Pool Etiquette

The Association has received a number of complaints over the past few days regarding activities at the pool including the fact that one person, believed to be an out-of-town visitor, allowed an unleashed dog (black poodle) to roam around the pool area. Additionally there have been complaints that persons using the pool area have not cleaned up after themselves (e.g. food) and have left the pool gates unlocked.

For the safety and enjoyment of the entire community, especially during this peak period where there are a number of people visiting our residents and renters, please take a moment to remind your guests and tenants of the following Greens pool use policies. Thank you.

• Pool gates require the use of a key to enter and exit the pool area. Even if you are poolside, pool gates are to be kept locked at all times to avoid intrusion from non-Greens residents and guests and to protect persons from an accident such as the possibility of a young child wandering in and accidentally falling into the pool.

• Pool hours are from dawn to dusk and use is at your own risk. Diving is not permitted. In the case of threatening weather, do not enter the pool.

• Those using the pool are requested to shower prior to utilizing the pool. If lotion is used, cover pool chairs with towel. Please replace chairs and umbrellas to original positions after use.

• Children under 14 are not permitted in pool area unless supervised by an adult. Babies/toddlers not toilet trained are not permitted in pool unless wearing a water/leak proof type of diaper.

• Pets, bikes, skateboards, scooters, are not permitted in pool area. Rafts must be removed by nightfall.

• No food or drink are allowed within four feet of the pool and glass of any type is prohibited anywhere within the gated area of the pool. You are required to dispose of all trash in an appropriate container located on the pool deck and cigarette butts in an ashtray.

• The pool is for the use of residents and a reasonable number of guests of a resident only. The clubhouse and pool are not to be utilized for large private parties or gatherings of more than ten (10) persons unless authorized by a member of the HOA Board (not to be unreasonably withheld), with notice to Security.

Break-ins of Vehicles

Please be advised that there were thirteen (13) vehicles burglarized within the Boca Country Club last evening/early this morning (December 20, 2009). According to Lt. Murphy of Security, "it appears that nearly all the vehicles 'hit' were left unlocked." The break-ins occurred in Tiffany Trace, St. Tropez and The Fairways.

The Country Club will have extra security patrolling and the Palm Beach County Sheriff's Office will intensify their neighborhood patrols within the Country Club at night per the request of Security.

Additionally, Security will be talking to any people walking about the Country Club after 11:00 pm. and, per Security, any juveniles found walking without an adult after 11:00 pm. will be escorted back to the residence where they are staying/residing and contact with an adult resident will be made.

Please secure your vehicles and remove valuables and garage door transponders from plain sight. Locked doors are a good deterrent to theft.

Report any suspicious activity immediately by calling 911 and the Security Office at 561-997-9867.

Thank you.

The Greens Board of Directors

Happy Holidays

Wishing you and yours a Happy Holiday season.

Sincerely,

The Greens Board of Directors

Spraying of Lawn Treatment Scheduled for 12/16/09

A Fire Ant chemical treatment will be applied to the lawns on December 16, 2009.

New Bar Code Policy In Effect

As of December 1, 2009, the Association has started to enforce the policy, endorsed by the Master Association, that any unit which is over 90 days past due with Maintenance Fees and/or Special Assessment payments will have all Bar Codes assigned to that unit deactivated, effective December 1, 2009, until the delinquent account is brought to a zero balance. Security has, and will continue to be provided with this information and those affected by this policy will need to make further entry into community through the Guest Lane procedures. While access cannot and will not be fully denied to the resident, any guests or tenants of such unit, the privilege of entry with a bar code, etc., can be removed and temporarily suspended until an account is brought current pursuant current Florida Case Law.

Parking

As a result of numerous complaints, the HOA has enacted a no parking policy with regards to the area between units 17058-1 and 17064-6. There is no parking of any vehicles in the cut-out area between the aforementioned units from 7:00pm through 8:00am. Security has been alerted of this policy and will issue violations to any offending vehicle(s).

Happy Thanksgiving

The Board of Directors wishes all Greens unit owners and their families a Happy Thanksgiving.

FY 2010 Budget Adopted

On Thursday November 19, 2009, the Board of Directors of The Greens passed the budget for FY2010. As of January 1, 2010 the new maintenance/common charge for each unit will be $439.92 per month. A final version of the budget will be available from Prime Management upon written request after December 1, 2009 and will also be posted on Prime Connect on or about that date.

THE GREENS POOL - REPAIRS

Please be advised that the Greens pool will be out of commission beginning Monday November 9, 2009 to allow for the draining and repair of the pool, including necessary resurfacing. The pool should be ready for use on Saturday November 14, 2009.

Thank you for your understanding and cooperation during this necessary repair.

FALL 2009 NEWSLETTER

A Message from the Board….

