As joint owners in the common elements of The Lakes at
Larchmont Condominium #1 Association, unit owners,and by
extension, their families, tenants and guests, share the
responsibility of making the community a pleasant place
to live for all of us. This enhances our quality of life,
while protecting the considerable financial investment
which our units represent.
Only the residents of a community can establish the kind
of team spirit and culture which will foster the neighborly
environment, which can make The Lakes a truly outstanding
place to live. To facilitate this, the Board of Trustees,
on behalf of the owners’ association, has adopted the following
guidelines, rules and regulations, which will aid all of us
in safeguarding the property, safety, privacy, and peace of
mind of our neighbors and ourselves. These rules and regulations
are, in addition to, and consistent with the use restrictions
as outlined in the Master Deed and By-Laws, and the
Municipal Code of Mt. Laurel Township, and, State of New Jersey Motor Vehicle
Code Title 39.
These rules and regulations are subject to change as deemed
necessary by your Board of Trustees.
A. COMPLAINTS, REQUESTS, & INQUIRIES
1. All requests, inquiries and complaints related to The
Lakes, shall be made in writing to the Management Company
and the Board of Trustees.
2. Names of the complainant will be held in strict confidence.
RESIDENTS HAVE THE RESPONSIBILITY TO ABIDE BY THE RULES
AND TO REPORT VIOLATIONS TO THE BOARD. THE BOARD HAS THE
AUTHORITY TO REQUIRE CORRECTIVE ACTION BY THE VIOLATOR OR
BY LICENSED CONTRACTORS. CHARGES AND/OR FINES WILL BE ASSESSED
AGAINST THE VIOLATOR.
B. GENERAL
1. Unit owners are responsible for tenants, guests and
invites to comply with the Association's Declaration, By-Laws
and these Rules and Regulations. They must send lease documents
to Management Company.
2. Unit owners, residents or any of their agents, employees,
licensees or visitors SHALL NOT at any time, bring into
or keep in their units, any FLAMMABLE, COMBUSTIBLE or EXPLOSIVE
fluids, materials, chemicals or substances, except for household
use and in household quantities. No Gas Grills
3. Kerosene heaters shall not be permitted for use within
the Lakes.
4. Toilets and other drains in the buildings, shall be
used only for the purposes for which they were designed.
Any damage to the common plumbing resulting from misuse
of plumbing and/or drains in a unit, shall be repaired by
the Association and paid for by the owner of the unit.
5. A minimum temperature of 55 degrees Fahrenheit will
be maintained in all units during the cold weather months
between November 1st and May 1st to prevent potential damage
to common plumbing through freezing of pipes. Any damage
will be repaired by the Association and paid by owner.
6. All association fees are due on the 1st of each month.
If fees are not received in Management Office by the 15th
of the month, a $10.00 late charge will be assessed.
7. ABSOLUTELY no peddlers or solicitors of any kind are
allowed in the Community. Report any solicitors to the management
personnel immediately.
8. Power tools shall not be used between 9:00 p.m. and
9:00 a.m. of the following day.
9. For Sale and For Rent signs are prohibited.
A maximum of three (3) “Open House” signs are allowed to
be posted within the development, but must be put up and
taken down on the day of the open house.
10. Portable and/or permanent sports/recreational fixtures
and/or facilities are prohibited within The Lakes community.
These include but are not limited to basketball backboards,
street hockey nets, volleyball nets, etc.
Organized sports/recreational activities (including but not
limited to pick-up football, basketball or baseball/softball games)
are likewise prohibited within the Lakes community.
11. Each unit owner is responsible for purchasing and
maintaining standard condominium homeowner’s insurance coverage
(for example, an H06 policy).
Such coverage shall be sufficient to adequately cover all
contents and upgrades, as well as general liability.
C. BUILDING ACCESS, PARKING AND DRIVEWAYS
Parking areas and lined spaces will be designed to provide
both convenience and aesthetics for residents.
As in most situations of possible contention, the use of common
sense and consideration for your neighbors can enhance community
rapport and avoid resentment.
