Currier Woods Association, Inc. Rules and Regulations
Currier Woods Tax District Ordinances
Table of Contents
The purpose of these Rules and Regulations is to provide guidelines for the individual unit owner and for the elected Board of Directors of the Association and of the Tax District. The Board’s main responsibilities are: (1) to provide for the safety, comfort and security that is necessary to ensure a good quality of life in a condominium community, and (2) to preserve, protect and enhance the mutual financial interest held in the realty by the condo owners.
The Board enforces the rules, regulations and ordinances. When enforcing the rules, the Board will apply the principle of mutual protection and benefit with the least amount of individual restriction. Whenever the rules and regulations do not seem to speak directly to a specific case, the spirit of the rules will govern the Board’s decision.
Introduction and General Policy
This policy statement has been adopted by the Board of Directors to communicate the responsibilities of the Association to the owners and management with regard to the maintenance of Common Areas. It is important that owners be familiar with the provisions of the Declaration, the By-Laws and the Rules and Regulations. It is up to the Board of Directors to maintain the common areas in a manner and condition equal to or better than the original concept of Currier Woods.
The Association is responsible for the outdoor maintenance of the standard facilities provided as part of the original construction and for the maintenance of the exterior of the buildings. Maintenance and repair of the interior of each unit and ground level decks/patios, however, are the responsibility of the unit owner.
- Emergency service: The managing agent can be reached on a seven day, twenty-four hour basis.
- Non-emergency service: Please contact the Management Company for non-emergency service. If a service problem is the Association’s responsibility, it will be fulfilled by the maintenance staff as soon as possible. If not the Association's responsibility, the owner will be notified.
Do not make request directly to on-site workmen
- Painting – exterior surfaces will be painted or stained as determined by the Board of Directors in accordance with recommendations from consultants and management. Owners wishing to paint or stain any portion of the exterior of any building must submit a request in writing to the Board and may not proceed with the alteration without written Board approval.
- Wood Siding and Trim – Damaged wood siding and trim will be replaced/repaired only when watertight integrity is affected. Small amounts of warping, checking, splits or any amount of sap will not be justification for replacement.
- Exterior Electrical Lights –Unit owners will not replace or add light fixtures without approval by the Board. Light bulbs are the responsibility of unit owners and their tenants.
- Storm Doors – Additional storm doors or windows purchased by individual unit owners must conform to the exterior color of the units. They will be the responsibility of the owners.
- Screens – Replacement of screens after they are worn out or damaged is the responsibility of the owner.
- Patios – Gardens – Perennial or annual flowers, garden furniture, ornamental details, extra structures or personal property are to be the responsibility of the owner.
- Roofs – Pitched roofs which have damaged or loose shingles will be repaired or replaced as needed.
- Windows and Glass Doors – Windows and Sliding Door Operating Mechanisms – All repair of broken glass and broken glass seals is the responsibility of the owner. Glass seals must be replaced by the owner when fogging or moisture condensation is clearly visible from outside the unit at a distance of 25 feet. The Currier Woods Board of Directors must approve window replacement.
- Locks, Lock Sets, Etc. – Each unit owner will be responsible for the repairs and maintenance to locks and door-opening mechanisms.
- Vandalism or littering is prohibited on Currier Woods property. Owners will be charged for damages or repairs caused by their children and/or guests.
- Garage doors are a limited common area, deemed exclusive use to a particular unit. All costs associated with the repair and maintenance of the door will be borne by the Association. Maintenance and repair of the springs, mechanisms and openers is the responsibility of the Unit Owner.
- Unit owners may, with the approval of the Board of Directors, purchase and install a compost container. You must adhere to the following rules: [09/04]
- Appendix F, Variance Approval Form must be approved by the board before the compost container is installed. If you fail to do this you will have to remove the container.
- The container must be of a type and color that will blend with the environment.
- The container must not interfere with the landscaping services.
- Placement of the container must be away from the building, only in the back of the unit, preferably near the wood line. The variance may be denied if a suitable placement is not possible.
- The compost container is only to be used for vegetable matter (no meat, bones, etc.), grass clippings, leaves, etc. Pet or human waste is never allowed in the container.
- By placing the container outside your unit it is on common property. As a result of this, failure to follow these rules as they are now or as they may be amended, could cause your variance to become null and void resulting in removal of the container.
Any alterations to building interiors must comply with all applicable local building codes and permit requirements at owner’s expense. Such alterations must be approved by Association if load bearing walls are moved or affected. Owners must not tamper with common piping, ducts, conduits, master antenna cables or other elements. If such items are damaged/destroyed by owners, owners will be responsible for payment of the cost to repair or replace them.
- Electrical Wiring – Maintenance of electrical wiring within the unit is the responsibility of the owner. Common electrical wiring serving more than one unit will be maintained by the Association.
- Plumbing – Common plumbing will be maintained by the Association. Any problem with plumbing serving more than one unit will be repaired by the Association, restoring walls, ceilings and/or floors as closely as possible to the original standard condition. Any additional cost will be the responsibility of the owner. Leaks within walls or between the floors of a unit will be the responsibility of the owner unless such leaks are covered by the Association’s insurance. The Unit Owner will be responsible for repair and maintenance of all outside spigots and their connecting pipes that are for the exclusive use of a particular unit.
- Electrical and Plumbing Fixtures – The electrical and plumbing fixtures are considered part of the unit and the property of the Owner. Fixtures include, but are not limited to the following: light switches, outlets, sconces, sinks, tubs, toilets, faucets (within the unit), water heaters and electrical appliances.
- Exterior Light Fixtures – Street lights will be maintained by the Association.
- Walls, Floor and Ceilings – Walls, floors and ceilings damaged by roof leaks, siding failures or sewer back-ups will be repaired by Management and restored as closely as possible to their original (unimproved) condition. All improvements added by owners (such as finished basements) are the responsibility of the owners. Owners shall carry insurance to cover such improvements.
- Appliances – All appliances are the property of the owner. The Association assumes no maintenance responsibility.
- Heating and Air Conditioning – The heating and air conditioning system is the property and responsibility of the owner. Routine professional maintenance is advised.
- Floor Covering – Maintenance of all carpet and floor covering in the unit is the responsibility of the owner.
- Insects – The Association will exterminate large populations and infestations of insects or other undesirable vermin in a building.
- Divider Fences and Railings – The standard items installed as part of the original construction will be maintained by the Association. Additional fences or railings must be approved in advance by the Association. If approved, they will be maintained by the Association.
- Fireplaces, Franklin Stoves, Etc. – Under separate agreements entered into between the installing owner and the Association, all maintenance of these items are the responsibility of the current owner.
- Garbage Enclosures/Sheds – These will be cleaned and disinfected periodically by the owner.
- Unit owners shall carry insurance on the contents of their units and on any improvements.
It shall be the policy of the Association to maintain the landscaped areas in a condition equal to or improved over the original design. Some portions of the properties, which were cleared for construction areas or roads, may be allowed to revert to the wild.
- Trees – reasonable efforts will be made to save as many large trees as possible. However, removal/replacement of any tree will be at the option of the Association. Care and pruning of trees will be a continuous program.
- Shrubs and Foundation Plantings – Shrubs, foundation plantings and ground cover maintained by the Association. Maintenance will include cultivation and pruning. Climbing vines are prohibited.
- Extra Planting by Residents – Prior approval of the Association must be obtained prior to any work on the common area.
- Drainage, Water Run-off and Erosion – The Association will be responsible for correcting drainage and erosion problems.
- Parking Areas, Roads and Sidewalks – The Association will maintain these areas in a good state of repair, free from hazardous conditions.
- Natural Areas – Natural areas will not be maintained except in cases of potential hazard.
- Lawn Areas – Lawn maintenance will be performed by a qualified landscape company as contracted by the Association. Supplemental lawn fertilization by residents is prohibited.
- Watering – Owners/residents are urged to water the areas in the immediate vicinity of their units as necessary and practical.
- Replacement of Landscaping after repair – Unit owners causing damage to the landscaped areas will be responsible for restoring them to the satisfaction of the Association.
1. Each owner shall keep his/her townhouse in a good state of preservation and cleanliness and shall keep the interior of his/her patio, carport, garage and storage area clean and free of obstruction. The Association assumes no liability for loss or damage to articles stored in such areas.
2. Garages – Residents are reminded that garages are for the primary purpose of parking your vehicle. Storage within the garage must not prevent the parking of a motor vehicle in the garage. Garages may not be leased to a non-resident of the condominium.
