CRAWFORD COURT CONDOMINIUM

Document Sample
CRAWFORD COURT CONDOMINIUM Powered By Docstoc
					             CRAWFORD COURT
               CONDOMINIUM


        HANDBOOK FOR
      OWNERS & RESIDENTS




Crawford Court Condominium Trust Handbook – June 2004   1
                                                      Table of Contents

     INTRODUCTION................................................................................................................... 3
     HISTORY ............................................................................................................................... 4
     THE TRUSTEES .................................................................................................................... 5
     THE BUILDING ..................................................................................................................... 5
     NAMES AND NUMBERS..................................................................................................... 6
     SERVICES & TRADESMEN ................................................................................................ 8
     ACCESS TO UNIT............................................................................................................... 10
     AIR CONDITIONERS ......................................................................................................... 10
     ANNUAL MEETINGS ......................................................................................................... 10
     APPLIANCES ...................................................................................................................... 10
     BACKYARDS ...................................................................................................................... 11
     COMMITTEES..................................................................................................................... 11
     COMMON AREAS .............................................................................................................. 11
     DETECTORS ....................................................................................................................... 12
     ELECTRICITY ..................................................................................................................... 12
     ENVIRONMENT and WATER ........................................................................................... 12
     EXTERMINATION.............................................................................................................. 13
     GAS....................................................................................................................................... 14
     GUESTS ............................................................................................................................... 14
     GUEST ROOM ..................................................................................................................... 14
     HEAT .................................................................................................................................... 14
     INSURANCE ........................................................................................................................ 15
     MEETINGS .......................................................................................................................... 16
     MINUTES ............................................................................................................................. 16
     MOVING IN OR OUT ......................................................................................................... 16
     NOISE ................................................................................................................................... 16
     PARKING, STREET CLEANING, and SNOW PARKING ................................................ 16
     PETS ..................................................................................................................................... 17
     PLUMBING REPAIRS and WATER .................................................................................. 17
     RECYCLING ........................................................................................................................ 18
     RENOVATIONS/IMPROVEMENTS.................................................................................. 18
     RENTING A UNIT ............................................................................................................... 19
     ROOF (STAY OFF IT!)........................................................................................................ 20
     SECURITY ........................................................................................................................... 20
     SELLING A UNIT ................................................................................................................ 20
     SNOW ................................................................................................................................... 21
     STAIRWAYS ....................................................................................................................... 21
     STORAGE BINS, ASBESTOS, and MOTHS ..................................................................... 21
     SUGGESTIONS/COMPLAINTS/REQUESTS ................................................................... 22
     SUPERINTENDENT............................................................................................................ 22
     TRASH REMOVAL ............................................................................................................. 22
     SUMMARY OF CRAWFORD COURT CONDOMINIUM REGULATIONS .................. 24



Crawford Court Condominium Trust Handbook – June 2004                                                                                           2
                            CRAWFORD COURT CONDOMINIUM

                                            HANDBOOK




INTRODUCTION

The policies and guidelines in this Handbook have been designed to promote harmonious living
in the 75 dwelling units at Crawford Court. Most of what you’ll find on the following pages is
just common sense. It is intended to ensure that the value of property is maintained and to
present some guides for neighborly conduct. This Handbook is also intended to help unit owners
make informed decisions about their property.

Within the Crawford Court Bylaws (and state law), trustees have the authority and responsibility
to establish rules and regulations. All residents are asked to read this Handbook carefully. It is a
legal document and all residents — whether owners or renters - are bound by the rules and
regulations that follow. If your unit is currently rented, please share this handbook with your
tenant. This version of the handbook, dated September 2005, supersedes all previous versions.

The trustees believe these policies will satisfy the majority of the residents, and will enhance the
experience and property of everyone living on Crawford Street.

The trustees always seek and welcome participation by other unit owners in the affairs of the
trust.

Please note that, except for the history of the building and the explanation of its governance, all
subjects are arranged in alphabetical order for easy reference.

                                                                              — The Trustees
                                                                                 March, 2006




Crawford Court Condominium Trust Handbook – June 2004                                                  3
HISTORY

Crawford Court Condominiums comprise two buildings facing each other across Crawford
Street. Each building is a three story brick mid-rise with three main entries and stair halls. The
entries to the western building are numbered 1, 3 and 5. To the east are 2, 4 and 6. Each entry
services 12 living units (four per floor). There are three basement living units. The total is 75
living units.

From the time the buildings’ construction in 1926 until 1981 the units were owned and rented out
by the Robb family. In April of 1981 Steven Robb of Robb Realty sold the buildings to the
group called First Crawford Corporation. At that time the apartment building began a conversion
into condominiums.

Following is a quick outline of improvements and maintenance efforts made at Crawford Court.

1980            Two new oil burners

1981            New roof with walkway
                Extensive repainting
                New electrical service to each unit
                New intercoms and mailboxes
                Central smoke detector system
                New emergency lights and overhead lights in basement
                Storage bins
                Heat timers and other heating improvements
                Reglazed exterior windows
                New storm windows and screens

Since 1981      New hot water heaters and tanks, converted from oil to gas
                Extensive landscaping
                Iron grates over basement windows
                New basement fire doors
                Exterior lighting around perimeters of both buildings
                Asbestos encapsulation
                Front step repair and railing replacement
                Heating system/furnace overhaul in 1-3-5 Crawford
                Oil tank removal and replacement in 1-3-5 Crawford
                New fire security system
                New retaining wall behind 1-3-5 Crawford
                Ongoing program of masonry repair
                Repair and repainting of window frames
                Ongoing program of bathroom water pipe riser replacement
                Painting front and rear stairwells
                Ongoing improvements and repair to 5B guest room


Crawford Court Condominium Trust Handbook – June 2004                                                4
THE TRUSTEES

To manage the condominium trust, each year the unit owners elect up to seven representatives
called trustees. Each trustee serves a term of one year.

