INTRODUCTION AND CONTENTS
Florida Statutes, Chapter 718, known as the Condominium Act; and The Grand Key Declaration of Condominium and the other governing documents, charge the Board of Directors with the responsibility for administration of the Grand Key Condominium. This administration is done through implementation of the aforementioned documents and the Grand Key Condominium Association Rules and Regulations.
These rules and regulations were initially published at the time the Association was formed. The Association, through its Board, has revised, approved, and issued them for implementation. In the future the Association may choose to revise, add to and delete from these rules and regulations. Any consent or approval given by the Association under these rules and regulations may be revoked at any time, for good cause. These rules and regulations together with the relevant Florida Statutes, the Grand Key Condominium Declaration, and the Articles of Incorporation and Bylaws, apply to and are binding upon all Unit Owners, and through them Unit renters and guests.
For ease of use these rules and regulations are divided into eight categories:
NOTE: Residents who believe that they have a compelling and legally sufficient reason not to fully comply with a Grand Key Condominium Association Rule or Regulation should request that they be excused from compliance, temporarily or otherwise, prior to not complying. An “Action Request” form (GKCA form 001) should be used to request an exception. The form is available On-Line and at the Grand Key Condominium Association On-Site Manager’s Office.
A. MOVING INTO OR OUT OF THE CONDOMINIUM
1. Unit residents (Owner/Residents, renters, and others) must register at the office upon their initial arrival to take up residence. They will be required to authenticate their acknowledgement and recognition of their need to comply with the Association requirements (Declaration, By-Laws, Rules and regulations.
2. Moving Companies and Self Movers are only permitted to load or unload their vehicles from 9:00 a.m. to 5:00 p. m. on Monday through Saturday. Moving in or out of a Unit is not permitted on Sunday, or National Holidays.
3. Deliveries of furniture and other household items are only permitted from 9:00 a.m. to 5:00 p. m. Monday through Saturday. Deliveries are not permitted on Sunday, or National Holidays.
4. Advance arrangements shall be made with the Association management before moving furniture or bulky personal belongings into or out of the buildings.
5. Unit Owners are required to provide the Association Management Office duplicate key, or appropriate entry information, to their Units for retention and necessary use in accordance with the Declaration, Articles, By-Laws or these Rules and Regulations. In the event the Unit Owner fails to supply a duplicate key or information on entry into the Unit by the Association is required, the Unit Owners shall be responsible for any costs or expenses incidental to a forced entry into the Unit. The agents of the Association, and any contractor or workman authorized by the Association, may enter any Unit at any reasonable hour of the day for the purposes permitted under the terms of the Declaration of Condominium or By-Laws of the Association. Except in an emergency, entry will only be made after pre-arrangement with the respective Unit Owner or the occupant of the Unit. Nothing herein shall relieve the Association of its duty of ordinary care in carrying out its responsibilities, or from its negligence or willful activities that caused damage to a Unit Owner’s property.
6. Unit Owners and residents shall not permit anything to be done or kept in his Condominium Unit which will increase the insurance rates on his Unit, the Common Elements or any portion of the Condominium or which will obstruct or interfere with the rights of other Unit Owners of the Association.
7. Unit Owners and residents shall use the Condominium Unit solely for purposes consistent with applicable laws and regulations, including zoning laws. No trade, business, professional or other commercial activity may be conducted in or from any Condominium Unit, as further defined in paragraph 38 under part B of these Rules.
8. A $200.00 refundable security deposit will be left with the Association Manager prior to moving into or out of the property by those who use moving companies and by self movers. The deposit will be returned following an inspection to ensure that no damage occurred due to the moving process. If there is any damage to the common elements or Association property, a deduction will be made from the deposit. This deposit does not limit the liability of persons moving into or out of the community, and is only intended to address unclear issues that may arise.
1. Unit Owners, residents and their guests must comply with all of the Association Rules.
2. Smoking of cigarettes, cigars, pipes and similar items is prohibited in enclosed indoor Common Element areas within Association property. Included are enclosed indoor areas and all building hallways and stairwells. (A rule of thumb is, if you look directly up and do not see sky, you can’t smoke here!)
3. The sidewalk, passages, stairways, corridors, halls and Common Elements must not be obstructed, or used for any purpose other than entrance and exit, to and from the premises.
4. The Common Elements shall be kept free and clean of personal items, rubbish, debris and similar material.
5. Carriages, bicycles, scooters, toys, shopping carts, chairs, benches, tables, garbage cans, supplies, milk bottles or any other object shall not be stored or temporarily left unattended on sidewalk or in passages, stairways, corridors, halls and other Common Elements.
