ROOKWOOD GARDENS CORPORATION
Rights and Responsibilities of Residents (House Rules)
The Board of Directors and the Property Manager hope the following information will be helpful to residents and prospective residents in safeguarding the health, comfort and general welfare of owners and their families, and in maintaining the good appearance of the Rookwood Gardens:
1) Owners shall inform household help, service personnel, and visitors of rules which may apply to them.
An owner who has engaged painters, decorators, and carpenters will advise the custodian of the date and time when workmen are expected. The custodian will take precautions to protect common areas. This is a requirement and owners will be held liable for any damage resulting from failure to cooperate.
2) Our apartments are not soundproof; apartment doors should be closed quietly, not slammed. In consideration of others, loud playing of stereos, radios, or TV sets is prohibited at all times. Pianos and other musical instruments may not be played between 10 P.M. and 8 A.M. Violations should be reported to the Property Manager.
3) Bicycles, tricycles, motorcycles, baby carriages, sports equipment and other personal property may not be stored in the front entrances, laundry rooms, the basement area, or on the back porches. Personal property maybe stored only in assigned lockers or in apartments.
5) NO PETS OF ANY KIND ARE PERMITTED, WITH ONE AND ONLY ONE EXCEPTION: With prior permission from the Board only, and only so long as the tenant follows the guide lines and conditions for ownership as promulgated by the Board residents may be permitted no more than two house cats. This exception explicitly forbids all pets of any other kind including ferrets, dogs, rabbits, pot-bellied pigs, and other mammals or reptiles. This should be made known to brokers who are showing an apartment in the Rookwood. Please see Cat Policy and Registration Form below. See the Visiting Dog Policy
6) Moving and deliveries. Well before any move into or out of the building, the building custodian must be informed of its date and time. The resident should request that the movers us the back stairs, if possible taking appropriate measures to protect paint and metalwork from damage. If objects must be moved through the front entry, every appropriate precaution must be taken to protect doors, light fixtures, windows, window treatments, floors and floor coverings, walls and wall coverings, railings etc.
Effective January 1. 2003 a $500 deposit will be required from each seller at the time he/she obtains (from the building's management firm) the packet of materials required to put an apartment on the market; a check for that amount is to be deposited with the management firm. At the time of closing, each buyer is to deposit a $500 cheek with building management. The management firm will hold these checks in escrow.
The custodian will inspect front and back stairs before and after each move out of and into the building. If no damage occurs during a given move, the custodian will inform the management firm, which will return the deposit. If there is damage, the custodian will inform the board and the management firm, the latter informing the buyer or seller and placing his or her deposit in the corporation's operating budget to pay for repairs. If $500 is not adequate to pay for the repairs, the resident will be charged the difference. The Board may, at its discretion, return some portion of any unexpended amount of the $500.
Deliveries: Routine deliveries are to be by the back stairs. Residents must alert the custodian to the delivery of any large, heavy object (refrigerator, piano, sofa, etc.). Use of the back stairs should be considered first. If the building is damaged during a delivery, whether the back stairs or the front entry and stairwell are used, the corporation will make the needed repairs and charge their cost to the resident.
7) Awnings are not permitted. The Board's consent is required for the installation of air conditioners. They must be installed through the wall flush with the outside wall. Electric ranges are not permitted. There is a master antenna on the roof; individual antennas are not permitted.
8) The owner shall not interfere in any manner with the radiators or electrical conduits without permission of the Board.
9) No laundry, articles of clothing, rugs, or rags may be hung on the back porches. Plants and rubber mats which may pose a threat to the integrity of the metal stairs are also prohibited. Damage or injury sustained as a result of plants on the back porches and stairs is the owner's liability.
10) Damage to a garage, caused by the renter, shall be paid for by the renter.
11) Washing machines and dryers should be emptied promptly, and laundry should be taken from the lines as soon as it is dry. Lint should be removed from the filters of the dryers after use.
12) Ashes from barbecues must be allowed to cool and must be placed in a container before being thrown in a garbage can or garbage chute. Wet garbage, cans bottles, etc. must be placed in plastic or heavy brown paper bags before disposal. Newspapers must be placed in bags or tied in bundles before being thrown down the chute.
