DRAFT!!!
Highlights Of The Condo Documents
Owners are expected to be familiar with the entire condo document. Our documents, when respected by all, set the stage for us to live as a community, respecting and appreciating each other. This is a synopsis, an expanded summary, but it is not a legal document; it is an attempt to organize the referenced legal documents which should be referred to in all matters of interpretation or application.
INTERIORS
�---Each unit owner is responsible for appliances, plumbing, and electrical fixtures that run inside the unit, above the unfinished upper surface of concrete floors of basements, or above crawl spaces or slabs. (p4, Condo Declaration).
�---Unit boundaries include all interior plumbing fixtures, water heater, heating systems, and other interior improvements servicing the unit. Boundaries include the interior of the building extending outward to the "stud line" (interior faces of the studs)of exterior walls, to the lower horizontal surface of the roof rafters; top surface of the concrete slab; the unit includes all interior partitions except those which are load-bearing, all interior doors and interior stairways. The unit includes all windows, doors, and garage doors including their locks, hardware and garage door tracks -- excludes their frames, thresholds, and sills.) (pp3-4, Condo Declaration).
�---No waterbeds (RReg)
�---No gasoline to be stored in any unit or storage area (RReg)
�---Window coverings: draperies, curtains, or blinds must be installed. (RReg)
EXTERIORS
�---[HELP--THIS THIS STATEMENT APPEARS IN THE PUBLIC OFFERING STATEMENT -- I CANNOT FIND IT SUPPORTED ANYWHERE ELSE:] Garage doors to remain closed when not in use. (6. Publ Off. Stmnt)
�---Vehicles of less than 8000 lbs. permitted to be parked (RReg p3); must have current
plates and to be operable. No conspicuous "For Sale" signs on vehicles.
( This wgt limit will be altered...per board.)
�---No awnings, canopies, or other alterations allowed to the outside of the
unit. (RReg)
�---No penetration of the vinyl siding or trim is permitted for any purpose.
(States clearly that nothing "...to be hung, displayed...(items 9 & 15 in RReg)
�--No alteration of any lock or installation of additional locks, or a
knocker, or a bell without Board consent. (RReg)
�---No owner shall display, store or use any signs articles on the outside of
the unit, nor in any window or doorway other than draperies or shades.
(p 12 bylaws)
�---Sunrooms may only be added in locations shown on original plans.
(Condo declaration p5)
�---Maintenance: �Unit owner provides normal maintenance for
balcony, deck, patio, or terrace. This is your �Limited Common Element.�
(p11, Decla Condo)
�---Hangings and visible changes: nothing to be hung or displayed on the
exterior of a unit or common element, including laundry, clothing, rugs,
signs, awnings, shutters, radio or television antennas, or window mounted
air-conditioning units. No clotheslines. (RReg)
COMMON AREAS
�---No articles of personal property belonging to the unit owner shall be
stored in any portion of the common elements or areas. (p 12 bylaws)
�---Outdoors: no bicycles, playpens, wagons, toys, benches, chairs or other
articles of personal property shall be left unattended in public areas,
parking areas, sidewalks or lawns or anywhere else on the common elements
unless by prior consent of the Board of Directors. (RReg)
�---Nothing May be placed, altered, constructed in, or removed from the common elements. (p6 Condo Decl.)
MONEY MATTERS, INSURANCE:
�---Common fees: (p6 bylaws) � due on or before the first day of each month.
Failure to pay will result in a lien against the property (p7 bylaws).
�---Working capital fund: two months' common fees for each unit; not
considered as advance payment of regular assessment. (p13 condo Decl.)
�---Insurance: board of directors provides fire and property damage insurance,
equal to the full replacement cost of the building; this does not insure
personal property or special improvements to unit. The unit owner is
responsible to pay the deductible for damage to his or her unit. p8 bylaws.
�---Liability coverage for use of the common elements is provided by the
owners Association; this does not protect the owner against liability from
an accident or injury occurring within a unit, or on any porch or deck of
the unit, or liability arising from any act or negligence of an owner.
(p9 bylaws)
�---Condominium Owners Insurance: (page 10 bylaws) � owner�s responsibility,
which covers personal property and any improvements.
LEASING (p 16 Declaration of Condo):
Leasing: no less than 30 days; unit in entirety, no subleasing; tenant
must be at least 55 years old unless board of directors consent.
�---lessee must comply with the condominium documents, rules, and
regulations
of the Association: lease must specify such.
�---failure to comply results in automatic default under the lease.
�---the executive Board has the power to terminate the lease after 30 days
prior written notice to the unit owner: again, lease must so specify.
�---unit owner must send a copy of lease to the board & notify board of all
tenants.
SELLING, MORTGAGING
�---Resale: the Unit owner must use the following language in their
advertisement of the Unit:
"This housing community complies with the requirements of the Fair Housing
Act. This housing is intended for persons 55 years of age and older,
although certain exemptions may permit a person younger than 55 (but at
least 18 years of age) to reside in this housing community.� (Page 52)
�---No �For Sale� sign to be shown without Board's consent. If approved, it
must contain the language that Cider Hill Village "is a Housing Community
for Adults 55 and Older.� (p16 Decl.)
�---Mortgages: a Unit owner who mortgages his unit shall notify the executive
board in writing of the name and address of his mortgagee (s). (p17 Decl.)
RULES for COMMUNITY LIVING
�---Emergency keys shall be provided to the Association or managing agent.
(RReg)
�---Access: (page 44 declaration page eight) -- Association/executive Board
has right of access to each unit.
�---Noise: volumes sufficiently reduced at all times so as to not disturb
other unit owners, with especial consideration between 10 p.m. and 8 a.m.
(RReg)
�---Business Activities: (p15 of the Declaration) -- no business usage, except that which is not detectable from the exterior.
�---p4. Age restrictions: no children under age 18. (Publ Off. Stmnt)
�---6. Two small, well behaved traditional household pet. Leashes requested to be 6 ft. or less; dogs may not be tethered. Owners must clean up their pet's droppings. (RRegs p3)br>
BY-LAWS:
�---Meetings: (p2 of Bylaws) �
�---An annual meeting will be held (annually!) Special meetings must be called by the president when 20% of the owners petition such in writing. No business shall be transacted at a special meeting without the consent of 4/5 of the members present, either in person or by proxy.
�---For regular meetings, 30% of owners must be present in person or by proxy in order to constitute a quorum for the transaction of business. (p 75) Each Unit represents one vote.
�---Executive Board: (page 75-77, 3 of bylaws)
-- the Board shall consist of six persons; their duties include electing officers; administering the affairs of the Association and the property; engaging a manager or managing agent for the property; promulgate rules and regulations As consistent with the declaration and bylaws and to amend such as needed; provide for maintenance, repair, replacement of common elements; provide insurance for such; budget. A majority of directors constitutes a quorum. May not authorize expenditures greater than the common charges for two current calendar months nor enter into any contract for greater than two years, except with the approval of a majority of the unit owners. Board members are not remunerated for their services unless owners so vote.
�---Amendment: (page 12 bylaws) -- require 75% approval by unit owners.
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