Introduction

Welcome to Plumtree Heights. This booklet has been prepared

by the Association in order to provide a condensed and convenient
information source that will be of assistance to you.

There are six sections in this booklet: (1) Responsibilities;

(2) Operation of the Condominium; (3) Rules and Regulations; (4) Unit
Owner Maintenance, Repairs and Replacement Standards; (5) Unit
Owner Responsibilities; and (6) Leasing Policy.

You are encouraged to carefully review this booklet to ensure

your safety and comfort as well as that of your neighbors and guests.
It is not intended to replace the Declaration and/or By-Laws of the
Association but does replace all other previously published materials.

The “original” Plumtree Heights condominium units were built

in the early 1970’s. There are 96 townhouse units in 16 buildings, 41
garage units in 7 detached buildings, a community building, children’s
playground and basketball court.

The New Plumtree Heights Condominium Association, Inc.

(148 units) and The New Plumtree Heights II Condominium
Association, Inc. (31 units) are separate associations. We share
responsibilities for our common roadways, playgrounds and pool.

The Association has a web site: www.PlumtreeHeights.com

Notices and updated information are posted on the web site.

Living in a condominium represents a choice where there are

trade-offs relative to your rights “to do your own thing” and adhering
to the rules and regulations. Our expectation is that this booklet will
help you understand your responsibilities as a unit owner.

The Board of Directors

March 2018
 Responsibilities
Plumtree Heights is a “common interest” community. All Unit
Owners, tenants, mortgagees and occupants of units shall comply with
the Declaration, By-Laws and all Rules and Regulations adopted by the
Board of Directors.

There are rules and general prohibitions contained in the Declaration

and By-Laws of the Association that restrict the use, alienation or
occupancy of units, Common Areas and Limited Common Areas.
They must be adhered to in order to maintain the uniform and attractive
appearance of the condominium design as created.

Each Unit Owner owns his/her individual unit as well as an interest in

all the Common Areas and Limited Common Areas. All Unit Owners
are members of the Association and share the concerns and
responsibilities with all other Unit Owners.

Unit Owners:

The use of a unit is limited to occupancy by single families. No

industry, trade or commercial activity shall be permitted.

No Unit Owner will do anything or keep anything in his/her unit which

will result in the cancellation or increase the rate of the Association's
insurance. Unit Owners must follow all laws, zoning ordinances and
regulations of Town, State and Federal jurisdictions.

A Unit Owner is responsible for the maintenance, repair and

replacement of elements contained within their unit (see the standards
in the last section of this booklet), their own private property, all the
space lying within the unit such as walls, plumbing and plumbing
fixtures (sinks and toilets), electrical wiring, receptacles and switches,
lighting fixtures, windows, screens and doors as well as all services for
their individual unit such as heating and air conditioning, and
appliances,

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Common Areas:

Common Area is any property owned by all the individual Unit Owners
in an undivided interest, including the grounds, parking areas,
roadways and recreational facilities.

The Association has responsibility to repair and maintain all buildings,

streets, exterior walkways, and grounds. Any matters related to these
areas are handled by the Board of Directors and the Managing Agent.

Any action by a Unit Owner or Resident that affects the external

appearance or jeopardizes the soundness, safety, or value of the
Association's property must have the prior written approval of the
Board. Without approval, any restoration that may then be required
will be at the expense of the Unit Owner.

No one shall obstruct or store anything in the Common Areas. These

areas should be kept free and clear of rubbish, debris and other
unsightly materials and items.

The Common Areas are to be used only for the purposes for which they
were designed. No roadways, parking or landscape areas are to be used
for recreational purposes.

The Board contracts with numerous vendors for services such as lawn
maintenance and care, snow plowing, refuse removal, painting and
wood repairs, cleaning and maintenance, etc. in order to make Plumtree
Heights a special place to live.

Your cooperation in helping keep the entire property in good condition

is anticipated, expected and appreciated.

Limited Common Areas:

Limited Common Area is property that has been Limited by the

Declaration for the exclusive use of an individual unit, including decks,
garages, stoops and steps, and chimneys.
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 Operation of the Condominium

Board of Directors:

The Board of Directors is the governing body for Plumtree Heights and
is comprised of nine Unit Owners who volunteer their services. They
are elected to direct and control the operation of the Association.

The Board has the responsibility to interpret, enforce and change the
rules as needed. Violations of the rules and regulations can result in
warnings, fines and/or legal action.

