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Resident Handbook

VIEWS: 3 PAGES: 26

  • pg 1
									                   Resident Handbook




                          Revision
                        Summer 2011
Rev. 4a, Spring, 2000
                                                                               Rolling Meadows Resident Handbook


TABLE OF CONTENTS



INTRODUCTION                  1

MANAGEMENT SERVICES

ACTIVITIES .................................................................................................................1
  ASSOCIATION MEETINGS...................................................................................................... 1
     Annual Meeting ........................................................................................................... 1
     Formal Meetings .......................................................................................................... 1
     Informal Meetings ....................................................................................................... 2
  WEBSITE ......................................................................................................................... 2
  CLUBHOUSE RENTALS.......................................................................................................... 2
  SWIMMING ....................................................................................................................... 2
  TENNIS ........................................................................................................................... 2
  PLAYGROUND .................................................................................................................... 3
  BASKETBALL COURT ............................................................................................................ 3
  FISHING .......................................................................................................................... 3
  ICE SKATING .................................................................................................................... 3
LIFESTYLE POLICIES...................................................................................................3
  INSURANCE ...................................................................................................................... 3
  KEYS .............................................................................................................................. 4
  PETS .............................................................................................................................. 4
  GARBAGE AND REFUSE ........................................................................................................ 5
  RECYCLING ....................................................................................................................... 5
  SEPTIC SYSTEMS................................................................................................................ 5
BUILDING POLICIES ...................................................................................................6
  COMMON AREAS ................................................................................................................ 6
  LIMITED COMMON AREAS ..................................................................................................... 7
  UNITS ............................................................................................................................. 7
  HEAT .............................................................................................................................. 7
  MAINTENANCE PROCEDURES ................................................................................................. 8
  EXTERIORS OF BUILDINGS .................................................................................................... 9
  DECKS ...........................................................................................................................10
     General .....................................................................................................................10
  SATELLITE DISHES ............................................................................................................11
  OUTDOOR LIGHTING ..........................................................................................................11
  REAR LIGHTING ................................................................................................................11
EMERGENCY AND SAFETY POLICIES .........................................................................12
  FIRE, SAFETY, AND PROTECTION OF PERSONAL PROPERTY...........................................................12
  FIREPLACES AND WOODSTOVES ............................................................................................13
  LOSS OF POWER AND STORM DAMAGE....................................................................................13
     Water ........................................................................................................................13
                                                                              Rolling Meadows Resident Handbook


     Septic and Sump Pump ...............................................................................................14
     Heating .....................................................................................................................14
     Frozen Pipes ..............................................................................................................14
     Water In Basement.....................................................................................................15
     Wet Carpets ...............................................................................................................15
     General Advice ...........................................................................................................15


VEHICLE POLICIES....................................................................................................16
  TRAFFIC SAFETY AT ROLLING MEADOWS .................................................................................16
  PARKING.........................................................................................................................16
  GARAGES ........................................................................................................................17
  RV STORAGE LOT .............................................................................................................17
  STORAGE ........................................................................................................................18
  SNOW REMOVAL ...............................................................................................................18
  SNOWMOBILES, ATVS, AND MOTORCYCLES .............................................................................19
POLICY ENFORCEMENT .............................................................................................19
  DOCUMENTS ....................................................................................................................19
  POLICY...........................................................................................................................19
  ACTIONS ........................................................................................................................20
  DAMAGES........................................................................................................................20
  CONFISCATED PROPERTY ....................................................................................................20
  NON –PAYMENT ................................................................................................................20
  POWER TO ENFORCE ..........................................................................................................21
  PROCEDURE FOR SIGNED WRITTEN COMPLAINT ........................................................................21
  REPEAT OFFENDERS AND OTHER ISSUES .................................................................................22
  RIGHTS OF THE ACCUSED ....................................................................................................22
ROLLING MEADOWS MAP .........................................................................................23
                                                         Rolling Meadows Resident Handbook



INTRODUCTION
       This handbook has been published to provide residents with the opportunity to become
       knowledgeable about the operating policies of the Rolling Meadows Condominium Association.
       It is important to become familiar with this handbook and refer to it as guidance for
       condominium living. Only cooperation and common sense can make our community work and
       this handbook was developed with everyone in mind.
       Thank you.
       Board of Directors, Rolling Meadows Association


MANAGEMENT SERVICES

       Rolling Meadows has a management service located off-site to handle administrative &
       bookkeeping duties. All Maintenance work is managed and performed by our on-site staff.

       Resolution Property Management             Maintenance Office: 432-2131
       7 Bernards Rd.
       Merrimack, NH 03054

       Property Manager: Cindy Carroll
       Phone: 424-1480
       Email: shamca@aol.com

Activities
       Association Meetings
              The Association conducts three types of meetings from time to time at the clubhouse on
              the condominium property unless otherwise stated. The clubhouse is located off of
              Bayberry Lane, on Clubhouse Lane.
              Annual Meeting
              The annual meeting is conducted once a year, but it can be continued to one or more
              dates. This meeting must be held within 30 days of the third Saturday in September. For
              budget management purposes, it’s been held on the third Saturday in October for the
              past several years. This is now the standard practice of the Association. A quorum of 50
              unit owners, in person or by proxy, must be present at the start of the meeting. The
              common assessment (budget) and finances (Profit and Loss and Balance sheet) must be
              presented to the owners, 30 days prior (By-law IV.a). Notice of the meeting and the
              items to be considered must be given at least 15 days in advance.
              Formal Meetings
              Formal meetings require the presence of a quorum (50 unit owners) and may be called
              by any three directors. The decisions made are the decisions of the Association.




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                                                 Rolling Meadows Resident Handbook


     Informal Meetings
     Informal meetings may be called by the Board of Directors, or group of owners for any
     purpose whatsoever. The decisions of the majority present are only advisory to the
     Board of Directors. Topics are limited to actions within the power and responsibility of
     the Board of Directors. However, they can be of great benefit for the guidance of the
     Board of Directors. An important type of informal meeting is the Hearing which follows a
     Notice for Comment sent prior to the Board of Directors creating a rule, regulation or
     policy that may affect owners and/or residents. The Notice for Comment is a legal
     requirement of all regulating bodies.