1. Walkways, entrances, passages and courts surrounding the
building shall not be obstructed.
2. Parking is allowed in designated, lined parking spaces only,
with these spaces limited to the parking of one vehicle each.
Parking in any designated “No Parking” area is prohibited.
Any vehicle found parked in a designated “No Parking” area will
be tagged. The first occurrence will constitute a warning.
Any vehicle tagged twice will be towed. All towing charges will
be charged to the unit owner.
3. Parking of commercial vehicles, defined as a vehicle with
commercial license plates and/or with any lettering on its body,
is strictly prohibited. Ladder Racks, Ladders, Tool Boxes, Snow Plows,
are strictly prohibited, Parking of boats, campers, snowmobiles
and trailers is likewise prohibited.
4. All vehicles must have current license plates, a current
registration card, and a valid inspection sticker to be legally
parked on the premises.
Title 39. MOTOR VEHICLES AND TRAFFIC REGULATIONS, PARKING.
39:4-56.6. Parking on private property without consent; removal of vehicle; costs.
No person shall park or leave unattended a vehicle on private property without the consent
of the owner or other person in control or possession of the property or for a period in
excess of that for which consent was given, except in the case of emergency or disablement
of the vehicle in which case the owner or operator thereof shall arrange for the
expeditious removal of the vehicle.
The owner or other person in control or possession of the property on which a vehicle
is parked or left unattended in violation of this section may remove or hire another person
to remove and store the vehicle. It shall be the obligation of the owner of the vehicle to
pay the reasonable costs for the removal and for any storage which may result from such
removal before he shall be entitled to recover the possession of the vehicle. If the owner
of the vehicle refuses to pay such costs or fails to make any claim for the return of the
vehicle within 90 days after such removal, the vehicle may be sold at public auction in
accordance with the provisions of N.J.S. 2A:44-20 through N.J.S. 2A:44-31.
5. Motorcycles must park horizontally against the curb line,
so as not to take up a parking space, but allow a car to also
fit into the same parking space. Motorcycles, motor bikes,
mini bikes, mopeds or any other terrain vehicles, shall not be
parked or stored on patios.
None of these shall be driven anywhere on Lakes Property by unlicensed persons.
Neither shall these vehicles be ridden anywhere on the grassy areas.
New Jersey Division of Motor Vehicles N.J.S. Title 39:4-71
Go-Ped's, Motorized scooters, Not Permitted.
6. There shall be no repair or maintenance of any vehicles
anywhere on the common grounds with the exception of head lamps,
flat tires, jump starting, and fluid replenishing.
7. Motorcycles require a metal plate under kickstands
when parked on Association parking lots.
8. Parking is prohibited at any time along the incoming side
(EAST SIDE OF FOREST LAKE DRIVE.)
9. Parking is prohibited on both sides of Tarnbrook Drive
between Albridge Way and Carrington Court.
Vehicles Per Condo Unit
10. The number of vehicles authorized to be parked on a
daily basis on the common property per unit shall be equal
to the number of licensed drivers domiciled in the unit,
with a maximum of three (3) vehicles per unit.
D. PATIO-BALCONY USE
Patios and balconies are limited common areas intended
for the use and enjoyment of residents. They allow each
resident to enjoy the outdoors in close proximity to home.
However, they are visible to your neighbors and potential owners.
1. Firewood shall be stored on patios, not touching any wooden
surfaces, and not on lawn areas. There is a quarter cord limit
on the patio-balcony because of the weight.
2. Patios and balconies shall not be used for storage of trash
cans, toys, bicycles, spare tires, boxes, etc. Patio furniture
must be restricted to the patio or deck, and shall not be placed
on the grass. Other items should be placed in your storage facility.
3. No gas or charcoal grills are permitted to be used or stored
anywhere on The Lakes Condos property. Electric grills are permitted.
Violators are subject to fines as follows:
3:A. The Association will fine in accordance with the fine schedule;
3:B. The Association will hold the offending unit owner responsible
for payment of any fines issued by the Mount Laurel Fire Marshall
to the Association for violation of this rule.