Many of the residents may not know much about us, but we happen to be individuals who genuinely care about our community. We are professionals who volunteer our personal, and business time to address the needs of this community no matter where we may be situated at any given time.

We do not profess to be perfect and we are always open to suggestions as to how to improve the quality of life in our Community, financially or otherwise.

However, we are not going to allow the propaganda of those few disgruntled owners who continue to dwell on the past or who thrive on causing drama to confuse or dissuade others as to how this Board has worked to bring this Association back from the brink. We have and will continue to look out for everybody’s best interests, including those of the few naysayers, whether by pursuing an insurance claim, taking the necessary steps to ensure that maintenance and other fees are paid timely, having qualified property management in place, enforcing the rules and regulations of our community, maintaining the grounds and other common areas, and improving our balance sheet so as to keep up our community in a first-class manner for both current and prospective buyers.

We are a community of 61 units and also understand that not everyone will ever agree in unison to any one action taken by the Board. But we as board members are also owners. We pay the same maintenance and assessments and we’re all in the same boat.

In summary, we do not serve on this Board for an award, or even for a pat on-the-back of thanks. We put aside the insults and innuendos lobbed at us by certain residents and try to protect each unit owner’s investment and the right to peacefully enjoy the community you bought into in the first place.

As we already enter the holiday season, we wish each and every one of you a happy holiday season. Rest assured that we will continue to do what is in the best interests of all Greens owners and look forward to continuing to work with and for you. We can be reached by e-mail thegreensnewsletter@gmail.com

Delinquent Accounts

The HOA relies on the timely payment of all maintenance fees, roof loan payments, special assessments and other direct billings from its residents.
Unfortunately, as of the end of October 2009 The Greens is behind in revenue/collections by nearly $31,500. We have three (3) units (denoted as A, B and C below) which are severely in arrears (aggregate $26,837.36) and a few other units behind (aggregate $4,672.90), including some of whom that have not yet made the final $750 special assessment payment which was due on October 15, 2009 or other payments due and owing The Greens.

Unit A $8,439.77 in arrears
Unit B $8,596.77 in arrears
Unit C $9,800.82 in arrears

Following attempts to remedy the matters pertaining to units A, B, and C, internally, we did not receive even the courtesy of a response from two of those unit owners. Each of these delinquent files were subsequently sent to our outside legal counsel for collections action which has included an attorney demand letter, followed by a lien being placed on the unit, followed by litigation which is now pending. The other, smaller delinquencies, if not remedied will be pursued in small claims court.
All legal expenses related to the aforementioned collections activities are/will be collected by the law firm directly from the unit owner (or through the litigation) and are not a direct expense of the Association.

The effects of these delinquencies are discussed further in the financial update, below.

Financial Update & FY 2010 Budget Development

Based on September 2009 financials, The Greens is behind nearly $31,500 in revenue due the Association, as a result of the aforementioned delinquencies.

However, on a positive note, to help offset the current shortfall on revenue due and owing the Association, the Board, by way of example, has also managed to reduce some of the YTD expenses including for the following major categories: The utilities portion of the budget is some $3,143 under budget year to date; Insurance expenses are under budget by $13,272 due to the board obtaining a lower premium for the last six-month period (6/1/09-12/31/09).

As you recall, a special assessment of $3,000 per unit (payable in four installments) was passed to allow the Association to make certain outstanding structural repairs and also recoup funds for our accounts. Of the $183,000 in income due the Association through the assessment, approximately $46,000 was allocated to structural repairs with the remainder of the assessment dedicated to replenish our reserves.

This year, the Greens has been forced to effect some $33,971 in structural repairs year-to-date, with up to another $30,000 of necessary structural repairs to be conducted before the end of the calendar/budget year. It is fair to say that some twenty-plus (20+) units will have experienced some major structural (primarily roof or stucco) repairs over the past few years and most buildings also had broken or missing tiles replaced as well. The above will bring the 2009 structural repair total to approximately $64,000 rather than the estimated $46,000 and this coupled with the shortfall in revenue resulting from owners not paying their common charges and assessments during this national and regional economic downturn has proved challenging, at best, to manage. Notwithstanding, with the savings in other areas, we are managing.

Additionally, we are pursuing a claim with the Association’s prior insurance carrier (further discussed later in this newsletter) in an attempt to recoup as much of our financial outlay reference structural repairs (e.g. roof), as possible.

While it is accurate that we discussed at our May 2009 meeting that given the reduction in our insurance premiums the Board might consider extinguishing or lowering the fourth installment of the special assessment ($750 payment of October 2009), point-in-fact is that the special assessment for $3,000 has enabled us to weather this storm especially given the fact, as outlined above, that some owners are not paying their Greens monthly fees, special assessment or other fees assessed to certain individual units.

