This document includes the supplemental policies / procedures of Condo X passed by the Condo X Board. If not stated herein, the Lake Barrington Shores policies as stated in the Rules and Regulations portion of the LBS Handbook apply.
The Board of Directors may make exceptions to these policies based upon hardship or other considerations.
I. Assessments, Late Assessments and Fines
1. Monthly assessments are due on the 1st of the month. A Late Fee of $50 per month for unpaid assessments will be levied after the 15th of the month.
2. Collection of past due assessments shall be accomplished as follows:
a. Memo of Delinquency is sent at 25 days.
b. Transponders are turned off 14 days after date of Memo of Delinquency.
c. Attorney is involved in collection efforts 30 days after date of Memo of Delinquency and is for a “forcible entry and detainer action to terminate possession.”
d. This policy shall be implemented automatically by the Property Manager and no confirm confirmation by the Condominium X Board of Directors (hereafter, “the Board”) hall be required.
3. Any unit owner who fails to respond to written requests for submission of forms, for making or contracting for repairs, or for any other information requested by the Board or the Lake Barrington Shores Management Office shall be subject to a fine of $10 per day until compliance with the request has been fulfilled.
4. Any resident or responsible person with traffic citations or other financial obligations which remain unpaid after 60 days from the date of issuance shall have the auto transponder deactivated.
1. An owner must have lived in his/her unit for one consecutive year preceding a lease for that unit. Any lease must be for a term of one year only. For units under lease prior to 1/12/09, the owner may continue to lease the unit without the one-year residence requirement.
2. A fee of $300 will be charged for any new rental; the renewal fee is $150 yearly.
1. The Property Manager is authorized to pay invoices or statements for Condo X insurance(s), Federal and State taxes, MB assessments, Condo Reserve requirement and utility service. Payment shall be made no earlier than 7 days before the “due date” unless a discount is available for early payment or delayed payments are permitted. Payments to be made will be per amounts established for each fiscal year by the Treasurer and approved by the Condo X Board.
2. All Condo X Board-approved invoices must be signed by the Treasurer (or the Treasurer Designate) and a second Condo X Board member.
3. Condo X Board approval for any vendor work must contain the location of the project, vendor’s name, and bid amount.
4. Condo X Board approval to pay for any vendor’s work must contain the location of project, vendor’s name, and invoiced amount which notes any difference from bid price.
5. A Certificate Of Deposit may be opened with any US Banking institution, provided that the Certificate of Deposit is insured by the FDIC and further that the maturity should not exceed a maximum of three years. The Treasurer, the President and/or the Vice President are authorized to initiate the opening of the subject investment and are the designated signers. Two signatures shall be required to withdraw an amount or close the account.
6. The President has the authority to approve up to $500 for a repair without a second approval which will then be affirmed at the next Condo X Board meeting.
1. The Emergency and Standard Repair policies passed by the Architectural Commission on March 5, 2001 are those used by Condo X until such time as the Master Board adopts a LBS-wide repair policy.
2. Should repair situations arise for which there are no LBS standards currently in place, the minimum standards of the Architectural Commission or the Village of Lake Barrington shall be as stated in “The BOCA National Building Code” (current edition).
1. Water Heater Policy for Second Story Units
a. Owners of second story units or their realtor are required to notify the Management Office when the unit is placed for sale.
b. With the owner or his designee present, a Condo X Board member and/or an agent of the Condo X Board will verify the presence and proper installation of a drain pan for the unit’s water heater.
c. The Condo X Board will review the findings of the inspection and will approve the unit for sale if the drain pan is sufficient and properly installed.
d. Owners are recommended to have the inspection completed and results reviewed prior to setting a closing date. The Management Office will also notify all prospective buyers of the drain pan rule in the Disclosure Statement requested by a buyer.
e. Owners of second story units are required to have a drain pan appropriately installed whenever a water heater is replaced for any reason.
f. The owner must notify the Management Office or the Condo X Board prior to replacement of a water heater. Either the Management Office or a Condo X Board member will be available to assist with any concerns an owner may have.
g. A second floor unit owner should have water appliances and plumbing reviewed, warranties checked, and use preventative measures.