6. Rugs, mats, etc. may not be placed outside the Condominium Unit entrance doors.
7. Objects shall not be allowed to fall from the windows, balcony or doors of the Units.
8. Dirt or other substance shall not be swept or throw onto any of the stairwells, halls, or other common elements from the Units.
9. Linens, cloths, clothing, curtains, rugs, mops, laundry of any kind, or other articles, may not be shaken, exposed or hung from any of the windows, doors, halls, passageways, balconies, or any other part of the Common Elements.
10. Personal property of residents shall be stored within their Condominium Units or assigned storage areas.
11. Refuse and garbage are to be bagged in sealed garbage bags and placed in the plastic trashcans provided to each Unit. The plastic trashcans are to be placed outside the Unit at the time and on the day designated in the announcement posted on the Official Bulletin Board. Otherwise, trash items and excess refuse or garbage is to be deposited in the Compactor located near the exit to the property.
12. Exterior Unit doors to the Common Elements or the Units shall not be blocked open or otherwise left ajar.
13. Residents shall maintain balcony and covered patio areas in a clean and orderly manner at all times. Placement of appropriate furnishings on balcony and covered patios is encouraged. Use of balcony and covered patios for storage of bicycles, tools, barbeque grills and other inappropriate items is prohibited.
14. The type, color and design of chairs and other items of furniture and other items that may be placed and used on any patio or balcony may be determined by the Board of Directors of the Association.
15. The outside appearance of any Condominium Unit window, balcony or covered patio shall not be modified in any manner, without the prior written consent of the Board of Directors of the Association, and any consent required from other owners. No sheet, towel, ornamental flag or any other material which is not designed and customarily intended for use as a window treatment shall be used as a window treatment. Any window treatment that is visible from outside of a condominium unit must be off-white or white in order to provide a generally uniform building exterior appearance.
16. The exterior of the Condominium Units and all other exterior areas including, but not limited to, patio and balcony walls, railings, ceilings, or doors, shall not be painted, decorated, or modified in any manner without the prior written consent of the Board of Directors of the Association. Unit owner approval may also be required for alterations. The Association may also require the owner to sign a Hold Harmless and Indemnification form in connection with any alterations.
17. Other than an United States flag respectfully displayed, or such other flags which are allowed to be displayed by applicable law, no other item, including, but not limited to, signs, notices, or advertisements, curtains, shades, window guards, light reflective materials, ventilators, fans or air conditioning devices, or other items shall be attached or affixed to the exterior of any Unit or balcony or exposed on or projected out of any window door or balcony of any Unit without the written consent of the Board of Directors of the Association. The consent of the Association to all and any of the above may be withheld on purely aesthetic grounds within the sole discretion of the Board of Directors of the Association.
18. On Armed Forces Day, Memorial Day, Flag Day, Independence Day, and Veterans Day portable, removable official flags (not larger that 4-1/2 feet by 6 feet) of the United States Army, Navy, Air Force, Marine Corps, or Coast Guard are permitted to be displayed in a respectful manner.
19. Loud sound and noise are not permitted on Association property, or any activities which unreasonably disturb the peaceful enjoyment of the property by other residents.
20. Hanging of “Wind Chimes” and other decorations that have the potential of disturbing other residents is prohibited on balconies and/or covered patios.
21. Unit Owners, residents, and visitors shall not permit disturbing noises, in the residential buildings or Common Elements that interfere with the rights, health, comfort or convenience of other persons.
22. Unit Owners, residents, and visitors shall not play, or permit to be played, musical instruments, media players, televisions, radios or sound amplifiers in the residential buildings or Common Elements, that disturbs or annoys others.
23. Unit Owners, residents and visitors shall not conduct, or permit instrumental or vocal instruction on Association property.
24. Unit Owners, residents and visitors shall reduce the sounds originating from within their Units between the hours of 11:00 p.m. and 7:00 a.m. so as not to disturb those in other Units.
25. Children shall not play or loiter in the Common Elements in a manner which is hazardous or unreasonably disturbing to other residents.
26. Children and pets shall be controlled as much as possible so that they do not unreasonably disturb others on Association property.
27. Marking Common Element walls, floors, walkways or other areas with paint, pencil, crayon, chalk, or similar marking devices is prohibited.
28. No sign, advertisement, notice or other lettering shall be exhibited, displayed, inscribed, painted or affixed in, on or upon any part of the Condominium Unit or Condominium Property, or any property brought into the Condominium, by any Unit Owner, guest, or occupant without written permission of the Board of Directors of the Association or as otherwise provided in the Declaration.
29. No awning, canopy, shutter or other protection shall be attached to or placed upon the outside walls or doors or roof of the building without the written consent of the Board of Directors of the Association. The exterior appearance of all window coverings shall be white or off-white in color. The Board has separate specifications for hurricane shutters and related items.
