RIVERS EDGE CONDOMINIUM ASSOCIATION MAINTENANCE RESPONSIBILITIES This Policy Document outlines the separation of responsibilities between the Rivers Edge Condominium Association (RECA) and the Unit Owners in regards to the repair, maintenance and replacement of basic condo building elements. In developing this Policy, which supersedes all previous such Association Documents, emphasis was placed on the interpretations and definitions of said elements as found in the Rivers Edge Declaration of Condominium Ownership (recorded May 22, 2003 in Boone County) and on the duly established policies of other Zentz Condo Associations as well as on the Illinois Condominium Property Act. In essence, the elements of condominium real estate consist of both Common Elements and Limited Common Elements. Common Elements are those that are shared by all unit owners beyond the individual unit buildings; lawns, trees and other vegetation, the sanitary sewer system, etc. Limited Common Elements are those elements which are contiguous to the individual condo units and limited to the personal use of the condo owners. These include such items as attached decks, patios, sidewalks adjacent to the condos, driveways, front porches, and shrubs and plants within the chips areas. The Association is responsible for the repair, maintenance and replacement of Common Elements; landscaping, gardening, snow removal, grass cutting, etc. It is likewise responsible for the repair and replacement of roofs, exterior brick walls, gutters and downspouts and soffits, all of which are integral condo unified elements. The Unit Owners are responsible for the repair, maintenance and replacement of the Limited Common Elements as listed above. Details and specifics related to the various element items in question and the parties responsible for the maintenance, repair and replacement of each are as shown on the following pages. Board Approved: October 25, 2012 William J. Schultheis President
OUTLINE OF CONDO MAINTENANCE RESPONSIBILITIES RIVERS EDGE CONDO ASSOCIATION (RECA) AND CONDO UNIT OWNERS Maintenance, repairs and replacements of the Limited Common Elements may be assessed in whole or in part to Unit Owners benefited thereby and further, at the discretion of the Board, it may direct such Unit Owners in the name and for the account of such Unit Owners to arrange for such maintenance, repairs and replacements, to pay the cost thereof, and to procure and deliver to the Board such lien waivers and contractor s.statements as may be required.. Section 17, Para 2. Rivers Edge Declaration of Condominium Ownership Roof: Damaged shingles and rain leaks will be repaired by RECA. Interior damage resulting from leaks such as wall or ceiling discoloration is the responsibility of the Owners. Replacement of the entire roof shingles when needed in time will be accomplished by RECA in accordance with the established 2012 Reserves Fund Policy Gutters, Down Spouts and Soffits: Repair and/or replacement are RECA responsibility. Gutter cleaning is Owners responsibility. Exterior Bricks: Cracks in bricks, loose mortar, water seepage, etc. will be repaired by RECA. Exterior Light Fixtures: Replacing light bulbs and glass in the entrance door and garage light fixtures is the Owners responsibility. If one of these is accidentally damaged beyond use it can be replaced by the Owner with the identical light fixture from the back deck area. A new fixture for the back deck should then be obtained consistent in style and color to the original. When it becomes necessary to replace all condo exterior lights because of age and normal deterioration RECA will be responsible for the new fixtures. Exterior Entrance Doors: RECA is responsible for the outer surface of these doors, both hinged and sliding, and will make repairs as required due to any possible element damage. With age and color fading RECA will repaint any such doors so affected. Owners are responsible for the repair and/or replacement of the hardware associated with these doors (hinges, handles, locks, etc.). The thermo pane glass which is likewise Owner responsibility may be covered by manufacturer s warranty should it cloud over.
