handbook rules & regulationsbritwoodcourt.com/web_documents/handbook_1.2014.pdf ·...

Britwood Court

Condominium Association

_______________________________________

Asbury Park, New Jersey

HANDBOOK

RULES & REGULATIONS

February 2006

Updated January 2014 This handbook is designed as a guide only. If any portion of it conflicts with the Master Deed and/or By-Laws, the governing documents will be considered the authoritative guideline.

Britwood Court Condominium Association _______________________________________________________________________ c/o Surf Site Management, LLC ◊ 39 Main Street ◊ Bradley Beach, NJ 07720-1027 732.869.4450 ◊ www.surfsitemgmt.com

January 2014 Whether you are an original owner, a new purchaser, or a rental resident, we are happy to have you here with us at Britwood Court Condominiums. Condominium life requires just a little bit of your attention and consideration so that you and your neighbors may exist in a peaceful and harmonious atmosphere of mutual respect. While you may not necessarily want to become an “active” member of the community such as a Board or Committee member, you and your neighbors must become aware of your rights and responsibilities as a resident here, or else the condominium concept will not work very well for any of us. That is why we have assembled this little handbook. We urge you to read through it right now, before it gets buried somewhere. Once you do, we think you will appreciate how serious your Association is in preserving the best way of life possible here at our oceanside retreat. If you are a new owner, you should have received a copy of our Master Deed and By-Laws at the closing of your unit. They constitute an operating manual, of sorts, for our community. If you did not receive these, kindly contact the management office to arrange for a copy of this important document. As convenient and useful as we hope you will find our handbook, the Master Deed and By-Laws of the Britwood Court Condominium Association are the controlling instruments to which we must refer as the final word when a need arises. Please try to find some time to familiarize yourself with these documents as well. We look forward to a prosperous future here at Britwood Court with each of us able to work together to derive the greatest benefit from our beautiful surroundings. Thank you for the time you have devoted to reviewing our booklet. Your Board of Trustees welcomes your comments, questions and suggestions.

Britwood Court Condominium Association _______________________________________________________________________ c/o Surf Site Property Management ◊ 39 Main Street ◊ Bradley Beach, NJ 07720-1027 732.869.4450 ◊ www.surfsitemgmt.com

TABLE OF CONTENTS

Common Area………………………………………………………………………………… 1 Laundry Room…………………………………………………………………………………2 Exterior Affixations and Appearance………………………………………………………. 3 Maintenance Responsibility…………………………………………………………………. 4 When your Unit is Vacant…………………………………………………………………….5 Leasing…………………………………………………………………………………………6 Moving & Delivery……………………………………………………………………………. 8 Pets……………………………………………………………………………………………. 9 Grievances and Appeals……………………………………………………………………..10 Maintenance Fees…………………………………………………………………………….12 Resale of a Condominium Unit………………………………………………………………14 Other……………………………………………………………………………………………15 Rules and Regulations………………………………………………………………………. 16

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COMMON AREAS

The Common areas are just that: common. They are to be used and enjoyed equally by all residents. Among other things, that means that they cannot be dominated or usurped by any one individual or household. Consequently, a number of very important regulations are in order in respect to Common Areas, so that things don’t get too out of hand, in favor of the aggressive or less caring, at the expense of all of the other Unit Owners. Therefore, please review the enclosed Rules and Regulations and keep in mind the following guidelines:

• Sunbathing or other use of the landscaped areas is prohibited. It is such a small area to begin with that, if we were to begin to use it for any purpose whatsoever, no matter how seemingly benign, even just regularly walking across it, it simply could not survive that sort of activity, and the green turf would soon return to the sand we all love (when that sand is in its proper place down the street).

• For safety and security reasons, the building entry doors must be locked at all

times. If a violation of this regulation is brought to the attention of the Managing Agent or Board, a violation assessment is made automatically, without warning, due to the potential severity of the results of being negligent in this regard.

• Flammables may not be stored anywhere on site, whether in the Units or in the

Common Areas.

• The Stairwells and hallways may not be used for any purposes other than ingress and egress. In particular, child’s play, bike riding and the like are not permitted.

• Nothing whatsoever may be placed on the floor in the hallways, nor may anything

be affixed to any of the common walls.

Due to the importance of maintaining some semblance of order and some level of peace and quiet in the Common Areas, the Association tends to move very quickly when there is any sort of breach of Common Area protocol. Also, the Association’s Rules and Regulations are constantly evolving is response to emerging issues, the changing resident population and so on. So please be on the look-out for additional regulations as they are issued, but even more importantly, please exercise a modicum of common sense as you enjoy our condominium.

Think about those types of uses and activities that might be an affront to your own lifestyle and sensibilities and try to be guided accordingly as you use our facilities in tandem with 31 other households. If you do, and if the other 31 do, while we may never be utopian enough to do without a handbook such as this, we certainly will achieve that level of harmony that will afford us the great comfort of operating without slinging-about violation notices and fines.

