GREENSPOINT LANDING CONDOMINIUMS

Rules and Regulations

Introduction

The social success of the Greenspoint Landing Condominiums depends in large part on the rules, regulations and restrictions that govern how residents are expected to conduct themselves. Typically, the declaration subjects all unit owners to general covenants, while the bylaws, house rules and regulations provide specific guides for day-to-day living. Without these restrictions and means to enforce them, the community living experience would become chaotic indeed. Your Board of Directors has adopted the following rules and regulations to enhance the enjoyment and tranquility of all persons living in the community.

These Rules and Regulations do not supersede or change the Bylaws or Declaration of Restrictions in any manner. They do have the same status of law and enforceability.

Wherever the word “owner” appears, if used in this document, shall include any and all tenants and or occupants. All rules and regulations herein shall apply to all tenants and/or occupants.

Owners shall be responsible for tenant’s/occupant’s actions or misconduct and adherence to the Rules and Regulations of the Association. Each owner shall be responsible for providing tenants with a current copy of the Association Rules and Regulations.

The monthly maintenance assessments by the Homeowners Association on common property will depend, in large measure, on the care and consideration exercised by every owner and their guests. If the maintenance costs are high and the current budget is not sufficient to meet these costs, each owner’s assessment will have to be increased accordingly.

Water is master metered and paid with the Association monies. To keep monthly dues and water costs at a minimum, the Association prohibits the washing of cars.

Note: All of the rules and regulations herein may be changed or added to at any time by the Board of Directors with due notice. Any consents granted hereunder may be revoked for due cause.

Thank you,

Board of Directors of Greenspoint Landing Condominium Association

V. Non-Residents

The homeowner is responsible for the actions of all non-resident guests/tenants.

VI. General

All condominiums are designed for single-family residents and shall not be occupied by more than one family.
No commercial activity shall be permitted in any common areas without the written approval of the Board of Directors.
No immoral, improper, unlawful, noxious or offensive activity shall be carried on or maintained in any unit or common areas, nor shall anything be permitted to be done thereon which may be or become an annoyance or a nuisance to other residents of Greenspoint Landing.
Outdoor antennae, whether on buildings or balcony areas, are prohibited.
All equipment, garbage cans, wood piles, etc., shall be confined to the patio areas of the units and shall be kept screened by adequate planting or fencing to conceal them from view of neighboring units and streets.
Only one “For Sale” or “For Lease” sign (not more than 5 square feet) shall be displayed from a front upstairs or downstairs window. Signs of any kind are not permitted on the surface areas of the buildings or in the common areas.
No temporary structures such as trailers, sheds, etc., shall be permitted on any building, lot or common area.
The roof area is off limits to all residents, guests and visitors. The roof area is restricted to essential building maintenance and service personnel.
No later than 30 days after closing, the unit owner shall provide the Association with the following:
The owner’s mailing address, telephone numbers (work and home), and driver’s license number.
The name and address of the holder of any lien against the unit, and any loan number.
The name and phone number (work and home) of any person occupying the unit other than the owner.
The name, address, and phone number of any person managing the unit as agent of the owner.

VII. Property Damage Liability

Homeowners, lessees and their children, including guests and visitors and their visitors and their children shall not mark, mar, damage, destroy or remove any part of the building. The responsible homeowner shall pay the cost of restoring the area or property affected: such replacement/restoration must be to the satisfaction of the Board of Directors. Homeowners are further charged with the responsibility for any violations of their lessees, guests, immediate family or visitors.

VIII. Vehicles - Parking and Towing Policy

All traffic laws are to be obeyed.
There are two numbered, covered parking spaces assigned to each unit. At all times possible, Owners shall park their vehicles in their space. No owner, tenant, guest or invitee shall use any other Owner’s assigned space at any time.
Automobiles shall be parked only in the spaces designated as parking spaces. No unattended vehicle may be left in the driveway at any time.
There shall be no parking in the fire lanes or adjacent to the garbage dumpster areas, or in any area specifically designated “No Parking”.
It is strictly prohibited to park boats, buses, campers, trailers, recreational vehicles, semi-trucks and trailers, moving vans and construction vehicles in the parking areas of Greenspoint Landing Townhomes Homeowners’ Association.
Cars parked on the grass, in fire lanes, handicapped zones, driveways and any other areas marked “No parking”, “Fire Lane” or “Tow Away” or in any other Owner’s reserved space and all prohibited vehicles and items can and will be towed with NO warning notice.
Abandoned or inoperable vehicles in unassigned parking spaces (due to expired inspection tags, expired registration, flat tires or extensive damage) may be towed.
Cars parked in assigned spaces and considered to be abandoned, inoperable or stored indefinitely (due to expired inspection tags, expired registration, flat tires or extensive damage) may be towed from the property after being given notice by a sticker posted on the car or by a notice mailed to the address of the unit owner to whom a space is assigned.
Residents finding an unauthorized vehicle parked in their reserved space may call the wrecker service and request that it be towed. The wrecker company will require the resident to sign an authorization form to tow the vehicle.