3. Structural modifications to individual units are permitted only by written permission of the Board of Directors.
4. Outside contractors must present written proof of licenses held and insurance coverage to the Association prior to any work on a unit or common area.
5. No permanent decorations shall be affixed to the exterior of any townhouse, carport, garage, storage areas or surroundings without prior written authorization from the Board of Directors.
6. No litter, trash, paper or other items shall be discarded, left of abandoned on any common area other than for regularly scheduled waste removal pick up.[08/02]
7. No sign, notice, or advertisement shall be exposed at any part of the townhouse unless it has been approved in writing by the Board of Directors.
8. No antenna of any kind or satellite dish shall be attached to the exterior of a townhouse or installed in any common areas without written approval of the Board of Directors (See Appendix C).
9. Toilets, garbage disposals and other water apparatus in the buildings shall not be used for any purpose other than those for which they were constructed, nor shall any sweepings, rubbish, chemicals, ashes or other articles be thrown into them. Any damage to the water apparatus or to the sewage treatment system caused by such owner’s actions, or allowed to occur during an owner’s possession, shall be paid for by the owner and shall be subject to such fines as assessed by the Board of Directors.
10. Any damage to association property resulting from an owners or tenants actions, whether intentional or not, is the responsibility of the owner. The association will immediately effect repairs at the owner’s expense. Owners who lease their units are responsible for any damage caused by their tenants.
11. The agents of the Association, including authorized workmen, may enter any townhouse, car port or garage at any reasonable hour of the day for the purposes permitted under the terms of the Condominium Documents, By-Laws and Management Agreement. Except in cases of emergency, entry will be made by pre-arrangement with the resident. If emergency entrance into a townhouse is necessary and no key has been provided to the manager, repair of damage created by such emergency entrance is the responsibility of the owner.
12. It is the responsibility of the unit owner to promptly report any defect or need for repair in common owned properties or grounds to the Manager.
13. The greens and walkways in front of the townhouses and the entranceways to the townhouse shall not be obstructed or used for any purpose other than entering and exiting the dwelling.
14. No bicycles, baby carriages or similar articles, grills, picnic tables or lounge chairs shall be allowed to stand in any of the common areas.
15. Any owner wishing to supplement the landscaping remove shrubs or trees or to establish a new garden must obtain written permission from the Board before doing so. Any such plantings must be maintained by the owner. Upon notification by the Board, the owner may be required to return such planted areas to the original state at the end of the growing season, upon sale of the unit, or when no longer maintained by the owner. Upon installation, such plantings become the property of the Association, and may be changed to meet the needs of the Association’s master landscape plan.
Subject to Board approval, temporary decorations will be permitted provided they present no fire hazard or obstruction and are confined to the immediate area of the individual unit. All decorations should be in good taste and appropriate to our multicultural community as determined by the Board.
- All outdoor, inflatable decorations of any kind are prohibited in Currier Woods.
- All permitted holiday decorations such as but not limited to: lights, figurines (reindeer, sleighs, witches, etc.) cannot be displayed more then four weeks prior to the holiday, and must be removed within two weeks after the holiday. Lack of compliance will result in a written warning to the unit owner, followed by a monetary fine.
The Association carries property and liability insurance as specified in the By-Laws. The resident is responsible for insurance on personal property within his dwelling unit and in any limited common area that has been assigned for his use, including upgrading or other changes he has made. The unit owner shall check with his insurance agent to determine the adequacy of coverage on items for which he is responsible.
The deductible for property insurance covering the common elements is $5,000. If a claim is made under the master policy due to the negligence of any one unit owner, the unit owner responsible for the damage resulting in the claim shall be responsible for the deductible. The Association will, at no time, have any responsibility for any unreimbursed property damage.
Increase in Rating. Nothing shall be done or kept which will increase the rate of insurance on any of the buildings, or contents thereof, without the prior written consent of the Board of Directors. No unit owner shall permit anything to be done or kept on the property which may result in the cancellation of insurance coverage on any of the buildings, or contents thereof, or which would be in violation of any law.
Rules of Insurance. Unit owners and occupants shall comply with the Rules and Regulations of the New England Fire Rating Association and with the rules and regulations contained in any fire and liability insurance policy on the property.
Damage or injury by fire or accident affecting the units or common elements, or the liability of the unit owners or the Association, shall be promptly reported to the Board of Directors immediately following the occurrence thereof.
Currier Woods Condominium Association will enter into a snow removal contract for the purpose of removing snow from the roadways, emergency access areas, and walks.
a. Swimming Pool – The pool will be maintained in accordance with the applicable health codes.
b. Tennis Courts – The court will be maintained and re-striped as necessary by the Association.
c. All other Recreational Facilities and equipment installed by the Association will be maintained by the Association.
- Currier Woods Declaration, Article XIII, Section 8, require that unit owners notify the Board of Directors of their intent to sell/lease their units thirty (30) days prior to closing, and that they offer to sell/lease their units to the Association under the same conditions and terms contained in the sales/lease agreement, a copy of which must be provided to the Board of Directors. If the Board of Directors waives its Right of First Refusal, it will provide the owner with a certificate to that effect.
- Resale Certificate: Section 47-270 of the Common Interest ownership act requires unit owners selling their units to furnish prospective buyers with a resale certificate. Resale certificates are prepared by the Association and can be obtained from the management company. The Currier Woods Association has a Right of First Refusal. The Right of First Refusal Document must be signed and returned to the seller’s attorney before the release of the resale documents.
- Units are single family dwelling units only and should be occupied in accordance with the Zoning Code of the Town of Cheshire. No unit can be subdivided to rent to more than single family.
- Overview of Leasing Procedures:
These rules were established to provide reasonable standards for maintaining the continued appearance of our community, the protection of our property values, and the encouragement of friendly, neighborly relationships in the Currier Woods community.
Under these Rules and Regulations, the words “unit owner” shall also include lessees (tenants) and other occupants of the unit.
The Currier Woods Condominium Association, Inc. (Currier Woods) has the legal authority (as provided under Section 47-244 of the Connecticut Common Interest Ownership Act) and the duty to see to it that your rights and privileges provided in the Declaration and By-Laws are fully protected against the actions of those who may not be willing or desire to comply with these rules. All present and future owners, tenants and occupants of units shall be subject to, and shall comply with, the provisions of the Condominium Declaration, By-Laws and the Rules and Regulations as they may be amended from time to time. Each resident within the property shall comply with and conform to all applicable laws and regulations of the United States and of the State of Connecticut, and all applicable ordinances, rules and regulation of the Town of Cheshire. The acceptance of a deed or conveyance, or the entering into of a lease, or the entering into occupancy of any unit shall constitute an agreement that the provisions of the Declaration, the By-Laws, and the Rules and Regulations, as they may be amended from time to time, are accepted and ratified by such owner, tenant or occupant. All such provisions shall be deemed and taken to be covenants running with the land and shall bind any person having at any time any interest or estate in such unit, as though such provisions were recited and stipulated at length in each and every deed or conveyance or lease thereof.
No unit owner may lease his unit except by complying with the provisions of the Declaration and By-Laws. The Declaration and By-Laws provide, among other things, that, if any unit owner intends to lease his unit, he shall first give notice to the Association of such intention. Such notice shall be given by completing the forms in Appendix E (attached) so as to supply the name and address of the proposed lessee (tenant) and the terms of the proposed transaction.
Furthermore, the lease must include the following provisions:
- Owner and Tenant represent that the lease is consistent with the Declaration, By-Laws, and Rules and Regulations, and expressly provides:
a. that it may not be renewed, modified, amended, extended, assigned and/or that the Tenant shall not sublet the Unit without the prior written consent of Currier Woods Condominium Association Inc.; and
b. that Tenant shall abide by the Declaration, By-Laws and Rules and Regulations, as the same may be amended from time to time; and
c. that the landlord may terminate the lease and/or bring summary proceedings to evict the tenant, if tenant defaults in the performance of the lease or if the tenant fails to abide by the Declaration, By-Laws or Rules and Regulations. Other terms and conditions, consistent with the By-Laws, may be stated in the lease; and
d. the lease shall also provide that Currier Woods may terminate the lease, or bring summary proceedings in the name of the landlord, if the tenant fails to abide by the Declaration, By-Laws or Rules and Regulations of the Currier Woods Condominium Association. This includes the failure to pay fines levied against the owner, because of actions/deeds by tenant, under the Declaration, By-Laws and Rules and Regulations; and
e. reasonable legal fees incurred by the Association in enforcing the leasing provisions will be recovered from the unit owner; and
f. no unit shall be used or rented for transient, hotel or motel purposes; and
g. no unit can be leased for a term less than one (1) year without the written consent of the Board of Directors of Currier Woods Condominium Association, Inc.
