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Navesink Estates Condominium Association

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									Navesink Estates Condominium Association Rules and Regulations
ALARMS, SECURITY AND FIRE Smoke detectors are installed in every unit. It is recommended that they be tested monthly for safety. External alarms, speakers, floodlights, flashers or rotating beacons for security or fire alarm systems cannot be installed without prior written permission of the Board of Directors. If approved, the system must be unobtrusive and blend with the unit color and décor. Only a single wire or cable will be permitted through the exterior wall of a unit and must be professionally installed so as not to cause leaks, fire hazard or danger of electric shock. The Board will require residents who install systems that disturb other residents because of frequent false alarms to remove those systems. COMPLAINTS/PROBLEMS If a resident has a complain or problem, the resident should notify the Board of Directors in writing (PO Box 674, Navesink, NJ 07753) or by calling the Association’s telephone mailbox on (732) 933-1985. Resident’s name, unit number, date of inquiry and phone number are required. Any maintenance service requests should be as specific as possible. DIRECTORY The Association maintains a directory of residents’ and owners’ names. If so requested, the telephone number of an owner or a resident will not be published. Copies of this directory are available upon request with explicit understanding they may not be reproduced or distributed to any non-resident. WINTER SAFEGUARDS Prior to the first heavy frost, each unit resident shall turn off and drain the water supply to the outside faucet(s) to prevent broken pipes due to water freezing inside them. If help is needed with this procedure, contact the Board. All unoccupied units must be maintained at the minimum thermostat temperature setting during the heating season to prevent pipes from freezing. PEST CONTROL The Association will provide for extermination services for termite and carpenter ant infestations, bees and wasps, and a variety of exterior insects and rodents. The cost of exterminating services required inside the units is the responsibility of the owners.

WINDOWS, DOORS AND GARAGES Each unit owner is responsible for the maintenance, repair and replacement of all exterior door locks, windows, sliding glass doors, and the skylight of his unit. The Association will paint front doors and garage doors at regular intervals; maintenance between paintings is the homeowner’s responsibility. Repair and/or replacement of the front door and garage door panels will be performed by the Association at the homeowner’s expense, unless the repair and/or replacement was necessitated by weather-related deterioration or building settlement. Screen/Storm Doors of a type approved by the Board of Directors may be installed on the front entrance of any unit. These doors are to be maintained at owners’ expense. MAINTENANCE FEES Maintenance fees are assessed annually according to the respective percentage of ownership interest of each unit. These fees are paid in twelve (12) monthly installments due on the 1st day of each month of the Association’s Fiscal Year, which runs from January 1st to December 31st. However, residents have the option of paying the full year maintenance fee in advance. TITLE TRANSFER FEE After acquiring title to a home at Navesink Estates, each new owner is required to pay to the association a sum equal to 3/12 the annual common charge assessed to his unit. This fee is payable to the Association on the first day of the first month following the closing or transfer of title. The fee is a non-refundable contribution to the Association’s working capital as specified in the Association’s By-Laws (Article VI, Section 4). The title transfer fee is subject to the late payment charge and interest charges described below. Delinquent accounts that fall into arrears will be referred to the Association’s attorney for collection at the end of the three-month cautionary period. LATE PAYMENT CHARGES A late payment charge of $25 per occurrence will be assessed for any payment received after the 11th day of the month. (Internal Note to Board-Coupons only reflect a $15 late fee.) INTEREST CHARGES An interest charge of 1.5 percent per month will be applied to any payment in arrears for more than 30 days. Note that this interest charge is subject to change.

