CONDO ASSOCIATION
RULES & REGULATIONS
Revised November 2006
1. COMMON AREA
No individual decorating is permitted in the common areas. Nothing may be affixed to the exterior of the building, common areas, and property grounds. Flower boxes are allowed but must be secured. Individual unit owners are responsible for damage to common property as a result of their actions or those of family, friends, employees, etc. and will be charged accordingly. All unit owners have the non-exclusive right to use the common areas. Please use discretion. Sun bathing is not allowed in the courtyard, nor is �picnicking� on the grass. Children should not play in the hallways or on outside porches unless supervised at all times.
UTILITIES: The heating, electrical, plumbing and other mechanical systems, equipment and fixtures installed, placed or used in, on or about the common premises of the building may not be interfered with in any manner. No one may place any object or carry out any activity in the basement which will directly or indirectly interfere with the proper functioning of the boiler, water heater or any other equipment therein.
Building water may not be used for washing cars.
MECHANICAL: All mechanical systems, equipment, fixtures, furnishings and appointments in, on or about the building and premises may be used only for the purpose for which they are designed and intended. Residents may not cause or permit any damage to any of these items or any wastage of utilities.
2. STORAGE ROOM
Turn off the light and close the door when leaving. Each locker must be clearly marked with owner�s name and unit number. All possessions must be stored in the lockers. Items are not allowed to be stored outside the locker and will be discarded. Fire regulations prohibit the storage of flammable, explosive, or dangerous liquids, chemicals, etc. Foodstuffs may not be stored in lockers. The association is not responsible for loss or damage to contents of the lockers. Only one locker is allowed per unit.
3. SMOKING
Smoking is not allowed in any indoor common areas (basement, laundry room, bike room, entrance lobbies, etc.)
4. LAUNDRY ROOM
The laundry room is for the use of residents only. Monitor the timing of the washers and dryers so that other residents do not have to wait to use the machines. Clothes left in the laundry room for more than 48 hours will be donated to charity at the owner�s expense. Clean the lint traps in the dryers after every use. Wipe up any spills, soap, etc. All rubbish is to be placed in the trash receptacle. The laundry room is open for your convenience 24 hours a day. However, if any problems arise, the board has the right to change the hours of operation as it sees fit.
5. FREIGHT
Furniture and large packages or objects of any kind must be delivered or transported via the rear entrance. If the size or shape of an object will not allow using the rear entrance, the front may then be used. Any damage to the building caused by moving or carrying articles belonging to any resident therein shall be paid by the owner as an additional assessment. The RPCA is not responsible for loss or damage of any such property notwithstanding the fact that such loss or damage may occur through the carelessness or negligence of employees or agents of the RPCA. All Christmas trees must be moved in/out through the rear entrances.
6. DUMPING
Residents may not sweep or throw anything out of the windows or doors into the hallways, corridors, or stairways, or cause or permit anything to fall from the windows or doors of the building.
7. BICYCLES
Bicycle storage is available in the basement. Bicycles may not be stored in any other common areas besides the bicycle room. Bicycles shall be moved through the back stairway and door located at the northeast corner of the building. Bicycles shall not be moved through the lobby or the front doorway. Bicycles may not be locked to building fences or railings.
8. EMERGENCY REPAIRS
Upon the discovery or notice of conditions of neglect, disrepair or alterations within the individual units posing or causing damage or lessened value to other units or the common areas, the RPCA, the board and agent are empowered to enter upon said unit, make repairs and assess the unit owner for cost of such repairs. Keys to your unit must be accessible. In the event of an emergency, the board or building manager will attempt to have one board member present when entering an owner�s unit.
9. STAIRWELLS AND HALLWAYS
The stairwells and hallways are not to be used as storage areas. Bikes, ladders, shoes, boxes, etc., will be discarded and the unit owner will be notified. If the situation is not immediately corrected upon notification, a fine may be imposed.
