OCEAN PLAZA
RULES AND REGULATIONS
(Revised By The Board of Trustees: July 13, 2014)
A. BEACH CHAIR STORAGE
An owner must obtain a current year numbered beach chair storage permit (maximum one (1) permit per condo unit) from the Building Manager. This permit must be placed on the owner/s personal lock which secures his/her beach chair(s). The lock must be of the bicycle chain lock variety. Owners are only allowed a maximum of two (4) chairs and one (1) umbrella per lock, and only one (1) lock and one permit per condo unit.
The Beach Chair Storage Area will be inspected on a routine basis. If chairs are found either without a lock and/or with an invalid permit, they will be secured by management until the owner obtains the required permit and lock. If more than four (4) chairs are on a lock, management will secure the chairs and prevent them from use by the owner until they are removed from the storage area. Management reserves the right to confiscate beach chairs that do not have a valid permit or lock attached.
All beach chairs, beach umbrellas and beach toys must be removed from the beach chair storage area by no later than September 30th to allow maintenance personnel access to the storage area for making repairs and painting. Items found in the beach chair storage area after September 30th will be removed by management.
B. BICYCLES
1. Use of the Bicycle Storage Rooms is limited to the Unit Owners who have been assigned a bicycle storage permit and who have paid for leasing space therein.
2. Charges for each space shall be set by the Board of Trustees. As a space becomes available, it will be assigned by the Manager on a first-come, first-served basis.
3. No bikes shall be located in any of the personal storage rooms. The Manager has the authority to use such space.
Bikes not located in their approved storage area shall be removed and taken to another location until claimed by the owner without liability to the Board of Trustees or the Association for damage or loss attributable to such removal.
4. Bikes may not be brought into the building using elevators or hallways unless owner has written permission from management. Violators will be cited and fined.
5. Bicycles that are unsightly and have fallen into disrepair must be removed from the storage area by the bicycle owner. In the event an owner does not remove a bicycle after receiving written notice from management, the bicycle lease will be terminated and the bicycle will removed by management and .
C. CHILDREN GENERAL RULES
Children shall not be permitted to play in hallways, parking areas, fire tower stairways, spiral staircases or elevators. Parents and/or grandparents or other responsible parties shall be held accountable for the actions of their children and their guests.
D. COMMON AREAS
1. The Units and the various parts of the Common Elements shall be used only for the respective purposes for which intended and in accordance with the Master Deed, By-Laws and Rules and Regulations of the Association.
2. The lobby, driveways and sidewalks, and all entrances, fire tower stairs, spiral staircases, hallways, passages and corridors not wholly within the title lines of a single Unit shall be used for the access to and from the Units and not be obstructed. They shall also be used for those portions of the Common Elements intended for the use of the Unit Owners. The use of personal storage areas (which are considered part of the Common Elements) or the maintenance and operation of the property shall be as prescribed by the Master Deed and the Board of Trustees.
3. No occupant of the building shall go upon or permit any member of his or her family, guest, invitee, employee or independent contractor to go upon the roof, or go upon any mechanical equipment, or any portion of the building not
intended for use by the occupants, their families, guests, employees or independent contractors.
4. Realtors, Real Estate Associates and Owners are not permitted to display signs, banners, balloons, notices, or any other type of sales or promotional material on the property or anywhere within the lobby, or other common areas of the building which relates to the sale of a unit or an open house at a condominium unit.. Realtors, Real Estate Agents and Owners must confine their advertising for sale and open house of units to the newspaper or their own offices.
5. An open house at a condominium unit must be approved by the owner, with additional approval from the Association.
6. In the event an open house is approved, an agent of the real estate office, or the owner, must be present at the unit during the time allocated for the approved open house.
