Harrison Court Condominium Community Standards (Rules)
(adopted June 2006)
The standards included herein are intended to enhance the enjoyment of the property, insure the safety of persons and property, and to preserve the value of our investment in Harrison Court Condominiums. By observing these rules, we can keep Harrison Court an attractive and pleasant place to live. In Compliance with the Fair Housing Act of 1988, Harrison Court Homeowner’s Association does not discriminate on the basis of age, sex, race or familial status.
Standards must be observed and obeyed at all times. Failure to follow the Community Standards will result in a fine being levied against the Unit Owner.
Guidelines are intended for the overall protection, privacy, and enjoyment of ALL residents. By following them, Harrison Court will remain a pleasant and enjoyable place to live.
These Community Standards should be read and should be kept at all times by owners, tenants, and lessees for reference.
HARRISON COURT CONDOMINIUM STANDARD ENFORCEMENT PROCEDURE
1. If you are disturbed by the action (noise, owner/tenant, pets, etc.) of another owner/tenant, first make personal contact with the offending party to make them aware that you are being disturbed.
2. If after contact the situation does not improve, substantiate the complaint with a board member, and submit a formal complaint in writing to the Harrison Court Condominium Homeowners Association through the current management company. To voice a legitimate complaint you will need to keep an accurate log of times and dates on which alleged violations have occurred, and shall submit the log to the Board of Directors for its consideration. No action will be taken without sufficient evidence to establish that a violation has occurred.
3. The reporting and enforcement of these standards are the responsibility of each and every owner and resident, not just the Board of Directors.
4. All complaints must be submitted in writing. An email or letter is acceptable.
5. The Board of Directors, through the current management company, must promptly send a letter to the offender/renter/owner indicating that if the violating actions are not stopped, a fine will be imposed. The offending party will be given a date, time, and place of the Board meeting where the imposition of the fine will be considered. The offender/renter/owner will be offered an opportunity to appear before the Board personally, or submit documents to show their non-violation, at that meeting. Written notices to owners will be deemed sufficient if dispatched to their last known address in regular mail.
REMEDIES AVAILABLE FOR ENFORCEMENT OF STANDARDS
On receipt of a written complaint, the Board of Directors or the aggrieved party will have the grounds for legal action to recover damages or seek injunctive relief.
FINES FOR NON-COMPLIANCE
Fines shall be levied against HOMEOWNERS who fail (and whose tenants fail) to observe and obey the provisions of the Declarations, Bylaws, and these Community Standards. Fines shall be levied as follows and owners shall receive a copy of any fines levied against themselves or their tenants. Each violation will specify the amount of time given to correct the violation.
VIOLATION - MINOR RESULT
FIRST OFFENSE WRITTEN WARNING
SECOND OFFENSE $75.00 FINE TO OWNER
THIRD OFFENSE $150.00 FINE TO OWNER
ALL REPEATED OFFENSES $300.00 FINE TO OWNER
THESE FINES ARE INTENDED TO PROVIDE A DETERRENT TO REPEATED VIOLATIONS OF THE HOUSE RULES, AND ARE BASED ON ADMINISTRATIVE COSTS INVOLVED IN THEIR ENFORCEMENT.
HOME OWNERS MAINTENANCE FEES
Homeowners maintenance fees are the monies required to cover all administrative expenses, including all common and limited common area expenses for the entire Harrison Court Condominiums.
Payment is due on or before the first day of each month. The fees become delinquent if not received (not postmarked) by the management office by the 15th day of each month, at which time a late charge of $25.00 will be assessed. Any fines for noncompliance of the Standards will be added to the “Owners” account, and if needed, will be collected as all other delinquent homeowners dues and charges. If necessary, the Board has the authority to increase Late Charges.
INFORMATION REQUIRED FROM ALL RESIDENTS
Homeowners and/or their tenants will maintain on file with the GFK Management Services, Inc. a completed copy of the “RESIDENT INFORMATION FORM”. Any changes in this information must be reported to the GFK Management Services, Inc. immediately.
