Welcome to The Gleason Condominiums
This small “user guide” is intended to facilitate your comfort here and help maintain a comfortable community for Gleason residential and commercial owners and tenants. These documents are provided online for viewing convenience only. To confirm a Rule/regulation or Bylaw is updated and accurate, please contact Real Property Manager, Mark Marshall.
Contact Information:
The Gleason Condominiums is professionally managed by Real Property Inc. Our association manager, Mark
Marshall, is available by phone, 434-202-1852 and email, mark@realpropertyinc.com. In the event of an 5:00 pm
on weekdays or a weekends building emergency, please contact our 24-hour on-call service at 434-972-1092.
A few examples of building emergencies are; clogged sewer lines, water leaks, elevator entrapments or inoperable
elevators, clogged trash chutes, security lock malfunctions. For all threats to life and property please immediately
call 911.
Keys:
You have been provided with two keys to your unit and two key fobs to enable your access to locked doors. Please
contact the association manager if you wish to purchase additional ones.
Utilities:
The Gleason provides residents with water, gas and trash services. New residents are responsible for setting up
electrical services in their unit through Dominion Virginia Power. Optional services include phone, cable and
internet. The building is wired for multiple vendors for each service; please contact our association manager for
more information. For your convenience we have listed below those vendors currently servicing the building. When
you schedule installation of these services, please notify our association manager of the date and time of your
appointment. Several vendors will need access to secured doors in the building; notifying our association manager
in advance will prevent possible installation delays.
Electric:
Dominion Power – 1 (888) 667-3000
Internet:
Comcast – 1 (888) 266-2278
Blue Ridge Internetworks - 1 (434) 817-0707
Phone:
Comcast - 1 (888) 266-2278
Sprint – 1 (888) 211-4727
Century Link – 1 (800) 824-2877
Television:
Comcast - 1 (888) 266-2278
Direct TV – 1 (800) 347-3288
Trash Service:
Each floor has a trash chute room located across from the elevator on the West end. Only bagged trash is to be
placed in the trash chute. 13-gallon trash bags are the maximum size that can be put down the chute; anything larger
could jam up the trash chute. The trash bag should be tied securely – please make sure that the bag drops
completely.
The trash chute room on each floor has a dumpster for recycling materials like plastics, glass bottles, paper, and
broken down cardboard boxes. Please break down and flatten all cardboard boxes placed in this small dumpster.
Recycling:
• Cardboard boxes, including pizza boxes, moving boxes, delivery cartons and even shoe boxes, must
not be dropped down the chutes. Medium to large size boxes must be broken down, flattened, taken to
the trash rooms in the garage and placed in the auxiliary trash dumpsters.
• DO NOT PUT ANY UNBAGGED CARDBOARD INTO THE TRASH CHUTE.
• Please use extra diligence in breaking cardboard items down and placing them in the trash room. The
main trash/compactor room is located on the 1st floor entrance to the upper garage.
• Your front door key will also open the main trash/compactor room door.
• Newspapers and magazines should be recycled, or if not, bagged and disposed of in the recycling bins
located in the trash/compactor room of the garage and not in the trash chutes. When loose papers are
dropped into the chutes, they can jam the compactors.
• Glass containers, jars and bottles can break when dropped down the trash chutes. If you are not going to
recycle them, please cushion them in other trash bags and deposit into the dumpsters directly.
• NEVER place glass bottles or jars loose in a box or bag on the floor of the trash room. When broken
glass ends up in the dumpsters, it often spills onto the driveway when the dumpsters are emptied into the
trash truck. Broken glass is a threat to your tires and person.
• Should the main trash/compactor room be overwhelmed, consider holding off adding more items until
after the next trash pickup. For example, suppose you buy or receive something having a lot of
cardboard, molded Styrofoam, peanuts, etc. and you find the dumpster full, please keep the debris in
your storeroom for a few days until after the next trash pickup.
• In the event the trash chute becomes clogged please contact our association manager.
Communication:
We encourage all owners and tenants to register their contact information with our association manager. The
Gleason Condominiums utilizes email when it comes to important notices involving the building. Please be sure to
inform our association manager whenever there are changes in contact information.