4. COMMUNITY ROOM
a. Written request for the private use of the Community Room and adjoining deck must be made to management for review and approval.
b. A $100.00 security deposit is required which will be refunded when the user of the facility has cleaned the Community Room and deck to the satisfaction of management.
c. Any damage to the facilities when in private use is the sole responsibility of the User. The User will be responsible for repairs and/or replacements, if any.
d. Upon completion of a function, it is the responsibility of the user to immediately remove all food and trash from the area.
e. Use of the Multi-Purpose Room and deck area for private use will be limited to between 6:00 PM and 10:00 PM. Everyone must vacate the room by no later than 10:00 pm.
5. ELEVATORS
a. Smoking of any kind is not permitted in the elevators.
b. Persons going to and from the beach and pool must use the beach elevator.
c. Bicycles and tricycles with permits are restricted to the bike storage rooms.
d. Payment for any damage to the building caused by the moving and/or carrying of articles shall be the responsibility of the owner or person in charge of such articles.
e. If the elevator does not operate, use the telephone to contact the desk or use the red alarm button.
6. LOBBY
a. Guests and service people must enter through the main lobby and register at the front desk.
b. No bare feet, bathing suits or brief attire will be allowed in the front lobby area.
c. No one shall enter the building dripping wet or with sandy feet.
d. Utility carts must be returned to either the lobby or placed outside the beach elevator entrance immediately after unloading. Do not leave them in the halls or elevators as they interfere with passage.
e. Smoking is not permitted in the lobby, elevators, hallways or on any common area decking.
f. No one is permitted to post notices in the lobby or elevators. The posting of notices in the lobby or in the elevators is reserved for management and the Board of Trustees.
g. Beach equipment such as chairs, rafts, etc. must be dry and free of sand and may not be taken through the front lobby. No exceptions! Such equipment should be stored in assigned lockers or taken to the owner’s unit by way of the beach elevator.
h. Residents shall not be allowed to post their names or any notices in the Common Elements or on any entry to the Units or mail receptacles except in the proper places in the manner prescribed for such purpose by the Board of Trustees or manager.
7. SWIMMING POOL AND POOL DECK
THE FOLLOWING SWIMMING POOL AND POOL DECK RULES HAVE BEEN ESTABLISHED BY THE BOARD OF TRUSTEES,
1. PLEASE NOTE THESE RULES FOR OCEAN PLAZA ARE IN ADDITION TO THE STATE RULES POSTED NEARBY. THE NUMBER OF GUESTS AT THE POOL IS LIMITED AS FOLLOWS:
ONE BEDROOM UNIT 4 PERSONS
TWO BEDROOM UNIT 6 PERSONS
THREE BEDROOM UNIT 8 PERSONS
2. NO PERSONS SHOWING EVIDENCE OF ANY COMMUNICABLE DISEASE, OPEN SORES, BANDAGES OR INFLAMED EYES, COLD, NASAL OR EAR DISCHARGES ARE PERMITTED IN THE POOL. NO PERSON MAY ENTER THE WATER IF THEY HAVE OR ARE RECOVERING FROM DIARRHEA OR GASTROINTESTINAL (STOMACH) ILLNESS.
3. RESERVING PATIO CHAIRS OR LOUNGE CHAIRS IS NOT PERMITTED.
4. PERSONS USING THE POOL OR POOL DECK DO SO AT THEIR OWN RISK.
5. NO FOOD OF ANY KIND IS PERMITTED ANYWHERE WITHIN THE POOL OR POOL DECK AREA.
6. NO LIQUIDS ARE PERMITTED WITHIN THE POOL DECK AREA, EXCEPT WATER IN PLASTIC OR PAPER CONTAINERS.
7. NO ROUGHNESS, BALL PLAYING, LOUD NOISE OR RADIO PLAYING, OR OTHER TYPES OF DISTURBING ACTIVITIES ARE PERMITTED. NO RUNNING IS PERMITTED AROUND THE POOL OR ON THE POOL DECK.