NOTE: Violations of the Fire Code concerning grills are subject
to fines up to $5,000.00.
4. Clothes, bedding, laundry or the like shall not be hung,
aired or dried from windows or on patios and balconies.
Outdoor clothes lines shall not be used at any time.
E. TRASH DISPOSAL
To maintain our common areas in a pleasing and sanitary
condition, and to avoid extra trash removal expense which could
result in higher monthly fees, it is important that all residents
properly dispose of waste material in the dumpsters provided.
1. Trash shall be in tied plastic bags.
2. Trash bags shall be placed inside the dumpsters.
3. Trash shall not be burned anywhere on the common grounds,
in accordance with New Jersey law.
4. Receptacles such as metal or plastic trashcans, or bags,
shall NOT be permitted to stand along the outside wall
of any building.
5. In accordance with the New Jersey Recycling Act and the
Burlington County Regional Recycling Program; all paper,
aluminum and glass trash must be deposited in the designated
drop-off areas as they become established in The Lakes for
recycling purposes. It is unlawful for residents to deposit
recycleables into the dumpsters once recycling drop-off areas
are established.
F. APPEARANCE/ALTERATION OF BUILDINGS AND GROUNDS
It is important to safeguard the structural integrity of the
buildings for our safety and security. To provide aesthetic
appeal of the condominium buildings, which will help to protect
and enhance their value and our investment, it is essential
that their visual appearance be pleasant, standard and
consistent with the architectural design.
Please keep this in mind when choosing decorative items which
will be visible from the outside of the building.
1. Neither the exterior of the buildings nor any of the grounds
shall be altered in any way without written approval from the Board.
2. All windows and patio/balcony doors in units shall have proper
window coverings (blinds, drapes, shades or curtains) within 30 days
of settlement. Exceptions to the timing requirement may be made in
the case of a delay in delivery, or custom drape orders requiring a
longer manufacturing period. Exceptions are valid only by approval
in writing from the Board of Trustees granted upon presentation of
proof of order/delay from the resident’s vendor.
3. Winter holiday decorations, including lights, and other exterior
displays shall be put up no earlier than December 1st and taken down
no later than January 15th.
4. Any plastic used to cover windows and patio/balcony doors for
energy conservation in winter shall be affixed inside the unit,
not on the outside, and must be invisible from the outside.
5. All landscaping plans other than the Board’s blanket approval
of planting flowers and mulching must be approved in writing by the Board.
No flowers exceeding 12 inches in height or bushes of any type,
including rose bushes, will be allowed.
6. The approved storm door style is the only one to be used.
Information can be obtained by contacting the Management.
7. No sign of any nature shall be maintained in the interior
of any building or dwelling unit which is visible from the
exterior of any such building or dwelling unit.
8. No window air conditioners are permitted.
9. Entrance ways, patios and balconies shall be kept clean,
and newspapers are to be picked up regularly.
10. Interior window areas may not be cluttered with personal
items that are visible from the exterior, thereby creating
an unsightly appearance.
11. The approved replacement window and sliding glass door
style is the only one to be used. Information can be obtained
by contacting the Management Office at 856-273-8483.
12. Application Procedures, Placement and fines Associated with Satellite Dishes (Dish):
1. Owner of unit must submit an "Architectural Change Application" to the Board of Trustees.
That application must include a sketch showing the placement of the proposed satellite dish,
a signed indemnification agreement. The application will not be reviewed unless it is submitted
with all the required paperwork. All incomplete applications with be returned to the owner.
No work may commence until approval of the board and or Management is received.
No application will be considered if the owner is delinquent in any of the Association dues or charges.
Application can be resubmitted when account is brought current.
2. The board and or Management will review the application and proposed placement of dish.
The preferred placement of dishes within the LALCA Condos is as follows:
a. Mounted to a pole within the limited common area not to exceed 6 foot.
No dishes will be installed on roof/siding.
b. Placement of dishes will be determined by Board of Trustees based on the individual design of each unit.
c. No unit will be permitted more that one dish, and shall not be more that one meter in dimension.
