Policies & Guidelines

Transcription

1 Policies & Guidelines Facilities Maintenance and Repair These Policies and Guidelines are provided by the Falconbridge Homeowners Association (FHA) Board of Directors to explain how the Declarations of Covenants are to be interpreted with regard to (1) the responsibilities, respectively, of FHA and individual homeowners for maintenance and repair of facilities within the community and (2) maintaining the integrity and the consistent look and feel of the community. (See the relevant sections of the covenants below.) Submitting a work order Homeowners may request new work orders and review current work orders through the Towne Properties website, Falconbridge-HOA.com. This is the most efficient manner to submit a work order as you can fully describe the area of repair needed and review its progress. You may also submit work orders through our Community Service Administrator: DanielleFlippo@towneproperties.com ). Unless it is an emergency situation, work orders are processed for repair completion within 7-10 business days. The resources of FHA, derived from monthly assessments of all homeowners, are to be used to maintain the common areas and to maintain and repair the exterior of individual townhouses, as required by normal usage and weathering. For example, external maintenance and repair includes roofs, skylights, gutters, downspouts, exterior building surfaces, decks, private patio walls, etc. Most such repair and maintenance functions are undertaken on a periodic basis. Currently, townhouses are re-roofed every twenty (20) years, repainted every six (6) years, and gutters are cleaned semi-annually. The Rules and Regulations of the Amended and Restated Declaration of Covenants read: Article VI Exterior Maintenance In addition to maintenance of the Common Area, the Association shall provide exterior maintenance upon such Lot which is subject to assessment hereunder, as follows: Paint, repair, replace and care for roofs, gutters, downspouts, exterior building surfaces, trees, shrubs, grass, walks, skylights and other exterior Improvements. Such exterior maintenance shall not include glass surfaces, ventilation equipment, heat pumps, chimneys, screenings or foundations. In the event that the need for maintenance or repair is caused through the willful or negligent act of the Owner, his family, or guests, or invitees, the cost of such maintenance or repairs shall be added to and become a part of the assessment to which such Lot is subject. Maintenance and repairs under this Article VI rise from normal usage and weathering, and do not include maintenance and repairs made necessary by fire or other casualty damage, which is controlled by Article I of these Declarations. Disclaimer: The purpose of this document, which supersedes all prior similar documents, is to expand on and clarify various aspects of the Association s covenants. In the case where this document and the covenants conflict, the covenants constitute the governing document. Facilities Maintenance and Repair Page 1 Revised January 10, 2017; reviewed January 2018

2 The individual homeowner is responsible for all interior maintenance and repair, as distinguished from FHA exterior responsibility. The FHA is not responsible for interior damage resulting from exterior causes unless the FHA fails to perform regularly scheduled maintenance or respond promptly to a request for unscheduled repair or maintenance or as otherwise noted in these Guidelines and Policies. SPECIAL NOTE: Homeowners are responsible for promptly reporting to FHA any urgent need for maintenance or repair outside the established schedule. FHA Responsibilities 1. Repair and replacement of deteriorated or damaged siding and trim; repair of holes in siding including those caused by animals. 2. Repair and replacement of roofs. Roof replacement may include, as necessary, sheathing and attic ventilation devices other than attic/roof fans. (See No. 14 under Homeowner Responsibilities.) 3. Repair and replacement of skylights. Leaking skylights are repaired and/or replaced by FHA once notified by the homeowner. Skylights that are damaged but not leaking will be replaced during the unit s scheduled re-roofing. 4. Repair and maintenance of all wooden deck floors/surfaces, steps, and railings, wrought iron gates, and private street lighting as originally installed by the developer. 5. Maintenance and repair of private patio walls, except where deterioration or damage is caused by settling of footings or foundations or by overgrowth of plants, trees, or shrubs within the patio. 6. Painting of exterior siding and trim, including outside and inside of patio walls. Where the inside patio wall has been painted by the homeowner (personal color or mural) the wall will not be painted by the FHA without the express permission of the homeowner. 7. Maintenance of all common sewer lines. 8. Scheduled cleaning of gutters and downspouts, and repair or replacement of same as necessary. 9. Repair and/or replacement of accessible subsurface drain lines from patios and downspouts, unless obstructed by homeowner plantings within residential patio or footprint. 10. Maintenance, repair, and replacement of parking areas, common walkways, and private streets. 11. In residential units with screened porches, FHA will paint the wall of siding inside the porch as well as the trim around the screens, unless the homeowner specifically requests that this not be done. 12. FHA is responsible for contracting with a termite inspection company to conduct annual inspections and to treat active infestations, but not to provide advance preventive treatment. It is the responsibility of homeowners to address repairs or changes identified by the inspection company, and to undertake any preventive measures that are indicated. FHA responsibility for exterior maintenance and repair attributable to normal usage and weathering does NOT include the following: 1. Repairs or replacements necessitated by casualty damage or loss (e.g., fire). FHA is responsible for maintaining a blanket insurance policy providing coverage of all residential units for fire and other enumerated casualties, with insurance proceeds available to address Facilities Maintenance and Repair Page 2 Revised January 10, 2017; reviewed January 2018