The trustees meet each month to discuss and decide the affairs of the Condominium Trust.
Meetings are usually held on the fourth Tuesday of the month in 5-B. All unit owners are
welcome to attend the trustee business meetings, and non-owning residents may attend the open
portion of the meeting, 7-7:30 p.m. Agenda items include setting condominium goals, reviewing
contracts and other budgetary items, acting upon committee suggestions, working with the
management company, and enforcing condominium rules.

The trustees are a decision-making body; the management company handles the individual day-
to-day concerns of unit owners.



THE BUILDING

Buying a condominium at Crawford Court involves an investment in two types of property: the
―private‖ property of the living unit and the ―public‖ property of the condominium as a whole.
The purchase grants full ownership of the living unit and shared ownership of the ―public‖ or
―common‖ areas. The percentage interest that any one unit holds in the common area is stated in
the Master Deed. Each unit pays a monthly fee proportionate to its interest toward the
maintenance and improvement of the common areas and energy costs.

Roughly described, the property held by each unit lies within the inside surfaces of the structure
and within the exterior surfaces of doors and window glass. Changes or alterations to these
boundary surfaces are allowed only with trustee approval. The ―public‖ property is everything
else. This includes the structure, the exteriors, the landscaping and yards, the entries and halls,
the basement (including all storage bins and the laundry facilities) and the roof. Please note that
certain rules apply to these common areas. The rules are meant to be in the best interests of all
owners.

You will find that many changes you wish to make require trustee permission. This is not to
discourage improvements — the board is sympathetic to the upgrading of property values — but
to protect the interests of the majority of occupants. When a request is brought before the
trustees, they will respond quickly.




Crawford Court Condominium Trust Handbook – June 2004                                                 5
                                     CRAWFORD COURT


                                   NAMES AND NUMBERS


Police                                   Fire                    Ambulance
 911                                     911                       911


Trustees (As of 3/06)

         Name                            Address
         Cathy Alexander                 4 Crawford St. #3
         Corey Boniface                  6 Crawford St. #7
         Pat Dixon                       6 Crawford St. #11
         David Reiser                    3 Crawford St. #1
         Andrea Siegel                   3 Crawford St. #12
         Alexandra West                  5 Crawford St. #3


In case of a condo emergency, contact Steve Wholley at (617) 221-1000.

Management Company

The Niles Company, Inc.
100 Congress Street, Suite 101
Quincy, MA 02169
http://www.nilesco.com

Steve Wholley, Property Manager
(617) 221-1000
swholley@nilesco.com



Please note that common fee checks should have a Niles Company account number label affixed
to the top of the check. All unit owners should have received a 12-month supply of account
number labels. If you have any questions about common fees, please contact Melissa Cirignano
of the Niles Company at (617) 221-1000.




Website


Crawford Court Condominium Trust Handbook – June 2004                                          6
www.crawfordcourt.com

--Updated March 2006




Crawford Court Condominium Trust Handbook – June 2004   7
                                 SERVICES & TRADESMEN
These names and numbers are offered for your convenience. The trust assumes no responsibility
for the work of any of these companies. We welcome additional suggestions and updates.

                    Cable Television
                    Comcast                             1-800-COMCAST

                    Contractors
                    Rossi Middleton Contractors         781-405-5012

                    Drains
                    Drain Doctor                        617-547-6969

                    Gas/Electricity
                    NSTAR Customer Service              1-800-592-2000
                    If you smell gas!                   1-800-572-9337

                    Electricians
                    Mt. Auburn Electric                 617-868-7734
                    Robert L. Pann Co.                  800-286-5959
                    R.P. Electric                       617-776-2756

                    Floor Refinishers
                    Alpha Floor Sanding                 617-323-0308
                    Frank & Robert Duffy                617-395-3418
                    Nick’s Floors                       617-628-6535

                    Handymen
                    Eddie Messina                       617-576-2813

                    Insurance
                    Caddell & Byers                     1-800-445-4664
                                                        1-508-970-2213 fax
                    HRH Insurance Agency
                      Jennifer McCauliffe               1-800-445-4664.

                    Laundry
                    Mac-Gray, Inc.                      617-864-1920

                    Locks
                    Commonwealth Lock                   617-876-3301

                    Painting
                    Heritage Painting                   617-479-9751


Crawford Court Condominium Trust Handbook – June 2004                                       8
                    Pest Control
                    Waltham Chemical Co.                781-893-1810

                    Plumbing
                    Bill Doran                          617-277-9741
                    Alewife Plumbing                    617-864-2550
                    Charles Donners                     617-787-1919
                    Chase & Tolin                       617-926-3701
                    Sillari Plumbing & Heating          617-776-0370

                    Window Washers
                    Sparkle-Brite Window                617-924-0765
                    Maple Windows                       617-625-5623
                    Mystic Window Cleaners              617-628-2256




Crawford Court Condominium Trust Handbook – June 2004                  9
                                      CURRENT POLICES

ACCESS TO UNIT
All occupants must provide key(s) to the superintendent for use in emergency situations. Every
effort is made to guard these keys in a safe place and they are coded so that the unit number
cannot be identified. If it is necessary to enter a unit without a key, the door will be forced or a
locksmith called. The unit occupant or owner will be liable for the costs.