30. The possession, storage, and use of gas-fired grills on Association property are prohibited.
31. Inflammable, combustible, or explosive fluid, chemical or substance shall not be kept in any Unit or Limited Common Element assigned thereto or storage area or Common Element, except such as are required for normal household use.
32. The use, transportation, and storage of fireworks and similar flammable items on Association property are prohibited.
33. Open fire cooking devices, such as barbeque grills, whether gas, wood, or charcoal, are not allowed to be used on balconies, covered patios, or in non-designated Common Elements. The association provides designated Common Element areas for barbequing at the pool and between buildings #5 and #8. These are the only areas where open flame cooking is allowed.
34. Bicycle riding, skating, skateboarding or roller-blading is prohibited in common areas.
35. Unit Owners and residents shall not tamper with, modify, or obstruct sprinkler heads installed in Units or Common Elements.
36. Food and beverages may not be consumed outside of a Unit, except in such areas as are designated by the Board of Directors of the Association.
37. Antennas and satellite dishes are only permitted on balconies to the extent that federal or other law requires such items to be allowed. The Association may require specific measures such as painting, screening, or special installation methods to make these items as inconspicuous as possible.
38. The Condominium Units are intended to be used for single-family residential purposes. Business use of a residence which shows signs of commercial activity is prohibited. Business use shall mean and be defined as any use which shows or tends to show commercial activity of a unit, including but not limited to signage; or regular pick-up or delivery of supplies, materials, partially or completed goods; or any physical or tangible use which evidences any substantial level of commercial activity which is not consistent with the requirement that the property be used for single family residential purposes, in the sole discretion of the Board of Directors. Businesses not requiring regular visitation of customers, clients, vendors or suppliers shall be allowed provided that they meet the requirements herein and do not have any exterior display of business use or activity or adverse impact on surrounding residences or occupants. Such businesses include, but are not limited to, home offices for professionals such as accountants, real estate agents, attorneys or other persons who deal primarily in services and whose clients do not visit or make use of the premises, since the business activity is conducted primarily through telephonic and electronic media.
39. Only one motorized vehicle at a time may enter or exit the condominium property through an access control gate on the condominium property. A resident, whether the resident is an owner or a tenant, shall never aid or assist an unauthorized motor vehicle to pass through an access control gate on the condominium property.
1. No livestock, reptiles, insects, poultry or other animals shall be kept in a Condominium Unit except that usual and ordinary domestic dogs, cats, fish, and birds inside bird cages may be kept as household pets.
2. No animal shall be kept, bred or raised therein for commercial purposes or in unreasonable quantities or sizes. As used here "unreasonable quantities" shall mean no more than two (2) pets with a combined weight of no more than fifty (50) pounds per Unit; provided, however, that the by the Board of Directors of the Association may permit some exceptions to these limitations, provided that such exceptions are uniformly applied to all occupants.
3. Animals belonging to Unit Owners, residents or their guests within the Association property must generally be kept inside the boundaries of the Units, and shall not be left or located unattended on the Balcony Area or Patio Area of a Unit.
4. No potbellied pigs, snakes, Pit bull, Rottweiler, Doberman dogs, or any other animals determined in the Board of Directors of the Association sole discretion to be dangerous or a nuisance may be brought onto or kept on the Association property at any time. The Board shall have the right to require that any pet, which, in its opinion, endangers the health or security of any resident, creates a nuisance, or an unreasonable disturbance, be permanently removed from the Association property upon seven (7) days written notice.
5. When in the Common Elements of Association property, animals belonging to Unit Owners, residents or their guests shall be under full control of an individual physically capable of maintaining that control. When not being physically carried, these animals shall be controlled by means of a short hand-held leash, a collar, a muzzle, or similar restraints. Animals belonging to Unit Owners, residents or their guests shall not be allowed to “run free” on Association property.
6. While on Association property, domestic animals and other pets shall not cause noise that unreasonably disturbs other residents or guests.
7. Unit Owner, residents and their guests shall clean up after their animals and properly dispose of animal waste.
8. Unit Owner, residents and their guests shall be liable for any injury or damage to property caused by any animals they bring or keep upon Association property.
9. Unit Owner, residents and their guests who keep or maintain any pet upon the Association Property shall be deemed to have indemnified and agreed to hold the Association, its directors, officers, and agents, free and harmless for any loss, claim, or liability of any kind or character whatever arising by reason of keeping or maintaining such pet within the Association Property.