Please note: The Board of Trustees for the Lakes at Larchmont Condos will not guarantee a signal given
the proceeding rules for placement.
At all times, any wiring or brackets must be concealed as much as possible without harming
the structure of the building, No dishes may be placed in such a way that they use any protruding
portion of the building as there sole means of installation (I.E. attached to the roof vent stack is not allowed).
Second floor units may be installed with a pole and bucket on decks.
3. All dishes must be maintained in a neat and orderly fashion.
Owner of the dish must remove the dish upon either selling the unit or discontinuing service.
If the association must remove and dispose of the dish, there will be an additional charge of $250.00.
4. If the owner is selling or renting the unit and no longer needs the dish,
the dish must be removed prior to settlement. Units with dishes will be inspected prior to settlement
and if the dish remains at that time, a $250.00 dollar charge will be added to the settlement charges plus fines.
Check must be made payable to the Lakes at Larchmont Condominium Association, and must be paid by the seller.
5. If owner of existing satellite dish desires to do any of the following, it must be submitted prior to making the change:
a. Change of location of the dish
b. Change type of dish(example HD or service change)
No changes can be made with out association approval
6. The Association must be notified if owner is removing dish so building can be inspected for damage.
If any damage occurs to the building as a result of the installation of a dish, the owner will pay for all repairs.
All approved Dishes installed prior to December 1st 2008 will not have to meet these guidelines.
If a dish was installed prior to this resolution date and did not receive approval,
a new application must me filed with the appropriate guidelines in the proceeding followed.
If you are unsure if your dish has approval- You must Contact Mamco Property Management. 856-273-8483.
All unapproved dishes that remain after 12/1/08 will be removed at the owners expense ($250.00).
The resolution replaces any and all rules applicable to the LALCA "Otard" rules,
all Federal guidelines will be met in consideration of the placement of the dish.
Resolution was passed on by the Lakes at Larchmont Condominiums; this resolution November 20, 2008.
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13. No structural alteration to the interior of any unit may be
made without the advance written approval of the Board of Trustees.
Such alterations include, but shall not be limited to, the moving
of walls and installation of new flooring.
14. Hardwood flooring and ceramic tile flooring
shall not be permitted in any unit.
G. PETS
Mt. Laurel Municipal Code Article III entitled
"Vicious or Potentially Dangerous Dogs"
(adopted 74-1991 as Section XII of Ordinance No. 1991-16).
Section 70-17 of this Article provides that Mt. Laurel has adopted
the New Jersey Vicious Dog Act (N.J.S.A. 4:19-47) which includes
the power to restrict and/or prohibit such dogs from its jurisdiction.
ARTICLE III Vicious or Potentially Dangerous Dogs [Adopted 74-1991 as Section XII
of Ord. No. 1991-16]
§ 70-17. Incorporation of statutory provisions.
The Township of Mount Laurel does hereby incorporate N.J.S.A. 4:19-47 et seq. as applicable.
§ 70-18. Responsibilities of owners.
The owner of a dog which is declared vicious or potentially dangerous shall be
responsible for all actual costs and expenses in impounding and destroying the dog,
convening the panel, notices and such other administrative functions as may be required
to be provided by the township.
§ 70-19. License fee.
The annual license fee for a potentially dangerous dog shall be the sum of $150.
§ 70-20. Special license tags.
Said license shall provide for the issuance of a dog registration number and a red
identification tag. The last three digits of the registration number shall be the
three-digit number assigned to the Township of Mount Laurel pursuant to the regulations
promulgated pursuant to N.J.S.A. 4:19-19 et seq.
For those of you fortunate enough to have a pet as a companion,
please have some consideration for your neighbors.
Dogs and cats just put outside and allowed to roam freely do not
endear one’s fellow residents.
It’s not very much fun to have to clean one’s shoes after walking
in the wrong place, or to experience temporary heart failure behind
the wheel of a car when a small animal suddenly appears directly in
front of one’s bumper.
Please help your pet to be a welcome member of the community.
1. Dogs, cats, caged birds and tropical fish may be kept as
domestic pets, provided they are not kept for commercial purposes
or for breeding. A maximum of two domestic pets is allowed per unit.