Web Site
     Rolling Meadows has a web site that features information about and for the community,
     including Condo Docs, Rules & Regulations and Insurance Information. The web site is
     sponsored and maintained by Rolling Meadows and is helpful when you are buying,
     selling, refinancing or just want to find an answer to a question about policies.
     www.rollingmeadowsonline.com

Clubhouse Rentals
     The clubhouse may be rented by any owner for his/her private function. There is a
     rental fee plus a refundable deposit to cover breakage and cleaning if necessary. The
     rates are reasonable. Check with the office staff for details about scheduling a rental of
     the clubhouse. There is NO SMOKING in the Clubhouse.
     Any owner who rents the clubhouse is responsible for any damage incurred as a result
     of the rental. If the clubhouse is not suitably cleaned after the event, it will be cleaned
     at the owner’s expense. The owner is responsible for securing all doors and windows at
     the end of the function.
     Be advised that the clubhouse is equipped with a generator and may be used by
     residents as a shelter in the event of a power outage.

Swimming
     There is an outside swimming pool near the clubhouse that is open every day from
     Memorial Day to Labor Day. Hours are from 8 A.M. to 10 P.M. and swimming is at your
     own risk. A key is required for entry and is available to all residents from the
     Maintenance Department. Each unit is entitled to one key to the swimming pool.
     Replacement keys are $5. You may not loan the keys to others. Renters must obtain a
     key from the owner of the unit they rent. Adult supervision is required for all children
     under age 14. Pool rules are posted. RESIDENTS, OWNERS, AND GUESTS ONLY.

Tennis
     There are three outdoor tennis courts next to the clubhouse which are open for use
     during the summer months. A key is available from the Maintenance Department for $5.
     Each unit is entitled to one key to the tennis courts. Replacement keys are $5. You may
     not loan the keys to others. Renters may obtain a key from the owner of the unit they
     rent. Guests are welcome on your court. Please do not invite non-resident tennis teams,
     or allow guests to occupy other courts. RESIDENTS, OWNERS, AND GUESTS ONLY.



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                                                          Rolling Meadows Resident Handbook


       Playground
              The children’s playground is located next to the clubhouse and is available to all
              residents up to age 10. Adult supervision is required.

       Basketball Court
              There is an outdoor asphalt basketball court located directly behind the clubhouse. It is
              for the use of residents and their guests. When not used for basketball, it is available for
              other sports such as street hockey, inline skating, and skate boarding. RESIDENTS,
              OWNERS, AND GUESTS ONLY.

       Fishing
              The large pond off Boyd Road is the favorite fishing pond, but fish have been caught in
              all three ponds.

       Ice Skating
              The large pond located off Boyd Road between buildings #9 and #1 is the safest area
              for ice skating in the wintertime. The two other ponds are directly fed by underground
              streams and have fast currents; and unless it’s an exceptionally cold winter, these
              smaller ponds are not safe for skating. Please take the proper precautions with your
              children. You should be sure the ice is safe before allowing your children to go skating
              since it’s your risk and not the Association’s. All of the ponds are posted, “Pond Unsafe-
              No Skating”. The Association cannot take responsibility for skating when a pond is
              unsafe. We can assure you, however, that the two small ponds are usually unsafe.

       Geese & Other Wildlife
              We are fortunate to enjoy an abundance of wildlife at Rolling Meadows, but must insist
              that residents DO NOT FEED GEESE OR OTHER WILDLIFE. Feeding the geese attracts
              them to the area, causes aggressive behavior toward residents and other animals and
              creates waste on the property. For safety and hygiene purposes, please do not place
              food outside of any kind.
Lifestyle Policies

       Insurance
              As an owner or as a renter, it is advisable for you to carry Home Owners Condominium
              Insurance. You should discuss the type of policy with your insurance agent. The
              Association carries insurance that covers the exterior walls and roofs of the buildings. It
              also covers the units (but not your personal property) to its original specifications.
               It is your responsibility to obtain condominium insurance that is primary to the master
              insurance policy. It should cover the first five thousand dollar deductible of the master
              policy, your personal property, guest liability, and the interior of the unit.
              Your insurance agent should be able to provide you with proper advice. There is a big
              difference between this type of insurance and what you would buy if you lived in a
              single dwelling, or for contents insurance if you lived in an apartment, so it’s well worth
              your time to become knowledgeable in case you need to use this protection.


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                                                  Rolling Meadows Resident Handbook


       The master policy covers the common area, limited common area, and the units. Your
       unit is covered for applicable damages when more than your unit is involved (see Article
       10 of the Declaration). You need additional insurance for your personal property and for
       your unit when the damages are contained only to your unit. You also need liability
       insurance for your guests. This type of insurance should be at greatly reduced costs
       compared to conventional homeowner’s insurance, because the master policy covers
       many of the major liabilities.

Keys
       For your own protection, we suggest that a key to your unit be left with the
       Maintenance Department. If you aren’t home, and entry is required, you will find it most
       convenient and/or less costly, whatever the situation, if a key is available. We leave this
       decision to you, but we want you to understand it is to your advantage to supply a key.
       In the event that you choose not to leave a key with the Maintenance Department, and
       it becomes necessary to gain entry to your unit during an emergency, you will be
       responsible for the cost, if any, to repair the forced entry.

Pets
       The Rolling Meadows Condominium Association does not discourage residents from
       having pets that are cared for properly. Please observe the following rules:
          Pets are not allowed inside the pool or tennis court complexes.

          Pets should not be allowed to run loose and should be on a leash for proper control
           when being walked.

          Pets are not allowed to be tied outside.

          The owner is responsible for supervising and cleaning up after the pet should the
           need arise. Pooper-scooper rule is in effect at RM.

          Pet registration with the management office

          Leash law

           You assume a responsibility when you decide that you or your family will have a pet.
           You have also elected a Board of Directors, and the Board will meet its obligations if
           you, the resident, cannot observe the proper rules and responsibility regarding a pet.
           Repeated infractions of the pet policies may result in the revocation of an owners’
           privilege to have a pet.




