TO ENSURE THE SAFETY OF ALL SHAREHOLDERS / RESIDENTS,
PLEASE BE SURE TO REVIEW THE REVISED HOUSE RULES.
Public Halls, Stairways, railings, landings and all common areas must / shall not be obstructed.
Public hallway walls shall not be punctured with nails, screws, picture hangers or other items that will damage the hallway walls.
Restrain from hanging cloths, rugs or other items from doors, windows, terraces, balconies or the fence.
Radio or television aerial, or satellite dishes are not to be hung from the exterior of the building. Nor shall they be placed or attached to the outside of the window ledges, decks or railings.
All shareholders and sub-tenants should give duplicate keys to your unit to management or building superintendent. This is for safety reasons only. All keys are maintained in a locked safe. If it is necessary to enter a unit in case of an emergency and keys have not been provided, the shareholder will be responsible for all expense including but not limited to any loss or damage to the Co-Op, other shareholders and / or including any property damage. Additionally, the cost of a locksmith, if needed and legal fees if any are incurred. The CO-OP shall not be responsible for any loss or damage. All fees incurred will be added to your monthly maintenance unit if this should occur.
Clothes washer and or dryers or prohibited in any unit.
All of your personal property, including but not limited to lawn chairs, planters, bicycles and baby carriages shall be stored inside your unit or on your patio / balcony or authorized storage areas.
Charcoal Grills are prohibited. Propane tanks shall Not be stored anywhere on the premises, except for unit balconies or patios. Any injury, loss or damage to persons or property resulting from grilling or outside activities shall be the sole responsibility of the shareholder.
Fire Exits or patio partition exits shall never be blocked. They are to be used for emergency exits.
Food shall never be thrown to animals roaming the premises of Hudson Woods Estates. Bird feeders have an adverse effect on the property. Bird feeders attract mice, squirrels, rats, raccoons, deer and even bats. This can cause a health hazard to all shareholders, visitors and children. Bird feeders are prohibited from hanging on the fence, windows, or over a shareholder’s patio or balcony. Anyone attracting such animals or birds by your device are responsible for cleaning and or repairing damages to neighbors’ patios and or decks caused by such a device.
Parking lots, common areas and the areas between and behind the buildings shall not be used as playgrounds. Ball games, ball throwing, bouncing balls off the buildings, scooter riding, bicycle riding, dirt bike racing or riding, and any other playground activities are prohibited. This does not apply to riding a bicycle as a means of entering or leaving the parking lot The Co-op is not responsible for any injuries or damages arising from playground activities such as ball playing, scooter and bike riding.
Residents and guests are not permitted to climb or use a sled on the stone walls, nor to sled on the driveways or surrounding walkways.
All motor vehicles must be parked within their assigned parking spaces or be subject to forfeiture of your assigned space. These spaces are assigned by Management and are marked with assigned white or yellow markings. Spaces are marked with a “V” for visitors and an “R” for reserved. Residents with assigned parking spaces shall not park their motor vehicles in “V” spots, assigned for visitors.
a. Spaces are not the property of the Shareholder. They are not transferable and may be reassigned by Management as necessary. Any vehicle parked illegally or in violation of the house rules may be towed away at the vehicle owner’s expense.
b. Current vehicle(s) license plate numbers MUST be maintained with Management at all times in order to prevent your vehicle from be towed at your expense. This ruling is to prevent nonresidents from using Hudson Woods Estates parking lots.
c. Parking tags may be issued by Management. If issued, tags must be displayed at all times when parking in Hudson Woods Estates parking lots. Upon selling or renting tags must be turned into the property managing agent.
d. All visitors are required to park in spaces marked “V” for visitors. Visitor's spaces are located at the end of buildings 14 and 16 and in the lower parking lot across from buildings 12 and 13.
A maximum of two (2) reserved spaces may be assigned per household. To the extent that additional spaces are needed, a written request may be made to Management. If granted, at the discretion of Management, an additional charge of $50 may be added to your monthly maintenance bill.
Shareholders shall be responsible for any and all damage to public/common areas caused by any person(s) associated with their unit, which includes visitors.
Littering in public/common areas is prohibited.
Digging, planting, or removing of existing grass or shrubbery is not permitted without prior written consent of Management.
At least 80 percent of the floor space of Shareholders’ / Tenants’ units are required to be covered with rugs or carpeting with noise reduction padding, excluding kitchens, closets, hallways and bathrooms.
a. A maximum of two (2) cats per unit is permitted and must be registered with Management. Management will provide a registration tag for all cats which must be worn at all times. A registration fee of $25.00 is required. Cats are not allowed in common areas and must be transported by carrier.
b. Dogs are not permitted, except as provided in accompanying emotional support and
service animal rules. Refer to guidelines for emotional support and service dogs.
c. Please refer to guidelines for emotional support animals.
d. No Shareholder is allowed to have visiting pets beyond 14 days per year.
No soliciting on the premises is permitted without written permission from Management.