2. Owners are responsible for damage caused by any water-utilizing appliance.
a. Condo Insurance Laws (effective 6-1-02) assign fiscal responsibility to the owner from whose unit water damage originates.
b. Water damage comes from many sources; e.g., washing machines, washer hoses, washer drains, dishwashers, water softeners or clogged air conditioner and humidifier lines. In addition to following routine maintenance/inspection procedures, there are plumbing and appliance improvements that diminish likelihood of water damage.
c. Absentee owners are required to set the thermostat no lower than 55 degrees Fahrenheit between the months of November and April.
d. The Management Office will notify the Condo X Board of all work orders involving water damage and water appliance replacements. A Condo X Board member will review with the owners the cause and remedy for the damage.
VI. Sewer, Water Line and External Wiring Policy
1. Sewer lines within a unit are homeowner responsibility; e.g., a stopped-up kitchen sink or toilet. A sewer line within a unit serving more than one unit; e.g., a kitchen waste line serving both an upper and lower unit is a Condo responsibility. Public Works’ responsibility begins at the foundation. Issues within the foundation; e.g., a floor drain, are a Condo responsibility.
2. Fresh water lines: From the street to the foundation is a Public Works’ responsibility; foundation to main shutoff-valve is a Condo responsibility; shutoff and pipes inside are a homeowner responsibility.
3. Repair of outside spigots is the responsibility of LBCHA. All others are the unit owner’s responsibility.
4. Any outside wiring; e.g., telephone or cable TV, must be secured to the building and painted the same color as the siding.
VII. Fences, Railings, Privacy Walls, Decks, Balconies, and Heat Pumps Policy
1. Definitions and Responsibilities:
a. Railings – Any element that arises from or is connected to a deck or balcony. A railing has gaps between vertical stiles of at least 2 inches and is the height appropriately defined by BOCA Code. This is the unit owner’s responsibility.
b. Deck/patio/balcony – A horizontal element made of wood or concrete extending from any exterior door except the main entrance to the unit. The deck/patio/balcony is the responsibility of the unit owner.
c. Fences – Wood structure comprised of pickets (approximately 6 Inches wide) of varying heights bound by rails and hung from 4 x4 posts secured in the ground.
i. Class 1: A fence that supports a deck with no underside structural supports is the responsibility of the unit owner. If the fence were removed, the deck would collapse. If the deck is rebuilt, it must have structural underside supports.
ii. Class 2: All other fences shall be a Condo responsibility.
d. Privacy Walls – Wood structure with both sides constructed of building siding materials principally used to provide privacy for adjoining decks, end of a single deck, or to screen air- conditioning equipment.
i. All privacy walls in contact with or adjoining a deck, balcony or patio shall be the responsibility of the unit owner or joint unit owners as appropriate. If one side of a privacy wall continues as part of the building and the other side stops at the corner of the building, Condo X will be responsible for the building and the unit owner will be responsible for the privacy wall. All other privacy walls shall be a Condo responsibility.
e. Gates – Wood structure of varying heights supported by hinges and used for ingress/egress purposes. All gates shall be the responsibility of the unit owner.
2. When necessary, Condo X will arrange for removal and resetting of heat pumps so the supports and retaining wall can be rebuilt. The cost of removal and resetting will be split among the owners and assessed to them. Condo X is not responsible for any damage to heat pumps.
3. Any condition pertaining to fences and privacy walls that is not congruent with this policy shall be referred to the Condo X Board for final determination.
1. Expansion of patios, decks or balconies into the common elements may be considered by the Condo X Board under the following restrictions:
a. Common Elements are not to be converted to Limited Common Elements or any other designation. They shall only be leased to a unit owner.
b. Common Elements may be leased at the rate of $3 per square foot per year with a $50 per year minimum. Initial payment is due with the signed lease and annually thereafter.
c. The lease must be in writing and will only be renewed when any of the following events occur:
i. When the unit owner sells his unit. The new unit owner must request a new lease. The new unit owner’s lease should be requested and approved before the closing date.
ii. If the new unit owner does not agree to the lease, the new unit owner is responsible for all costs of returning the patio/deck/balcony to its original size within 6 months of closing. Common element land will be restored to turf or other landscaping specified by the Condo X Board.
iii. Replacement or restoration of the deck/balcony.
iv. 10 years from the approval of the initial lease.