The Board appreciates your cooperation in helping to make Plumtree

Heights a special place to live. If you have any questions regarding any
of the information in this booklet or the rules and regulations, please do
not hesitate to contact the Managing Agent.

Board Meetings:

The Board meets the third Wednesday of each month starting at 7:30
p.m. at the Community Building. There are no meetings in July or
December. There is a bulletin board at the Community Building
which is used to post notices for all Plumtree Heights Residents.

Unit Owners may request to attend a Board meeting and are welcome
to remain and observe the business session. Contact the Managing
Agent to request attendance at a Board meeting.

An annual business meeting, open to all Unit Owners, is held each year
in June. Notification is provided in advance. Occasional special Board
meetings are also held at the Bethel Municipal Center.

There is a bulletin board to the right of the mailboxes at the community

building for posting of notices. Notices are also sent by email to those
who provide a current email address.

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Management:

A professional Managing Agent is contracted by the Board to

administer the operation of the Association. The Managing Agent is
empowered to perform duties and provide services authorized by the
Board. The Board may delegate to the Managing Agent such powers
as may be necessary to carry out the function of the Board.

The Managing Agent's duties include payment of bills, the collection

of Common Charges, preparation of the annual budget for Board
approval, and the management of general repair and upkeep of the
buildings and grounds. The Managing Agent receives all instructions
from the Board and obtains their approval before awarding a contract.

The Managing Agent's are: Mellin & Associates LLC. They can be
reached between 9:00 am - 5:00 p.m. at:

(203) 938-3172

An answering machine is used by the Managing Agent after business

hours. If you have an Emergency Situation, call: 203-733-5128.
Leave a message with the Managing Agent regarding the details of any
emergency situation.

Association Requests:

The Managing Agent's responsibilities include responding to written

requests for general repair and maintenance of the buildings and
grounds, the Common and Limited Common areas. Major and minor
problems should be reported directly to the Managing Agent.

All matters of concern to a Unit Owner (including repair requests)

should be directed in writing to the Association at:

Original Plumtree Heights Owners Association, Inc.

1 Nature View Trail
Bethel, CT 06801

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Common Charges:

Common Charges are paid by the Unit Owner and are the funding with
which the condominium operates. Common Charges are due on the
first of each month. Common Charges received after the fifteen (15th)
of the month will result in a late charge of fifty ($50.00) dollars.

No monthly statement is sent unless there is an outstanding balance.

All checks must be made out to the Association.

The amount of Common Charge (or Assessment) for each Unit Owner
is determined by the “type” of unit: A-Large three bedroom; B-Small
three bedroom; C-Two bedroom. Garage units are charged separately.

Common Charge Default:

State law dictates that Common Charges may not be legally withheld
for any reason. Uncollected Common Charges affect every Unit
Owner. In the event a Unit Owner is in default of payment of Common
Charges, the Association has the right and duty to initiate proceedings
to recover Common Charges.

The Unit Owner shall be obligated to pay any expenses, including

attorney fees incurred by the Association, in any proceeding brought to
collect any unpaid Common Charges. Continued delinquency subjects
the Unit Owner to a lien or to legal action including foreclosure.

After sixty days, the Association will have its attorney send a written
demand for payment. After ninety days, the Association has adopted a
standard policy to begin a foreclosure.

Fines:

The Board has the power to levy warnings and fines against Unit
Owners for violation of rules and regulations. The minimum fine is
twenty-five ($25.00) dollars per occurrence. Each day a violation
continues after notice shall be considered a separate violation.

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Report any violation in writing to the Managing Agent providing the
names of those involved, location, time and date and description of the
violation.

Any warning or fine may be appealed by the following procedure:

(a) The Unit Owner can request in writing within ten working
days of the warning or fine to appear before the Board.
(b) The Board will arrange a mutually convenient hearing date
with notification to the Unit Owner by U.S. Mail.
(c) The Unit Owner or their representative must be prepared to
present their response in person for review on the hearing date.
(d) Collection of any fine due is suspended until the hearing date,
at which a quorum of the Board must be present. The Board will
decide by a simple majority the disposition of the hearing.

Insurance:

The Association has a master insurance Policy # 8106D12808 from

Greater New York Insurance Company. The anniversary date of the
coverage is May 22nd.

The policy provides for public liability and for loss and damage to
buildings and to the grounds and recreation facilities. The policy
excludes a number of endorsements. The policy does not cover
betterment & improvements to basements. For more information, see
the two page Insurance Coverage document.