AIR CONDITIONERS
Window air conditioners may be installed, but the units should not be attached to the outside of
the building. Drilling into the brick exterior is prohibited. To keep your and your neighbor’s units
most comfortable in the winter and to prevent heat loss, it is best to remove air conditioners from
windows during the colder months.


ANNUAL MEETINGS
An annual meeting of all owners takes place in June to review the operation of the buildings for
the preceding year and to present plans for the upcoming year. Public notice of these meetings is
made at least two weeks in advance through the mail. Also outlined and discussed is the
operating budget for the upcoming year. The meetings are held at 7:00 PM in the conference
room at 5-B Crawford (the basement unit nearest Broadway gained by its own entrance). You
are encouraged to attend the annual meeting just as you are urged to participate in the open
portion of the monthly trustee meetings.


APPLIANCES

      INSTALLATION
      Any equipment that draws heavily on the power supply and is not already in your unit at the
      time of purchase should be approved, in writing, by the trustees before installation. This is
      to make sure there will be no problem created for the building at large, and that the
      equipment will function as intended.

      OWNERSHIP, LIABILITY
      All appliances in the apartments (e.g., stoves, ovens, dishwashers, disposals, air
      conditioners) are property of the individual unit owners and the trust is not responsible for
      their upkeep or repair. Any damage to common area property or other units caused by any
      appliance, its installation or use, shall be the burden of the owner. In the event of an
      emergency (e.g., a bad leak) the superintendent and management company should be
      notified immediately and water supply valves shut off.



Crawford Court Condominium Trust Handbook – June 2004                                                  10
      DISHWASHER/DISPOSAL
      In those units with dishwashers, it is advised not to run the disposal while the dishwasher is
      operating since both appliances drain into the sink. Simultaneous operation can cause a
      backup and the pressure can damage the dishwasher, create overflow or flooding, and
      adversely affect the plumbing of neighboring units.

BACKYARDS
For half the Crawford Court residents, this is the front yard. Please be thoughtful. The yard is
not a doggie latrine. Do not dump debris or garbage in the backyard. Outdoor feeding of birds or
other animals is prohibited because the practice attracts mice and rats.


BASEMENT
Except for the three living units, 3B, 4B and 6B, the entire basement is common area. This
includes all storage bins, corridors and laundry areas. AT NO TIME MAY ANY COMMON
AREA BE ALTERED WITHOUT THE CONSENT OF THE TRUSTEES. Personal
belongings (furniture, plants, trash, etc..) should not be left outside your apartment or assigned
storage bin. Large abandoned property (e.g. appliances) will be removed after one week. The
owner of the originating unit of the abandoned property will billed for the labor cost of disposal,
and for any additional costs incurred. Small items may be removed from common areas, stored
for three weeks and then discarded if not claimed.

No appliances or power tools may be used in the storage bins. Use of chemicals, major
construction work and use of power tools in basement areas are all discouraged. Please stay out
of the basement after 11:00PM as a courtesy to other residents.

BICYCLES
Bicycles can be kept in your unit, your storage bin or attached to the chains provided in the
basements. Fire codes require clear hallways. Bicycles must not be kept in the stair halls or
common areas, or chained to stairways. Take care not to damage walls or doors during transport!


COMMITTEES
Committees are formed as needed to address topics, do research and assist and advise the
trustees. All interested unit owners are invited to become members of existing committees or to
organize new committees for specific projects or concerns. Committees meet on their own
schedules and report when necessary to the trustees during the open session of the monthly
meetings.


COMMON AREAS
Common areas are detailed in the Bylaws and Master Deed. They include storage bins, stair
halls, roof, basements, front and back yards, exterior walls and window frames and storm
Crawford Court Condominium Trust Handbook – June 2004                                             11
windows. AT NO TIME MAY ANY COMMON AREA BE ALTERED WITHOUT THE
CONSENT OF THE TRUSTEES.

To maintain clear passageways and a neat appearance, personal property should not be stored in
the front or back hallways, with the exception of a broom, dust mop and dustpan, which are
permitted in back hallways. The superintendent may remove objects from common areas. They
will be held for three weeks and then discarded if not claimed.

The outside landscaping is particularly fragile. Blossoms, berries, buds and the like should be
left on the trees. No planting or other yard work should be undertaken without trustee approval.
Window frames and the building exterior are common area property and so should not be altered,
nor should windows be replaced without trustee approval. Window planters should not be hung
outside, nor may plants be placed on lintels or parapets.


DETECTORS
All units must have a smoke alarm placed near a bedroom door. If your alarm goes off without
smoke present, it is calling for fresh batteries. If your alarm goes off during a safe but smoky
cooking experiment, unplug the battery, open the windows until clear, then refasten the battery.
Forgetting this last step could prove to be fatal. It’s a good idea to check batteries in your smoke
alarm during the spring and fall time changes. Additionally, starting March 31, 2006 Carbon
Monoxide detectors will be required in all units. More information is available at:
http://www.mass.gov/dfs/osfm/pubed/firesafetytopics/carbon_monoxide_safety.htm
Units may not be sold or rented after March 31, 2006 unless they comply with the new
requlation.

ELECTRICITY
Circuit breakers are located outside the back door of all but the basement units. Familiarize
yourself with the location of your unit’s switches. Should an overload occur giving you a
blackout in one area, unplug the appliance causing the overload, then reset the breaker which has
moved to the OFF position by moving it from OFF to ON (and back and forth if necessary). If
the problem persists, notify the superintendent or the management company.

Electric meters for individual units are located in the basement.