IX. Pets

No more than four (4) cats or two (2) dogs, weighing not more than twenty-five (25) pounds each, may be kept in a unit.
No pet may be kept on the property which results in any annoyance or is obnoxious to other residents.
Pets must be leashed at all times. Any unleashed pet shall be removed by the local municipal authorities.
Owners shall not allow their pets to soil Common Areas. Droppings left shall be promptly removed by the owner. Any resident seeing this rule not obeyed may report same to a Board member who will have the authority to have the droppings removed and the expense of such removal charged to the pet owner accordingly.
No unit owner or resident shall keep or breed animals for commercial purposes within any unit or on the Property.
Homeowners and residents shall be responsible for and liable for any damages or claims arising out of or attributable to any deliberate or negligent violations of the pet rules and regulations.
Pets shall not be allowed access to the Common or Limited Common Elements without supervision. Pets are not allowed in the pool area.
All pets shall be the sole responsibility of the homeowner or resident to which it belongs.

XII. Creation of the Lien and Personal Obligation

Each homeowner, by acceptance of a deed hereto, whether or not it shall be so expressed in any such deed, is deemed to covenant and agree to pay to the Association assessments or charges, and special assessments for capital improvements, such assessments to be fixed, established, and collected from time to time as hereinafter provided. Assessments, together with service fees thereon and costs of collection thereof, including reasonable attorney’s fees, shall be a charge on the land and shall be a continuing lien upon the condominium unit against which each such assessment is made. A lien will be placed on the unit if assessments and interest are not paid within 75 days of when it was due.

Each such assessment, together with such interests, costs, and reasonable attorney’s fees, shall also be the personal obligation of the person who was the owner of such unit at the time when the assessment fell due. The personal obligation shall not pass to his/her successor in title unless expressly assumed by them.

XIII. Schedule of Penalties

All infractions of the Rules and Regulations herein will be subject to review by the Board of Directors. A first offense will receive a warning from the Board of Directors and notice that continued or repeated violations will result in a fine, police action or injunction lien.

The Board of Directors is empowered to file liens or other appropriate legal process on the unit owned by the offender, as a result of his/her action, his/her family’s, the lessee’s or any guest.

XIV. Fire Safety and Patio Cooking Restrictions

Due to the configuration of the community's rear patio areas and their close proximity to combustible building materials—specifically exterior siding and wooden privacy fencing—the use or operation of charcoal burners, gas grills, wood-fired smokers, and all other open-flame cooking devices is strictly prohibited on all back patio spaces.
In accordance with the City of Houston Fire Code, all open-flame cooking devices must be operated at a minimum distance of 10 feet away from any combustible construction, including structural walls, overhangs, and wooden fences.
Violations of this safety policy are subject to enforcement via the association’s standard fine schedules and legal remedies.
The responsible homeowner shall be held fully liable for any property damage, repair assessments, or legal claims arising out of a violation of these fire safety guidelines.

Pool Rules

Swim at your own risk. No Lifeguards on duty.
Pool opens May 1st and closes October 1st.
Pool opens at 10 am and closes at 8 pm (Monday-Sunday).
No alcohol, glass containers or food is allowed in pool area.
No BBQ grills or any cooking allowed in pool area.
Guests must be accompanied by a resident of Greenspoint Landing.
Residents are allowed up to 2 guests.
Residents must show pool pass to authorized personnel when asked.
Regulation swim-wear only. No cut-off shorts allowed in pool.
No large flotation devices allowed in pool.
No pets allowed in pool area.
No diving, rough play, running or foul/profane language.
No loud music or parties allowed in pool area.
Life preserver ring is for emergency use only.
All residents are responsible for cleaning pool area after use.

Satellite Dishes

All Homeowners and Tenants must get approval from the Homeowner Association before installing your satellite dish.
All satellite dishes must be mounted on the side and rear of the building and not on any roof section. Please call Management Company before having the satellite dish installed.

Architectural Review Procedures and Guidelines

Greenspoint Landing Condominium Declaration of Covenants, Restrictions, and Condominium Regime requires approval by the Board of Directors for any changes, alterations, additions or improvements to units of limited common elements, and

WHEREAS, the Board of Directors wishes to create procedures for obtaining approval and promulgate Architectural Control Committee guidelines.

NOW THEREFORE BE IT RESOLVED that the following procedures and guidelines be adopted:

Alterations, Additions or Improvements

No alteration, addition or improvement shall be made by any Owner beyond the perimeter of his Unit. No alteration, addition or improvement shall be made within any Unit or the Limited Common Elements appurtenant thereto without first obtaining the prior written approval of the Board and the Development Standards Committee.