2. All expansions must be unanimously approved by all unit owners in the building, adjacent-.building unit owners who can see the area, and the Condo X Board.
3. Lower floor decks or patios
a. Must be built to BOCA, Lake Barrington Village and LBCHA building codes.
b. Must include proper substrates and base.
c. East/West facing patios may be extended parallel (north/ south) to the building to the extent of their unit’s width.
d. The extension must end before it displaces any air conditioning unit.
e. East/West facing patios may extend perpendicular (east/ west) to the building as far as the existing privacy fence.
f. East/West facing patios must allow a five-foot walking space of common area on the lake side and a six foot walking space of common area from the golf course property line on the golf course side. Existing original exceptions are grandfathered.
g. All costs of replacement, maintenance and repair of the deck/patio are the responsibility of the unit owner.
h. Existing Association landscaping material will be moved and replanted elsewhere in the common property at the unit owner’s expense.
4. Balconies
a. May be expanded using the architectural variation for balcony procedures. The expansion must follow BOCA, Village and LBCHA rules and variance applications.
b. Cannot extend beyond the deck, patio or balcony immediately below it.
c. If the balcony and the deck / patio below it are part of the same condominium unit, there is no lease charge for increasing the size of the balcony If the proposed expansion of a balcony is not the same unit as the unit with the lower floor deck/patio, then the expansion would be leased as described in 1.b and c.
d. Balcony owners are responsible for all costs, maintenance and repairs of the balcony decking, fencing, railing, privacy walls, and vertical supports for the balcony and for correct attachment to the building. The Association is responsible for the walls and structure that encloses the building.
e. Expansions are to be cantilevered, unless agreed upon by the unit owners below them and the Condo X Board, for use of a common vertical post.
f. The cost of adding all vertical support is the responsibility of the balcony expansion project (not the unit owners below it).
5. The Condo X Board reserves the right to have any deck, balcony, patio, or other extension professionally inspected for strict compliance, and all costs and fees shall be borne by the unit owner.
IX. French Doors, Doors, Windows and Atriums Policy
1. The policy adopted by the Master Board regarding French Doors is incorporated into Condo X policies.
2. Atriums are a Condo responsibility and the policy on window and patio doors applies.
3. If there is dirt or mulch against the siding that causes the siding to rot, the unit owner is responsible for repair of the affected siding.
4. If organic material or decorations are attached to the siding that causes the siding to rot, the unit owner is responsible for the additional costs of repair of the affected siding.
5. Unit owners are responsible for repair and replacement of doors, windows and the associated 1” by 6” to 8” frame. Fascia board repair or replacement under a patio door is the responsibility of the owner. This also includes any damage to the rim board (interior of the fascia board) caused by damaged or dry rotted fascia board.
6. Concrete front porch entryways are the responsibility of Condo X.
7. The President is authorized, following an Architectural Commission endorsement where required, to approve “reconstruction in kind” applications for decks, windows and balconies with later ratification by the Condo X Board whenever deemed necessary.
8. Door Policy for Condo X per request of Architecture Commission
Section 1: Type or Style of Door.
1. All entry doors must conform to the Village of Barrington building codes.
2. Unit owners may propose to individualize their doors to their own style and sense of décor in order to enhance the look and value of their unit. Door style must be coordinated as designated in Section 3.2, 3.3, or 3.4,
3. A change in door style/color must be approved by the Condo X Board.
Section 2: Acceptable Door Colors:
1. There is a variety of existing colors in Condo X that range from earth tones such as oxide red or forest green to pale yellow. If the door must be coordinated with another door (see Section 3), then any color change must be agreed upon by the other homeowner and both must be painted at the same time.
Section 3: Required Coordination for Style and Color of Doors.
