Introduction. Article VI (From the Declaration) Exterior Maintenance. Article X (From the Declaration) Use Restrictions. Owner Responsibilities

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1 Guidelines for Determining Exterior Maintenance Responsibilities Salem Village HOA and Property Owners Approved by Board August 19, Reaffirmed by Board with minor updates January 21, 2016 Introduction The Declaration, one of the governing documents of Salem Village outlines the responsibilities of the HOA in maintaining the exterior of villas, of the lots, and the common areas. Article VI of the Declaration outlines the responsibilities assigned to the HOA regarding exterior maintenance. The HOA through the resolution process is given the responsibility of interpreting this section. The Board may also add to the maintenance services not specified in this section of the Declaration. Article VI (From the Declaration) Exterior Maintenance In addition to maintenance upon the Common Area, the Association shall provide exterior maintenance upon each Lot which is subject to assessment hereunder, as follows: paint, repair, replacement and care of roofs, gutters, downspouts, exterior building surfaces, trees, shrubs, grass, walks, sprinkler system and other exterior improvements. Such exterior maintenance shall not include glass surfaces. The Association shall have the right, but not the obligation, to provide treatment for the prevention or elimination of termite infestation. In the event that the need for maintenance or repair of a Lot or the improvements thereon is caused through the willful or negligent acts of its Owner, or through the willful or negligent acts of the family, guests, or invitees of the Owner of the Lot needing such maintenance or repair, the cost of such exterior maintenance shall be added to and become part of the assessment to which such Lot is subject. Article X (From the Declaration) Use Restrictions Section 6: Maintenance. Following the conveyance of a Lot by the Declarant, each Owner thereof shall be obligated to maintain the Lot and all improvements thereon in good condition and repair, except for such maintenance as is the responsibility of the Association pursuant to this declaration. If the Owner shall fail to do so, either the Declarant or the Association, after giving such Owner at least ten (10) days' written notice, shall be authorized to undertake such maintenance at the Owner's expense. Entry upon an Owner's Lot for such purpose shall not constitute a trespass. If such maintenance is undertaken by the Association, the charge therefore shall be secured by a lien on the Lot and added to and become a part of the Lot assessment installment next due and payable by the Owner. Owner Responsibilities Responsibilities not assigned by the Declaration or other governing documents or by a Board resolution that assigns the maintenance responsibility to the HOA are the Owner's responsibility. The purpose of this document is to clarify the responsibilities of the HOA and the responsibilities of the Owner. This document should strengthen the HOA and provide consistency for succeeding Boards of Directors.

2 2 VILLA EXTERIOR STRUCTURE Roof HOA - HOA - Repair, replacement, and periodic cleaning as deemed necessary. Owner - Roof surfaces that are not part of the original structure are the owner's responsibility. Damages caused by walking on roof - Owner If the owner or others with the owner s permission walk on the roof and damages occur, the owner will be responsible for repair costs. Only Arry's or a designated vendor selected by the Board is permitted to make roof repairs. (This does not include roofs added by owners.) Fascia (original fascia only) HOA - Repair, replacement, and paint. Exterior walls HOA - Periodic repair of minor cosmetic cracks and painting. Exterior walls - Owner Cracks caused by structural and/or foundation problems. Major repairs are the responsibility of the owners. (Owners are required to carry Insurance Form #3 policy.) Party walls (common walls) Main entrance door area (Side Door) HOA Owner HOA- The HOA will repair minor cosmetic cracks and paint the lanai common wall and the upper part of the common wall on offset buildings. Owner - As per the Declaration the owners (2) share the responsibilities for the party wall. HOA Owner HOA - The HOA will paint the walls, door, and ceiling of the enclosure. Owner - The owner is responsible for the repair and maintenance of the floor and the door. Lanai enclosure HOA Owner HOA - Periodically, the HOA repairs cosmetic cracks and paints the block wall and the common wall. Owner - The lanai cage structure, screening, doors, and floor are the responsibility of the homeowner. The maintenance of the screen drainage outlets also are the owner s responsibilities. Screens - Owner All windows, door, lanai, and other screens are the responsibility of the owner.

