AMENDMENTS
House Rules may be added to, amended or repealed at any time by resolution of the Board of Directors as provided in the Declaration and By-Laws.
Adopted this Twentieth Day of May in the year Two-Thousand Four by:
Board Secretary Board President:
_________________________________ __________________________
APPENDIX A
Criterion
to be followed for
securing approval, by the Board of Directors,
for installation of a room Air Conditioner in your
Unit:
On page 3 of
the House Rules under the heading “ Windows”, paragraph “d”
states that no air conditioning devices shall be installed
or used in the Building without approval of the Board of
Directors.
It has been determined by the Board that under specific
guidelines, and with proper installation, a “room-sized”
air conditioner unit can be installed in the balcony glass
door unit that cannot be seen from outside the building,
nor from adjacent units – if it is mounted below the
concrete barrier level of the balcony enclosure. The
location of the air conditioning unit is
“Criterion
1” that will be
required to be acceptable, on the balcony.
Criterion
#2 is the Noise
Level. When in the highest cooling level, the sound
transmission cannot exceed the allowable ambient decibel
level of 45 dbs. This will prevent the unit from being an
intrusion on the adjacent residential units.
Criterion
#3 concerns the
Vibration effect. The unit must be virtually vibration
free, and should be hung off the window mount installation
– instead of resting on the concrete floor of the balcony.
Criterion
#4 is the
requirement for the air-conditioning unit to be able to
operate on a 110/115 volt 40Amp normal electrical outlet,
providing proper grounding.
Criterion
#5 is that the
condensation and water run-off be discharged onto the
balcony floor, and that the balcony drain be unobstructed.
Criterion
#6 requires that
the glass for the through-the-window mount be identical to
the existing building glass specifications, including
strength and tint. The building glass vendor and installer,
Herzog Glass, must be designated to perform the glass
installation, including the sealing and caulking of the
window.
Criterion
#7 A percent
increase in Homeowners Dues will be levied on the unit
modified for air-conditioning to cover additional power
usage.
There are several brands of “room size” air conditioners on
the market. However, those models that are better quality
have power-saving features and insulation to provide quiet
operation.
If you wish to seek approval for installation of an Air
Conditioning Unit, the Board of Directors meets on the
second Wednesday of each month.
Please submit, in writing, all the specifics to respond to
each of these Criteria.
As an example of an acceptable unit, the Board has approved
one such installation as described above. It utilized a
room-sized air conditioner of the following manufacturer:
Freidrich Air Conditioning Co.
Model KS12J10-115 volts
A local
distributor is Johnstone Supply 206-575-0755.
Herzog Glass did the glasswork and installed the air
conditioning unit 206-322-8444.
APPENDIX B
Grandview Condominium
Remodel Policy and Procedure
POLICY
No Owner
without first obtaining the written consent of the Board
shall make or permit to be made any alteration, improvement
or addition in or to the structural or mechanical systems
or components of a Unit, in or to the exterior of the
Building, or in or to any Common or Limited Common
Elements. The owner shall notify the Board in writing of
his or her desire to make any alteration, improvement or
addition to a Unit or the assigned Limited Common Elements,
including complete plans and specifications for proposed
work.
1.
Approval of alterations, improvements or additions of
Common and Limited Common Areas and Condominium Unit
Interiors.
A. Prior Board approval is required for all alterations,
improvements or additions to the structural elements,
mechanical systems, plumbing and electrical systems. All
water shutoffs must be approved by the Resident Manager per
the requirement of Section 1,G,9 of this policy.
B. To obtain approval for alterations, improvements or
additions, the owner shall submit a written description
and/or architectural drawing and timetable of the project
to the President. The proposed alterations, improvements or
additions must be clear and comprehensible and in enough
detail to permit an informed review by the Board. The owner
will provide all required information and documentation at
their own expense.
C. The Board, at the homeowner’s expense, may retain a
qualified person or persons to review the owner’s
submission. The Board shall provide written response to the
owner’s request no later than ten (10) days after the Board
meeting next following receipt of the complete application,
including any additional information requested by the
Board.
D. All changes to already approved plans must be approved
by the Board prior to these changes being implemented by
the owner. From time to time, the Board may have the work
inspected to insure that it conforms to the approved plan.
E. Approvals are valid for 180 days. If constructions has
not began within this period, the owner must submit a new
request.
F. No project may last more than 180 days. The Association
will charge the unit owner $25.00 per day for remodeling
and construction activities that continue beyond 180 days
or the specified time approved by the Board. (Note: the
purpose of the $25.00 is to motivate the owner to finish
the job as soon as possible.)
G. Board approvals are subject to the following conditions:
1. All work is
to be performed by contractors that have liability and
property damage insurance.
2. All work will comply with applicable building codes. It
is the owner’s responsibility to secure any required
building permits.
