TUCKERMAN STATION CONDOMINIUM ASSOCIATION HANDBOOK
This handbook is a concise reference guide for homeowners and residents of
Tuckerman Station Condominium. The information is drawn from the Condominium
Declaration, By-Laws and Rules, which are the official documents that govern our
community. In the event of any inconsistency between this handbook and the official
documents, the official documents control.
Living in a condominium community like Tuckerman Station combines elements of
individual and .group property ownership and responsibility. It's important to understand
some of the key terms used in our governing documents.
Your condominium unit consists of everything in the living space defined by the walls,
ceiling, and floor (including the drywall and finished flooring), as well as plumbing and
other systems that serve the unit. The unit includes the doors and windows, although
alteration of the appearance of these structures is restricted and must be approved in
advance by the Condominium Board. The unit is solely the property of the individual
owner, who is responsible for its maintenance, except in very limited circumstances.
Common elements are all of the property and structure other than the units.
The general common elements consist of areas or systems outside individual units,
such as sidewalks, stairways and roofs, and are owned jointly on a percentage basis by
all unit owners. These areas are maintained by the Association.
Limited common elements are common elements that by their nature have certain
restrictions on access or use. They are reserved for the exclusive use of one or more
but less than all of the unit owners. These include porches, patios, attics, utility closets,
and parking spaces. Maintenance responsibilities for limited common elements are
divided between the Association and the Unit Owners, as stated in the By-Laws.
Tuckerman Station Condominium Association
There are 168 condominium units in Tuckerman Station. All unit owners are voting
members of the Association. The Association holds an annual meeting at which owners
elect members to the Condominium Board of Directors (officers are chosen by the
Board). The Board is responsible for enforcing the By-Laws and Rules and managing
the affairs of the Association. The Board generally meets the first Wednesday of each
month in the Association office at 10701 Kings Riding Way (lower level) at 7:30 p.m.
Meetings are open, and you are strongly encouraged to attend.
You may hear the latest Tuckerman Station news and leave messages for Board
members by calling the Association voice mail at 770-3020. (Because of the volume of
calls, please do not telephone board members at home except in emergency
situations). The Association fax number is 770-9170.
All emergency calls and all requests and questions should be directed to the
The Association provides landscaping; exterior building maintenance; cleaning, upkeep,
and repairs of all general common elements; regular trash removal; snow removal; and
The Association pays for water and sewer service and oversees a reserve fund for
repair and replacement of structural features such as building roofs and parking lots.
The Association maintains a master insurance policy covering damage and liability
relating to the common elements. (Insurance coverage for individual condominium units
and their contents is the homeowner's responsibility).
The Association contracts with a property management firm to handle homeowner and
resident questions and problems, to collect condominium fees and pay bills, to
supervise contractors, to oversee the upkeep of the community, and to provide regular
updates and financial reports to the Board. The Association also retains, on a consulting
basis, the services of an attorney, an auditing firm, and structural engineering experts.
Homeowners are responsible for abiding by all rules and Bylaws of the Association and
for maintaining the systems and elements inside or associated with their units,
All plumbing fixtures, pipes and drains within a unit as well as those that supply or serve
only the one unit but which are located in a limited common element appurtenant to the
unit are the unit owner's responsibility.
a. Drain Backups
A plumber should be called to determine where the blockage is located and snake it out.
If the blockage is traced to plumbing serving a single unit, it is that unit owner's
responsibility to pay for correcting the problem and any resulting damage. If the
blockage is in a common drain stack and the plumber cannot pinpoint the unit
responsible, the Association will provide reimbursement. (The unit owner must make a
written request to the management company and include a copy of the plumbing bill and
the plumber's written explanation of the situation).
b. Water Leaks
If water is leaking into your unit and you are unsure of the source, call a plumber to
trace the point of origin. If you are sure the water is not coming from your own unit's
plumbing, contact the neighbors who might be responsible. If water is continually
leaking and causing serious damage, contact the management company for emergency
The management company will also handle repairs if the leak is coming from common
area plumbing owned by the Association, such as hose faucets.
2. Heat Pump
This system, including the outdoor unit, is the property and responsibility of the unit
owner. The Association requires that owners have their heat pumps serviced at least
once a year in order to prevent stoppages in the condensate drainage line, which can
result in water damage to other units.