Monthly maintenance and any assessments must be paid no later than the 5th business day of each month. Failure to do so will result in the following fine schedule
1st month - $25.00
2nd month - $50.00
3rd month - $100.00
Late Fee - $200.00
A late fee of $200.00 each consecutive month thereafter will be assessed. After three (3) months of maintenance arrears your account will be referred to the Co-op attorney for appropriate collection or legal action. Reasonable legal fees incurred will be the responsibility of the Shareholder.
Residents may not make or allow any disturbing noise in the building between the hours of 11:00 p.m. and the following 8:00 a.m.
a. Renovations or any type of construction in your unit should only take place during the hours of 8:00am to 6:00pm on weekdays and 10:00am to 6:00pm on weekends. All contractors must be licensed. Any damage to the property caused by your contractors is your responsibility. Any cost incurred by the Co-op for repairs of damages caused by your contractors will be billed to you by Management.
With at least two (2) days prior written notice of the date and time to the Shareholder or Sub-tenant, Management, Contractors or workmen authorized by Management, may enter any unit at such specified date and time for the purpose of inspecting such unit to determine if measures are necessary or desirable to control or exterminate vermin, insects or other pests. If Management takes measures to control or exterminate the above, the Shareholder will be responsible for the full cost. The cost may be added to the Shareholders maintenance.
No sign, notice, advertisement or illumination shall be displayed on any window or other part of the building. Holiday decorations are acceptable.
Any plantings on the terrace or balcony must be securely anchored.
Any auction, tag sale or moving sale must be registered with Management and cannot block access to common areas.
Use of the laundry room is permitted only between the hours of 8:00 a.m. and 10:00 p.m. Directions for machine use and fees are posted. Laundry room doors should remain locked at all times.
The speed limit within Hudson Woods Estates shall not exceed 10 miles per hour.
All Shareholder and Sub-tenant complaints must be submitted to Management in writing. The Board will review each complaint submitted to Management to ensure complaints have been addressed and / or resolved.
a. All Sub-Tenants and the form of all Sub-leases must be approved by the Board of Directors prior to a sub-tenant moving into the unit. A complete application along with required documentation, signatures and requested financial information must be received by Management at a minimum of 3 weeks prior to meeting with the Board of Directors. In the event a sub-tenant moves in before Board approval, the Shareholder will be responsible for all legal fees, eviction cost and any and all expenses related to the removal of the unapproved sub-tenant or occupant. Upon discovery of a sub-tenant or occupant not approved by the Board the Shareholder will be charged an additional month’s maintenance each month until the issue is resolved.
b. All intended or expected occupants of a unit at Hudson Woods Estates must be present at the scheduled interview with the Board of Directors. Children under the age of 12 are not required to attend. During the course of the sublease, Shareholders must notify Management in writing if any additional occupants have moved into the unit and submit documentation of relationship to the Sub-tenant to Management.
A security deposit in the amount of $500.00 is required from the Shareholder at the time a sublet is approved. The security deposit shall be held in an interest-bearing account. The Shareholder must provide his or her social security number in order to receive interest. The security deposit will be returned to the Shareholder if no damage has occurred to the common areas, within 30 days from the time when the Sub-tenant moves out of Hudson Woods Estates. If damage has occurred, the balance of the security deposit, if any, shall be returned to the Shareholder after repairs are made.
a. A 20% monthly service fee will be added to a shareholders monthly maintenance bill during the duration of the time which their unit is a sublet.
Any Shareholder that harbors or that has an illegal sublet will be subject to a 125% fine of their current monthly maintenance on a monthly basis
A “Move-in/Move-out” fee of $800 each, for the buyer and seller, will be collected by Management at the time of the buyer’s application. The “Move-in/Move-out” fee will be refunded within 30 days after an inspection by Management, less the cost of damages, if any. Management must be notified in writing of the dates of all “Move-in or /Move-out”.
Recycling is located in each laundry room where instructions are posted. Dumpsters are for trash disposal and are located in parking lots. Shareholders are not permitted to leave large items at the dumpsters without first contacting Management and in some cases receiving approval and a tag from the Town of Cortlandt.
Smoke and carbon monoxide detectors must be installed and operational in all Shareholder units.
Shareholders are required to explain the House Rules to any employee they may have such as cleaning personal, health assistants or others.
Please inform management if you will be away from your residence for an extended period of time and provide contact information in the event of an emergency.
All Shareholders and Sub-tenants moving in or out of a unit are responsible for preventing all vehicles involved in the move from blocking roads, pedestrian areas or doorways.
House Rules may be added to, amended or repealed at any time by resolution of the Board of Directors. Any consent or approval given under these House Rules by the Board of Directors shall be revocable at any time.
If the Board of Directors concludes that any of the listed House Rules have been violated, the Board may take the following steps:
a. The Board / Management will refer the excessive violation to the Co-op attorney. If this should occur, the Shareholder will be responsible for all fees to resolve the issues including reasonable legal fees.
b. Continued failure to correct a violation or to pay fines imposed by the Board/Management may result in further legal action including, but not limited to, (i) increased penalties, (ii) corrective action at the Shareholder’s expense and (iii) legal action, with the Shareholder bearing the Co-op’s expenses and attorneys’ fees.