3 3 VILLA EXTERIOR STRUCTURE (CONTINUED) Door replacement and repair HOA Owner HOA - The HOA paints the exterior surface of the garage and exit doors. Owner - The replacement and repair of exterior doors, garage door, and sliding glass doors are the responsibility of the owner. The owner is also responsible for the maintenance of custom doors and storm doors. This includes painting, if any paint color other than the standard HOA paint is selected and approved for use by the Board. Windows - glass - Owner Owners are responsible for the replacement of all glass. Window- Replacement and repair of frames - Owner Replacement windows or repair of window frames are the responsibility of the owner. The HOA does not paint aluminum window frames. Gutters and downspouts HOA (Installed by U.S Homes) Owner (Installed by current or previous owners) HOA - The HOA will be responsible for the repair and replacement of gutters and downspouts installed by U.S. Homes. (Documentation must be provided.) The HOA will no longer be responsible for gutters and downspouts upgraded by the owners. The HOA will be responsible for standing water conditions on the common property. Owners - If the gutters and downspouts were NOT installed by U.S. homes, the owner is responsible for repair and replacement of gutters and downspouts. The owner is responsible for standing water conditions on his/her lot. Gutters and downspouts - Cleaning - Owner Cleaning of gutters and downspouts is the responsibility of the owner. Exterior electrical lights - Owner Selection, installation and maintenance of exterior lights, including replacing of light bulbs, are the responsibility of the owner. If the owner chooses to replace the light fixtures, the HOA guidelines must be followed. Exterior electrical outlets and electrical services - Owner Repair and replacement of exterior electrical outlets is the responsibility of the owner. If there is an interruption of electrical service, the owners must work with the utility company or a licensed electrician.

4 4 VILLA EXTERIOR STRUCTURE (CONTINUED) Exterior water faucets and water service - Owner Repair of replacement of exterior water faucets and the main shutoff valve is the responsibility of the owner. (If there is an interruption of water service, the owners must work with Pinellas County Sewer Department or a licensed plumber.) Exterior sewers - Owner The maintenance of exterior sewer is the responsibility of the owner. If there is an interruption of sewer service, the owner must work with a plumber or the Pinellas County Sewer Department. Atriums HOA Owner HOA - The HOA will paint the walls of the atrium and repair the original gutters and downspouts. Owner - The maintenance of the underground drain system and any vegetation is the responsibility of the owner. The owners are also responsible for cleaning of the atrium gutters and downspouts and repair of screens. Underground drain pipes HOA Owner HOA - The HOA is not responsible for the maintenance or replacement of the underground drainpipes located on an owner's Lot. The HOA will not be responsible for installing drain-pipe extensions. Owner - If the owner determines underground drain pipes are in need of maintenance, it is his/her responsibility. Sidewalk (Private) HOA - The HOA is responsible for the repair or replacement of private sidewalks. At the discretion of the Board, cement surfaces may be power washed. Owners may power wash his/her sidewalk at any time. Sidewalk (Public) HOA - The HOA is responsible for the repair or replacement of the public sidewalks. At the discretion of the Board, cement surfaces may be power washed. Driveway apron HOA - The HOA is responsible for the repair or replacement of the driveway apron. At the discretion of the Board, cement surfaces may be power washed. Driveway (From the public sidewalk to the villa.) - Owner The owner is responsible for the repair, replacement, and cleaning of the driveway.

5 5 EXTERIOR GROUNDS LANDSCAPE MAINTENANCE 1. The HOA provides a BASIC level of landscape services. Owners may wish to add to the "basic level" to beautify and make their villa more distinctive. 2. The HOA maintains vegetation that was part of the original landscape plan for the community. 3. Vegetation added by the current or previous owners that are not part of the original landscape plan is the responsibility of the Owner. Grass HOA - During the summer schedule the grass is cut weekly and during the winter schedule it is cut bi-weekly or monthly. (Important: Mowers must have clear passage between trees, bushes, flower bed, etc.) Fertilization, weed control and insect control of grass are periodically performed. Raking of Grass - Owner The Owner is responsible for raking grass. Replacing Grass HOA Owner HOA - If the grass is not in good condition, the HOA may replace the grass providing growth is feasible. Decisions will be based on standards and availability of funds. Only the grass on the owner's property will be replaced and not the reserve. Grass located in the triangle between the driveway aprons, may be replaced with grass or cement. Owner - Responsibility for replacing grass: 1. Owner would like to change landscape patterns. 2. Owner wants a higher standard of grass. 3. Villa additions/improvements requiring new grass. Mulching the Lot beds - Owner The owner is responsible for mulching the Lot and maintaining the planted beds. Bushes HOA - HOA trims, fertilizes periodically, and may replace original bushes. Palm tree trimming HOA - Palms are periodically trimmed and possibly fertilized. (Plantings or objects placed below the tree may be damaged because of falling fronds or pods.)