Any damage caused by fire or accident, or slip and fall incident, must
be reported in writing to the Managing Agent within five (5) business
days of the occurrence.

The Association has a $5,000 deductible. You should check with your
personal insurance carrier to make sure that the deductible is covered
under your HO6 Owners Policy.

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Unit Owners must have additional coverage for personal property and
liability and loss assessment coverage of at least the amount of the
deductible on the Association's insurance policy. Such coverage can
be purchased through your own insurance agent. Evidence of such
insurance shall be provided to the Association by Unit Owners upon
request of the Association.

Insurance deductibles attributable to damage or loss to any Unit or the

Common Elements shall be assessed against the Unit or Units in which
the damage or loss originated, as determined by the Executive Board,
as a Common Expense attributable to fewer than all the Units,
following Notice and Hearing.

The Association's Insurance Agency is:

Johnson-Stevens-Curran Agency, Inc.

30 Main Street, Suite 302
Danbury, CT 06810
203-743-2844

Mortgage Information:

Mortgage companies ask Unit Owners for proof of the Association's

insurance.

A "Certificate of Insurance" can be obtained from the Association's

Insurance Agent.

The Association maintains a book titled "Mortgage of Units" listing all

mortgages. A Unit Owner who mortgages his/her unit is required to
notify the Association of the name and address of the mortgagee.

Landscaping:

The Association hires a professional landscape firm (Ellis & Sons) to

provide summer lawn maintenance. In the Spring, (after April 1st), all
loose debris, sand, leaves and branches are cleaned up.

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Lawn mowing begins no later than April 15th and ends approximately
November 30th. Lawn mowing includes cutting grass, pick-up/clean-
up/removal of clippings. All sidewalks, steps, stairs and parking areas
are blown clean.

The Contractor is required to remove items left by Residents on

common elements including under decks. All areas under decks are
kept clear of weeds and debris.

A separate lawn care company provides chemical treatment of the

lawns and shrubs (fertilization and weed control) as well as an insect &
disease management program.

The aesthetic appearance of the entire property depends greatly on the

care and attention given by all Residents to the grounds in the
immediate vicinity of their unit. You are encouraged to water the
shrubbery and grass around your unit.

Individual participation in gardening is encouraged. No major

landscaping projects or changes are to be initiated without approval.
All landscaping improvements by a Resident become part of the
Common Area. However, the maintenance of approved flower beds
installed by a Resident will remain the Resident’s responsibility.

Pots with plants are allowed on decks and balconies. However, no fruit,
vegetable or edible plants are allowed on Common Areas. Pots placed
on balcony or deck railings must be securely fastened. Any plants that
are neglected, unsightly or attracting pests will be removed by the
Association.

Pest Control:
The Association is not responsible for extermination of mice or other
rodents within a unit or birds entering units or common areas.

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Refuse:

Refuse is collected at two locations by Lopresti & Sons on Monday and

Friday. This service is for Residents only. Do not place refuse in other
Association’s dumpsters.

On holidays, all refuse pick up is the next day including Saturdays.

All refuse is to be put in plastic bags, tied and placed inside the
dumpster and the lid closed. Please do not overfill or leave trash
outside the dumpster. The dumpsters are emptied by truck hoist and
the drivers will not handle any loose refuse.

If your child takes out the trash, make sure the child understands all the
rules and places the trash in the dumpster. Parking is prohibited near
dumpsters.

Twice annually, in May and October, an oversized dumpster is brought

on site for the disposal of refuse other than normal household refuse.
Advance notice of its availability is provided.

Special arrangement may be made directly with Lopresti for handling

of large bulk items.

Items other than ordinary household refuse (such as tires, furniture,

construction material, carpet, appliances, water heaters, motor oil &
fluids, gas) are not to be placed in or by any dumpster.

Recycling:

All residents in Connecticut are required to dispose of recyclable items

separately.

There is “single stream recycling” so all recyclable items can be put in

the separate recycling dumpsters. Newspaper and cardboard must be
tied or bundled before placing in the dumpster. Please do not put
cardboard boxes in regular refuse dumpsters.

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Sale of Your Unit:

Upon written request to the Association, the Managing Agent will

provide the Association's documentation as part of a Resale Certificate
package within ten working days. There is a fee for this service payable
to the Managing Agent.

Satellite Dishes/Antennas:

The Association has a formal written policy regarding restrictions and

regulations for the installation of antennas and satellite dishes. Contact
the Managing Agent for a copy before installing a dish.