10. GRILLS
The City of Chicago only allows gas grills on the back porches, and residents may use charcoal grills only in the concrete section in the rear of the building. Grills must be clean, and residents should not leave spills of any kind. Also, due to limited walking space in some of the back porches, neighbors should make sure that plenty of room is allowed for other owners and pets to be able to get around without blocking someone else�s back door. Grills may not be stored in the concrete area in the rear of the building.
11. GARBAGE
All wet/foodstuffs/animal waste garbage must be tied securely in a garbage bag. All garbage is to be placed inside of the building dumpsters, not next to, or on top of. All boxes must be broken down (flattened) and, if size warrants, neatly placed outside of the garbage dumpster.
DO NOT KEEP TRASH OUTSIDE YOUR UNIT ON THE PORCHES. WE DO NOT WANT RATS.
12. PETS/ DOGS
All pets must be registered with the Management Company.
No more than 1 Dog weighing 35lbs.
1) All pet owners assume full responsibility for personal injuries or property damage caused by their pets and agree to indemnify the RPCA and hold it harmless against any loss, claim or liability of any kind or character whatsoever arising from the privilege of having a pet in the building.
2) When taken in or out of the building, all pets must be in carriers, on a leash or held in the owner�s arms. Owners must take their pets in/out of the building using only the back entrance. Pets are not allowed in any common areas except in transit between the owner�s unit and outdoors.
3) If the pet disturbs or annoys other owners or residents, the pet owner will be notified of the disturbance or annoyance. Particular attention should be paid to the time frame as noted under �NOISE�. Unless the problem is corrected promptly, the unit owner will be fined $50.00 after the first warning. Fees will then go up in $50.00 increments for subsequent violations.
4) If the pet causes damage or odor to common areas that cannot be easily removed or repaired, the unit owner agrees to assume full responsibility for costs that may result from repairs or cleaning/odor removal.
5) Pets are not allowed on landscaped areas of the building. Pets are to be curbed and any solid wastes are to be disposed of by the owner.
13. CONSTRUCTION AND REMODELING
Unit owners may not alter the exterior of the building or compromise the structural integrity of the building. All construction and remodeling must be coordinated through the condominium board.
The installation of hard surface floor covering such as hardwood, tile slate or ceramic shall require a sound absorbent under cushion to prevent the transmission of noise to the unit below. The Board must approve all projects of this nature prior to such installation. Drawings and a written description must be submitted to the Board 14 days prior to start date. If prior approval is not obtained, the Board may require such owner to cover all nonconforming work with sound absorbent material at the expense of the offending owner.
Construction debris is not allowed in any garage container and must be removed from the premises by the owner or contractor.
14. WINDOWS
Unit owners are responsible for the cleaning of the windows inside their unit. The common area windows will be cleaned at the Board�s discretion. No one should be opening hallway windows during the winter months or in times of rain. Several windowsills have been damaged because of this, and ruined sills will be fixed at the expense of the person opening and forgetting to close the windows.
15. CHILRDEN
Children should be accompanied by a guardian at all times and are discouraged from playing in the hallways or on outside porches where there are stairs.
16. ASSESSMENTS
Unit owners shall pay their monthly assessments on or before the first day of the month to the Management Company unless otherwise instructed. Any payment received after the 20th day of the month will incur a $50.00 late fee. All returned checks will incur a service fee equivalent to incurred bank charges and the above-mentioned late fee. In the event that assessments are not paid when due, the Board may begin legal action. The delinquent owner is responsible for paying all legal costs incurred by the Association.
17. BUILDING SECURITY
Each owner/lessee is responsible for maintaining maximum security. Do not open any door or gate for anyone not known to reside in the building, even if that person claims to know a resident. They must be properly buzzed in by the resident they are visiting. Close all doors behind you. Do not prop open doors. If you see a door propped open or not latched, close it until it latches shut. Please be sure to pull the door/gate closed behind you, especially on the Montrose Side. If the latch is broken or not working properly, inform the Management Company promptly so they can fix it.
