Pickering North Condominium

Section 1
Owners Rights & Responsibilities

Part 1.1 - Owner’s Rights

a. A responsive and competent condominium association.
b. Honest, fair and respectful treatment by the board of managers and the managing agent.
c. Participate in governing the condominium association by attending meetings, serving on committees and standing for election.
d. Access appropriate association books and records.
e. Prudent expenditure of fees and other assessments.
f. Live in a building where the property is maintained according to established standards.
g. Fair treatment regarding financial and other association obligations, including the opportunity to discuss payment plans and options with the association before foreclosure is initiated.
h. Receive all documents that address governing the condominium association-if not prior to purchase and settlement by a real estate agent or attorney, then upon joining the condominium association.
i. Appeal to appropriate condominium board of managers those decisions affecting non-routine financial responsibilities or property rights.
j. To review amendments to by-laws in advance of votes.

Part 1.2 – Owner’s Responsibilities

a. Read and comply with the governing documents of the condominium.
b. Request copies of governing document from board of managers or managing agent.
c. Maintain their property according to established standards.
d. Treat association members, board of managers and managing agent honestly and with respect.
e. Vote in condominium association elections and on other issues.
f. Pay association dues, assessments and charges on time.
g. Where necessary, contact managing agent to discuss financial obligations and alternative payment arrangements during hardship.
h. Request reconsideration of material decisions that affect them.
i. Provide current contact, occupancy and mortgage information to board of managers or managing agent.
j. Ensure that those who reside on their property (e.g., tenants, relatives, and friends) adhere to all governing laws.

Section 2
Condominium Fees and Assessments

Part 2.1 – Monthly Condominium Fees
Common area fees are due and payable on the first day of the month for that month (e.g. January payment is due on January 1st).

Part 2.2 – Special Assessments and Other Fees
Any special assessment or other fee (fines, late charges, reimbursements) will be accompanied with a due date and must be paid by stated date.

Part 2.3 – Collection
Common area fees and other payments due shall be considered delinquent 10 days after the date due and are subject to a late fee of $25.00 plus 18% annual interest (for each delinquent month) and any legal fees incurred for collections, as applicable.

Part 2.4 – Payment Submission
Payments are to be made payable to the Managing Agent listed on the “Important Contact Information” page.

Part 2.5 – Payment Arrangements
The Managing Agent is authorized to negotiate payment arrangements for Owner’s in need. Payment arrangements are at the sole discretion of the Board of Managers and the Managing Agent. The Board of Managers and Managing agent is not obligated to offer these accommodations but will do so when it is in the best interest of the association as a whole.

Section 3
Insurance and Liability

Part 3.1 – Master Policy
The Pickering North Condominium Association maintains property and liability insurance on all common area property, buildings and facilities. It does not include coverage on your personal belongings. There is a deductible of not more than $10,000.00 on any damage which the individual unit owner must pay on a claim. Please direct any questions about the master insurance policy to the Board of Managers or the Managing Agent.

Part 3.2 – Individual Policy
Unit Owners are required to carry individual policies on their unit. Unit owners must acquire their own insurance policies to cover their unit and belongings as well as liabilities originating from their unit. The deductible amount on the Master Policy should be covered under most individual insurance policies. Check with your personal insurance agent to check on your individual coverage.

Part 3.3 – Proof of Insurance
When obtaining or changing an Individual Policy, the unit owner must supply the Managing Agent with proof of insurance.

Part 3.4 - Liability
Individual unit owners are liable for the damages that their units may cause to other units in the building. Unit owners must have sufficient insurance coverage to pay the costs of the damages that their units may cause to these other units, including, but not limited to, damages caused by water, fire or construction.

Section 4
Dryer Venting

Part 4.1 – Venting
Venting your dryer into the walls is strictly prohibited. Existing wall exhausts vent into the walls and pose a serious fire hazard when used. Instead, unit owners are required to purchase, install and properly maintain an indoor venting unit. These units are inexpensive and can be purchased at many hardware stores. If you require assistance, any board member or managing agent will assist upon request.