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                                                  Rolling Meadows Resident Handbook


Garbage and Refuse
      Garbage/trash containers are located in the garage. Garbage should be properly bagged
      and tied and placed 18" apart so that the arm of the waste removal truck has adequate
      clearance to operate. Do not exceed the capacity of the barrel or place bags or items on
      top of the barrel as it will not be picked up. Bringing barrels in and out is the
      responsibility of the residents, not the maintenance staff. Garage areas should be swept
      and maintained in a neat fashion. Condominium living requires that we all do our part
      and good sanitation is your responsibility. Most of our trash problems consist of pets
      getting into the containers and spreading the trash around the areas. Trash is picked up
      early on Tuesday mornings.

Recycling
      The town of Londonderry has implemented a recycling program. When recycling, please
      observe the necessary separation of materials; paper & cardboard (no larger than 3 x 3)
      in one container and everything else (comingled) in the other container. For additional
      information, the Town of Londonderry posts schedules and recycling information on its'
      website, www.LondonderryNH.org.



Septic Systems
      Your septic system is not a very pleasant subject to define, but is one at Rolling
      Meadows that we must use common sense in managing. A great part of your common
      assessment is spent at varying times to pump out and maintain these systems. A septic
      system consists of pipes, septic tanks, sometimes a set of septic pumps, and a
      leachfield. The septic tank is a holding tank where the human waste matter is broken
      down into effluent, i.e., a slurry, by bacteria. The effluent is then piped out into the
      leachfield. There the effluent leaks out though perforated pipe into the ground. While
      we spend about $2OK per year to maintain the septic tanks, a leachfield can cost up to
      $65K or more to replace. Collectively, the septic systems at RM represent about $500K
      in replacement costs. To avoid this replacement cost, we must all observe the following:
      1. Keep the following out of the toilets and drains:

            Grease                              Paper Towels
            Plastics                            Kitty Litter
            Sanitary Napkins                    Plaster
            Tampons                             Ceramics
            Disposable Diapers                  Cigarette Butts
            Handy Wipes                         Facial Tissue
            Egg Shells                          Coffee Grounds

            All Other non-soluble and non-edible items

            While these items, plus hair and dry laundry powder, are responsible for most
            septic maintenance costs, the really big-ticket items, leachfields, are also
            affected by lack of adequate bacterial action. If the bacteria and ground



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                                                      Rolling Meadows Resident Handbook


          organisms in the system are all killed, then the waste solids aren’t liquefied, and
          the expensive leachfields clog up and need to be replaced.
          2. Do not use liquid CHLORINE BLEACH in the laundry or in the toilet bowls or
             drains. CLOROX and similar items are strictly unacceptable. Use dry chlorine
             bleach when it is necessary.

          3. Do not use CAUSTIC DRAIN CLEANERS such as Drano or Liquid Plumber. Use
             an organic drain cleaner such as Amway Drain-Mate. The words NON-
             CAUSTIC must appear on the product.

          4. Do not dispose of disinfectants such as Isopropyl Alcohol, Iodine, Ammonia,
             Hydrogen Peroxide, etc., in the drains or toilets.

          5. Avoid or limit harsh cleaners such as Lestoil and Pine Sol. After cleaning
             floors, find some weeds to kill outside.

          6. Use a toilet bowl cleaner marked SAFE FOR SEPTIC SYSTEMS only.

          7. Use liquid laundry detergents for washing or dry detergents marked NO
             FILLER, such as Amway S-A-8. Rolling Meadows has copies of the Handbook
             for Living on a Septic System available. Dry laundry detergents approved in
             this handbook are Amway, Shaklee, and Sears without fillers.

          Septic tanks are pumped and inspected on a regular basis and the inspections
          documented. It is sometimes possible to identify units associated with any
          problem tank, and the unit owner may be held financially responsible. Eviction
          proceedings will be taken against tenants who abuse the septic system.


BUILDING POLICIES

     Common Areas
          The common areas consist of all property outside the inner surface of each
          resident’s unit. However, the attached deck or patio is also technically part of the
          unit.
          The Board of Directors does not wish to be placed in the position of police, nor
          do they wish any resident of Rolling Meadows be weighed down with
          unenforceable rules and regulations. Therefore, we hope that all residents will
          cooperate in the reasonable use of all common areas. Some suggestions are as
          follows:
             Toys belonging to children should be picked up and brought inside when the
              children are finished playing with them. No trampolines are allowed.

             Noise levels of children, or any other activity, should take into consideration
              the neighbors living in the same building.

             Language should not be offensive.



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                                                    Rolling Meadows Resident Handbook


           Activities such as baseball or football should not infringe upon your
            neighbor’s privacy unless permission has been given.

           Gardening Guidelines: Gardens are limited to planting beds that extend no
            further than 3' from the back deck or patio edge and no further than the
            front steps. Plantings must be 18" or less in height, may not block vents and
            must be maintained by the resident. Ornamentation, fencing and walls are
            not allowed to be installed on the common area.

        It just takes simple cooperation and good sense. Common areas shall not be
        intentionally obstructed such as with large rocks or items left in the grass. If not
        seen, these obstructions can ruin lawnmower blades, cause accidents, or just be
        a nuisance. Nothing shall be constructed, altered, or removed from any common
        area or limited common area such as modification or redesign of decks and
        steps, or construction of dog houses, storage sheds, etc.
        No flammable items or any items that could cause cancellation of insurance or
        breach local, state, or federal laws shall be permitted under any circumstances.

Limited Common Areas
        Limited common areas are special areas outside the unit that are dedicated to
        the exclusive use of the residents of the particular unit to which they pertain.
        Limited common areas are garages, stairs leading to the decks, the front stoop
        (cement stair and landing), and in the case of Building #1, the basement storage
        area.

Units
        Units are the private property of the unit owner. Article VIII of the declaration
        places a number of restrictions on the use of the units. Primarily, you are
        restricted from performing any activity or renovation that would lessen the
        structural integrity of the building, increase the rate of insurance, or interfere
        with the other residents, units, common area, or limited common area. There are
        restrictions banning livestock, renting portions of the unit, and limiting the total
        number of occupants.
        No flammable or combustible items or any items that could cause cancellation of
        insurance or breach local, state, or federal laws shall be permitted under any
        circumstances.
        Any improvement to the unit in excess of five thousand dollars ($5000) should
        be placed on record with your home owner’s insurance company, the Board of
        Directors, and the master insurance provider if it is to be covered in the event of
        a loss.