If you plan to be away from your unit for some length of time, it is advisable to arrange with a neighbor or friend to run the water in your sink, lavatory, and bath and shower to maintain the seals in their drains. Be sure to stop delivery of newspapers and mail. It is not a bad idea to leave a number where you can be reached in an emergency with the person looking after your unit.
18. LEASING OF UNIT
We are in the process of amending the Bylaws, grandfathering in the current owners that are renting and not allowing any units to be sold for rental units, therefore the Management Company and the Board must be made aware of any owner looking to rent. The current owners that are renting out their units must provide the Management Company with an application and full credit information about the lessee with a clause that states the tenant must adhere to the Association Bylaws and Rules and Regulations. This information must be submitted to the Management Company for Board approval not less than ten days prior to move in. The period cannot be for less than one year or more than two years. The Board will review special situations. The tenant must provide the Management Company and the Board with the tenant�s telephone number and emergency information.
The lessee must obey the Bylaws and Rules and Regulations. Violators will result in a fine to the unit owner. If the renter does not adhere to the Rules and Regulations or is a menace, they must be evicted at the owner�s expense.
All owners must advise the Management Company of their current mailing address, work and home phone numbers and emergency contact names and numbers.
19. SELLING OF UNIT
Any owner selling their unit must provide the Management Company with a copy of the sales contract within seven days of execution. When selling a unit, �For Sale� signs will not be allowed in windows, doors, or gates. An �Open House� sign is permitted at the front gate during the open house. Should an open house be planned, neither the real estate broker nor the unit owner may prop open any gate or entry door. All guests, including prospective buyers, should be personally escorted by the owner/broker to the unit. All unit owners are required to provide the new owner with a copy of the Bylaws and Rules and Regulations and building keys.
A move out deposit of $250.00 must be paid to the Management Company prior to receiving a paid assessment letter. This will be refunded within 30 days if there is no damage. In addition, the new owner, prior to closing, must schedule a building orientation through the Management Company.
20. MOVE IN / MOVE OUT
Schedule all moves through the Management Company. Move-ins do not require a deposit because damages that occur will be added directly to the owner�s monthly assessment. Move-outs, however, will be required to pay a deposit of $250.00. Hours for moves are Monday � Friday, 8:00AM � 9:00 PM and Saturday and Sunday, 10:00Am � 9:00PM.
21. POSTED NOTICES
No signs, advertisements, sale or rent notices or illumination may be inscribed or exposed on any unit window or other part of the building, except in the commercial units as approved by the RPCA Board. This includes signs of a political nature. The laundry room and entry foyers have cork board strips where owners may display public notices.
22. FLOWER / WINDOW BOXES
Flower / window boxes are allowed on rear porches but must not pose a hazard or obstruct clear passage through the stairwell. Planting debris, soil or chemicals may not be on porches/stairwells.
23. WINDOW AIR CONDITIONERS
Window air conditioners are not allowed.
24. CENTRAL AIR CONDITIONING UNITS
When replacing an old air conditioning unit on the roof, the owner is responsible for the removal of the old unit.
25. SATELLITE DISH
Board approval must be obtained before installing any type of satellite dish.
26. UNIT DOORS
Owners / lessees are not allowed to paint the outside of the unit doors. Only tasteful decorations are allowed. Doormats, which are not remnants, are allowed. Do not store shoes or any items in the area outside of your door or tape things on the outside of the door.
27. UNIT WINDOW TREATMENTS
Blinds must be either white, cream/natural, or have a neutral wood finish to them. Curtains/drapes should be white or cream/natural only on the backside, which faces the alley, street, or courtyard. It does not matter what color the drapes are on the inside of your unit, since this is part of your overall home d�cor. No towels, cardboard, or bed sheets will be allowed as appropriate window treatments in any of the units. The Board reserves the right to review special situations.