14) Selling: Owners intending to sell their shares and proprietary lease(s) should send the asking price and other details in writing to the Rookwood management. Management will in tum verify the most recent real estate tax deduction, number of shares, monthly assessment, and the person to contact (owner or broker). If a broker is representing the owner, the Proprietary Lease and Certificate of Shares will be deposited with Management. It would be advisable to furnish the broker with a copy of these Rights and Responsibilities of Residents. When a prospective buyer has made a formal application to buy and has placed earnest money in escrow with the realtor, the Proprietary Lease may be released to the applicant by signing a receipt in the Management's Office. "Apartment for Sale" signs may NOT be displayed on the Rookwood premises. "Open House" signs may be displayed when brokers are present in apartments.
15) Apartment and garage sales are not permitted.
16) Owners are responsible for supplementing their Proprietary Leases with shareholder-approved actions taken by the Board. Proprietary Leases should be checked, and if documents are missing, owners should request copies from the Secretary of the Board. The Board will assist owners by listing recent actions in the Rookwood Newsletter.
19) Garages: There are not enough garages in the building to accommodate all residents. A waiting list is maintained by the Property Manager (a copy in the Rookwood secretary's file), Residents may inform the Board in writing that they would like their names placed on the list. When Management has been notified that owner who rents a Rookwood garage intends to sell his/her apartment, the Property Manager is responsible for informing the Rookwood President, who will monitor the sale and inform the resident next on the list that a garage will be available. The resident will respond in writing that he/she will a) rent the garage, b) move to the end of the waiting list, or c) drop from the list altogether.
20) The Board must give permission for all structural alterations within apartments. A consultation with a qualified expert recommended by the Property Manager is also recommended.
21) When plumbing repairs or replacements are required, residents must (in case of emergency) report the problem immediately to the Custodian, Property Manager, and a member of the Board. The Property Manager must make an on-site inspection to assess the responsibility of the owner and the liability of the Corporation. A Board member may also make an inspection. If the owner fails to act quickly and responsibly, and such failure results in unwarranted damage to the building and/or neighbor's apartment, the owner will be liable. Homeowner's insurance is recommended.
22) Security: Make sure that the doors used for entering or leaving the building are closed and that the inner doors lock behind you. Garage doors should be kept closed at all times. Be sure of the identity of the caller before you release the door lock. If you notice anything suspicious, call the police and notify the Custodian.
23) Absence of Owner: When an owner plans to be absent for a few days, it is suggested that he or she inform the custodian and either stop delivery of the newspapers or ask a neighbor to pick them up. For longer absences, the owner is asked to inform a Board Member. If someone else is to occupy the apartment, the information should be given to the Board.
Addendum to Rookwood House Rulse - 10/1993
CONDITIONS UNDER WHICH CATS MAY BE PERMITTED
This addendum is part and parcel of the current House Rules of the Rookwood Gardens Corporation. As provided for in the Proprietary Lease, violation of these House Rues violates the terms of the Lease between Corporation and Tenant.
1. House cats are allowed only with prior permission of the Board of Directors, and may occupy apartments only at the discretion of the Board. The Board may allow no more than two cats to any one unit.
2. Each tenant must secure each cat's occupancy with a security deposit equivalent to one month's regular assessment - said amount pertaining at the time that permission is requested.
Tenants currently owning cats as of October 31, 1993, must put up security deposits prior to January 1.
1994. Current residents not owning cats must put up security deposits prior to any ownership of a cat(s).
New tenants must provide for such deposit prior to and as a condition to purchase and tenancy.
Cat deposits will be held in escrow by the managing agent and are not a part of the building's reserve. Rather, deposits are held in trust in an individual account for each tenant. Any fines levied by the Board for cat violations will be deducted from the individual escrow account. Fines may exceed amount in the escrow account; the cat owner's liability is not limited by the amount of the account.
Upon transfer of stock and apartment, all remaining monies from the tenant's account will be returned.
3. The amount of any individual fine issued for any individual indiscretion will not exceed $100. The amount of the fine, aside from such limit, shall be determined at the sole discretion of the Board of Directors.
Fines may be levied for continuation of uncertified violations of rules.