8. NO RAFTS, “BOOGIE BOARDS, OR FLOATS, EXCEPT FOR FOAM “NOODLES” AND FLOTATION DEVICES WORN AROUND ARMS OR THE WAIST.
9. NO SMOKING IS PERMITTED IN THE POOL, WITHIN THE POOL DECK AREA OR ON THE DECK ADJACENT TO THE COMMUNITY ROOM.
10. PERSONS COMING FROM THE BEACH MUST RINSE SAND FROM BODY AND FEET BEFORE ENTERING THE POOL AREA. NO RINSING OF FEET IN THE POOL IS PERMITTED.
11. OWNERS MUST ACCOMPANY AND STAY WITH GUESTS WHILE AT THE POOL OR ON THE POOL DECK. OWNERS AND GUESTS MUST IDENTIFY THEMSELVES OR HOSTS UPON REQUEST FROM THE LIFEGUARD OR GENERAL MANAGER.
12. ALL TODDLERS WILL BE PERMITTED TO USE THE SWIMMING POOL AS LONG AS THEY ARE WEARING PLASTIC COVER UP PANTS WITH ELASTICIZED LEGS AND WAIST. PLASTIC COVER UP PANTS MUST BE WORN ON THE OUTSIDE OF BATHING SUITS AND/OR DIAPERS.
13. NOTHING MAY BE HUNG FROM THE ROPES OR FENCED AREAS LOCATED AROUND THE POOL DECK.
14. THE POOL AND DECK MAY NOT BE USED DURING STORMY WEATHER.
15. PERSONS SUSPECTED OF BEING UNDER THE INFLUENCE OF DRUGS OR ALCOHOL WILL BE PROHIBITED FROM ENTERING THE POOL.
16. DIVING IS STRICTLY PROHIBITIED.
17. ALL PERSONS MUST OBEY INSTRUCTIONS FROM THE LIFEGUARD ON DUTY. IF YOU HAVE A PROBLEM WITH SUCH INSTRUCTIONS, SEE THE GENERAL MANAGER.
18. NO ONE PERMITTED IN THE POOL OR ON THE POOL DECK AFTER 6:00 PM MONDAY THROUGH THURSDAY AND 7:00PM FRIDAY THROUGH SUNDAY.
NO ONE PERMTTED ON THE DECK OUTSIDE OF THE COMMUNITY ROOM AFTER 6:00 PM MONDAY THROUGH THURSDAY AND 7:00PM FRIDAY THROUGH SUNDAY.
19. BABY POOLS ARE NOT PERMITTED ANYWHERE WITHIN THE POOL DECK AREAS.
8. PERSONAL STORAGE LOCKERS
Lockers have been assigned to each condominium unit. No personal items shall be stored in the fire tower stairways, or at any exits of the building, stairways, hallways or walkways. No personal items may be stored within the storage rooms outside the individual storage lockers. Any items found in any of the open areas of the storage rooms will be removed and disposed of. The doors to the storage areas are to be kept locked at all times unless opened by management. The storing of paint, gasoline, turpentine, kerosene or other flammable liquids in storage lockers is strictly prohibited.
9. TRASH & RECYCLE ROOM
Trash rooms are not be used for storage or as a collection station for articles too large for the chute. Large boxes and other refuse should be carried out of the building and disposed of in the dumpster behind the building located along 28th Street. Follow recycle rules posted in trash rooms. Wash your recyclable containers before depositing in the main container. All spills within a trash room should be cleaned up by the individual who caused the spill.
E. EMPLOYEES AND MAINTENANCE
1. Employees are under the direction of the Building Manager and it is the duty of the Manager to direct and inform employees of their designated responsibilities. Any complaints or problems involving an employee should be presented to the Manager.
2. No Unit Owner is permitted to direct, supervise, or in any manner attempt to assert any control over the employees of the Association.
3. At the request of the unit owner, the Association will provide, for an hourly fee and cost of materials, maintenance and repair service for unit owners with respect to maintenance and/or repairs within the interior of their units. Any request for such service(s) must be made to the Manager through the office. If the Manager determines, in his sole discretion, that the requested work cannot or should not be performed by the Association, the Manager may, in his discretion, provide referrals (not recommendations) for outside contractors. Except in emergencies such requests for maintenance shall be handled on a first-come, first-served basis.