10. Dogs and cats, that are the property of a Unit Owner or other residents and their guests are prohibited from being walked or brought onto the Common Elements inside of the perimeter road that encircles the residential buildings of the property. Those tending animals shall carry or lead them directly from their Unit to the perimeter road. Those tending animals shall clean up after the animals.
11. No dog or cat is permitted to reside on the Condominium Property at any time, unless the dog or cat is registered with Hillsborough County Animal Services and is current on all shots and vaccines. Proof of such documentation shall be produced to the Association at the time of registration or whenever requested by the Association.
1. The Association has six types of designated vehicle parking spaces: (1) Enclosed garages for those who have purchased these; (2) Numbered covered parking for those who have purchased these; (3) Numbered parking spaces, that are limited common elements assigned to specific Units; (4 for those who have purchased these;) Guest parking spaces, for the use of resident’s guests and other legally registered vehicles for periods of time not to exceed twenty-four (24) continuous hours; (4) Disabled parking spaces, for use of vehicles with “disability” license plates or placards issued by the Department of Motor Vehicles; and (5) Commercial spaces, in the front of the clubhouse, for use of personnel engaged in the business of the Association during designated business hours.
2. Parking in a designated Guest parking space by any vehicles in excess of twenty-four (24) continuous hours is a violation of this Association rule, and subjects the vehicle to towing.
3. Parking of vehicles in a numbered space is only permitted by the Unit Owner to which it is assigned or their designee in writing. Other vehicles parked in a numbered space are in violation of this Association rule and subjects the vehicle to towing.
4. Parking in a Guest parking space by other than legally registered vehicles is a violation of this Association rule and subjects the vehicle to towing. A “legally registered vehicle” is a vehicle that complies with all of the requirements of these Rules and other applicable laws.
5. Parking in disabled parking spaces by vehicles other than those with distinguishing disability license plates or placards issued by the Department of Motor Vehicles is a violation of this Association rule and subject the vehicle to towing.
6. Parking in the commercial spaces in the front of the clubhouse by vehicles other than those belonging to personnel engaged in the business of the Association during designated business hours, is a violation of this Association rule and subjects the vehicle to towing.
7. Parking of vehicles in other than designated parking spaces on association property is a violation of this Association rule and subjects the vehicle to towing.
8. Parking a vehicle in the “Wash-Port,” other than while actively cleaning the vehicle, is a violation of this Association rule and subjects the vehicle to towing.
9. Parking a vehicle outside of the painted parking area of a parking space is a violation of this Association rule, and may subject the vehicle to towing if this continues after one warning.
10. Parking spaces may only be used for parking legally registered vehicles that are in operating condition, and which have current registrations.
11. Unit Owners must vacate their designated parking space in favor of the renter when the Unit is rented.
Campers, recreational vehicles, boats, trailers, etc. shall not be parked on Association property.
12. Unit Owners, residents and visitors operating motor vehicles on Association property shall keep the volume of radio and stereo sound such that it is not heard outside of the vehicle, and shall not create unreasonable noise in the operation of any such vehicles.
13. No bicycles, scooters, baby carriages, similar vehicles, toys or other personal articles shall be allowed to stand in the driveways, Common Elements or Limited Common Elements.
E. RECREATIONAL FACILITIES AT THE ASSOCIATION
1. Most Rules and Regulations as to the use of the recreational facilities are posted, and each Unit Owner, as well as his family, guests and invitees, shall observe all Rules and Regulations.
2. Swimmers use the pool and other recreational facilities at their own risk. There is no lifeguard on duty.
3. Pool Hours are sunrise to 10 p.m.
4. The pool is for residents. Each residence may sponsor two (2) guests. The resident must accompany their guests.
5. Persons under twelve (12) years of age may not swim or use the pool area unless accompanied and supervised by a parent or adult.
6. Children, who are not toilet trained, and other incontinent persons, when in the pool must wear clothing specifically designed and manufactured to serve as waterproof pants.
7. There is no reserved seating within the pool area.
8. Flotation devices, rafts, beach balls, toys and similar equipment are not permitted in the pool. Life preservers and similar devices items intended to assist those learning to swim are permitted.
9. Suntan lotion and sand are to be removed before entering pool. Use the shower provided near the pool.
10. Proper swimming attire is required. Shorts, cutoffs and thong style suits are not permitted in the pool.
11. Appropriate footwear should be worn at all times in the pool area when not actually swimming.
12. In the pool area, listening to radios and other media players require the listener to use earphones. Volume of sound is to be such as to not allow others to listen.
13. When using suntan lotion, cover pool area lounge chairs with a towel. Chairs should not to be removed from the pool area. Chairs should be carried and not dragged chairs across pool deck.
14. Glass of any kind, except eyewear, is not permitted in or near the pool area. Non-breakable plastic containers are preferred.
