Timber Ridge Rules

 

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General Rules

 

1. The unit shall be used for a single family residence only, except that they may be used as professional offices by a resident thereof provided such professional use does not violate zoning regulations and provided further that the prior consent of the Board of Managers to such professional use is obtained. The garages and parking spaces shall be used only for the parking of an automobile.

 

2. There shall be no obstruction of the Common Facilities nor shall anything be stored in the Common Facilities without the prior consent of the Board of Managers, except as hereinafter expressly provided. Each unit owner shall be obligated to maintain his own unit and keep it in good order and repair.

 

3. No acts shall be performed nor any materials of whatsoever nature or description stored in any Unit or the Common Facililies, which will increase the rate of insurance of the Buildings or the contents thereof, beyond the rates applicable for Residential Units without prior written consent of the Board of Managers. No Unit Owner shall permit anything to be done or stored in his Unit or in the Common Facilities which will result in the cancellation of insurance on any of the Buildings or the contents thereof or which would be in violation of any law. No waste shall be committed in the Common Facilities.

 

4. Unit Owners shall not cause or permit anything to be hung or displayed on the outside of windows or placed on the outside walls of any of the Buildings, and no signs, awnings, canopies, shutters or radio or television antennae shall be affixed to or placed upon the exterior walls or roofs or any part thereof without the prior consent of the Board of Managers.

 

5. No animals, livestock or poultry of any kind shall be raised, bred or kept in any Unit or in the Common Facilities except that dogs, cats, or other household pet, not to exceed two per unit, may be kept in the Units subject to the Rules and Regbulations to be adopted by the Board of Managers provided they are not kept, bred or maintained for any commercial purposes and provided, further, that any such pet causing or creating a nuisance or unreasonable disturbance or noise shall be permanently removed from the property upon ten days written notice from the Board of Managers.

 

6. No noxious or offensive activities shall be carried on in any Unit or in the Common Facilities not shall anything be done therein either or negligently which may be or become an annoyance or nuisance to the other Unit Owners or occupants.

 

7. No acts shall be performed upon or to any Unit, or on or in the Common Facilities, which will impair the structural integrity of the Buildings or which will structurally change the Buildings.

 

8. No clothes, sheets blanket, laundry of any kind, or any other article, shall be hung out or exposed on any part of the Common Facilities. The Common Facilities shall be kept free and clear of rubbish, debris and other unsightly materials.

 

9. The use of the Common Facilities and Recreational or other facilities acquired by the Board of Managers by lease or otherwise, by all the Unit Owners and all other person authorized to use the same, shall be subject at all tmes to the By-Laws and such Rules and Regulations as may be prescribed and established governing such use, or which may be hereafter prescribed and established by the Board of Managers.

 

10. No industry, business, trade, occupation or profession of any kind, be it commercial, religious, educational or otherwise, may be conducted, maintained or permited on any part of the Property. No use or practice shall be permitted on any part of the Property which is a source of annoyance to residence or which interferes with the peaceful possession and proper use of the Property by its residents. All valid laws, zoning ordinances and regulations of governmental bodies having Jurisdiction thereof shall be observed.

 

11. The Board of Managers shall have the power to make and amend such Regulations as may be necessary to carry out the intent of these use restrictions and to amend these restrictions.

 

12. Each Unit Owner shall be entitled to share in any surplus over and above a reasonable reserve established by the Board of Manager of the Condominium, and shall be liable for Common Expenses in the same percentage as the individual Unit Owner has in the individed interest of the Common Elements and Facilities.

 

13. The Board of Managers shall have the right to levy, without further legal action, liquidated charges for violations of the regulations and such other rules and regulations which may be duly adopted by it. For each day that a voilation continues after notice, it shall be considered a separate violation. Any charge so levied is to be collected as a Common Charge against the particular Unit Owner involved, and collection may be enforced by the Board of Managers in the same manner as it is entitled to enforce collection of Common Charges. Such levy of charges shall not replace or abrogate any action for damages of injunctive relief as provided by law.