In the event any Owner of a unit shall wish to sell, rent, or lease their unit, they shall provide written notice of the name and address of the contemplated lessee, renter, or purchaser to the GFK Management Services, Inc. PRIOR to their occupancy of the unit together with any additional information such as managing agent, etc.
MOVING IN AND OUT OF UNITS
1. Each Home Owner is responsible for damage to the limited common area, or other common areas, which is caused by themselves, their tenants, or any other person involved in their moving process.
2. There is a $450 “move-in and move-out” fee to be paid at the time of moving in. This fee helps to pay for any bangs, scrapes, and soiling to walls, doors, elevator and carpets which may occur during both moving in and moving out. If using the elevator, you must use an elevator pad to cover the walls. Damages that exceed the $450 fee (such as damage to the building with truck) are the responsibility of the resident and other additional charges necessary will be billed to the owner.
3. U-haul vehicles, moving trucks, trailers, etc. cannot be parked in the parking area for more than the duration of loading and unloading, and must provide clearance to other vehicles or will be towed at users expense.
4. Moving hours allowed between 8 a.m. and 8 p.m.
5. Boxes must be broken down and recycled.
6. Furniture, fixtures, and materials of any kind must not be left behind and must be disposed of off-site.
No Commercial use will be allowed in any unit, limited or common area.
No sweeping, rug shaking, or sending other debris over the sides of any decks shall be permitted.
Be considerate of neighbors and refrain from obnoxious behavior or activity such as yelling, profanity, etc., that may become an annoyance or nuisance to other owners, renters, or lessees.
No obnoxious behavior or activity such as yelling, profanity, etc., shall be carried on in any unit, common or limited common area, nor shall anything be done therein which may be, or may become an annoyance or nuisance to other owners, renters, or lessees.
NOISE CONTROL & GENERAL QUIET HOURS
1. Any unreasonable or excessive noise or disturbance is not permitted. The Board reserves the right to fine anyone who repeatedly offends his/her neighbors.
2. The complex quiet hours are from 10:00 P.M. to 8:00 A.M. seven days a week. Remember, your neighbors may keep different hours than you do (graveyard shift) or have medical conditions (migraines). Be considerate about noise, especially if you leave or return during “quiet” hours. However, the times between the hours of 10:00 p.m. to 8:00 a.m., unit owners must be considerate at all times with stereos (bass sounds), high-tech TV systems and other potentially loud noises and keep these noises at a tolerable listening level. We live in an “apartment style” condominium complex and residents need to be considerate of their neighbors at all times.
3. Additionally, in all common areas, radios (including car stereos), stereos, televisions, etc. must be kept to a volume so as to not disturb your neighbors. Noise should not be heard in the hallways or from outdoors coming from your unit.
4. Any work involving power tools, plumbing, sawing, pounding, etc; is prohibited in all areas between the hours of 8:00 P.M. and 8:00 A.M.
5. If there is a conflict about noise, we encourage residents to speak person-to-person with an offending neighbor to resolve the problem. If this is not possible, please see the Fine Schedule on pg. 3
6. Batting or throwing balls against the walls of the buildings, or similar types of activities are not permitted at any time.
7. Automobile noise must be kept to a minimum. Prolonged idling of engines or racing of engines is not permitted. Please, do not sound horns in the parking areas unless it is an emergency.
The best solution for eliminating disturbing noises is to be courteous and considerate of your neighbors at all times. Remember, noise travels between walls, ceilings, floors, etc. Any unreasonably excessive noise (i.e. running, jumping, yelling, slamming doors, etc.) will soon come to the attention of your neighbors. Just because no one is complaining yet, this doesn’t mean no one is being disturbed. Some of your neighbors may be too fearful to say anything in fear of offending the offender or perhaps some type of retaliation by complaining.
Using dishwashers, washer/dryers and garbage disposals is discouraged between the hours of 10:00 P.M. and 8:00 A.M.
USE OF COMMON AREAS
Many dollars are spent to maintain the aesthetic beauty of the Harrison Court Condominiums. The common areas of our community are for the visual enjoyment of all residents. Common sense prevails. Please help preserve and enhance the environment by picking up after pets, not littering, and otherwise taking care of our common areas.