15. Parents and supervising adults are responsible for the behavior of their children.
16. Running, horseplay, climbing, ball or Frisbee playing or other noisy activities are not permitted in the pool area.
17. Pets are not permitted in pool area or the Fitness Center (Basket-Ball Court and Exercise Room).
18. When in beach attire, all chairs and lounges must be covered with a towel before use.
19. Use of the Fitness Center and the exercise equipment therein is at the risk of the user.
20. The Fitness Center is for residents use only. Guests are to be accompanied by a resident at all times during their use of the center.
21. Persons under fourteen (14) years of age may not use the Fitness Center and the exercise equipment therein unless accompanied and supervised by a parent or another adult.
22. No one under the influence of alcohol or drugs is permitted in the Pool, Pool Area or Fitness Center.
23. Proper attire is required in the Fitness Center including shoes and shirt.
24. Glass of any kind, except eyewear, is not permitted in the Fitness Center.
25. It is required that the exercise equipment be wiped off after each use with a clean, cloth towel and anti-bacterial spray. All equipment users shall use a clean, towel to clean exercise equipment after using same. The Association provides anti-bacterial spray in the exercise room which must also be used by equipment users when cleaning exercise equipment immediately after its use.
26. Radios, televisions, CD players, tape recorders and other similar devices are not permitted in the pool, pool deck or exercise room unless headphones are used to avoid disturbing other residents and their invited guests.
27. No food or alcohol is permitted in the pool or Fitness Center at any time.
28. Wet swimwear is not permitted in the clubhouse, Fitness Center or common areas. Unit owners and tenants shall be responsible for cleaning up any water or other debris that they may drop on the floor of the common areas.
F. ADMINISTRATION AT THE ASSOCIATION
1. Private use of specific Common Element areas, for limited periods of time, is to be arranged for and scheduled, prior to the use date, with the On-Site Manager. Rules and guidelines concerning Private Use of Common Elements are indicated separately. Private use of the Fitness Center (Basketball Court and Exercise Room), Pool, Media Room, and Business Center will not be granted.
2. No solicitors are to be permitted on the Condominium Property at any time except by individual appointment with residents.
3. Unit Water and Sewer bills are to be paid each month as indicated on the statement mailed to each Unit Owner. Overdue payments are subject to a late fee as established by the Board from time to time. Thirty (30) days following the payment due date, unpaid accounts are in arrears and are subject to appropriate collection procedures. These may include placing a lien on the Unit, and charging interest, costs and attorneys’ fees.
4. Unit Owner payment of monthly assessments shall be made as indicated by the Association Treasurer and/or the management firm. Payments made in the form of checks shall be made to the order of the Association. Payments of regular assessments are due on the first (1st) day of each month, and if payments are ten (10) days or more late, they are subject to charges as provided in the Declaration of Condominium, as implemented by the Board of Directors.
5. Unit Owner or resident complaints or suggestions regarding the Association and its management are to be made in writing, authenticated by signature, and delivered by hand or US Mail to the on-site Management Office located in the Clubhouse. Written complaints or suggestions shall indicate the identity and Unit Number of the person submitting the complaint or suggestion, and whether such person is an Owner or Renter. Any complaint or suggestion shall also contain a method for management to contact the person involved. These will be processed and dealt with in the manner indicated in Grand Key Procedures as adopted by the Board from time to time.
6. Unit Owners and residents shall not direct, manage, interfere with, supervise or in any manner attempt to assert control over the employees of the Association or contractor personnel employed by the Association. Unit Owners and residents shall not harass, either physically or verbally, employees of the Association or contractor personnel employed by the Association.
7. In the event a Rule or Regulation set forth or hereinafter promulgated, or any sentence, clause, paragraph, phrase or word thereof is determined to be invalid or unenforceable, all remaining provisions or portions thereof shall be and shall remain in full force and effect.
G. LOSS PREVENTION AND ALLOCATION OF RESPONSIBILITY AT THE ASSOCIATION
1. Unit Owners and residents are required to maintain the interior of the unit at all times in a manner, which would prevent the development of mold, mildew, or similar toxic growth. In the event that mold or mildew or other health-impairing microbial growths occur in the unit, the condominium parcel owner shall take immediate action to remove the growths, and sterilize the unit, and the owner and/or occupant is to also immediately notify the Association. If mold or mildew or other growth causes damage to the portions of the unit which are maintained by the Association, or to common elements, or to any other unit, the costs of all repairs and remediation, other than that which is covered by such insurance as the Association may choose to obtain from time to time, will be borne by the condominium parcel owner of the unit from which the mold originated, unless the owner can establish that the damage was caused by the negligent failure of the Association to maintain the common elements or any portions of the units which the Association is obligated to maintain. The Association shall make repairs to the common elements, and the cost will be assessed against the unit from which the mold or mildew originated. The assessment will be secured by a lien to the maximum extent allowed by law, and if a lien is allowed then the amount due will be collected in the same manner as any other assessment under the Declaration of Condominium. In any event the unit owner will be responsible for all costs and attorneys’ fees incurred by the Association in connection with the performance of any maintenance or corrective action needed, and in connection with the collection of any amounts owed by the unit owner pursuant to these Rules and Regulations.
