User Guide for Gleason Residents
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.
If you wish to be on the board or a building committee, please contact Mark Marshall. Owners are sent monthly announcements of board meetings.
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 emergency after 5:00 pm on weekdays or a weekends, 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
Ting - 1 (434) 227-5984
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 broken down cardboard boxes. Please break down and flatten all cardboard boxes placed in this small dumpster.
• 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 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. 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 residential unit at the Gleason has at least one assigned parking space in the lower garage. The lower garage is accessible on 2nd Street and requires a garage door opener for access. (In the lower garage there is also the possibility to install electric charging stations for vehicles. Please contact our property manager to learn more.) 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. The upper garage spaces are dedicated to commercial suites.
Security:
The main lobby doors are open 8:00 am to 5:00 pm weekdays and locked at all other times. The mailroom is locked 24/7 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.
There are several security cameras located throughout the building. These cameras are for recording purposes which may be viewed by management at the direction of the Board.
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 Guide
THE GLEASON, A CONDOMINIUM MAINTENANCE, REPAIR AND REPLACEMENT RESPONSIBILITY GUIDE
Interior floors, walls and ceilings (including paint, wallpaper, tile, linoleum, carpet and other flooring)
· Association Maintains
· 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
· Unit Owner Maintains
· All located within a Unit and Individual Limited Common Elements appurtenant to the Unit
Plumbing (including pipes, fixtures and sprinklers)
· Association Maintains
· 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
· Unit Owner Maintains
· 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)
· Association Maintains
· 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
· Unit Owner Maintains
· 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)
· Association Maintains
· Any serving the Common Elements and Limited Common Elements
· Unit Owner Maintains
· 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
· Association Maintains
· All in all regards except routine cleaning
· Unit Owner Maintains
· 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
· Association Maintains
· All, except those maintained by the City of Charlottesville
· Unit Owner Maintains
· None
Building structure and exterior, including roof, exterior walls, trim, gutters, downspouts, foundation, stairwells, elevator, chimneys, parking structures and parking spaces
· Association Maintains
· All
· Unit Owner Maintains
· None
Doors and windows (exterior/interior finishes, frames, locks, screens and glass), including routine cleaning
· Association Maintains
· Any constituting the Common Elements or Limited Common Elements; any replacement program or exterior finish maintenance the Board elects to conduct at its discretion
· Unit Owner Maintains
· 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
· Association Maintains
· All structural repairs
· Unit Owner Maintains
· 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.
If you wish to be on the board or a building committee, please contact Mark Marshall. Owners are sent monthly announcements of board meetings.
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 emergency after 5:00 pm on weekdays or a weekends, 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
Ting - 1 (434) 227-5984
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 broken down cardboard boxes. Please break down and flatten all cardboard boxes placed in this small dumpster.
• 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 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. 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 residential unit at the Gleason has at least one assigned parking space in the lower garage. The lower garage is accessible on 2nd Street and requires a garage door opener for access. (In the lower garage there is also the possibility to install electric charging stations for vehicles. Please contact our property manager to learn more.) 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. The upper garage spaces are dedicated to commercial suites.
Security:
The main lobby doors are open 8:00 am to 5:00 pm weekdays and locked at all other times. The mailroom is locked 24/7 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.
There are several security cameras located throughout the building. These cameras are for recording purposes which may be viewed by management at the direction of the Board.
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 Guide
THE GLEASON, A CONDOMINIUM MAINTENANCE, REPAIR AND REPLACEMENT RESPONSIBILITY GUIDE
Interior floors, walls and ceilings (including paint, wallpaper, tile, linoleum, carpet and other flooring)
· Association Maintains
· 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
· Unit Owner Maintains
· All located within a Unit and Individual Limited Common Elements appurtenant to the Unit
Plumbing (including pipes, fixtures and sprinklers)
· Association Maintains
· 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
· Unit Owner Maintains
· 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)
· Association Maintains
· 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
· Unit Owner Maintains
· 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)
· Association Maintains
· Any serving the Common Elements and Limited Common Elements
· Unit Owner Maintains
· 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
· Association Maintains
· All in all regards except routine cleaning
· Unit Owner Maintains
· 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
· Association Maintains
· All, except those maintained by the City of Charlottesville
· Unit Owner Maintains
· None
Building structure and exterior, including roof, exterior walls, trim, gutters, downspouts, foundation, stairwells, elevator, chimneys, parking structures and parking spaces
· Association Maintains
· All
· Unit Owner Maintains
· None
Doors and windows (exterior/interior finishes, frames, locks, screens and glass), including routine cleaning
· Association Maintains
· Any constituting the Common Elements or Limited Common Elements; any replacement program or exterior finish maintenance the Board elects to conduct at its discretion
· Unit Owner Maintains
· 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
· Association Maintains
· All structural repairs
· Unit Owner Maintains
· 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.