Specific provisions must be included in the lease regarding compliance with the Declaration, By-Laws, and Rules and Regulations as they may be amended from time to time.
Unless the Association notifies the lessor that it will not approve the lease within thirty (30) days of receipt of all documents and the required fee, the lease will deemed to be approved.
Failure to file the appropriate documents will result in a fine being imposed upon the unit owner.
Resale's. A fee will be charged for each set of resale documents furnished as required by Connecticut General Statutes. Requests for any documents should be made to the Association’s management agent
- Discharge of all firearms, including pellet/BB guns, or other projectile devices, is prohibited on Currier Woods property.
- It is recommended that all residents register and/or license their firearms.
- All firearms must be kept under lock and key as a protection against misuse by others.
- All firearms are required to have a child proof safety catch.
- No owner shall use or permit to be brought into the townhouse flammable fluids such as gasoline, kerosene, naphtha or benzene or other explosives or articles deemed extra hazardous to life, limb or property, without in each case obtaining the permission of the Board of Directors.
- No charcoal or gas barbecues, grills, hibachis, or similar devices shall be used on balconies or inside the town houses.
- It is recommended that each owner install smoke alarms at all levels of the townhouses, as required by the State of Connecticut. Additionally, the owner shall install and maintain a fire extinguisher with a minimum rating of 1A 10BC.
- No owner shall install supplementary heating equipment such as wood stoves or modify fireplaces without permission in writing from the Board of Directors before installation. Kerosene heaters are prohibited in multiple dwellings by the State of Connecticut.
- It is recommended that each unit owner have chimneys inspected and cleaned as necessary, at the owner’s expense, before each heating season, if used during the prior season.
- All refuse from the townhouse shall be deposited with care in trashcans with tight fitting lids. Residents shall make certain that no burning or smoldering material is placed in the cans and that they are stored in the area provided. Owners should periodically clean and deodorize trashcans.
- If a potential hazard not listed above is reported and confirmed by local authorities and/or professional consultants, the unit owner will be asked to correct the hazard. If the correction is not made within a reasonable time frame, the unit owner and any tenants will be deemed to be in violation of the safety rules.
1. Pets are allowed in Currier Woods, but must be under the control of their owners at all times. The Board has the right, at the owner’s expense, to remove any animal that is a potential hazard or annoyance to the community within two (2) days after Notice and Hearing.
2. Dogs and cats – whether or not they normally go outdoors – must be certified to be vaccinated against rabies. Proof of vaccination must be provided at the Board’s request. Cats and dogs that go outdoors must wear a collar and rabies tag at all times.
3. Only two dogs and/or cats are permitted for each unit. (This does not apply to pets living in Currier Woods before November 1, 2000. All animals living in the units must be personal pets and not kept for commercial purposes, such as breeding or sale.
4. The following types of animals are prohibited as pets in Currier Woods: wild animals, livestock, pit bull dogs or any other animal that is forbidden by the State or Local Ordinances and/or is deemed by the Board a safety hazard. Pets other than cats and dogs (such as birds, reptiles and rabbits) must be kept indoors at all times.
5. Dogs must be leashed whenever they are outside their owners’ units. Roaming dogs should be reported immediately to Cheshire Animal Control, with a follow-up call to the Board. In no event shall pets be permitted on any portion of the Common Elements unless carried or on a leash. Except when being walked by their Owners, pets are to be kept indoors at all times and are not to be chained to any of the common elements, including lower floor decks or patios.
6. It is the responsibility of pet owners to keep their pets from annoying other residents. Further, pet owners are financially liable for any damage to property their pets may cause. Unit owners who are being annoyed by neighbors’ pets should first attempt to resolve the problem with the pet’s owner. (If unknown, the owner can be identified through the Board’s records.) Unresolved grievances should be referred to the Board.
7. Dogs must be led to wooded areas to defecate. Owners are required to carry a “pooper-scooper” or other means for cleaning up after their dogs. Under no circumstances should dogs be allowed to defecate or urinate on streets, walks, lawns or gardens in front of units.
8. If an animal routinely digs up a neighbor’s lawn or garden, it is the responsibility of the owner to keep the animal away from the area and/or clean up and repair the damage to the neighbor’s property.
9. It is the responsibility of pet owners to keep their animals safe. The Association and Tax District are not liable for any accident that befalls an animal, whether it is in or out of doors.
10. All of the above rules that apply to pet owners apply also to those temporarily caring for the pets of others.
The Association and/or Tax District shall not sell or dispense with or without a fee any alcoholic beverages. [8/02]
1. The community building (clubhouse) is intended for the convenience of residents of the Tax District and their guests, and may not be used for profit.
2. Residents may reserve the community building for private parties on payment of a fee, set by the Board of Directors, and of a deposit to cover possible damage and clean-up costs. The deposit will be returned after the condition of community building has been checked by the Manager and all keys have been returned. Owners or their tenants shall be denied use of the clubhouse if they are in arrears on their fees.
3. Personal supervision by the sponsor or an adult member of the sponsor’s family is required throughout any private party.
4. Loitering of residents/guests in the recreation areas and the Community Building parking lot from dusk to dawn is prohibited.
5. Reservations for private use of the community building must be made by phone or letter to the management company.
6. Residents are not permitted to use the refuse disposal containers for personal trash. They are intended for use by the maintenance staff or clubhouse and pool cleanup. [12/01]
1. Prohibited! Powerboats, swimming, ice skating, hunting, trapping, campfires, unauthorized tree cutting and walking on the spillway.
2. Boaters must remain well clear of the dam.
3. All state regulations regarding boating/boating safety and fishing should be adhered to, especially concerning the availability of personal flotation devices for each person in the boat.
4. It is the responsibility of residents/tenants and their guests to keep the lake and surrounding area free of litter.
The tennis courts may be used by residents and their guests, all of whom must abide by the following rules:
1. Always wear the proper shoes on the courts. Only tennis sneakers are acceptable. Running shoes and similar type sneakers are not allowed.
2. Players shall release the court to others seeking to play after they have been on the court for one hour.
3. Adults shall have priority for court use after 5 p.m. on weekdays and from 8 a.m. until noon on Saturdays and Sundays.
4. After play, the court surface must be brushed and all lines swept. This is the responsibility of the players. This is not a courtesy – it is important court maintenance.
5. Courts may not be used right after a rainstorm or immediately after watering. The courts will normally be watered around noon for fifteen minutes and after dark in the evening. If the nets are dropped – courts are closed! Please do not play on the courts if in doubt of the condition of the playing surface. Contact a tennis committee member for a condition report.
6. Line and court brushes are to be hung on hooks on the fence.
7. Court keys are available to any resident upon deposit of a $5.00 refundable fee. Keys are available by contacting Pool Committee Chair.
8. Violation of rules may result in loss of playing privileges after Notice and Hearing.
Ball playing is restricted to designated areas. All forms of ball playing are permitted in the field below the swimming pool in the area mowed into the grass. Ball usage in the large common areas located on Currier Way across from the entrance to Currier Place and to the right of the clubhouse on Promontory Drive is limited to: whiffle ball, nerf ball, soccer, kick ball, football and volley ball. All baseballs and softballs are restricted from these areas.
The lifeguard(s) report directly to the person appointed Pool Committee Chairperson by the Executive Board. When a head lifeguard is chosen he or she will oversee the remaining lifeguards. When the Pool Committee Chairperson cannot be contacted, any Executive Board member my act in his or her behalf.
1. The swimming pool may be used by residents and their guests during regular pool hours.
2. Refer to Appendix A for pool hours of operation.
3. No one is permitted in the pool unless a lifeguard is on duty.
4. Coming into the pool area early and reserving tables/chairs, etc. is not allowed. Don’t throw towels over chairs to save/reserve an area.
5. All guests must be signed in with the lifeguard when entering the pool. Please use full name of guest(s).
6. Children who cannot swim must be accompanied by a parent or other responsible Adult (person eighteen (18) years or older) at all times. Children under thirteen (13) years of age, who can swim, must be accompanied by a person sixteen (16) years of age or older. Children under the age of fourteen (14) years, who can swim, may be accompanied by a sibling fourteen (14) years of age or older if both have passed the swim test. When a child under the age of fourteen (14) is at the pool and accompanied by a sibling, there must be an Adult, as defined above, at home which can be reached by telephone. At all times the Adult, the person or sibling must remain with the child and actively supervise and oversee the child’s behavior and safety. Children under the age of (7) seven are not permitted in the pool area unless accompanied by an Adult.