Storage:
Many, but not all, units have additional storage space bins. These bins are located in the storage room which is
accessible from the mail room. Your front door key will also open this door. If you are unsure if your unit has
additional storage please contact our association manager. No hazardous materials (paint, solvents, etc.) may be
stored in the storage room. Nothing may be placed above the metal ceiling in each bin.
Parking:
Each unit at the Gleason has at least one assigned parking space in the lower garage. The lower garage is accessible
by 2nd Street and requires a garage door opener for access. If you have not been provided a garage door opener or
have questions regarding the location of your space, please contact our association manager. No personal items or
hazardous materials may be stored in the garage.
Security:
The main lobby doors are open 8:00 am to 5:00 pm weekdays and locked at all other times. The front door of the
mail room is open 8:00 am to 5:00 pm weekdays and locked at all other times. These doors remain locked at all other
times, but can be accessed by use of your key fob. Please respect the locked exterior doors as well as doors to the
lower garage and do not wedge these doors open with mats or pieces of wood.
Packages:
The US Postal Service will place small packages in the locked mailboxes and place larger packages on the
mailroom table. FedEx and UPS will place all packages on the mailroom table.
Newspapers:
Local and national newspapers will be placed on the mailroom table by the delivery person. Please note that all
papers on the table are for those who have paid for subscriptions.
Pets:
Ordinary domestic pets are permitted as long as they do not disturb residents of the building. Only one pet is
permitted per unit without the approval of the Board of Directors. All pets must be carried or restrained by a leash
when they are in Common Element areas or the grounds of the Gleason. Any unit owner or tenant who keeps a pet
must fully clean up and dispose of waste left by the pet, however, owners are not to allow their pets in the front
planter area or other landscaped areas. Owners may not allow their pets to use the unit’s terrace as a toilet. All pets
that may leave their units shall be registered with the Board of Directors and shall otherwise be registered and
inoculated as required by law. Each unit owner is fully responsible for personal injuries and property damage caused
by his/her pet. Please consult page 28 of the Association By-Laws (Declaration Exhibit C) for more information.
Do you plan to do construction or remodel?
If an owner plans to alter or improve a unit, the first thing to do is to review very carefully the By-Laws of the Unit
Owners’ Association, sections 5.7 and 5.8 on page 26 in your Public Offering and Declaration manual. If the work
will have any impact on the building (structural, electrical, plumbing or mechanical) be at all structural in nature,
then the owner is required to submit plans (sealed by a registered engineer) permits, and verification of construction
insurance to the Association Board for approval prior to beginning work. The owner must submit a construction
schedule to the association manager prior to the start of any work. Normal work hours are 8:00 am to 5:00 pm,
Monday through Friday – the contractor must have approval from the association manager before doing any work at
any other time. The owner’s contractor is responsible for keeping all Common Element areas impacted by the work
clean, and must clean all public areas at the end of each work day. Failure to do so will result in the Association
cleaning the public areas and back charging the owner. The contractor may only use the West elevator entrance or
the 2nd Street entrance for material and workmen – at no time may the front entrance be used. Contractors may not
dispose of their construction debris in Gleason trash cans. Violations of the construction/remodeling rules will be
determined by the Board of Directors and will result in fines.
Move In/Out Protocol:
All moves need to be coordinated with our association manager at least a week in advance. Management will install
the proper elevator padding on the morning of your move and deliver a stop-run elevator key for the movers to use.
Residents are responsible for any damages incurred to the building during their move. Please return the elevator to
its normal running function as quickly as possible after your move so that others may use it, and return the stop-run
elevator key to our manager. The movers may only use the West elevator entrance or the 2nd Street entrance – at no
time may the front entrance be used.
Terraces:
Although the use of an electric grill for cooking on terraces and balconies is permitted, the use of gas or charcoal is
considered a fire hazard and is therefore not permitted.
Skateboards:
The front ramp and stairs are an attractive place for skateboarders – residents are requested to tell individuals to
leave if they are skateboarding on the property.
Maintenance Responsibility Chart
Below you will find the recorded maintenance responsibility chart for the Gleason. Please take note of the
following definitions which will help in understanding this chart:
Common Element – any portion of the building not located within the boundaries of the unit, with the exclusion of
those elements that service more than one unit that may cross through the boundaries of a unit. All expenses related
to the repair or replacement of common elements is divided among owners by their recorded percentage interest. An
example of a common element would be the hallways, stairwells, elevators, and lobbies. An example of common
elements that may service more than one unit would be plumbing lines.
