04/04/2020
OCEAN SPRAY CONDOMINIUM ASSOCIATION
rules and regulations
posted here April 4, 2020
OCEAN SPRAY CONDOMINIUM ASSOCIATION
RULES AND REGULATIONS
Updated March, 2020
These rules are made to help ensure that owners, tenants and guests will conduct their activities so that the appearance and use of the facilities may be enjoyed by all. This document is issued by the OSCA Board of Directors as provided in the Declaration and Bylaws and may be revised.
They are not intended to overly restrict the use of the property.
UNITS
1. No advertisements or posters of any kind shall be posted in or on the property except as authorized by the Board.
2. No clothing, laundry, rugs or wash shall be hung or spread upon or from any window, balcony or exterior portion of a unit or in or upon any common area. No jumping on balconies, no spitting, throwing objects, as in cigarette butts, from balconies will be tolerated. Balconies are to be kept neat and not used for storage.
3. Owners, tenants, and guests shall exercise extreme care to avoid making unnecessary noise or
creating a disturbance. From 10:00 p.m. until 7:00 a.m., please restrict use of appliances that make noise that can pass through floors, walls or plumbing system to affect neighboring units; i.e., vacuum cleaners, garbage disposals, washing machines and clothes dryers and dishwashers.
4. No nuisances shall be allowed on the property, nor shall any use or practices be allowed which is an annoyance or which interferes with the peaceful possession or proper use of the condominium by others.
5. No owner, tenant, or guest shall allow the installation of wiring for electrical or telephone use, television antenna, satellite dish, air conditioning unit or other machine or equipment which protrudes through or is located on the common area of the association except as permitted by federal law and only on the limited common areas assigned to the unit. No exterior addition, alteration, or modification may be made to the unit without the prior written consent of the Board of Directors. No unit or common area of the condominium may be used for any unlawful, immoral, or improper purpose.
6. No commercial activity shall be permitted in the units, garages, and common areas.
7. No barbecuing with gas, electric or charcoal grill shall be done on balconies or any Ocean Spray property.
8. When you are away for any length of time, please remember the following:
a. Turn off the main water valve for your unit. If not sure where your main water valve is, please ask a Board member to show you.
b. Turn off the hot water heater at the circuit breaker. With the main water valve off, your hot water heater will not boil away the water left inside and create a fire hazard.
c. Set your thermostats no lower than 55 degrees to prevent freezing of the water pipes.
9. Owners shall provide the Directors a duplicate key for emergency access to their units. Access is required for investigating or stopping an apparent serious condition such as smoke, fire, water, and for maintenance procedures approved by the Directors.
10. No owner, tenant, or guest shall divert any contractor or employee from condominium business, nor shall he or she direct, supervise, or in any manner attempt to assert control over such condominium contractor or employee while engaged in condominium business.
11. No activity shall be done or maintained in any unit or upon any common area which will increase the rate of insurance thereon, unless such activity is first approved in writing by the Directors.
12. Closed window treatments shall be white to the outside.
13. All refuse and trash shall be placed in locations specifically designed by the Board, and no garbage or trash shall be permitted to remain in public view. Trash shall not be lowered to the ground from balconies nor shall trash be placed even temporarily, in common areas and hallways.
a. Ocean Spray is part of the contracted Hampton recycling contract. Recycling is mandatory in order to keep our contract with the Town of Hampton. Recycling rules are posted on the bulletin boards in lower level entryways.
14. Hard-wired smoke detectors should be replaced every five to seven years.
15. All water heaters need to be replaced every 10 years.
16. At the October 2019 annual OSCA meeting, the unit owners voted to adopt the following policy:
No unit renovations or construction is permitted on the weekends. In the case of an emergency
Contact a board member.
17. OSCA board approved unit renovations may only be carried out Monday through Friday within the
hours of 7:00 am and 7:00 pm.
BUILDING EXTERIOR
1. Modifications or alterations, temporary or permanent, to the exterior of any building, shall not be made unless specifically approved by the Board of Directors. Examples of prohibited changes are awnings, sunshades, patio covers, patio enclosures, patio screens, fences, air conditioners, window grates, or signs of any type. Flags are not permitted except as provided by Federal and State law.
2. Nothing shall be altered, constructed or removed from the exterior of any unit or common area.
3. Wind chimes are not to be hung from any unit area or balcony.
4. Holiday lights and decorations are allowed during a period beginning 30 days prior to the holiday and 21 days following the holiday.
5. Use of umbrellas on decks is not recommended. If used, they must be safely secured and must not obstruct the view of other units.
6. Flowers should not be hung outside of the deck railings except on the six front decks.
COMMON AREA AND LIMITED COMMON AREA
1. Clothes or other materials shall not be hung or shaken from window or balconies, placed on windowsills or exterior clotheslines or otherwise left or placed in such a way as to be exposed to public view.