Part 4.2 – Vent Installation
At their own expense, unit owners may install their own venting to the outdoors. Installed vents that are visible from the outdoors must be visually compliant and building code compliant. Prior to installation, unit owners must obtain permission from the board and management.

Section 5
Parking Lot

Part 5.1 – Parking Restrictions

a. Parking spaces can only be used by unit owners and occupants for the parking of approved vehicles.
b. Only conventional motor vehicles that are operable and eligible to be registered for use on Massachusetts roads may be parked in assigned spaces in the parking lot.
c. Motorcycles may be parked in the parking lot but are required to observe noise regulations as outlined in the “Noise” Section of these rules.
d. Boats, boat trailers, storage containers and oversized vehicles such as campers or recreational vehicles are prohibited.
e. Vehicles of any size that cannot fit within the confines of the space allotted or otherwise impede the use of adjacent spaces are prohibited.
f. Vehicles with inappropriate signage are prohibited.
g. Commercial vehicles must be approved by the Board of Managers.
h. Parking spaces cannot be sold separately from condominium units, nor can they be rented, sublet or otherwise offered for use by non-occupants of Pickering North.
i. Parking on grassy areas is strictly prohibited.
j. Exceptions to these rules may be approved by the Board of Managers or Managing Agent in the event of emergency or unanticipated situations.

Part 5.2 – Vehicle Repairs
No vehicle repairs lasting more than 48 hours are permitted without prior approval of the Board of Managers. The Board of Managers may require that all repair work stops if it determines that the repair is too noisy, unsafe, or otherwise disruptive to unit occupants or property.

Part 5.3 – Damages

a. Common Area: Any damages to property within the complex by any vehicle, including hired and leased vehicles, will be punishable by an amount equal to all costs to repair or to replace the association’s property back to its previous state and all costs to institute legal action, if required, to enforce the same.
b. Personal Property: The Association assumes no responsibility for damages done to unit owners’ or guests’ vehicles parked in their designated areas. Any such damages are to be handled by the involved parties.

Part 5.4 – Towing
The decision to tow an unauthorized vehicle from the parking lot will be at the discretion of the unit owner, resident, or other approved person.

a. Placards – All residents of Pickering North will receive parking placards indicating that they are permitted to park in the parking lot and what parking space they can park in. These placards are transferable and may be used by visitors / guests. Additional placards can be obtained from the board upon request at no cost.
b. Master parking list – There is a Master parking list in the drawer of the table in the front lobby. This list contains vehicle, owner, and parking spot information.
c. Vehicles with a placard
1. The towing company cannot tow a vehicle from the lot that has a resident parking placard visible in the car, even if it is in the wrong space.
2. The placard indicates the parking space that the vehicle should be using.
3. If a vehicle is inappropriately parked and there is a placard visible, you may:
• consult the Master parking list to find out what unit is assigned to that placard and contact that unit
• park in the spot listed on their placard until the vehicle is moved
d. Vehicles without a placard – If a vehicle is inappropriately parked and there is no placard visible, the unit owner, resident, or other approved person may initiate the towing process once it is confirmed that the vehicle is not present on the Master parking list.
e. Process
1. Towing is a last resort.
2. Neither the Board nor the Management Company needs to authorize a tow. However, the board and management can be contacted for assistance at any time.
3. Consult the Master parking list located in the drawer in the front lobby to find out if the vehicle is associated with a unit and make every effort to contact the vehicle owner before towing.
4. The person initiating the tow must complete a tow form, located in the front lobby drawer. The towing company, and their contact information, is listed on this form and they will come to tow the vehicle when possible. The towing form must be completely in its entirety and promptly submitted to the board or management.

Part 5.5 – Towing Costs
The association will not be responsible for any expense arising from towing. If a car is towed that should not have been, any damage occurs, or any other expense is incurred, the unit under which the tow process was initiated will own the full financial responsibility.