Given all that we know about the current receivables, if we did not enact the $3,000 Special Assessment or had we even extinguished the last $750 payment, then we would have been left with the choice of potentially being in an precarious financial position, or a number of units would have continued to have major structural (e.g. leak) issues leaving the Association with even more exposure, not to mention that re-sales as a whole in the community, of which we have had four (4) since June 2009, would be significantly and dramatically reduced.

While we are sensitive to the global economic situation and the adverse effect it has had on many of us, if all owners paid their fees timely, perhaps the scenario regarding the extinguishing or lowering of the October 2009 $750 special assessment would have had a different outcome. Notwithstanding, if we are able to obtain significant proceeds, if any, through our insurance claim, we will certainly revisit and explore options to reimburse unit owners.

We are currently developing the FY2010 budget which will be discussed at this November’s budget meeting, tentatively scheduled for November 19, 2009 at 6pm at Prime’s office. We are also exploring options for those owners unable to attend in-person to listen-in to this meeting electronically. A draft of the proposed budget will be made available on the PrimeConnect website prior to the meeting and a formal notice of the budget meeting will be posted at the announcement boxes throughout the community shortly. With the proposed FY2010 budget, we will certainly make all efforts to keep our maintenance fees stable; however we must also take these arrears into consideration as we develop the FY2010 budget, especially if one were to assume that each of the currently delinquent units does not make another payment in 2009, something that we hope will not be the case due to our collections activities, an annualized projection through December 31, 2009 would have revenue, due to owners not paying fees, approaching negative $50,000.

Property Management Services RFP

Prime Management’s first year of its renewal contract to manage the Greens is set to expire shortly. As set forth in the Agreement, the Association has the right to opt out of the Contract.

To that end, and as was performed in summer 2008, a “Request for Proposal” (RFP) has been sent out to various area property management firms including Prime, Splendid, Luxe, Mahogany, and Down East. Note, Campbell declined to participate.
Interested firms have been asked to supply the Board of Directors with an outline of expected management responsibilities, a qualification questionnaire, a listing of like managed properties, an opportunity to submit examples of management and financial reports, an outline of staffing for principals and key staff and finally, a fee bid data collection form.

This information is due back by mid-November at which time the responses will be qualified and reviewed the Board of Directors before further action and a determination is made.

Insurance Claim

The Association has retained the services of a Public Adjuster (on a contingency basis paid at 10% of any net recovery) to assist the community with its pending claim being pursued with the property insurance carrier as it relates to structural issues (e.g. roof/stucco water leaks) which have been plaguing the community for the past few years. The Association, with the assistance of the Public Adjustor, is seeking reimbursement for out-of-pocket and potential future expenses related to these problems

During the week of October 26, 2009, the Public Adjustor’s inspectors were once again on-site (they were previously on-site during the Summer and in September) to gather information including checking the structure(s) (e.g. roofs, windows, stucco) for evidence of prior and current damage, and, through a cooperative effort, the inspectors were able to gain entry into 50 of 61 units, to look at interior drywall as well.

The next steps, following compilation of the inspectors’ report (which will take approximately 30 days to complete), is for the Public Adjustor and Insurance Company Adjustor to agree on a neutral umpire who will then oversee a joint appraisal process reference the claim should the Public Adjustor and Insurance Company Adjustor not be able to come to an agreement prior regarding coverage and payment, if any, under the claim.

Prior to engaging the services of the Public Adjustor, we explored other available rights and remedies via legal counsel. While we are hopeful that the Association will be able to recoup at least some of the monies expended over the past few years for structural repairs, there is no guarantee. Nonetheless, we will keep you updated as to any major developments reference the claim. We are informed that this process will likely take a few more months.

Pool Area

The HOA has recently replaced the pump system at our pool which will remedy the issues which arose over the summer regarding water levels and debris.
Additionally, in early November 2009, the pool will be out of commission for approximately one (1) week to allow for the draining and repair of the pool, including necessary resurfacing. Notices will be posted at the mailbox area and pool as to the closure and reopening dates.

The HOA is working with RJI Contracting to finalize a design and construct a cover for the pool equipment so as to protect them from the elements and extend the equipment’s useful life. As you may recall, a cover was in place in the past but was destroyed during a previous storm.

The HOA reduced the number of weekly visits of the janitorial company which maintains the pool area (furniture, deck, trash removal, restrooms) from three to two.

Bar Code Policy

As of December 1, 2009, we will begin enforcing the policy, endorsed by the Master Association, that any unit which is over 90 days past due with Maintenance Fees and/or Special Assessment payments will have all Bar Codes assigned to that unit deactivated until the delinquent account is brought current. Security will be provided with this information and those affected by this policy will need to make further entry into community through the Guest Lane procedures.