Limited Common Elements - those elements that are assigned for the exclusive use of a specific unit. The daily
upkeep of limited common elements is the responsibility of the assigned unit owner. The long term maintenance
and replacement is the responsibility of the association, again funded by all owners based on their recorded
percentage interest. Examples of a limited common elements include; parking spaces, storage units and
patio/porches.
Exhibit B. Maintenance Responsibility Chart
THE GLEASON, A CONDOMINIUM
MAINTENANCE, REPAIR AND REPLACEMENT RESPONSIBILITY CHART
Item Association Maintains Unit Owner Maintains
Interior floors, walls and
ceilings (including paint,
wallpaper, tile, linoleum,
carpet and other flooring)
Those located within Common
Elements and Limited Common
Elements except as Units on Floors
2-6 desire to improve Floor Limited
Common Elements beyond Common
Expense Budget allocations
All located within a Unit and
Individual Limited Common
Elements appurtenant to the Unit
Plumbing (including pipes,
fixtures and sprinklers)
Any located in and/or serving
Common Elements and Limited
Common Elements (e.g., common
stairwells, attics and crawl spaces),
and any blockages caused by roots
All located within a Unit,
including fixtures and appliances
attached thereto (e.g., hot water
heaters, faucets and drains)
Electrical systems (including
lines, meters, fuse boxes and
fixtures)
Any located in and/or serving
Common Elements and Limited
Common Elements (e.g., common
stairwells, attics and crawl spaces),
and any exterior lines, poles and boxes
not maintained by the power company
All wiring and fixtures located
within a Unit and/or serving only that
Unit (on the Unit side of the Unit’s
fuse box, including the fuse box
itself), also including meter if Unit is
separately-metered
Heating, ventilating and
cooling systems (including
furnaces, air conditioners,
filters, ducts and thermostats)
Any serving the Common
Elements and Limited Common
Elements
All located within a Unit and/or
serving only that Unit (e.g., the a/c
compressor located outside the Unit
and the vents located within the
Unit)
Storage areas located in the
Common Elements, if any
All in all regards except routine
cleaning
Routine cleaning of assigned
storage areas, such as individual
storage units in the residential storage
room on the first floor, and all cleaning
and maintenance of storage located in
Individual Limited Common Elements,
if any
Grounds, including all
landscape, streets, any
surface parking areas, and
sidewalks
All, except those maintained by
the City of Charlottesville
None
Building structure and
exterior, including roof,
exterior walls, trim, gutters,
downspouts, foundation,
stairwells, elevator, chimneys,
parking structure and parking
spaces
All
None
Doors and windows
(exterior/interior finishes,
frames, locks, screens and
glass), including routine
cleaning
Any constituting the Common
Elements or Limited Common
Elements; any replacement
program or exterior finish
maintenance the Board elects to
conduct at its discretion
All located within a Unit
(including both interior and exterior
features) or part of Individual
Limited Common Elements;
materials and paint subject to the
Association’s prior approval
Balconies, patios and railings
All structural repairs
Routine maintenance, painting and
snow/ice removal; materials and
paint subject to the Association’s prior
approval
NOTES:
1. This chart and accompanying notes are provided for the Unit Owners’ convenience: the
Declaration determines the ownership interests of each Unit Owner and the Association.
2. In all cases, where maintenance, repair or replacement is necessitated by the negligent or
wrongful act or omission of a Unit Owner (or the Unit Owner’s household, tenants,
employees, agents, visitors, guests or pets), the Association will perform the necessary
maintenance and charge the costs to the responsible Unit Owner.
3. The Association shall maintain the Floor Limited Common Elements appurtenant to each of
floors two through six, inclusive, using Common Expense Assessments, which are based
on Percentage Interests. Unit Owners on each of floors two through six shall have the right
to make additional improvements to their respective Floor Limited Common Elements in
accordance with the provisions of these Bylaws and in accordance with any process for
making such decisions that may be agreed upon among the floor Unit Owners