Heat
        Most units were built with electric baseboard heat, which can be very expensive.
        If you still use electric baseboard heat, you may want to add a propane furnace
        or direct vent heaters. The gas units may be purchased anywhere as long as



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                                                Rolling Meadows Resident Handbook


     they are installed by a licensed bonded installer. You must use the vendor that
     has the contract with the Association for propane gas for the final hook-up to
     riser. This is currently MacDuffie Petroleum Products/Eastern Propane of Hudson,
     NH (telephone # 883-6400).

Maintenance Procedures
     Unless it’s an emergency, all requests for maintenance should be in writing.
     Stopping a crewmember or manager driving by on the way to do other work, or
     leaving a message on the phone isn’t reliable enough to ensure prompt, accurate
     service. We do accept verbal requests for your convenience, and we try to
     respond promptly. However, the phone messages sometimes get lost, and
     people forget things they’re told. If it’s important to you, write it down. There is
     a mailbox at the maintenance shed. Please raise the mailbox flag to ensure
     pickup. You can also drop your maintenance request off with the staff if they’re
     available.
     The Association isn’t responsible for failing to provide prompt maintenance
     assistance if proper notice isn’t given. It must be in writing and submitted to the
     Board of Directors or President to be considered as proper notice. Other methods
     are simply not reliable.
     In an emergency, call the maintenance phone number (432-2131) . Non-
     emergency messages are picked up two or three times a day during working
     hours, 7:30 A.M. to 4:00 P.M.
     Emergencies are things like a broken or frozen water pipe, septic pump warning
     light, septic system backup, leaking roof, flooded basement, running out of
     water, or other serious water leaks, etc.
     Most requests for service will be handled promptly. Leaks, even small leaks, will
     be handled within a matter of hours. Emergencies will be handled immediately.
     Repairs to prevent damage, or further damage, will be handled within hours, or a
     day or two if non-pressing. Safety hazards will be corrected within hours. Small
     non-threatening repairs will be handled within a week or two.
     Bug problems are put on the schedule that is every two weeks during summer
     months.
     Some major repairs such as walkway resurfacing, or repairs requiring special
     equipment, etc., have to wait until the maintenance crew schedules those kinds
     of repairs. It may be only once a year, unless there is a safety problem.
     Responsibility: Some requests for service, or levels of service cannot be
     accommodated because the Association is not responsible, or they are beyond
     what is provided for in the budget. For example, the Association is not
     responsible for the upkeep of your unit, the water pipes and fixtures, or
     electric wiring and fixtures within your unit, serving just your unit. We don’t
     provide janitorial services. We aren’t responsible for repairing your appliances,
     windows, or doors. We are, however, responsible for repairing leaks to the
     external walls and roof, and supplying water, electricity, and sewerage disposal
     to your unit. We will also fix the structure around your doors and windows. We



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                                                  Rolling Meadows Resident Handbook


      will maintain the light fixture by the front door, but we won’t replace the light
      bulbs.
      The services we provide are somewhere between an apartment and a single
      family detached home. You are responsible for the unit, while we handle the
      common and limited common areas.
      If you verbally report a problem such as a safety hazard or need for repairs, and
      the work doesn’t get accomplished according to these guidelines, put it in writing
      and address it to the Board. We will follow up and either get it done or respond
      to you as to why it can’t or won’t be done.

Exteriors of Buildings
      Changes by owners: The governing documents of the condominium require
      that any proposed alteration that directly affects the jointly owned common area
      as defined within the declaration, requires the approval of the Board of Directors
      and the owners concerned before it can be instituted. The following steps should
      be taken:
   1. You should prepare some form of documentation that defines the proposed
      alteration or addition such as a fireplace or an air-conditioner etc. The reasons
      for this vary. In the instance of a fireplace, for example, the safety of the
      residents in the building and the recommendations of the Fire Department must
      be considered as well as building codes and requirements which must be met.

   2. You must obtain the written comments and consent of the owners in your
      building, and others who will see the alterations.

   3. These documents should then be submitted to the Board of Directors. They, in
      turn, will either approve or disapprove your proposal and so notify you in writing
      as to the reasons why if disapproved.

      You may also wish to meet with the Board and discuss your case so that it may
      be revised, or further information which was not previously submitted can be
      included so that everyone has the proper understanding to aid with your
      project’s approval.
      There is a $50 refundable performance fee that must be submitted. You get the
      $50 back when the work (including painting, if applicable) is completed within 30
      days from beginning construction. The purpose of this fee is to ensure the
      condominium doesn’t become cluttered with unfinished projects.
      Before proceeding with your project, it might be advisable to contact the Board
      of Directors who can supply you with the guidelines approved in the past for
      these types of projects. They will give you a set of architectural drawings, if
      available, that meet the required guidelines. Once your plans are approved, a
      $50 fee should accompany your final application and the following shall apply:
             The work shall be completed.




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                                                    Rolling Meadows Resident Handbook


               The contractor, if any, must provide a copy of insurance bonding to the
                Association Board.

               The work shall meet all requirements that are necessary.

               The exterior work shall be completed within 30 days after approval has
                been granted. If for some reason that deadline can’t be met, you may
                request an extension.

               Failure to meet the approved guidelines will result in the forfeiture of the
                $50 but does not release the unit owner from the responsibility of
                completing the project.

        Upon approval of the finished work, the Board will refund the $50 fee. The Board
        is not responsible for the quality of work performed by the contractor of your
        choice. You should be sure that your agreement with the contractor covers the
        specifications set forth by the Association and that the quality of work meets with
        your approval.

Decks
        Repair and Replacement: As an owner, you are responsible for the deck that
        is attached to your unit. It is your responsibility to see to it that it is safe.
        However, while the Maintenance crew does work on the exterior of buildings,
        they may inform you that the deck in whole or in part, may be unsafe. An
        inspection is made each year and notices of unsafe decks are generated. Deck
        replacements must conform to the Deck Specifications and procedures (get your
        copy from the office), and requires a $50 refundable deposit. If you hire
        someone, the insurance bonding is required as well. Work closely with the
        maintenance department to ensure any maintenance necessary to the building is
        performed while the deck is off. You will be responsible for notifying the Board
        when that work is completed.
        General
        The following are some simple things to remember regarding your deck:
           It should be kept clear of snow to prevent collapse.