The Master Association has determined that associations can request temporary suspension of Resident barcodes as the utilization and issue of the Bar code is a privilege granted to Residents by their Association through the Master Association. Current Florida Case Law has upheld the Association’s right to deny access to residents through the use of Bar Codes, "Clickers" and RF devices when resident is in excess of 90 days in arrears of his Maintenance Fees (including special assessments). While access cannot and will not be fully denied to the resident, any guests or tenants, the privilege of entry with a bar code, etc., can be removed and temporarily suspended until an account is brought current.

Landscaping

The problem of “White Fly” has returned to South Florida. With “White Fly,” the leaves of ficus trees infested with whiteflies begin to turn yellow before the leaves are dropped from the plant. Ficus trees without their leaves are one of the most obvious symptoms of a whitefly infestation.

Once again, we have had our Ficus sprayed with a treatment to attempt to prevent destruction by Whitefly. The Whitefly is being monitored carefully and may require additional treatments over the short-term. We do have a 90-day guaranty on the initial treatment.

Additionally, we have had a few trees within the community affected by Ganoderma, a tree disease which invades the base of palm trees up to a height of three to four feet above the ground. Unfortunately there is currently no effective treatment for Ganoderma and affected trees must be removed. Should you believe that a tree is affected with this ailment, please contact Prime Management so that they can call in an Arborist to inspect.

Finally, over the next few weeks, we will be installing new plantings around the pool area and at the main Greens entrance.

Rental of Units

Owners are reminded that any rental/lease of their unit requires that an application for such rental be submitted to the Board for review, background check and approval (including the tenants acknowledging receipt of The Greens Rules & Regulations booklet) prior to the commencement of a tenancy. Further, there are certain deposits and application fees which must be paid.

The minimum lease term, as set forth in our governing documents is three (3) months. Any renewals or extensions of a lease following the initial term require that a new lease or addendum be placed on file.

In recent times, there have been a few unit owners who have failed to submit the necessary documentation and gain pre-approval prior to the commencement of the tenancy. Any unit found to be in a leasing arrangement which is not on file with the Association will have that tenant’s barcode access deactivated, will have usage rights to the facilities (e.g. pool) suspended, and the tenant will receive notices to cure until such time that the situation is rectified.

There have also been recent inquiries from residents and realtors as to the number of units currently being rented in The Greens given mortgage lenders new guidelines in this region. As of this writing there are four (4) units currently being rented.

Costco Gas Station Proposal

Recently we made you aware that Costco, located across from the main entrance of the Country Club is proposing to build a gas station. We sent out an informal survey electronically in early October for a yes or no vote on the gas station and of 22 responses received, 12 were “yes” and 10 were “no.” A number of “no” responses came with comments, all of which were forwarded to the Master Association.

Cleaning-Up

When using the pool area or other common areas, please straighten-up the area you used and throw away your trash when finished. We have received calls and correspondence stating that a number of persons when finished at the pool do not replace the chairs or dispose of their trash.

Additionally, if children wish to play with chalk to draw on the street, please take a garden hose or bucket of water to wash it away completely once they are finished playing. We recently received a comment about this from an area realtor.

Painting of Buildings & Driveways

As has been discussed at prior Association meetings, it has been contemplated that repainting of the buildings, driveways and walkways will occur during early 2010. We would be maintaining the same color scheme. Over recent budget cycles we started planning for this project and the Association is currently soliciting bids from vendors, including Hartzell who was the painter on the prior painting project. We will review the bids and keep you abreast of any further plans reference the painting.

Master Association Update

The Master Association is completing the lighting project on the island behind--the gate house as you pass through the main entry point to the Country Club. Once complete, there will finally be lighting in that area. Additionally, over the next few weeks, the Master Association will be changing the fixtures on the lighting by the North Gate to blend in better with the other fixtures throughout the Country Club.

The Master Association is currently negotiating a new bulk agreement with Comcast commensurate with other communities in the area.

As many of you know, the Master Association has retained the services of Splendid Property Management as its management company. The Master Association has requested that any inquiries, requests or comments to the Master Association regarding Master Association matters be provided to the parties’ home community Board and/or management who will then forward said communication to the Master Association.

Changes to the Exterior of Your Unit

As we have a number of new residents in The Greens, everybody is reminded that if you are planning on making any modification, renovation or alteration which will affect the appearance of the exterior of your unit, you will need to obtain approval from the HOA prior to any modification, renovation or alteration taking place. Please contact Prime Management at (561) 997-4045, cscanlon@primemg.com or log on to The Greens website on Prime Connect for the necessary paperwork. Included in this policy are change of garage doors, installation or removal of hurricane shutters and change of windows among any other exterior modification.

This policy is strictly enforced so that as neighbors we are protected from anyone who wishes to alter the outside of their unit in a way that could cause damage to a common area and/or compromise our home values and the general aesthetics of the neighborhood.