3 such casualty losses subject to any prescribed limitations or deductibles. (See No. 1 under Homeowner Responsibilities.) 2. Modification of or repair of damage attributable to original construction defects. FHA is responsible for maintaining and repairing the exterior of residences only in the condition in which they were originally designed, sited, and constructed. (See No. 2 under Homeowner Responsibilities.) 3. Maintenance or repair needs caused by homeowner negligence, abuse, or misuse of the property. (See No. 6 under Homeowner Responsibilities.) 4. In the event a homeowner does not undertake needed repairs or maintenance for which the homeowner is responsible, FHA may notify the owner of the need and specify a reasonable amount of time for the owner to accomplish the maintenance or repair. If the homeowner does not complete the specified maintenance or repair as directed, FHA may enter a contract for the work to be accomplished at the owner s expense; the FHA may employ contractors or agents of its choice to effect the repair or maintenance, and the homeowner shall allow access to the property at reasonable times to permit FHA, or its contractors or agents, to complete the needed repair or maintenance. 5. Structural damage caused by termite or other insect infestation. 6. Maintenance of water lines from meters to the City of Durham s main water lines within the boundaries of common land and/or easements is the responsibility of the City of Durham. Homeowner Responsibilities 1. Purchasing H06 insurance, following consultation with homeowner s insurance agent, for personal property and other potential losses not covered by FHA s master policy. 2. Modification of or repair of damage attributable to original construction defects including inadequate or improper flashing, inadequate or misdirected drainage devices, insufficient waterproofing of masonry construction, improper grading of ground within the footprint of a residence, and inadequate or defective foundation or footing preparation that results in sinking, shifting, or cracking of masonry construction and appurtenant structures, such as walls, floors, roofs, private patio walls, support columns, and patios. 3. Damage to ceilings due to leaking roofs or skylights. The FHA will reimburse homeowners up to $250 for repairs of ceilings damaged by leaking roofs. Before starting the work the homeowner must submit a work order for a ceiling inspection. After inspection the homeowner may initiate repairs. When repairs are complete, the homeowner should submit the paid invoice to Tails for reimbursement. 4. Maintaining, repairing, and replacing any heating and air conditioning units and any feeder and drain lines to and from such units, and any and all ventilation systems and their piping and attachments, including attic/roof fans. 5. Maintaining, repairing, and replacing all windows and doors (including both glass surfaces and contiguous integral framing provided by the manufacturer), storm doors, locks, door knobs, ornamental metal attachments, window screens, and screen doors. A proposal must be submitted to the Architectural Control Committee for approval by the Board of Directors before any replacements are purchased or installed. (See Architectural Control Policies and Guidelines.) Facilities Maintenance and Repair Page 3 Revised January 10, 2017; reviewed January 2018