Snow Service:

Ellis & Sons provide winter service to all of Plumtree Heights so that
Residents on weekdays can be free to travel to work by 7:00 am.
During continual heavy falling snow an effort will be made to allow
Residents leave by the time municipal streets are ready for travel.

Roads: Snow accumulation on roads of less than half an inch

shall be sanded to provide traction to minimize skidding. For more
than a half inch, roads shall be continuously plowed with subsequent
sanding.

Walkways: A "first effort" to clear walkways starts by 5:00 am

for four inches or more of snow and a "second effort" within each
twenty-four hour time period. Otherwise, walkways will be cleared at
the end of a storm. All work should be completed within four hours.
Sand/salt buckets are located at each building for use by residents.

Parking Lots: Clearing of parking areas starts at 9:00 am the

day following the end of a snowstorm. They start at Bldg. 1. If
residents move their vehicles, the clearing progresses quickly.
Vehicles should be moved to an area that already has been cleared.

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The Ellis's often make an effort to clear parking areas immediately after
a snow storm but the formal clearing procedure begins 9:00 am the day
following a snow storm.

Your cooperation in arranging to move vehicles is essential for clearing

parking areas. If you can not move your vehicle, please contact a
neighbor to make arrangements to have your vehicle moved.

Vehicles need to be moved to an area that has been cleared or by the

Community Building. The Ellis's will make every effort to work with
Residents to make sure that parking areas are plowed.

If an owner makes no effort to move their vehicle at the end of a

snowstorm or a vehicle isn’t registered with OPHOA, the vehicle can
be towed away at Owners Expense.

Soliciting/Trespassing:

The entrance is posted prohibiting soliciting and trespassing. The

Association participates in the Neighborhood Watch Program and
urges neighbors to keep a watch for any unusual activities.

Newsletter:

A newsletter is published periodically to provide information

concerning Board activities, special announcements and items of
interest and concern to all. It is sent to all Residents and Unit Owners.

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 RULES & REGULATIONS
Additions/Alterations/Improvements:

No Unit Owner or resident shall make any structural addition, alteration

or improvement in or to a unit without the prior written consent thereto
of the Board. Exterior changes can be corrected by the Association at
the Unit Owners expense. Unit Owners must get appropriate building
permits from Bethel for any alterations.

Alteration of the exterior of the unit or building without approval is

prohibited including replacement of exteriors doors (front or deck &
balcony), window units, painting of the building’s exterior, installation
of any device, etc. Replacement of a unit’s glass does not require Board
approval provided that the glass conforms to the existing specifications
and appearance.

Annoyances/Nuisances:

No noxious, offensive, obscene, dangerous or unsafe activity shall be

carried on in any unit, or the Common Elements, nor shall anything be
done therein either willfully or negligently, which may be or become
an annoyance or nuisance to the other Residents.

No Resident shall make or permit any disturbing noises or permit

anything to be done that interferes with the rights, comforts or
convenience of other Residents. Noise deemed objectionable by the
Board, such as automobile horn blowing, the loud playing of music at
any time (especially before 7:00 a.m. and after 10:00 p.m. on weekdays
and 12:00 p.m. weekends) is prohibited.

Home repairs are banned after 9:00 pm.

Disputes between neighbors are to be referred to the Bethel Police.

Parents are responsible for the actions of their children including

vandalism and will be required to pay for any vandalism damage.
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Ants & Insects:

The control of common household insects such as ants, roaches, clover

mites, crickets, firebrats, silverfish, spiders and exterior insects such as
bees, wasps or hornets as well as bats are the responsibility of the Unit
Owner.

Appearances - Common Areas:

No Unit Owner or Resident has a right to change the appearance of any

portion of the outside of a building or grounds.

No personal items, including children’s swimming pools, toys, child or

adult bicycles and sports equipment may be left outside after dark. Any
item found can be confiscated by the Board.

A fine can be levied and the item held until the fine is paid. Applicable
storage fees and the ultimate disposal of the item is at the option of the
Board if not claimed from the Managing Agent within thirty calendars
days.

The Common Areas shall be kept clear of rubbish, debris and other
unsightly material. Carpets of any type are prohibited on decks,
balconies, steps or landings. No air conditioners are permitted in
windows except with a doctor’s letter and approval by the Board.

Appearances - Balconies:

Outdoor chairs with a small table and decoration plants are the only
items that may be left on a second floor balcony overnight.

Appearances - Decks:

Decks are not to be used for storage. No toys of any kind can be left
on decks overnight. Outdoor chairs and tables, sun umbrellas, barbecue
grills and decorative plants are the only items that may be left on the
deck overnight.