           Loose items that could blow and cause physical or other type of damage
            should be brought inside before a storm.

           Owners are responsible for painting their deck. The color of paint or stain
            must be uniform to match the rest of the building. You may call the
            Maintenance Department at 432-2131 to obtain the proper color number and
            type of stain or paint that you must use. Currently, the color is California
            brand, Rockport Blue.

           No towels, laundry, or other items should be hung from decks to dry.

           Firewood should be kept 12” from the building walls.


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                                                 Rolling Meadows Resident Handbook


      Please try and remember that the appearance of Rolling Meadows is partially
      your responsibility, and you are directly responsible for your units appearance.

Satellite Dishes
      The small 18” satellite dish may be installed on the sun deck or exterior wall of
      your unit, with the Board’s permission. Its color should be harmonious with the
      building paint and inconspicuous. Do not place anything on the roof without
      written permission of the Board. If your unit is not situated to have direct access,
      please contact the office to work out a plan with the Board.

Outdoor Lighting
      The Association maintains a number of street and walkway lanterns, lights
      outside and in the garages, and a number of floodlights for security and safety
      lighting, If you require additional lighting for your or other’s safety, please
      contact the maintenance department or the office.
      In addition, the Association provides the lantern for the front of your unit. You
      are responsible for replacing its light bulb as needed. We encourage you to add
      safety and security to your area by leaving the front light on overnight (and
      especially when you expect that the maintenance crew will be shoveling snow).

Rear Lighting
      We also encourage all residents to add to the safety and security of their area by
      installing one or more lanterns to the rear of their units. We suggest that they be
      placed to the sides of the sliders. We only require that they be tasteful, and
      match the aesthetics of the complex and not be offensive to your neighbors. We
      suggest black, brass or antique brass lanterns. Contact the Board of Directors if
      you have any questions on recommended styles, etc.




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                                                          Rolling Meadows Resident Handbook


EMERGENCY AND SAFETY POLICIES

     Fire, Safety, and Protection of Personal Property
        1. Emergency telephone numbers for Londonderry are as follows:

                                     Police Department ..................................... 911

                                     Fire Department ........................................ 911

                                     Ambulance ............................................... 911

           These numbers should be affixed to your telephone or on a handy card by your
           telephone.
        2. If you need to call the Fire Department, we suggest that you give them the
           following information:

              Your name.

              Your location, for example, 14 Canterbury Lane, the southern-most road off
               Boyd Road in the Rolling Meadows condominium complex.

              Be there to meet the Fire Department and explain the type of fire such as
               electrical or grease and where it is in your unit.

        3. Develop an evacuation plan for your family:

              Know all of the exits, front and rear, from your unit. Rehearse with your
               family which exit to use if the fire is in a particular area in your unit. You
               should also have a rope ladder for emergency escape, if necessary, through
               an upstairs bedroom window.

              All residents in your unit should meet in one common safe place so that you
               are certain no one is left inside (be sure to tell the Fire Department the
               resident status in case they need to contact any other emergency help.

              Know the location of the fire hydrant closest to your unit to assist the Fire
               Department. Be sure that it is kept clear of snow in the winter.

        4. Purchase enough fire extinguishers to cover each level of your unit and become
           familiar with how each fire extinguisher should be used. Check expiration dates
           and pressure so that they perform properly when needed.

        5. Smoke detector heads should already be installed in your unit. If not, they are
           required. Check the battery life—it could save your life!




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                                                Rolling Meadows Resident Handbook


  6. Those units that have either fireplaces or wood stoves MUST adhere to the
     following policies:

         A certificate indicating that the chimney has been inspected and/or cleaned
         must be submitted by the occupant to the Association office by October 1st
         every year.

        The resident is responsible to clean and dispose of ashes in a clean manner.
         Use only a metal container for this purpose. Don’t dispose of hot ashes which
         could create a fire hazard.

  7. Storage of flammable materials such as gasoline or any other highly flammable
     liquid is prohibited in any resident or parking area. If you have a concern
     regarding this, please call the Maintenance Department at 432-2131 for
     instructions.

  8. For your safety, streets and lanes must be left open for fire apparatus or other
     emergency vehicles. Remember, IT IS FOR YOUR SAFETY! See also Parking.

NO BURNING POLICY
     A requirement of our master insurance policy, general liability and safety
     concerns for all residents; Rolling Meadows maintains a no-burn policy. Residents
     may not have outdoor fires of any kind on the common area of the development.
     The Londonderry Fire Department has been placed on notice that burn permits
     are not to be granted to individual unit owners for any burning purposes.

Fireplaces and Woodstoves
     You are responsible for the maintenance of your chimney. In an effort to reduce
     chimney fires, which are mostly caused by dirty chimneys, Rolling Meadows
     Association requires that a certificate of inspection and/or cleaning from
     a licensed chimney sweep or inspector by October 1st each year. They
     also must be inspected for structural integrity indicating whether any bricks or
     blocks have come loose, or the top needs to be re-coped, etc.

Loss of Power and Storm Damage

     Water
     When a storm warning is issued for which one may lose power, it is advised to
     store some water in bottles. Water at RM is pumped from wells. Each building
     has water storage tank(s). If the power fails, when the water in the storage
     tanks is used up, you will run out of water.
     Air noise coming from faucets, etc.: There are two types of tanks in use at
     RM. The newer type uses a bladder to separate the water from the air. The
     older type combines both the air and water in direct contact. Air compresses and
     expands to provide the pressure to feed water to the uns. When the water runs
     out, the compressed air escapes making the noise. The older tanks need to be