Unit owners are responsible for maintaining their chimneys and chimney flues (other
than the exterior chimney enclosures) in a clean and safe condition to minimize any fire
hazard. The Association will retain a contractor to conduct an annual inspection from
the rooftops. The owners of units requiring chimney cleaning or other maintenance will
be notified and given a time period in which the corrective work must be done.
4. Dryer Vent
Periodic cleaning of the dryer vent is important not only to maximize dryer performance,
but also to prevent fire hazards. The vents in the top floor units terminate on the roof.
Vents in lower floor units terminate on the building exterior. The Association may from
time to time, as a courtesy, provide an overall vent cleaning in conjunction with other
exterior work such as painting, but regular upkeep of the dryer vent is the unit owner's
5. Windows, Doors, Porches/Sunrooms
Unit owners are responsible for repair, maintenance, and replacement of windows,
screens and doors (except for painting of the exterior surface of the front door).
Replacements must be the same color and style as the original and must have advance
approval by the Association, as do any changes such as installation of doorbells and
porch enclosures. Specifications are available from the property manager. The
Association provides periodic exterior painting of windows and doors.
6. Leases and Rentals
Owners who rent their units must provide the management company with the names,
home and work telephone numbers, and car information for their current tenants as well
as a copy of the lease.
The lease must require the tenants to abide by all Association By-Laws, rules, and
regulations. The owner must give all tenants a copy of this handbook as well as the
Condominium By-Laws and rules.
7. Condominium Fees
Unit owners are responsible for paying their monthly condominium fees on time. These
fees provide for the maintenance and upkeep of our community, reserve funds for future
repairs and replacement of structural elements, and recreation facilities charges. A late
fee will be imposed for payments not received by the 15th of the month.
1. Trash Removal
Trash is collected twice a week (generally Monday and Thursday). All trash must be
placed in the bins inside the trash rooms. Recyclables (newspapers, and certain glass,
metal, and plastic containers) must be separated out and placed in the designated
recycling bins located in each trash room. Other trash must be secured in plastic bags
and placed in the proper receptacle.
Unit owners must make their own arrangements for removal of bulk trash and large
items such as old furniture, boxes, mattresses, and Christmas trees, as well as for old
paint, chemicals, used motor oil, and any hazardous materials. Such items may also be
taken to the County Transfer Station on Shady Grove Road or to other appropriate
2. Cable TV
Montgomery Cable provides cable TV service to our community. Call 424-4400 for
information on rates and installation.
3. Pest Control
The Association provides pest control in all common areas, and the exterminator will
also treat a number of individual units each month at no cost to the owner. Call the
property manager to
schedule the service. .
The Montgomery County Police Department serves our community. (The Association
provides no additional security patrols). Tuckerman Station is a Neighborhood Watch
area. All residents are encouraged to participate by engraving personal property with
identifying numbers using devices that may be borrowed from County libraries and by
displaying Neighborhood Watch stickers on the lower left side corner of your front door.
The most important part of this program, however, is watching out for your neighbors
and their property, especially when they are away. Make a point of getting to know the
other residents in your stairwell. Exchange telephone numbers with them and let
someone know when you will be away so they may collect any newspapers or
advertising circulars that may accumulate at your door. (Knowing your neighbors' phone
numbers will also help if you experience a water leak or other problem that might have
originated outside your unit).
The Association has a contractor that inspects the exterior lighting weekly and replaces
burned-out bulbs. Lights that are out for longer than a week should be reported to the
Our janitorial contractor cleans stairwells, trash rooms, and other common areas on a
weekly basis. Alert the property manager to any areas that need special attention.
7. Snow Removal
The Association contractor plows parking lots, roadways and sidewalks any time snow
accumulates three inches or more.
All cars of residents must display a current Tuckerman Station Condominium parking
sticker, which may be obtained from the property manager. Each unit has one assigned,
reserved parking space and is limited to no more than two vehicles. (Complete parking
regulations may be found in the Condominium rules).
9. Resale Packages / Insurance Certification
The property manager will supply resale packages for a fee to owners selling their units.
The Association's insurance carrier. will provide at no cost the certification of insurance
required for mortgage refinancing.
