Attached is a set of "house rules", or governing rules and policies, adopted by the Oakbrook Townhouses, Inc. Board on December 6, 2010. The introduction provides additional information.
Oakbrook Townhouses, Inc., House Rules
Adopted by the Board on December 6, 2010
INTRODUCTION
These House Rules have been established to provide guidelines which will contribute to
the enjoyment of townhouse living and the cooperative management and operation of
our homeowners association.
The basic rules and regulations governing this Association are set down in the
Declarations and Bylaws of Oakbrook Townhouses, Inc. Fundamental house rules are
outlined in Article XI of the Declarations. Subsequent policies established by the Board
of Directors are also binding. All individuals are responsible for knowledge of and
compliance with these governing rules and policies.
PLEASE KEEP YOUR COVENANTS AND BY-LAWS WHERE YOU CAN LOOK UP
ANY OF YOUR MAINTENANCE QUESTIONS. LET YOUR RENTERS KNOW OF ALL
THESE RULES SO THEY TOO CAN TAKE CARE OF YOUR PROPERTY.
We reference the following items to the Articles X and XI of the Covenants, Conditions
and Restrictions plus Article IV, Section III of the By-Laws of Oakbrook Townhouse, Inc.
GENERAL MAINTENANCE
1. Maintaining the exterior of the units requires the cooperation of all the owners
and renters to take reasonable care of their own unit so that costly repairs will be
avoided.
2. The decks, front and back, need to be cleaned of debris and articles
which promote rotting of the wood. Carpeting traps moisture and promotes
rotting. It should be removed periodically to let the wood dry out.
3. The care and replacement of the wood decking boards on the front decks are the
responsibility of the owners. If repairs to roofing of the front or back decks is
caused by the decking boards, carpeting, planters, or any other deterioration not
related to normal weathering conditions, the cost of such repairs will be the
owners responsibility.
4. Planters and other heavy objects must be movable and weigh less than
40 pounds per square foot. Removal of containers or furniture from the front or
back decks for scheduled repairs are the owner's responsibility after notification
of the scheduled repairs.
5. Ivy destroys. Keep it off walls, foundations, mail box posts, and trees. It will kill
trees and plants if not controlled.
6. A 2-foot right of way needs to be maintained for fire fighters. All plantings in the
path of the right of way will need to be removed by the owners or, if not, will be
removed by the landscaper and his invoice will be sent to the owners. Any fence
owners must put in gates at both ends of the fence so fire fighters and
maintenance people can traverse the back in the process of their duties.
PETS, LIVESTOCK, AND POULTRY
1. No animals (including exotic birds, livestock, or poultry of any kind) other than
household pets, shall be kept or maintained on any part of said property. Dogs
and cats, not to exceed a total of two, may be kept in any unit, provided that they
are not kept, bred or maintained for any commercial use or purpose. No reptiles
shall be kept upon the premises. All dogs must be kept so as to minimize
excessive noise from barking or otherwise shall be considered a nuisance
according to the terms of the Declaration. Owners are required to immediately
clean up all pet waste from the property. No animal may be tied to or housed
upon the common elements except on decks or within fenced yards. Dogs and
cats shall be in compliance with all applicable laws and regulations.
CONFORMITY OF APPEARANCE
In order to preserve a pleasant and reasonable exterior appearance to the building,
the Board may prohibit, require or regulate any modification or decoration of the
building and decks, patios or balconies undertaken or proposed by an owner.
1. Any alteration of the common areas must be approved by the Board. Such
approval carries with it a responsibility of the owner to maintain the appearance.
2. Items on the decks shall be in keeping with preserving a pleasant and
reasonable external appearance.
3. All screens, windows, and doors (including garage doors) must have board
approval.
4. All painting of external surfaces requires prior Board approval (i.e., color, texture,
composition)
5. No satellite dishes shall be installed by an owner without prior written consent of
the Board
6. Owners/tenants who are considered by the Board to be in violation of these
policies will receive a letter from the Board requesting compliance. In the event
of non-compliance, the Board retains the authority to remove the offending items
at the owner’s expense.
