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.
