Copyright 2008
The Redwoods
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Redwoods Condominiums: Homeowner Rules Since we have a high number of rentals on the property, I would like to remind owners to monitor their renters and make sure they are adhering to the Rules & Regs. Fines will be sent by the management company, if the first advice letter is ignored.
Please be advised that satellite dishes, Antennas, etc... are not to be adhered to the building,chimney stacks or sitting on top of the building roof tops.
In order to protect the welfare of all residents, and to increase our enjoyment of our total complex, the following rules have been adopted by the Board of Directors of the Homeowners’s Association.
The overriding policy is based on the Golden Rule: Please be mindful that in a population density such as ours, the observation of the little courtesies can make for a greater enjoyment by all of our community. Owners are responsible for the compliance of guests and tenants.
General:
1. All owners, tenants, guests and pets are subject to the Redwoods Condominium Rules. It is the responsibility of the owner to notify tenants and guests of these rules, as the owner will be held responsible by the Board of Directors for any actions by his or her tenants in violation of the condominium rules. Owners who are renting or leasing their units are responsible for providing copies of the condominium rules to their tenants. Additional copies of these rules may be requested from Brink Property Management.
2. No occupant will make any noise or offensive activity that will annoy or interfere with the right, comfort, and convenience of other condominium occupants. Music in all units must be played at a moderate level and must not be audible outside the unit after 10:00 PM or 10:00 AM.
3. Any resident intending to be away from his or her unit for more than one week should contact Brink Property Management with a telephone number where they can be reached, or the telephone number of the person having a key to the unit in case of emergency.
4. Keys are the responsibility of individual owners. This includes mailbox keys.
Common Areas:
1. Common areas are designed for the enjoyment of all homeowners and tenants. Activities that are annoying to others or may be damaging to property are strictly forbidden. The association has the right to have anyone removed from the common areas who is causing a disturbance or nuisance.
2. No bicycles or motorbikes are permitted on the grass or barked areas.
3. Use sidewalks for access, not the grass or backed areas.
4. The hanging of rugs, clothing, linens, etc. for prolonged periods from lanais or patios is not permitted.
5. Keep patios and decks clean. Your patio is your neighbor's view and it is not a storage area.
6. Owners will reimburse the Association for any expenses incurred resulting from the repair or replacement of any facility in the common area damage through their or their guests' negligence or fault.
7. Cooking on balconies and decks is restricted to gas grills only. Charcoal smoke is offensive to your neighbors and is potentially dangerous and/or harmful to the common areas. Charcoal grills are permitted in the sport court area.
8. No toxic or pollutant substance is to be poured down the storm drains, i.e., oil, paint thinner, etc.
9. Litter of any kind is not to be thrown on the ground; this includes cigarette butts.
10. Installation of any electrical fixtures, plumbing, telephone, or air conditioning units, etc. on the exterior of the buildings is prohibited without the prior written approval of the Board of Directors.
11. Window coverings must appear white or off-white when viewed from the exterior of the building.
Leases:
1. All unit leases will comply with article 11 of the Declaration and with the approval of the Board of Directors.
2. It is the owner's responsibility to provide tenants with a copy of the house rules and to assure compliance of their tenants with them.
Unit Maintenance:
1. Unit maintenance and exterior appearances will comply with Section 11.3 and Section 11.4 of the Declaration. Requests for modifications will be submitted to the Board in writing. The Board will consider the request and provide a written approval or disapproval.
2. Preventive maintenance of storage areas, lanais, and decks including repair and replacement of deck surface, is the responsibility of the homeowner. The Association bears no responsibility for repairing or replacing decks, which fail because of homeowner negligence.
3. The homeowner has the obligation to promptly inform the Board or Brink Property Management of any maintenance concerns. Failure to report in a timely manner will limit the Association's liability for repair.
4. The homeowner is financially responsible for any damage to other units or common areas resulting from failure to properly maintain decks, lanais, storage areas or to properly maintain or replace dishwashers, washing machines, interior plumbing and/or anything else that is not specifically the responsibility of the Association.
Water Heaters: The Board advises any owner with a water heater over seven (7) years old to replace the tank to minimize the chance of failure.
Any water damage from a seven (7) year old or older water heater will be your responsibility to repair. The Association will not be financially responsible. Please let your homeowner's insurance company know of this policy.
Entry for Repairs:
In accordance with Article 12 of the Declaration, the Association reserves the right to enter any unit when necessary as outlined in a, b, and c, which reads as follows:
"The Association and its agents or employee may enter any apartment when necessary (a) in connection with any maintenance, landscaping, or construction for which the Association is responsible, or (b) for making emergency or other necessary repairs or maintenance that the apartment owner has failed to perform, or (c) for making repairs necessary to prevent damage to the common areas and facilities or to another apartment."