ENVIRONMENT and WATER

Electricity. CCC is equipped in many common areas with low-energy light bulbs in order to
reduce our power bill and impact on the environment. Consider reducing your own electric bill
with similar low-energy bulbs available at most hardware stores.

Indoor air quality is a very important issue that you likely never considered in the past. Did you
know that everyday, household cleansers (even dishwashing liquids) often contain chemicals that

Crawford Court Condominium Trust Handbook – June 2004                                              12
are extremely hazardous to touch or breathe? Especially in small apartments, and in winter
months, your indoor air can easily become unsafe.

Solution: Non toxic cleansers like Sun and Earth or Seventh Generation are available at local
supermarkets, and work just as well.

Water is an important natural resource as well as a very large expense for CCC. You can take a
few simple steps to cut your water usage:

Any water leaks should be fixed immediately! While interior plumbing is the condo owner’s
responsibility, the superintendent will be happy to advise you on fixing leaks. See the
PLUMBING header for information about repairs.

!Water saving ideas! If the water pressure in your shower is greater than necessary, consider
installing a pressure-reducing device. Again, the superintendent will be happy to advise you.

Also, many units still have old fashioned, six gallon, wall-hung toilets. Needless to say, six
gallons is far greater than what anyone needs to flush the toilet. Short of replacing the toilet,
placing an object in the tank (anything from a cinder block to a milk bottle filled with water) will
reduce your usage.


EXTERMINATION
All residents must cooperate in the full building exterminations that are scheduled as needed.
Residents who do not cooperate with the full building exterminations will be charged for
individual sprayings. Common areas are sprayed on a regular basis. If you have problems with
roaches or rodents, contact the superintendent immediately.

Outdoor feeding of birds or other animals is prohibited because the practice attracts mice and
rats.

FIRE (Call 911)
Rehearse two possible escape routes. 1.) Out front door of unit, down stairs, out entry door to
sidewalk. 2.) Out back door of unit, down fire stairs to basement, exit nearest door to back yard
or side streets, then to alarm box at corner of Broadway and Crawford. Note that, for security,
gates to Broadway from back yards are padlocked and cannot be opened. Use Chatham Street
exits.

All doors should be closed but not locked behind you. If a door is very hot or the smoke is very
thick, use another exit.

It is recommended that you keep an extinguisher in your kitchen. The all-purpose dry-chemical
type that is both UL and FM approved need not be replaced except after use. Fire extinguishers
are located on the first floor of each entryway, and in each boiler room.

Crawford Court Condominium Trust Handbook – June 2004                                             13
Never prop open basement fire doors!

GAS
Gas is used to supply your cooking range and ovens. In the event of a gas leak, notify the gas
company (see tradesmen list above) and the superintendent or management company. Do not
attempt to operate gas shut-off yourself. Leave your unit, extinguish any open flame and do not
operate any electrical appliances or light switches.

Gas meters for individual units are located in the kitchen of each unit.


GUESTS
Please make sure your guests understand the use of appliances, laundry rooms, fire procedures,
security precautions and other areas discussed in this handbook.


GUEST ROOM
Unit 5-B, which is used for condominium meetings, is also available as a spare guest room for
guests of unit owners for a fee of $10 a night. Reservations are accepted on a first-come, first-
served basis. Maximum consecutive stay is 7 days, and up to 21 days yearly per unit. Call Pat
Dixon at 617-864-0361. If you are renting your unit, you may make provisions for your tenant to
use the guest room. Be aware that unit owners are responsible for any damage caused by guests.
See Appendix for samples of Guest Room Rules & Procedures and Check List.


HEAT
Each building has a central boiler in the basement which is activated by a complicated
combination of time and outside temperature controls. These controls should be manipulated
only by the superintendent or a heat committee member.

Some radiators are fitted with small, adjustable vents that vary the amount of heat supplied to
that radiator. Open the vent to increase the heat (the faster that air can leave your radiator, the
faster steam can get inside, making it warmer). Also you can turn the radiator FULLY ON or
FULLY OFF by using the faucet style valve on the side. DO NOT open this valve halfway! This
does not adjust your heat, and it greatly increases the likelihood of a leak, which can cause a great
amount of damage billable to you! Also, you should only close the valve when the radiator is
cold to prevent trapping condensed steam (this can cause an annoying clanking that your
neighbors can hear).

Before opening a window in your unit, please make sure that all radiator valves are completely
closed. This will save energy and help keep fuel costs (and common charges) down..



Crawford Court Condominium Trust Handbook – June 2004                                              14
During the heating season, the temperature in units will be maintained at 68F or above between
7:00 AM and 11:00 PM, and 65F during the night, in accordance with city rules. Because of the
large number of units served by each boiler, achieving the proper heat in each unit is difficult,
especially during spring and fall months when the outside temperature varies greatly from day to
day. Our buildings will be much warmer and energy efficient if most or all of your storm
windows are kept closed after October 15th and air conditioners are removed from windows.

For complaints or comments about the heat, please call the property manager.

INSURANCE
Coverage for the common areas is purchased by the trustees with funds from the common fees.
Our current agent is Jennifer McCauliffe at HRH Insurance Agency, telephone number: (800)
445-4664.

The Bylaws require that each unit owner carry liability insurance at his or her own expense.
Make sure that your policy and the common area policy are well matched so that there are no
substantial gaps or overlaps in coverage between the two. You may want to insure with the same
company, since this can help to speed up claims.

Renters may wish to take out Renters Insurance to protect their possessions.