Tuckerman station Condominium
Rules and Regulations
These rules and regulations apply to all unit Owners, occupants, and others on the
Condominium property. Unit Owners are responsible for any violation of these rules and
regulations by their family members, roommates, tenants, guests, employees or
These rules and regulations shall be enforceable by the Board of Directors, its agents,
officers and employees, and by Montgomery County and state of Maryland authorities,
Section 1. General Rules and Regulations
1. Use of Common Elements. The general common element stairwells, vestibules,
sidewalks, paths, driveways, lawns and other public areas shall not be
obstructed. No such area (other than the recreation areas and facilities) shall be
used for any purpose other than for access to the parking spaces, Units, or
recreation areas and facilities. Recreation areas and facilities shall be used only
for their intended purposes.
2. Personal Property on Common Elements. Personal property (including furniture,
firewood, plants, boxes, shoes, shopping carts, strollers, bicycles, tricycles,
barbecue grills and any other object) shall not be stored or placed on any portion
of the common elements, including but not limited to stairwells, landings,
sidewalks, lawns and paths. Seasonal decorations may be displayed on front
doors, screened porches and sun rooms only. All personal property left on any
portion of the common elements shall be at the sole risk of its owner.
3. Moving Damage. Any damage to the common elements or property of the
Council of Unit Owners caused by the moving or carrying of furniture or other
objects to or from a unit shall be repaired at the expense of the owner of that
4. Cleaning; Litter. No rugs shall be beaten in any common area or element. Dust,
rubbish or litter shall not be swept from any Unit onto any of the common
elements. Nothing shall be thrown or emptied out of the windows, patios,
balconies, porches, terraces, or doors of any Unit, or thrown or emptied into the
5. Hanging Items; Window sills. Nothing shall be hung outside the windows or on
the patios, balconies, porches or terraces. Nothing shall be placed on the outside
window sills of any unit.
6. Barbecues. Etc. The use of barbecues, grills, or any other outdoor cooking
device is not permitted within twenty (20) feet of any Condominium building.
7. Name Cards. Etc. unit Owners and occupants shall not be allowed to put their
names in any entry or passageway or other common element, except in places
designated for that purpose by the Board of Directors and on the mailbox
assigned to the Unit, in the style specified by the Board.
8. Exterior Changes. No awnings, window guards or bars, or storm doors' shall be
installed without prior approval by the Board of Directors. No exterior change
shall be made except in accordance with the Bylaws.
9. Signs. No signs of any kind shall be placed in windows, on doors, exterior
building surfaces, patios, balconies, porches or terraces, or in any common area
without the prior written approval of the Board of Directors. The sole exception is
that a single real estate sign not exceeding two (2) feet in area and not
illuminated may be displayed temporarily in a unit window; such signs must be
removed promptly upon the sale or rental of the Unit.
10. Roofs. No one is permitted on the roof of any Condominium building, except
workmen authorized by the Board of Directors.
11. Aerials. No radio or TV aerial or connection thereto shall be installed or shall
extend outside any Unit.
12. Plumbing. The water closets and other water, plumbing and disposal devices and
systems shall be used only for the purposes for which they were manufactured.
Nothing shall be placed therein which might result in a clog or overflow.
13. Damage to Others' Property. Any damage to the property of others, including the
common elements, resulting from the misuse of common elements or facilities, or
the misuse or neglect of any heating, cooling, electrical or plumbing apparatus for
which unit owners are responsible, shall be paid for by the owner of the unit that
was the source of the damage.
14. Water and Sewer; Faucet and Fixture Use and Maintenance. The Council of Unit
Owners pays for water and sewer service. Unit Owners are responsible for use,
maintenance and repair of faucets and kitchen and bathroom fixtures in their
units in such a manner that they do not result in damage to other Units or
common elements, or in excessive use of water and sewer service.
15. No Interference. No one shall interfere in any manner with the heating, cooling,
hot water, lighting or similar apparatus in or about the buildings and common
16. Noise; Disturbances; Carpeting. No one shall make or allow to be made any
disturbing noise (including but not limited to shouting and horn blowing) on the
common elements or in the Units, nor permit anything to be done by any ,other
person which interferes with the rights, comfort or convenience of other Unit
Owners and occupants. No one shall run or walk through a unit in such a way, or
play or allow to be played any musical instrument, radio, TV, stereo, tape
recorder, CD player or other device at such a volume, as to unreasonably disturb
or annoy any other unit Owner or occupant. Unit Owners shall, at all times, have
at least eighty (80) percent of the floor space of their Units covered by carpet.
