Gleason Rules & Regulations
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.
The Gleason Condominium Unit Owners’ Association, Inc. (the "Association"), which is the unit owners’ association for The Gleason, A Condominium (the “Condominium”), acting through its Board of Directors, has adopted the following Rules and Regulations (the "Regulations"). These regulations supplement the restrictions contained in the Declaration and in Article 5 of the Bylaws of the Association, and shall govern the conduct of the Unit Owners with regard to the Units and Common Elements of the Condominium.
1.1 Definitions. Capitalized terms shall have the same meanings set forth in the Bylaws of the Association. For the purposes of these Rules and Regulations, the term "Unit Owner" shall also include tenants of a Unit whether or not in residence, and the Unit Owner’s and tenant's household, servants, employees, agents, visitors, guests, invitees and licensees. For the purposes of these Regulations, the term “Association” shall also include the Managing Agent when the Managing Agent is acting on behalf of the Association.
1.2 Amendment. The Association reserves the right to alter, amend, modify, repeal or revoke these Regulations and any consent or approval given here under at any time by resolution of the Board of Directors.
1.3 Complaints. Complaints regarding the management of the Condominium or regarding actions of other Unit Owners shall be made in writing to the Managing Agent or the Board of Directors. Complaints by Residential Unit Owners regarding the actions of other Residential Unit Owners will not be accepted by the Managing Agent or Board of Directors until and unless the complaining Residential Unit Owner has attempted to resolve his complaint directly with the offending party.
2. Use of Common Elements.
2.1 Attire. All persons shall be properly attired when appearing in any public spaces of the Condominium.
2.2 Storage. Where storage of personal items is designated, such storage shall be at the sole risk of the Unit Owner, and the Association shall in no event be liable for loss, destruction, theft or damage to such property. Baby carriages, bicycles, playpens, wagons, toys, benches, chairs and other articles of personal property shall not be left unattended in the Common Elements.
2.3 Trash Disposal. Trash shall be placed in the garbage chute located in the south wing of the building adjacent to the west elevator or in the trash compactor room on the Ground Level of the parking structure.
2.4 Liability within the Common Elements. All persons using any of the Common Elements do so at their own risk and sole responsibility. The Association does not assume responsibility for any occurrence, accident or injury in connection with such use. No Unit Owner shall make any claim against the Association, its servants, agents, or employees, for or on account of any loss or damage to life, limb or property sustained as a result of or in connection with any such use of any of the common facilities. Each Unit Owner shall hold the Association harmless from any and all liabilities and any action of whatsoever nature by any tenants, guests, invitees or licensees of such Unit Owner growing out of the use of the Common Elements, except where such loss, injury or damage can be clearly proved to have resulted from and been proximately caused by the direct negligence of the Association or its agents, servants or employees in the operation, care or maintenance of such Common Elements.
2.5 Plantings. The planting or harvesting of plants, flowers, trees, shrubbery and crops of any type by Unit Owners is prohibited anywhere on the Common Elements without the prior written consent of the Board of Directors. No fences may be erected around or on the Common Elements except by the Association.
2.6 Solicitors. Solicitors are not permitted. Any Unit Owner contacted by a solicitor on the Property should notify the Managing Agent.
2.7 Smoking. The use of tobacco products including, without limitation, cigarettes, cigars, electronic cigarettes, or loose tobacco products is prohibited in the Common Elements at all times.
2.8 Construction Debris. Any Unit Owner who, directly or through a contractor, employee, or agent, performs construction or repair work in their Unit shall make sure the Common Elements are maintained in orderly fashion, and, on a daily basis, shall remove all tools, equipment, materials, trash, and debris completely from the Common Elements, and sweep, vacuum, or clean any impacted Common Elements as necessary. All construction debris and trash shall be removed completely from the Condominium and shall not be deposited in any of the trash receptacles located on the Condominium property.