28. NOISE
No resident may make noise at a level that interferes with the rights and comforts of other residents. Be considerate and notify your immediate/ adjacent neighbors of any construction or other noise-producing plans.
1) Quiet hours are 10pm to 7am Monday � Friday and 11pm to 9am Saturday and Sunday.
2) Unit owners with hardwood floors must:
a. Have area rugs OR
b. Take shoes off immediately upon entering the unit or wear soft slippers in the unit
29. PETS / CATS
No more than 2 cats are allowed per unit. Cats shall not permitted to run free in the common areas of the building at any time; i.e. hallways, stairwells, lobbies, etc.
Kitty litter must be properly disposed of at all times. It shall not be flushed down the toilet at any time. This will cause sewer problems as well as other plumbing problems for the building. Kitty litter may be disposed of by placing it in a plastic garbage bag and tying it securely before placing it in the garbage dumpster. Should any pet owner dispose of the kitty litter in any way as to cause damage to the general plumbing system of the building, the owner shall be held liable for cost of any resulting repair work.
30. CHRISTMAS TREES
Christmas trees shall be disposed of in the following manner before becoming a fire hazard:
1) The tree shall be wrapped in plastic tree wrap bags. These are available at hardware and grocery stores.
2) All decorations shall be removed prior to tree disposal.
3) No one shall dispose of a Christmas tree in such a way as to cause any common area of the building to be dirtied with tree needles or dead branches. Should maintenance be required to clean up after tree disposal, then a clean-up fee shall be assessed by the Board. Such fee shall be in an amount determined by the Board and becomes due and payable immediately upon billing.
31. EXTERMINATION
The building gets exterminated quarterly. Sign-up sheets or notices of when exterminations are going to take place will be posted by the mailboxes at least 2 weeks prior to the scheduled extermination. All units must be serviced. If you cannot be home to let the exterminator into your unit, arrange to have your neighbor let them in for you. Any units not serviced will incur a fine of $50.00 for the first violation. The fine will increase in $50.00 increments for subsequent violations.
32. VIOLATIONS AND FINES
The violations and fines below are a representative sample. This does not include all fines. All violations are subject to a fine established by the Board. Fines are in addition to the cost of repairs and expenses.
Violations
a. Storing property in common area-
A letter will be sent out for the first violation. Thereafter, a fee of $50.00 will be charged for a second violation, $100.00 for a third, and $150.00 for a fourth. Any other additional violations are subject to a fine at the Board�s discretion.
b. Damage to common area-
A letter and cost of repair
c. Children playing unsupervised in common area-
(Same as for # 1)
d. Smoking in interior common area-
(Same as above)
e. Throwing things off of porch, etc. (Willful danger-causing behavior)-
(Same as above)
f. Excessive noise-
(Same as above)
g. Non-curbing of pet-
(Same as above)
h. Violation of construction/remodeling rules-
Responsible for all fees that will require repair/replacement of all improper construction done within the unit, as well as any damage done to a neighbor�s unit or common area of the building as a result of negligence due to work done during construction.
i. Construction debris in dumpster-
The first violation will cost $100.00. Thereafter, the amounts will be $150.00 for a second violation, $200.00 for a third, and $250.00 for a fourth. Any other additional violations are subject to a fine at the Board�s discretion.
33. PROCEDURES FOR HANDLING VIOLATION OF THE RULES AND REGULATIONS
The Board is authorized to hold appropriate hearings and determine penalties or fines as indicated herein. If a resident appears to have violated one of the attached Rules and Regulations, the following procedures will be enacted unless otherwise previously noted in these Rules and Regulations:
1) Residents will be notified verbally or in writing by the Management Company that they are in violation of the Rules and Regulations
2) If the matter remains unresolved within a reasonable amount of time, the owner will be sent written notification from the Management Company detailing the violation and the amount of the fine assessed. All fines will be posted to the owner�s unit record and will constitute a lien against the unit.