2. Unit Owners and residents are also required to inspect all appliances, and all related hoses and connections, on a regular basis in order to ensure that these are all in proper working order, and in order to prevent any leaks or other incidents which could cause damage to the condominium property. The Association may also inspect appliances and related equipment at such times as the Board of Directors determines appropriate, and the Association is authorized to enter units for this purpose, following reasonable notice, and may require owners to undertake maintenance deemed to be appropriate as a preventative measure.
3. When a unit is expected to be vacant or unoccupied for a period of 72 hours or more, it shall be the responsibility of the unit owner and resident to turn off the water supply to his or her unit, including the water supply to the refrigerator, dishwasher and hot water heater during such period of time, and turn off the electric power to the hot water heater. Additionally, the owner and resident shall run the air conditioning unit during such time at a temperature level not to exceed 80 degrees, in order to maintain a proper humidity level during such absence, for the purpose of preventing the occurrence of mold or other toxic substances which could occur if moisture enters the unit during such times. Further, the unit owner and resident is to arrange to have someone visit and inspect any unoccupied unit at least once every two weeks, in order to determine whether any leaks or damage has occurred. If any leak or damage is found, the owner and/or resident shall notify the Association immediately.
4. Unit Owners or residents causing damage to any property in the Condominium by reason of the installation, operation, or failure or breakage of any item, appliance, lines, or equipment located in his unit (including fixtures), regardless of whether the item or equipment is shown to have caused the damage as a result of the owner’s failure to properly maintain the item or equipment, or failure to comply with the requirements of these rules and regulations, shall be strictly liable to the owner of any other unit damaged, and to the Association as to the common elements or any unit components for which the Association is responsible, for all damages caused, without regard to the negligence or fault of the owner from whose unit the cause of the damage originated.
5. Unit Owners are responsible for damage, to the Common Elements or Limited Common Elements, caused by them, their renters and others authorized by them or their renters to be on Association property. Necessary repairs to damaged Common Elements or Limited Common Elements shall be billed to the Unit Owner determined to have been responsible by the Association. Prompt payment is expected. Delay in payments will require the Association to institute appropriate collection procedures.
6. If a unit owner or resident contends that the Association is responsible for the repair or replacement of any portion of the unit or limited common elements appurtenant to a unit, or any personal property located therein, such unit owner must immediately notify the Association of the occurrence of any such damage and allow the Association to inspect this damage before any repairs are undertaken. If emergency repairs must be undertaken before the Association can inspect such damage, the unit owner must take all possible steps to preserve any evidence relating to the damage by taking photographs and otherwise documenting the nature and cause of the damage. The owner must obtain at least two, and preferably three competitive bids or proposals, before seeking to hold the Association responsible for any costs incurred. Such bids and proposals must be retained by the unit owner and provided to the Association in connection with any claim.
7. Each unit owner must provide the Association with emergency contact information, including persons other than the owner who can be contacted in the event of any emergency. Additionally, each owner must provide the Association, upon request, with proof of insurance which the owner is required to maintain with regard to losses or damages affecting his unit, as well as with the name and telephone number of the insurance agent for the owner(s).
8. No interior of a Condominium Unit shall be altered in any manner as such would have any effect on the structural elements of the building or its electrical, mechanical, plumbing, or air conditioning systems or on any of the Common or Limited Common Elements without the proper written consent of the Association.
H. LEASING OF CONDOMINIUM UNITS AND GARAGES AT THE ASSOCIATION
1. Unit Owners may rent their Unit(s) only through the use of a written lease. Leases for a Unit can be made by the individual Unit Owner or by a Florida registered Rental Management Agency. The minimum lease permitted is six (6) months. The maximum number of separate leases permitted on a Unit within a single year is two (2). Unit Owners are required to provide to the Association at its On-Site Management Office a copy of each lease, whether executed by the Unit Owner or by a Florida registered Rental Management Agency within seven (7) days of execution, and prior to occupancy of the unit. A Lease Addendum agreement must also be signed by the Owner and the Tenant prior to occupancy in order to insure compliance with all rules and restrictions.