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Tables, chairs, flower pots & all other summer items should be
removed from the deck/balcony for the winter. Barbecue grills may be
left all winter.

The deck and balcony must be kept neat with no drying or airing of
towels or other articles of clothing visible over the railing.

Bicycles & Bicycle Riding:

Two wheel bicycle riding is restricted to the streets and parking areas.
Riding is not permitted on the walkways and grass areas. Bicycles must
be walked to a Resident’s unit on the sidewalk.

A resident may leave two wheel bicycles on their deck from April 15
through November 15 at Resident’s own risk. Resident’s leaving
tricycles, wheelies, scooters and/or skateboards on decks overnight will
be fined.

If a bicycle is stolen/damaged or there is damage to a deck due to the

bicycle, it is the responsibility of the Resident, not the Association.
Residents might want to consider using a bicycle lock and cover.

Common Areas:

Common areas such as roofs, the stream by the bus stop shed, and cliffs
are off limits. Hanging or climbing on trees and fences is prohibited.
No one may go on the roof of any building or garage without the
express consent of the Managing Agent.

It is the responsibility of the child’s parents to keep children off garage

roofs. If children climb onto the garage roofs, it maybe necessary to
bring criminal charges against the parents.

If a Resident would like to use a Common Area behind their unit for a
party, written approval is required from the Board.

No collapsible fences are permitted.

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Deck Extension & Replacement:

The Association has established a written “Deck Extension &

Replacement Standard”. A Unit Owner may extend a deck at their
expense but plans must be approved by the Board.

Every year decks and balconies are inspected for repairs and
replacements.

Displays:

No sign, advertising, awning, canopy, plastic window covering,

laundry, carpeting, shutter or antenna may be attached, hung or
displayed in or on Common Areas or any type window treatment be
used which is highly conspicuous from the outside. No for sale signs.

The hanging of seasonal decorations, ornaments and religious symbols

are subject to the review of the Board. If deemed objectionable, they
must be removed immediately. All such items may be shown or hung
for a maximum period of one month.

The lawful display of the United States flag is permitted.

Name plates of reasonable size may be affixed on doors. Street

numbers are posted on the buildings by the Association.

Firewood:

Firewood may be stored under the deck beginning September 1st and
must be removed by April 30th. No other materials/items may be
stored under a deck. Do not store firewood in a basement or garage
because of insect infestation.

Garages:

Garages are restricted to use for parking and miscellaneous storage

purposes. Unit Owners with a garage should use it for parking. Areas
directly in front of garage doors can be used by the Unit Owner for
parking except when it interferes with roadway traffic.
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Repair of normal wear and tear of the garage doors is the responsibility
of the Association. However, maintenance and care of the interior
elements such as tension springs are the Unit Owners.

Motor Vehicles:

All motor vehicle laws of the State of Connecticut apply to Residents.

Motor vehicles must have current registration, inspection and

identification. Vehicles without a legal State motor vehicle registration
(license plate) from any State are subject to towing. A sixty day grace
period may be granted in special cases for unregistered vehicles, but
approval must be received from the Managing Agent.

Parking/Towing/Repairs/Storage:

Parking is permitted in the road way areas that are marked on the
pavement for parking. All parking must be confined to clearly outlined
parking spaces. Vehicles must be parked facing in the direction of the
flow of the traffic.

Every Unit Owner has been assigned one (1) numbered parking space
that will be reserved for that unit’s exclusive use.

If someone parks in an assigned parking space, the Unit Owner should

record the license plate number and description of the vehicle as well
as time and date the vehicle is parked illegally. A note should be placed
on the vehicle indicating that it is illegally parked in an assigned
parking space. If the same vehicle parks in an assigned parking space
again, have it towed.

No parking is permitted in any area designated "no parking," by fire

hydrants or in fire lanes, dumpsters, stairways and entrances to
buildings, in a handicapped location, next to curbs that are painted
yellow, pedestrian crossing areas, sidewalks or on any grass area.

Parking in front of one’s own garage is a privilege granted by the Board

which can be revoked. Parking in front of a garage which limits access
17
to a neighbors garage or which blocks or interferes with the emptying
of a dumpster is prohibited.

No camper, boat, trailer, recreational vehicle, snowmobile, off road

vehicle including trail bike, commercial vehicle or boat is permitted to
be parked or stored anywhere on common areas at any time.

Vehicles with commercial license plates and/or with business names,

logos, advertisements or signs displayed are prohibited at all times.