1. There are 7 configurations of doors and entryways in Condo X. Configurations are listed:
a. Type 1: Door faces north or south and no other entry in the building is in view. Examples: 511,521, 802, 808
b. Type 2: Door Fence Door: These are entry doors that are separated by a fence. They face the street. Both doors can be partially viewed from common or adjacent walkways. Examples: 611, 615
c. Type 3: 2 Up Doors & 2 Down Doors: These entries face the street. All 4 doors can all be viewed from a common walkway. There are two lower level entryways and then steps up to two upper entryways. Examples: 560,587,612,649,724,774
d. Type 4: Door Forward and Door Outward: These have one entry that faces the street and the walkway continues around the building to another unit with an entry that faces north or south. The entryways cannot be viewed at the same time. They are considered independent entryways. Examples: 522,524,754,751,753,809,811
e. Type 5: Door – jutting wall – Door: Doors face the street. In these doors, there is a 6 to 10 foot section of the building that extends toward the street from the plane of the door. These entryways are completely independent and even from the street, it is hard to see any portion of both doors. Examples: 527,531,507, 509.
f. Type 6: Diagonal Facing Doors. The entries face the street but the doors are on a diagonal that would face either southwest or northeast. The doors face each other on the diagonal and both can be viewed at the same time. Examples: 528, 532, 748, 750, 779, 783
g. Type 7: Door – Wall- Door: There is a wall, parallel to the doors, which separate the entryways. Both can be viewed at the same time. The wall does not extend toward the street. Example: 667
2. Types 1, 4 and 5 do not need to be coordinated with any other entry.
3. Types 2, 6, 7 must coordinate in both style and color. If the unit owner wishes to change style or color, the other homeowners must agree to change as well.
4. In Type 3, the lower set of doors must coordinate in color. The two upper doors must coordinate in color. All 4 must coordinate in style.
X. Large Container (Dumpster/Storage) Policy
1. Before a dumpster or storage container may be delivered to a homeowner unit, the owner must obtain permission from the LBS Management Office. Homeowner will provide the following data: vendor providing container, date of delivery, agreed-upon number of days it will be on site, homeowner name, address and phone number. Approval will be for up to 14 days from the date of the delivery. An extension of up to 14 days requires Condo X Board approval.
2. The container must be placed directly in front of the homeowner’s garage door or, if impractical, in an area designated by the Condo X Board.
3. The container’s wheels and skids must be placed on 4’x8’ sheets of ¾” (minimum) plywood to distribute the weight in order to protect the driveway or pad from damage. The dumpster cannot be placed in such a way that prevents other unit owners’ access to their garages or other parts of their unit, nor can it extend into the street.
4. Management or Public Safety will verify that the removal is complete.
a. If not removed, the Property Manager will call the homeowner and at the same time send a violation letter referencing the call/message left to the unit owner allowing 5 days to remove the dumpster.
b. If not removed in 5 days, the Condo X Board will take steps to have it removed, at sole cost to the homeowner and with no liability for removal of the container.
5. Notification of the Management Office approval will be as follows: Homeowner, Management Office log, Public Safety, Homeowner’s file, Condo file, Condo X Board members.
1. No pets are allowed in rental units. Existing renters (10/1/2011) are grandfathered per the previous policy.
2. Fines for violation of LBS pet rules are:
a. Leashes: First Offense $10, Second Offense $25
b. Pick-up: First Offense $20, Second Offense $50
c. Barking: Subject to Public Safety Verification: First Offense $25, Second Offence $50
XII. Naturalized Area Policy
1. 9/13/04 Motion to reaffirm the Condo X Board’s support of maintaining and restoring the oak and hickory canopy (in the naturalized area between Condo X and the lake).
2. 1/3/06 Note: Minutes includes the October 2005 letter, Condo 10 board unanimously condemns vandalism in the naturalized area.
XIII. Annual Meeting, Office Terms Policy
1. The Condo X Board authorizes direct vote ballot as enumerated in ICPA Sec 18 (b) (9)(B) and sets the Annual Meeting election.
2. There will be a five-consecutive-year limit to serve in any office on the Condo X Board. Rotation to another office on the Condo X Board would be permitted if elected by the Condo X Board. Reelection to the same office after one year absence will be permitted.
XIV. LBS Rules and Regulations Handbook Deviations
1. R&R Handbook page 10, paragraph1, last sentence: “Be it resolved in Condo X, the Condominium X Board has jurisdiction over common elements.”
These policies supercede all prior policies and are subject to modification.
Updated March 2012