4. Subject to these Rules, and with particular reference to Section K, Subsection 1-8, below, unit owners may retain a contractor or contractors of their own choosing to perform interior maintenance and/or repairs upon approval of the Manager. Unless assigned by the Manager on behalf of the Association, employees of the Association are prohibited from providing services directly for unit owners during their scheduled hours of employment. Should a unit owner desire to retain an employee to provide maintenance and/or repairs within the interior of their unit, such services may only be rendered by such employee while off duty, and such employee shall be considered an independent contractor for all intents and purposes. The terms of any such arrangement between a unit owner and an off-duty employee shall be subject to, and governed by the “Notice of Policy Regarding Outside Employment and Indemnification and Hold Harmless Agreement”. Such agreement shall be executed by each employee and posted elsewhere on the Association Web site.
5. Any complaints regarding the maintenance and condition of the Common Elements or the actions of the Association or its officers, employees, agents, or independent contractors, or any other Unit Owner or member of his or her family, guests, invitees, tenants, employees or independent contractors, shall be made in writing to the Manager. The Association through its Board of Trustees shall be permitted (except in emergencies) a reasonable length of time in which to study and act upon the complaint before any other action is taken by the Unit Owner.
6. Maintenance Repairs and Charges
A). For maintenance repair or replacement of a designated limited common element of a condominium unit as described in the Master Deed, except for window screens and slider screens, the Association will charge the homeowner for the cost of all materials needed to complete the repair or replacement, and shall assess the homeowner a labor charge of $40.00 per hour.
B). For maintenance repairs or replacement services to window screen(s) or slider screen(s) of a condominium unit, the Association shall charge the
homeowner for the cost of all materials to complete the repair or replacement
of the screen(s), and assess the homeowner a labor charge of $35.00 after 45
minutes of service.
C). For maintenance repairs or replacements to any part of the interior area of a
condominium unit to which the homeowner is responsible, the Association
shall charge the homeowner for the cost of all materials to complete the repair or replacement, and assess a labor charge of $40.00 per hour of service, plus an additional $20.00 in the event a staff member is required to shop for specific part or parts needed to complete a work order within a condominium unit.
F. FIRE PROCEDURE
1. Every unit has an installed smoke detector provided by the Association.
2. Please familiarize yourself with the location of fire extinguishers and fire alarm pull stations which are located on each floor throughout the building.
3. If you see a fire, pull the alarm and notify the front desk of its location. Proceed to evacuate, using the stairways. DO NOT USE THE ELEVATORS. The elevators will automatically return to the lobby areas when the fire alarm is activated.
4. If you install a personal fire or burglar alarm system, you must notify management.
5. At the discretion of the Building Management and/or instruction by the Borough, periodic fire drills will be conducted.
6. In the event the fire alarm is sounded, it is MANDATORY that all persons who are ambulatory leave the building.
7. If a person is or becomes non-ambulatory, he/she must advise the Manager immediately for assistance. A list of non-ambulatory persons shall be kept at the front desk.
G. INDIVIDUAL CONDOMINIUM UNITS
1. No Unit Owner shall paint or alter any exterior portion of his or her Unit or Common Elements or Limited Common Elements appurtenant thereto, without the prior consent of the Board of Trustees. The Common Elements shall be decorated in a style and manner determined by the Board of Trustees. The use of exterior shades, awnings, window guards, window boxes, ventilators, fans, hanging fixtures, chimes, plants or like devices is prohibited except for those which have been approved, in advance by the Board of Trustees. No drying of laundry on the balcony is permitted. The hanging of any items such as towels, bathing suits, or other clothing, etc. over the balcony railing is not permitted.
2. No radio or television aerial or antenna shall be placed on, attached to or hung from the exterior of the building, including balconies without prior consent of the Board of Trustees. Use of any electrical appliance that will interfere in any way with the radio or television reception of other residents is prohibited.