1. Each owner/resident is responsible for damage to any common or limited common areas caused by members of their household, whether they are guests, tenants, agents, or pets. The owner will be assessed by the Board for the full cost of repairs and will be required to make prompt payment.
2. All garbage must be placed in the garbage containers located in fenced area. Recycling is encouraged at all times. Harrison Court can be fined if too much recyclables are being thrown out in the garbage bins. Owners may be traced and fined accordingly. No garbage is allowed to be placed anywhere outside of a container. Wet garbage must be wrapped, cardboard MUST be flattened and items too large for the containers, (i.e. mattresses, appliances, exercise equipment, etc.) is the owners’/tenants’ responsibility and must be disposed of off site. Owner/residents will be charged for all garbage found outside units/buildings. Littering (i.e. gum wrappers, cigarette butts, etc.) including throwing or allowing these items to fall off decks or out of windows will not be tolerated. Garbage bags or containers are not allowed in hallways next to unit doors, on decks, patios, or stairwells. Cat litter must be wrapped before disposal.
3. Entryways and doorways must be kept free of obstructions, such as, but not limited to, bicycles, skateboards, strollers, storage items, shoes, and other personal effects. (FIRE CODE)
4. No smoking shall be permitted in lobby, hallways, elevator, parking garage, or stairwells.
5. No recreational wheeled vehicles (such as but not limited to skates, skateboards, bicycles, tricycles, motorcycles, etc.) will be permitted on the sidewalks, stairwells, and stairwell landings. No parking is allowed in fire lanes or marked no parking areas.
6. No resident shall landscape any portion of common areas without the prior approval of the Board of Directors. All such plantings, once approved by the Board, will become the property of the Harrison Court Condominiums.
7. Common areas are not to be use as construction staging or work areas without prior approval from the Board.
1. Sunshades, shutters, and blinds on windows shall be neutral in color. Sheets are not allowed. The Board of Directors may grant exceptions upon written approval. All window coverings must be kept in good condition at all times. Those that are damaged, soiled, torn, not hung properly, etc., must be repaired, cleaned, re-hung, etc.
2. All screens installed by owners must match the window color. The Board of Directors must approve all screen doors prior to installation. The Board reserves the rights to insist that windows and frames be removed, which are not consistent with these CC& R’s and Community Standards.
3. Windowsills, both interior and exterior, shall not be used for storage of bottles, goods, etc., which project outward and can be seen from the ground.
4. No signs of any type may be displayed without the prior permission of the management except for real estate signs.
5. Christmas lights and exterior holiday decorations will be removed by January 15th. Residents/Tenants will be assessed a fine of $25.00 per day if not followed. Other holidays with decorations should be observed in the same manner such as Halloween lights, pumpkins, etc. must be removed in a timely fashion.
DECKS AND PATIOS
1. Decks and patios MUST be kept in a neat and orderly fashion. NO storage of large or unsightly objects (i.e. garbage of any kind, recycling containers, boxes, coolers, lumber, bicycles, tires, etc.) on decks or patios is allowed. Please use aesthetic common sense.
2. No flowerpots or other objects are to be placed on top of deck railings. Planters hung from railing should be properly fastened and secured. Make sure you have drainage containers placed under all pots so as to prevent leaking to unit patios, decks located directly below.
3. To prevent dry rot, ALL plants must have drip pans beneath them to prevent water from overflowing onto the deck or patio below. Please be considerate of your neighbors while watering.
4. No enclosures on patios or decks, either real or apparent, will be permitted without the Board approval.
5. Residents are required to keep barbecues, lawn furniture, etc., on their patios at all times. Common areas are NOT to be used.
6. Barbeque equipment must NOT be left unattended when in use. After use, please turn off, or cover the unit for safety reasons.
7. Wires, antennas, rope or wires for drying clothes, etc. are not permitted on roofs, decks, patios, or other parts of the building.
8. Floor coverings for decks and patios must be uniform and approved by the Board of Directors.
9. Furniture used on decks and patios should be limited to a type especially designed and manufactured for outdoor use and kept in good repair presenting a pleasing and uncluttered appearance. Please no couches, futons, recliners, etc.