4. A tenant may appeal any particular fine to the Cat Committee. The tenant can only do so within 60 days from the date on which the Board has notified the tenant of violation and fine.
5. The Cat Committee shall be composed of 1) all cat owners, 2) all regular Board Members, and 3) any tenant who has volunteered to serve. The purpose of the committee shall be to advise the Board on all matters relating to cat occupancy. The cat committee can, within 60 days of the alleged violation only, overturn a fine levied for a cat violation. Only members who were current Cat Committee members during the time of the violation can participate in an appeals decision.
6. The tenant owning any cat will be held liable for any damage caused by his/her cat which may occur to common elements. Said liabilities are over and above any fines levied for violations of rules.
7. There are no distinctions drawn between visiting cats and permanent resident cats. All cats must abide by the rules, including security deposits and fines.
8. The following rules must be followed:
8a). Each and every cat must never leave the apartment unaccompanied by the owner. In doing so, the cat(s) must be carried rather than walked.
8b). Cats may accompany owner outside the owner's apartment ONLY in transit to a destination off the premises of the Rookwood.
8c). Cats are not allowed to frolic or loiter on the premises except within the owner's apartment.
8d). Cat litter must be disposed of directly into Exterior dumpsters after being carefully double-bagged in plastic. The custodian is expressly forbidden to dispose of litter, except in cases of owner incapacity when the Board is duly informed.
9) The Board may amend and otherwise add to these provisions at any time.
Access Cat Registration Form HERE
ADDENDUM TO HOUSE RULES AND PROPRIETARY LEASE:
Rookwood Gardens Co-Occupancy Policy
Whereas, The Rookwood Gardens Corporation, an Illinois corporation, organized and operating for the purpose of managing and administering the residential apartment building known as Rookwood Gardens does hereby adopt, by and through its duly elected Board of Directors, the following rules pertaining to non-related co-occupants of the Shareholder and Lessee;
- Co-occupants will be considered by the board for a shareholder who has maintained continuous full-time residency in his or her unit for a minimum of two years.
- All prospective co-occupants of an apartment must provide the Board of Directors through the property manager, a completed Co-occupant Information Form and do so at least 30 days prior to a potential interview. Shareholders who have a co-occupant residing in his or her unit who has not been approved by the Board shall be subject to a $90 fee for each month that elapses without the process and final approval being granted. The Board reserves the right to pursue legal measures necessary to ensure that co-occupants have been approved by the Board and abide by the Corporation’s Rules and Bylaws.
- Any co-occupant will be required to submit to a personal interview with the Board, or its duly authorized committee, including but not limited to an orientation session to acclimate the occupant to the building and familiarize him or her with the House Rules.
- Any prospective occupant may be required to submit to a credit report from a nationally recognized credit reporting agency. The Board or its designated committee may also require submission of pertinent information to facilitate a criminal background check. All costs thereof shall be borne by the shareholder. This information shall be submitted at least 30 days prior to a potential interview.
- If, in the judgment of the Board, the credit report and/or criminal background history, or information transferred during the interview, reveals that occupancy creates a risk to either the corporation, the property, or any other resident, the Board reserves the right to reject said application for occupancy.
- There shall be no right of appeal. However, the proposed occupant may revise his or her application with additional information if requested to do so by the Board. Occupancy can also be approved under specific conditions set by the Board, such as the posting of additional security or other re3asonable guarantees.
- Any non-shareholder approved by the Board, prior to occupancy shall execute and acknowledge receiving and reviewing the stipulations of the proprietary lease for Rookwood Gardens and House Rules then in effect, and agree to be bound by the same. Failure by the co-occupant to abide by the rules will result in a fine to the shareholder. The Board reserves the right to set this fine and to pursue other legal means should it deem it necessary.8. The shareholder shall act as a guarantor and surety for any non-shareholder occupant residing in their apartment.9. In the event of any occupant's violation of the proprietary lease, the house rules, or this addendum which necessitates the Board incurring legal expense and costs, the shareholder and co-occupant shall be jointly and severally liable for the entire amount. Failure to pay upon demand shall be deemed to be a material breach of the proprietary lease and shall be subject to such remedies and sanctions as provided for in the lease up to and including termination of occupancy privileges of any and all current occupants.8. The shareholder shall act as a guarantor and surety for any non-shareholder occupant residing in their apartment.9. In the event of any occupant's violation of the proprietary lease, the house rules, or this addendum which necessitates the Board incurring legal expense and costs, the shareholder and co-occupant shall be jointly and severally liable for the entire amount. Failure to pay upon demand shall be deemed to be a material breach of the proprietary lease and shall be subject to such remedies and sanctions as provided for in the lease up to and including termination of occupancy privileges of any and all current occupants.