Motor vehicles illegally parked will be towed at owners expense

without notice.

No repairs to motor vehicles (other than minor maintenance) are

permitted. Minor maintenance such as fixing a flat tire, battery
charging, washing and waxing a vehicle and oil changes must be
completed within twenty-four hours.

When changing oil, extreme care must be used so that no oil spills on
the asphalt - oil will damage asphalt. The disposal of oil in the
dumpsters or elsewhere on the property is strictly prohibited.

Motor vehicles left unmoved for more than seven days will be
considered stored. Any stored vehicle must be registered with the
Managing Agent. Motor vehicle owners who, due to illness, physical
disability, vacation or business reason, are unable to move their vehicle,
may store a vehicle in an area that is mutually agreed upon with the
Managing Agent for up to sixty days.

The Managing Agent will notify the vehicle owner of a storage

violation giving the vehicle owner two business days to move the
vehicle. If not moved, the owner will receive a violation.

Pets:

A dog, cat or other household pet may be kept. All dogs must be
registered with OPHOA and licensed with the Town of Bethel.

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Dogs must be walked on a leash and are not allowed to run loose. The
length of the leash may not exceed 16 feet. Pet walking areas are
provided.

No pet shall be left outside of their unit unattended including on the

balcony, deck, in the garage or rear yard. Dogs may not be tethered or
chained anywhere outside. No pet houses are permitted.

Pet litter is offensive to Residents and damaging to grass and other plant
life. Pet litter is to be removed immediately by the pet owner and
disposed of properly. Use a small shovel, pooper scooper or plastic bag
to gather pet litter and dispose in a dumpster.

Dogs are not to be allowed to defecate (or urinate) on or under a deck

(or balcony) under any circumstance. This action causes an unsanitary
environment and could create a serious health problem.

OPHOA has a formal “Pet Violation Notification Procedure”. Contact

the Managing Agent for a copy. Pets creating a nuisance or disturbance
may be permanently removed from the property. The Bethel Animal
Control Officer (794-8530) will investigate complaints about pets.

Pool:

The Association has an agreement with TNPHCA to use the pool and
share in the cost and repair of the pool. Each year TNPHCA issues
pool passes and rules.

Recreational Facilities:

There is a playground area by Chipmunk Terrace for young children, a

basketball court and an open area behind the Community Building for
limited ball playing. There is a large ball field at the end of Ball Field
Road (the street by the Community Building).

There shall be no ball playing such as baseball, football or soccer in the

Common Areas such as lawns, directly behind buildings, parking lots,
garage areas and roadways.

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The basketball court is for Resident use only. Playing hours are 9:00
a.m. to Dusk. Time limit is 30 minutes at a time per person or group.

Right to Access/Entrance:

The Association has the right to enter any unit (a request will be made
in advance except in emergency situations) for the purpose of making
repairs, replacement or improvements, to remedy conditions which
would result in damage to other portions of the building or if there has
been a violation or breach of any rule or regulation.

Speed Limit:

The posted speed limit is: 15 mph. Permanent speed bumps are
strategically placed on the roadways to curtail speeding. Please watch
out for children and pet walkers who may be in the roadways.

Tag Sale:

Each spring there is a Plumtree Heights tag sale at the Community

Building. Neighbors are encouraged to plan and organize joint tag sales
at units or in front of garages.

Please do not put up tag sale signs. Make sure that visitors do not park
in assigned parking spaces or block traffic so as to minimize the
disruption of traffic and parking.

Temporary Generator Guidelines:

The Association has temporary generator guidelines that have been

necessitate by occasional power outages.

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 Unit Owner Maintenance, Repair and
Replacements Standards

The Association will hold a Unit Owner responsible for common

expenses incurred by the Association in excess of insurance proceeds
if the expense is caused by a Unit Owner or tenant’s failure to comply
with the provisions of these standards. Before levying an assessment,
the Association will provide the Unit Owner with notice and an
opportunity to be heard.

1. Appliance Inspections:

Care and maintenance of all appliances are the Unit Owner’s

responsibility. All appliances including washing machines,
dishwashers and hot water heaters must be inspected annually because
they can cause severe water damage when a failure occurs.

2. Chimney Inspections and Cleaning:

Fireplace maintenance and replacement is the responsibility of the Unit

Owner. Chimneys must be inspected annually if fireplaces are used.
The Unit Owner must arrange and pay for inspections and any required
cleaning, and must not use a fireplace that has not been inspected. Unit
Owners will be reimbursed for the cost of a chimney inspection upon
proof of the inspection and that the chimney has been cleaned, if
needed. Forward the invoice to the Managing Agent.

