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Association Rules & Regulations

Heritage Hills Condominium Association Rules and Regulations
(Adopted January 2008)


The following revised Rules and Regulations have been adopted by the Heritage Hills Executive Board. The Rules are intended to protect the right to privacy and quiet enjoyment of property which all residents are entitled, while helping to protect the investment homeowners have made in their property. Some Rules paraphrase already existing provisions in the Declaration of Condominium and/or By Laws. Others enhance and/or expand on those provisions. In the event of any conflict between these Rules, the Declaration, or the By Laws, the Declaration shall prevail.

  1. Leasing


    1. A unit may only be leased as a private single-family residence. The homeowner may not lease less than the entire unit. Each lease must prohibit the occupancy of any bedroom in the unit by more than two persons. Use of the garage can only be included as a part of the lease of an entire unit, and may not be separately leased.

      All leases are subject to review by the Executive Board to ensure compliance with lease requirements. For this purpose, a copy of the lease, together with a fifty-dollar ($50.00) processing fee, must be submitted by the homeowner to the Management Company within ten days of its execution.

    2. All leases must be in writing and for a term not less than six months. Subleasing is prohibited.


    3. The lease is to be made subject to all the provisions of the Condominium Act, the Master Deed, the By Laws, and these Rules and Regulations. The homeowner must attest to the fact that the homeowner and tenant have signed a document agreeing to abide by these terms and that the tenant has received a copy of these Rules, which attestation may be part of the Lease document itself. Failure to provide attestation will cause the lease to be considered non-approved lease subject to the fines specified in G, below.

      The owner, together with the tenant, will be held responsible for any breach of Rules or other regulations, and the homeowner will be held responsible for payment of any fines or assessments incurred as a result of such breach. The homeowner shall notify the association Management Company of his or her current address within ten days of the execution of the signed lease.


    4. The lease must specifically exclude the use of the unit by transients or its use as a hotel.


    5. Non-approved lease agreements will result in an initial two hundred dollar ($200.00) fine, and will then be subject to fines per Section VIII of the Rules, “Enforcement Procedures”.


  2. Use of Property


    1. No unit shall be used for any purpose other than as a private single-family residence.


    2. Units shall be used for residential purposes only, except that home occupations may be carried on in the units if the use is incidental to the unit’s primary residential use, the use shall have no other employees, customers, or clients at the property, the use does not involve the manufacturing of products, and the use shall be approved by municipal authorities having jurisdiction over the use. However, if in the future, zoning regulations change to expand the scope of the activities permitted there under, application must be made by the homeowner to the Executive Board for any such expanded use.


    3. No activities shall be carried on that are offensive, noxious, or in any way interfere with the rights, comfort, or convenience of other residents, including but not limited to, disturbing noise, odor, and vibrations, the effects of which should be contained within the unit. No activities shall be carried on that damage or destroy any of the common elements, limited common elements or any other property belonging to the Association or any resident.


    4. Activities or use of property that impairs the validity of the Association’s insurance rates will not be permitted, including but not limited to, the use of kerosene heaters, storage of explosives, and storage of flammable and/or hazardous materials. Emergency generator sets may be stored in the garage, but must be moved outside during operation. The use of outdoor fireplaces, firepots and the like are prohibited.


    5. Each owner shall provide for the periodic cleaning of any chimney and flue of the owner’s fireplace to prevent the possibility of fire damage.


    6. Personal property shall not be left upon or installed in the common elements. This includes chairs, bikes, toys, swings, strollers, wading pools and slide, etc. Such items should not be left unattended overnight and should be stored out of sight.


    7. Residents shall not perform any cutting of, removal from, or planting of any tree, shrub, or vegetable garden on any part of the condominium property without the express permission of the Landscape and Architectural Review Committee (LARC) and approval from the Executive Board.


    8. Solicitation is not permitted within the condominium property, except with the express permission of the Board, regardless of the holding by such persons of a Township permit for such purpose.


    9. No playing of any kind (including climbing and walking on) is permitted on the retaining walls.


  3. Appearance of Units


    1. No clotheslines poles or exterior drying of laundry is permitted.


    2. Exterior speakers will not be permitted other than those inherent to portable radios or television receivers.


    3. Only exterior lighting installed by the developer or owner proposed lighting submitted for review by LARC and approved by the Executive Board may be installed or used.