All children twelve (12) and under, who wish to swim in the deep area (five feet (5) and deeper), must take a one time swim test conducted by the lifeguard, consisting of 2 lengths of the pool; any stroke so long as not stopping or touching the pool’s floor or walls. The child can take the test as many times as necessary to pass.
7. Children under sixteen (16) must have a note from a parent or a phone call from the parent to the lifeguard indicating their guest(s) name and number.
8. All swimmers must shower before entering pool.
9. Water sports are not permitted unless lifeguard approves.
10. No roller blades, skateboards, water guns, etc. are allowed in pool area.
11. No glass containers will be permitted within the pool area. Food may be consumed within the designated areas only.
12. Residents may use charcoal grills after 6 p.m. You must supply your own materials and clean up completely after yourself.
13. All persons using the pool must be attired in appropriate swimwear. No jeans, shorts, undergarments or cut-offs may be worn in the pool.
14. The Pool Committee Chairperson/head lifeguard may limit the use of the pool by any resident or guest for gross violations of the rules or for conduct at the pool area which, in the judgment of the Pool Committee Chairperson constitutes hazardous behavior or manifests a disturbance to other pool users. See Appendix A for enforcement penalties.
15. During the pool season, residents may rent the pool for private parties subject to Executive Board approval. Exclusive pool use will be granted only at times when the pool would otherwise not be in use. The following guidelines apply.
a. No use during posted pool hours.
b. A lifeguard, at the renter’s expense, must be on duty during all times of pool use in accordance with Appendix B of The Rules and Regulations.
c. Strict observance of pool rules.
16. Rental forms are available from the management company.
17. Non-exclusive use of the pool may be permitted for small private parties in conjunction with clubhouse rental with the understanding that the rights of the residents prevail over all guests and the resident sponsor of the party.
18. Use of the pool for Association purposes will have preference over private use.
1. Unit owners, their guests, tenants and families, will obey parking regulations posted at the private streets, parking areas and drives, and any other traffic regulation promulgated for the safety, comfort and convenience of the owners.
2. No vehicles belonging to an owner, family member, guest, tenant or employee of an owner shall be parked so as to impede or prevent ready access to another owner’s facility.
3. An owner must not permit his/her guests, tenants or family members to use carports, garages or designated parking spaces allotted to other owners. Guest parking spaces are intended for temporary use and are not specific to any owner.
4. Motor vehicles shall not be parked or driven on lawns and may be operated only on the roads of Currier Woods.
5. No snowmobiles, all terrain vehicles (ATV’s), dirt bikes or other unregistered motor vehicles may be operated or stored on Currier Woods property.
6. No licensed or unlicensed motor homes, mobile homes, boats, trailers or similar type vehicles, and no unlicensed or inoperable automobiles shall be parked or stored on the grounds, streets or parking areas of Currier Woods. Carports, garages and parking areas shall not be used in any manner that precludes their intended use of parking vehicles.
7. The circular drive in front of the Community Building is a loading area and shall not be used for parking.
8. All vehicles, other than private passenger registered vehicles, will be excluded from parking areas unless approved by the Board (i.e. commercial vehicles, lunch wagons, ice cream trucks, vans, any vehicle with more than four tires, or pick ups bearing company logo or other advertisement unless a written waiver is granted by the Board).
9. Any unit owner found to be in violation of these rules and regulations shall, upon written Notice and Hearing from the Board of Directors, immediately cease and desist the prohibited practice. Failure of the unit owner to comply will result in a fine in accordance with the scheduled fines established by the Board. The amount of said fine is outlined under Fines Schedule in Section XII. Said fine is payable starting on the date of said fine.
10. Any unit owner who receives notice pursuant to paragraph 9 of the Vehicles And Parking Regulations, may petition in writing for a Hearing at the next regularly scheduled Board meeting.
11. At the board’s discretion, vehicles in violation of the above rules may be towed at the owner’s expense.
12. The established speed limit on the roadways throughout Currier Woods is 10 mph.
1. Parents, not the Currier Woods Community, are responsible and liable for providing for the supervision and appropriate behavior of children at all times, including traveling to, from and waiting at the bus stop. Parents who cannot personally supervise children before they board the school bus should arrange for a responsible person to do so.
2. Children must be registered for the Currier Woods bus stop at the beginning of each school year or, in the case of new arrivals, on the day before taking their first bus ride.
3. No child will enter the clubhouse or the pool area at any time that the pool is closed, including during the time children are waiting for the bus.
4. Children should not be in the bus stop area before 8:00 a.m. They should, however, allow ample time to arrive at the bus stop before the bus arrives (approximately 8:20 a.m.) Bus drivers are under orders from the bus company and the School Board that late comers will not be picked up at any spot other than the bus stop in front of the clubhouse.
5. Children may not stand, sled, bicycle, skateboard, run, walk, etc. in the circular driveway by the clubhouse while the bus is approaching. They may not touch or attempt to board the bus until it comes to a full stop. Children should take special care not to run or slide on the ice or sand on any road, particularly near the bus stop.
6. No parking is allowed in the circular driveway by the clubhouse at any time. Parents are permitted to park in the clubhouse parking area only.
7. By state law, no vehicle is allowed to pass a school bus with its red flashing lights on, in either direction. This applies to private roads as well.
8. At the close of school, students will disembark from the bus at the intersection of Currier Way and Promontory Drive (the old bus stop). Parking is not permitted near this intersection.
9. No child will hit, push or chase another child anywhere near the bus stop or the drop-off point. No child will threaten another child.
10. Vandalism or littering is prohibited on Currier Woods property. Parents will be charged for damages or repairs.
11. Children may ride bicycles to the bus stop. Families should provide locks for the bikes and see that they are placed in the bike stand provided. This privilege may be revoked at any time at the Board’s discretion.
12. All parents should have a plan of action in case their child misses the bus or has some other emergency before school. Go over the plan with your child and be sure he/she knows whom to contact if he/she misses the bus.
13. Children shall give their correct names to parents, Block Watch members, the bus driver or the Currier Woods maintenance person. Refusal to do so may result in suspension of bus privileges.
14. If children obtain permission from school for a child residing elsewhere to ride the bus with them, parents of the resident child are responsible for the visiting child’s behavior.
15. Transportation for handicapped or temporarily disabled children shall be arranged with the Department of Education.
Currier Woods constitutes a small self-contained community. Therefore, when someone takes ownership and/or moves into one of the condo units, they become subject to the rules and regulations of the community. Guests of residents are also subject to the same rules and regulations.
Landlords are responsible for the actions of their tenants and their tenants’ guests.
The elected Board of Directors is the governing body that has both the authority and responsibility to enforce all the rules, regulations and By-Laws.
The Board’s goal is to encourage compliance with its rules, regulations and By-Laws. Each of us must recognize that while the board tries to be accommodating, the Board’s decisions have an impact upon the community, not just the situation at hand. Therefore, the Board must often look beyond the incident under consideration to the future impact on the community.
These Rules and Regulations shall be enforced by the Management Company at the direction of the Board of Directors pursuant to the provisions of the Unit Ownership Act of Connecticut, the Condominium Declarations and the By-Laws of the Currier Woods Condominium Association.
Modification and Waiver. A modification and waiver of any of the provisions of these Rules and Regulations shall be effective only if made in accordance with Section 13.2 of the Declaration. The failure of the Association to insist upon strict performance of any provisions of these Rules and Regulations shall not be construed as a waiver of any subsequent default of the same or similar nature.
Interpretation. These Rules and Regulations shall be construed and administered in accordance with the laws of the State of Connecticut.
Separable Provisions. These Rules and Regulations shall be considered separable and in the event any portion of them is declared invalid by any Court of competent jurisdiction, the same shall not affect the validity or affect any other portion or provision.
Headings. The paragraph heading herein are for convenience only and not be construed to limit or affect any provisions of these Rules and Regulations.
- Complaints of rules violations should be made in writing and submitted to the Property Manager. The person making the complaint must be identified in the complaint. The Property Manager and the Board may initiate their own written complaints.
1. Upon receipt of a written complaint, the Property Manager shall review the complaint to determine if any action is necessary.