We recommend a fire extinguisher be kept close at hand for safety. THERE IS AN EMERGENCY USE FIRE EXTINGUISHER LOCATED AT EACH BUILDING ENTRY.
NOTE: If a fire extinguisher is used for any reason, you are required to notify the Association Manager so that it may be recharged for future use.
We encourage our gardening friends to beautify their decks and patios with greenery, but request that they keep plants in containers appropriate in both size and number for the area of the deck and patio.
MODIFICATIONS TO UNITS
1. 1. No owner or agent shall install hard surface flooring, including wood, stone, tile, laminate, or vinyl, without prior written approval of the Board, based on a written request by the owner demonstrating that the installation will meet requirements for acoustical mitigation. Any modifications made without the prior approval from the board can be subject to removal at the expense of the owner. Any flooring installed that does not meet the specifications through written agreement beforehand will be subject to removal at the expense of the owner.
2. A written consent from the Board of Directors MUST be obtained prior to making any modifications or alterations to a structural component of a unit. Any modifications made without the prior approval from the board can be subject to removal at the expense of the owner. If you have any questions about this, please contact the board and/or RKC Management.
3. Detailed plans and certification must accompany any request for modification or alteration by an architect and or structural engineer that such changes or modifications will not affect the structural integrity of the building.
4. After approval by the Board of Directors (if given), the Owner must obtain any necessary building permits and/or licenses prior to performing the authorized change.
5. Storm or plastic window coverings are not allowed on the exterior of the windows without the prior written consent of the Board of Directors.
1. The speed limit for the community is 5-10 miles per hour.
2. All parking sign directives must be observed (i.e. Fire Lanes).
3. Vehicles must be parked in the designated spaces. Vehicles using more than one space, blocking paths, walkways, and sidewalks or parked in a “NO PARKING ZONE” will be towed at the owner’s risk and expense.
4. All parking spaces in the garages and the driveway are owned. Unauthorized parking in spaces or fire lanes will be subject to fine or towing. Visitors must use street parking.
5. All unauthorized vehicles, and vehicles parked in unauthorized stalls will be towed at the owner’s risk and expense.
6. Parking spaces are for the parking of properly licensed, operable passenger motor vehicles. Inoperative, expired or unlicensed vehicles will not be allowed to remain in the parking lot for more than 24 hours. Vehicles not in compliance will be towed at the owner’s risk and expense.
7. Personal belongings may not be stored within the parking areas or within a parking space or within the garage.
8. Bicycles may be stored in the garage in designated areas.
9. Nothing shall be either stored in or hung from the ceilings or walls of the garage.
10. Boats, trailers, recreational vehicles, and any other large vehicles are not to be parked in the parking stalls.
11. Mechanical work on any vehicle, including, but not limited to: changing oil, draining of radiators or any other fluids, etc. is NOT permitted, as these will damage the cement. In addition, if any repairs are necessary to the cement caused from a resident working on a vehicle, the resident will be fined and billed for ALL costs or repairs. Minor repairs to vehicles not involving more than four (4) consecutive hours on a residents vehicle Registered with the management will be permitted in the Resident’s Reserved Space Only as long as no oil, gasoline or other similar materials are used.
12. If vehicles are found to leak fluids such as oil, gasoline, anti-freeze, etc. said vehicle owner would be responsible to immediately clean area and correct problem to prevent damage to cement and to keep materials from being tracked into other units. If owner does not solve problem, or if any damage is done to cement, the owner will be fined and billed for repairs and damages. the management company will determine if owner has sufficiently solved the problem.
13. Nozzles are required on hoses when washing vehicles. Any resident who lets water run free may be fined. Washing vehicles is a privilege LIMITED to the RESIDENT’S registered vehicles only. Be sure the main water line/valve is turned off (far left handle).