PARKING REGULATIONS
1. No structure of a temporary character, trailer, basement, tent, shack, garage,
barn, or other outbuildings shall be used on any lot at any time as a residence,
either temporarily or permanently. No trailer, camper, boat, recreational vehicle,
truck larger than one (1) ton or similar equipment shall be permitted to remain
upon any property within the properties, unless placed or maintained within an
enclosed garage.
2. No vehicle shall be left standing in a parking space in a non-operative condition
or without a current license for more than 30 consecutive days.
ACTIVITY
1. Article XI, Section 3 of the Declarations provides that “no noxious or offensive
activity shall be carried on upon any lot or any part of the properties, nor shall
anything be done thereon which may be or may become an annoyance or
nuisance to the neighborhood, or which shall in any way interfere with the quiet
enjoyment of each of the owners of his/her respective dwelling unit, or which
shall in any way increase the rate of insurance.”
SAFETY
1. Due to the potential liability for the Homeowners Association, residents and
guests are not allowed to play in the walkways, on the landscaped areas, or
around parked cars. Bike/skateboard riding is prohibited in the common areas.
SIGNS
1. Article XI, Section 2 of the Declarations provides that “no sign or billboard of any
kind shall be displayed to the public view on any portion of the properties or any
lot, except one sign for each building site of not more than eighteen inches by
twenty-four inches advertising the property for sale or rent.”
MISCELLANEOUS
1. Fireworks — Due to potential fire damage or injury, lighting of any fireworks of
any kind is not allowed on Oakbrook Townhouses, Inc. property.
2. Noise — Because of the close proximity of buildings in the complex, excessive or
extended noise by music, loud conversation, a musical instrument, etc. can be
very annoying to other residents. Residents must be considerate of neighbors
when playing stereos, radios, and TVs at all times. Use of noisy appliances
(washers, dryers, dishwashers, etc) is discouraged after 10:00PM.
3. Concerns andRequests - All concerns and requestsmust be submitted inwriting to the
board. The board will act on concerns in a timelymanner and in a consistentmanner.A
timelywritten responsewill be issued to the homeownerwho filed the request/concern form.
4. Grievances — Grievances of any unit owner may be submitted to the Board, in
writing and signed. The Board will address each grievance in accordance with its
grievance procedure (to be developed). If you are disturbed by the actions
(noise, pets, violations of declarations, etc.) of another resident, you should first
make personal contact with the offending party, verbally or by written note, to
make them aware that you are being disturbed. If you do not feel comfortable
making personal contact or if results are not achieved with prior attempts, call the
property management company and voice your complaint followed by a written
notice. The board will review the claim and if the complaint is substantiated, will
send a letter or call the offending party. The offending party will be offered an
opportunity to appeal before the board personally or submit documents to show
their non-violation at the next scheduled board meeting. If found in violation, the
board shall initiate a violation notification procedure, by providing a first warning
notice. If the violation is not corrected in a reasonable time period, a second
warning notice will be issued, giving a reasonable time period for correction and
warning the violator that the Board may initiate corrective action on its own and
place a lien on the property for the amount of the corrective action. If a
homeowner fails to correct the violation, the board may place a lien against the
unit owner's residence at the unit owner's expense.
5. Additions, Alterations, or Improvements -- any personal plants, flowers, etc.
planted in the common area shall be maintained by the unit owners. Unit owners
must have prior written approval from the Board for any major transformation of
the common elements (e.g., plantings, ornamental or decorative fixtures).
6. Solicitors— Remind solicitors who come to your door that this is a "closed
complex" and that soliciting is not allowed. If this person is suspicious looking
and/or acting, don't hesitate to call the police.
7. Cable TV — Oakbrook Townhouses has a group arrangement with Comcast for
basic cable service. If you have problems with your cable TV service, please call
Comcast.
8. Rubbish, Trash, Recycleable, and Garbage Collection – all rubbish, trash and
garbage shall be regularly removed from the properties and shall not be allowed
to accumulate thereon. All refuse containers, wood piles, storage areas and
machinery and equipment shall be prohibited upon any lot, unless obscured from
view of adjoining lots and streets by a fence or appropriate screen approved by
the Architectural Control Committee. Costs for removal of any rubbish, trash and
garbage generated by the owner of any lot shall be borne by such owner. Unit
owners are expected to comply with the rules and regulations of Lakewood
refuse management agencies.