3. No carpet, rug, bed clothing or other article shall be shaken from any window, door, balcony or landing. No dirt, refuse or other matter shall be swept from the Unit into any entranceway or from a balcony or patio onto another person’s balcony or patio or common area. Nothing shall be thrown out of the windows or doors into the hallways of the building.
4. Drains, water closets, baths, showers, sinks, and the like shall not be used for any purpose other than that for which they were constructed. No sweeping, rubbish, rags, paper, ashes, or the like articles shall be thrown into them. The
Unit Owner shall be responsible for all damage, including cost of repairs or replacement resulting from such misuse.
5. No Unit Owner shall take or cause any action, which would jeopardize the soundness or safety of any part of the condominium property. No Unit Owner shall use or permit to be brought into or kept in any Unit (or related storage bin) any inflammable or combustible material, such as gasoline, kerosene, naphtha, or Benzene. The same prohibition holds true for explosives, fireworks or like hazardous material. All Units, including storage bins, will be subject to inspection by management to ensure compliance with these rules.
6. No Unit Owner shall keep their hallway door open nor make or permit any noise, vibration, or odor that will unreasonably disturb or annoy the occupants of the other Units, nor do or permit anything to be done, which will unreasonably interfere with the rights, comfort or convenience of the other Unit Owners.
7. New air conditioners will not be permitted on balconies except for D size Units, which must conform to the original installation specifications.
8. No carpet or tile shall be placed on the outside balconies.
9. The Board of Trustees sets maintenance charges. Unit Owners are then advised in writing of their pro-rated share. Payments are due the first day of each quarter. Payments received after the 30th day of the billing month are delinquent. A late charge will be added, in such amount as the Board may determine from time to time. Failure to make timely payments of these charges (including applicable late charges) shall result in liens against the Unit involved in accordance with the Master Deed, By-Laws and the New Jersey Condominium Act.
10. Unit Owners are responsible to return luggage racks to their storage areas. They are not to be left in the common area hall outside of the unit except for the time needed for loading or unloading. The blue carts are to be returned to the walkway area outside the beach side entrance door. Luggage racks and blue carts are not to be left inside elevators.
11. Interior alterations or renovations involving plumbing, electrical work, walls, doors, closets or windows are subject to Board approval. Professional drawings and plans sufficient to obtain necessary engineering and/or municipal permits prior to the start of any work must accompany each drawing.
12. Other than storage in a Bike Room, bicycles may not be brought into the building.
H. MOVING
1. Moving in or out of the building is not permitted on Saturday and Sunday from May 1 to October 1 of each year, or on any legal holiday.
2. Unit Owners shall be liable for any damages to the condominium property arising from such moving.
I. A. PARKING
1. Residents, approved tenants or guests using unit with owner's permission may park in assigned spaces only.
2. The office must be notified in advance if you plan to allow another resident or guest to use your space in your absence.
3. Assigned parking spaces shall not be occupied by more than one vehicle at a time.
4. Anyone parked in parking spaces assigned to another resident will be subject to towing and storage fees at the vehicle owner’s expense.
5. Parking of trucks, boats, mobile homes, campers or similar types of vehicles on the condominium property is not permitted.
6. Vehicles that are in disrepair; flat tires, etc. must be made road ready within one week or the vehicle must be removed from the parking area. Vehicles in disrepair are not permitted to be stored on condominium property and may be towed away and stored at the vehicle owner's expense.
7. Between October 1 and April 30 of each year, parking will be permitted in
spaces that are not indicated by the word “RESERVED”. Parking in spaces
marked reserved will not be permitted without the owner’s permission. Owner’s
must inform the front desk receptionist when parking will be permitted in their reserved space.
B. LEASING OF PARKING SPACES
1. Only those Owners who have one (1) parking space are eligible to add
their name to the “Wait List”.
2. Upon the settlement of the sale of their unit by a Lessee, the rental space reverts to the Association and is offered to the next in line on the “Wait List”.