Part 5.6 – Snow Removal
To facilitate proper snow removal, vehicles should be removed from the area being cleared. The plow will not come back to clear any parking areas blocked during the initial snow removal. Parking spaces should be cleared of snow within 2 days of the completion of the storm. If a resident is planning to be absent during the snow season, he/she should make arrangements to have his/her vehicle moved and/or have the space cleared appropriately.

Section 6
Trash Management

Part 6.1 – City Regulations
Trash and Recycling at Pickering North is through the city of Salem and subject to all regulations set forth by the City. For detailed information on the city’s rules and regulations, visit http://www.salem.com/recycling-and-trash

Part 6.2 – Dumpster Usage
The use of the dumpster is for the disposal of household trash only. Items such as household appliances, household furniture, recyclables of any kind, construction materials, and hazardous materials are prohibited. Dumpster is emptied weekly on Thursday. In the event of a Holiday, pick up will be delayed by one day.

Part 6.3 – Recycling
The city of Salem requires that items approved for recycling MUST be recycled. Recycling bins for mixed use are available on the Northend Ave and Symonds St sides of the building. All boxes MUST be flattened and bundled 3’ by 3’ before disposal. Plastics bags, food waste, foam, electronics, and lightbulbs are among items that MUST NOT be placed in the recycling bins.

Part 6.4 – Disposal
Any additional costs associated with disposal of personal property (e.g. hot water heaters, other appliances, construction debris, tires, etc.) from the Common Areas will be the responsibility of the unit owner. The charge may include the cost of the disposal, a service charge for the services of the Managing Agent and other charges resulting from the disposal of personal property.

Part 6.5 – Non-Owner Occupied Units
The city of Salem requires that owners of non-owner occupied units pay a monthly fee for trash removal. The association requires compliance with this and all city requirements. For information on this, call the Trash Department at 978-619-5672 or visit
http://www.salem.com/recycling-and-trash/pages/trash-fee-forms-information

Part 6.6 – Non-Compliance
Failure to observe city and association rules can result in the city’s refusal to remove trash and/or recyclables until compliance is reached. In this event, the city will fine the association. These fines will be passed onto the unit owner causing the non-compliance and will be in addition to fines levied by the association itself. The offending party will also be required to remedy the situation which may include paying for private trash removal.

Section 7
Mail and Deliveries

Part 7.1 – Mailboxes
Individual mailbox and functionality is the sole responsibility of the unit owner.

Part 7.2 – Delivered Packages

a. The association is not responsible for lost or stolen deliveries.
b. We encourage residents to move delivered items from the foyer to inside the secured area.
c. Delivered packages must not contain materials prohibited by any governing laws.
d. Deliveries must not occur between 10 PM and 7 AM.

Section 8
Key Policy

Part 8.1 – Personal Keys
Responsibility for vehicle keys, keys to designated storage areas and/or keys to other items of personal property rests solely with each unit owner or occupant. The Board of Managers and the Managing Agent do not maintain keys to individual units, vehicles, designated storage areas, and/or to other items of personal property. The transfer of keys by a unit owner or occupant or by his/her designee is at his/her own risk. The Board of Mangers and Managing Agent shall not be liable for injury, loss or damage of any nature directly or indirectly resulting from such transfer.

Part 8.2 – Common Area Key Policy

a. Rekeying of the common area doors will occur at the discretion of the Board and Management.
b. Upon rekeying, each unit will be given 3 keys by default.
c. Additional keys are $100 per key and only obtainable by the Managing Agent on behalf of the owner.
d. Additional keys must be classified as 'extra' or 'replacement of lost'.
e. When a unit is sold or a new tenant moves out, the unit owner selling or leasing must affirm that all of their registered keys are accounted for.
f. A new owner must affirm that received the registered number of keys from previous owner.