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LAUNDRY ROOM

Our laundry room is nicely fitted, as you probably know. Our concessionaire has provided modern equipment, and for our part, we do everything to keep the area neat and tidy. We ask that you do the same. Among other things, we want you to be aware that the laundry is not a playroom. It is not meant for kids to hang out or anything other than the most ordinary of chores; the laundry. When you are using the washers and dryers, try to be considerate of others. Please remove all clothing promptly at the end of the wash or dry cycle and clean all lint filters for the next patron. Kindly remove all personal items and trash from the facility each time you exit. Also, please be aware that dyeing clothes is strictly prohibited. Finally, you should be aware that the laundry facility is for your convenience and the Association assumes no responsibility for any damage to your clothing or any loss of property of any nature from the laundry room. You use the area at your own risk. Once again, the laundry room is meant for only that – laundry.

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EXTERIOR AFFIXATIONS AND APPEARANCE

The external appearance of the Condominium Units is subject to the regulation and policy of the Association, but many residents don’t have full appreciation of why such oversight is necessary. As a practical matter, if there were no such oversight, chances are that the vast majority of residents of a condominium would decorate their units in moderation and reasonable taste. However, the fact of the matter is that “vast majority” does not mean “everyone”, thus the need for some measure of regulation and oversight. There are several regulations, then, that pertain to exterior appearance, of which you should be aware:

• No antenna or satellite dish of any sort may be affixed anywhere upon the Common Elements

• Barbecues are not permitted anywhere on site

• No Unit Owner may place any item of any nature anywhere upon the Common

Elements. Similarly, signs, ads, notices, lockboxes and so on may not be placed upon or affixed to the Common Areas.

• No sign, which is visible from the exterior of the Unit, may be placed upon the exterior of

the building or the inside of windows. This prohibition includes “for sale” and “for rent” signs.

• All windows must have window coverings that are commercially made for that purpose.

All windows must be covered with blinds, shutters, shades, or curtains the length of the windowsill or longer on all windows and must be maintained in said windows at all times. The lining of all window treatments facing the exterior must be a solid color. Bedding sheets as curtains are not permitted. If you are moving in, and you expect to have a sheet hanging-up for more than a day, please let the Management Office know. A little relaxation of the regulation may be in order at the time of move-in, but only for good reason and for the briefest possible time.

• Nothing may be placed upon or affixed to a windowsill, and nothing may be hung,

draped, shaken or dried from or through any window. Generally, should you ever have a question about the propriety of an item of placement or affixation, it is better to consult with the Management Office first, and place or affix later.

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MAINTENANCE RESPONSIBILITY

We have all heard that “I own the inside, and the Association owns the Outside” explanation of the delineation between Unit Owner and Association maintenance responsibilities, and to a large extent that characterization is accurate. However, it is not entirely so. For a variety of good reasons, it is very important to be able to specifically define exactly what a Unit is and exactly what the Common Elements are. It is for this reason both of these terms are defined terms in the Master Deed of the Condominium. Not only does the distinction between “Unit” and “Common Elements” come into play in a maintenance sense, but it also becomes very important in respect to potential insurance claims, and in connection with the funding of the ultimate replacement or refurbishment of certain components of the real property. Maintenance, repair, and replacement responsibilities can tend to become a little “gray” in the mind of a Unit Owner. Many times, components of the building, in whole or in part, might appear to be components of the Common Elements, but they are actually considered to be part of the Unit, and therefore a Unit Owner responsibility. In our case, those items consist of:

• Doors, doorframes and hardware • Window frames, panes, hardware and systems • Heating, plumbing, and ventilating and air conditioning systems serving the unit • Electrical wires serving the Unit • Cable television wiring • Utility meters servicing the Unit • Equipment, appliances, machinery, mechanical or other servicing the Unit

As a general rule, you would be well advised to become fully acquainted with all of the maintenance responsibilities of a Unit Owner, and to plan on fulfilling these responsibilities in a preventative fashion. If you do not, it will quite often happen that routine tasks will degenerate into “emergency” projects, and the money and effort that you thought you were conserving will be multiplied and expended in any event.

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WHEN YOUR UNIT IS VACANT

A Member of the Association has responsibilities to the remainder of the Membership even when a Unit is vacant. Obviously, should a problem develop within a Unit and nobody is around to handle it, that problem can escalate into a situation that negatively affects, in many ways, the remainder of the resident population. The point is, an Owner must think about the Unit even when not present.