The exterior repairs to the chimney, which include the surround, cover
and cap, are the Association’s responsibility.

3. Dryer Vent Cleaning:

Dryer vents must be cleaned annually by the Unit Owner to prevent lint
from accumulating in the vent ductwork.

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The Association is responsible for repair or replacement of any outside
dryer vent cover. The Unit Owner must notify the Association when
the outside vent cover needs repair or replacement.

4. Hot Water Heater Replacement:

All hot water heaters must be replaced within ten (10) years of the
manufacture’s date indicated by the serial number. A visual inspection
of the outside (and even the inside) of a hot water heater may not reveal
any defect or potential problem.

The best reliable predictor of the condition of a hot water heater is its
age. Manufacturers of hot water heaters typically use the first two
digits of their serial number to indicate the year of manufacture.

To determine compliance with this policy, each Unit Owner must

provide the Association with the serial number, manufacturer's name,
and model number as recorded on their hot water heater. Only a
licensed and insured contractor can replace a hot water heater.

5. Toilet Inspection and Repair:

All toilet tanks and seals, shut-off water valves and connectors, interior
flush valves, refill valves (ballcock) and flapper gaskets, must be
inspected annually and replaced by the Unit Owner when not properly
working. Care must be taken to ensure that toilets do not become
blocked with items like diapers or personal hygiene items. Blockage
of the toilet can result in the overflow of the toilet and significant
damage to the areas below the toilet.

6. Reporting Leaks:

Upon identifying a leak or similar condition resulting in the escape of

water, immediate action must be taken to stop the escaping water.
There are shut-off valves for faucet, toilets, and hot water heaters.
There is also a shut-off valve inside for the whole unit by the water
meter. Immediately report any leak condition to the Association.
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7. Heating and Cooling System (HVAC) Maintenance:

HVAC units must be inspected annually by a licensed technician. The

Unit Owner is responsible for HVAC maintenance, repair and
replacement.

Those having a HVAC should annually oil the indoor air circulation
fan motor and outdoor coil fan motor. The air filter should be kept
cleaned on a regular basis and replaced annually.

8. Gas Grills:

Gas grills are permitted on patio/decks but not in common areas.

Charcoal and solid fuel grills are prohibited. A gas grill must be
checked annually to ensure it is in safe working condition.

The Association’s insurance company requires that gas grills be kept

as far away from walls as possible. Preventive measures such as fire
extinguishers, water etc. should be readily available.

Storage of propane tanks is prohibited inside a unit, garage or on

common areas.

9. Mailboxes:

The mailboxes are the property of the Federal Postal System but are
maintained by the Association. The Association does not have keys for
the mailboxes. Replacement keys and locks are the Unit Owner’s
responsibility.

10. Smoke Detectors:

All residents must maintain and inspect smoke detectors annually.

Current building codes requires a smoke detector in each room.

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11. Washing Machine Hoses:

Washing machine hoses and connections must be inspected annually.

The hose should not be twisted or kinked, and all clamps and
connections must be tight. Steel clad hoses must be used.

12. Windows, Doors, Storm Windows, Screens and Slider Doors:

Unit Owners are responsible for the cost of upkeep and/or replacement
of the windows, storm windows, screens, and slider doors. These items
must be replaced only with a Board approved color and manufacturer.
Repair to the wood frame due to damage caused by a storm door is the
responsibility of the Unit Owner.
Any style storm door is permitted but it must be white.
Replacement windows may be installed with or without grids. Slider
doors may not have grids.

13. Garage Doors:

Repair of normal wear and tear of garage doors is the responsibility of

the Association. This includes the painting of the outside of the garage
door.

The Unit Owner is responsible for the maintenance and care of the
interior elements of the garage door such as tension springs. For safety
reasons, a wire cable should be installed through the springs.

14. Electrical Panel:

Inside electrical panels and circuit breakers are the responsibility of the
Unit Owner and must be inspected annually. Only a licensed
electrician may replace old, worn, or damaged breakers or wiring.

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15. Stove Hood Cleaning:

Stove hoods must be cleaned annually by the Unit Owner. Grease

build-up in the hood could cause a fire.

16. Unit Heating in Winter:

During the winter months the temperature inside a unit must be

maintained at 55 degrees or higher to prevent water pipes from
freezing.