14. Vehicle noise must be kept to a minimum. Prolonged idling or racing of engines is not permitted. Please do not sound horns in the parking areas unless it is an emergency. Also be considerate of your neighbors by not shining your headlights into units at night
15. Owners may lease or rent their parking space only to residents of Harrison Court.
Parking leases shall be in writing and their terms subject in all respects to the provisions of the Declaration, By-Laws, and Community Standards (rules) of Harrison Court. The lease or rental term for any parking stall shall expire automatically on the date the owner or tenant disposes of his or her interest in the unit
16. The board or their designated agent shall be provided with a copy of parking stall leases.
17. The board or designated agent may cause and shall require removal of any inoperative or improperly licensed vehicle, or any destroyed, damaged, partially destroyed or unsightly vehicle, and any other equipment or item improperly stored in the parking space or garage. Any removal shall be at the expense and risk of the owner.
18. Each vehicle parked in the garage should be kept securely locked at all times. Special precautions should be taken to prevent the loss or theft of remote control units by keeping the units out of sight.
19. Garage gate malfunctions or failure should be reported to the management company.
Parking lots are designed for parking only. It must be understood that playing, skating, skateboarding, bicycle riding, etc., is not advised and that by doing so, you may be at risk to injury and are doing so at your own risk and responsibility.
Each owner/resident of a unit to which a parking space is assigned shall have the exclusive use of said stall so assigned for the purpose of parking vehicles, subject however, to the right of the Board of Directors to regulate the use of spaces including the right to regulate the type of vehicle which may be parked in the space.
USE OF FIREPLACES
1. Only presto logs or wood may be burned in the fireplaces. Chemically treated logs or fire-paks may damage the fireboxes and flues. Repairs for such damage will be charged to the Unit Owner. THIS CAN CREATE A VERY HAZARDOUS FIRE HAZARD.
2. All firewood and kindling must be pre-cut off-site and under no circumstances will be allowed to be split on the decks and patios.
3. After a chimney fire (if applicable) the fireplace and chimney must be inspected by an expert to determine it’s safety and proper operation. These fires must be reported to the management.
4. Cleaning and maintenance will be done by the association to the flu and the cost for cleaning may be the responsibility of the resident.
With proper care and upkeep, you will reduce the risk of loss to property or life caused by the following:
a. Structural damage to the chimney by burning creosote
b. Corrosion of the chimney, resulting in the wood framing being exposed to excessive heat.
c. Buckling and collapsing of the inner lining of the chimney due to the intensity of the heat in fireplace inserts.
Always us the glass screen when burning. Use only fireplace tools while moving logs. For safety, avoid wearing loose clothing near the fireplace.
IF YOU THINK YOU HAVE A FIRE:
1. CALL 911
2. Locate everyone in the unit and prepare to leave.
3. If possible, discharge the fire extinguisher at the base of the fire and up into chimney. The draft will carry the chemicals up into the flu.
4. Do not try to extinguish the fire with water. The sudden change in temperature may cause the flu to explode.
USE OF UNITS
1. No resident shall store or bring into the building, storage areas or other common areas not specifically designed for such use, any flammable fluids such as gasoline, kerosene, fireworks, explosives, or any other articles deemed to be hazardous or noxious in the Board’s opinion. Use of any fossil fuel type heating unit, such as kerosene or propane, is illegal in the condominium and will be prosecuted and fined.
2. Toilets, sinks, wash basins and garbage disposals are to be used only for the purpose for which the manufacturer intends them. No dust, rubbish, coffee grounds, etc. are to be disposed of in the same.
3. The maintenance and repair of the interior of individual units, including plumbing, electrical, heating fixtures, painting and appliance repair are the responsibility of the Unit owner.
4. All leaking faucets, hot water tanks, toilets, windows, and fireplaces, shall be reported to Management promptly, whether occupied by renters, lessees, or the owners. It is the responsibility of the owner to repair and maintain these items unless the leak originates outside the unit.
5. No peddling or soliciting is permitted on the property. As set forth in the declarations, no illegal use shall be made of the property.
6. Occupants shall not request Management to perform services beyond the scope of authorized services as set forth by the Board of Directors and Management Company.