Any other animals, such as livestock or poultry of any kind,
regardless of number, shall not be maintained, kept, bred, boarded
and/or raised within any unit or on any common grounds.
2. Pets shall not roam freely on the grounds, but must be carried
or leashed and accompanied by their owners, or a designated responsible
person within the Condominium common areas.
3. Pets are not permitted to soil on the common areas maintained
by the landscaper. Pet owners are responsible for the immediate
removal and disposal of any deposits from pets on any of the common areas.
There is a leash ordinance and a scoop ordinance in Mt. Laurel Township.
OBEY THE LAW!
3a.Pets are not permitted to roam freely, be left unattended,
nor be tied or chained in front of, or on the patio, balcony, behind a unit,
or anywhere else on the common grounds.
Pet owners are responsible for preventing any disturbing noises by their pets
or any other interference with the rights, comforts and conveniences of other residents.
Mt. Laurel Township leash and scoop ordinances must be complied with.
4. Pets shall not at any time be left unattended nor be tied or
chained in front of, or on the patio, balcony, behind a unit,
or anywhere else on the common grounds.
5. Pets shall be registered and inoculated as required by law.
6. All pets shall be registered with The Management Company.
856-273-8483.
7. Pet owners are responsible for preventing any disturbing
noises by their pets or any other interference with the rights,
comforts and conveniences of other residents.
WHEREAS, the LAKES AT LARCHMONT CONDOMINIUM ASSOCIATION is empowered and obligated to administer and enforce the provisions and restrictions contained within the Governing Documents by virtue of the Association's Master Deed and By-Laws; and
WHEREAS the Board of Trustees is empowered to promulgate, adopt and publish reasonable Rules and Regulations as may be necessary to carry out the intent of the provisions and restrictions contained in the Condominium Documents by virtue of Article 10 of the Association's Master Deed; and
WHEREAS the Board of Trustees is further empowered by virtue of Articles VI and VIII of the Association's By-laws to enforce said Rules and Regulations and the provisions in the Governing Documents by way of notice to and fines and legal proceedings against the offending party; therefore
BE IT RESOLVED that the following Enforcement Procedure is hereby adopted by the Board of Trustees of the LAKES AT LARCHMONT CONDOMINIUM ASSOCIATION at its meeting on the 18 of MARCH, 2010, and shall be added as Section_H_ of the Association's Rules and Regulations:
Section _1_. PROCEDURE FOR ENFORCEMENT OF RULES AND REGULATIONS
If a unit owner, family member, tenant, or guest of a unit owner violates a rule, regulation or other restriction or provision of the Lakes at Larchmont Condominium Association, the following actions will be taken:
1. A letter will be sent to the offending unit owner by regular mail advising of the violation and requesting compliance with the Association's documents and rules and regulations. If the unit owner does not respond to the Association's property manager within ten (10) days of his or her receipt of the letter, it will be assumed that the unit owner does not contest the notice of violation and will immediately comply.
2. If the violation continues (or occurs again) after the ten (10) days from the initial notice, a second notice will be sent to the offending unit owner by certified and regular mail advising that if the violation continues (or occurs again) after a date certain, a fine of up to $25.00 will be imposed for each violation thereafter. For purposes of this section, each day a violation continues after notice to the offender shall be considered a separate and distinct violation.
This second notice shall advise the offending unit owner of his/her right to an Alternative Dispute Resolution (ADR) proceeding if the notice of violation is contested. If the offending unit owner chooses to exercise his/her right to an ADR proceeding, that unit owner must notify the property manager in writing within ten (10) days of his/her receipt of that notice. If he/she does not so notify the manager, he/she shall forfeit their right to ADR and it will be assumed that the notice of violation is not contested.
3. The fines as stated above will be imposed against the offending unit owner for each violation that occurs after the date certain stated in the notice. If those accumulated fines are not promptly paid and the violation abated, the Association may file a lien against the offending unit owner's property in the county clerk's office for the amount of those accumulated fines and any associated costs incurred in pursuing enforcement of the violated rule. The Association may then foreclose on that lien, file a lawsuit against the offending unit owner to recover those fines and/or to enforce his/her compliance with the rules and regulations, or both.