 

14. No one, no unit owner, no one hired by or retained by a unit owner, no guest or tenant may make any additions, alterations, improvements, replacements, or changes whatsoever, structural or non-structural, to the exterior of a unit or garage, whether a part of the Common Elements or not, without the prior written consent of the Board of Managers. The exterior of a unit includes, but is not limited to siding, foundation, windows, doors, roof, garage door, front porch, rear deck, mail box, door frames, window frames, chimney and exterior light fixtures. Satelite dish installations require the prior written consent of the Board.

 

15. Garbage must be placed in durable plastic or metal containers with a securely fastened lid. No plastic bags are to be used unless placed inside the container.

 

16. All common charges must be received by the designated agent on or before the 10th of each month for which payment is due. Unit owners will be notified in writing of any change in the designated agent.

 

17. Additions, alterations, improvements, or any changes whatsoever may not be made to a Common Element nor can anything be constructed in or upon, or removed from a Common Element without the prior written consent of the Board of Managers.

 

18. A Unit Owner may not store more than one cord of wood (4' x 8' x 4'). Wood may not be stored in a Unit or in the garage. Wood stored must be kept in the rear of the owner's unit at least three (3) feet from the building. However, wood may be stored on a porch or deck if it is placed on a metal log hoop so that the wood does not touch the adacent walls or floors.

 

19. Vehicles may not be parked at any time in those areas designated as "No Parking" zones on the attached site plan. From November 15 through April 1st, vehicles may be parked only in garages or designated parking spaces. Unit owners are responsible for illegally parked vehicles belonging to their visitors.

 

20. Dogs may neither be let loose on Timber Ridge Property, nor walked without a leash.

 

21. Prohibition of canine waste: No person owning, harboring, keeping, walking or having custody or control of a dog, shall cause, permit, suffer or allow such dog to soil, defile, defecate on or commit any nuisance in any Common Area (as such term is defined in the Declaration of Condominium), including, but not limited to any common thoroughfare, sidewalk, passageway, recreation area or green area. Each and every person as set forth above shall be responsible for immediately removing all feces deposited by such dog by using scoops, shovels, brooms, togs or any similar implement and thereafter deposited in a container used for refuse disposal only. In no event shall any feces be deposited in sewers or drain.

 

Parking Rules

Timber Ridge is a small community with limited space for parking. Our 49 units consist of 34 with a garage and 15 without a garage. There are only 30 unassigned parking spaces to accommodate second cars and guest parking for 49 units. The Board feels that a few simple rules, combined with common courtesy, will make parking as easy and as fair as possible for all residents. To that end, the Board has amended the existing basic guidelines and parking rules as follows to reflect what we perceive to be the will of the majority of Unit Owners. If anyone feels unduly burdened by any of the following, the Board of Managers will consider written requests for exceptions, on a case-by-case basis.

 

I. Automobile Registration: All resident's vehicles must be registered with the Managing Agent and the DMV. Upon registration, the Managing Agent will issue an official parking sticker to be displayed in the lower right-hand comer of the front windshield of the car. Registration forms are available from the managing agent. Non-resident owners and guests are not entitled to a parking sticker. Unit Owners are responsible for registering a new car with the managing agent.

 

2. Primary Parking Space: Each unit has either a reserved space or a garage as its primary parking space. The garage must be accessible for the parking of a vehicle. Your vehicle must fit in your garage or assigned parking space, otherwise, it may not be parked on the premises. When parking in a space, please pull forward and center your vehicle, in order to provide maximum road width and accessibility for people parked next to you.

 

3. Unreserved Spaces: Between the hours of 1:00 a.m. and 6:00 a.m., no unit is permitted to have a car parked in an unreserved space, unless there is a car parked in the unit's primary space, be that a garage or driveway, or reserved space, and no unit is permitted to use more than one (I) unreserved space. This refers to the unit's registered cars, not guests.

 

4. Vehicles Per Unit: Each unit may register one (I) vehicle for each licensed driver who resides in the unit, except that no unit may register more than three (3) vehicles. This rule does not apply to any unit that was not in compliance, prior to December 14, 2003, except that once a vehicle is sold, the unit can not replace it and must come into compliance .