9. Monthly Dues - The monthly charges and assessments shall be used
exclusively for the benefit of the residents of the properties and to carry out such
purposes as are covered in the By-Laws. Each owner or contract purchaser shall
pay to the Association a monthly charge as established by the membership at its
annual meeting or at a special meeting called for that purpose. The monthly
charge may be increased by the Association with the consent of two-thirds (2/3)
of the members voting in person or by proxy. In addition to the monthly charges,
the Association may levy any assessment for any purpose as authorized herein
by the assent of two-thirds (2/3) of the votes of all members who are voting in
person or by proxy at the annual meeting or at a special meeting called for this
purpose. The monthly charges are due and payable on the first day of each
month. The due date of any assessment shall be fixed by the Association in the
resolution authorizing such assessment. If any monthly charge or assessment is
not paid within fifteen (15) days after it was first due, a late fee in the amount set
by the Board shall be levied. No owner or contract purchaser shall be relieved of
liability for the assessments provided herein by non-use of the Common Area or
abandonment of his/her Lot.
10.Roof or Ceiling Leaks — All such leaks should be reported to the property
management company, Northwest Properties Agency, 9527 Bridgeport Way SW,
Lakewood, WA 98499 (Phone 253 584-3633).
11.Leases —All leases or rental agreements shall be in writing and by its terms
shall provide that the terms of the lease are subject in all respects to the
provisions of the Declaration and Bylaws of the Association, and all rules and
regulations thereunder. Any failure by the lessee to comply with said documents
shall be a default in any lease or rental agreement. No owner may lease less
than their entire unit. The association shall supervise all leasing or renting of
units to insure compliance with this paragraph. Any lease or rental agreement
to which the association does not consent due to noncompliance with this
paragraph shall be null and void. Finally, the association shall not be held liable
for any damages resulting from the rejection of any lease or rental agreement
they deem to be out of compliance with this paragraph. Owners are totally
responsible to assure that their renter or lessee is provided with a copy of
these house rules, and that the lease or rental agreement states that the
renter or lessee agrees to comply with all house rules. All owners are
responsible to assure that the association is provided a copy of said
written agreement.
12.Townhouse Keys — Neither the Association Board nor the property
management company has any keys or master keys for any of the units.
Homeowners and tenants are responsible for maintaining their own keys.
13.Entry for Repairs — The Board or its agents, acting for the Association, may
enter any unit when necessary in connection with any maintenance, emergency or
other necessary repairs, replacement, construction, or other activity for which the
association is responsible or for which the unit owner is responsible, but failed to
perform. Whenever possible, the Board or its agents will attempt to notify unit
owners before gaining access.
14.Mail Boxes – Throughout the history of Oakbrook Townhouses, we have been
subject to periodic problems with mail theft and vandalism. The Board urges
member to consider installing lockable mailboxes, prompt removal of mail,
reporting of any suspicious activity in the vicinity of our mailboxes to the police or
postal authorities. Bear in mind that any deposit of material other than mail in a
mail box is a Federal offense.
15.Architectural Control – Article IX of the Declaration of Covenants, Conditions,
and Restrictions reflect the requirement for homeowners to secure approval for any
significant modification of their units, and reads as follows:
“…No building, fence, wall or other structure shall be commenced,
erected or maintained upon the properties, nor shall any exterior
addition to or change or alteration therein be made until the plans and
specifications showing the nature, kind, shape, height, materials, and
location of the same shall have been submitted to and approved in
writing as to harmony of external design and location in relation to
surrounding structures and topography by an Architectural Control
Committee of the Board of Trustees of the Association. In the event the
Architectural Control Committee fails to approve or disapprove such
design and location within 30 days after said plans and specifications
have been submitted to it, approval will not be required and this Article
will be deemed to have been fully complied with…”
16. Winterizing of Units – Members are reminded that they are responsible for
taking appropriate actions to winterize their units, and the Board offers the
following suggestions:
Disconnect all hoses and sprinklers
Wrap all outside pipes and faucets/install foam freeze caps
Keep the heat at 60 degrees F. or more
When temperatures drop below freezing, open doors to cabinets that have
any plumbing on the outside walls (eg., kitchen, bath)
It is also a good time to change smoke detector batteries and furnace filters.
Approved by Oakbrook Townhouses Board 12/6/2010
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