2. The Management Office may respond to the complaint with a written warning or immediate compliance letter, giving the person a chance to rectify the complaint.
3. The person has the right to request a hearing regarding the complaint, within ten (10) days from the date of the letter.
4. See Fines section below for details of amounts levied.
- The owners of record will be mailed a letter to the address on the Association’s records, by certified mail, return receipt and by regular mail. A copy will be sent to any tenants occupying the unit if they are involved in the complaint by certified mail, return receipt requested and by regular mail.
- After a fine has been levied against an owner’s account, he may request in writing a hearing before the Board. If the violation has been abated, the Board may recommend that no action be taken in regards to the violation.
- Before the hearing, the owner of the unit will be entitled to examine and make copies of documents in the association’s possession related to the complaint. The Association, however, may refuse inspection and copying which are privileged from disclosure or otherwise made confidential or protected, for example, attorney work product. The complainant will also be invited to attend a hearing to present testimony or provide evidence.
- Before the Board can conduct a hearing, a quorum of the Board must be present. If a Board member excuses himself or herself from consideration of the complaint, the votes of the majority of the members present and exercising their power to vote shall constitute the decision of the hearing.
- The Board shall determine the procedure to be used at the hearing. The hearing procedure shall generally be as follows:
1. The Board of Directors shall explain the violation and present the evidence it has concerning the complaint.
2. The alleged violator shall have the opportunity to respond to and present evidence concerning the alleged violation or the abatement of the violation.
3. At its discretion, the Board of Directors may allow the alleged violator to question witnesses presenting testimony adverse to the alleged violator.
4. The Board of Directors shall then adjourn the evidence portion of the hearing and reach a decision concerning the violation. The Board may retire to an executive session to discuss its decision or may vote immediately upon a completion of the hearing.
- The Board shall give notice of its decision in writing within 10 days after the hearing to the unit owner and tenant, if the tenant is involved in the complaint. This decision shall include a description of the violation, the document provision violated, and the action taken by the Board. This decision shall be delivered to the unit owner or tenant in the same manner as the original notice. The Board may decide to continue or delay its decision on the violation and shall notify the unit owner and/or tenant of this decision. A notice stating that the Board’s decision will be delayed shall state the time in which the Board will render its decision and the reason for delay.
Adapted May 1989 by the Currier Woods Board of Directors and ratified May 2003 for the Currier Woods Association, Inc.
The Board of Directors shall issue the following fines as deemed necessary to maintain a pleasant and safe community. These fines, if unpaid, will become the basis of a tax lien and further legal action will be taken by the Board of Directors. Fine classifications are as follows:
- Violations involving property damage. Any rule violation that results in property damage will require restitution for said damages in addition to any fine imposed.
- Common infractions – subject to a single fine. Any rule violation which is deemed by the Board of Directors as a violation, excluding safety and security regulations: Fine $5.00 to $25.00 per event.
- Recurring violations – subject to daily fines. Any violation which continues over time and which is deemed by the Board of Directors as a major violation of association rules and regulations, especially if it may threaten the safety and security of our property and residents: Fine $10.00 to $50.00 per day until corrected.
- Safety and security violations –subject to daily fines. Any violation which presents a potential for real hazard to owners, guests, property or grounds of Currier Woods. This includes possible self-injury: Fine $25.00 to $1,000.00 per occurrence or per day until corrected.
1. All Common Expenses shall be due and payable when assessed. If the Unit Owner is not delinquent the Executive Board may allow monthly payments due at the beginning of each month or any other schedule of payments desired.
2. Common charges and assessments not paid within fifteen (15) days of the due date shall bear a late charge of $35.00 per month for every month in which there is a delinquency in the account of the unit owner on the sixteenth (16) day of the month.
3. Collection schedule (All notices are deemed sent once they have been mailed by first class mail.)
a. After fifteen (15) days, reminder notice mailed to unit owner.
b. After thirty (30) days, assessment collection letter mailed. This letter notifies the unit owner of the Association’s intent.
c. After sixty (60) days, a statement of delinquency and intent to commence foreclosure action is mailed to unit owner’s mortgage bank, including statement of all penalties, legal fees, etc.
d. After ninety (90) days, formal foreclosure action commences.
Effective January 1, 1984, the Common Interest Ownership Act provides that a lien against a unit becomes effective immediately upon non-payment of any assessment or fine. This lien takes precedence over all other liens and encumbrances of the property except taxes.
Any unit owner or tenant not in good standing will, at the Board’s discretion, forfeit the use of all condo facilities, including pools, clubhouse and tennis courts.
The lifeguard has as his or her responsibility, the administration of the rules of the swim area. The rules include, but are not limited to:
1. No glass in the pool area, food may be consumed within the designated areas only.
2. Misuse of pool equipment.
3. Proper disposal of trash.
4. No running in pool area.
5. No more than four (4) guests per unit, unless authorized in advance by contacting the Pool Committee Chairperson. No uninvited swimmers will be allowed. Parents must provide written permission for their children to take guests to the pool.
6. No use of the Currier Woods phone, other than employees or Executive Board members, and then for official business only.
7. Misuse of the locker and bathroom areas.
8. No use of the clubhouse area (upper level).
9. Enforcing penalties for those individuals who fail to obey pool rules. The penalties consist of:
a. 1st infraction – the person will not be allowed in the pool for the remainder of the day or for ½ of the following day and the name of the person will be recorded for management use.
b. 2nd infraction – the person will not be allowed into the pool area for one (1) full day (24 hours) and the name of the person will be recorded for management use.
c.3rd infraction – the person will not be allowed in the pool for one (1) week and the name of the person will be recorded for management use.
d. 4th infraction – the person will not be allowed in the pool for the remainder of the season unless, in the case of a child, he or she is satisfactorily supervised by a parent. The name of the person will be recorded for management use.
e. The Currier Woods Executive Board shall enforce the Rules and Regulations with regard to the pool use. Any individual (or parent) may appeal enforcement of these rules by requesting a hearing with the Executive Board.
The lifeguard shall close the pool (or not open it) during inclement weather after consulting with the Pool Committee Chairperson. The lifeguard will stay on duty for one (1) hour, conducting routine duties, to determine if the pool will reopen. If the inclement weather continues after one (1) hour, the pool will remain closed, the clubhouse locked and the pool area secured. The lifeguard will sign out for the day. The lifeguard will sign out for the day and be on call for the remainder of their shift. If the weather improves and the lifeguard is called back during his/her shift, he/she will receive pay for the full shift on a day when he or she has signed out due to inclement weather before the end of their shift. The Pool Committee Chairperson must be contacted and provided with a call back number prior to the lifeguard leaving. If no lifeguard is available, the pool will remain closed.
The lifeguard(s) may restrict swimming to serious adult (eighteen (18) years or older) swimmers during certain times of the day. The purpose of the serious adult swim time is twofold. First, it will allow recreational swimmers to rest, and second, it will provide serious adult swimmers a less congested swimming opportunity. Serious swims should not last longer than thirty (30) minutes at one time, but may be repeated several times during the day.
Serious swimmers (adults and older children) may request that a swimming lane be roped off for the sole purpose of lap swimming.
The first lifeguard of the day should report one and a half (1½) hours before the pool opens. During that time the lifeguard must vacuum the pool, clean the filters, check the chemical levels and conduct routine trash pick-up and maintenance operations and if needed raise the American flag. These duties will be outlined by the lifeguard’s immediate supervisor and may change during the season. The last lifeguard of the day will collect all trash and carry it to the trash area, return all lounge chairs to the concrete area in an orderly fashion, inspect and clean all locker areas and bathrooms, if needed lower and store the American flag and generally, leave the facility in such a condition that it may be opened quickly the next day.
Any qualified lifeguard, employed by Currier Woods, who wishes to provide swim lessons to residents and/or their children, may do so on their own time.
1. Lifeguards shall clean locker rooms and shower areas daily, more frequently if facility use is heavy. The ideal time to do this is during the overlap period when two (2) lifeguards are on duty.
2. Lifeguards shall apply daily a disinfectant, as directed, to pool deck areas and bath areas.
3. Lifeguards shall clean the general pool area daily or more frequently as needed including picking up any obvious litter in the parking area..
4. Lifeguards shall water the grass and any flowers in the clubhouse area at the direction of the Pool Committee Chairperson.
Lifeguards are expected to leave the facility securely locked, with all doors and windows tightly closed and locked. Lights must be turned off in the clubhouse. Outside security lights will come on automatically.