4 6. Repair of damage to the residence, deck, courtyard, patio, patio wall, or common area caused by a homeowner s negligence, abuse, or misuse of the property. 7. Contacting FHA immediately regarding exterior damage due to animals or insects. Note: FHA does not remove animals or insects that enter chimneys, attics, crawl space, living space, or heating/ventilation/air conditioning systems (including attic/roof fans). are corrected and it was not a pre-existing condition, then the inspection company may aid with the correction. 17. Maintenance, repair, and replacement of sidewalks leading from common sidewalk to townhome, porches, and steps and driveways. 8. Maintenance and repair of all water lines from the city meter to the unit and all plumbing within the unit. 9. Service for all blockages of waste lines within the unit and from the unit to a common sewer line. The Homeowner is responsible for the following: 10. Removing debris and any form of blockage from the external cap of drains from patios. 11. Maintenance of and repairs to the interior of a residence, unless damage is caused by FHA negligence. 12. Maintenance and repair of area under a townhouse, including water intrusion or drainage problems in crawl space, unless damage is caused by FHA negligence. 13. Maintenance, repair, and replacement of any overhead garage doors; FHA will paint exterior surfaces of such doors. 14. Maintenance of all electrical fixtures, including attic/roof fans, and lines from the meter into each unit. 15. On units with screened porches, the homeowner is responsible for the screens and the floors of the porch. 16. Making their unit available for termite inspection and correcting all identified problems. If problems are found after the issues Facilities Maintenance and Repair Page 4 Revised January 10, 2017; reviewed January 2018

5 Falconbridge Homeowner and FHA Responsibilities for Facilities Maintenance and Repair MAINTENANCE OWNER FHA Air Conditioning Unit (interior and exterior) Brick Porch Brick Walls and Brick Steps (general exterior maintenance) Building (Internal Structural Elements) Building (Foundations) Building (Damage due to neglect) Building (Structural Defects and the Associated Repairs) Chimney Non-structural exterior components (exterior trim and siding) and Cap Chimney Structural components (anything inside the trim and siding boards) Concrete Patio Pad Concrete Steps Crawl Space Door & Framing Decks, wood porches, and the attached stairs (non-structural) Decks, wood porches, and the attached stairs (structural) Deck Railings Driveways Exterior Building Surfaces trim, siding boards, deck boards, wood railings and stucco exterior on patio walls Exterior Door Bells and Buzzers Exterior Door Frame and Sill Exterior Door Trim Exterior Door Hardware (including knobs and locks) Exterior Doors Painting (unless color modified) Exterior Doors Replace Exterior Doors Weather Stripping Exterior Hand Rails Exterior House Number Exterior Siding and Trim (repairs, replacement & painting) Garage Door Painting Garage Door Replacement Gutters, Downspouts, Splash Blocks Electric, Gas, Phone & Cable lines Exterior Hose Bib and Faucets Fence (Original) Replacement ( Bayswater) Heating Unit (interior and exterior) Insurance (Master Policy Premiums) Insurance (Master Policy - $5,000 Deductible) Insurance (Renter's Insurance & HO-6 Policies) Interior Fixtures and Equipment Mailboxes (clusters) Mailbox Keys Porch and Backyard Lights Roof Exhaust Fans Roof/Shingles (structure/garage/porch) Roof Vents (built in) Screen Doors Septic line (Building to Common Line) Sepic Line (Common Line to City Connection) Sidewalks in the Common Areas Skylight Replacement (due to leaks, cracks) Storage Closets Exterior Storage Closets Exterior doors Storage Closets Interior Street (Front Yard) Lights, Posts, Fixtures and Bulbs Stucco Walls (routine exterior maintenance and painting) Termite Damage Termite Inspection (exterior re-treat policy only) Vandalism Damage Window Glass and Frames Window (Exterior trim) Window Screens Approved October 20, 2014