 

5. Guest Parking: Unit Owners are responsible for making sure their guests and contractors park appropriately, in non reserved spaces, in order to avoid a fine and/or towing.

a. All guests are required to display a "Timber Ridge Guest Pass," on the dashboard, whenever they are parked at Timber Ridge, between I :00 a.m. and 6:00 a.m. Any unidentified vehicle is subject to towing.

b. A guest may park on the premises overnight, for up to three (3) nights, after which consent to park on the premises must be obtained from the Board.

c. Unit Owners will be given guest passes, in advance, to use as needed.

 

6. Blocking access: Blocking access to a neighbor's garage, stairs, walk, parking space, or vehicle may result in towing of the offending vehicle, without notice, at owner's expense.

 

7. Fire Zones and Tow Away Zones: Any vehicle that parks in a Fire Zone may be towed, without notice, at the owner's expense. These TOW-AWAY ZONES are indicated by signs and on the color-coded site plan. Emergency vehicles and Fire Department apparatus must
have access to Timber Ridge, at all times.

 

8. Seasonal Parking: From November 15 to April 15, parking is NOT permitted along the roadway, because the snow plow must have access the roadway at all times when needed. Vehicles may be towed, without notice, for violating this rule. Seasonal maps (color-coded) that clearly identify current tow-away zones are available from the managing agent, or click here: winter parking map

 

9. Motorcycles: Motorcycles may only be parked ion the property from April 15 -November 15, in the area indicated on the seasonal map. Motorcycles may not be parked in an unreserved parking space or on the grass.

 

10. Commercial Vehicles: Campers, boats, buses, or trailers are not permitted to be parked on the premises at any time. Other commercial vehicles, such as limousines, workman's vans, moving vans and delivery trucks, are not permitted to be parked on- the premises between I :00 a.m. and 6:00 a.m., except for emergencies.

 

11. No Parking On Grass: Fines may be issued to Unit Owners who park on the grass. In addition to a fine, the Unit Owner will be charged for the cost of any repairs to any damaged areas.

 

12. One Way: Traffic around the circle is one way, and all vehicles are required to bear right, at the entrance to the circle, for the safety of all residents.

 

13. Driving Speed: The Board recommends a maximum safe speed of 15 mph, throughout Timber Ridge. Please be aware of your speed and help protect our children and pedestrians.

 

* Please try to utilize your reserved parking space or garage as much as possible to free up guest spaces for others.

 

Fines

 

The Board adopted the above rules to promote the safety and enjoyment of all Unit Owners, and we believe they reflect common sense and courtesy. We hope that everyone will respect the rules, and we never have to issue a ticket or assess a fine. But, ...

 

1. The Board of Managers and the managing agent are responsible for issuing tickets, assessing fines and calling the towing company.

2. Violations may result in a fine oftwenty-five dollars ($25) per day per violation, or having a car towed.

3. The Board encourages all Unit Owners to be vigilant and to report any suspicious looking or unidentified vehicles, parking violations, or any other safety or parking issue that you notice. Please call any Board member or the managing agent.

 

Pool Rules

 

General

 

1. Access - The swimming pool is soley for the use of Residents and their guests. Resident means an owner occupant of, or a tenant in, a Unit and members of their households.

 

2. User Risk - Use of the pool is solely at the user's risk. The Condominium is not responsible for any injury sustained when using the pool.

 

3. Arrears - Residents of Units with arrears of more than one (1) month in any amount due the Condominium may not use the pool. This also applies to tenants resident in Units where owner may have leased the unit in violation of Condominium documents.

 

4. Guest - The host Resident must accompany guest at all times. An adult Resident must accompany guests under the age of 12. Other than the pool area four (4) person guest limit, common sense and courtesy should prevail in the number and frequency of guests.

 

5. Fines - The Condominium may levy a fine for the misuse of the pool. Anyone intentionally causing damage will be liable for the total cost of repairs.

 

Swimming Pool

 

A) Season - Pool opens Memorial Day weekend and closes Labor Day weekend. For the most part, the pool is open weekends in June and daily once school closes.