Generally, that thinking starts with the move-in and move-out period, whether by the Owner or a rental resident. In our case, not only do we have to be careful about possible damages to doors and walls, upon entering and exiting with boxes and furnishings, but we also want to ensure that other residents are not terribly inconvenienced during the move, by the noise, the heavy traffic in the hallway, and the general activity that ordinarily surrounds moving days. In order to minimize these impacts, the Association has adopted a Moving and Delivery Policy within the enclosed Rules and Regulations. Should your Unit be vacant for any measurable length of time, the Association requests that you provide the Management Office with the name and telephone number of a local contact. In all likelihood it will never be necessary to call that contact, but you never know. Of course, one way to virtually ensure that there will never be a need to make that connection is to make sure that your Unit is buttoned-up tight. That means, among other things, that you should ensure all of your doors and windows are securely shut and locked, and that you should set a minimum Fall/Winter thermostat setting of 55 degrees. This latter point is very, very important because, if it should so happen that your pipes freeze and cause damage to your Unit and to other Units and the Common Elements, you will be responsible for the cost of rectifying those damages. In other words, the risk of damages is simply not worth the small amount of savings that might accrue if you were to turn the heat off or use a lower thermostat setting.

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LEASING

Most associations in the state are charged with the responsibility of ensuring that Units are leased pursuant to a number of important restrictions. The Governing Documents of the Association were created in anticipation of a primarily residential owner-occupied community, as opposed to an investment-oriented project such as a condominium-timeshare development or the like. This owner-occupied orientation certainly does not preclude investor/owners, or seasonal or weekend use, but it does mean that restrictions and Rules and Regulations are geared toward a relatively stable population of residents who will become accustomed to them, have an appreciation of them, and thus over time contribute in a positive fashion to the quality of life at the Britwood Court Condominiums. Restrictions in respect to leases are vigorously enforced and are as follows:

• No Unit shall be leased by the Owner for any period less then one (1) year or for transit or hotel purposes.

• Any and all moves and deliveries must be scheduled Monday through Saturday 9AM to

5PM. All moving and delivery activities upon the Common Elements must be terminated by 5PM. No moving or deliveries are permitted on Sundays or Holidays.

• The Unit Owner is responsible to inform his/hers tenant of the Moving and Delivery

Policy. The Unit Owner is responsible for any fines or damages incurred on behalf of his/her tenant.

• No lease or occupancy of a Unit shall be permitted unless a true copy of the lease, the

Lease Rider and Certificate of Occupancy is furnished in advance to the Association. A “true copy” means the copy must be an exact duplicate of the original with clearly discernible lease dates, and signatures of parties to the lease. In addition, the owner of the Unit shall not have the right to utilize the Common Elements during any period that the said unit is rented. No Unit Owner may lease less then an entire Unit.

• The Unit Owners shall have the right to lease their units provided that lease is in writing

and made subject to all provisions of the Condominium Documents of the Association, and provided further that any failure of the lessee to fully comply with the terms and conditions of such documents shall constitute a material default under the lease and be grounds for termination or eviction.

• In the event a tenant of a Unit fails to comply with the provisions of the Rules and

Regulations or Condominium Documents then, in addition to all other remedies which it may have, the Association shall notify the Owner of such violation(s) and demand that the same be remedied through the Unit Owners efforts within thirty (30) days after such notice. If such violation(s) is not remedied within said thirty (30) day period, then the

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Unit Owner shall immediately thereafter, at their own cost and expense, institute and diligently prosecute an eviction against their tenant on account of such violation(s). Such action shall not be compromised or settled without the prior written consent of the Association. In the event the Unit Owner fails to fulfill the foregoing obligation, then the Board shall have the right, but not the duty, to institute and prosecute such action as attorney-in-fact for the Unit Owner and at the Unit Owner’s sole cost and expense, including all legal fees and costs that incurred. Said costs and expense shall be deemed to constitute a lien on the particular Unit involved, and collection thereof may be enforced by the Board in the same manner as the Board is entitled to enforce collection of Common Expenses. By acceptance to a deed to any Unit, each and every Unit Owner thereby automatically and irrevocably name, constitute, appoint and confirm the Board as their attorney-in-fact for the purposes described in this section.

• The tenant will comply with the City’s code of occupancy, regulating the number of

people allowed to reside within a unit. A one (1) bedroom unit will be occupied by no more than two (2) people. A two (2) bedroom unit will be occupied by no more than four (4) people. A three (3) bedroom unit will be occupied by no more than six (6) people. The name and age of every person residing in the leased unit must be provided for identification purposes and Association records.

Since violations by rental residents and their guests are assessable against the Association account of the Unit Owner, it is highly recommended that the lease contain a clause that makes the lessees responsible for the cost of any Assessment that may be so instituted. It is strongly advised all Unit Owners obtain a criminal and credit check on all tenants over the age of 18 that have applied to rent a Unit. Refer to Leasing & Restrictions within the Rules and Regulations to avoid fines.