7. The Board of Directors reserves the right to inspect any unit for violations of the Declarations or House Rules. Any such inspection, if necessary, will be made with prior written notice and with as much advance notifications as possible. In the event of an emergency, the Management or Board of Directors will not be liable for a forced entry resulting in damage.
Homeowners are required to have a H06 type homeowner's policy for liability purposes.
As a matter of protection, all residents should maintain their own renters or homeowners insurance policy to cover personal items of value.
1. No animals, this term includes livestock, domestic animals, poultry, reptiles, or living creatures of any kind, shall be raised, bed, or kept in any unit or common area or limited common areas, whether as pets or otherwise, except subject to the rules and regulations adopted by the Board, or Bylaws adopted by the Association. The Board may at any time require the removal of any animal that it finds disturbing other owners or residents unreasonably. In the Board’s determination, it may exercise this authority against certain animals, while other animals are allowed to remain.
2. Keeping a pet is NOT an absolute right, but rather a revocable accommodation extended to those willing to control their pet in a responsible manner.
3. King County requires that a dog or cat be licensed upon reaching 4 months of age. Pet owners are to control, or if it becomes necessary, to remove any pet that makes frequent, repetitive, or continuous sounds, poses a health or safety problem, or in any way unreasonably interferes with the peace, comfort, and safety of an owner or resident in the complex.
4. A pet is not to be left unattended on patios, decks, or any common areas and must not be tied up in any way to buildings, fences, stakes, or be contained in a pet carrier in these areas.
5. Pets are NOT allowed in the common areas (i.e., around the buildings, in the grass or shrubs, etc.) without the owner. A pet must NOT be allowed to run free from a leash at any time outside of your unit. “Pet” again refers to a dog or a cat.
NOTE: A pet may be walked along the perimeter areas of the property.
6. All pet owners are required to have in their presence a means of removing all waste from the pet and dispose of it properly. Droppings must be wrapped or boxed prior to placing them in a dumpster or the disposal company may refuse pick up.
7. Any pet owner receiving three (3) written violations within 90 days for whatever reason will be required to permanently remove the pet from the premises within 15 days after receiving proper notice from the management to do so. If the pet is not removed, the owner will continually be fined at the maximum rate ($300.00 according to the fine schedule until the problem is resolved).
8. Pet owners must be considerate of their neighbors when grooming their pets and are not to allow hair or other debris to drift into the common or limited common areas.
WARNING - In the interest of health and safety, the feeding of wild animals, especially raccoons is discouraged.
SMOKE DETECTION DEVICES
- Smoke detection devises shall be installed inside every unit and shall be of nationally accepted standards. Maintenance of the smoke detection device shall be the responsibility of the owner and resident of the unit, who shall maintain the device according to the manufactures specifications.
HOT WATER HEATERS
- Any and all costs incurred to the association by a leaking hot water heater or plumbing fixture are the responsibility of the unit owner.
RENTAL OF UNITS
1. Absentee owners must keep the the management company advised of their current address.
2. Absentee owners are reminded of their responsibility to inform their tenants of the association rules and to provide them with a copy of current house rules. Owners are also responsible for their tenant’s conformance to these rules and regulations. The enforcement of these rules is the responsibility of all owners in addition to the management & Board of Directors. All owners who rent their units and live elsewhere relinquish all resident privileges.
3. Non-compliance of any of the above mentioned house rules may result in a fine or penalty to the owner as outlined in the Rules Enforcement section and Due Process Provision contained herein.
4. Owners intending to rent out their units must thoroughly screen any potential tenants to insure the desirability of such person or persons to occupy the unit. The Management Company can supply a list of agencies that will screen perspective tenants for a small fee. This fee can be passed on to the applicant if the owner does not wish to bear the cost of the service. Either way, both the association and the owner benefit as they both receive a better-qualified resident.
5. Owners must pay to the association a non-refundable move in fee of $450.00 for each change in occupancy of a unit. Failure to comply with this regulation will result in fines. See also pg. 4 “Moving In and Out of Units”
6. Homeowners and/or their tenants will maintain on file with the Management a completed copy of the “RESIDENT INFORMATION FORM”. Any changes in this information must be reported to the Management immediately.