Property Manager : Jacki Wells Rules & Regulations 3102 Oak Lawn Ave, Suite 202 Dallas, TX 75219 Phone 214-451-5473 The following rules and regulations apply to all Unit Owners, tenants, occupants, residents and guests or invitees of Unit Owners or occupants: 1. Except as otherwise provided in Rule No. 15, any common sidewalks, driveways, hallways and entrances shall not be obstructed or used for any purpose other than ingress to and egress from the Units. 2. Except as otherwise provided in Rule No. 15, no article shall be left on or in any of the General Common Elements (other than parking spaces) except for those articles of personal property which are the common property of all the Unit Owners. 3. For safety reasons, driveways, parking areas, trees, walls and fences shall not be used as play areas. Reasonable play activities will be permitted on the sidewalks and breezeways, provided entrances and stairwells are not blocked or obstructed in any manner. For example, climbing walls and/or trees andbuildings forts are not considered reasonable play. Activities such as skateboarding, roller-blading, skating, bicycle riding and any other such hazardous activities, which may jeopardize the safety or other residents or guests, are prohibited in the common elements. Reasonable care shall be exercised to avoid making or permitting to be made loud, disturbing or objectionable noises when playing. Toys, games and any other items related to play activities must be removed from the common elements when play is complete, and the play area must be left in ta neat and clean condition. 4. Residents must park in their assigned spaces only. If a resident owns more than two (2) vehicles, he/she must contact the managing agent to obtain approval to park in unassigned spaces. Anyone who violates this Rule No. 4 is subject to having his or her vehicle towed at the expense of the vehicle owner and/or the Unit Owner or occupant. Page 1 of 7
5. Except as otherwise provided in Rule No. 15, no decoration or article shall be place upon and no work of any kind shall be done on the exterior building walls or doors or on the General Common Elements. Such decoration and work is the responsibility of the Association. No changes may be made in the Limited Common Elements except with the prior written approval of the Board of Directors. No wall, floors, ceilings or any other structural item may be removed or altered in any Unit without the prior written approval of the Board of Directors. 6. No wiring for electrical or telephone installation or for any other purpose, no television or radio antennae, and no machines or window air conditioners may be installed on the exterior of the Property or be installed in such manner that they protrude through the walls or the roof of the building or are otherwise visible from the ground, except as may be expressly authorized in writing by the Board of Directors. 7. Use of any facilities on the Property will be made in such manner as to respect the rights and privileges of others. The Board of Directors shall have the right to abate all nuisances. 8. Loud, disturbing or objectionable noises are prohibited. Musical instruments, stereos, CD players, radios, phonographs, television sets, amplifiers and any other instruments or devices must be used or played so as not to disturb residents and guests. 9. Garbage and trash, including cigarette butts, shall be disposed of only in approved trash receptacles provided by the Association. No trash shall be stacked or left outside of Units or on patios, nor shall trash be stacked outside of the trash receptacles or on stairways or walkways. 10. Cats, dogs or other animals (e.g., birds or reptiles) (hereinafter for brevity termed animals ) shall be kept in such a manner so as not to disturb others. If an animal becomes a nuisance, as determined in the sole discretion of the Board of Directors, the Unit Owner, resident and/or person having control of the animal shall be given a written notice by the Board of Directors to correct the problem or, if not corrected, the Unit Owner, resident and/or person having control of the animal, upon written notice, will be required to remove the animal. No animal is permitted outside of a Unit unless on a leash and accompanied by a person capable of controlling the pet. Dogs are not permitted to be left unattended on patios or balconies when residents are not physically present in the Unit. Pets are not allowed in the pool or Jacuzzi areas, even if on a leash. Animal feces are to be immediately removed from the Common Elements by the custodian of the pet. Page 2 of 7
11. Any damage to the Common Elements or common personal property caused by pets will be repaired by the Association at the expense of the pet owner. If the pet owner fails to reimburse the Association for the costs of any repair necessitated by a pet, the Unit Owner of the unit in which the pet was residing or visiting will be obligated to reimburse the Association for all costs of repair necessitated by the conduct of the pet. Furthermore, Unit Owners are responsible for any damage caused to the Common Elements or common personal property of the Association which is caused by the Owner or his tenants, guests, invitees or occupants. 12. All window treatments visible from the exterior of any Unit shall be of a neutral, white or off-white color. Sheets, blankets or towels, regardless of color, may not be hung in windows at any time. 13. No garments, towels, rugs or any other items may be hung from the exterior of the windows, balconies, walkways or the facades of the buildings or be draped over chairs to dry. 14. The term single-family as used in the By-Laws shall be defined to mean no more than four (4) persons occupying a two bedroom, two bath Unit, and no more than three (3) persons occupying a one (1) bedroom, study Unit on a permanent occupancy basis. For the purposes of this Paragraph, permanent occupancy shall be defined as any occupancy in excess of thirty (30) days not separated by intervals of at least six (6) months. 