RULES AND REGULATIONS
- Colecroft Station Condominium Unit Owners
Association ("Association"), acting through its Board of
Directors, has adopted the following Rules and Regulations
("Regulations"). These Regulations may be amended from time
to time by resolution of the Board of Directors.
- Wherever in these Regulations reference is
made to "unit owners", such term shall apply to the owner of any
unit, to such owner's tenants whether or not in residence or in occupancy,
and such Owner's (or such tenant's) family, servants, employees, agents,
visitors, guests, invitees or licensees. Wherever in these Regulations
reference is made to the Association, such reference shall include the Association
and the managing agent when the managing agent is acting on behalf of the
- The unit owners shall comply with all the
Regulations hereinafter set forth governing the building, stairwells, building
entrances, patios, balconies, drives, recreational areas, grounds, parking
areas and any other appurtenances.
- The Association reserves the right to alter,
amend, modify, repeal or revoke these Regulations and any consent or
approval given hereunder at any time by resolution of the Association or the
Board of Directors.
RESTRICTIONS ON USE
- No part of the Condominium shall be used for
any purpose except the common purposes for which the Condominium was
designed. Other than any unit designated for non-residential use, each
unit shall be used as a private residence.
- No unit owner shall obstruct any of the common
elements nor shall any unit owner place or cause or permit anything to be
placed on or in any of the common elements (except the areas designated for
storage by the Condominium Instruments or the Board of Directors) without
the approval of the Board. Nothing shall be altered or constructed in
or removed from the common elements except with the prior written consent of
the Board of Directors or the Covenants Committee, as appropriate.
- The common elements shall be used only for the
furnishing of the services and facilities for which the same are reasonably
suited and which are incident to the use and occupancy of the units.
The sidewalks, building entrances, and stairwells shall be used for no
purpose other than for normal transit.
- Nothing shall be done or kept in any of the
common elements which will increase the rate of insurance for the building
or contents thereof applicable for residential or permitted commercial uses
without the prior written consent of the Board of Directors. No unit
owner shall permit anything to be done or kept in the unit or on the common
elements which will result in the cancellation of insurance on the building
or contents thereof or which would be in violation of any public law,
ordinance or regulation. No gasoline or other explosive or inflammable
material may be kept in any unit or storage area. No waste shall be
committed on the common elements.
- All garbage and trash must be placed in the
proper receptacles designated for refuse collection and no garbage or trash
shall be placed elsewhere on any common element.
- Except in the recreational areas designated as
such by the Board of Directors, no playing or lounging shall be permitted,
nor shall baby carriages, velocipedes, bicycles, playpens, wagons, toys,
benches, chairs or others articles of personal property be left unattended
in common areas of the building, stairwells, building entrances, parking
areas, sidewalks or lawns or elsewhere on the common elements.
- The toilets and other water and sewer
apparatus shall be used only for the purposes for which designed, and no
sweepings, matches, rags, ashes or other improper articles shall be thrown
therein. The cost of repairing any damage resulting from misuse of any
of such apparatus shall be borne by the unit owner causing such damage.
- Each unit owner shall keep the unit in a good
state of preservation, repair and cleanliness and shall not sweep or throw
or permit to swept or thrown therefrom, or from the doors, windows or balconies
there of, any dirt or other substance.
- Nothing shall be done in any unit or on the
common elements which may impair the structural integrity of the building or
which may structurally change the building nor shall anything be altered or
constructed on or removed from the common elements, except upon the prior
written consent of the Board of Directors.
- No improper, offensive or unlawful use shall
be made of the Property or any part thereof, and all valid laws, zoning
ordinances and regulations of all governmental agencies having jurisdiction
thereof shall be observed. All laws, orders rules, regulations or
requirements of any governmental agency having jurisdiction thereof relating
to any portion of the Property shall be complied with, by and at the sole
expense of the unit owner or the Board of Directors, whichever shall have
the obligation to maintain or repair such portion of the Property, and, it
the latter, then the cost of such compliance shall be a common expense.
- No unit owner shall make or permit any
disturbing noises in any building or do or permit anything which will
interfere with the rights, comforts or convenience of other unit
owners. All units owners shall keep the volume of any radio,
television, musical instrument or other sound producing device in their
units sufficiently reduced at all times so as not to disturb other unit
owners. Despite such reduced volume, no unit owner shall operate or
permit to be operated any such sound producing devices in a unit between the
hours of eleven o'clock p.m. and the following eight o'clock a.m. if such
operation shall disturb or annoy other occupants.