LAUNDRY
The laundry area in the basement of each building contains coin-operated washing machines and
dryers. They should not be used for dyeing or dry cleaning, and the area should be kept clean as
a courtesy to other users. The condominium association receives a portion of all fees collected,
which is used in our operating budget.

Report any problems with the machines to the laundry service company as listed on a sign above
the machines. (At times of writing, MAC-GRAY Co., Inc., Cambridge. Phone 617-864-1920.)
Please also notify the superintendent for follow-up.

Please plan to have your laundry finished by 11PM as a courtesy to other residents. Please do not
leave clothes or other personal property in the laundry room. These items may be removed by the
superintendent and discarded if not claimed within three weeks.

MAINTENANCE FEES
A monthly maintenance fee is paid by each unit owner to the Crawford Court Condominium
Trust and mailed to Niles Company Management. The amount is based on the percentage of
interest a particular unit holds in the condominium as a whole. The fees cover the operating
expenses of the buildings: water, common area electricity, heat and hot water, building insurance,
repairs and capital improvements, superintendent’s salary (for buildings and grounds
maintenance, trash removal, snow clearing, etc.), management, and building a cash reserve for
major improvements.

Crawford Court Condominium Trust Handbook – June 2004                                           15
Payment of fees is a legal responsibility. As outlined in the Bylaws, interest and late fees (plus
legal and collection fees if necessary) are charged for late payment and non-payment. Failure to
pay may result in foreclosure.


MEETINGS
A trustee meeting is held on the fourth Tuesday of each month at 7:00 P.M. in 5-B. Typically,
there are no meetings scheduled in August and December. All unit owners are encouraged to
attend the meetings to stay informed about condo issues and to meet trustees and managers.
Residents are also welcome to the Open Portion (7-7:30). This is the time to share ideas,
suggestions, complaints, and questions with the board. Any owner wishing to join a committee or
become a trustee is urged to express interest during this time.

MINUTES
Minutes of the trustee meetings are posted on the bulletin board in each laundry room. You may
also review copies of the minutes and other documents on the Crawford Court website:
http://www.crawfordcourt.com.

MOVING IN OR OUT
Please notify the superintendent and management company when any move is planned so that
they will be aware of movers authorized to be in the building. Tenants/owners are responsible
for workmen’s and mover’s conduct on condominium property, including clean-ups and the
locking of doors. If you need to keep the doors open when moving in or out, please place
something in front of the doors to secure them. Please do not place anything in the door hinges as
it causes damage that is very hard to repair. When moving, you may find it helpful to contact
Cambridge Parking to reserve space for a moving van. The City of Cambridge website also has
many useful links related to moving in or out of Cambridge:
http://www.cambridgema.gov/theworks/departments/recycle/moving.html



NOISE
The volume of television sets, radios, phonographs, musical instruments and the like should be
turned down from 11:00 PM to 8:00 AM in accordance with the law, and should always be kept
at a level which will not annoy the occupants of neighboring units. Owners of dogs are
responsible for keeping their pets quiet.

Please stay out of the basement common areas after 11:00PM as a courtesy to other residents.


PARKING, STREET CLEANING, and SNOW PARKING
Crawford Street is city property. There are no reserved or assigned parking spaces. A parking
sticker, which must be renewed at the beginning of each year, is required of all cars and is
Crawford Court Condominium Trust Handbook – June 2004                                            16
available for a small fee at the Cambridge City Hall Annex. Also available from the city are
Visitor Parking Permits which guests should place on the driver’s side of the dashboard to avoid
ticketing.

If you spot a car being broken into or vandalized, call the police at 911.


Street cleaning:
A word of warning: memorize the street cleaning days. The odd (1,3,5) side of Crawford Street
nearest Harvard Square must be clear from 8:00 AM to 2:00 PM on the second Tuesday of every
month between April 1 and December 30 (except holidays), and the even (2,4,6) side on the
second Wednesday. You will be towed!!!!

Snow parking: see the SNOW section below


PETS
No pet is to be allowed in the common areas (front or back hallways, basement and yards) except
under direct supervision and control of the owner. At no time shall pets be permitted to disturb
the peace of any other resident.

Owners must clean any mess left by pet in common areas, yards and sidewalks. A Cambridge
ordinance requires pet owners to clear mess off sidewalks.

The owner of a pet assumes full liability for all damage to all persons or property, and to the
Condominium Trust caused by such pet. All dogs must be licensed by the proper authorities, and
the owner is responsible for getting dogs properly and fully inoculated. The unit owner shall
indemnify the Condominium Trust and hold it harmless against any loss or liabilities of any kind
or character whatsoever arising from or growing out of having any pet animal in a unit or other
portions of the condominium.

Upon written complaint of any unit owner to the trustees that a pet kept in any unit or within the
condominium is a nuisance, the trustees may prohibit presence of said pet within the
condominium. No such action of the trustees shall be taken without a meeting, at least three days
written notice thereof to the unit owner responsible for such pet, and the opportunity at the
trustees’ meeting for the unit owner responsible for the pet to be heard.


PLUMBING REPAIRS and WATER
Our responsibility: The Association assumes responsibility for plumbing repairs to common
connecting pipes and drains, and for clogged drains affecting just one unit in cases where the
clogging is clearly due to general use of the drains by all units and no negligence on the part of
the unit owner is evident. The Association requests that unit occupants not use caustic drain


Crawford Court Condominium Trust Handbook – June 2004                                                17
cleaners, like Drano. Damage resulting from the use of such cleaners will be the responsibility of
the unit owner. Drainage problems should be handled with a plumber’s ―snake‖ device.