 

B) Hours - Operating hours, unless otherwise posted, are:

 

Weekends/Holidays: 10:00 am - 7:00 pm

Weekdays:                 11:00 am - 7:00 pm

 

C) Lifeguards - The lifeguard on duty is in charge of the pool area and has full authority to

 

1. Create and enforce any tempory rules should the occasion arise

2. Close the pool in the event of inclement weather

3. Re-open the pool only when safe to do so and

4. Ask anyone disobeying pool regulations or acting in a disorderly manner to the leave the pool area for one or more days, as appropriate.

 

THE POOL CANNOT BE USED WITHOUT A CERTIFIED CONDOMINIUM LIFEGUARD BEING ON DUTY.

 

D) Guests - The guest limit is four(4) people per day, please use common sense and courtesy in view of the capacity limitations of our pool area. It also would be appreciated if residents limited the frequency of guests, especially on weekends.

 

E) Children - The following apply while while in the pool or pool area:

 

1. Baby carriages are permitted, but please be considerate in view of the limited space

2. Children under 12 years old must be accompanied by an adult at all times.

3. Children who are not toilet trained must wear rubber pants or swim diapers in the pool.

4. Diapers must be changed in the bathroom, not on the pool deck.

5. Disposible diapers must be put in plastic bags and placed in the trash cans outside the pool area.

 

F) Hygiene - Please shower before using the pool. All persons having skin lesions, inflamed eyes, mouth, nose, or ear discharge, having any type of visible infections, or bandage shall not be permitted to use the pool.

 

G) Food/beverages - Alcoholic beverages of any kind are prohibited at all times. Food and non-alcoholic beverages are permitted only at the tables in the pool area. Individuals eating or drinking in the approved area must clean up after themselves. Individuals violating these rules will be requested to comply or leave the pool area.

 

H) Not permitted - The following are not permitted in the pool area

1. Bycycles, in-line or roller skates or skateboards.

2. Diving, diving apparatus, running, wrestling, and excessive noise.

3. Any glass containers, bottles or other glass objects.

4. Radios, cassetts or CD players, unless used with headphones.

5. Barbeques

6. Pets

7. Smoking

 

I) Lounge Chairs - Lounge chairs are available on a "first come, first served" basis and may not be saved for others. Lifequards will remove from lounge chairs any towels or other property left by anyone leaving the pool area for more than 30 minutes so that others may use the lounge.

 

J) Equipment - Rafts, floats, tubes, and snorkels may be used in the pool area, at the lifeguard's descretion. Kick boards, child and infants floatation devices are acceptable.

 

K) Cell phones - Use of cell phones with the fenced pool area is prohibited. If a resident receives a call, they must move outside of the fence area to continue the conversation.

 

L) Attire - Only proper bathing attire is permitted in the pool.

 

M) Personal Property - The Condominium is not responsible for personal items brought to the pool area. Residents are solely responsible for their own personal property.

 

N) Private Parties - Must have the prior written consent of the Board of Managers, and are subject to a $50 fine special user fee. In addition:

 

a) The managing agent must be notified two weeks prior to the scheduled event by the resident.

b) All pool parties are limited to no more than three hours.

c) parties are not permitted on weekends and holidays.

d) If a resident plans to have a party of six or more guests, the unit owner/renter must pay in advance an addtional fee to hire a second lifeguard.

 

Tennis Court Rules

 

1. The use of the tennis courts is under the supervision of the Board of Managers which reserves the right to modify these rules or institute new rules as it seems necessary.

 

2. The tennis courts are not to be used for any activity except tennis playing. Bicycle riding, roller skating/blading, skatebording, baseball and basketball playing, etc., are stricly prohibited.

 

3. Tennis players must wear smooth-soled tennis shoes. Tennis etiquette suggests that appropriate tennis attire be worn.

 

4. Guests may use the tennis courts only when accompanied by a Unit Owner who will be responsible for any property damage caused by the guest.

 

5. The Board of Managers may reserve the tennis courts for tournaments, team matches, lessons or other events as necessary.

 

6. When others are waiting, court use is limited to one (1) hour.

 

7. The tennis courts are reserved for adult use first. Those under 18 years of age may use the tennis court only if no adult is waiting to use the court.