17. Playing and Loitering. Playing in the roadways or parking lots is prohibited, as is
loitering or playing on any common element not specifically designated as a play
or recreation area.
18. Rights of Others. in General. No one shall, in general, act or fail to act in any
manner that unreasonably interferes with the rights, comfort and convenience of
other Unit Owners or occupants.
19. Hazardous Materials. No one shall at any time bring into or keep in any unit any
flammable, hazardous or explosive fluid, material, chemical or substance, except
those commonly used for normal household purposes.
20. Advertising. Soliciting. Distributing advertising leaflets or other materials and
soliciting are not permitted on the Condominium property.
21. Trash. All trash must be deposited in the receptacles provided for such purposes
inside the trash rooms. Recyclables must be sorted out and placed in the
designated recycling receptacles. Non-recyclable trash must be contained in
securely tied plastic bags. Trash room doors shall be kept closed and locked at
all times, unless being used to enter or leave the trash room. Trash and garbage
containers, including individual unit recycling bins, are not permitted to remain in
public view, nor may trash be stored on patios, balconies, porches or terraces, in
stairwells, or on any other common element. All boxes shall be "broken down"
(flattened), and placed properly in the trash rooms. Large items (such as
furniture, lumber, tires and Christmas trees) and any hazardous materials (such
as old paint, chemicals, used motor oil, or other hazardous or toxic materials)
shall not be placed in the trash rooms; they must instead be disposed of by
arranging for a special pickup by a private contractor, or by taking them to the
County Transfer station on shady Grove Road or another appropriate facility.
22. Emergency Access. The Managing Agent, by authority of the Board of Directors,
shall be permitted entry into a Unit in case of an emergency (i.e., fire, burst
plumbing, etc.) which places any person at risk or which might damage any
portion of the property. Any expenses incurred to gain access to any Unit under
this provision will be borne by the Owner of the Unit involved.
23. Pets. Subject to the following restrictions, permitted pets shall include: cats,
parakeets, canaries, hamsters, gerbils, guinea pigs and small tropical fish.
Prohibited pets include, but are not limited to, dogs and other canines, reptiles,
anthropoids, felines other than domesticated cats, rodents, pigs, wild or unusual
mammals or birds, livestock, poultry, farm animals and creatures that cannot be
maintained in a terrarium or aquarium.
(a) Under the Bylaws, only one small, orderly house pet is permitted in any unit.
Pets that would otherwise be permissible shall not be maintained within the
Condominium property for commercial purposes or for breeding. Visiting
animals are subject to the same restrictions as those belonging to Unit
Owners or occupants.
(b) No pet is permitted which unreasonably disturbs or annoys other occupants.
(c) Any inconvenience, damage or other unpleasantness caused by pets shall
be the sole responsibility of their owners and the Owners of the Units where
the pets are residing or visiting.
(d) Pets shall not be permitted to run free or unleashed outside the Units, to be
a source of annoyance or nuisance, or to otherwise interfere with the rights,
comfort and convenience of any unit Owner or occupant.
(e) Pets shall not be allowed on the common elements except in areas
designated by the Board of Directors. Outside of the Units, pets shall be
carried or leashed at all times, and shall be attended by an adult.
(f) Pet owners shall be responsible for the removal from the common elements
and Units, and the sanitary disposal, of waste of their pets.
(g) Any person who keeps a pet, or permits a pet to be kept, on the property
shall be deemed to have indemnified and agreed to hold the Council of unit
Owners and each of its members free and harmless from any loss, claim or
liability of any kind or character whatever arising by reason of keeping such
(h) The Managing Agent, by authority of the Board of Directors, shall have the
right to order any person whose pet is in violation of these rules and
regulations to remove such pet from the Condominium property.
Section 2. Vehicle and Parking Rules and Regulations.