Your responsibility: Repairs to the pipes and fixtures which directly service a single unit and
connect it with common pipes and drains are the responsibility of the unit owner. Also, unit
owners will be held responsible for excessive water costs incurred by faulty plumbing!

Leaks between units: The trustees are generally not able to become involved in disputes
involving water leaks from one unit to another.

Upon discovering a plumbing problem, the occupant should contact the superintendent or
property manager for assistance, especially since many problems involve common areas. The
superintendent will help arrange a plumber and the trustees will decide whether the unit owner or
the association must pay the bill. In cases of emergency leaks, repairs will be made by a plumber
and, if appropriate, will be billed to the unit owner. No plumbing expense will be reimbursed by
the Association without prior approval of the Trustees.

Plumbing repair work occasionally requires water shut-off. Shut-off valves are located in the
basement —— one set for the bathroom, one for the kitchen —— and are tagged as such. Each
entry’s plumbing is separated into four sections. Each section consists of three units stacked
vertically from first to third floor. Shut-off valves service all three units in each quadrant; there
are no individual shut-offs. In the event that a water shut-off is required, the other two units in
the plumbing quadrant must be notified prior to repairs. Contact the superintendent for
assistance.

Each building has a water main located in the basement.


RECYCLING
All residents are encouraged to participate in the voluntary recycling program. Residents must
carry all recyclables to the basement and sort them into appropriate bins. Cardboard must be
broken down to pieces no larger than three feet by three feet. The superintendent brings
recyclables from the basement collection areas to the street weekly for pick-up. Please see
appendix for guidelines on materials that can and cannot be recycled, and how to prepare them.


RENOVATIONS/IMPROVEMENTS
Because renovations that involve the alteration of partition walls, wiring, plumbing, ceilings and
floors can affect other units, owners are advised to seek the advice of a qualified expert before
making any such changes and are required to obtain the trustees approval for such work. This
precaution will protect your interests and those of your neighbors.

You are reminded that the structure of all common and exterior walls is common area property.
Any proposed renovations to a unit that involve removal or restructuring of common area

Crawford Court Condominium Trust Handbook – June 2004                                                   18
property must be submitted in the form of a construction document to the trustees for approval.
A building permit must be issued for those specific renovations.

Plans for any electrical or plumbing system modifications are requested by the trustees. All work
must be done by a licensed electrician or a licensed plumber. A permit must be issued for this
work.

No modifications can be done which will affect the outside appearance of the buildings,
including the roofs. Please contact the trustees if you want to install an antenna or satellite dish
on the roof.

The Trustees do not intend to limit access to new technology, but rather to make certain that
common areas are not damaged (the roof is particularly vulnerable and costly to repair) and are
kept safe and secure. Furthermore, the Trustees seek to avoid the visual pollution of wires
dragging down the sides of the buildings and crossing in front of windows. When cable TV was
installed, for example, Crawford Court was one of the few properties to insist on having cable
enter the buildings underground and be distributed inside the building through back hallways.
Cable was available to all who wanted it, without minimal alterations to our buildings. The
Trustees hope that representatives of the satellite services will work with the Association to find
a similarly acceptable solution.

Owners are responsible for any damage to common areas caused by outside contractors. For this
reason you may wish to have your contractor use the rear entrances when bringing in or taking
out large equipment, debris, etc. Workers must also adhere to condominium security measures.
If you cannot be around to supervise, please arrange with the superintendent.

It is the unit owner’s responsibility to remove from the premises all debris related to their own
improvement efforts and renovations. Debris should not be thrown on the sidewalks for the city
trash collectors to remove. The city trash collectors may take large items such as sinks or long
pieces of wood, but will not remove hazardous materials such as boards with nails sticking out or
open containers of plaster and broken glass. Call the city to discuss particulars of trash removal.

The condominium association has the legal power to assess a unit owner the cost of trash
removal.


RENTING A UNIT
Make certain that the particulars of a lease are understood and agreed upon by both lessee and
lessor. Renters must abide by the rules and regulations of the condominium association. Unit
owners will be asked to start eviction proceedings should any renter fail to do so. Please notify
the property manager with the name(s) of your tenant(s).




Crawford Court Condominium Trust Handbook – June 2004                                                  19
ROOF (STAY OFF IT!)
Our roof is very fragile and very expensive. NEVER WALK ON IT! Walking is permitted only
on the wooden walkways, and only when necessary. There must be no items of any kind (grills,
chairs, etc.) on the roof of either building. Insulation between the roof and third floor is minimal,
so movement and noise on the roof walkways should be kept to a minimum. Property found on
the roof will be removed, held by the superintendent for three weeks week, and then discarded if
not claimed. Do not smoke or barbecue on the roof. These are serious fire hazards.

SATELLITE DISHES
See Renovations/Improvements above.

SECURITY
Security should be a top priority to all residents. For your own and everyone else’s safety, please
cooperate fully with all building rules. Emphasize to visitors and family members the
importance of maintaining security.

Do not give out copies of building keys. If your keys are lost or stolen, immediately advise the
management company.

Use the intercom system. DO NOT buzz anyone in the door unless you are certain who it is.

Do not hold the front door open to strangers in the vestibule, and NEVER prop it open and leave
it unattended. Please close any exterior doors you see propped open!

Solicitors are not allowed on the premises. Please do not let anyone in, however, worthy the
cause. Call the police if you are being bothered or harassed.

Break-ins have occurred through basement doors. Keep all basement and side doors locked. Use
side doors only for transporting property to your storage bin. Make absolutely sure that all
doors are completely closed and locked behind you!! Double locking your doors is advised.