 

8. The sign-in sheet must be used to reserve the tennis court for a particular day and time.

 

9. Unit owners may not use the tennis courts for entrepreneurial activities.

 

 

Oil Tanks

 

In past years, the Board of Managers has required Unit Owner to acknowledge former House Rule #24 which advised of individual Unit Owner responsibility for replacement of failed inground oil tanks. Then condominium is responsible for any oil tank that leaks. The unit owner is responsible for the underground oil feed lines to their respective burner and furnace. All tanks were replaced in 2002 with new 300 gallon capacity tanks that have a thirty-year warranty.

 

It is important for each unit owner to acquire the services of a local fuel delivery company for deliveries as well as ongoing mainenance and yearly mechanical check ups. Management can provide the name of several local companies and cooperative associations that can provide these services.

 

 

Selling your unit? you need a release from the Board

 

The managing agent must be notified of a pending sale as soon as possible to ensure preparation of documents in time for the closing. Issuance of Closing documents takes a minimum of two (2) weeks.

 

In the event a Unit Owner intends to sell his/her unit, no documentation (i.e. certification of payments or insurance certificates) or appraisal support services can be provided unless the following criteria have been met and /or submitted to the Managing Agent in advance.

 

1. Letter advising the Managing Agent of the sale and requesting the Closing documents.

2. Fully executed copy of the Contract of Sale.

3. Check for $100 administrative fee payable to Managing Agent, for preparation of closing documents (payable by Seller).

4. Check for $50 Mortgage Financing Fee payable to Managing Agent, if purchase is being financed (payable by Purchaser).

5. Name and address of Purchaser's Bank for Insurance Certificate.

6. Anticipated Closing date.

7. Payment by Seller of all Common and/or Sundry or special charges through the end of the month in which the Closing will be taking place and full payment of all assessment, if any.

8. Check for Capital Contribution payable to Timber Ridge Condominium, in the amount of $500 (payable by Purchaser).

 

The Managing Agent will provide the following transer documents as necessary:

 

1. Completed Property Questionnaire from tender(s) for prospective purchaser, if requested.

2. Waiver of Right of First Refusal fo satisfy Title Company.

3. Letter of Common Charge Account status.

4. Certificate of Insurance for Purchaser.

5. Power of Attorney.

6. Copy of this Information Guide to be given at cosing to the Purchaser.

 

Note: Issuance of a Waiver and other Closing documents require a minimum of two (2) weeks.

Unit Owners are reminded that the loan to market value ratio may not exceed 80% , i.e. you may not have total morgage indebtedness on the unit in excess of 80% of the current appraised value.

 

Refinancing Your Unit? You may need the assistance of the Managing Agent

 

As a matter of procedure, the Managing Agent may be called upon to provide information on the Condominium and /or specific documentation for a Closing to a lending institution on behalf of a Unit Owner in conjunction with a refinance or home equity transaction. For this work, which is for the benefit of that particular Unit Owner, the Managing Agent is authorized by the Board of Managers to charge a Refinance Fee of $75.

 

Among the Managing Agent's resonsibilities and typical prerequisites to any refinances are the following:

 

1. Completion of all appraisal and property questionnaires from prospective lenders.

2. Provide evidence and details of appropriate insurance coverage, including Certificate of Insurance evidencing tender as certificate holder.

3. Provide Letter of Common Charge status.

 

All requests should be made to the Managing Agent in writing at least two (2) weeks prior to Closing to ensure timely preparation of refinance documents.

 

Unit Owners are reminded that the loan to market value ratio may not exceed 80%, i.e. you may not have total mortgage indebtedness on the unit in excess of 80% of the current appraised value.

 

 

Satellite Dish Installation

 

Residents are permitted to install a satellite dish, only after obtaining the prior written consent of the Board, which shall be granted pursuant to the following conditions and which have been developed for the mutual benefit and protection of all Unit Owners. Failure to abide by them may lead to the imposition of fines against the Unit Owner and/or the requirement that the dish be removed at the Unit Owner's sole expense and responsibily.

 

1. Prior to installation, the Unit Owner must provide the managing agent with the required indemnification agreement signed by the Unit Owner(s) releasing Timber Ridge Condominium (the "Condominium"), the Board and all other Unit Owners from any and all liability arising out of, or in connection with, the installation and maintenance of the satellite dish.