2. Tools, sporting goods, bicycles and other personal articles and equipment must be kept within the owner’s unit, garage or designated storage area and not stored in hallways or common areas. Per Hampton Fire Code, nothing is allowed to be stored in the hallways and benches or other decoration that obstruct the hallway are not allowed.
3. Unless you are loading or unloading your vehicle, receiving a delivery or working with a contractor, garage and fire doors shall not be propped open.
4. All beach chairs, tables, beach umbrellas, sand toys and other items from the beach shall not be brought into common areas. They must be left in the unit owner’s garage. There are hoses on each side of the building to be used to remove sand from beach items and persons. Please be considerate and remove sand before entering any common area, especially from feet and shoes.
5. Ci******es shall not be extinguished and butts left in the driveway or any common area.
6. All entry doors and garage fire doors shall remain locked to maintain the security of the property.
7. All common area on the property is a No Smoking area.
PARKING AND VEHICLES
1. Vehicles of owners, tenants, and guests shall be parked only in the spaces or in the garages assigned to the owner.
2. Cars in violation of the parking rule will be towed at the vehicle owner’s expense. A Board member must be called and be present with the unit owner or unit owner’s guest/tenant to have a vehicle towed. One attempt will be made to locate the car owner before being towed away.
3. Verbal or written permission to use a space must be obtained from the owner of the unit to which the space is assigned. And, if using a space with permission leave your name and phone number in view on the windshield.
4. Only one vehicle may be parked per space with the exception that a motorcycle may be parked horizontally at the top of a parking space and one car parked behind it.
5. The condominium association or the Board of Directors or their agents are not responsible for loss or damage to parked cars, other vehicles, boats or other property.
6. “Live” parking for pickup or delivery of passengers or articles is permitted for short periods of
time as is necessary and reasonable.
7. Repairs to vehicles shall be conducted only in garage units. Noisy vehicle repairs are not permitted on the weekends. Disposal of oil or other effluent on the property is prohibited.
PETS
1. No pets are allowed to be kept or visit on the condominium grounds. The Board of Directors may waive this provision in writing for specific pets to an owner. This waiver may be rescinded by the Board of Directors for any violation of the conditions of the waiver. In general, the conditions for a waiver and for its continued existence would include, but not be limited to the following: Waivers shall be obtained in writing before the pet is taken into the unit. No pet shall be allowed that becomes an annoyance, a nuisance, or a physical threat. Owners will be
totally responsible for any injuries or property damage caused by pets kept in their units. No tenant shall be permitted to keep a pet.
COMPLIANCE OF OSCA RULES
1. Any complaint or violation must be in writing or email, describing the violation and signed by the unit owner.
2. Upon receipt of a complaint, the Board of Directors shall investigate the complaint and determine whether it is founded.
3. The fine structure shall be as follows:
a. A first offense shall result in a warning letter or email being sent to owner or tenant.
b. A second violation shall result in a $250.00 fine.
c. Any subsequent offenses shall result in fines of $250.00 for each offense and the Board of Directors may direct that legal action be taken to enforce the condominium instruments.
i. Attorney’s fees and costs of such action will be assessed to the violating unit. ii. Each day a violation remains unabated is a separate violation.
d. Any notice required by this section shall be deemed given when it is given in hand or mailed or emailed to the unit owner at the address listed for the owner.
4. If any of these rules and regulations conflict with the provisions of the Bylaws, the Bylaws shall
take precedent. In all cases, the expressed provisions of the NH statutes and the Declaration shall control over the provisions of the Bylaws and Rules and Regulations.
RENTAL POLICY
1. Units may be rented only in their entirety and only be occupied by the lessee, family, and guests. The total number of occupants shall not exceed the number set forth in the regulations of the Town of Hampton.
2. A copy of a Renter Permit required by the Town of Hampton and a copy of the lease agreement must be submitted to the Board of Directors prior to the renter taking possession of the unit for the term of the lease.
a. From June 1st through August 31st, no unit may be leased more often than once during
this three months, and for a period of not less than two weeks.
b. From September 1st through May 31st, a unit may not be leased more often than once every six months for a period not less than six months, unless written approval from the majority of the Board of Directors.
c. Failure to comply with the rental policy will result in fines to the unit owner starting at $500.00. If legal action becomes necessary all legal fees will the responsibility of the offending unit owner.
3. All renting and leasing agreements must be in writing and must incorporate OSCA bylaws, declaration and the rules and regulations. The owner, tenant, and realtor (where applicable) must sign these agreements.
4. Unit owners agree they are liable for the actions of their tenants and are responsible for unpaid assessments and fines incurred by the tenant.
5. All leases will conform to NH law as defined in the Bylaws.
Please refer to your Bylaws for lease specifications required by the Board of Directors. This is the
Unit Owner's responsibility.