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MOVING & DELIVERY

• All residents (owners and/or renters) planning any move or delivery (into, out of, or within the building) must give written notification to the Managing Agent at least 5 days prior to any move or delivery. A non-refundable Change of Occupancy Fee equal to $400.00 must be paid as a precondition to taking occupancy. The Occupancy Fee will be posted and payable on the Closing Statement or Rental Statement for all Condominium Sales or Leases respectively, whether the Condominium Unit will be occupied or not. A $100 fine per day, costs incurred as a result of any damages to the common areas, and a Management Administrative Fee of $500.00 will be levied against the Unit Owner for any unauthorized moves or deliveries. All residents must provide written notification to the Management at least 3 days prior to any deliveries of large items (i.e.: sofas, chairs, large tables, large television sets, etc.) into, out of, or between any Units to allow for proper protection of the building. Note: this does not apply to groceries, luggage, small packages, hand-held articles, etc. However, the Unit Owner will be responsible for any damages to floors, stairwells, walls, or any other Common Elements.

• Any and all moves and deliveries must be scheduled Monday through Saturday

9AM to 5PM. All moving and delivery activities upon the Common Elements must be terminated by 5PM. No moving or deliveries are permitted on Sundays or Holidays.

• The Unit Owner is responsible to inform his/hers tenant of the Moving and

Delivery Policy. The Unit Owner is responsible for any fines or damages incurred on behalf of his/her tenant.

Refer to the Moving and Delivery Policy within the Rules and Regulations to avoid fines.

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PETS

A maximum of two ordinary household pets are permitted, although we are compelled to note that a compact site such as ours is not necessarily the most “pet friendly” environment. The following regulations are strictly enforced:

• No reptile or exotic animal of any kind shall be raised, bred, or kept in any Unit or anywhere else within the Condominium.

• Dogs and indoor cats are the only animals allowed. Only two (2) pets per Unit

are allowed.

• Unit Owners may restrict pets from lease agreements with tenants. If a Unit Owner leases their condominium unit to a tenant with a pet, the unit owner is responsible for any associated pet violations and fines.

• Dogs when outside must be leashed and accompanied by an adult at all times.

Pets may not be tethered to any portion of the Common Elements. All pet waste must be immediately picked up and disposed of properly. Immediate means immediate. It does not mean “when it gets lighter outside” “colder” “warmer” “when the rain stops” etc, etc. Pets may not urinate or defecate on the Common Property lawn. This means that pets may only go in the street areas or off-site.

• Incessant barking is considered to be an infringement of the right of the

Membership to quiet and peaceful enjoyment of the condominium and is therefore considered to be an assessable violation.

• All dog owners must register their pet with proof of current license and a current

picture of the family pet to the management company. The pet owner must update the documents annually. Notice will not be sent by the management company.

• If the pet owner fails to register or update the records of their pet with the

management company, a fine will be levied against the Unit Owner’s account for every day the pet is not registered.

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GRIEVANCES AND APPEALS

Whether some care to recognize and believe or not, condominium associations are quasi-governmental organizations. In fact, as you probably know, there are numerous condominium and homeowners associations in our state that are, quite literally, larger then many of our state’s smaller incorporated municipalities. To enforce a number of reasonable regulations, and thereby preserve and enhance the quality of life at Britwood Court, certain tools for use must be available in those few situations in which, out of ignorance, rebellion or spite, and individual sacrifices a piece of the “common good” for personal gratification. Unfortunately, the most effective tool for community associations has proven to be the institution of an added Assessment against the Association account of the Unit Owner from whose Unit the violation occurs. What this means is that, among other things, a Unit Owner is responsible for the conduct of that Unit Owner’s guests, rental residents and guests of rental residents. Unless otherwise specified in a Board policy or Resolution, the Association employs Fines as Assessments, in respect to Violations. The Managing Agent at the request of the Board issues violation Notices and Assessments. This means that either one or more Trustees and/or the Managing Agent has personal knowledge of the violation, and that knowledge is considered in the determination of whether an infraction has, in fact, taken place, and whether an added Assessment is appropriate under the circumstances. Owners and rental residents can request the abatement of any violation that comes to their attention. A grievance may be filed on a Rules Violation Form obtained from the Management Office. The filing of a grievance should contain as much detail as possible, including names, dates, times and an explanation of the violation and must be signed and dated. Generally, it is also necessary to supply written corroboration of the violation from another resident, unless the violation is of a continuing nature or is so obvious, that it is simple to determine that it did, in fact, occur. Even if a complaint is filed, the Board will reserve the right to seek mitigation. Violations that apply to rental residents are communicated to the Owner of the applicable Unit. It is the Unit Owner who is primarily responsible to see that the violation condition is abated or have their Unit Owner Account assessed for the infraction. The Board and Managing Agent are not required to deal directly with rental residents.