Section 2.9 Rental of Residential Parking Spaces. All rental agreements impacting parking spaces in the residential garage shall be between the Unit Owner and a tenant occupying the Unit owned by the Unit Owner, or between the Unit Owner and another Unit Owner, either of a commercial or residential Unit.
3. Use of Units.
3.1 Plumbing Mishaps. Toilets, sinks, showers, baths and drains shall be used only for the purposes for which designed, and no sweepings, matches, rags, ashes or other improper articles shall be thrown therein. Toilets and drains shall be maintained clear of obstructions by the Unit Owner. Unit Owners are cautioned against excessive use of soaps and other detergents which may cause overflow of suds: detergents and soaps should be used only pursuant to manufacturer's directions. The cost of repairing damage caused by overflowing toilets, stopped up drains, overflow of suds and the like (including damage to the Common Elements and other Units) shall be borne by the owner of the Unit containing the source of the damage.
3.2. Fireplaces. Gas fireplaces in Units shall be used and maintained only in accordance with the manufacturer’s instructions, including maintenance of any pilot light. No materials shall be burned in fireplaces, and no object shall be placed inside fireplaces. Fireplaces shall be turned off (except for any pilot light) when the Unit Owner is not present.
3.3 Maintenance. Each Unit Owner shall maintain his Unit in a sanitary condition. No Unit Owner shall sweep or throw any dirt or other substance from the doors, windows or balconies of his Unit. Trash shall not be accumulated within the Unit.
3.4 Structural Integrity. Nothing shall be done in any Unit that may alter or impair the structural integrity of any building or structure in the Condominium, nor shall anything be altered or constructed on or removed from the Common Elements, except upon the prior written consent of the Board of Directors.
3.5 Noise. The volume of noise within the Units shall be maintained at a level that will not unreasonably interfere with the comfort of other Unit Owners. Notwithstanding the foregoing, between the hours of eleven o'clock p.m. and eight o'clock a.m., noise within the Residential Units shall be maintained at a volume that will not be heard from any other Unit or the Common Elements. This rule shall not apply to the Commercial Units.
3.6 Window Coverings. Draperies, curtains or blinds must be installed and
maintained by each Residential Unit Owner on all windows of the Unit so that the exterior color will appear white or light gray.
3.7 Exterior of Unit. No Residential Unit Owner shall cause or permit anything to be hung, displayed or exposed on the exterior of a Residential Unit or Common Elements appurtenant thereto, whether through or upon the windows, doors, masonry or balcony of such Residential Unit. This prohibition includes without limitation laundry, clothing, rugs, signs (including "For Sale," "For Rent" and "For Lease" signs and other window displays or advertising), awnings, canopies, shutters and radio and television antennae. Under no circumstances shall any exhaust fan, air conditioning apparatus or other items be installed by the Residential Unit Owner beyond the boundaries of a Residential Unit or balcony without the prior written consent of the Board of Directors. Balconies of Residential Units shall not be used as storage areas. No balcony of a Residential Unit shall be enclosed or covered by a Residential Unit Owner without the prior written consent of the Board of Directors. This rule shall not apply to the Commercial Units.
3.8 Equipment. No electrical equipment, other than normal business equipment such as copy machines, computers or word processing equipment, may be installed in any Residential Unit without the prior written consent of the Board of Directors. No electrical equipment shall be installed in a Residential Unit which causes interference with the normal operation of electrical equipment in the Common Elements or other Units. All electrical equipment of any kind or nature installed or used in each Unit shall fully comply with all rules, regulations, requirements or recommendation of the Board of Fire Underwriters and the public authorities having jurisdiction, and the Unit Owner alone shall be liable for any damage or injury caused by any electrical equipment in such Unit Owner's Unit. No facilities or equipment of any nature shall be installed in the Residential Units that would necessitate changes, replacements or additions to the Common Elements, or otherwise unreasonably burden the provision of water, electricity, heat or air conditioning to the Condominium.