6 6 EXTERIOR GROUNDS IRRIGATION Other tree trimming HOA Owner HOA - Annual trimming includes: 1. Raising the canopy. 2. Trimming branches away from the villa to provide for annual growth as determined by the HOA. Owner - If an owner wishes to have more of a tree trimmed, the additional trimming becomes his/her responsibility. Tree removal HOA Owner HOA - Removal of dead or diseased trees and stump grinding, where feasible. Owner - Trees removed for all other reasons and stump grinding, where feasible. Irrigation of vegetation HOA - Watering the vegetation depends on Pinellas County regulations. Normally, watering is done twice weekly on different days. When watering restrictions are in force, watering is limited to once weekly, but twice on the same day. Repair of the irrigation system Changes to landscape patterns or villa improvements HOA - The irrigation system is inspected once monthly, but if an owner identifies a problem, he/she should contact the Property Manager. - Owner If an owner wishes to make improvements to the grounds or to the villa that require the HOA to change water lines or heads, the owner will be charged for the cost of the change(s). Only the HOA's contractor may repair or make changes to the irrigation system. Broken irrigation heads - Owner If an owner or guest breaks an irrigation head, the owner will be charged for the cost of the repair.

7 7 EXTERIOR AND INTERIOR PEST CONTROL Animals digging in the shrubs, lawn, or under the foundation - Owner Owners are responsible for filling the holes and making repairs. Lawn pest control HOA - Periodic spraying for lawn pests. Termite inspection and prevention Interior insect inspection/prevention - Owner Termite inspection and prevention is the responsibility of the owner. - Owner Insect inspection and prevention is the responsibility of the owner. Animals in the attic - Owner The owner or company hired by the owner may need to trap the animals. There is a utility box that covers the air conditioning line to the attic where animals can access the attic. Owners are responsible for closing this access. VILLA INTERIOR Interior utilities - water, electricity, and sewer - Owner The owner is responsible for the utilities. Roof leak HOA Owner HOA - If there is a roof leak, contact the Property Manager. The HOA has a 20-year warranty against leaks covered by Arry's Roofing. The Property Manager will coordinate the repairs.) Owner - The owner is responsible for repairs due to wind, lightning, or falling trees. The owner must carry an HO-3 insurance policy. Damage caused by water intrusion - Owner Damages caused by the intrusion of water are the responsibility of the owner. Owners need to be aware of the coverage in their insurance policies.

8 8 MISCELLANEOUS REPONSIBILITIES OF OWNERS Homeowner's Policy Form #3 (HO-3) HOA Owner HOA - The HOA carries insurance on the common areas only and does not have insurance coverage on individual villas or lots. Owner - The owner is responsible for purchasing a comprehensive insurance Form #3 (HO-3) policy on the villa and lot. (Not Condominium Insurance) Changes or alterations to the villa or landscape patterns - Owner Prior to changing or altering the exterior of the villa or changing landscape patterns, the Owner must submit plans to the Board of Directors and receive prior approval. Access to the Roof - Owner Owners have limited access to the roof for the purposes of cleaning gutters, chimneys, and dryer vents. Individuals should only walk on the tile near the maintenance area. The integrity of the roof and the 20-warrantv must be maintained. Basic Cable HOA Owner The HOA will provide basic cable service to all Salem Village Residents through December 31, Effective January 1, 2017, it becomes every owner s responsibility to chose and contract with the carrier of his/her choice. Gate or electronic opener Rules and Regulations of the HOA and the Pool. Reporting maintenance needs - Owner A new owner must notify the Ridgemoor Master Association of his/her name and address to be added to the Gate Directory. In the event of any difficulties with the electronic gate opener, also contact the Ridgemoor Master Association. - Owner Owners are expected to follow all Rules and Regulations of the HOA, as well as the Pool Rules. The HOA Rules and Regulations and the Pool Rules can be found on the website: To obtain a password, contact the Property Manager. - Owner An owner requiring maintenance that is covered by the HOA, must utilize the Maintenance Request from on the website: Owners who do not have access to the Website may phone the Property Manager.

9 9 MISCELLANEOUS REPONSIBILITIES OF OWNERS (Continued) Rules and Regulations of the HOA and the Pool. - Owner Owners are expected to follow all Rules and Regulations of the HOA, as well as the Pool Rules. The HOA Rules and Regulations and the Pool Rules can be found on the website: To obtain a password, contact the Property Manager. Reporting maintenance needs - Owner An owner requiring maintenance that is covered by the HOA, must utilize the Maintenance Request from on the website: Owners who do not have access to the Website may phone the Property Manager. Pets - Owner Owners must comply with the pet regulations in the HOA Declaration: Pet limits: One dog, maximum weight of 25 pounds Dog waste must be cleaned up by the owner and dogs must be on a leash. Be courteous: Barking can be a nuisance to neighbors Mailbox and post - maintenance, repair and replacement HOA Owner HOA - Responsible for the replacement and repair. Owner Owners are responsible for cleaning the mailbox annually according to instructions provided by the HOA. Nothing may be attached to the mailboxes or post and nothing may be planted at the base of the post. Owners are responsible for any damage caused by themselves or their guests.