Unit Owners who are in violation will be sent violation letters and offered Alternative Dispute Resolution (ADR). All notices of violations will provide the Unit Owner (first offense only) ten (10) days notice pursuant to Section 11.06 (a) of the By-laws in which to correct the violation. During the (10) day notice period, no Assessments (fines) will be imposed. At the end of the ten (10) days notice period, if the Unit Owner has not corrected the violation, the unit owner will be Assessed a fine of $50.00 per occurrence of the violation. Occurrence is defined as each day in which a violation remains unabated. The fines will continue to accrue until the violation is corrected. The fine will remain on the Unit Owner’s account until paid.

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It should be noted, violation Assessments are not the only abatement available to the Association. The Association may also assess a Unit Owner account for any costs that might be incurred during the process of correcting the violation. These costs may include the repair to Common Areas such as doors, walls, steps, tiles, the turf area, the replacement of a shrub that has been damaged, and so on. In addition, there may be other remedies available to the Association in equity and at law. We certainly do not want to leave you with the impression that all is doom and gloom when it comes to Association business, because it is not. In fact, the purpose of this handbook is to inform Unit Owners of Rules and Regulations and the Violations process so that matters will never come to the Assessment of Fines and appeals.

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MAINTENANCE FEES

Our Association is a non-profit corporation, but it is a business in most respects. The Board of Trustees adopts an annual budget that provides for the highest practical level of maintenance and administration while also providing funding to a reserve account. It is this reserve account that will be drawn upon, hopefully many years down the road, when major renovations or replacements are required.

Maintenance fees are actually due on an annual basis, but this Association, like most others, has determined, for the convenience of the members, that the fees made be paid in twelve equal monthly installments. The term “monthly maintenance fee” has become familiar for this reason. Surf Site Property Management has sent monthly payment coupons for the full year to each unit owner. Your check, along with the coupon, should be mailed in time to reach the mailing address provided by management prior to the 15th of the month. The management office will retain a Photostat copy of your check as well of the deposit slip on which your remittance is recorded. Computerized records of this transaction are also maintained. In other words, there will be complete documentation of your monthly transaction. We ask that each of you do your part in being sure that the payments are received on time every month. The Board very carefully plans its annual budget and cash flow requirements for the full year, on a month-to-month basis. Among other things, this means the Board is very dependent upon the timely remittance of your maintenance fees. When maintenance fees are late, the Association may not be able to meet its own financial obligations on a timely basis. This may result in late payment and associated fees, or loss of services. If necessary, this may force the Association to tap into interest earning funds, often with a penalty or loss of interest income. In addition, when payments are late, an administrative collection may be initiated with a cost attached. As if the above reasons were not enough to make you want to pay on time, you should also be aware that if your payment were not received by the 15th of month, a $50.00 late charge would be assessed against your unit owner account. A delinquent member of the Association is further subject to any and all costs that may be expended in connection with the Association’s collection effort. Those costs may include, but are not limited to, interest charges, postage and mailing costs, telephone charges, recording costs, attorney fees, court costs and the like. If in an unusual circumstance a member in good standing is unable to meet the monthly financial requirements, it is best to discuss this in a forthright manner with a Trustee or the Managing Agent. Under certain circumstances, the Association will do its best to work with you toward a mutually satisfactory solution to the problem.

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The following are a summary of the remittance guidelines:

• All payments are due by the first of the month.

• Mail checks payable to Britwood Court Condominium Association to the address designated on your Maintenance Fee Coupons.

• Your payments are due on the 1st of each month and considered late if not received by

the 15th of that month. A late charge of $50.00 per month will be assessed on any open balances that remain on the 15th of the month. Late charges will continue to be assessed on the 15th of every month thereafter while an open balance remains.

• The name of your Association and your Unit number must appear on the check to insure

proper credit to your account.

• Please contact the management office for an application if you would prefer to sign up to have your maintenance fee directly debited to your checking account each month.

Should you ever have any questions concerning remittance procedures or the application of remittances, you need only telephone the management office. Every effort will be made to provide a quick response to your inquiry.

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RESALE OF A CONDOMINIUM UNIT

A Resale Notification Form and Indemnification Agreement obtained from the Management Office must be filed with the Association a minimum of three (3) weeks in advance of a scheduled closing. Upon receipt of the Resale Notification Form, the following information will be provided:

• A Statement of Account of the individual Unit Owner will be prepared. The Statement of Account will list fees owed to the Association, reimbursements due to the seller, and the notation of any liens by the Association on the property.

• An outline of fees to be collected from the buyer at closing. This will include a fee payable to the Managing Agent and a listing of all fees due to the Association: Capital Contribution, Escrow balance, pro rata assessments, etc., and any monies to be reimbursed to the seller. Also included will be information on any anticipated or initiated Special Assessments.