Storm/Screen Doors: RECA is responsible for the repair/and or replacement of these doors resulting from normal wear and age. If it is determined by the Board that neglect and/or misuse caused damage to a storm door then the Owner will be responsible for its repair or replacement. Also, Owners are responsible for the screens and all door hardware such as locks, handles and door closers. Garage Door: The outside surface of the garage door is RECA responsibility and when due to age and color fading it will be repainted. Since the condo Owner has exclusive use of their own garage door and its operation, they are responsible for the repair and/or replacement of all operating mechanisms including hinges, motor, chain, rollers and track guides, and the electrical system. Decks and Patios: Deck boards, railings, stairs and the support structure of a deck, and all components (pavers, stone walls, stone grilles, etc.) of a patio are the responsibility of the Owners to repair and replace as deemed necessary. The Owner s exclusive use of such Limited Elements requires that they maintain them after normal wear and tear of the materials. Replacement of an entire deck or patio must be similar to the original in style and color and have Board approval. Foundation Exterior: Damaging cracks appearing in the exterior foundation wall of a condo will be repaired by RECA. Interior cracks appearing in the basement walls are the responsibility of the Owners to repair. Inside water seepage resulting from such cracks is likewise Owner responsibility to take care of. Sidewalks (Condo Property): Concrete sections with serious cracks, surface deterioration or ones that have settled are the Owners responsibility to have them repaired or replaced. RECA can help coordinate the work of all such condo walks needing repair at any given time in order to achieve best prices and to assure the use of certified contractors performing the work. RECA will pay the charges and then bill the affected Owners. Concrete walks that have been replaced with paver blocks are likewise Owner responsibility. Concrete Porches: Cracks and/or surface deteriorations are the responsibility of the Owners to have repaired. As with damaged sidewalks RECA can assist an Owner in arranging for a certified contractor to perform the work and will then bill the Owner accordingly. Wrought Iron Handrails: Repair and/or replacement are Owners responsibility. Style of any replacement unit and any repainting must be similar to original. Skylights and Tube Lights: Repair due to a water leak around one of these items is Owner responsibility including any surface staining on interior ceilings or walls. RECA can arrange for a roofer to perform the work if requested and then bill the Owner accordingly. Not all condos have skylights or tube lights making it unfair for residents without these to have to support such repairs with their monthly assessments should RECA be designated the responsible party.
Windows: It is difficult to imagine that a window would ever become so worn or worn out that it would require complete replacement. However, should such ever be deemed necessary it will be taken up by the Board at the time with coverage based on age and other possible factors. If it is determined that neglect for the care of the window or misuse of it took place then the Owner in question will be responsible for any repair or replacement required. Hardware components may in time require adjustment and/or possible replacement (handles, locking devices, extension brackets, etc.). These become the responsibility of the condo Owner to either repair or replace them as needed. Air leakage through the thermo pane seal (clouding) is covered by the manufacturer s warranty after which it is the responsibility of the Owners to have the glass within the frame replaced. Driveways: Repairs to eliminate cracks or settling of the surface are the responsibility of the Owner. Resident condo Owners have exclusive use of their own driveways and based on how many cars they have that daily traverse their drives determines how well and how long their driveway surfaces hold up. It is logical, therefore, to conclude that each particular Owner should be responsible for the maintenance status of their particular driveway. Eventual removal and replacement of the entire driveway due to age deterioration (after some 20 plus years) is also the Owners responsibility. Note: In order to maintain uniformity in a timely manner throughout the community all driveways will be resealed by RECA every two or more years. Mail Boxes: Repair and/or replacement of these boxes are RECA responsibility. Exterior A/C Compressor: Owners are responsible for any inspections, cleanings or repairs of these units outside their condos. Trees, Shrubbery and Grass in Common Area: All growing items (trees, shrubbery, plants, etc.) located in the open grass common area are the responsibility of RECA to maintain and replace as necessary. Owners may not add any trees or plant material in this general and open Common Area without Board approval. Trees and Plants in the Chips Areas : These so-called chips areas are defined as those that are (1) adjacent to the exteriors of the condo buildings (approximately three feet out) as well as those (2) that were either added by the Developer or approved by the Board (both after occupancy), e.g. berms in certain back yards and existing sections around trees in front yards that were enlarged and enhanced with further plant material. All vegetation existing within the chips areas adjacent to the condos is the full responsibility of the individual condo Owners to maintain. Vegetation in the other chips areas (berms and front yard sections) which are normally shared by roof-mate Owners, or next-door condo Owners, becomes their joint responsibility to maintain. Removal, replacement and addition of plants in these various areas are by choice of the Owners involved. While innovation is encouraged overall appearance and suitability of material should be sought. Also, dead and dying plants should be removed and not left to decay in the ground.
Window Wells: Owners who have these wells are responsible for their cleaning and maintenance. This includes the basement windows there and the screens on them. If water seeps into a basement by a window well the Owner shall be responsible for any damage resulting from it. It is strongly suggested that plastic covers be installed on these wells where they exist to prevent rain water and rodents from entering the wells. Notes: (1) A Unit Owner responsible for an item needing repair and/or replacement must have such taken care of within a reasonable amount of time especially if the item is unsightly and in clear view of the neighborhood. If it is not accomplished as required, or in a timely manner, the Association may make its own arrangements to have the necessary action taken and then charge the Owner for the cost involved. This includes items of Owner responsibility that have deteriorated, been broken or have become nonfunctioning. (2) Any area of maintenance responsibility shown in this Policy that in an Owner s judgment is insufficiently defined, a possible source of misinterpretation or just generally questionable when the repair or replacement of a condo element is imminent will have their concern thoroughly reviewed by the Board which in turn will make the final decision in the matter.