3) Assessments and fines 30 days or more past due may be turned over to the Association�s attorney for legal action. The unit owner is responsible for all legal fees and related court costs.
34. EMERGENCY PROCEDURES
1) If reasonable, call the appropriate City department (i.e., police, fire, ambulance)
2) If applicable or necessary, evacuate the building.
3) Contact the Management Company. See Appendix A for contact numbers.
4) If step 3 is not possible, leave a message with the management company�s answering service and attempt to reach a Board Member.
BUILDING EMERGENCIES*
The following are building emergencies:*
Fire and/or smoke ---call fire department
Strong gas odor
Flood (broken water pipe) and/or sink, lavatory, toilet, bathtub and/or shower overflowing
Roof leak
Call the Chicago Fire Department or the Chicago Police Department and then call the management company.
Call the Police for security problems
See Exhibit A for a list of emergency phone numbers
*The responsibility and liability for an emergency, whether it is the Association�s or a unit owner�s, shall be determined in accordance with the Condominium Declaration and the Act and will be billed accordingly.
35. ENTRY SYSTEM OPERATION
The security entry system uses the phone line. As soon as you have received or know your phone number(s), call the Management Company to specify how you wish to be listed and to be entered into the system.
Your entry code is issued on the date of move-in. This is coordinated through the Management Company.
When someone visits, they dial the three digit code and your phone will ring. If you wish to allow entry, simply push 6 on your phone key pad, (This may not work if you are using a cordless phone). This is for the Sacramento gate entrance only.
36. UNIT KEYS / LOCK � OUTS
Unit owners may wish to give a friend or neighbor an extra key to allow access in emergency situations. Unit owners may supplement the unit door locks with additional locks on the door from the corridor to their unit.
For residents who need assistance because they are locked out, call a locksmith or the Management Company for a locksmith referral.
37. VANDALISM
It is your responsibility to report any instance of vandalism to the Management Company.
Repairs due to damage to common elements caused by owner action or inaction will be charged to those responsible. Owners and tenants are liable for damage caused by them, their pets, their family, guests, invitees, licensees, tenants, or tenant�s invitees, pets, etc.
38. TELEPHONE
Sometimes, but not always, the telephone company requests that a telephone set be in the unit at time of installation. Please ask the customer service rep when you call. You will need to make arrangements for entry if the phone company will need access to the phone junction boxes, which are located in the basement room next to the bike room.
39. UTILITY
Each unit is individually metered, and payment for electricity is the responsibility of each owner. Meters are located in the electric room in the basement. Access to these rooms is by key only. Please be aware the electricity must be turned over into the name of the owner on or before the date of the closing. Failure to notify Com-Ed could result in a disconnection of your electric service. Montrose side electric boxes are located in the laundry room.
When you call Com-Ed, please have the following minimum information handy:
Drivers License Number
Social Security Number
Employer Name and Address
Address and Unit Number
40. POST OFFICE
The post office that services Montrose is the station on Kedzie Ave and Grace. The post office that services Sacramento is located on Lawrence Ave. Any and all packages or certified mail that you might receive would be available for pickup at these facilities. Consider using Mail Hold if you will be out for an extended period of time.
41. PACKAGE ACCEPTANCE
Package delivery services generally will leave a notice of delivery on the entry door/gate.
Unit owners assume responsibility for delivery of packages.
APPENDIX A: CONTACTS AND EMERGENCY NUMBERS
Rosen Management Services Phone: 773-313-0025
6310 N. Lincoln Fax: 773-313-0032
Chicago, IL 60659
Contact: Randy Rosen � Property Manager Ext. 29
Contact: Jackie Rich � Assistant Property Manager Ext. 17
If you have an emergency after hours, contact the office and listen to the prompts given to you. Our on-call property manager will contact you to help resolve the problem. When leaving a message with the answering service, be sure to leave your contact number. Without this, we will not be able to call you back.