Section 9
Pets

Part 9.1 – Resident Pets

a. Pets owned by residents must be approved by the Board of Managers prior to occupancy.
b. Allowed pets include cats, birds, hamsters and fish. Other pets may be allowed by the Board of Managers on a case-by-case basis.
c. It is expected that all pets be kept controlled, healthy, clean and free of parasites.
d. Dogs will not be permitted as pets. Working pets such as seeing-eye or hearing dogs may be taken under consideration by the Board of Managers.
e. Animals being raised or kept for commercial, breeding, training, or research purposes will not be permitted.
f. Fish tanks can not exceed a capacity of 50 gallons.
g. The Board of Managers and Managing Agent shall have the right to request a resident whose pet is causing or creating a nuisance, or causing unreasonable disturbance,
or noise to remove the pet permanently from the premises. The resident reserves the right to appeal a pet removal order to the Board of Managers, Managing Agent and/or the association of owners. During the appeal process, the pet may not remain on the premises.

Part 9.2 – Visiting Pets

a. Visiting pets require prior approval by the board. Approval need not be in writing and need not be per visit unless the visit duration will exceed one day.
b. It is expected that all visiting pets will be licensed (where applicable), controlled, clean and free of parasites.
c. Duration of a visit is expected to be not more than one day. However, visitation is not limited to one day. The board and management should be notified promptly before any visit that is expected to last more than one day and is subject to the approval of the board.
d. Failure to obtain prior approval or failure to adhere with requirements outlined in the board's approval will constitute a violation and may result in a fine and revocation of visitation privileges.
e. The board reserves the right to refuse and revoke visitation privileges without cause. Revocation will occur through written notice from the board or management and will require compliance upon notification.

Part 9.3 – Common Areas

a. Unless leashed or carried, no pet shall be permitted in Common Areas.
b. No visiting dog shall ever be permitted in the fenced yard
c. No visiting dog shall ever be allowed to be curbed on condominium property,
including all grassy areas

Part 9.4 – Reporting a Pet Based Complaint

a. Refer to Part 13.1 – Reporting Violations
b. The board and management discourages pet based confrontation unless it is possible to do so in a neighborly, non-confrontational and safe manner.
c. Residents observing or experiencing a problem with a resident or visiting pet should report the incident to the management or a board member. Details of the incident should include date, time, description of the problem, description of the pet and the unit/owner (where possible).

Section 10
Selling a Unit

Part 10.1 – Certification
When selling or refinancing your unit, you will have to get a 6 (D) Certificate, a certificate of insurance and, in some cases there may be a special form from your lender to be filled out by the Managing Agent.

a. You must notify the Managing Agent in writing at least four weeks prior to the closing to allow for time to prepare the documentation.
b. There is a fee of not less than $75 for a 6 (D) Certificate and is requested directly through the Managing Agent. A 6D certificate cannot be issued until all financial obligations have been met.
c. A certificate of insurance may also be obtained through the Managing Agent.

Part 10.2 – Surrendering of Documents
As a seller, you are expected to provide the new owner with a complete copy of the Master Deed, By-Laws and Rules and Regulations.

Part 10.3 – Signage
“For Sale,” “For Rent,” “For Lease,”, “Auction” signs and other window displays or advertising are not allowed in any part of the Common Elements of the building, including displays on the windows or doors of individual units. The only signs or window displays allowed in the Common Elements are “For Sale” signs and these signs are restricted to postings by unit owners, their agents, the Board of Managers or Managing Agent on the day of the actual open house. The signs may not be posted more than 4 hours in advance of the open house and must be removed within one hour of the closing of the open house.

Section 11
Renting a Unit

Part 11.1 – Requesting Consent
Unit owners are required to file a request to lease with the Managing Agent at least 14 days prior to occupancy. This request must include the name(s), phone numbers, and all other pertinent information regarding the renter and all proposed occupants. Consent to lease will be provided in writing by the Managing Agent and must be obtained prior to occupancy.

Part 11.2 – Lease Agreement
Each and every lease agreement must be for the entire unit and must be in writing. Lease Agreements must contain the exact language specified in Section 14.2 of the By-Laws. Completed lease agreements must be filed with the Managing Agent.

Part 11.3 – Lease Duration
Lease agreements must be for no less than 1 year.

Part 11.4 - Compliance
Occupancy, lease agreements and all other facets of the lease must comply with the Master Deed, By-Laws, Rules and Regulations as well as local, state and federal law.