15. The structure or appearance of any patio, walkway, or balcony area shall not be modified or altered in any way. All patios, walkways and balconies shall be kept in a clean and neat condition, free from debris and refuse. Sliding screen doors may be installed in accordance with standards and specifications pre-approved by the Board. Patios, walkways and balconies shall not be used for storage purposes. No patio or balconies shall be fenced in, wired in or enclosed in any manner other than with a hardware mesh enclosure approved by the Board. A white sunshade, pre-approved by the Board, may be placed on balconies or patios. Contact should be made with the Board of Directors, through the managing agent, for specifications regarding approved screen doors, storm doors, sunshades and hardware mesh. The exterior door, patio, walkway or balcony appurtenant to a Unit may be decorated with wreaths, potted plants, hanging plants, windsocks, patio furniture and other items pre-approved by the Board so long as said items are maintained in a clean and neat condition and do not constitute a nuisance or threaten the security or safety of other residents of the Property. Page 3 of 7
(15) Bird houses, bird feeders and bird baths are not permitted to be placed on the patios/balconies or exterior portions of any Unit. Dead plants or empty flower pots are not permitted on the patios, balconies, walkways or flower boxes. All items placed in such areas shall be the responsibility of the occupant/unit Owner to maintain, repair and replace. If any patio, walkway or balcony appurtenant to a Unit becomes cluttered or unsightly in any manner, the Unit Owner and/or occupant shall be given notice of such fact by the Board of Directors and shall be required to correct such condition within five (5) days of the date of notice and if he fails to do so, then the Board of Directors may correct such discrepancy (including the removal of any unsightly items) and/or repair or refurbish the patio or balcony at the Unit Owner s expense. 16. Everyone using the pools and Jacuzzi shall abide by the posted Rules. Anyone using the pool, Jacuzzi and any other recreational facility does so at his or her own risk, and the Association assumes no liability or responsibility for any injury or death occurring as a result of such use. No running, yelling, diving or splashing is permitted in the pool or Jacuzzi areas. 17. Alcoholic beverages may not be consumed to excess in any of the General Common Elements nor shall any swearing or loud or boisterous conduct be permitted. 18. Commercial vehicles, vehicles with commercial writing on their exteriors, vehicles primarily used or designed for commercial purposes such as tractors, mobile homes, trailers (either with or without wheels), vehicles used primarily for recreational purposes such as campers, camper trailers, boat trailers, boats, jet skis and other watercraft, shall not be parked on the Property. Non-commercial vehicles used primarily for travel on roads and highways, such as motorcycles, mopeds, passenger automobiles, sports utility vehicles and pickup trucks are examples of vehicles which are allowed under this Rule. All vehicles must be in proper working condition with current registration and inspection stickers. Vehicles which are in poor aesthetic or physical condition, as determined by the Board of Directors, may not be parked on the Property. Any vehicle parked on the Property in violation of these Rules may be towed by the Board of Directors at the expense of the vehicle owner and/or the Unit Owner or occupant. 19. Each access to the attic of each building shall be locked at all times and only the Association or Managing Agent shall have the keys to the locks. The attics may not be used for storage or for any other purpose without the prior written approval of the Board of Directors. 20. No one may conduct a business, trade, garage sale, moving sale, rummage sale, or similar activity in or from any Unit or the Common Elements, except that residents may conduct business activities within the Unit so long as: Page 4 of 7
(a) the existence or operation of the business activity is not apparent or detectable from sight, sound, or smell from outside the Unit; (b) the business activity conforms to all zoning requirements for the (c) the business activity conforms to all city, state, and federal law with respect to the operation of a business; (d) the business activity does not involve regular visitation of the Unit by clients, customers, suppliers, or other business invitees or door-to-door solicitation of residents of the Property; and (e) the business activity is consistent with the residential character of the Property and does not constitute a nuisance, a hazardous or offensive use, or threaten the security or safety of other residents or the Property, as may be determined in the discretion of the Board of Directors. The term business and trade, as used in this provision, shall be constructed to have their ordinary, generally accepted meanings and shall include, without limitation, any occupation, work, or activity undertaken on an ongoing basis which involves the provision of goods and services to persons other than the provider s family and for which the provider receives a fee, compensation or other form of consideration, regardless of whether: (a) such activity is full or part-time, (b) such activity is intended to or does generate a profit, or (c) a license or permit is required. Notwithstanding the above, the leasing of a Unit shall not be considered a business trade or trade within the meaning of this Rule. 21. Bicycles may be stored or kept on the patio or balcony provided the bicycle is sitting or parked in an upright position. Bicycles may not be hung from the walls or ceilings of the patios or balconies or attached to the building in any manner. 22. Flyers and other notices, advertisements or materials may not be placed on any Unit door or other portion of the condominium property, except that such may be placed upon the bulletin board by the mailbox area for a reasonable time of not more than thirty (30) days. 23. Should any Owner, tenant, occupant, resident, guest or invitee violate any of these Rules or any portion of the Declaration or By-laws, the Board may, in addition to any other remedies provided in these Rules or in the Declaration, impose a fine or fines against the Owner, resident, occupant and unit. Page 5 of 7