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                                            Rolling Meadows Resident Handbook


recharged for the system to operate properly. In the event that you run out of
water, and get air instead of water, contact the maintenance department to
schedule recharging the water tanks after the power is restored.
Septic and Sump Pump
Many units have sump pumps that keep water from entering their basement.
When there is no power, the pumps cannot operate and you may get water in
your basement. Take action to protect your valuables, if necessary, by moving
everything off the basement floor. Without power, there is little we can do. See
also Wet Carpets.
Buildings 1, 12, 22, 23, 24 and 25 have septic pumps to pump the septic waste
up into the leach fields. Without power, the pumps can’t operate. When the
septic tank fills up, it will start backing up into the lowest level inlet in the
system, that is, someone’s basement! You want to be sure to limit the amount of
water that goes down the drain to avoid dumping raw sewerage into someone’s
basement. It could be your own. How much storage space is left in the septic
tanks before they back up depends on the effluent level in the tanks when the
power is lost. The space could be more than the amount of water in the water
system, or it could be less. It will vary. Avoid flushing toilets or anything that
might put more sewerage into peoples’ basements once this problem occurs.
Heating
If a power failure occurs during extremely cold weather, be sure to open the
doors under the sink if it’s against an outside wall. If you don’t have a wood
stove or fireplace, you may have to evacuate your unit if it becomes too cold.
(You may want to have direct vent propane heater that can run without
electricity installed now prior to such an emergency.) Take a careful look to see
what can be done to prevent damage from pipes freezing. Check with the
residents of the other units in the building. If your building isn’t on septic pumps,
and everyone is leaving, leave the lowest level faucet on at a trickle.
The clubhouse is now equipped with a generator and may be used as a shelter
in the event of a power outage.
Frozen Pipes
It is essential that proper heating levels be maintained in the winter to protect
the water systems within the building. A temperature level of about 55 degrees F
will prevent the pipes from freezing. On extremely cold nights, leave access to
water pipes in or near external walls open, especially the doors under the kitchen
sink.
Should the worst happen, contact the Maintenance Manager and your own
plumber. The Maintenance Manager needs to be contacted to prevent further
damage to the entire building’s water supply. Your plumber will take care of the
work to be done in your unit. Just a simple awareness of the elements can
prevent frozen pipes.
If the shut-off valve for an outside spigot is located in your basement,
please be sure to shut if off in the Fall, but leave the outside valve open so it can



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                                            Rolling Meadows Resident Handbook


completely drain the line between the valve and the spigot. There is also a drain
screw on the side of the shutoff valve used to drain any remaining water.
Water In Basement
New England residents are occasionally subjected to water leaking into their
basement. It is a typical problem in this area, so store items in your basement
with this in mind. You should keep boxes, etc. off the floor.
The Association takes all reasonable action to eliminate basement water
problems for residents. There are lots of ways water can get into basements. As
fast as we can fix existing causes of water leaks, new ones appear. For each new
problem, we will by to resolve the problem and take preventive actions.
Experience has shown each new year brings new water problems for at least a
few residents, even with our best efforts.
Wet Carpets
If you have a carpeted basement floor and the carpet gets wet, it usually can be
saved with reasonable care. The Association’s obligation is to take reasonable
action to solve foundation leaks, not to maintain your carpets and other
possessions. You must provide care for your possessions.
Mold and mildew fungus destroys carpets and other items, not the water.
Therefore, you want to kill these funguses before they multiply and destroy your
property. We suggest the following actions:
1. Pump and/or vacuum out the excess water. (Call the Maintenance
   Department for assistance and to let them know about the water leak
   problem.)

2. Rent or borrow a carpet cleaning machine. Add Pine Sol or a similar product
   to the cleaning solution. Clean and dry the rug per the directions.

3. Vent the basement, and use a fan or dehumidifier to promote drying.

4.    If possible, unhook and raise the carpet. Spray the mat with disinfectant
     such as Lysol or Red Cross. Dry the mat and underside of the carpet with a
     fan.

The rug should be in great shape when you’re through.
The Association will provide assistance in pumping out the water, loan you a rug
cleaner if available, and repair the foundation related problems. If you remove
the rug and everything else, we will dry lock the concrete floor and walls.
General Advice
    When you lose power, conserve water.

    Avoid flushing the toilet unless absolutely necessary.

    Don’t take a shower.




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                                                      Rolling Meadows Resident Handbook


              Fill some containers with water. The water will run out if the storage tanks
               empty before the power returns.

              If you have a sump pump, you should get your valuables to a safe place
               since the pump can’t work without power.

              Minimize opening the refrigerator and freezer.

              Don’t use charcoal, gas, or propane heaters indoors since you could suffocate
               or suffer from carbon monoxide poisoning.

              Make arrangements to visit a friend with a woodstove during severe cold
               weather, or seek a shelter.


VEHICLE POLICIES

     Traffic Safety at Rolling Meadows
           Many residents have children, some below driving age, and some of driving age.
           A twenty-five mile an hour speed limit is more than necessary. ALL DRIVERS
           should be aware that children are a vital part of this community and you should
           drive in such a manner as to expect the unexpected can happen. All stop signs
           have been provided for one reason: to be observed. We need everyone’s
           cooperation.

     Parking
           There are more cars than parking spaces at Rolling Meadows. Please read this
           section carefully. Your cooperation will ensure consideration for your neighbors
           and other residents.
           1. Unregistered vehicles, including trailers, motorcycles, boats etc., shall not be
              parked or stored on any common property or street. Vehicles are the
              responsibility of the owner, and if the Board feels the owner is not
              considerate of this rule, the owner may be invited to appear at a Board
              meeting.

               Parking of RV’ s, campers, and commercial vehicles on the streets, lawns or
               in general parking areas is not allowed.
               The Board has tried to make provisions for the storage of such vehicles with
               the RV storage lot. Any resident may contact any member of the Board to
               obtain parking permission. The Board will grant for a specific period of time,
               this permission whether it be for repair or sale, providing space is available.
               If the agreed upon period of time has elapsed, the owner shall be assessed a
               rental charge of $30.00 per month. Space is limited and it is the only fair way
               to try to provide enough room for all given situations that residents might
               encounter.




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                                                   Rolling Meadows Resident Handbook


      2. You should inform guests and visitors of the following:

             Not to block the walkways when they visit.

             Not to park on the grass.

             Not to use spaces belonging to other residents unless you have their
              permission.

      3. Parking is only allowed opposite the buildings on Canterbury and Treadway
         Lanes at any time. There is no parking allowed on Clubhouse Lane except in
         the parking lots.