    4. External or visible radio, television, or other types of a communication aerial or satellite dishes are only permitted in accordance with the regulations established and approved by the Association and annexed hereto and drafted pursuant to FCC regulations.


    5. Garage doors shall not remain open for extended periods of time.


    6. Homeowners shall not paint, decorate, or otherwise change the appearance of the exterior of the unit or building (except as expressly permitted by certain Board approved specifications listed in Section IX) without submitting a request for review by LARC and approved by the Executive Board. Exception is made for the placement of window candles, seasonal window and door wreaths, bows and decorative non-blinking seasonal lights on windows, doors and shrubs, adjacent to the homeowner’s unit. Roof top decorations and free standing or wall-mounted figures are not permitted. Seasonal decorations should be removed within three weeks or at the end of the season.

      No additions, alterations, or improvements that affect the structural integrity of a unit or the external appearance of a unit or the limited common elements around a unit (except as expressly permitted by certain Board approved Specification listed in Section IX) will be permitted without prior review by the LARC and approval of the Executive Board. No protruding shades, awnings, window guards, storm doors, boxes, ventilators, fans or air conditioners shall be installed without such approval.


    7. No homeowner shall build or maintain any matter or thing on or over the common elements or limited common elements (except expressly permitted by certain Board approved Specification listed in Section IX) without the prior written permission of the Executive Board. No temporary structure, fence walls, trailer, tent, storage tank, hot tub, shed, swing-set, or play structure shall be allowed. Only two (2) lawn ornaments or statuary, including birdbaths, birdfeeders, birdhouses and the like, unpainted, not made of plastic, no more than three (3) feet in height and displayed in a tasteful manner, are permitted in the front and side of a house. An additional two (2) ornaments or statuary meeting these criteria are permitted in the back of a house. The item(s) must be placed in a planted area and not in the grass. Questions regarding the suitability of displayed items will be addressed by the LARC.


    8. Potted plants for exterior display must be living. Plastic or other imitation plants are prohibited. Plants must be potted in terra cotta, masonry, ceramic, resin or wooden containers and placed only at entranceways, on decks and/or patios. Homeowners are responsible for removing and disposing of all dead plants from their unit’s foundation planting beds and/or planters. Planting of trees or shrubs requires that drawings or sketch showing location and type of plantings be submitted for review by the LARC and approved by the Executive Board.


    9. Barbeque grills are to be used only on patios or decks or the adjacent ground at the rear of the unit. Garden hoses kept outside must be kept either in a hose container neatly hidden by the home or neatly hidden within plantings.


    10. No more than a half cord of firewood may be stored by a homeowner. The firewood must be stored at least six inches above the ground and at least one-foot, behind the owner’s unit or beyond the end of the owner’s deck or patio, as applicable. Wood may not be stored behind the garages or in any other location on the common or limited common areas. Any such wood shall be subject to removal with the express thereof charged to he homeowner in violation.


    11. Patios and decks are not intended for the storage of items not generally associated with the use of decks. Nothing may be stored under the decks. Storage on patios and decks is limited to items such as outdoor furniture, barbeque grills, potted plants, and firewood. Furniture placed thereon must be well maintained and clean and all items kept in a neat and orderly fashion.

      Patios shall be kept free of weeds and grass. The Board may hire an outside contractor to correct any deficiencies in this regard, at the expense of the homeowner.


    12. Except for a single non-illuminated brass unit number sign no larger tan five inches in height at the entrance to a unit, no sign shall be placed on the outside or in the window of any unit, provided however, that one sign indicating sale or rental of that unit shall be permitted in the interior of one window of that unit. “Sold” signs are not permitted and the “For Sale” sign must be removed immediately upon the signing of an Agreement of Sale. “Open House” signs shall only be permitted within the development on the day of the open house, and must be removed by the end of the day. No security signs are permitted. Tot-finder, pet-finder, and security system decals are permitted and are the only type of decals that may be placed on any window.


    13. Display of the United States American Flag is acceptable on national holidays. Other flag displays are not permitted. A single flag mounting wall bracket may be attached to the building. However, it must be constructed of rustproof material and installed in a manner that will not damage the building wall or siding. Ground mounted flag poles are not permitted.