Part 11.5 – Liability
All tenants are subject to the requirements of the Master Deed, By-Laws, Rules and Regulations and all local, state and federal laws. Failure to comply with the documents shall be considered a default under said arrangement. Unit owners are fully responsible for the actions of their tenants and will be held accountable for any violation.

Section 12
Vacant Units

Part 12.1 – Insurance and Liability
Unit owners with vacant units are not exempt from carrying insurance on their individual unit.

Part 12.2 – Utilities
Unit owners are required to maintain a minimum temperature of 57 F in their unit at all times. Vacant units may not have their electricity disconnected. All care must be taken to ensure that faucets, appliances, toilets, water heaters and washers are free of leaks and are turned off (where applicable).

Part 12.3 – Mandatory Inspections
Unit owners are required to enter their unit and inspect the integrity of the unit no less than every 30 days. If the unit owner cannot reasonably conduct this inspection, they will arrange for someone of their choice to conduct the inspection. The board does not require reports of these inspections.

Section 13
Common Element Usage

Part 13.1 – Smoking
There is no smoking in any common element of the building or grounds with the exception of the Northend Street door where there is an acceptable refuse container for cigarette butts.

Part 13.2 – Common Area Utilities
Reasonable use of common area utilities is permitted. Unreasonable use is prohibited. Examples of reasonable use include watering plants or vacuuming your car.

Part 13.3 – Common Area Doors
Outside access doors (North St, Northend St, Main Entrance and Backyard Doors) must be locked and secured at all time. Doors cannot be propped open at any time for access (e.g. moving in, moving out, grocery delivery, contractors’ access, party guests, etc.). Propping outside access doors causes damage to the doors and compromises building security. Inside doors equipped with a door prop must always be attended and closed when finished with their use.

Part 13.4 – Common Area Windows
Common area windows may only be opened and closed by the Board of Managers or Managing Agent. A unit owner wishing to open or close a window should contact a board member or the management.

Part 13.5 – Unit Doors
Unit doors must remain closed when not in use. Unit doors must never be opened to ventilate a unit. Opening windows inside your unit is an accepted alternative.

Part 13.6 – Storage
Each unit has a designated storage area. Storing of items in any common area is prohibited. The board and management reserves the right to dispose of improperly stored items.

Part 13.7 - Fenced Yard Functions
The barbecue area is considered a function area. A notice must be posted one week in advance for other building residents when a party is planned where more than ten (10) people will attend. The resident hosting the party assumes full responsibility for his/her guests. The resident/host is responsible for promptly cleaning up the barbecue area and/or backyard area and/or other common areas that their guests have used.

Part 13.8 – Picnic Tables
If for any reason the picnic tables are moved in the course of use, they must be replaced to their original locations, and every reasonable attempt made to preserve the grass beneath it.

Part 13.9- Hibachis and portable grills
Hibachis and portable barbecue grills can only be used on the stone surface on or near the barbecue pit in the back yard of the building. They may never be placed on the wooden surface picnic table or the steps adjacent to the door and fire escape.

Part 13.10 – Barbecue Pit
Users of the barbecue must empty any ashes into the small bucket located under the grill before lighting a new fire. When finished with the barbecue, users must let the fire die out so that either the next user empties those ashes or they empty the ashes themselves. If the ash bucket is full users must empty it into a bag and discard it in the dumpster. For safety purposes, make sure that there are no hot coals in the bucket. Dumping ashes onto the lawn or into the gardens, flowerbeds, tree beds or in the parking lot is strictly prohibited.

Part 13.11 – Solictation
Solicitation within the building is not permitted. Solicitation is defined by knocking on, telephone calls, personal notes or ringing the doorbell of 2 or more units for the purpose of (1) obtaining financial support for any cause or; (2) selling or otherwise promoting a product, cause or service.
Outside parties conducting solictation that are granted access to the building by a unit owner, resident or guest of a unit will be considered guests of that unit.

Section 14
Noise

Part 14.1 – Noise
Loud noises inside and outside of individual units including construction, deliveries and music are prohibited between the hours of 10:00 PM until 8:00 AM in compliance with city ordinances.