The head lifeguard shall check the first aid kit and lifesaving equipment on a twice a week basis. Any necessary items shall be replaced promptly.
Lifeguards must report any incidents which might lead to the injury of any person, or the damage of any property in Currier Woods.
When lifeguards are working and not on a break, they may not have guests or socialize. Their responsibility is to insure the safe and orderly operation of the pool area and should not be distracted from those duties.
The pool operating hours will be determined by the Pool Committee Chairperson and approved by the Executive Board. Each year, prior to the pool beginning operation for the season, the hours will be published in the Currier Connection.
There may be occasions when the pool hours will be shorter due to cool or inclement weather. These occasions will be determined by the Pool Committee Chairperson on a case by case basis.
The pool may remain open on weekends in September, if the weather remains warm. The hours of operation for September shall be determined by the Pool Committee Chairperson and approved by the Executive Board. Pool hours may be modified depending on the availability of lifeguards and the weather.
Application for the use of the Currier Woods Clubhouse Facility indicated is hereby made subject to the approval and confirmation of the Board of Directors and the following conditions:
1. Facilities may be rented only to residents who are in good standing and strictly for residents use. Unit renters must receive prior written approval from unit owner (see signature line below).
2. A deposit of $150 (cashier’s check or cleared funds) is required thirty (30) days in advance of function. The deposit will be refunded after facility is inspected and deemed to be in the same condition as when rented and all keys are returned.
3. This contract must be signed by unit owner, or unit owner and renter, and submitted to the management company along with the appropriate deposit and fees a minimum of thirty (30) days in advance of the function.
4. It is the responsibility of the renter to report any prior damages to the CW Board contact (or in their absence, any Board Member), i.e., if you rent the clubhouse on a Sunday following a Saturday party, inspect the premises prior to setting up or be responsible for all damages.
5. If alcoholic beverages are to be served, sponsor shall assume full responsibility for conduct of guests. No alcoholic beverage will be served to any guest under the age of 21 years.
6. Parking on the lawn areas adjacent to the Clubhouse or residential areas is prohibited. Failure to abide by this condition can result in a fine to the sponsor of this function or forfeiture of part or all of the security deposit.
7. The sponsor of function (resident) must be present at all times during the duration of the function.
8. Excessive noise and/or raucous behavior of the guests are not permitted. Failure to abide by this condition can result in a fine to the sponsor of this function or forfeiture of part or all of the deposit.
9. Use of the tennis courts by guests of this function is not permitted.
10. Facilities must be vacated no later than 1 a.m. and restored to original condition after affair.
The clubhouse and kitchen facilities are to be left clean by the renter. Any costs for clean up, damage, repairs or replacements, will be renter’s responsibility and will be deducted from the security deposit fee.
Clubhouse use fee is $50 for residents and $100 for non-residents, payable upon submission of this application and $100 for sponsoring a non-resident function.
The following must be adhered to:
1. The Clubhouse key should be obtained from the Currier Woods maintenance staff (203‑272‑7072) 24 hours prior to the function and must be returned personally to CW maintenance staff or other appropriated representative by prior agreement. If there are two rentals back-to-back rentals, the keys for the second rental will not be supplied until the first event has had the post rental inspection. If, for some reason, the between rental inspection cannot be performed, the second renter takes full responsibility for the condition of the facility including all damages, fines and conditions.
2. Failure to return the clubhouse keys within 72 hours after rental will result in an automatic $25 charge against your security deposit. The entire deposit will be forfeited if any keys that were provided are not returned. Additionally, the sponsor of the function will be responsible for any costs associated with changing the lock system to accommodate new keys.
3. All types of barbecue grills will be forbidden from the Clubhouse decking area. Absolutely no barbecuing will be permitted in any area other than the designated pool area. Cooking implements (such as grills) and food and beverages are allowed only in the designated site of the pool area. Either the Board contact or CW maintenance staff will indicate where this is when you make arrangements for rental of the pool area.
4. Remove all food items, which were brought in by the renter and guests.
5. Renter and guests should not leave any personal dishes or utensils in the clubhouse; Currier Woods is not responsible for them.
6. Garbage disposal must be operated before dishwasher is turned on. Use cold water during entire time the disposal is on.
7. Dishwasher: empty after the cycle is finished.
8. Wipe out microwave.
9. Stove and oven: clean the surface and burners and wipe out any spillage inside oven. Do Not use the self-cleaning feature.
10. The floor must be swept and washed (broom and mop are on side of stove).
11. The carpeted area in the clubhouse room must be vacuumed (vacuum located in closet). Please pick up pieces of debris from the carpet prior to vacuuming (balloon pieces, plastic utensils, napkins, etc.).
12. Dance floor needs to be vacuumed (or swept) and washed.
13. All decorations must be removed including tape.
14. All helium balloons are prohibited.
15. All tacks, staples, etc., are prohibited in the walls, in the wood or in any furniture (you must use tape to adhere decorations).
16. All trash generated from the use of the clubhouse including kitchen, deck and pool area (if used) must be placed in dumpster next to maintenance garage.
17. Chairs and tables are to be returned to the storage closet and stacked in an orderly fashion.
All cleaners and detergents are in the cabinet, under the sink, and broom and mop are located next to the stove. Please use the correct detergent for the appliances (example: soap tabs for the dishwasher, not floor cleanser).
- Pool area use fee (if you wish only to rent the area around the pool for non-exclusive use) is $25, payable upon submission of this application. This does not include use of the pool.
- Pool use fee is $15 per hour for residents payable upon submission of this application and $25 per hour for a non-resident sponsored function.
- If the pool is to be used by the function’s guests, renter must arrange to have one (1) lifeguard for each thirty (20) guests using the pool. This may be done by contacting the Management Company at the time of the reservation for the function. Renter must pay the lifeguard(s) personally at the current rate of pay ($15 per hour, minimum of 3 hours pay) for CW lifeguards only. Payment must be made on the day of the function.
Please note: NON-CW lifeguards may not be used.
- See enclosed for pool and pool area hours available for rental on reservation form.
- Pool use is restricted to thirty (30) guests during normal pool hours and seventy-five (75) guests after normal pool hours.
- Cooking implements (such as grills) and food and beverages are allowed only in the designated site of the pool area. Either the Board contact or CW maintenance staff will indicate where this is when you make arrangements for rental of the pool area.
- Food and beverage are allowed at poolside only in the designated site and prohibited in the pool and along the edge.
- Any unit owner leasing the Pool, that does not follow the rules as stated above, will be held responsible for all costs and fees associated with the additional guard.
A. Antenna Size and Type Start Here
1. Direct Broadcast Satellite (DBS) antennas that are one meter or less in diameter may be installed. Antennas designed to receive satellite signals which are larger than one meter are prohibited
2. Multi-point Distribution Service (MDS) antennas larger than one meter are prohibited.
3. All antennas not covered by the federal communication rule are prohibited.
4. All antennas not covered by the Federal Communication Commissions (FCC) rule are prohibited.
5. No more antennas may be installed by a unit owner than one necessary to receive video programming available in the area
1. Antennas may only be installed in units or on limited common areas over which a unit owner has exclusive use.
2. If acceptable quality signals can be received by placing antennas inside a unit without unreasonable delay or unreasonable cost increase, then this would be the preferred placement.
3. Antennas must not encroach upon common areas, any other owner’s individual unit or limited common area, or the air space of another owner’s limited common area.
4. Antennas installed outside shall be located in a place shielded from view from other units or homes, from street, or from outside the condominium to the maximum extent possible. If antennas can receive acceptable-quality signals from more than one location, then antennas must be located in the least visible preferred location. This section does not permit installation on Common areas, even if an acceptable-quality signal cannot be received from a unit or limited common area over which a unit owner has exclusive use.
5. If an installation cannot comply with the previous section because the installation would unreasonably delay, unreasonably increase the cost, or preclude reception of acceptable-quality signals, the unit owner must ensure that the installation location is as close to a conforming location as possible. The Association may request an explanation of why the nonconforming location is necessary. This section does not permit installation on Common Areas, even if an acceptable-quality signal cannot be received from a unit or limited common areas over which a unit owner has exclusive use.
C. Installation on Limited Common Areas
1. Antennas shall be no larger nor installed higher than is absolutely necessary for reception of an acceptable quality signal.
2. All installations shall be completed so as to not materially damage the common areas, limited common areas or individual units, or void any warranties of the condominium association or other owners, or in any way impair the integrity of the building.