- Except for permitted non-residential uses, no
industry, business, trade, occupation or profession of any kind, commercial,
religious, educational or otherwise, designed for profit, altruism,
exploitation or otherwise, shall be conducted, maintained or permitted in
any residential unit nor shall any "For Sale", "For
Rent" or "For Lease" signs or other window displays or
advertising be maintained or permitted in any residential unit, nor shall
any residential unit be used or rented for transient, hotel or motel
purposes. The right is reserved by the Declarant and the Board of
Directors or the managing agent, to place "For Sale", "For
Rent" or "For Lease" signs on any unsold or unoccupied units,
and the right is hereby given to any Mortgagee who may become the owner of
any unit to place such signs on any unit owned by such Mortgagee, but in no
event will any sign be larger than one foot by two feet.
- Draperies, curtains or venetian blinds must be
installed by each unit owner on all windows of a residential unit and must
be so maintained thereon at all times.
- No unit owner shall cause or permit anything
to be hung, displayed or exposed on the exterior of a unit or common
elements appurtenant thereto, whether through or upon the windows, doors,
masonry, patio or balcony of such unit. The prohibition herein
includes without limitation laundry, clothing, rugs, signs, awnings,
canopies, shutters, radio or television antennas or any other items.
Under no circumstances shall any exhaust fan, air conditioning apparatus,
television or radio antennas or other items be installed by the unit owner
beyond the boundaries of the unit. A unit owner may, however, use a
central television antenna provided as a part of the unit, or use a barbecue
grill on the balcony if permitted by law. No clothesline, clothes rack
or any other device may be used to hang any items on any window, patio or
balcony, nor may such devices be used anywhere on the common elements except
in such areas as may be specifically designated for such use by the Board of
Directors. Patios and balconies shall not be used as storage
areas. No patio or balcony shall be enclosed or covered by a unit
owner without the prior written consent of the Board of Directors.
No animals, livestock, poultry
or reptiles of any kind, regardless of number, may be maintained, kept,
boarded or raised, in any unit or upon the common elements, except that the
keeping of orderly domestic pets (e.g., dogs, cats or caged birds) not to
exceed one pet per unit without the approval of the Board of Directors, and
aquarium fish and other limited species of animals which do not normally
leave the unit and which do not make noise is permitted, subject to the
Rules and Regulations adopted by the Board of Directors and provided, that
such animals are not kept for breeding purposes.
A pet may be maintained in a
unit only for so long as it is not a nuisance. Any such pet causing or
creating a nuisance or any unreasonable disturbance or noise may be
permanently removed from the Condominium upon ten days written notice from
the Board of Directors. Actions which will constitute a nuisance
include but are not limited to abnormal or unreasonable crying, barking,
scratching or unhygienic offensiveness.
Except in designated pet
exercise areas, pets must be leashed or carried; leashes may not exceed a
length which will permit close control of the pet.
Pet owners are fully responsible
for personal injuries and/or property damage caused by their pets and shall
be deemed to have indemnified and agreed to hold the Association, each unit
owner and the Declarant free and harmless from any loss, claim or liability
of any kind or character whatever arising by reason of keeping or
maintaining such pet within the Condominium.
All pets which may leave the
unit must be registered and inoculated as required by law and registered
with the Association office and the Board of Directors may establish
reasonable fees for registration, not to exceed the additional costs
incurred by the Association resulting from the presence of the pets.
Owners of pets walked upon the
common elements must promptly clean up their pet's droppings in all areas
outside any authorized pet exercise areas.
PARKING AND STORAGE
No personal property may be
stored on the common elements except in storage areas designated as such by
the Condominium Instruments or by the Board of Directors. All
personal property placed in any portion of the building or any place
appurtenant thereto, including without limitation the storage areas, shall
be at the sole risk of the unit owner and the Association shall in no event
be liable for the loss, destruction, theft or damage to such property.
Should an employee of the
Association at the request of a unit owner move, handle or store any
articles in storage rooms or remove any articles therefrom or handle, move,
park or drive any automobile placed in the parking areas, then, and in every
such case, such employee shall be deemed the agent of the unit owner.