A. Unit Owners and Occupants.
1. Each vehicle owned and/or operated by Unit Owners and occupants on the
Condominium property must be registered with the Managing Agent and must
display a valid Tuckerman Station Condominium parking sticker. These stickers
are the property of the Association and must be returned upon request of the
Board of Directors or when the Owners or occupants permanently vacate their
2. There is a limit of two (2) vehicles allowed for each Unit.
3. Each Unit will be assigned one (1) reserved space in a parking area near the
building entryway serving that Unit. Parking space assignments and stickers will
be issued by the Managing Agent under the supervision of the Board of
Directors. Assignment of a parking space in no way confers ownership of that
space nor shall it be construed as a division of the common elements of the
4. It is the responsibility of Unit Owners and occupants to give the Managing Agent
timely, written notification of any changes that will affect vehicle status (for
example, acquisition or sale of a vehicle, a change in license plate number, rental
of a unit to new tenants, etc.).
1. All visitors' vehicles must be parked in unreserved, unnumbered spaces only.
2. It is the responsibility of unit Owners and occupants to notify the Managing Agent
in writing (including license number, make and model of car) of any visitor who
will require parking for longer than 72 hours.
3. Any vehicle parked in Condominium parking areas overnight or during weekday
business hours on three (3) or more calendar days without a Condominium
parking sticker or notification pursuant to Section 2.B.2. above will, after a written
warning, be towed at the owner's sole risk and expense.
C. Permissible Vehicles.
1. Conventional passenger motor vehicles are permitted, including sedans, coupes,
hardtops, convertibles, station wagons, motorcycles, pickup trucks and vans
designed for personal passenger-carrying use, so long as they do not fall within
the Bylaws' prohibitions.
2. Commercial vehicles such as repair trucks and moving or delivery vans are
permitted temporary access to Condominium property only long enough to make
service calls, pickups or deliveries. Otherwise, commercial vehicles are
prohibited. With the exception of government and emergency vehicles, vehicles
displaying advertising or lettering (other than on license plates or bumper
stickers) are deemed to be commercial.
3. Inoperative or abandoned vehicles and those without current, valid license plates
are prohibited, as are mobile homes, house trailers, boats, boat trailers, other
trailers, campers, camp trucks., and all vehicles of over one ton gross capacity.
D. Parking and Operating Motor Vehicles
1. Parking is permitted only within marked spaces in parking areas designated for
that purpose. A vehicle shall not occupy more than one parking space at a time.
No parking is allowed on sidewalks or lawns, or in designated No Parking areas
such as fire lanes. Parked vehicles shall not impede pedestrian or vehicular
traffic, or restrict access to other vehicles or to common areas such as bike
paths, sidewalks and other parking spaces.
2. Parking in designated handicapped spaces is restricted to vehicles with valid
handicapped license plates, insignias, permits, etc. properly displayed. Violators
are subj ect to immediate towing.
3. Parking in reserved spaces is restricted to the vehicles assigned to each such
4. Motor vehicles are restricted to roadways and parking areas and may not be
operated or left on sidewalks, bike paths, lawns, garden areas, or other areas of
the property not normally associated with vehicular traffic, except for authorized
emergency or maintenance vehicles. Only licensed drivers may operate motor
vehicles on Condominium property.
5. No repair, maintenance or dismantling of vehicles, boats, or machinery of any
type is permitted on the common elements. Fluids may be checked, but not
1. Vehicles in violation of these rules and regulations or of the pertinent sections of
the Bylaws and recorded covenants shall be subject to towing at the vehicle
owner's risk and expense. Violators shall also be subject to fines and loss of
privileges in accordance with the rules and regulations, Condominium Act,
Bylaws, Declaration, and recorded covenants, as well as to prosecution of such
legal action may be appropriate.
2. Parking violations (such as a car parked in a reserved space assigned to
someone else, or a vehicle not displaying a required sticker) should be reported
to the Managing Agent during normal business hours.
3. Only the Managing Agent and members of the Board of Directors are authorized
to initiate towing, and only after any required warning and subject to any
restrictions imposed by County and state law. The Council of unit Owners' towing
contractor will not respond to other requests.
Section 3. Maintenance Rules and Regulations.