3.9 Appliances. Appliances provided with a Residential Unit may be replaced with models of equal or better quality. In order to avoid undue drain on the Condominium’s utilities, no additional major appliance shall be installed in any Residential Unit without the prior written approval of the Board of Directors. “Major appliances” include, but are not limited to, window air conditioning units, washers, dryers, refrigerators, freezers and dishwashers. “Major appliances” do not generally include fans, toasters, microwaves, hot plates, etc..
3.10 Doors and Windows. Unit doors opening into stairwells or hallways shall be kept closed and secured at all times except when in use. Windows and balcony doors should be kept closed during air conditioning season while the air conditioning system is in use in order to prevent condensation from forming in the Unit's cooling mechanism and causing damage to carpets and floors.
3.11 Tenants. Unit Owners are responsible for the actions of their tenants. Unit Owners shall provide copies of the Bylaws and these Rules and Regulations to their tenants. Any non-resident Unit Owner must provide a current mailing address to the Managing Agent.
3.12 Visiting Domestic Pets. Any domestic pet present in a Unit for at least fourteen (14) days in any sixty (60) day period shall be deemed to be a domestic pet subject to Section 5.9(a)(6) of the Bylaws rather than a visiting domestic pet, regardless of the ownership of the said domestic pet.
4. Entry into Units.
4.1 Emergency and Convenience Keys. The Association shall have the right to keep a working copy of any key(s) required to gain entry to any Unit for any purposes permitted in the Bylaws. These key(s) shall be coded in such a way as to prevent identification by unauthorized persons and secured by the Association in a locked box or similar device, and the Association shall establish and implement procedures and controls to ensure the proper use of such keys. No Unit Owner shall alter any lock or install additional locks, knockers, bells or other fixtures on any doors of a Unit without the prior written consent of the Board of Directors. This rule shall not apply to the Commercial Units; the owners of such Units shall be responsible for providing and maintaining all locks and keys to such Units.
4.2 Entry by Board. The Board of Directors or the Managing Agent, and any contractor or workman authorized by the Board of Directors or the Managing Agent, may enter any room or Unit upon the prior notice to the Unit Owner required by the Bylaws at any reasonable hour of the day (except in an emergency, in which case entry may be immediate and without such notice) for the purpose of exercising and discharging their respective powers and responsibilities for the Condominium.
5. Association and Managing Agent.
5.1 Payment of Assessments. All charges and assessments imposed by the Association are due and payable on the first day of each month, unless otherwise specified in writing to the Unit Owner. Payment may be made by check or money order, payable to the Association, and delivered to the office or as otherwise directed by the Managing Agent. Cash will not be accepted.
5.2 Favors. No Unit Owner shall direct, supervise or in any manner attempt to assert control over or request favors of any employee of the Managing Agent or the Association.
5.3 Deliveries. Employees and agents of the Association, including the Managing Agent, are not authorized to accept packages, keys, money or articles of any description from or for the benefit of a Unit Owner. If packages, keys (whether for a Unit or an automobile), money or articles of any description are left with the employees or agents of the Association, the Unit Owner assumes the sole risk therefor and the Unit Owner, not the Association, shall be liable for injury, loss or damage of any nature whatsoever directly or indirectly resulting therefrom or connected therewith. The Association does not assume any responsibility for loss or damage in such cases. Deliveries requiring entrance to a Unit Owner's Unit will not be accepted.
5.4 Move-In/Move-Out Fees. A non-refundable fee of $150.00 shall be due and payable to the Association any time one or more Unit Owners or one or more tenants moves into or out of a Unit. This fee shall be payable to the Association on the first day of the month following the move-in or move-out, if not sooner paid, and shall be subject to late fees, interest, and costs of collection.
No barbecue, grill or other similar cooking device, regardless of the type of fuel, may be used within the Residential Units or Common Elements; provided, however, that electric grills may be used on Unit balconies only. No gasoline or other explosive or inflammable material may be kept in any Unit or storage area.
Effective February 19, 2010. Updated March 21, 2018.