Application Procedures

General Procedures for Any Addition or Change:

Each homeowner will submit their proposal for an exterior addition, alteration or improvement to the Architectural Control Committee in writing, using a Home Improvement Request form. The proposal will contain a description of the project, including the height, width, length, size, shape, color, materials, and location of the proposed improvement. Photographs or sketches of similar completed projects will aid in the consideration.
Oral requests will not be considered.
Each alteration or addition must be specifically approved even though the intended addition, alteration or improvement conforms to the Declaration, and even when a similar or substantially identical addition, alteration or addition has been previously approved.
The applicant shall be informed in writing of the decision.
If the proposal is rejected, the reason(s) for disapproval shall be stated as part of the written decision.
The applicant is free to request reconsideration if new or additional information which might clarify the request or demonstrate its acceptability can be provided.
Copies of all Requests for change will be filed according to street address, along with the written decision and a statement of action, if any.
Architectural Control Committee shall have the discretion to request other documents and information it deems appropriate at its entire discretion.

In order to enforce the CC&Rs, Bylaws, Articles of Incorporation and Rules and Regulations, the Board of Directors may levy, assess and collect reasonable fines as established by the Board of Directors. The fines shall be assessed against the Homeowner for violations by the owner and/or members of his or her family, invitees, licensee, or lessee of such owner. Whenever the word “owner” is used in this document the word “tenant” shall also apply.

New Fines

The standard fines to be levied in the case of violations are as follows:

First Violation: Warning
Second Violation: $50
Third Violation: $75.00
Subsequent Violations: Legal Action

A clerical fee may be assessed in addition to the fine for processing the Violation notices.

If a violation is such that it would cause the Association to hire outside labor and/or purchase materials to repair damage done or to rectify a situation which goes against the Rules and Regulations, the owner will then also be required to reimburse the Association for any materials or labor necessary to rectify the situations.

Vandalism or graffiti will result in a special assessment to the responsible homeowner to cover the cost of repairs.

Violations must be reported in writing to the management company. The identity of the person reporting the violation will not be disclosed to the owner involved.

Failure to pay fines within thirty (30) days from the date of levy may result in the filing of legal action in Small Claims Court. In addition, the voting rights and right to use recreational facilities will be suspended.

Lien and Foreclosure Process Resolution

A lien letter is sent when an account is 60 days past due.
The account has ten days to respond; if there is no response, a letter is sent to the attorney requesting that a notice of assessment lien be placed on the property.
The attorney verifies owner and unit number by requesting legal vesting from Title Company.
The notice of assessment lien is sent to the county recorder. Approximate length of time until recorded lien is returned is seven to ten working days.
The attorney waits 20 days for response to lien notice, and then checks with Management Company to see if the account is still delinquent. If so, without further direction, the attorney proceeds.
The notice of intent to commence legal action is prepared and the homeowner has 10 to 15 days to respond.
The attorney checks with the management company for approval to proceed with the summons and complaint. (Foreclosure)
The summons and complaint is sent to the court for filing and then returned to the attorney for service. The complaint is signed by the Board of Directors.
The summons and complaint is served by the Sheriff or Attorneys Service.
Proof of service is returned to the court.
The homeowner has 30 days to respond to the summons; if there is no response, the homeowner is in default.
The property is sold through a foreclosure. Disbursement of funds are made in order of claim; i.e., first mortgage holder, second mortgage holder, etc.

Common Area

Any common sidewalks, driveways, or passageways shall not be obstructed or used by any owner for any purpose other than entrance to and exit from the units.
Any damage to buildings, recreational facilities or equipment, or any other common area property caused by an owner, his family or guests, or employee contracts shall be at the expense of the applicable owner.

Noise

Owners and occupants shall exercise reasonable care to avoid making or permitting to be made loud, disturbing or objectionable noises and in using, playing or permitting to be used or played musical instruments, radios, stereos, televisions, amplifiers and any other instruments or devices in such a manner as may unreasonably disturb owners, tenants or occupants of other units.

Trash

Trash must be placed into the dumpster. The trash removal company will not dispose of any trash that is not put into the bin. This includes boxes, which must be broken down and placed in the bin. Large items such as bicycles, old appliances, furniture, mattresses, etc. are not permitted in the dumpster or dumpster area and their disposal is the responsibility of the private individual homeowner. If a bag breaks, or trash is spilled in the enclosure, the homeowner is expected to clean it up. Cigarettes that are extinguished in the common area must be disposed of properly and not left to litter our community.

Real Estate Materials

Hanging signs are specifically forbidden in or around the complex.
Standard lock-box, containing a key to the walk-in gate is located on the pole designated near the entry gate. Realtors are to use this key for entry to the complex and then immediately return it to the lock-box. Individual lock-boxes shall be placed on the doors of the units for sale or lease.

Garage Sales

Garage sales are prohibited on and around the property.