4. The Association may suspend the offending unit owner's membership rights and privileges, including his/her voting rights and parking privileges, until the violation is abated. In the event that the Association revokes the offending unit owner's privilege of parking on Association common property, a notice will be sent to that unit owner advising that if his/her vehicle (including the vehicles of that unit owner's family, guests, and visitors), is observed parked on Association common property, it will be towed without further notice.
5. All costs incurred by the Association in pursuing enforcement of a rule or
regulation, including legal fees and filing fees, are chargeable directly to the
offending unit owner and shall serve as the basis for a lien to be filed against that
unit until all outstanding costs are paid by that unit owner.
1. Any violation of a Rule or Regulation should be brought
to the attention of the Condominium Property Manager.
This may be by telephone and confirmed in writing, by any resident.
8. In the event that an unauthorized vehicle parked at
The Lakes is not removed after reasonable efforts to contact
the owner have been made, then The Board of Trustees is
empowered to have the vehicle towed.
RESOLUTION Establishing a Collection Procedure
WHEREAS, each unit owner in the LAKES AT LARCHMONT CONDOMINIUM ASSOCIATION is obligated to pay Common Expense Assessments to the Association by virtue of Article 14 of the Association's Master Deed and Article V of the Association's By-laws; and
WHEREAS the Board of Trustees is empowered and obligated to take certain actions to collect said Assessments from those unit owners who have failed to make timely payment of those Assessments by virtue of Article 14 of the Association's Master Deed and Articles V and VI of the Association's By-laws ; therefore
BE IT RESOLVED that the following Collection Procedure is hereby adopted by the Board of Trustees of the LAKES AT LARCHMONT CONDOMINIUM ASSOCIATION at its meeting on the _18_ of MARCH, 2010, and shall be added as Section_I_ of the Association's Rules and Regulations:
Section _I__. PROCEDURE FOR COLLECTION OF DELINQUENT ASSESSMENTS AND
RELATED CHARGES
1. Monthly installments of the Annual Common Expense Assessments are due on the first of each month. If payment of those assessments is received after the 10th of the month in which they are due, it will be considered late and a late fee of $___ will be assessed against the unit.
2. On the last day of the month, if the payment for that month has not yet been received, the Board/Property Manager is to send a letter to the unit owner reminding him/her of the overdue assessment and demanding immediate payment.
3. If payment is not received by the end of the following month (the second month since the initial delinquency), the Board/Property Manager shall contact and provide the appropriate information to the Association's counsel, who will send a "30-day demand letter" to the unit owner in default of payment (see attached template). Any legal fees incurred by the Association in pursuing collection of any overdue payments from a unit owner will be the owner's responsibility.
4. If the overdue amount has not been paid within 30 days of the letter described in #3 above, the amount due for the remainder of that year will be accelerated and become due immediately from the unit owner in default. The attorney will prepare a lien with the appropriate information (including the accelerated amount due and costs incurred) and forward it to the Board/Property Manager for signing. When it is returned to the attorney, it will then be filed in the County Clerk's office and sent to the delinquent unit owner along with a "10-day demand letter" (see attached template). The Board/Property Manager will also attempt to locate the owner's mortgage company and notify them of the lien filing.
5. If the overdue amount has not been paid within 10 days of the letter referred to in Step 4 above, the Board may take one, two or all three of the following actions: instruct the attorney to file a complaint in the New Jersey Superior Court-Special Civil Part seeking a money judgment against the defaulting unit owner in the total amount due, instruct the attorney to file a lien foreclosure action against the defaulting unit owner, or instruct the attorney to do both.
6. Note that the cost of each action taken with regard to collecting a delinquent assessment is chargeable to the delinquent unit owner.
7. Note also that if a unit owner has not paid his/her monthly assessments in a timely manner, that unit owner is no longer a "member in good standing" and loses his/her privileges of membership until the delinquency is cured.