Part 14.2 – Complaints
Active noise complaints should be reported to the police for remedy. Noise complaints may also be filed with the Board of Managers or Managing Agent, though actions that can be taken on these complaints are limited.

Section 15
Rules Compliance

Part 15.1 – Reporting Violations

a. Any resident may report violations.
b. All reports of violations must be submitted in writing (i.e., by letter or by email) to the Board of Managers or Managing Agent, signed by the complainant, and include contact information.
c. No anonymous complaints will be accepted or pursued.
d. Criminal or civil violations should be reported directly to the Police.

Part 15.2 – Verifying Violations

a. Upon receipt of a complaint/report, the Managing Agent will attempt to follow-up with the complainant, including the nature, scope and duration of the violation.
b. If the Managing Agent cannot substantiate the reported violation, it will notify the complainant and the Board of Managers in writing of its determination. If it determines that a violation has occurred, it will proceed to enforcing compliance.

Part 15.3 – Enforcement

a. An owner in violation will be notified in writing advising him/her of the reported violation, remedial action(s) to correct the violation and a deadline for its remediation/correction. The letter will include a reference to the rule violated and a reminder that he/she agreed to comply with the rules when they moved in.
b. The unit owner will be encouraged to contact the management company for any clarification on the issue.
c. A follow-up inspection will be performed 7 days after the letter is delivered to confirm that the violation has been corrected.
d. If the violation has not been corrected, the unit owner will be notified in writing that a fine of $25.00 has been levied and an additional $25 per day will be levied until corrected.

Part 15.4 – Correction by the Association
The Board of Managers and the Managing Agent reserve the right to correct and/or repair the violation at the expense of the applicable unit owner. The Board of Managers and the Managing Agent reserve the right to act immediately upon any violation that is deemed to pose a safety or health risk to the community.

Part 15.5 – Owner Responsibility
Unit owners are responsible for the conduct of their tenants, guests, agents, etc. and will be expected to remedy/correct all violations. The Board of Managers and Managing Agent will direct all communications regarding violations and remediation to unit owners. Unit owners are responsible for the payment of all fines levied as a result of violations.

Section 16
Fines and Liens

Part 16.1 – Property Lien
All fines, fees and moneys owed to the Associate constitute a lien on the property.

Section 17
Appealing Violations

Part 17.1 – Board Appeal Procedure
An aggrieved unit owner/the complainant or a Board member may request a hearing of an alleged violation. A hearing will be conducted as follows:

a. A hearing notice will be sent to the alleged violator stating the nature of the alleged violation, the time and place of the hearing, and an invitation to attend the hearing.
b. An invitation to the hearing will also be sent to the complainant(s). The complainant will be asked to produce evidence to substantiate the complaint at the hearing. Other persons with information relevant to the complaint will also be invited to the hearing to present testimony.
c. The Board of Managers will hear testimony at the hearing from both parties and other persons with information relevant to the complaint. Each party may call other unit owners/occupants or other persons to present evidence. Following testimony, both parties and other persons will be excused. Please note that each party must forward in advance to the Board of Managers the names of other persons they want to call to give testimony.
d. The Board of Managers will consider the testimony presented and render a decision in writing within 14 days following the hearing.

Part 17.2 – Association Appeal
In the event of an unsatisfactory result of a Board Appeal as outlined in 15.1, an aggrieved unit owner or complainant may appeal the decision of the Board of Managers to the condominium association by requesting that the Board of Managers call a Special Meeting. The Board of Managers will call the meeting in the same manner as if a successful petition were submitted. This Special Meeting must reach quorum. If quorum is not reached, the decision of the Board of Managers is final. Otherwise, the decision of the majority of the unit owners present at the meeting as determined by their interest in the Common Elements is final.

Section 18
Modifications to Rules and Regulations

Part 18.1 – Changes
Changes to these Rules and Regulation may be made at any time by the Board of Managers or the Managing Agent. All changes are effective immediately and all owners will receive notification of changes in writing within 7 days of the changes.