A. Chimneys. It is the responsibility of Unit Owners to maintain their chimneys and
chimney flues in a clean and safe condition in order not to create a fire hazard. On a
regular basis, the Condominium will retain a contractor to conduct an inspection of
chimneys from the rooftop of each building. Based on that inspection, a report will be
compiled on the condition of all the chimneys inspected. The Owners of the Units whose
chimneys are found to require cleaning, other maintenance or additional inspection will
be notified and given a specified period of time in which the corrective work must be
done by a licensed professional.
A copy of the receipt for the work done must be provided to the Managing Agent for
insurance purposes. If the work is not done by the date specified, the Managing Agent
may direct a contractor to perform the necessary tasks, and the unit Owner will be billed
accordingly and be held responsible for paying all charges incurred.
B. Heat Pumps and Dryer Vents. Unit Owners are required to have their heat pump
systems serviced by a licensed heating and air conditioning professional at least once a
year in order to prevent clogging of condensate drains that could cause leaks into other
units. Unit Owners are also required to clean clothes dryer vents and screens
periodically, at their expense, in order to prevent a buildup of debris that could create a
fire hazard. The Council of .Unit Owners reserves the right to conduct periodic
inspections of dryer vents and to require certification of regular heat pump maintenance.
If the required maintenance services are not performed as specified in a timely manner,
the Managing Agent may direct a contractor to do the necessary work, and the unit
Owner will be billed accordingly and be held responsible for paying all charges involved.
Section 4. Enforcement Provisions.
1. Unit Owners and occupants are encouraged to try, to the best of their ability, to
resolve all problems and disputes between themselves in a friendly, neighborly
2. The violation of any rule or regulation adopted by the Board of Directors, or the
breach of any provision of the Condominium Act, Declaration, Bylaws, or
recorded easements or covenants affecting the Condominium shall give the
Board, or its authorized agents, including its officers and the Managing Agent,
the following rights (in addition to and not in lieu of any other rights set forth in the
aforementioned documents and provided by Maryland or Montgomery County
(a) to enter the Unit which is in violation and correct any condition or element
or remove any thing, condition and/or structure which may exist and be
contrary to any of the aforementioned documents or any mortgage on
another unit or applicable law and which may put at risk the common
elements of the Condominium or any other Unit, as provided in the
Bylaws, and in such cases, the Board of Directors, its officers or agents
shall not be deemed guilty in any manner of trespass; or
(b) to issue cease and desist notices and warnings to all persons
responsible for any violation, subject to any requirements imposed by law
and the Bylaws, and if such violation continues, is repeated or is not
remedied within the time period stated in such notices and warnings, to
impose the following fines or penalties against the Unit Owner, occupant
or other persons responsible, after such notice and hearing as may be
required by law:
Up to $100.00 for the first violation.
Up to $100.00 for each subsequent violation.
In the case of a continuing violation, each day the violation continues
shall be deemed a separate violation; or
(c) (c) to enjoin, abate, seek money damages for, or otherwise remedy such
violation by appropriate legal proceedings, either at law or in equity; or
(d) (d) to seek an award of and to collect any costs and attorney's fees
incurred by the Condominium in connection with the violation. Such costs
or fees shall be collectible and enforceable through the courts or
otherwise as provided by law, or pursuant to the Maryland Contract Lien
3. After receiving a letter of warning or cease and desist notice, a unit Owner or
occupant shall have the right to request a hearing before the Board of Directors.
Such request must be made in writing and received at the office of the Managing
Agent by the date specified in the letter or notice. The Board of Directors shall
also schedule such other hearings as may be required by applicable law in
connection with enforcement proceedings. The hearing shall be held in executive
session at the next regular or special meeting of the Board of Directors. The unit
Owner or occupant shall be afforded a reasonable opportunity to present
evidence and testimony and to cross-examine any witness brought by the Board
of Directors, and may have counsel present if desired. The Board of Directors will
render a decision on the merits following the hearing, which decision, including
any sanction imposed, shall be included in the minutes of the meeting.
4. If any Unit Owner fails to pay the fines, fees or costs levied against him or her
within ten (10) days of the date they become due, the Condominium reserves the
right to seek to impose a lien against the unit involved in accordance with the
Maryland Contract Lien Act. All payments received from any Unit Owner will be
applied to the oldest balance due, whether that balance is composed of fines,
monthly assessments, special assessments, late fees, or other permitted
APPROVED MAY 4, 1994
EFFECTIVE JUNE 15, 1994