The Association shall not be liable for any loss, damage or expense that may
be suffered or sustained in connection therewith.
Trailers, campers, recreational
vehicles, boats and other large vehicles may be parked on the Property only
if expressly permitted by the Rules and Regulations and only in such parking
areas, if any, as may be designated for such purpose by the Board of
Directors. All vehicles shall be parked wholly within parking space
lines; provided, however, that any unit owner having the right
to use one or more limited common element parking spaces may use any
adjacent area not within another unit owner's parking space if such space is
not otherwise necessary for the use of the Unit Owners Association. No
junk or derelict vehicle or other vehicle on which current registration
plates are not displayed shall be kept upon any of the common
elements. Except in areas designated by the Board of Directors,
vehicle repairs other than: ( i ) emergency maintenance, ( ii ) ordinary
light maintenance (excluding fluid changes and other operations which might
soil the common elements) and ( iii ) normal cleaning (in areas
designated by the Board, if any) are not permitted on the common elements.
No vehicle shall be parked on
the Condominium with conspicuous "For Sale" signs attached.
All unit owners shall observe
and abide be all parking and traffic regulations posted by the Association
or by municipal authorities. Vehicles parked in violation of any such
regulations may be towed away at the unity owner's sole risk and expense.
Parking so as to block sidewalks
or driveways shall not be permitted. If any vehicle owned or operated
by a unit owner shall be illegally parked or abandoned on the Condominium,
the Association shall be held harmless by such unit owner for any and all
damages or losses that may ensue, and any and all rights in connection
therewith that the owner or driver may have under the provisions of state or
local laws and ordinances are hereby expressly waived. The unit owner
shall indemnify the Association against any liability which may be imposed
on the Association as a result of such illegal parking or abandonment and
any consequences thereof.
ENTRY INTO UNITS
The Association or managing
agent shall not cause a master key system to be used for units in the
Condominium; however, each unit owner shall provide to the Association or
the managing agent, and the Association or managing agent shall have the
right to keep, a working copy of any key(s) required to gain entry to any
unit. These key(s) ("emergency keys") shall be coded in such
a way as to prevent identification by unauthorized persons and secured by
the Association or managing agent in a locked box for use only if entry to
such unit is necessitated by the fact or threat of fire, flood, or any other
condition which may adversely affect the common elements or other
units. The Association or managing agent shall establish and
implement, subject to prior approval of the Board of Directors, procedures
and controls to ensure the proper use of such emergency keys. In no event
shall such keys be removed from the locked box and used to facilitate entry
to a unit for purposes other than those noted above. Unit owners may
provide to the Association or managing agent an additional working copy of
any key(s) to a unit for non-emergency entry ("convenience
keys"). Such keys shall be similarly coded and secured and
released only upon written authorization of the unit owner. No unit
owner shall alter any lock or install additional locks, or a knocker, or a
bell or any other fixture on any doors of a unit without the prior written
consent of the Board of Directors.
The agents of the Board of
Directors or the managing agent, and any contractor or workman authorized by
the Board of Directors or the managing agent, may enter any room or unit in
the building upon reasonable notice to the unit owner at any reasonable hour
of the day (except in case of emergency in which case entry may be immediate
and without such permission) for the purpose of exercising and discharging
their respective powers and responsibilities, including without limitation
inspecting such unit for the presence of any vermin, insects or other pests
and for the purpose of taking such measures as may be necessary to control
or exterminate any such vermin; insects or other pests.
Employees and agents of the
Association are not authorized to accept packages, keys, money or articles
of any description from or for the benefit of a unit owner. If
packages, keys (whether for a unit or an automobile), money or articles of
any description are left with the employees or agents of the Association,
the unit owner assumes the sole risk therefore and the unit owner, not the
Association, shall be liable for injury, loss or damage of any nature
whatsoever directly or indirectly resulting therefrom or connected
therewith. The Association does not assume any responsibility for loss
or damage in such cases. Deliveries requiring entrance to a unit
owner's unit will not be accepted.