3. Any installer other than the owner shall provide the association with an insurance certificate listing the association as a named insured prior to installation.
4. Antennas must be secured so they do not jeopardize the soundness or safety of any structure or the safety of any person at or near the antennas, including damage from wind velocity.
5. There shall be no penetrations of exterior limited common areas of the building unless it is necessary to receive an acceptable quality signal or it would unreasonably increase the cost of antenna installation. The following devices shall be used unless they would prevent an acceptable quality signal or unreasonably increase the cost of antenna installation, maintenance or use:
a. Devices that permit the transmission of telecommunications signals through a glass pane without cutting or drilling a hole through the glass pane;
b. Devices, such as ribbon cable, which permit the transmission of telecommunications signals into a residence through a window or door without penetrating the wall or;
c. Existing wiring for transmitting telecommunications signals and cable services signals.
6. If penetration of the exterior limited common areas is necessary, the penetration shall be properly waterproofed and sealed in accordance with applicable industry standards and building codes.
1. Unit owners who install or maintain antennas shall indemnify the Association and other unit owners against damage to the common elements or other property caused by the installation, repair, maintenance, use or removal of an antenna. Additionally, any unit owner who installs, maintains or removes an antenna shall pay all associated costs, including, but not limited to:
a. The cost of installing, repairing, replacing, maintaining, moving or removing an antenna;
b. The cost of any medical expenses incurred by persons injured by antenna installation, maintenance, use or removal;
c. Restoration of antenna installation sites to their original condition when an antenna is moved or removed.
2. Owners shall not permit their antennas to fall into disrepair or to become a safety hazard. Owners shall be responsible for antenna maintenance, repair and replacement, and the correction of any safety hazard.
3. If antennas become detached, owners shall remove or repair such detachment within 72 hours of the detachment. If the detachment threatens safety, the Association may remove antennas at the expense of the owner.
4. Owners shall be responsible for antenna repainting or replacement if the exterior surface of antennas deteriorates.
1. Antennas shall be installed and secured in a manner that complies with all applicable city and state laws and regulations, and manufacturer’s instructions. Owners, prior to installation, shall provide the Association with a copy of any applicable governmental permit if required for safety reasons.
2. Antennas shall not obstruct access to or exit from any unit, walkway, ingress or egress from an area, electrical service equipment, or any other areas necessary for the safe operation of the condominium.
3. Installations must comply with all applicable codes, take aesthetic considerations into account and minimize the impact to the exterior and structure of the owner’s unit.
4. To prevent electrical and fire damage, antennas shall be permanently grounded.
F. Antenna Camouflaging
1. To the extent that the manufacturer’s warranty will not be invalidated, antennas and all associated mounting materials, wiring, and cabling shall be painted to match the color of the structure to which they are installed. If painting a portion of the antenna, mounting materials or wiring will not invalidate a warranty, then the unit owner shall paint that portion of same.
2. Antennas installed on the ground and visible from the street or other units must be camouflaged. An antenna should preferably be camouflaged by existing landscaping or screening. If existing landscaping will not adequately camouflage the antenna, then the Association may require additional camouflage or may install additional camouflage and assess the cost of the camouflaging against the unit which has installed the antenna pursuant to Article VII, Section 5 of the Bylaws. If the camouflaging will cause an unreasonable cost increase, then the Association has the option to pay for the cost of the additional camouflage.
3. Exterior antenna wiring shall be installed so as to be minimally visible.
G. Mast Installation
Mast height may be no higher than necessary to receive acceptable quality signals.
H. Antenna Removal
Antenna removal requires restoration of the installation location to its original condition. Owners shall be responsible for all costs relating to restoration of this location.
I. Association Maintenance of Location Upon Which Antennas Are Installed
1. If antennas are installed on property that is maintained by the Association, the owners retain responsibility for antenna maintenance. Antennas must not be installed in a manner that will result in increased maintenance costs for the Association or for other residents. If increased maintenance or damage occurs, the owners are responsible for all such costs.
2. If maintenance requires the temporary removal of antennas, the Association shall provide owners with 10 days written notice. Owners shall be responsible for removing or relocating antennas before maintenance begins and replacing antennas afterward. If they are not removed in the required time, then the Association may do so, at the owners’ expense. The Association is not liable for any damage to antennas caused by Association removal.
J. Notification Process
Any owner desiring to install an antenna must complete a notification form and submit to the managing agent.
K. Installation By Tenants
These rules shall apply in all respects to tenants. Tenants desiring to install antennas shall obtain prior written permission of the unit owner. A copy of this permission must be furnished with the notification statement.
1. If these rules are violated, the Association, after notice and opportunity to be heard, may bring action for declaratory relief with the FCC or any court of competent jurisdiction. If the court or FCC determines that the Association rule is enforceable, a fine of $25 shall be imposed by the Association for each violation. If the violation is not corrected within a reasonable length of time, additional fines of $10 per day will be imposed for each day that the violation continues. To the extent permitted by law, the Association shall be entitled to reasonable attorney fees, costs and expenses incurred in the enforcement of this policy.
2. If antenna installation poses a serious, immediate safety hazard, the Association may seek injunctive relief to prohibit the installation or seek removal of the installation.
Rules & Regulations Appendix D
Notice of Intent To Install Antenna
On Individually-Owned Or Exclusive-Use Area
Unit Owner(s): ________________________________________________
_______________Email [optional] ____________________
If rented, tenant's name
(Attach copy of owner's written permission): __________________________
Telephone (Day) _______________ Telephone (Evening) _______________
Type of Antenna: ________________________________________________
Direct Broadcast Satellite _____ 18-Inch _____ Other _____ Size _____
Television Broadcast _________________________________________
Multi-Point Distribution Service ______________ Size____________
Company Performing Installation: ____________________________________
Identify Installation Location: Rear Deck _____ Balcony _____ Other _____
Indicate other location ________________________________
Date Installation To Be Performed: _____________________________________
Please indicate the method of installation.
Will the installation be in compliance with all association guidelines
(which include manufacturers' guidelines and applicable building codes)?
Yes _____ No _____
If no, please provide three days and times for which you are available to meet to discuss antenna installation. At this meeting, you will need to provide information supporting the necessity for non-routine installation.
I will comply with all of the Association's rules for installing, maintaining and using antennas. I assume liability for any damage to Association and other owner's property that occurs due to antenna installation, maintenance and use.
Signed: ______________________________ Date: __________________
Notice And Offer To Lease
a. This form must be signed by each Owner and each Tenant, and received by Currier Woods Condominium Association, c/o White & Katzman Property Management, 263 Main St., Suite 105, Old Saybrook, CT 06475, not less than 15 days prior to the lease start date.
b. The lease must conform to the Declaration, Bylaws, Rules and Regulations and leasing restrictions as identified in the Notice and Offer to Lease. (Minimum lease term one year.)
c. The Notice and Offer to Lease will not be deemed received until the Tenants Certification of Occupancy and signed copy of the lease have been received by the Association.
d. The Tenant may not occupy the unit until the unit owner has received approval from the Board of Directors to allow the Tenant to occupy the unit.
e. Unless the Association notifies the lessor that it will not approve the lease within thirty (30) days of receipt of all documents and the required fee, the lease will deemed to be approved.
To: Board of Directors
Currier Woods Condominium Association, Inc.
c/o White & Katzman Property Management
263 Main St. Suite 105
Old Saybrook, CT 06475
Pursuant to Rules of the Currier Woods Condominium Association, Inc., as amended.
Re: Unit Address _______________________
Owner Name 1 Owner Name 2
Owner Street 1 Owner Street 2
Owner City, State, Zip 1 Owner City, State, Zip 2
1. Owner has received a bona fide offer for a lease of the Unit which the Owner intends to accept from the following tenant(s):
Tenant Name 1 Tenant Name 2
Tenant Street 1 Tenant Street 2
Tenant City, State, Zip 1 Tenant City, State, Zip 2
Term of Lease: From: ____________________ To: ____________________
(Must be minimum of 12 months (1 year) Exceptions to the term of the lease must be granted, in writing, by the Board of Directors of the Currier Woods Condominium Association, Inc.)