17. Water Proofing Basements:

Water proofing of a basement is the unit owners responsibility. Any

Unit Owner who would like to seal their basement will be reimbursed
by the Association for the materials used. Sump pump installation and
maintenance are the responsibility of the unit owner.

18. Reporting Association Required Maintenance:

The Unit Owner is responsible for reporting maintenance problems to

the Managing Agent in a timely fashion and, if required, must provide
reasonable access to a unit for inspection and/or repairs as needed.

19. General Requirements:

a. All required maintenance, repairs or replacements must be done by

a licensed and insured contractor. The contractor must obtain permits
for work where required.

b. The Unit Owner must retain copies of any documentation

evidencing compliance with any required standard contained herein in
the event that documents of compliance are requested by the
Association.

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 Unit Owner Responsibilities

Ants & Insects:

The control of common household insects such as ants, roaches, clover

mites, crickets, firebrats, silverfish, spiders and exterior insects such as
bees, wasps or hornets are the responsibility of the Unit Owner or
Resident.

Fire Extinguishers:

All Residents should have a small UL listed or FM approved fire

extinguisher having a rating of 10 BC or larger mounted in a reasonably
conspicuous and accessible area of their unit.

Kerosene & Quartz Heaters:

Fire code forbids the use of a kerosene heater in a condominium unit.

Quartz heaters and electrical space heaters are legal but caution must
be exercised with their use. Do not use an extension cord and avoid
overloading any circuit.

Utility Services:

Each Unit Owner pays for the usage of their own electricity, telephone
service, water/sewer, and cable television.

Some Unit Owners have installed their own outside water spigots for
their personal convenience. The maintenance of spigots are the
responsibility of the Unit Owner.

Repair and replacement of outside light fixtures on a unit are the Unit
Owners responsibility. Fixtures may be replaced with like kind.

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 Lease Policy

The following are key provisions in the Declaration and By-Laws of

Original Plumtree Heights Owners Association, Inc. that govern the use
and occupancy of the property as well as Rules and Regulations
approved by the Board of Directors regarding leasing of Units.

1. Lease Notification: The Unit Owner must give the Association

lease information in writing about their tenant within ten (10)
days of the lease start date. This can be accomplished by
completing an OPHOA Lease Notification Form, or by letter
which contains the same information as the form.

2. Period of Lease: No Unit may be leased for a period of time

less than six (6) months.

3. Unit Subdivision: Units may not be divided or subdivided into

a smaller dwelling units. Only an entire Unit may be leased, no
portion or fraction of a Unit (other than the entire Unit) may be
leased.

4. Leasing Form: No Unit Owner shall lease a Unit other than on

a written form of lease. The lease must state that the lessee
agrees to abide by all the terms and conditions, covenants, and
rules and regulations of the Association.

5. Number of Occupants: No more than two persons per bedroom

are permitted.

6. Tenant Screening: Unit Owners should carefully screen their

Tenants. A good rental application form should include
personal information, residence history, employment
information and banking and credit references. A credit check
should be performed.

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7. Tenant Notification: Unit Owners must provide their Tenants
a copy of this Lease Policy and a copy of the "Welcome to

Plumtree Heights" booklet, which will familiarize the Tenant

with the OPHOA Rules & Regulations.

8. Tenant Insurance: Tenants should be required to procure their

own personal insurance to protect their personal items as well
as providing for personal liability protection.

9. Moving Day: (i) All tractor trailer trucks must get prior
approval from the Managing Agent before entering the
property. The purpose of this policy is to make sure large
vehicles are operated safely and are not improperly parked on
Association roadways, sidewalks or grass areas. (ii) All
cardboard boxes must be crushed, bundled and tied and placed
in specified recycling dumpster. (iii) It is the Tenant or Unit
Owner's responsibility to arrange for removal and disposal of
carpets, furniture and retired appliances.

10. Summary Process: The Association has the right and power to
exercise the landlord’s rights of summary process against any
tenant of a Unit Owner who violates the restrictions and the
Instruments, provided the landlord has received Notice and
Hearing, and is given a reasonable opportunity to cure the
violation following the Hearing.

11. Miscellaneous: (i) The Association is not a leasing agent, does

not show Units to prospective renters, collect tenant lease
payments or inspect individual Units other than for Association
purposes. (ii) Unit Owners remain responsible for payment of
common fees, assessments and repair to the Unit. (iii) Unit
Owners are responsible for violations and fines involving their
Unit or Tenants. (iv) No Unit shall be rented for transient or hotel
purposes.
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