Update of Unit Owner Information

At the request of the Boca Golf & Tennis Property Owners Association (“Master Association”) we must provide updated unit owner/occupant information, including to security.

Please respond via e-mail thegreensnewsletter@gmail.com , fax (561) 989-5156 or US Mail (The Greens c/o Prime, 6300 Park of Commerce Blvd. Boca Raton, FL 33487 attn: C. Scanlon) with the following information:
-Owner(s) Name
-Home, business, mobile telephone numbers
-Email Address
-Auto information (year/make/model)
-Out-of-state address
-Name of children under 18
-Name and type of pets
-Name of tenants and expiration date of lease

Trash Removal

As we have a number of new residents, a reminder that waste, and garbage must be placed in garbage containers with secure lids with trash/garbage bags in the containers tied securely so that wind or animals cannot spread the items should the garbage container fall over. Trash left outside in trash/garbage/plastic bags and not placed in a container with a secure lid is prohibited. Garbage is collected on Tuesday, Friday, recycling on Tuesday. Newspapers, magazines, flattened, corrugated boxes, catalogs, and phone books shall be placed in the yellow containers. Aluminum (beverage cans, foil and pie plates), glass, plastic drinking boxed, and milk and juice cartons should be placed in the blue containers. Vegetation collection is on Friday. Palm Beach County rules state that material may be placed outside after 5:00 P.M. the day before pickup and must be recovered before 6:00 P.M. on the pickup date. The days of pickup are subject to change. If a change occurs, you will be notified.

Dog Walking

The Country Club continues to have a problem with people not picking up after their dogs. If anyone witnesses a dog owner not picking up after his or her dog and can identify who that person is and what community they live in, please report it to the HOA or Security so the information can be passed along to the Master Association for fining and other appropriate action.

Parking Regulations

No vehicle may be parked on the roadways of The Greens between 2 a.m. and 6 a.m. Vehicles parked in the street overnight will be noted and tagged and ticketed by the Boca Country Club security officers. Trucks, pick-up trucks, boats, campers, and recreation vehicles may not be parked anywhere within the confines of The Greens between 6:00pm and 8:00am. and no parking of any vehicle in a driveway other than your own is permitted without the permission of that homeowner. No driving or parking of any vehicle is permitted on the grass at any time or anywhere on the property.

The Greens Rules & Regulations

Rules and Regulations Governing the Community
Effective Date: January 1, 2007

A BRIEF OUTLINE OF SOME OF THE RULES AND REGULATIONS FOR PEOPLE LIVING IN THE GREENS AT BOCA GOLF AND TENNIS



In all cases of conflict between this booklet and the Governing Documents, the Governing Documents shall prevail

Introduction:

The Greens is a "homeowners" association, not a condominium. This is essence means that unit owners own title to the land that each unit rests. As a homeowner, you are a member of a "Homeowners Association" (HOA), which governs the operation and budget of the community.

The governing board is composed of five members, which are elected annually, usually in February of each calendar year. They are the primary contact with the current management firm, Prime Management of Boca Raton. Currently, the board holds quarterly meetings where all residents are urged to attend. Notices of regular meetings are mailed at least 48 hours in advance and are also posted at The Greens pool.

The Board of Directors of the HOA are responsible for:

All elements of the external appearance and maintenance of the community, entering into agreements with various vendors which service the community, the operation of the pool and clubhouse, the development of the annual budget, conformance issues relating to compliance with community standards, review of applications pertaining to re-sales and rentals and communication with the Master Association board.

The Master Association is composed of representatives from each community HOA in the Boca Country Club and meets monthly. The purpose of this group largely relates to budgetary issues for security, general appearance of all common country club areas (roads, lighting, and compliance of individual communities with the master association documents in effect), plus the development of an annual budget, which is derived from a portion of your Greens monthly maintenance fee. In simple terms the Master Association is responsible for the standards, look and maintenance of all areas of The Boca Country Club beyond the fence surrounding the Greens.

Maintenance:

The Greens HOA is responsible for maintaining the property outside of the front wall, outside of the sidewalk on the end units, the back of the unit outside of the foundation plantings, and all common areas which include lawn areas, the pool and clubhouse, streets and street lighting.

In terms of lawn care, the service is contracted to perform their services three times a month May - August and twice monthly September through April. Once a year, in the early fall, all shrubs and bushes outside of the front walls and walks (for the end unit) will be trimmed and shaped as to prevent overgrowth and to maintain a manicured appearance. These areas are the HOA's responsibility and not that of individual owners. Exterior Pest control is performed monthly.

The HOA is also responsible for periodic exterior maintenance (except as otherwise provided in the Declaration) of exterior items such as painting, stucco repair, main roof repair, coating of driveways, sidewalks and streets. Funds to repair these items are routinely collected as part of the monthly maintenance fee and set aside in a reserve account via accounting rules and regulations concerning the expected useful life of the item and its potential replacement cost. Details of which items are considered reserve items can be found in the annual budget material available to each unit owner after the November budget meeting.

