violating co-owner indicating the nature of the violation (date, time and place of violation where applicable) and advising of the violator s right to a hearing. If the violator agrees and corrects the violation, the case is closed. If, however, the coowner continues the violation and makes no effort to correct the violation, the Association will assess a monetary penalty. The violating co-owner has 7 days to accept the fine (due with the next monthly maintenance fee) or request a hearing before the Board. - 4 -
The Board s decision, when rendered, is final. If decided against the co-owner, the penalty will be due with the next regular monthly maintenance fee following the Board s decision. Failure to pay assessed fines when due will result in a lien being filed against the violator s unit. All costs incurred in collecting a delinquent account, including the cost of filing and discharging a lien, together with legal fees, shall be charged to the violating co-owner s account. Refusal to satisfy the lien shall result in foreclosure of the lien. Fines & Penalties 1. First Violation: Warning with no fine levied. 2. Second Violation: Twenty Five Dollars ($25.00) 3. Third Violation: Fifty Dollars ($50.00) 4. Fourth and Subsequent Violations: One Hundred Dollars ($100.00) Fines will be levied according to the Complaint Procedure and Violation Enforcement steps. As it relates to vehicles parked improperly the fines are as follows: 1. First Violation: Warning with no fine levied. 2. Second Violation: Fifty Dollars ($50.00) 3. Third Violation: One Hundred Dollars ($100.00) 4. Fourth Violation: Tow vehicle at owners expense CONDOMINIUM ASSOCIATION BUDGETS BUDGETS AND ASSESSMENTS The Board of Directors meets each fall to prepare the annual operating budget for the next fiscal year. Estimates are made regarding expenses for the coming yea from contractors and from the current year experience. The Board then reviews, modifies, and ultimately approved a budget for the year. A copy of the budget is then sent to all the co-owners the first of December. Each condominium association s operating budget provides for the daily operation and maintenance of the community. This includes expenses form administration, utilities, building repair and maintenance, landscape and grounds, insurance and taxes, and replacement reserve funding. The replacement reserve account is used for long-term maintenance work and replacement of physical components that are the responsibility of the association. These expenses may include by not be limited to asphalt paving, concrete replacement for walks and porches, gutter and downspout replacement, exterior light fixtures, and roof replacement. The reserve may also be used for emergencies. We have reserved space in the book for placement of your association s current budget. Please place it in the handbook when your receive it. - 5 -
CONDOMINIUM ASSOCIATIONS MONTHLY ASSESSMENT FEES Each condominium association s budget is funded by the co-owner monthly assessment fee sometimes referred to as dues or maintenance fees. These fees are calculated according to the percentage of value assigned to each unit in the master deed. Greenpointe II has four different percentage of values and therefore four different monthly fees. Coupon books for these fees are ordered and sent to each co-owner before the beginning of the new fiscal year. When receiving the coupon you should check to make sure the address of the unit is correct and the fee amount matches with the amount shown on the copy of the budget you received. If the information is not correct, contact the Management Company to order a new book. If you sell your unit during the year, you should pass on the coupon book to the new owner. Checks should be made out in the name of the association and mailed to Greenpointe II Condominium Association, c/o the address on the coupon, along with the coupon. If you do not have a coupon, please send your payment to 3131 Professional Drive, Ann Arbor, MI 48104. The prompt payment of assessments by all co-owners is critical to the financial integrity of the community. All monthly assessments are due on the 1 st day of the month. Payments received after the 10 th of the month are subject to a $25.00 late charge. Payments not received prior to the 1 st day of the following month can be sent to the association s attorney for filing of a lien and collection. - 6 -
HOUSEHOLD HINTS AND TIPS The Household Hints and Tips are part of the Maintenance Section of the Homeowner s Handbook. Some information contained is duplicated in other Sections of the Handbook but the Board of Directors felt it was important to also reference some items in this section as well. This section contains General hints to be considered while living in Greenpointe II. It is our hope that you will find this information helpful should you have questions about your Greenpointe II Condominium Association home. General General Common Elements Some examples of the General Common Elements are the land, electrical wiring (up to the electric meter), plumbing network to and from the unit (does not include electrical wiring or plumbing within the unit, nor fixtures), foundations, sump pumps, main exterior walls including roofs, etc. It is normally the responsibility of the Association to maintain and repair the General Common Elements Limited Common Elements Some examples of Limited Common Elements are individual patio areas, interior electrical and plumbing, air conditioning units, interior wall surfaces and doors, appliances, furnaces, hot water heaters, etc. Limited Common Elements are generally for the exclusive use and enjoyment of the Co-owner and the repair/maintenance/replacement is the coowners responsibility. Mechanical Systems and Fixtures These normally are within your home and are yours to maintain and repair. For example, you are responsible for replacement of grouting around your bathtub, toilet seals, electrical outlets and switches, floor tiling, carpeting, etc. If you have any concern over problems that are the responsibility of the Association to repair, mail in a written work order or submit the request online at www.kramertriad.com. Any work performed by the Association s employees or contractors that is the responsibility of the individual co-owner or caused by the co-owner s negligence shall be billed to the coowner (payable to Greenpointe II). Electrical: Each home is equipped with SMOKE DETECTORS wired tot he electrical system which is required by the building code. Please test the unit on a regular basis by depressing the test button located on the face of the unit. Replace defective units immediately. It is recommended you supplement these detectors with additional battery models in case of electrical fire. - 7 -