ARREARS If you fail to pay any common charge, fee, fine or special assessment on time, you will receive a cautionary letter from the Association for each of the first two (2) months you are in arrears. If you should fall three (3) months behind, however, your account will be automatically referred to the Association’s attorney for collection. You will immediately become liable for all legal expenses associated with the collection. These costs may include those associated with placing a lien on your home. The Association may also, in its discretion, require that you pay the entire year’s balance on your maintenance fees by declining to enter into a monthly payment agreement with you. If the settlement agreement worked out with the Association’s attorney includes installation payments on the overdue balance, an interest charge will apply to the average unpaid balance from the date of the settlement. The interest charge, which is subject to change, is currently 1.5 percent for each 30-day period. If you ask the attorney to forward your checks to the Association, or have any other contact with him, which act:(s) incur billable time by said attorney, you will be held responsible for paying those legal expenses also. The By-Laws provide that no unit owner will be permitted to sell or lease his unit until he has paid in full to the Association all unpaid common charges assessed to his unit, and satisfied all unpaid liens against his unit (Article VII, Section 5.) ALTERATIONS TO UNITS Refer to By-laws, specifically Article VI, Sections 8 and 10; see also to the Master Deed, Section 14.) Installation of any external wiring for electricity, telephone, radio, television, air conditioning, stereo, burglar/security and/or fire alarm systems, or other equipment, machines or devices extending through any outside wall is prohibited without prior written permission from; the Board of Directors. Window air conditioning units and window fans are prohibited. External radio, television or communication antennas are prohibited on the units or in any of the common elements. Satellite dishes may be mounted to the rear of the units but must be attached to the chimney or deck railing and should not be visible from the front. To avoid the possibility of leaks, dishes may not be attached directly to the roof surface. No alterations are permitted that would increase the rate of insurance on a unit or any other unit or its contents, or that would result in cancellation of insurance, or that would be a violation of any law. No owner or resident shall take any action within any unit that would jeopardize the soundness, structure or safety of any part of the unit or common elements or impair any easements.

ALTERATION TO UNITS (continued) In case of unauthorized construction or alteration to any unit, the unit owner shall pay the cost of repair, reconstruction, restoration or replacement and all legal fees incurred. If the owner refuses to make such payment, the Board of Directors is empowered to levy an assessment in the amount covering the costs. This assessment shall constitute a lien against the unit and will be filed at the owner’s expense. GAS GRILLS The installation of natural gas lines to grills is permitted when performed by a licensed, insured plumber. A Certificate of Insurance, naming the Association as additionally insured, must be present to the Board prior to the installation. Residents are responsible for obtaining any required permits. As per the New Jersey Uniform Fire Code: Portable liquid propane cooking equipment such as barbecue grills shall not be stored or used: (1) on any porch, balcony, or any portion of a building; (2) within any room or space of a building; (3) within five feet of any combustible wall; (4) within five feet vertically or horizontally, of any opening in any wall or (5) under any building overhang. ANIMAL CONTROL All dogs must be kept on a leash and are not allowed to run free. Dogs and cats cannot be tied or chained outside a unit, on common grounds or left unattended on porches or patios. No resident shall keep, harbor or maintain an animal that barks or cries so as to disturb the peace and quiet. Owners of dogs and cats that are left alone for extended periods of time must see that windows and doors of units are closed. Dogs walked on Pape Drive must be curbed; dogs are not allowed to defecate and/or urinate on the grass, on foundation or ornamental shrubs, or in any mulched or chipped area. All dog droppings must be cleaned up immediately. Disposing of droppings down storm sewers is prohibited. Alternatively, residents may walk their dogs on any of the dog walking trails located on the property. No unit may have more than two domestic animals. Bird feeds hall not be hung or placed on or above the decks or porches or attached to any surface of a unit. Feeders may be placed only in the rear of a unit at the tree line but not in a position to interfere with cutting of grass.

COMMON GROUNDS No owner or occupant my plant or maintain any trees, shrubs, bushes, plants, or otherwise landscape any portion of the common elements (except as stated in the Outdoor Planting section) unless prior written permission is first obtained from the Board of Directors. No item of personal property shall be stored outside on any portion of the common elements. Outdoor furniture, grills, hoses, kiddie pools and the like must not be left on the lawns or common grounds when not in use. This will allow lawn mowing and maintenance to proceed without obstacles and will also prevent damage to personal property. No fencing of any kind can be installed on the common elements. No barrier of any kind can be installed, including plantings such as hedges along walkways, etc. Outdoor hot tubs are not permitted. Lawn ornamentation such as statues, birdbaths, fountains and floodlights are not permitted. Garage sales are not permitted. Mailboxes must remain uniform throughout. LAUNDRY Hanging of laundry outside on a clothesline or drying rack is prohibited. Laundry must not be hung on balconies or patios. LITTERING No person shall throw or discard any cans, bottles, boxes, cartons, paper, trash or refuse of any kind whatsoever on the street, lawn or any portion of the common elements. TRASH DISPOSAL Garbage receptacles must be rigid/permanent containers that cannot be damaged by animals. Garbage cans must be stored in the garage except when placed out on the street for pickup. Garage cans should not be put out prior to the evening of the day before the regular morning pick up. Emptied cans should be returned to the garage as soon as possible.