What building maintenance is the HOA responsible for?

The HOA provides for periodic exterior maintenance such as painting and caulking. You may need to make your own exterior repairs before maintenance is scheduled.


Roofs:

Repair of the main roof common to each building is taken care of by the HOA. The HOA will respond to roof leak reports as quickly as possible with a contracted roofer. Be advised that any repairs needed in the interior of a unit, whether or not caused by a leak on the exterior of the unit, are the responsibility of the unit owner. For units with balconies in the front and/or rear, owners are responsible for proper appearance, maintenance and repair of all parts therein as the area comprising of an exterior balcony is not considered to be a roof. Check with the Property Management Co. for conformity to building design and possible maintenance conflicts.

Balconies:

For units with balconies in the front and/or rear, owners are responsible for proper appearance, maintenance, and repair, at their own expense, of said balconies. Each unit owner should check with the property management firm before attempting any repairs whereas they could void certain warranties which may be in place.

Maintenance Responsibilities of Unit Owner:

In addition to unit owners being responsible for the all elements of the interiors of their units, and their balconies, all unit owners are required to maintain the exteriors of their units in a first class manner. To wit, unit owners are required and are responsible at their own expense for the maintenance and immediate repair of any windows, skylights, garage doors, exterior lighting fixtures, screens, screened enclosures and doors which are in need of repair or replacement. Unit owners are additionally responsible for the cleaning of their gutters.

Monthly tours of the complex are conducted and maintenance violations will be noted via a "violations letter" issued by the property management firm on behalf of the HOA. Unit owners will be given a compliance deadline to have all repairs complete.

If the unit owner does not comply within the compliance deadline, and does not otherwise object to the violation outlined in the letter in writing within the time allotted in said letter, the HOA may, among other things, elect to have the work completed and then shall invoice the unit owner accordingly. If the unit owner does not pay the invoice for said work by the due date, then additional legal action may be undertaken against the unit owner, including the possibility of placing a lien on the property.


Exterior Unit Modifications:

ALL PROPOSED RENOVATIONS AND ALTERATIONS TO THE ORIGINAL PROPERTY OR EXTERIOR AREAS MUST BE SUBMITTED TO THE HOMEOWNER ASSOCIATION BOARD FOR APPROVAL VIA A MODIFICATION FORM AVAILABLE FROM PRIME MANAGEMENT FORM BEFORE ANY CHANGE IS MADE TO OR AT THE UNIT.

Any alteration to the exterior of the building or to the exterior of your property requires approval by a majority vote of the Board.

Items requiring prior approval are as follows:

" Any change to current exterior lighting fixtures
" Any installation of new exterior lighting
" Any replacement of a garage door
" Any addition of hurricane shutters
" Any construction, modification or deletion of a patio
" Any installation, modification or removal of landscaping/gardening other than small plants and flowers
" Any construction, erection, modification or removal of a screen enclosure
" Any pouring of concrete
" Any installation of permanent exterior seating
" Any replacement of existing windows or doors
" Any installation, construction or erection of a built-in grill.
" Any installation of stone groundcover
" The installation of any garden hose reel or holder

All replacement items such as windows and doors must be painted and conform with the existing color and design of the full community.

No exterior stucco walls (including the enclosed patio area) may be painted by a unit owner without the written approval of the HOA and in no event may any exterior stucco wall be painted in a color other than that which conforms with all other buildings within The Greens.

While erecting a new patio, if approved, pavers are the only permitted material. No use of poured concrete is permitted except to provide an edging to retain patio pavers.

Any unit owner who violates Florida Statute 720, the governing documents and these rules and regulations shall be subject the appropriate remedies and sanctions allowed by F.S. 720 and the governing documents.

Monthly tours of the complex are conducted and deviations from the rules and regulations will be noted via a "violations letter" issued from by property management firm on behalf of the HOA.


Deviations from the established standards will be reported to the board on a regular basis for review and subsequent action. A series of photographs were taken of the exterior of each unit to serve as a reference point.

APPEARANCE OF UNITS:

No temporary window treatment is permitted, such as newspaper, sheets, and aluminum foil. Treatments shall consist of shades, blinds (vertical or horizontal), draperies, or other tasteful coverings.

Garage doors must be kept in a closed position at all times when not in use. In addition, garages may not be utilized for any commercial business purpose.

No grills, cooking devices or barbeques of any type, furniture, potted plants, or hammocks are permitted outside of the lanai, patio or enclosed portion of an existing screened in patio or outside of the unit's courtyard entrance.

Any drapes or any other attachments affixed to screen lanais must be securely fastened and tasteful.

No jacuzzis, spas, or pools whether temporary or permanent, may be erected, or installed on a patio, within a screened enclosure or outside the exterior walls of a unit.