      4. Your vehicle may be driven over lawn areas for what might be determined as
         a critical situation such as when moving or bringing in some large purchase.
         Under no circumstances is there to be any type of regular traffic or parking
         allowed on any portion of the lawn at any time. If you must drive on the
         lawn, please be sure you know where the septic tanks and leach fields are
         located, and also be aware of ground that is soft. You will be responsible for
         repairs and will bear the whole cost. Residents should not load and unload
         their groceries, picnic supplies, and vacation needs via the front lawns. The
         cost for damage repairs is not cheap and can only be prevented with your
         cooperation.

          Please obtain permission from the Maintenance Manager before driving on
          the lawn. He or she will make sure you know of any areas to avoid, and alert
          you to any special problems.

Garages
      Each unit includes a single open garage. Its primary purpose is to store your
      vehicle. You must use the garage to store one of your vehicles if you have more
      than one vehicle. There simply are not enough parking spaces to park multiple
      vehicles in the shared areas while something else, or nothing at all is parked in
      your garage. It isn’t fair to your neighbors. Please park your vehicle in the
      garage.
      There is an RV storage lot for short-term storage of boats, RVs, etc. Long-term
      storage should be off premises at the owner’s expense. Short-term storage of a
      boat, trailer, etc. in the garage is allowed if there is only one vehicle for the unit
      parked in shared parking areas.

RV Storage Lot
      A fenced-in storage area was created next to the clubhouse parking lot for the
      purpose of storing recreational vehicles, trailers, and boats that would otherwise
      interfere with the normal parking of cars in the carports. Residents with vehicles
      in the storage area are given a key to access their property without restriction.
      The purpose of the RV storage lot is to minimize parking problems, and improve
      the appearance throughout the complex by eliminating the unnecessary storage


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                                                 Rolling Meadows Resident Handbook


     of these items throughout the common and limited common areas. Due to
     physical limitations, the RV storage lot is limited to short-term use. Long-term
     storage should be maintained off premises at the owner’s expense.

Storage
     Certain areas of the garage may be used for storage provided that it is
     reasonable in quantity, and neat in appearance. Stored items cannot interfere
     with using the garage for parking your car. Approved areas are the rear 3 to 4
     feet, and over the rafters. You may have shelves or an enclosed storage area at
     the rear of the garage. They should be painted the trim and body color of the
     garage.
     You should inform your children that they may not use other residents’ garage
     areas for a play area. Garages are for the exclusive use of the residents of the
     unit to which they pertain. One garage space is assigned to each unit.

Snow Removal
     With the number of automobiles within this complex, it becomes a major
     problem as to how to obtain good plowing. The Town of Londonderry maintains
     all streets except Canterbury Lane, Treadway Lane and Clubhouse Lane. These
     three streets are the responsibility of Rolling Meadows Association. It is
     necessary to observe the following rules and suggestions:
             Listen to all weather reports.

             When a major storm which will require plowing is forecast, there shall be
              NO ON STREET PARKING. Use the garage area and piggyback your
              second car. If you have additional cars, they should be placed in
              approved snowstorm parking areas. Some areas can accommodate a
              second piggybacked car, if parked in such a method that neighbors have
              access. During the day when the roads are open, cars should be
              immediately moved so the areas in front of the garages may be cleared.
              If you wait until the crew goes home for rest, it could be a long time
              before they return. Please remember, fire trucks and other emergency
              apparatus must be able to get to any location in the winter. THIS IS
              VITAL.

             The Town of Londonderry will ticket and tow cars during a snowstorm.
              This is your responsibility. Cars causing a safety problem, or blocking
              others’ access may be towed, even if they aren’t on town roads.

             Vehicles left on streets or otherwise blocking plowing make it very
              dangerous for those trying to plow. It may cause an accident. Please
              help out by following the snowstorm rules and procedures.

             Drivers/owners of cars left parked on streets during snowstorms are
              responsible for cleanup of the area around the car after the storm. They




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                                                        Rolling Meadows Resident Handbook


                     may have to clean it up themselves, or pay for the additional expense of
                     time and equipment required due to the driver’s negligence.

                    When you know the maintenance crew will be plowing, please leave your
                     front light on.

     Snowmobiles, ATVs, and Motorcycles
              The use of snowmobiles, ATVs and motorcycles is prohibited on common areas.
              This resolution was passed for the good of all unit owners, and the Board of
              Directors, as well as members of the Association, will strictly enforce it and
              comply with the warrants of the Town of Londonderry regarding the use of these
              vehicles on private property.


POLICY ENFORCEMENT

     Documents
              The official rules, regulations and restrictions are put forth in the recorded
              documents (Declaration, By-Laws Appendix A), and permanent resolutions
              (Appendix B of the Declaration), and rules and regulations that are adopted by
              the Board of Directors in accordance with the recorded documents.
              You are entitled to a copy of the recorded documents. All owners are supposed
              to receive them from the seller when they purchased their unit. You can obtain a
              copy for a nominal fee from the Association office. If you abide by this
              handbook, you should be generally in compliance with all the topics covered in
              the documents.

     Policy
              The Association enforces violations of its various rules and regulations. Most
              enforcement is the result of a signed written complaint. The Association’s current
              philosophy is “If an infraction is thought to be serious enough for another
              resident to submit a signed written complaint, it is probably something that
              should be corrected.”
              It is difficult to determine what is the “best” level of enforcement within a
              community. Our approach has been established by multiple surveys, and votes
              by several annual meetings. It is the expressed wishes of the membership. They
              have told the Board to enforce safety rules, protect property values, but don’t
              sweat the petty stuff unless it is bothering other residents at least enough that
              they are willing to submit a signed written complaint.
              There are some exceptions. The Association enforces safety rules and
              regulations and violations that result in damage without waiting for a signed
              written complaint. Also, once repeat offenders are placed on notice; they may be
              subject to continued enforcement efforts. Gross infractions will be enforced




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                                                 Rolling Meadows Resident Handbook


      The extent to which rules and regulations are enforced in the future will depend
      on the wishes of the Associations membership as determined by surveys,
      hearings or meetings.