• A packet of information about the Association, and a list of items to be transferred from the seller to the buyer. (Public Offering Statement, Homeowners’ Guide, Assessment coupons, etc.) If the seller does not have a copy of the POS or Homeowners’ Guide, the fees for replacement of those items will also be listed.

• The name and address of the Association Insurance Agent, from whom a certificate of insurance must be obtained for the new mortgagee.

Inquiries from prospective buyers, their agents, inspectors, mortgage lender or appraisers will not be addressed until receipt of the Resale Notification Form and Indemnification Agreement.

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OTHER

In order to endure a peaceful and harmonious on-site atmosphere, there are a number of very, very important regulations of which you must be aware and to which you must absolutely conform. The reasons for such regulations are so obvious that they warrant little or no explanation. They are as follows:

• Units may be only used as single-family, private residences

• Regulations and Codes of governmental bodies that have jurisdiction over our site are incorporated by reference into the Association Rules and Regulations. In other words, a violation of any applicable jurisdictional regulation may also be considered a violation of Association Regulations.

• Actions of guests and visitors, tenants, and tenant guests and visitors are all the

responsibility of Unit Owners. Accordingly, if there is a violation Assessment (fine) issued in respect to the conduct of any one of those, or if damages accrue as a result of their actions, or if any other sort of expense or diminishment is sustained to the Association, it will be the Unit Owner who is responsible in a remedial sense.

• On-site solicitation of any nature is prohibited.

When you are in doubt about the legality of the use of a Unit or any other matter that pertains in the Condominium, you should call the Management Office first and act later.

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BRITWOOD COURT CONDOMINIUM ASSOCIATION

______________________________________

RULES AND REGULATIONS



EFFECTIVE 1/01/02004, AMENDED 3/10/2012


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1. Rules & Regulations:

A. No Unit or Limited Common Elements appurtenant to any Unit shall be used for any purposes other than as a private residence. No business, trade or profession shall be conducted in any unit.

B. There shall be no obstruction of the Common Elements (hallways, stairs, sidewalks, etc.)

nor shall anything be stored in or upon the Common Elements without the prior consent of the Board. This includes bikes, children’s toys, unacceptable furniture, real estate lockboxes etc.

C. No reptile or animal of any kind shall be raised, bred, or kept in any Unit or anywhere

else within the Condominium except as permitted by the Rules and Regulations of the Association (Pet Policy).

D. No washing machines or dryers are to be installed or used in any Unit. E. No portion of the Common Element of other portion of the Condominium shall be used or

maintained for the dumping of rubbish or debris. Trash, garbage or other waste shall be placed in designated sanitary containers (Trash & Recycling Policy)

F. No exterior loudspeakers other than as contained in portable radios or television sets shall be permitted, nor shall unshielded floodlights be installed in any exterior area of any unit or any appurtenant thereto without the permission of the Board.

G. No signs, awnings, grills, balcony enclosure, fences, canopies, shutters, or radio or television antenna or aerials shall be erected or installed in or upon the Common Elements or any part thereof without the prior consent of the Board. No satellite dish may be installed. Unit Owners shall not have the right to paint or otherwise decorate or change the appearance of any portion of the exterior of the Building or Common Elements. Each Unit Owner is responsible to promptly report to the Managing Agent any defect or need for repairs, the responsibility for which is that of the Association. H. In order to provide an orderly procedure in the case of title transfer, and to assist in the maintenance of a current, up to date roster of Unit Owners, each Unit Owner shall give the managing agent timely notice of intent to list a Unit for sale. Upon agreement with a buyer, the Unit Owner must complete a Resale Notification Form and Indemnification Agreement three (3) weeks prior to transfer of title. Failure to provide completed documentation within the guidelines will result in a $50.00 fee payable by the Unit Owner at transfer of title. I. No Unit Owner or occupant shall build, plant, or maintain any matter or thing upon, in, over or under the Common Elements without the Prior approval of the Board unless permitted by the Rules and regulations. J. No Unit Owner or occupant shall burn, chop or cut anything on, over or above the Common Elements. K. To the extent that equipment, facilities, and fixtures, within any Unit(s) shall be connected to similar equipment, facilities, or fixtures affecting or serving other Unit(s) or the Common Elements, then the use thereof by the individual Owners shall be subject to the Master Deed and Rules and Regulations of the Association.





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L. Nothing shall be done or kept in any Unit or in or upon the Common Elements, which will increase the rates of insurance of any Building or the contents thereof beyond the rates applicable for the Units, without the prior written consent of the Board. No Owner shall permit anything to be done or kept in his Unit or in or upon the Common Elements which will result in the cancellation of insurance on any Building or the contents thereof, or which will be in violation of any law.

M. No noxious or offensive activities shall be carried on, in or upon the Common Elements or in any Unit nor shall anything be done therein either willfully or negligently which may be or become an annoyance or nuisance to the other occupants in the Condominium.