No color other than the existing color for the body or trim of the units may be utilized. This rule applies to exterior walls, lanai walls whether enclosed or open, exterior of entry doors, and garage doors. Color matching formulas for touch up paint may be obtained by contacting the property manager. These matching colors can easily be obtained at the local Home Depot store in on Linton Blvd. in Delray Beach.


HURRICANE SHUTTERS:

Hurricane shutters may only be erected on a Unit or closed, as applicable, after the issuance of a Hurricane Watch for the Boca Golf & Tennis area by the U.S. Department of Commerce, National Oceanic and Atmospheric Administration's National Weather Service. All hurricane shutters must be removed from a Unit or opened, as applicable, within fourteen (14) days after the National Weather Service has advised that the storm has passed.

LANDSCAPE RULES:

The shrubs, trees, grass, flowers, fertilizing, insect control and cleanup of the common property are the responsibility of the Association's landscape contractor selected and hired by the board of the HOA.

Plantings and flowers planted by the owner remain the owner's responsibility for proper care including maintenance, trimming and irrigation. The area behind a unit's front wall (in the case of an end unit, the area between the sidewalk and building) is the owner's responsibility. Vines that adhere to outside walls, vegetation such as trees and Bird of Paradise plants that damage the structure through their roots and interfere with maintenance (unless potted), and plantings such as cactus that are not unity with our community landscaping scheme are also prohibited. Homeowners who plant annuals in their courtyard or on common areas are responsible for maintenance and their removal at the end of the season.

Use of landscaping stones is prohibited as they pose a safety threat in the event of a storm with high-winds and/or may be picked up by landscape equipment causing damage to unit windows or screens. Landscape groundcover shall be in the form of red or gold soft mulch.

INSURANCE COVERAGE:

Your monthly maintenance payment includes the following coverage:

Property

The HOA's property policy provides coverage for those common parts of the building outside and inside only to the drywall; it is vital that you purchase and carry your own homeowners' policy that covers your personal effects and unit's interior components such as, but not limited to, paint, wallpaper, pictures, decorations, cabinetry, wallboard replacement, appliances, fixtures, furniture, contents, etc.

This policy insures against loss or damage caused by "all risks" perils, which are primarily fire, smoke, wind, hail, collapse theft, and vandalism.

Liability:

The Liability policy protects the Association and its members in the event of a liability loss for bodily injury and property damage on the premises.

Crime:

Provides coverage against employee theft/dishonesty of the Association's funds up to a limit of $180,000. A $250 deductible applies.

Flood:

There is no flood coverage provided by the Association at this time. You are urged to maintain your own flood coverage.


SECURITY:

To contact the security gate to request admission of guests or service personnel, call the automated security answering service at 561-997-5470 and follow the instructions. In an emergency call 911 first, turn on your porch light, then call the guardhouse directly at 561-997-9867.

The guards travel throughout the property on a regular basis for your protection. If you leave your garage door open at night, they will call and perhaps awaken you to advise you.

From time-to-time the Master Association requests that the Palm Beach County Sheriff's Office monitor compliance with speed limits and stop signs within the community. The Sheriff's Deputies can and will issue tickets for any observed violations.

Gatehouse clickers (transponders) are provided solely for the authorized use of the unit owner or their documented tenants who have been assigned to a particular transponder by Security. A transponder may not be used by any person who has not been authorized by Security. Misuse of a transponder may result in the deactivation of the units' transponder.

At the time of publishing this guide, the Boca Country Club falls within the jurisdiction of the Palm Beach County Sheriff's Office.

In the case of an EMERGENCY, Dial 911.


MAINTENANCE FEES:


MAINTENANCE PAYMENTS:

Maintenance payments for "common charges" are due on the first of each month. Each unit owner is provided with payment coupons at the beginning of each year. If management does not receive your payment by the fifteenth of the month, a late charge of $25 will be billed to your account. If no payment is made, or if a balance accrues, at the discretion of the HOA Board, legal proceedings will be commenced with all fees related thereto assigned to the late payer's account.

SPECIAL ASSESSMENTS:

From time-to-time, the HOA Board and/or Master Association may approve special assessments to assist in off-setting certain expenses not anticipated in the annual budget. Special Assessment payments are due on the first of each month, unless otherwise stated. You will receive special assessment payment coupons upon the passage of a special assessment. If management does not receive your payment by the fifteenth of the month, a late charge of $25 will be billed to your account. If no payment is made, or if a balance accrues, at the discretion of the HOA Board, legal proceedings will be commenced with all fees related thereto assigned to the late payer's account.


THE POOL:

POOL AND CLUBHOUSE REGULATIONS:

Pool gates require the use of a key to enter and exit the pool area. Pool gates are to be kept locked at all times to avoid intrusion from non-Greens residents and guests and to protect persons from an accident such as the possibility of a young child wandering in and accidentally falling into the pool.