NOISE Owners and occupants of units shall exercise extreme care to avoid making or permitting loud or objectionable noises. Use or playing of musical instruments, radios, stereos, televisions, amplifiers or other machinery or equipment in such a manner as to disturb occupants of other units is prohibited. The use or operation or loud or unmuffled motor vehicles within the condominium property is prohibited except to vehicles incidental to the construction or repair of the complex. The keeping of any animal that, by causing frequent or continuous noise, disturbs residents is not permitted. No noxious or offensive activities shall be carried on in any unit or on the common elements, nor shall anything be done that will be or become an annoyance or nuisance to others or interfere with the rights, comfort or convenience of others. OUTDOOR PLANTING Residents are permitted to landscape the wood chip area adjacent to their unit with small, ornamental plants without Board approval. However, once done, the resident is responsible for the care and maintenance of this area. No other plantings are permitted without prior written approval of the Board of Directors. This rule is necessary to prevent unintentional damage to underground wiring and pipelines to ensure that lawn mowing can proceed without too many obstacles. Fruit or vegetable plantings that could detract from the overall landscaping scheme are no permitted. PARKING REGULATIONS In the event a vehicle is parked within 10 feed a fire hydrant, is impeding snow removal, or is obstructing access to another person’s driveway, the Association will make a reasonable effort to locate the owner. If the owner cannot be located or refuses to move the vehicle within a reasonable time, the Association has the right to have the vehicle towed at the owner’s expense. Residents shall not park so as to impede mail delivery. Residents away for extended periods must leave their vehicles in the driveway or garage. Long-term parking on the street is not permitted. During snow removal, owners must cooperate with the equipment operators by moving their vehicles when necessary.

PARKING REGULATIONS (continued) No campers, motor homes, trailers, boats, commercial vehicles over 6,000 lbs., or any inoperable or unregistered vehicles may be parked overnight on the street or in driveways. Residents must not perform any repair or service to their car that could cause damage to common property or create a nuisance. Vehicles cannot be left unattended on jacks, cinder blocks, car stands or other service devices. If liquids are spilled that can cause damage to the parking surface, the vehicle owner is responsible to clean the spill immediately. Residents are responsible for compliance with all parking regulations by their guests and visitors. VEHICLE OPERATION No vehicle shall be operated in a manner to create excessive noise or hazard to others. No motorized vehicle will be operated in any area other than the street and driveways. Owners and their guests are required to observe and comply with posted speed limit on Pape Drive. BICYCLES AND SKATEBOARDS Bicycles must be ridden on the street in a careful, cautious and prudent manner to avoid injury to the ride and others. Bicycles cannot be ridden on any of the lawn areas. For safety reasons, the use of skateboards or any other devices that do hot have appositive steering or braking mechanisms is prohibited on the streets. SOLICIATION Solicitation without authorization by the Board is not allowed. USE AND OCCUPATION OF CONDOMINIUM UNITS Each unit shall be occupied and used by the respective owner or tenant only as a private, single-family residential dwelling in accordance with township regulations. Permanent occupancy by more persons than that permitted by these regulations for a given size unit is prohibited. No owner, resident or guest shall use a unit or the common elements in a manner which would disturb other owners or residents or in such a manner as would be injurious to the reputation of Navesink Estates.

USE AND OCCUPATION OF CONDOMINIUM UNITS (continued) A lease for a minimum of twelve (12) months is required for any rental. No owner may lease a portion of his unit, or continue to occupy his unit after it is rented. A copy of the lease must be submitted to the Board of Directors. No owner of a unit shall post or permit to be posted on any part of the common elements or decks any sign or advertisement of any kind except as allowed under “Signage.” Rugs or other items shall not be dusted, beaten or cleaned from windows or balconies or against portions of a building. Garage doors are to be kept closed unless the occupant is working in the immediate area. Patios and decks may not be used as external storage areas except for the reasonable storage of firewood , which must be kept in a metal log bin. To prevent the infestation of termites, firewood should not touch the deck or siding. SIGNAGE Temporary holiday/seasonal decorations are permitted. Residents must use discretion and not erect displays that may be obtrusive to other residents. The Association must approve house numbers. The numbers should all be the same in size, style and color and should be mounted in the same location on each unit. No “nameplate” type signs are allowed. One “For Sale”/Realtor sign is allowed mounted inside one window of that unit. No other signs are allowed at any time except one “Open House” sign is permitted on the day of the open house/ it is to be placed in front of the unit holding the open house. PATIO/DECK ADDITIONS Subject to the guidelines approved by the Board of Directors, individuals can request permission to expand the rear patio area of their unit at their own expense. All maintenance thereafter shall be the responsibility of the unit owner. A written request, accompanied by a sketch, must be submitted to the Board for approval. Once the design is approved and the Maintenance Agreement is signed by the unit owner(s), the Board will issue a letter authorizing the unit owner to request Middletown Township building permits. These permits must be displayed in a front window during construction. The plan as approved by the Board of Directors for a two-bedroom unit is on file with the Navesink Estates Condominium Association. The Association has the right to remove any improperly installed or poorly maintained patio/deck at the owner’s expense.