3. Any unearned rental fee is returned to the seller of the unit, with this same rental fee due from the new Lessee.
4. Owners must be in good standing with the Association, in that all condominium maintenance fees, special assessments, late charges, fines, charges for maintenance, electric charges, etc. are paid in full prior to the leasing of a parking space.
J. PETS
1. Pets of any kind are not allowed in the building or on the premises of the Longport Ocean Plaza. This rule applies to Owners and Lessees, family of Owners and Lessees and any visitors of Owners or Lessees. An animal shall not be kept on the premises for an inordinate period of time, e.g., in a car, possibly causing a disturbance, or leashed outside causing waste. If an Owner asks for an exception because a dog is certified as a “Service Dog”, it is advisable for the Owner to voluntarily provide the General Manager with confirmation of the dog’s status. All agreements of sale and lease agreements must specify that pets of any kind are not permitted. A fine of $500.00 will be assessed for violation of this “no pets” rule. A continued violation of this “no pets” rule will be considered a separate violation and a fine of an additional $500.00 will be assessed for each offense.
K. REPAIRS, RENOVATION AND DELIVERIES
1. Contractors and deliveries are not permitted in the Building on Saturday, Sunday, or Holidays. All services by contractors and workmen and all deliveries of materials, furniture, rugs, etc. must be done between the hours of 9:00 A.M. and 5:00 P.M., Monday through Friday. The office must receive advance notice of such. Any exception (such as in the event of an emergency) requires approval by the Building Manager. All such persons must report to the front desk upon arrival. Access to condominium unit must be approved by the unit owner. There are no exceptions to this rule.
2. All trucks are to be parked in the rear of the building. Trucks shall not block building access or resident parking. All contractors, outside workers or delivery persons are to use the service elevator and rear entrance at all times.
3. All contractors or delivery persons are to remove all trash and excess materials produced by them from the condominium property.
4. There will be a charge to the Unit Owner who has the outside work or delivery done if such material is not removed. The Board of Trustees reserves the right to prescribe the weight and proper position of iron safes or other such heavy articles, and the manner of placing them in position. In addition, neither contractors nor delivery persons are to use the blue utility carts, as their usage is restricted to use by homeowners.
5. Unit Owners shall be liable for all damages to the building caused by their contractors or delivery persons. Owners must inform contractors or delivery persons they are not to use the blue utility carts or luggage racks.
6. Requests for structural changes to Units or their Common Elements or Limited Common Elements shall be accompanied by a detailed set of drawings, plans and specifications for the proposed changes. Such changes may not be made without prior written approval from the Board of Trustees. The Borough of Longport requires blueprints and permits. A Certificate of Liability Insurance will be required from the contractor and must be presented to the Manager prior to the start of any renovation in the unit. No work may proceed until the plans are formally approved by the Board of Trustees. During the period October 1 through April 30 major renovations may be performed within a condominium unit. Major renovations include but are not limited to a total renovation of a condominium unit, total renovation of the kitchen or other rooms, the installation of carpeting or other types of flooring, sheetrock replacement, painting of the unit or any room within the unit and the installation of new cabinetry or closets. No contractor will be permitted to work within a condominium unit between May 1 and September 30, except for performing emergency plumbing repairs, air conditioning repairs and minor repairs within a condominium unit; Minor repairs shall include but are not limited to the repairing or replacing of entrance door locks, the replacement of broken windows, the repair or replacement of window screens and slider screens and minor sheetrock repairs. All contractors must be out of the building by no later than April 30th.
7. Contractor signs will not be allowed in, around or on the Building.
8. Prior to installing a new wood floor or tile floor, an owner will be required to install
soundproofing material underneath the new floor covering.
L. MAINTENANCE FEE COLLECTION POLICY1. The Association will send invoices to owners on a quarterly basis May 1, August 1, November 1, and February 1 of each year.