Association Dues:
1. Association monthly dues are payable on the first of the month and late on the 25th of the month. A $10 late fee is added to late dues.
2. When an account is in arrears, payment made are applied to the oldest part of the balance. Therefore, late charges continue to accrue until the account is current.
3. Seriously delinquent accounts result in legal action. All legal and lien fees are charged to the account. Because of the time and office expense involved in these processes, a $25 fee will be added to every legal or lien expense incurred by an account.
4. Fines assessed and not paid by the following month will also be subject to Late Charge.
Garbage Area Rules:
1. Garbage collectors will not pick up items left outside the dumpster. Put all garbage inside the dumpster's. No mattresses or furniture may be placed in the dumpster area as they will not be picked up and the Association will have to arrange disposal and assume costs.
2. Flatten cardboard cartons before depositing.
3. Vehicles parked in front of the dumpster will be towed without warning.
4. The dumpster cover must be kept down.
5. Please use another dumpster if the one nearest you is full.
6. Use recycle bins, keep collection costs down.
Parking:
1. Each unit is allowed only two (2) vehicles on the premises.
2. Inoperable vehicles will not be permitted to be parked on the premises. Vehicles with flat tires and expired license tabs are subject to immediate towing at the owner's expense.
3. Please use the utmost care in parking with regard to other cars and the carport structures.
4. Park only in designated areas.
5. No parking in fire lanes.
6. No parking in front of dumpster's or other owner's private parking stalls.
7. Vehicles improperly parked are subject to towing.
8. Owners may not use the guest parking on weekends except for incidental loading and unloading (30-minute limit). Second cars must park by the sport court.
9. No double parking in spaces is permitted.
10. Carports are to be used for vehicle and neatly stacked firewood. Everything else must be kept in the storage closet. Vehicles must be unobtrusive and fit within the confines of a parking space.
11. Semi - trucks, oversized vehicles, mobile homes, motor homes, campers off their truck bodies, trailers, and RV's are not to be parked in the parking lots except for incidental loading and unloading. Maximum time limit for loading and unloading is a 12-hour period.
12. No major repair or overhauling of automobiles or equipment will be permitted on premises. No oil changes shall be allowed due to environmental regulations and potential asphalt damage. Residents whose vehicle drip oil will have the vehicle repaired immediately or provide a drip pan to prevent damage to the asphalt. The vehicle owner will be responsible for repairs or cleanup of asphalt.
13. There will be no car washing on the premises.
Pets:
1. In accordance with King County Animal Control Ordinances:
A. All dogs must be on a leash when outside your unit.
B. All dogs and cats must be properly licensed.
2. Each resident pet owner is responsible for removing pet waste from populated or landscaped areas.
3. Any residents whose pet does not conform to these rules or causes any unnecessary disturbance will be subject to disciplinary action per the Declaration.
4. Each unit may maintain one (1) dog, cat or other household pet subject to the rules and regulations adopted by the Board of Directors.
5. All owners are responsible and will be charged fro damage caused by their pets, such as lawn damage, shrub damage, etc.
6. Only domesticated household pets, i.e., dogs, cats, small birds, hamsters, and fish shall be kept or maintained in a unit. Poisonous or otherwise dangerous pets are strictly forbidden.
7. Violation of any of the above pet rules will result in the removal of the pet at the owner's expense by the King County Animal Control Division.
Amendment 4/96 After May 30, 1996, any new leases or rental agreements entered into between the Homeowners and their residents shall contain a clause prohibiting dogs from residing in the unit.
Grievance / Fine Procedure:
4. Owners shall be deemed liable for any and all fines as a result of actions by renters.
5. The offending party will be offered an opportunity to appear before the Board personally or to submit documents to show their non-violation at the Board meeting following the issuance.
6. Written notice to an owner will be deemed sufficient if dispatched via regular mail to their last known address. Written notice to a resident will be sent to their Redwoods address.
7. The fine schedule shall be as follows (or as the Board deems appropriate):
First violation: $50.00
Second violation: $100.00
If the fine is not paid by the 15th of the following month, it will be handled as a delinquent account and a late charge of $10.00 will be added to the account at the time and each month thereafter until all fines and late charges are paid in full.
If a homeowner fails to pay the fine(s), the Board may place a lien against the homeowner's residence at the homeowner's expense in accordance with Article XII of the CC&R's.
8.Correspondance to the Board of Directors, or other questions and/or problems may be directed to the property manager.
As stated in Article 20 of the Declaration, failure to require strict compliance with any rule in a particular instance does not constitute precedent.