Any loss of power to electrical appliances or lights may be caused by the CIRCUIT BREAKER. A circuit breaker will trip in the event that the wiring circuit amperage capacity has been exceeded. This may be due to too many electrical devises or appliances on a single circuit. In some cases, the devise or appliance may be defective. Locate the circuit breaker box in your home (usually in the basement or utility area) and make sure the breakers are all engaged. If a breaker shows red or off it is not engaged. If the problem seems more severe, call Detroit Edison at 800-447-4747. Never touch the circuit breaker panel in the event of basement flooding at risk of electrocution! Your OUTSIDE OUTLETS, BATHROOM AND SOME KITCHEN OUTLETS are generally on the Ground Fault Interrupter (GFI) circuit. This is an additional safeguard to shut off power to the circuit in case of a malfunction. If you outlets in those areas don t work, it could be because the ground fault interrupter switch is off. The switch or circuit breaker for the GFI is located on one of the outlets (usually in a bathroom). Find the outlet that includes the switch and click it back on. If it trips again, then you need assistance due to a malfunction in the circuit. HEATING AND AIR-CONDITIONING Your FURNACE has a filter which should be changed frequently (some believe as often as once per month). The filters are not expensive and may be purchased at most hardware stores. There are also replaceable filters that you can remove, clean, and replace for the furnace. Check you local supplier. An annual inspection and cleaning by a qualified heating/cooling contractor can help avoid problems during the heating season. To protect against a unit freeze up during the winter due to an malfunctioning furnace you might purchase a LIGHT WITH AN IN-LINE THERMOSTAT and install it near a window when leaving for a weekend or more (or even overnight). Ask a neighbor to keep an eye on the window for you. If the temperature in your home goes below that set on the thermostat, the light will go on alerting the neighbor there is a problem. This could save much expense and inconvenience caused by frozen pipes upon your return. If you smell NATURAL GAS, call Consumers Power at (800) 477-5050. If you have FURNACE OR AIR CONDITIONING PROBLEMS, call the contractor whose label appears on the furnace, or another contractor of your choice. You should visually inspect your AIR CONDITIONING compressor located outside your unit. It is important the unit is stable and level. Soil erosion may cause the compressor to hang by the piping. This can damage the compressor and lead to costly repairs. Place patio blocks or additional soil under compressors as may be required. In the event of loss of cool air from the air conditioning, check that the compressor is running. The compressor is equipped with an external fuse box that may require a new fuse. If the compressor is running and no cool air is expelled, the freon may have to be recharged by a professional contractor. The air conditioning will cause condensation of water that is normally discarded via PVC tubing into the basement or utility room drain. Be sure this - 8 -
tube is not clogged. Just like the furnace, an annual inspection and service by a qualified heating/cooling contractor can help avoid problems during the season. PLUMBING You really must locate and know how to shut off the WATER VALVE to your individual unit. There are generally shut off valves on the pipe coming from the main line and another shut off where the pipes go the second story in the townhouse units. If you unit has the main shut off for the building (usually by the water meter) make sure you know which valve is your so you don t shut off water to the entire building in case of an emergency in your unit. If you are leaving your home over night during a cold spell in the winter it is recommended you TURN THE WATER OFF to your unit. If you are leaving for a weekend or more, you might also drain the water lines. This is accomplished by turning off the water off, go the faucet at the lowest point of your system and turn it on along with the faucet at the highest point in the system. This will save much damage and inconvenience if a pipe were to freeze while you are away. It could be the difference between a few hundred dollars damage and a major loss of Tens of Thousands of Dollars. You are required to shut off the water to and drain the OUTSIDE FAUCETS and water lines for your condominium unit in the Fall of each year. This is done by closing the valve to the outside faucets located in your basement and opening the outside valve to drain the water out. It is recommended you leave the outside faucet open in case water is trapped somehow in the line. If the undrained outside waterline breaks, the association will not be responsible for the repair and damage! TRASH AND RECYCLING TRASH day is Wednesday. DO NOT PUT TRASH OR RECYCLING OUT ON TUESDAY NIGHTS! This is in violation of association policy and creates a large mess when the animals have an opportunity to go through it all night. The association has a RECYCLING PROGRAM in place. Please refer to the recycling guidelines provided by the trash hauler included with the recycling container or call the number below. For questions regarding special pick up of items, please contact Great Lakes Waste at 800-858-0089-9 -