 

2. Only one (1) dish, not to exceed twenty inches (20") in diameter, may be installed.

 

3. Installation MUST be done by a licensed and insured service vendor.

 

4. Installation is permitted only by Strapping the dish to the unit chimney.

 

5. The Unit Owner is solely responsible for any and all damage, exterior and interior, to the unit resulting from, or in connection with, the installation, including but not limited to, leaks, structural damage or aesthetic damage as may be determined by the Board in its sole discretion.

 

Holiday Decorations

On October 18, 2006, the Board thoroughly discussed rules to limit seasonal decorations by unit owners. A motion was made, seconded, and passed to approve the following rules regarding seasonal decorations:

a) Christmas and Hanukah decorations may be displayed between Thanksgiving and January 15. All other holiday decorations may be displayed between 15 days and 5 days after the holiday.

b) All decorations must be within the Limited Common Areas of the Unit and the mulch area immediately adjacent to that Unit.

c) Decorations may not alter or damage the Unit exteriors or common areas.

d) Free standing decorations cannot exceed 3 feet in height and 1-1/2 feet in width.

e) The Board reserves the right to request removal or modification of any .decorations. Failure to abide by the Board's request will result in a fine.

f) Any questions or issues should be directed to the Board of Managers.

(Board rules passed 10/18/2006)

 

About Insurance

 

Various insurance risks exist for condominium owners, so it is therefore recommended Unit owners carry their own insurance to cover several areas of specifiec concern. An Association Unit Owners Policy is a package type of policy, which means it includes protection for several types of losses. Listed below is a breif description of some of the important coverage afforded by the typical individual Unit Owner policy.

 

1. Contents - Personal Property Coverage

This coverage protects furniture, furnishings, clothes and all personal belongings. Condominium Unit Owners should look to protect these valuable items. A policy can be purchased that would provide coverage for the full cost of replacing your contents after a covered loss. This coverage can also be tailored to provide protection for high valued items such as jewelry, fine arts, antiques, etc. Protection for personal property can also be written to properly insure against water damage caused by leaks originating outside your unit.

 

2. Personal Propery Valuation

This policy can be written on actual cash value which is the cost to replace less depreciation. Or, for a nominal premiumm, you may elect to choose Replacement Cost on Contents coverage which eliminates the depreciation factor in valuing your property.

 

3. Loss of Use

This coverage will pay for the costs of temporary living quarters in the event you could not live in your home after a covered loss. It includes reimbursement for miscellaneous extra expenses (such as food or laundry costs) up to the amount stated in the policy.

 

4. Additions & Alterations or Improvements & Betterments Coverage

The Condominium Association Master Policy typically provides coverage for the buildings themselves. The individual Unit Owners are responsible for certain original installations plus any permanent improvements or changes made to the unit (i.e, paint, wall coverings, carpeting, window treatments, shelving, wall units, cabinets, built-ins, light fixtures, bathroom and kitchen fixtures, ect.).

 

5. Personal Liability Coverage

Each Unit Owner should have his or her own personal liability coverage. Given the increased number of lawsuits today with awards ranging up to six or seven figures, one could easily find oneself facing an extreme financial loss. Personal liability protects against claims resulting from alleged bodily injury or propery damage for which you may be legally liable and typically covers any judgments against the Unit Owner, legal defense costs, and immediate medical aid to injured persons.

 

This coverage normally excludes auto and business related claims and you would be covered up to the liability limit stated in your policy for each accident.

 

6. Medical Payments

This coverage pays for medical costs of non-policyholders (those not in your immediate family) up to the stated limit. It will pay many minor claims regardless of who is responsible.

 

7. Loss Assessment Coverage

This covers assessments levied by the Board caused by a peril insured against for damage to property owned in common by the association members.

 

Each Unit Owner should contact his or her own insurance agent and inquire about a Condominium Owners Policy that can be tailored to meet each person's own specific needs.

 

 

 

* Taken verbatim from the Timber Ridge Condominium Information Guide/Rules and Regulations distributed to all Unit Owners on October 2009.