2. Owner and Tenant represent that the lease is consistent with the Declaration, By-Laws, and Rules and Regulations, and expressly provides:
a. that it may not be renewed, modified, extended, assigned and/or that the Tenant shall not sublet the Unit without the prior written consent of the Currier Woods Condominium Association: and
b. that Tenant shall abide by the Declaration, By-Laws and Rules and Regulations, as the same may be amended from time to time; and
c. that the Landlord may terminate the lease and/or bring summary proceedings to evict the Tenant, if Tenant defaults in the performance of the lease or if the Tenant fails to abide by the Declaration, By-Laws or Rules and Regulations. Other terms and conditions, consistent with the By-Laws, may be stated in the lease; and
d. the lease must also provide that the Currier Woods Condominium Association may terminate the lease, or bring summary proceedings in the name of the Landlord, if the Tenant fails to abide by the Declaration, By-Laws or Rules and Regulations of Currier Woods. This includes the failure to pay fines levied against the Owner because of actions/deeds by Tenant under the By-Laws and Rules and Regulations; and
e. The lease shall also contain the following provisions: In the event that the Owner (Landlord) shall fail to pay common charges for a period of sixty (60) days, thereafter, upon written notice to the Landlord and Tenant, the Tenant will pay to the Currier Woods Association such portion of the monthly rental equal to the monthly common charges which should be paid by the Owner. The Tenant shall pay said common charge, and any arrears, over to the Association upon demand, monthly or on such other terms as the lease may provide for the payment of rents; and
f. reasonable legal fees incurred by the Association in enforcing the leasing provisions will be recovered from the unit owner.
3. Tenant's Certificate of Occupancy is enclosed herewith and the statements therein constitute representations which are a material part of this Notice and Offer to Lease. This Notice and Offer will not be deemed to have been received by Currier Woods Association until Tenant's Certificate of Occupancy has been furnished to Currier Woods Board Of Directors.
4. A signed copy of the lease between the Tenant and Owner Tenant must be submitted to the Board of Directors prior to the Tenant taking occupancy of the unit.
5. Tenant will not occupy the unit until the provisions stated herein have been complied with.
Dated: ____________________________________ and signed below.
Owner 1 Tenant 1
Owner 2 Tenant 2
Tenant’s Certificate of Occupancy
a. This form must be signed by the tenant listing all occupants and received by Currier Woods Condominium Association, c/o White & Katzman Property Management, 263 Main St., Suite 105, Old Saybrook, VT 06475, before the unit is occupied.
b. It includes a statement that a copy of the Rules and Regulations of Currier Woods (which can be obtained from the Management Agent) has been received, read and will be observed by the Tenant and occupants.
c. The fee for filing a Notice and Offer to Lease and Tenant’s Certificate of Occupancy with Currier Woods Association will be $50.00 per lease. Failure to file these documents with the Association prior to the lease start date will result in a fine of $100.00.
To: Board of Directors
Currier Woods Condominium Association, Inc.
c/o White & Katzman Property Management
263 Main St. - Suite 105
Old Saybrook, CT 06475
The undersigned, (1)______________________ and (2)______________________ proposed tenant(s) of (address) ________________________ at Currier Woods Condominium do state:
A. Tenant will occupy the unit as a (checkþ) primary residence o secondary residence o
B. The only other occupant(s) will be the following:
Relationship to Tenant
C. Tenant will notify the current Manager of Currier Woods, at the above address, in writing, of any change in the foregoing occupancy.
D. Tenant has received a copy of the Rules and Regulations of Currier Woods Condominium Association, Inc. from the unit owner.
E. By the signature(s) below, the Tenant(s) declare(s) that the Rules and Regulations of Currier Woods Condominium Association, Inc. have been received, read and will be complied with and observed.
Tenant Name 1 Tenant Name 2
Variance Approval Form
Unit Owner: _________________________________________________
Unit Address: __________________________ Email [optional] ________________________
Brief Description of Work to be performed: ________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________
Plans Submitted: ______________________ Y N (circle one)
Building Permit Submitted: ________________________ Y N (circle one)
1. Contractors must be licensed and insured with a certificate provided to Currier Woods showing the Association and/or the Currier Woods Tax District as an additional insured.
2. Any exterior work, such as replacing windows or doors, that effects the siding must be repaired by Turner Construction at unit owner's expense. This must be done to maintain warranties.
3. A copy of the license and insurance certificate must be furnished prior to any work commencing.
4. Disposal of any refuse is the unit owner’s responsibility. The clubhouse dumpster must not be used, violating this may result in fines.
5. This variance expires six months from date approved and must be re-approved before any work begins.
6. Submit completed form to: To: Currier Woods Condominium Association, Inc.
c/o White & Katzman Property Management
111 Roberts St. Suite G1
East Hartford, CT 06108
This variance expires six months from date approved and must be re-approved before any work begins.
Approved: ______________________________________ Date: ___________
Board of Directors
Denied: ______________________________________ Date: ___________
Board of Directors
Guideline for the Construction of Modifications to the Exterior of a Condo Unit
The following are the guidelines to be followed when constructing modifications to a condo unit including expansion into the Limited Common Area (hereinafter called the “Expansion Area”).
Extension And External Modifications Of Individual Units
1. Unit owner must be current in all condo fees, assessments, fines, etc. before any approvals will be given.
2. Adherence to State and Local building codes and regulations are the responsibility of individual owners.
3. Final plans are to be submitted to the Board for initial approvals on Appendix F: Variance Approval Form. In order to save the cost of an architect, the initial conceptual plans may be in the form of sketches, hand-written descriptions, etc. If the Board, in its judgment, determines that it needs to seek the expertise of its own consultant (architect, engineer, lawyer, etc.) to determine whether the application should be either approved or amended, upon prior notice to the Applicant, it shall do so and the Applicant shall be responsible for said consultants’ fees.
4. At the Board’s discretion, full detailed plans may be required by an architect and filed with the Board for final approval prior to commencement of construction. Upon completion, the Architect will certify to the Board that construction has been completed in accordance with the plans as presented to the Board.
a. The Board shall keep on permanent file a copy of all plans.
b. Resident shall be required to keep the plans on permanent file.
5. In all cases the unit owner will be held financially responsible for any and all debts, liabilities, and/or lawsuits incurred by the condominium association arising from and/or during the construction. Construction will be deemed completed when the project is finished and the area is completely cleared of all construction materials and debris and any repairs that may have been required per paragraph I.6 are completed. At the Board’s discretion, full insurance coverage may be required of the unit owner to protect the condominium association during construction. If required, proof of insurance must be submitted to the Board prior to construction. At the Board’s discretion, proof of bond or cash furnished may be required to guarantee the completion of the work.
6. The unit owner is solely responsible for all damage to any condominium property above and below the land surface including buildings, septic systems, soil, sod, landscaping, trees, pavement, etc. All repairs must be completed, at the unit owners’ expense as soon as possible, independent of any claim the unit owner may have against a third party. If required, the Board reserves the right to make any required repairs and bill the unit owner for said repairs subject to a 10% per annum interest rate.
1. A building permit (if needed), final plans, and prints and proof of contractor license and insurance must be submitted to the Board for final approval a minimum of thirty (30) days prior to start of any work.
2. Improvements may not cause any weakening of the existing buildings’ structures.
3. Privacy Walls – Additional walls may be added to rear of unit at locations determined by Board. They are to be six (6) feet high and fabricated in similar style, materials, and color as existing walls.
4. Balconies – If existing balcony is determined by CW Maintenance to require repair or replacement in whole or part, any work done by unit owner or his contractor will be reimbursed for materials only. Removal of old materials is the unit owner’s responsibility.
5. Carports – Windows may be installed to the sides of the carports as long as both sides are done simultaneously. The installation must match existing in style materials construction and in color. Carports may be converted to garages in similar manner.
6. No expansion area improvements shall interfere with septic systems or other utility services. If said services can be moved in accordance with state and local building and zoning statutes, codes and regulations, than applicant may have said services moved at his/her expense.
7. Improvements cannot be higher than the roofline of an existing adjacent unit.
8. New and replacement exterior siding necessitated by the improvement must be made to match existing adjacent siding in material, size, color and texture.
9. Improvements may include an enclosed room, however, in all respects, the exterior architectural style must be consistent with the existing Currier Woods Condominium structures.
10. Windows installed in improvements are to be of the same style and color as the existing windows.
11. Additional fireplaces may be included in improvements. Whenever possible, the chimneys to these new fireplaces should be made to run up existing chimney housings, however, in any event the chimneys must be encased in wooden chimney housings or in housing which match existing chimney housings. Cheshire building permits must be obtained.
12. No skylights may be installed on a roof which faces a roadway. One skylight may be installed on a rear roof.
13. As long as paragraph II.6 is complied with, solar panels may be installed on a rear roof.