N. No immoral, improper, offensive or unlawful use shall be made of any Unit; and all laws, zoning ordinances and regulations or all governmental bodies having jurisdiction thereover shall be observed. Violations of occupancy code and illegal substance abuse will be reported to legal Authorities for investigation. O. All windows must be covered with blinds, shutters, shades, or curtains the length of the

windowsill or longer on all windows and must be maintained in said windows at all times. The lining of all window treatments facing the exterior must be a solid color. Bedding sheets as curtains are not permitted.

P. The Common Elements shall be used only for the furnishing of the services and facilities for which they are reasonably intended and suited and which are incident to the use and occupancy of the Units. Q. No Unit Owner shall have the right to mortgage or encumber their Unit, unless such mortgage or encumbrance is a Permitted Mortgage. No other mortgages or encumbrances shall be permitted without the prior written approval of the Association. R. All property taxes, Special Assessments and other charges imposed by any taxing authority are to be separately assessed against and collected on each Unit as a single parcel, as provided by the New Jersey Condominium Act. In the event that for any year such taxes are not separately taxed to each Unit, but are taxed on the property as a whole, then each Unit Owner shall pay their proportionate share thereof in accordance with their proportionate undivided interest in the Common Elements. S. Each owner shall pay for their own telephone, cable television services, and other utilities, which are separately metered or billed to each user by the respective utility company. Utilities which are not separately metered or billed or which serve the Common Elements shall be treated as part of the Common Expenses. T. No clothes poles, lines or clothes trees shall be installed or maintained, nor shall any laundry or other thing be hung out to dry outside of any Unit or elsewhere within the Condominium. The Owner of each Unit shall not cause or permit any clothes, sheets, blankets, or laundry of any kind or other articles to be hung or displayed on the outside of windows or placed on the outside windowsills, walls, balconies or decks of any Building. U. All Units must be heated to the extend necessary to prevent damage from the freezing

temperatures during the months of October through April, inclusive, regardless of





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whether or not occupied. Any Unit Owner failing to so heat their Unit shall be obligated to pay a Remedial Assessment for the costs of any damage caused to any portion of the Condominium due to their neglect, or if such damage is insured by the Association for any deductible or other amount not received by the Association from the proceeds of the insurance. V. No parking is permitted on the Condominium property. W. No bicycles, baby carriages, wagons or similar non-motorized vehicles or toys, nor mopeds, motorcycles or similar motorized vehicles shall be parked or otherwise left unattended in any Common Element or Limited Common Element. X. No Unit Owner shall be permitted to enter upon the roof of the Building for any purpose other than maintenance of such utility lines serving their Unit as shall be located within such space. Y. Nothing shall be done to any Unit or on or in the Common Elements which will impair the structural integrity of any Building or which will structurally change any Building. Nothing herein shall be construed to prohibit the reasonable adaptation of any Unit for use by a handicapped resident in accordance with the provisions of the Fair Housing Amendment Act of 1988, as amended from time to time. Z. No Unit Owner may make any structural additions, alterations or improvements in or to

their Unit or in or to the Common Elements, without prior written approval of the Board (Property Modification Policy).

AA. Bicycles may be stored only in the lower level of duplex units and may enter and exit the

building via the basement doors only. Bicycles may not be stored in any other unit of the building. Any bicycle owner not residing in a duplex unit must store their bicycle(s) in the rack provided behind the building. If the bicycle owner is also a unit owner the bicycle may be stored within the bicycle storage room if space is available, for the required fee. Application for the bicycle room may be made to the management company. The cost for the repair of any damage caused by the movement of bicycles within the building will be the responsibility of the unit owner.

2. Alternative Dispute Resolution & Fines

A. Unit Owners who are in violation will be sent violation letters and offered Alternative Dispute Resolution (ADR). The notice of violation will provide the Unit Owner (first offense only) ten (10) days notice pursuant to Section 11.06 (a) of the By-laws in which to correct the violation. During the (10) day notice period, no fines will be imposed. At the end of the ten (10) days notice period, if the Unit Owner has not corrected the violation, the unit owner will be fined $50.00 per occurrence of the violation. Occurrence is defined as each day in which a violation remains unabated. The fines will continue to accrue until the violation is corrected. The fine will remain on the Unit Owner’s account until paid. If the Unit Owner opts for ADR, the Unit Owner will be responsible for half the costs of the ADR proceeding, which is non-binding on the Association. Recurring violations may carry a penalty of $500.00 to $5,000.00 per violation as permitted by state law. See N.J.S.A 55:13A-19.