When going away:        Close and lock all windows and doors.
                        Have Post Office or neighbor hold your mail.
                        Inform your neighbors. (Community participation is one of the
                        advantages of condominium living.)
                        Set and activate light timer.
                        Set alarm if you have one.


SELLING A UNIT
Unit owners may not display ―For Sale‖ or ―For Rent‖ signs in the windows of their unit, nor any
other form of advertising. Signs may not be placed on the grounds.



Crawford Court Condominium Trust Handbook – June 2004                                              20
In order to provide a smooth transition of ownership, any unit owner selling his/her unit should
follow this procedure;

         Inform the management company in writing of the sale and closing date.
         Provide the management company with the new owner’s name, address and telephone
          number.
         Provide the new owner with all documents relating to condominium policies
          and regulations.
         Request a 6(d) Certificate through Niles Company Management, which will be
          provided if all is in order with the seller’s account.
         Provide the management company with your forwarding address.


SNOW
Do not park on Broadway during a declared snow emergency! The city will tow you! Snow
emergency updates are available at www.cambridgema.gov, Municipal Channel 8, or by calling
the city snow emergency hotline at 617-349-4700.

These parking facilities in Cambridge will provide free parking during a declared snow
emergency.

         First Street Garage. Enter on Spring Street. Parking is free if you have a Cambridge
          resident parking permit from the time the Snow Emergency is declared until 2 hours
          after it is lifted.
         Green Street Garage, Central Square. Parking is free if you have a Cambridge resident
          parking permit from the time the Snow Emergency is declared until 2 hours after it is
          lifted.
         Everett Street Garage. This is a Harvard owned and operated garage. Parking is free
          for Cambridge residents from the time the snow emergency is declared until one hour
          after the parking ban has been lifted.


STAIRWAYS
See Common Areas.


STORAGE BINS, ASBESTOS, and MOTHS
Please remember that although storage bins are permanently assigned to units, they are not
individually owned. Storage bins are common area property and so fall under certain restrictions.
See Common Areas.

Bins may not be used for any purpose other than dead storage. Do not store flammable items in
storage bins. This includes open paint thinner/stripper, shellac, rags soaked in flammable
materials, etc.

Crawford Court Condominium Trust Handbook – June 2004                                              21
Asbestos: At no time should you or any of your stored items ever touch the pipes above your
storage unit. As is common in old buildings, many of the pipes have asbestos linings. They are
perfectly safe unless damaged in some way. If you are found to be responsible for the damage
you will incur a very sizeable cleanup bill! Do not jeopardize the health of our residents!

Moths: If you put a moth infested item in your storage bin you can infect the entire building.
Please check any items you store, especially wool items!!!


SUGGESTIONS/COMPLAINTS/REQUESTS
Questions, suggestions, comments or complaints should be communicated to the management
company. If you are interested, inquire about becoming a trustee. The board is made up of
owners like yourself!


SUPERINTENDENT
The superintendent follows a weekly schedule of work designed to maintain the property at a
high standard of internal and external cleanliness, appearance and repair. The superintendent
also works on special projects as time allows.

The superintendent is available to respond to all residents in cases of emergency and provide
assistance as appropriate. The superintendent is also available to receive packages or provide
access to a unit on a mutually agreed prearranged schedule.

Because the maintenance of our common area property is a full time job, time does not allow for
the superintendent to handle repairs within individual units.

In an emergency, contact the superintendent. If he or she is not available, call the management
company. See Names and Numbers above.

TRASH REMOVAL
Plastic garbage bags are provided in the back hallways. Put your trash in the bins at the bottom
of the back stairway. Please make sure the bin closes all of the way to prevent rodents! If the bins
are full, please contact the superintendent. Do not leave bags on the floor.

In the interests of cleanliness and pest control, please secure all bags properly with wire twists or
plastic fasteners. Double up bags for kitty litter disposal. Newspapers must be tied. Use non-
breakable containers for disposal of liquids. See the section on ―Recycling‖ for additional
information.

Trash (and recycling) pickup is typically early on Wednesday mornings, so the superintendent
places trash on the curb Tuesday nights. Do not leave bags in basements if bins are outside! On
weeks with a Monday holiday, trash pickup is delayed until Thursday morning.

Crawford Court Condominium Trust Handbook – June 2004                                               22
Appliances and furniture can not be thrown in the regular trash! Furniture can be donated to a
local charity (e.g., The Salvation Army will pick up your used furniture: 1-800-95-TRUCK).
Dishwashers, washing machines, clothes dryers, air conditioners, stoves, water heaters,
refrigerators, metal desks and filing cabinets all require a sticker from the city. Stickers can be
purchased for $15 ($10 for seniors) at Public Works, 147 Hampshire Street, Monday – Friday,
8:30am-5:00pm. Responsibility for acquiring and purchasing the sticker is that of the unit
owner.

Household Hazardous Waste: The City of Cambridge sponsors four Household Hazardous
Waste (HHW) collections each year, two in the spring and two in the fall. This is for: adhesives
and glues, automobile tires (max four per household), engine degreaser, brake and transmission
fluid, fluorescent light bulbs, hobby and art supplies, household cleaners and spot removers, non-
alkaline and car batteries, oil-based and latex paints, photo chemicals and chemistry sets,
poisons, insecticides and weed killers, propane cylinders (20 lbs or less only), solvents and
varnishes, swimming pool chemicals, waste fuels (kerosene, gasoline and antifreeze), wood
preservatives and fiberglass residue.