2. Unit Owners shall ensure that upon their initial arrival to begin their residency, the renter meets with the Association On-Site Manager and completes a brief orientation and indoctrination as well as necessary documentation. When this meeting is impractical a packet of information and forms may be provided. The necessary forms are to be provided to the Association On-Site Manager within forty-eight (48) hours of beginning residency.
3. Unit Owners, upon executing a lease for their Unit, relinquish their rights to utilize Common Elements of the Association. Upon their taking up residence, renters, holding a valid lease to a Unit, have full use of all Common Elements of the Association. The Unit Owner is responsible for the actions of their renters, and any guests or other persons coming onto the property as a result of the rental, including paying for repair of any damage to Unit or Association property resulting from those actions.
4. Unit Owners are responsible to ensure that their renters, and other occupants of their Units, comply fully with the Florida Statutes, the Grand Key Condominium Association Declaration of Condominium, and the Rules and Regulations of the Association.
5. Subletting of Units by Renters is not permitted without compliance with the restrictions relating to approval of leases in the Declaration.
6. Violation of these Association Rules or Regulations by a renter may cause a request for their vacating the Unit immediately.
7. Garages are ½ limited common elements and ½ commercial units assigned to specific Units. Reassignment may only be made as a part of the sale of a Condominium Unit, or to another Unit Owner.
I. CONTRACTORS, SUPPLIERS AND SERVICE PROVIDERS AT THE ASSOCIATION
1. Unit Owners are responsible for providing access to their Units for contractors performing services within the Unit. The Association will not provide access to Units except as indicated elsewhere in these Rules and Regulations.
2. Unit Owners are responsible for the proper parking of vehicles used by contractors in their employ.
3. Unit Owners are responsible to ensure that contractors working within their Units have appropriate licenses and insurance.
4. When construction or repair work is to take place in the vicinity of Common Elements, Unit Owners are responsible to submit a plans and specifications for the work, and an authorization form to the Association On-Site Manager at least three days in advance. This will allow Maintenance Technicians to take any necessary action to protect the Common Elements.
5. Unit Owners shall are responsible to see that that trash generated by their contractors is removed from Association property and no attempt is made to dispose of it on the Association property. Grout or thin set shall not be disposed of in the Unit plumbing. Unit Owners shall ensure that contractors do not leave items or perform work in the common areas.
6. Unit Owners shall contact the Association Management Office to have the Maintenance Technicians inspect Common Elements in the vicinity of their contractors work for damage and trash, at the end of each day. Unit Owners are responsible for the cost of any repairs to Common Elements made necessary by their contractors.
7. Unit Owners must obtain written approval prior to beginning any work involving hurricane shutters or other permitted construction work visible from the exterior of the building from the Board of Directors.
8. Cleaning Services are only permitted from 9:00 a.m. to 5:00 p.m. on Monday through Friday (work days). Cleaning Services are not permitted on Saturday, Sunday, or National Holidays.
This policy is part of the Rules and Regulations of Grand Key Condominium Association, Inc. (the “Association”), and addresses the procedure for fining owners, tenants, and other persons who violate the Declaration of Condominium, Bylaws, or Rules and Regulations of the Association.
Fines are an alternative to other means of enforcement provided for in the Declaration and Bylaws. Fines will be adopted in accordance with the following procedures:
1.The Board of Directors or its appointed agents are charged with determining whether there is probable cause that any of the provisions of the Declaration of Condominium, the Bylaws, or the Rule of the Association regarding the use of the unit, common elements, or Association property are being or have been violated.
2. The Board of Directors shall appoint a Fining Review Committee (the “Committee”) of three (3) persons, which shall consist entirely of unit owners other than members of the Board of Directors, or persons related to Board members, and which shall be charged with conducting the hearing and rendering the decision with regard to the levy of fines as herein provided. Alternate members of the Committee may be appointed, to be available to serve is the Committee member resigns or is unavailable for a hearing.
3. In the event that a complaint is received by the Association, or a violation is otherwise determined to have occurred, the Board of Directors (the “Board”) or its agents will notify the violator(s), and in appropriate cases, will provide an opportunity for such violation to be corrected within a reasonable time (at least 5 days except in the case of an emergency).
4. If the violation has not been corrected, or in the case of a repeated violation, or a violation of a serious nature that the Board determines does not warrant an opportunity for the violator to correct it, the Board may adopt a proposed fine, up to the maximum amount allowed by law. A fine may be imposed based upon each day that a continuing violation continues. The fine will not become final until a hearing has been held, or waived by the alleged violator.