Please Access Rookwood Gardesn Co-occupant Information Form HERE
Rookwood Gardens Policy on Remodeling Work in Apartments
Original issue June 1989
Revised May 2009
Revised November 2009
I. All plans for major remodeling work must be submitted to the Board of Directors in writing, including drawings (as needed and determined by the Board), and written permission from the Board (prepared and delivered by the Management Agent) must be given before any work can proceed. Major remodeling is defined as, but not limited to, the following:
a. Work that normally requires a Permit from the City of Evanston.
b. Work that involves the removal of any portion of a wall.
c. Work that in any way involves any of the building's heating, plumbing or electrical systems.
d. Work that in any way impinges on, or is attached to, a common area.
e. Work that affects the outside appearance of the building.
f. Any work that the Board deems necessary to review.
g. Any work that may affect a neighboring unit(s).
Some examples are as follows: kitchen or bath remodeling, installation of a central or through-wall air conditioning unit, removal or replacement of radiators or electrical wiring. Removal of any walls, or the filling in of any doorways, the destruction of any plaster surfaces or decorative elements, the removal or repair of any interior wood trim. Modification of any aspect of the plumbing system other than shower heads or faucet strainers. The installation of a clothes washer or dryer within the unit. The installation of a dishwasher in a unit that presently does not have one.
2. All the major remodeling work must be performed by Contractors who are licensed in the City of Evanston, who are fully insured, and approved by the Board of Directors. Each Contractor must provide a Certificate of Insurance directly to the Management
Company before the contractor can proceed with any work. The Rookwood Gardens Co op, Its Board of Directors and the Management Company shall be named as additional insured. If any of these conditions are not met, and work commences, the Management Company or the Board has the authority to stop the work.
3. Before submitting plans to the Board, the Resident (or their agent) must check with the City of Evanston to see if permits are required for the work. If a permit or permits are required, the Resident must acquire one before work may begin. Typically they are acquired by the Contractor as part of his/her work. All work must be in compliance with all applicable building codes and zoning ordinances of the City of Evanston at the time of the work. If the work requires a permit and proceeds without one the Management company and Board has the authority to call the City of Evanston and stop the work. Work would not be allowed to commence until permits are obtained.
4. Shareholders are directly responsible for any damage done to any building system, e.g. heating, plumbing, electrical, intercom, etc., or common building element or surface as a result of work performed as part of their project.
5. In the event that damage is incurred to another Shareholder's unit as the result of the actions or negligence of another Shareholder or their Contractor(s), that Shareholder shall be directly liable for those damages. The Board has the authority to seek financial restitution through all appropriate means from the Shareholder responsible for the work. Shareholders must seek their own restitution from their Contractor(s).
6. Shareholders and their General Contractors (if one is employed) may wish to consider using a Contractor who has worked in the building before, or who is well known to our Management Company. Such Contractors are typically familiar with the building's idiosyncrasies and eccentric systems, and are generally known to be competent and reliable. Shareholders are encouraged to call the Management Agent for information regarding such Contractors.
7. A schedule of the proposed work must be submitted to the Management Agent with copies to the Building Custodian and the Board. Work entered into must proceed at a reasonable pace and be completed in an agreed upon time frame. Work must not extend over a long period of time with lapses of time where no action is being taken.
8. Shareholder's Contractor(s) must dispose of their own debris. They may not use the building's dumpsters for anything other than simple, small items of trash. No chemicals, paints, or thinners, etc., should be put into the dumpsters, or any items of demolition, or discarded cabinets or appliances. Shareholders will be billed by the Management Company for any additional scavenger or refuse fees charged to the building for items related to the Shareholder's project.