3. Hours of work are 9am to 4pm Mondays through Fridays,
holidays excluded. Noise-generating activities are
permitted only between the hours of 9am and 4pm. Noises and
odors shall be minimized.
4. The south elevator (#2) is the designated elevator for
remodeling activities. To use the elevator, 24-hour prior
notice must be given to the Resident Manager. Use of the
elevator is subject to prior reservations. The elevator may
only be used for remodeling or construction activities
between the hours of 9:00am to 4:00pm. Workers and
materials must be moved in the south elevator (#2). The
elevator, most importantly, must be padded at all times
when materials are being moved.
5. Building security must be maintained at all times. No
open door will be left unattended. Workers will be told by
the owner that anyone authorized to enter the building
either has a key or will be buzzed in by the person
authorizing entry. Workers will not have the authority to
admit persons not working on the job with them. If, in the
judgment of the Board and or the GHOA Resident Manager,
building security is not being maintained, they may order
work stopped until security is assured. All security for
open doors and the associated costs with it are the
responsibility of the owner.
6. Parking: Contractors may not park in the building. All
interior parking is reserved for owners only. Vehicles
parked outside of the owner’s designated stall are subject
to towing at the owner and/or contractor’s expense. Owner
parking stall shall not be used to locate or store
materials or equipment.
7. The exterior appearance for units undergoing renovation
will be maintained in conformity with the rules. If window
coverings are used during remodeling or construction
activity, including staging, sawing, or painting must be
properly disposed of. Contractors must dispose of their
debris without use of the Association’s dumpsters. Debris
may not be disposed of down the garbage chute. Should
workers fail to clean up at the end of the day, the GHOA
Resident Manager will arrange for clean-up at the expense
of the homeowner undertaking the alterations.
8. Water shut off requires a three (3) day notice to the
Resident Manager. The scope of work must be included with
the notice. Water work will only be performed at times
approved by the Resident Manager. Work must be completed
within two (2) hours or less if possible.
9. Contractors shall provide their own telephone and
communication services. The lobby telephone or activity
room phone is not available for contractors.
10. Contractors must use reasonable protection in the
corridors and protect all interior surfaces. Protective
coverings must be removed over weekends and holidays.
11. Contractors are required to provide cleaning equipment
and are responsible to clean all public areas. Dirt and
dust tracks are to be vacuumed as soon as possible and not
later than 5:00pm.
12. Prior approval by the Board is required if solvent
based stains, lacquer or paints are used in the Grandview
at any time. Written permission must be obtained from the
Board to use any finishing materials except water based
materials. If other than water based materials are used,
the owner or the contractor agrees to take all necessary
steps to insure that fumes will not escape from the unit.
The owner further agrees that he or she will be responsible
for the safety, health and comfort of all persons within
the Grandview including employees, with regard to fumes
from the painting or finishing operations.
2. Owner’s Responsibility for Contractors.
Compliance with
rules regarding alterations, improvements or additions and
construction activity is the responsibility of the
homeowner. The homeowner is responsible for the conduct of
contractors and agents, to each of whom the owner shall
cause to provide a copy of all applicable rules. A copy of
the Grandview Condominium Remodel Policy and Procedure must
be signed and dated by the owner and the owner’s contractor
and returned to the Resident Manager before final approval
is given by the Board. Violations of the remodel policy and
procedure may result in fines being assessed against the
owner.
3. Deposits
The homeowner
will make a deposit to the GHOA at the time of the Board’s
approval as follows:
Duration of
Project Amount
0-30 days $ 500
31-60 750
61-120 1,000
121-180 1,500
Costs paid by
the Association for clean up, repair of damage or for any
other purpose incident to the alteration, improvements or
additions and construction activities will be charged
against the deposit. Should the deposit be insufficient,
the Board will require a further deposit before work may
proceed. When the alteration or construction activities are
completed, the remainder of the deposit will be refunded to
the homeowner.
4. Stop Work Order
For violations
of these rules, the Board may issue a stop work order and
assess fines. The order will be lifted only after the owner
presents a plan for resuming work that is accepted by the
board at its next regular meeting. Fines will be assessed
by the following schedule. All fines will become an
assessment against the unit owner.
1st
violation $200
3rd
violation $500
2nd
violation $350
4th
violation fine
will be at the
discretion of the Grandview Board of
Directors, but not less than $1,500 nor more
than $5,000.
ADDITIONAL RULES
5. Change in
Rules
The Board may,
from time to time, amend or remove these rules to
facilitate management or operations. Any such rules or
regulations shall be furnished to each unit Owner(s) in
writing and may be rescinded by majority voted of the
membership at any subsequent meeting of the Board.
Remodeling or alterations started prior to the adoption of
this policy and procedure are subject to the requirements
of the Grandview Declarations, By-Laws and House Rules.
_________________________________ ___________________
Owner’s Signature Date
_________________________________ ___________________
Contractor’s Signature Date
_________________________________ ___________________
Grandview Homeowner’s Association Signature Date