5. Following the adoption of a proposed fine, the violator shall be notified by regular and certified mail, and a copy of these rules shall be provided, along with a notice that the violator may request a hearing before the Committee within fourteen (14) days of the date of the violation letter. Alternatively, the Committee may set the date and time of the proposed hearing prior to sending the letter to the alleged violator, provided that the hearing is at least fourteen (14) days from the date of the notice. The notice to the alleged violator shall also include a short and plain statement of the matters asserted by the Association, as well as a statement of the provisions of the Declaration, Bylaws, or Rules, which have allegedly been violated. Failure to request a hearing within this fourteen (14) days time frame shall constitute a waiver of the right to a hearing.
6. The Committee shall hold a hearing if requested, after giving the unit over fourteen (14) days written notice of the date, time and place of the hearing, unless the alleged violator waives this fourteen (14) day notice requirement. The Committee may overrule or modify the fine following the hearing.
7. If the Board has not directly appointed a Chairman, or if the Chairman is absent, the Committee shall appoint a Chairman and shall conduct hearings in accordance with the following rules, in addition to such other rules and procedures as may be established by the Committee, to hear any charges and defenses. The hearing may be audio or video-recorded in the same manner and under the same rules that unit owners are permitted to audio or video-record meetings of the Board of Directors.
(a). A representative of the Association shall be heard first, in order to summarize the basis for the proposed fine, and to present any witnesses or documents in support of the proposed fine. Written affidavits shall be permitted, and the hearing need not be conducted according to technical rules relating to evidence and witnesses. A party or witness may also be allowed to appear by telephone conference, provided that the cost involved is paid by the party offering such evidence. Any relevant evidence shall be admitted if it is the sort of evidence on which responsible persons are accustomed to rely in the conduct of serious affairs, regardless of the existence of any common law or statutory rule which might make improper the admission of such evidence over objection in civil actions. The rules and privileges relating to court proceedings shall only be effective to the extent that they are required by law to be recognized at the hearing, and irrelevant and unduly repetitious evidence shall be excluded.
(b) Each party shall have these rights: to be represented by counsel; to call and examine witnesses; to introduce exhibits; to cross-examine opposing witnesses on any matter relevant to the issues even though that matter was not covered in the direct examination; to impeach any witness regardless of which party first called him to testify; and to rebut the evidence against him.
(c ) Neither the accusing person nor the allegedly defaulting unit owner must be in attendance at the hearing. The hearing shall be open to attendance by all unit owners. In rendering a decision, official notice may be taken at any time of any generally accepted matter within the Declaration, the Articles, the Bylaws, the Rules and Regulations, or the workings of the Association.
(d) Either immediately following the conclusion of the hearing, or within ten (10) days, the Committee shall render a decision on the matter, and will prepare a written summary of the decision which is to be provided to the Association and the alleged violator. If the decision of the Committee is to uphold the fine, or to impose a reduced fine, the fine shall be payable to the Association within Twenty (20) days from the date that written notice of the decision is sent to the alleged violator(s).
8. Subsequent to the hearing or if no hearing is requested within fourteen (14) days from the date of the letter notifying the violator of the fine, any further enforcement action will be taken by the Board of Directors.
9. Any violator(s) will be responsible for interest, costs and attorneys’ fees incurred in the enforcement of the fine, including costs and attorney’s fees in connection with any correspondence or hearings, provided that the Committee upholds the fine, in whole or in part. If any fine is final and that payment is due, the Association will be entitled to proceed with further enforcement action, as it deems appropriate.
Grand Key Condominium Association, Inc. Specification for Hurricane Shutters
Hurricane Shutters installed by the Association or Unit Owners shall be of the roll-down type made of durable impact resistant aluminum. These shutters are sometimes referred to as rollup hurricane shutters.
Shutter assemblies may be either manual crank or synchronous electrical motor drive operated.
The surface of the shutters shall be beige in color.
Hurricane Shutters installed on Association Buildings when not performing their protective function shall be retracted into housing at the top of the building opening that they are designed to protect.
The design of Hurricane Shutters installed on Association Buildings shall fully comply with the related codes of the State of Florida, Hillsborough County, and the City of Tampa. They shall meet the requirements of the International Building Code.
The documented permission of the Board of Directors is required prior to a Unit Owner installing Hurricane Shutters on Association Buildings. Applications for permission to install Hurricane Shutters shall be made be made in writing signed by an Unit Owner and sent to the Grand Key Condominium Community Association Manager or the Board of Directors at the 4207 S. Dale Mabry Highway addressed by United States Postal Service Certified Mail return receipt requested. Application should include sufficient information for the Board to make a knowledgeable determination and decision.
Adopted at Board of Directors Meeting of January 14, 2008
For more information on our committees, contact the Grand Key Management at 813-839-3844