Actions
      The general enforcement procedures are spelled out in PR-1 (Policy Resolution
      #1) of Appendix B of the Declaration. Unless otherwise specified, a $25 special
      assessment for the enforcement of the Declaration may be imposed per incident
      once a written warning is given. The Association also has the power to seek
      injunctive relief from the courts, and to prosecute on behalf of two or more units.

Damages
      Damages and costs incurred by the Association as a result of the actions of an
      owner, or his/her family, guests, or pets are always directly assessable to the
      owner according to state law (RSA 356-B :45).

Confiscated Property
      In the case of personal property improperly stored on the common or limited
      common areas, the Association will collect the property and store it for 10 days
      before disposing of it. Repeat offenders will be charged for the expense of
      policing their areas, storage and returning the confiscated items if the residents
      wish to have their belongings returned. If you suspect any of your possessions
      left outside or in the garage area have been confiscated, please call the
      Maintenance Manager promptly at 432-2131.

Non –payment
      In the case of non-payment of the monthly common assessment, the Association
      must act according to PR-2 (Policy Resolution #2) which provides for the
      application of late fees, 20% interest, calling forward the balance of the years
      assessments, small claims or superior court action, and/or foreclosure.
      AS of the year 2000, the by-laws were changed to allow the Board of Directors
      the right to:
      A. Upon written notice, enter a unit and remove or correct any condition which
         is contrary to the documents and by-laws.

      B. Suspend or limit the right of the owner to the use of any part of the common
         area while the violation continues.

      However, there are only three circumstances when the Board can take these
      actions:
      1) In the case of default of assessments equal to at least 2 months common
         assessment.




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                                                    Rolling Meadows Resident Handbook


       2) Where such violation or breach affects the soundness or safety of the
          common area, the building, or its occupants.

       3) Where such violation or breach may affect our insurance coverage.

Power to Enforce
       The primary power of the Association to enforce payment comes from state law
       and the fact that the Declaration is, in effect, a restrictive covenant which runs
       with the land. Unless your deed is defective (in which case the law says it applies
       anyway), your deed specifies that you take title subject to the restrictions
       specified in the Declaration and provides the Board of Directors with the power
       to enforce. In effect you have, by law, agreed to abide by all the Association’s
       rules and regulations and other restrictions by the act of taking title to your unit
       As we have tried to put forth in this handbook, we try to have a balance between
       the legal powers and responsibilities entrusted to the Association, and the
       freedoms and rights of the residents. To a large extent, enforcement of many of
       the rules and regulations depends on the wishes of the membership. There is a
       lot of enforcement when there needs to be, and a lot of neighborliness when
       there should be.

Procedure for Signed Written Complaint
1. If you witness a violation which you feel should be enforced, write a complaint
   stating WHAT, WHERE, WHEN, and BY WHOM (including unit number). State any
   pertinent facts. Provide whatever evidence as you reasonably can. A photograph is
   often very helpful. Include your name, telephone and unit number. Date and sign it.
   Deliver it to the Association office.

2. When a complaint is received, it is reviewed to determine if the alleged infraction is
   in fact a violation of the rules, regulations and restrictions. If it is, then in most
   situations it is forwarded to the Board of Directors for verification and
   recommendation. The non-external appearance issues go to the Board of Directors
   or its appointed agent. As of this writing, the latter should be directed to the office.

3. Once a violation has been found to be accurate, and a recommendation has been
   made for enforcement, then a.) for a first time offense, a warning is given, or b.) if
   it’s a repeat offense, a special assessment for the enforcement of the Declaration is
   applied. (Unless otherwise specifically provided this amount is $25.) Again, there are
   some exceptions. Safety conditions must be promptly corrected, and damages must
   always be paid. Unapproved architectural changes and personal property stored on
   the common or limited common areas must be removed by a deadline, or the
   offense will be collected and removed by the Maintenance Crew at the owner’s
   expense.




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                                                  Rolling Meadows Resident Handbook




Repeat Offenders and Other Issues
      The following procedures are in place to address repeat offenders and other
      issues: The system is set up that on the first complaint, a notice goes out to the
      offender stating what activity is a problem, what rule or regulation is being
      broken, and requesting them to stop it, or correct it, normally, within 10 days.
      After the 10 day warning, it is the next, and subsequent complaints, that initiate
      a fine or other action. You want to wait two weeks, and then file an additional
      complaint if the offense continues. Promptly send in each additional complaint as
      they occur.
      It isn’t effective (nor fair) to send in a complaint that they’ve been doing this and
      that fifty times over the last six months, and now what are you going to do
      about it? The result is simply that a 10-day notice will be sent, and the issue is
      generally dead unless further complaints are received that the offenses continue.
      Your neighbor generally has the right to be notified that his activity is bothering
      others before any enforcement should begin.
      Some complaints won’t result in action because the “offender” has a right to do
      what he is doing. The consequence of the activity may be unpleasant to you, but
      is simply part of living in a close community. It is the Board’s responsibility to
      carry out their obligations to enforce the documents, but also should be
      tempered with the general wishes of the membership expressed as a whole (as
      opposed to the opinions of a few).
      Safety and damages are the two major exceptions. They often require first notice
      action. Once notified, the Association has an obligation to resolve safety issues
      as fast as reasonably possible. The more serious a danger, the higher the priority
      and urgency to remove it. State law (RSA 356-B45) specifically states that costs
      incurred by the Association as a result of the actions of one or more individuals is
      to be billed to the related units as a special assessment, and the remaining costs
      divided among all units as a common assessment.

Rights of the Accused
      Every individual has the constitutional right to have notice as to what is
      acceptable behavior and what is not. They have the right to due process: to tell
      their side of the story, and to confront their accusers. Everyone has the right to a
      fair and impartial hearing by his or her peers. This Association, as with every
      body having regulating authority, must ensure that these rights are protected.
      As part of the process, upon notice from the Association of an offense, everyone
      has the right to respond in writing, and/or to ask to appear in person, to
      amongst other things, question the accuracy of the charge, challenge the
      evidence, tell their account of the events, etc. Every individual has the right to
      hearing before a committee of members of the Association. They have the right
      to appeal any action to the Board of Directors in writing, and/or in person.




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                      Rolling Meadows Resident Handbook




Rolling Meadows Map




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