Pool hours are from dawn to dusk and use is at your own risk. Diving is not permitted. In the case of threatening weather, do not enter the pool.

Residents and guest are requested to shower prior to utilizing the pool. If lotion is used, cover pool chairs with towel and replace chairs and umbrellas to original positions after use.

Children under 14 are not permitted in pool area unless accompanied by an adult. Babies/toddlers not toilet trained are not permitted in pool.

Pets, bikes, skateboards, scooters, are not permitted in pool area. Rafts must be removed by nightfall.

No food or drink are allowed within four feet of the pool and glass is prohibited anywhere within the gated area of the pool. You are required to dispose of all trash in an appropriate container located on the pool deck.

The pool is for the use of residents and a maximum of two guests at a time only. The clubhouse and pool are not to be utilized for large private parties or gatherings of more than ten (10) persons unless authorized by a member of the HOA Board (not to be unreasonably withheld), with notice to Security or for a community meeting called by the board.

PARKING & VEHICLES:


PARKED VEHICLES:

Only private passenger vehicles may be parked overnight in The Greens. No vehicle may be parked on the roadways of The Greens between from 2:00a.m. To 6:00 A.M. Vehicles parked in the street overnight will be noted and tagged by the Boca Country Club security officers. The tag itself is extremely difficult to remove from automobile window surfaces. Three violations will result in the vehicle being towed offsite at the owner's expense. Trucks, pick-up trucks, commercial vans, boats, campers, and recreation vehicles may not be parked within the confines of The Greens between 6:00pm and 8:00am.

Motorcycles are not permitted within Boca Country Club unless approved by this HOA and the Master Association.

No parking is permitted on the grass at any time or anywhere on the property.

TRASH & RECYCLING:


TRASH AND GARBAGE PICKUP:

Trash, waste, and garbage are to be placed in garbage containers with garbage bags tied securely so that wind or animals cannot spread the items. Garbage is collected on Tuesday, Friday, recycling on Tuesday. Newspapers, magazines, flattened, corrugated boxes, catalogs, and phone books shall be placed in the yellow containers. Aluminum (beverage cans, foil and pie plates), glass, plastic drinking boxed, and milk and juice cartons should be placed in the blue containers. NO plastic bags or steel cans. Vegetation collection is on Friday.

Palm Beach County rules state that material may be placed outside after 5:00 P.M. the day before pickup and must be recovered before 6:00 P.M. on the pickup date. The days of pickup are subject to change. If a change occurs, you will be notified.

PETS:

Animals must be walked on a leash. The owner must pick up and remove any animal waste. No more than two domestic animals (i.e., dogs and/or cats) are permitted per unit. The two animals weight must not exceed 50 lbs. Other than dogs and cats, household birds and aquarium fish, no other animals are permitted.


RENTALS & RE-SALES:


RENTAL PROCEDURE:

All leases of a unit must be in writing and specifically shall be subject to the Declaration, Bylaws and Articles of the HOA. No lease shall be for a period of less than 3 months. All leases must be submitted to the HOA prior to the beginning of the tenancy period. The lessee shall be required to fill out a questionnaire prior to submission of the lease. Owners who anticipate renting their unit should secure a Renters Package from the HOA's Management Company. The renter shall deliver a copy of the lease with the appropriate application and deposit fee(s) and the renter's pedigree information to the HOA's management agent's firm for review. All renters shall receive a copy of this manual and shall be required to adhere to the policies herein.

A gatehouse transponder may not be used by any person who has not been authorized by Security. Misuse of a transponder may result in the deactivation of the transponder.


PROPERTY SALE PROCEDURE:

All property sales (re-sale package) are to be submitted to the Property Manager for review and calculation of any financial obligations and arrears due through the date of transfer of title. Upon closing, the new owner shall secure a copy of the Declaration of Covenants and Restrictions of Boca Golf and Tennis Townhomes Homeowners Association Inc. and all of the Amendments to the Declaration and a copy of this document. Prior to receiving an approval, the buyer shall agree to comply with these documents as well as this manual. The seller shall provide the purchaser with information on the monthly maintenance cost, open assessments and information as to when payment is due and where it is to be sent. Keys to the pool and mailboxes are to be provided by the seller for the purchaser.

CONCLUSION:

All questions, concerns, suggestions and maintenance requests should be directed to Prime Management Company, in writing if possible. Contractors and vendors have been instructed follow the directions of the board as to the business of the Association and the appearance of the units and grounds, and have been told to politely request that any deviations or questions be brought to a board members attention via Prime Management Company for consideration or additional action. Call Prime Property Management at 561-997-4045 with any questions or see The Greens section on Prime's website by logging into www.primemg.com.