9. Shareholder's Contractor must repair, or pay to be repaired, any damage done to any common building areas or items as a result of the work. The determination of what Contractor shall perform any repair or corrective work shall be made solely by The Board. Shareholders will be billed directly by the Management Company for any such repairs or corrections, including, if necessary, any Building Custodian time spent correcting, or directing the correction of, any faulty work.
10. Work which generates disturbing noise may be done in the apartment only between the hours of 8:00 AM and 5:00 PM. No work shall be performed on Sundays or Holidays. Saturday work is allowed only with prior approval by the Manager or Custodian.
11. If any work in a Shareholder's unit requires that the water, heating or electric service be shut off for any length of time, the Manager, Building Custodian, and other residents of the tier must be informed a minimum of 24 hours prior to the act. Shareholder's Contractor is required to notify the Custodian and Management. The Custodian and Management will notify the other residents.
12. In the interest of security, all Contractors working in the building must check in with the
Building Custodian upon their arrival, and notify them when they are leaving for the day.
13. For larger projects, shareholders must obtain waivers of lien from all contractors, their subcontractors, and their suppliers. The determination of this requirement will be the sole responsibility of the Board.
14. Contractors may arrange to park in the alley location reserved for vehicles officially serving the Rookwood. Arrangements to park at these locations must be made in advance with the Building Custodian or the vehicles risk being towed at their owner's expense.
15. Delivery of materials to a Shareholder's unit must be made via the rear stairs. If materials, equipment, appliances, etc. cannot fit up the back stairs, then, and only then, may the Contractor use the front stairs. The use of the front stairs must be arranged in advance with the Building Custodian, who will inspect the stairway prior to the specified delivery. The Custodian will also inspect the stairway after delivery is made. Any damage to interior finishes will be the responsibility of the Contractor, and charged directly to the shareholder by the Rookwood. Likewise, any damage to the rear metal stairs will be handled in the same manner.
16. In the event that any negligent actions on the part of the shareholder or their Contractor(s) require significant additional time and attention by the Management Agent or Company, or the Building Custodian, the Board may choose to charge the Shareholder for any incurred costs. In this regard the Board has sole discretion and authority.
POLICIES FOR TENANT/OWNER USE OF REAR STAIR LANDINGS AND STAIRWAYS FOR DISPLAY OF PLANTINGS AND OTHER ITEMS.
In order that circulation up and down the stairways is not obstructed or rendered unsafe, and the paint finishes on the stairways is not damaged the following policies are to be followed:
- No plantings or objects of any kind may be placed on the stair treads.
- Plant containers or other decorative or useable items may be placed on the landings provided they do not interfere with the safe use of the stairs for personal ingress and egress.
- Any items placed on top of the stair landing surfaces must be plastic or vinyl. No wood or metal is to contact the painted surfaces.
- Plants may be located in hanging baskets or linear planters hung on the stair railings provided that there is no metal contact with the painted surfaces and the planters do not project into the path of circulation.
- Under certain circumstances a tenant may need to have a large appliance or item of furniture delivered or removed from their premises using the rear stairs. At those times any items that may obstruct this effort must be temporarily removed. If notice to the owner of the items fails to result in their timely relocation the building superintendent has the authority to relocate the items.
ROOKWOOD GARDENS ALLEY PARKING POLICY
Parking is not allowed in the alley behind The Rookwood, in areas designated by "No Parking" signs.
Violations will result in towing of such illegally parked vehicles at the vehicle owner's expense.
Exceptions may be granted, on a "first-come, first served basis" at the discretion of the Board and building superintendent as follows:
a. Building residents and/or guests may park for unloading for no more than 20 minutes with hazard lights flashing during this entire time.
b. Prearranged short-term parking for residents and/or guests (to include residents' contractors) may be negotiated with the building superintendent and/or the Board if necessary for specific events such as moving, remodeling, painting, cleaning, etc...
c. Individuals with disabilities may petition the Board to accommodate special needs, however, the designated "No Parking" areas may not be used for "handicapped parking."
d. Arrangements made for these exceptions may not preclude or interfere with normally scheduled activities requiring use of these spaces, such as trash removal, snow cleaning, building maintenance, etc...