PATIO/ DECKS ADDITIONS (continued) Two bedroom unit owners (odd numbered units) may choose to build a raised deck rather than extend the ground level patio that exists at the rear of these units. However, the privacy as well as the view of any neighboring unit owners who do not choose a raised deck must be preserved. Permission, permits, sketches and owner’s expenses and liabilities apply in the same manner as with an extension of a ground level patio. The following restrictions apply to any patio/deck addition:    Patios/decks may extend up to the width of the unit. The depth may not exceed the depth of the existing deck(s) on the three bedroom units. Building materials must conform in style, quality, color, etc. with existing architectural construction presently found in Navesink Estates.

When the Board of Directors approves a deck or patio, it must be built according to the approved specifications. The Board reserves the right to remove the modification, at the owner’s expense, if the work performed without Board approval or not according to the approved plan. Under no circumstances shall additions be made before approval is given in writing by the Board, a building permit has been obtained from the Township and a Certificate of Insurance, naming the Association as additionally insured, has been present to the Board. Existing decks may not be altered in any way. ENFORCEMENT POLICY After a complaint of a violation of these rules and regulations is investigated, the Board will send a letter to all concerned parties citing any corrective measures to be taken. If corrective action is not taken by the unit owner in a reasonable amount of time, actions (including but not limited to assessment of fines) as described in the N.E.C.A. By-Laws: Articles IV, VI, VII and X; the Master Deed: Sections, a5, 7, and 16; and the Certificate of Incorporation: Section III, shall be invoked. DISCLAIMER/WAIVER No restriction, condition, obligation or covenant contained in the By-laws or Rules and Regulations shall be deemed to have been abrogated or waived by reason of failure to enforce it irrespective of the number of violations or breaches that may occur. All of the above statements should be considered as abbreviated versions of Association policies, and in no way be construed to define or limit the regulatory powers of the Association as specified in the Master Deed and By-Laws.

ASSOCIATION POLICY ON HOMEOWNER ATTENDANCE AT BOARD MEETINGS The Board of Directors of the Navesink Estates Condominium Association has adopted the following policy concerning meetings of the Directors. This policy is in compliance with The Condominium Open Board Meeting Act, N.J.S.A. 46:88-13 Open meetings of the Board of Directors are normally held monthly at 7:30 P.M. in the residence of a Board member. Dates of the meetings are posted monthly on the Association’s bulletin board as part of the Minutes of the previous meeting. These and any other open Board meetings that may be scheduled may be attended only by unit owners and not by tenants or the general public. Formal action may be taken at these meetings on any matter coming before the Board for which the By-Laws and the Rules and Regulations give the Board authority and responsibility. Interested homeowners must notify the Association Secretary of their intent to attend at least 72 hours before the open meeting. If more than ten Association members plan to attend, in addition to the Board, the meeting will be rescheduled for Croyden Hall. The association Secretary will post the minutes of the monthly meetings on the Association’s bulletin board prior to the next open meeting. The law provides that participation in the proceedings of an open meeting is at the discretion of the Board. The Board will permit discussion and comment, providing such discussion is orderly. Each attending unit owner will be give on opportunity to comment on each agenda item before the Board takes a binding vote. Comments will be limited to three (3) minutes per person. The law also provides that member attendance may be excluded at Board meetings or portions of meetings at which no binding vote is being taken (i.e., working sessions) or which deal with any matter the disclosure of which would be an invasion of privacy, any pending or anticipated litigation, any contract negotiation or any matter falling within attorney-client privilege. Either before and/or after each open meeting, the Board of Directors will meet in closed Executive/Workshop Session. Other Executive/Workshop Sessions that may be scheduled will also be closed. At the end of each open meeting, after all agenda items have been addressed and the Board has commented, the floor will be opened to the members for a brief presentation of non-agenda items. When appropriate, each member will be given one opportunity to comment. Comments will be limited to three (3) minutes per person.

The Board of Directors Navesink Estates Condominium Association
Adopted December 1989 Revised: 2/5/1992 2/24/1993 12/22/1993 9/26/2003 11/26/2006 3/16//2007


								
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