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3. Moving and Delivery Policy

A. All residents (owners and/or renters) planning any move or delivery (into, out of, or within the building) must give written notification to the Managing Agent at least 5 days prior to any move or delivery. A non-refundable Change of Occupancy Fee equal to $400.00 must be paid as a precondition to taking occupancy. The Occupancy Fee will be posted and payable on the Closing Statement or Rental Statement for all Condominium Sales or Leases respectively, whether the Condominium Unit will be occupied or not. A $100 fine per day, costs incurred as a result of any damages to the common areas, and a Management Administrative Fee of $500.00 will be levied against the Unit Owner for any unauthorized moves or deliveries. All residents must provide written notification to the Management at least 3 days prior to any deliveries of large items (i.e.: sofas, chairs, large tables, large television sets, etc.) into, out of, or between any Units to allow for proper protection of the building. Note: this does not apply to groceries, luggage, small packages, hand-held articles, etc. However, the Unit Owner will be responsible for any damages to floors, stairwells, walls, or any other Common Elements.

B. Any and all moves and deliveries must be scheduled Monday through Saturday 9AM to 5PM. All moving and delivery activities upon the Common Elements must be terminated by 5PM. No moving or deliveries are permitted on Sundays or Holidays.

C. The Unit Owner is responsible to inform his/hers tenant of the Moving and Delivery Policy. The Unit Owner is responsible for any fines or damages incurred on behalf of his/her tenant.

4. Leasing and Restrictions

A. No Unit shall be leased by the Owner for any period less then one (1) year or for transit or hotel purposes.

B. No lease or occupancy of a Unit shall be permitted unless a true copy of the lease, the Lease Rider and certificate of occupancy is furnished in advance to the Association. In addition, the owner of the Unit shall not have the right to utilize the Common Elements during any period that the said unit is rented. No Unit Owner may lease less then an entire Unit.

C. The Unit Owners shall have the right to lease their units provided that lease is in writing and made subject to all provisions of the Condominium Documents of the Association, and provided further that any failure of the lessee to fully comply with the terms and conditions of such documents shall constitute a material default under the lease and be grounds for termination or eviction.

D. In the event a tenant of a Unit fails to comply with the provisions of the Rules and Regulations or Condominium Documents then, in addition to all other remedies which it may have, the Association shall notify the Owner of such violation(s) and demand that the same be remedied through the Unit Owners efforts within thirty (30) days after such notice. If such violation(s) is not remedied within said thirty (30) day period, then the Unit Owner shall immediately thereafter, at their own cost and expense, institute a diligently prosecute an eviction against their tenant on account of such violation(s). Such action shall not be compromised or settled without the prior written consent of the Association. In the event the Unit Owner fails to fulfill the foregoing obligation, then the Board shall have the right, but not the duty, to institute and prosecute such action as attorney-in-fact





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for the Unit Owner and at the Unit Owner’s sole cost and expense, including all legal fees and costs that incurred. Said costs and expense shall be deemed to constitute a lien on the particular Unit involved, and collection thereof may be enforced by the Board in the same manner as the Board is entitled to enforce collection of Common Expenses. By acceptance to a deed to any Unit, each and every Unit Owner thereby automatically and irrevocably name, constitute, appoint and confirm the Board as their attorney-in-fact for the purposes described in this section.

E. The tenant will comply with the City’s code of occupancy, regulating the number of

people allowed to reside within a unit. A one (1) bedroom unit will be occupied by no more than two (2) people. A two (2) bedroom unit will be occupied by no more than four (4) people. A three (3) bedroom unit will be occupied by no more than six (6) people. The name, age, and social security number of every person residing in the leased unit must be provided for identification purposes and Association records.

It is strongly advised all Unit Owners obtain a criminal and credit check

on all tenants over the age of 18 that have applied to rent a Unit.

5. Pets

A. No reptile or exotic animal of any kind shall be raised, bred, or kept in any Unit or anywhere else within the Condominium.

B. Dogs and indoor cats are the only animals allowed. Only two (2) pets per unit are

allowed.

C. Unit Owners may restrict pets from lease agreements with tenants. If a Unit Owner leases their condominium unit to a tenant with a pet, the unit owner is responsible for any associated pet violations and fines.

D. Dogs when outside must be leashed and accompanied by an adult at all times. All

pet waste must be immediately picked up and disposed of properly. Pets may not urinate or defecate on the Common Property lawn.

E. All dog owners must register their pet with proof of current license and a current

picture of the family pet to the management company. The pet owner must update the documents annually, notice will not be sent by the management company.

F. If the pet owner fails to register or update the records of their pet with the

management company, a fine will be levied against the Unit Owner’s account for every day the pet is not registered.

6. Emergency Procedures:

A. Police or fire emergencies please call 911 B. Gas leaks please call 1-800-427-5325 C. Water/Sewer please call 1-732-775-2100





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D. Electrical please call your electrician. E. All tenants should call their landlords to report any emergency or other defect or need of

repairs, then unit owners should report emergency to the proper place and then call the management office.