RECREATIONAL AND COMMON
All persons using any of the
recreational or common facilities do so at their own risk and sole
responsibility. The Association does not assume responsibility for any
occurrence, accident or injury in connection with such use. No unit
owner shall make any claim against the Association, its servants, agents, or
employees, for or on account of any loss or damage to life, limb or property
sustained as a result of or in connection with any such use of any of the
recreational or common facilities. Each unit owner shall hold the
Association harmless from any and all liabilities and any action of
whatsoever nature by any tenants, guests, invitees or licensees of such unit
owner growing out of the use of the recreational or common facilities,
except where such loss, injury or damage can be clearly proved to have
resulted from and been proximately caused by the direct negligence of the
Association or its agents, servants or employees in the operation, care or
maintenance of such facilities.
Any damage to the building,
recreational facilities, or other common elements or equipment caused by a
unit owner or such unit owner's pets shall be repaired at the expense of the
SUSPENSION OF RIGHT TO USE
In addition to all other rights
which the Board of Directors has for nonpayment of assessments, the Board of
Directors of the Association shall have the right to bar the use by a unit
owner of any of the recreational facilities for failure to make payment of
any assessments or fees due as provided for in the Bylaws of the
Rescinded by action of the Board
of Directors. See Policy Resolution No. 14 (Revised).
All Charges and assessments
imposed by the Association are due and payable on the first day of each
month, unless otherwise specified. Payment shall be made at the
managing agent's office by check or money order, payable to the
Condominium. Cash will not be accepted.
Complaints regarding the
management of the Condominium or regarding actions of other unit owners
shall be made in writing to the managing agent or the Board of Directors.
No unit owner shall direct,
supervise or in any manner attempt to assert control over or request favors
of any employee of the managing agent or the Unit Owners Association.
CONSIDERATION IN USE OF
All persons shall be properly
attired when appearing in any common area of the Property including
stairwells, community rooms and any other public spaces of the Condominium.
All radio, television or other
electrical equipment of any kind or nature installed or used in each unit
shall fully comply with all rules, regulation, requirements or
recommendations of the Board of Fire Underwriters and the public authorities
having jurisdiction, and the unit owner alone shall be liable for any damage
or injury caused by any radio, television or other electrical equipment in
No electrical equipment, other
than normal business equipment such as copy machines, computers or word
processing equipment, may be installed in any residential unit without the
prior written consent of the Board of Directors. No electrical
equipment shall be install in a unit which causes interference with the
normal operation of electrical equipment in other units. All
electrical equipment of any kind or nature installed or used in each unit
shall fully comply with all rules, regulations, requirements, or
recommendation of the Board of Fire Underwriters and the public authorities
having jurisdiction, and the unit owner alone shall be liable for any damage
or injury caused by any electrical equipment in such unit owner's
unit. No facilities or equipment of any nature which will or may
necessitate any changes, replacements or additions to, or otherwise burden
the portion of the common elements providing for water, electricity, heat,
or air conditioning shall be installed without the prior written consent of
the Board of Directors. If the Board of Directors so determine that
such facilities or equipment causes an additional expense to the Unit Owners
Association, then such increase shall be assessed against the unit owner
installing the facilities or equipment as a Limited Common Expense.
The installation of additional
major appliances in any residential unit is prohibited. Such
prohibited appliances include, but are not limited to, washing machines,
dryers, refrigerators, freezers, and additional dishwashers.
Replacement of existing major appliances with other than comparable
equipment is permitted only with the prior written approval of the Board of
Directors or the Covenants Committee, as appropriate.
Unit owners are cautioned
against excessive use of soaps and other detergents in their appliances or
plumbing apparatus which may cause overflow of suds in any unit or in any
central waste disposal system. Detergents and soaps shall be used only
pursuant to manufacturer's directions.
Residential unit doors opening
into the corridors shall be kept closed and secured at all times except when
in use. Windows and patio or balcony doors should be kept closed
during air conditioning season while the air conditioning system is in use
in order to prevent condensation from forming in the unit's cooling
mechanism and causing damage to carpets and floors.
Wall-to-wall carpeting and
padding shall be maintained on all floor surfaces (excluding kitchens,
closets and bathrooms) in residential units located over other residential
units to adequately reduce transmission of sound between units.
The planting of plants, flowers,
trees, shrubbery and crops of any type is prohibited anywhere on the common
elements without the prior written consent of the Board of Directors.
No fences may be erected around or on the common elements.
Solicitors are not
permitted. If any unit owner is contacted by a solicitor on the
Property, the managing agent must be notified immediately.