WEBSITE
For minutes of Trustee meetings and other condo information, check our website:
www.crawfordcourt.com




Crawford Court Condominium Trust Handbook – June 2004                                                 23
  SUMMARY OF CRAWFORD COURT CONDOMINIUM REGULATIONS
 Bicycles may be stored in units, storage bins, or at basement bicycle chains only. No bicycle may be kept
  in front or back halls or chained to outside railings.

 Common areas include halls, stairways, roofs, basements, front and back yards, exterior walls, window frames
  and storm windows. At no time may any common area be altered without the consent of the trustees.

 Storage bins may not be used for any purpose other than dead storage. Hazardous materials may not be stored in
  storage bins. Personal property may not be kept in front of stairwells and may not obstruct free passage in back
  stairwells.

 Smoke detectors must be installed near a bedroom door and must be kept in good working order.

 Every unit owner must purchase a minimum of $50,000 liability insurance.

 Common fees must be paid monthly. A late fee will be assessed on all unpaid charges as of the 15th of every
  month. Interest will also be charged at the rate of 1.5% per month. Failure to pay common charges may result in
  unit foreclosure.

 Pets are allowed in common areas only when accompanied by their owners. Dog owners are responsible for
  cleaning up after their dogs. Dogs must be licensed by the City.

 Plumbing repairs should be arranged through the building superintendent. When a problem occurs within the
  limits of an individual unit, the unit owner will be billed. The trust only assumes the cost of a repair which is
  located in common pipes. The trustees will make the decision as to the responsibility of a repair with the advice
  of the plumber.

 Renovations must be approved by the trustees. Renovation debris must be disposed of by unit owner. City trash
  collectors may pick up large items. Contact the city before leaving any large items on the sidewalk.

 Roof use must be limited to the walkways only. Personal property left on the roof will be discarded.

 Do not buzz anyone into the building until that person has been identified. Do not leave the front door propped
  open with shoes, etc. for easy re-entry.

 Do not leave trash in the hallways at any time. Do not leave any large items in the basement for disposal. It is
  the responsibility of each unit owner or renter to properly dispose of unwanted items.

 Renters must abide by the rules and regulations of the condominium. The unit owner will be asked to start
  eviction proceedings should any renter fail to do so.

 In the event that emergency access to a unit is necessary (smoke detectors going off, the smell of gas coming from
  a unit, etc.) and no key has been provided to the Trust, the door will broken down or a locksmith called at the
  owner’s expense.

 The volume of TV sets, stereos, etc., as well as the noise caused by renovation work, must be turned down
  between 11 PM and 8 AM. At no time may the volume of such be loud enough to disturb neighbors.

 When a unit is sold, the seller should consult the handbook for the specifics of his or her responsibilities to the
  Trust prior to the sale.


Crawford Court Condominium Trust Handbook – June 2004                                                                   24
                         CRAWFORD COURT CONDOMINIUM TRUST
                               Guest Room: Rules & Procedures

As a service to unit owners, 5B is available as an auxiliary guest room, as follows:

1. The guest room is available for guests of all unit owners, for quiet uses.

2. The guest room may be occupied by up to three people at a time.

3. Reservations should be made at least a week in advance. The room is available on a first-
   come, first-served basis. Reservations should be cancelled promptly if plans change.

4. Except under special circumstances, maximum stay is seven nights and maximum usage by
   any unit owner is 21 nights per year.

5. A fee of $10 per night payable to Crawford Court Condominium Trust will be made at time
   of receipt of keys.

6. Check-out time is Noon if the room is booked for that night. All cleaning must be complete.

7. Condominium uses, such as trustees’ meetings and the annual meeting, take precedence.

To minimize disruption of condo operations and inconvenience to building residents, unit owners
and their guests must adhere to the following rules:

1. Absolutely no changes or alterations may be made to room without prior approval.
2. Unit owners are responsible for providing linens. Units owners must clean the room after use
   by guest. A cleaning fee will be imposed if the unit owner does not adequately clean the
   room. Bathroom fixtures and shower stall must be thoroughly scrubbed and floors should be
   swept. Room will be left with windows closed and both door locks secured.
3. The superintendent will have access to the guest room as needed.
4. The guest room may not be used for parties or entertaining.
5. Guests must follow all rules and regulations of the condominium association.
6. Unit owners acknowledge that:
    the unit owner will assume responsibility for behavior of the tenant’s guest and for any
       damages the guest causes;
    the condominium association is not responsible for loss/theft of guests’ belongings;
    short-term use of guest room does not constitute ―housing.‖

I have read and agree to the rules and procedures for the use of Room 5-B and wish to grant my
tenant(s) __________________                    the right to use the room.


Signed and Agreed (Unit Owner Signature) ________________________________

Date ____________________

SAMPLE FORM. FOR RESERVATIONS, CONTACT PAT DIXON, 617-864-0361.

Crawford Court Condominium Trust Handbook – June 2004                                            25
                            Checklist for 5-B

Before returning the key, please make sure that you have:

   Emptied the wastebasket and removed the trash. (The trash storage
    area is outside the back door of the unit and to the left, secured with a
    simple shot bolt.)

   Cleaned the bathroom, including toilet, sink and shower stall.

   Swept the floors.

   Closed all windows.

   Turned off the lights (including the outside light).

   Locked both locks on the door.

Thank you!




Crawford Court Condominium Trust Handbook – June 2004                           26
Cambridge city trash and recycling guidelines.
Insert file: summer2004_trash_and_recycling.pdf




Crawford Court Condominium Trust Handbook – June 2004   27

				
DOCUMENT INFO
Shared By:
Categories:
Tags:
Stats:
views:9
posted:7/22/2011
language:English
pages:27