2. Payments are due and payable upon receipt of the invoice.
3. A reminder notice will be sent on or about the 20th of the month when payment is due.
4. After thirty days, interest, at 1%, will be applied to any unpaid balance.
5. In the event an account remains unpaid at the end of any quarter, the owner will receive a notice that a lien will be recorded against the condominium unit. All costs associated with the preparation and filing of the lien will be added to the owner’s account.
6. No third party checks will be accepted for payment. Owner’s must use their own personal checking account, money orders, bank checks made payable to the Association or cash.
M. SECURITY
1. Management shall retain a pass key to each unit.
2. The main Lobby doors will remain locked at all times. Entrance to the Building shall be by key or by security access chip. The security system at the side doors of the Lobby requires that these doors remain locked at all times.
3. The beach door, Atlantic Avenue door and all fire exit doors must be locked and kept closed at all times.
4. Security chip access system: 2 chips shall be given to each Unit Owner. All lost chips will be replaced at a charge of $30.00 each. The maximum number of chips for each unit is determined by the size of the unit.
1 bedroom 2 chips
2 bedrooms 4 chips
3 bedroom 6 chips
A request form must be on file at the front desk to admit a non-owner to a condominium before a Unit Owner’s keys will be released. These forms are available at the front desk.
N. ALTERNATIVE DISPUTE RESOLUTION
An Alternative Dispute Resolution Committee (consisting of three non-board Owners) has been established for the purpose of hearing disputes between Owners, or between an Owner and the Condominium Association regarding compliance with the provisions of the Articles of Incorporation; the Master Deed; the By-Laws and the Rules and Regulations of the Association, thereby attempting to minimize the necessity of judicial intervention and litigation.
LEASING RULES AND REGULATIONS
1. No owner may lease his or her condominium unit unless they are in good standing with the Association, in that all amounts due the Association must be paid in full before an owner receives approval to lease his or her condominium unit. Upon verification that all amounts due have been paid in full, the owner may receive approval to proceed with the leasing of his or her condominium unit.
2. Written notice must be presented to the Ocean Plaza Condominium Board of Trustees at least 21 days prior to leasing, concerning any rental along with a copy of the proposed Lease Agreement and the approved Ocean Plaza Lease Application. These rules and regulations are a part of the lease to be observed by the tenant. The lease must be signed by the owner and tenant prior to submission to the Board of Trustees.
3. The occupancy of owner occupied units shall be restricted to:
4 persons in original one bedroom A & B units
6 persons in C units
8 persons in D units
4. Owners, while renting, relinquish their right to the use of all common elements, which
passes on to the tenant.
5. No pets of any kind will be permitted in the building or premises. An owner, Lessee or a visitor shall not use the premises to keep an animal on site for an inordinate period of time, e.g., in a car, possibly causing a disturbance, or leashed outside causing waste while the visitor spends time in a Unit or other areas on the premises. A fine of $500 will be assessed for EACH violation of this rule. Since a leasing Owner is aware of this “no pets rule”, the Owner will be responsible for any violation of the rule. The Leasing Rules and Regulations are amended to include the Association’s Pet Policy, which can be found in Section J-1 of the Association’s Rules and Regulations.
6. The Unit Owner shall be required to pay the sum of $500.00 to the Association, as an administrative fee to compensate the Association for the costs and expenses incident to the rental of the unit.
7. Owners may lease a unit only once after the initial lease is signed and must wait a Period of twelve months after the date of the initial lease before another lease can be considered for review and approval by the Association.
8. Occupancy under the lease shall not be permitted unless and until approved by at least four (4) members of the Board of Trustees.
9. The Manager must be given a copy of the executed lease agreement and a copy of the lease addendum prior to tenant taking possession of the condominium unit.
10. No subleasing is permitted.
11. All notices required by this rule must be given by personal hand delivery or by certified or registered mail to the President of the Association.
12. Owners who have guests (other than immediate family) occupying their Units when Owner is not present must notify the Manager in advance of the guests arrival. Guests are limited to stays of no more than one week unless prior permission is given by the Manager and four (4) members of the Board of Trustees.