(23) Any fine imposed and not paid shall constitute a lien on the Owner s Unit, shall be enforceable pursuant to Paragraph 20 of the Declaration and may be collected in the same manner as assessments under Paragraph 20 of the Declaration. 24. 1Satellite Dishes: Dishes installed may not be larger than one meter (39.37 inches) in diameter; must be mounted on either the unit s building roof or back patio; may only be installed on patios with a southern exposure or where the dish can be positioned in a southerly direction; may not be mounted in any unapproved location for any reason; may not be attached to the building s siding or stucco exterior; if attached, must be attached only to the patio railing or wood banister of the individual unit; and if not attached, must sit on the patio floor. Further, installation of the dish must not cause damage to the roof, patio railing or wood banister. If the wind should blow the dish off the roof, or the dish falls off the patio railing, and causes any type of damage, the Unit Owner will be held responsible for the damages. Wiring must be installed in a neat, unobtrusive and inconspicuous manner. Standard conduit painted to match the existing conduit must be used to cover the wiring. Dangling wires are not permitted. The Unit Owner, resident and/or person having control of the dish is required to contact the managing agent within 72 hours after the final dish installation to schedule an inspection to ensure these conditions have been met. 25. (1)Noise-Reducing Insulation for Wood Floors: (1) If flooring other than carpeting (including, but not limited to, hardwood, ceramic tile, marble) is installed in any unit above another unit, owners must install a noise reducing barrier, insulation or underlayment with a sound transmission coefficient of at least 54. (2) Pursuant to Article XI, Paragraph 7 of the By-Laws, prior to installing flooring other than carpeting, owners shall notify the Association s Board of Directors through the Association s managing agent of the intent to install such flooring and provide proof of the use of noise-reducing underlayment with a sound transmission coefficient of at least 54 and receive prior written approval from the Board to install such flooring. (1) Adopted by Board August 18, 2008 and filed in Dallas County as First Supplemental Certificate and Memorandum of Recording of Association Documents for 5310 Keller Springs Condominium Association (Doc #20080301747) 26. (2) Flagpoles: Flagpoles may not be installed, and flags may not be displayed by Owners or Occupants, on the Common Elements or any area, structure or improvement which must be maintained by the Association including Limited Common Elements. Notwithstanding the above, with the written permission of the Board, owners or residents may attach flagpoles to the wood siding on the unit s patio or balcony. Page 6 of 7
(26) The size of the flagpole and the flag displayed must be reasonable and not cause an annoyance to neighboring units. The responsibility for repairing any damage to the wood siding caused by the installation of a flagpole will be the owners. 27. (2) Solar Panels: Solar devices may not be installed by Owners or Occupants on the Common Elements or any area, structure or improvement which must be maintained by the Association including Limited Common Elements. 28. (2) Rain Barrels: Rain barrels or rainwater harvesting systems may not be installed by Owners or Occupants on the Common Elements. 29. (2) Religious Displays: (1) An owner may display or affix on the entry to the owner s or resident s dwelling one or more religious items the display of which is motivated by the owner s or resident s sincere religious belief. (2) If displaying or affixing of a religious item on the entry to the owner s or resident s dwelling violates any of the following covenants, the 5310 Keller Springs Condominium Association may remove the item displayed - (a) threatens the public health or safety; (b) violates a law; (c) contains language, graphics, or any display that is patently offensive to a passerby; (d) is in a location other than the entry door or door frame or extends past the outer edge of the door frame of the owner s or resident s dwelling; or (e) individually or in combination with each other religious item displayed or affixed on the entry door or door frame, has a total size of greater than 25 square inches. (3) No owner or resident is authorized to use a material or color for an entry door or door frame of the owner s or resident s dwelling or make an alteration to the entry door or door frame that is not authorized by the restrictive covenants or otherwise expressly approved by the 5310 Keller Springs Condominium Association. (4) The responsibility for repairing any damage to the entry door or door frame resulting from displaying or affixing a religious item to the entry door or door frame shall be the owners. The foregoing Regulations are subject to amendment and to the promulgation of further regulations 2 Adopted by Board October 13, 2011 and filed in Dallas County as Second Supplemental Certificate and Memorandum of Recording of Association Documents for 5310 Keller Springs Condominium Association (Doc #201100279909) Page 7 of 7