13. A copy of the most recent Rules & Regulations shall be given to each renter by the Condominium Manager.
14. Smoke detectors must be installed in each bedroom as required by law. The law also requires an A-B-C rated fire extinguisher to be installed in the kitchen area. GFI (Ground Fault Interrupters) must be installed in the kitchen, bathrooms and balcony, as required by code.
15. The Borough of Longport requires a Certificate of Occupancy on all rentals and sales and a copy must be given to the manager prior to the tenant taking possession of the condominium unit.
16. In the event any person occupies a Unit under a lease that has not been processed as above set forth, such person may be evicted. The costs and any expenses of such eviction, including reasonable attorney’s fees, shall be charged to the Unit Owner as an assessment under provisions of the Condominium Documents. The Board of Trustees shall have the power to levy reasonable fines in such amounts as permitted by law against any Unit Owner for violations of these funds.
17. Each prospective tenant, along with the Unit Owner, will be required to attend an interview session prior to receiving approval from the Board of Trustees to complete and finalize the rental agreement between the tenant and Unit Owner.
18. The number of pool guests shall be restricted to:
4 persons per each one bedroom A & B unit
6 persons per each two bedroom C unit
8 persons per each three bedroom D unit
19. Only electric barbecue grills will be permitted on balconies. No gas or charcoal is permitted.
20. All Unit Owners shall defend, indemnity and hold harmless the Association, The Board of Trustees, and employees of the Association, from and against claims asserted by tenants whose leases have not been approved, and against any and all claims, losses, damages and expenses occasioned by such tenant’s occupancy of a unit under a non-approved lease.
21. LEASE ADDENDUM: As a condition to the Association’s approval of a proposed lease and tenant, all Unit Owners and their tenants shall be required to execute an addendum to their lease agreement, which addendum shall be in the form annexed hereto (the Addendum). The Addendum shall provide, among other things, (I) that the Association shall have the power to act as attorney-in-fact for the Unit Owner in the prosecution of eviction proceedings and (II) for the assignment to the Association of the right to collect rents due pursuant to the lease if the Unit Owner is delinquent in the payment of assessments and other charges and fees.
22. As a condition to the Association’s approval of a proposed lease, the Unit Owner must be current on the payment of all assessments and other charges and fees, including fines, late charges, attorney’s fees and other expenses.
23. No application will be approved unless all such charges are current.
THE BOARD OF TRUSTEES RESERVE THE RIGHT TO ASSESS FINES FOR VIOLATIONS OF THE ASSOCIATION RULES OR BY-LAWS.
THE SCHEDULE FOR FINES PER VIOLATION IS AS FOLLOWS:
1ST VIOLATION - A WARNING NOTICE WILL BE ISSUED
2ND VIOLATION - A TWO HUNDRED FIFTY DOLLAR ($250.00) FINE WILL BE ASSESSED.
3RD VIOLATION – A SECOND TWO HUNDRED FIFTY DOLLAR ($250.00) FINE WILL BE ASSESSED.
NOTE: CONTINUED VIOLATION OF THE SAME OFFENSE SHALL CONSTITUTE A SEPARATE VIOLATION AND AN ADDITONAL FINE OF $250.00 WILL BE ASSESSED FOR EACH DAY THE VIOLATION CONTINUES UNTIL THE VIOLATION IS CORRECTED.
A SEPARATE FINE OF $500.00 WILL BE ASSESSED FOR DISREGARDING THE POOL RULE THAT ALL CHILDREN ENTERING THE POOL MUST BE AT LEAST TWO YEARS OF AGE AND TOILET TRAINED; SECTION D (7)(j) OF THE HOUSE RULES.
A SEPARATE FINE OF $500.00 WILL BE ASSESSED FOR EACH VIOLATION OF THE” NO PETS” RULE. NO PETS ARE ALLOWED IN THE BUILDING; SECTION J (1) OF THE HOUSE RULES.