    14. All window coverings on window or sliding doors shall have only white or off-white linings, or other such material facing the outside of the unit. Window/door coverings should be drapes, blinds or shutters; they should be well maintained, in working order, and provide a neat appearance. Towels, sheets, papers, or any articles not manufactured for use as window coverings are strictly prohibited. Windows should be kept free of clutter and grids must be kept in place.


    15. No more than two (2) outdoor benches and chairs of a neutral color may be kept on the front and side of a unit and only on limited common elements, but may not be kept on grass, and must be well maintained and clean and all items kept in a neat and orderly fashion.


    16. Electric Outlets in the detached garaged are restricted for use for lighting.


  4. Parking, Traffic Control and Vehicle Restrictions


    1. The speed on all roads within Heritage Hills shall be twenty-five (25) miles per hour, compliant to the Commonwealth of Pennsylvania’s allowable minimum limit.


    2. Residents should attempt, when possible, to utilize garage and driveway space for parking rather than using on street parking. If a resident expects to be away for an extended period of time, they are encouraged to park their cars in their garage or driveway, and particularly not in front of other homeowner’s homes.


    3. No inoperable vehicles shall be parked in Heritage Hills, except in the garages. All vehicles must have a current (unexpired) registration, safety and emission inspection tags. Vehicles in violation of this rule are subject to towing at the owner’s expense.


    4. No vehicle or mechanical maintenance other than on an emergency basis is permitted, unless the vehicle is housed totally within the garage.


    5. Vehicles should not be parked so as to block or overhang the sidewalk, fire hydrants, cluster mailboxes or access to any other homeowner’s garage. Vehicles should not be parked in front of mailbox units or within 20 feet of a street sign. Vehicles parked on the street should be no more than six inches from the curb. There should be no vehicles parked within or closer than 15 feet to the traffic island at Dispatch and Heritage Hills Drives.


    6. No trailer, tractor, heavy-duty truck, mobile home, recreation vehicle, boat or boat trailer, snowmobile, or commercial vehicle shall be stored or housed anywhere within Heritage Hills, except wholly within the garage of a unit. With sufficient notice to the Executive Board, homeowners may request the Board’s permission to allow one self-propelled recreational vehicle of the homeowner’s expected guest to park in that homeowner’s driveway for a period not to exceed seven days, provided that said vehicle is not hooked up to any utility of any unit.


    7. The Upper Makefield Township Police have been requested to assist in the enforcement of all motor vehicle rules.


    8. No 'For Sale' signs are permitted in vehicle windows.


    9. Cars may not be parked on the streets during any snowfall and until the street has been cleared of snow. Owners who leave their vehicles in the street may be subject to an assessment to offset the added snow removal costs.


    RESUME HERE . . . ..



  5. Pets and Animals


    1. No animal, livestock, or fowl of any kind shall be raised, bred or kept, except that not more than two dogs or cats, or one of each, shall be permitted in any unit, provided such as dogs or cats are not bred for commercial purposes and are housed within the homeowner’s unit.


    2. No dog or cat shall be left outside any unit unattended and cannot be tied to any common element nor left tied and unattended to any limited common element. No outside shelter, pens or runs are permitted.


    3. Dogs and cats must be kept on a leash when outside and be under full control at all times. Obnoxious barking or behavior, or failure to have a dog or cat under full control shall constitute a violation and be subject to fines and/or penalties per Section VIII of the Rules, "Enforcement Procedures".


    4. The pet owner is responsible for immediately removing all feces, which must be disposed of in the homeowner’s own trash. Failure to remove feces shall constitute a violation and be subject to fines and/or penalties per Section VIII of the Rules, "Enforcement Procedures".


    5. The homeowner keeping any pet shall indemnify the Association and hold the Association harmless against any loss or liability of any kind whatsoever arising out of the actions of or maintenance of such pet.


  6. Garbage and Trash


    1. Garbage, trash and recycling containers shall be stored only within a unit or garage, except when placed out for collection. Storage on a patio or deck or anywhere else outside is prohibited and such practices shall constitute a violation and be subject to fines and/or penalties per Section VIII of the Rules, "Enforcement Procedures".


    2. Containers shall be made of plastic and have secured lids.


    3. Garbage, trash and recyclable containers may be placed on the curb for collection no earlier than 4 p.m. on the evening prior to a scheduled pickup. Trash and recyclable containers must be returned inside by the evening of the collection day. Homeowners must clean-up all trash that may be left behind from their garbage and trash within 24 hours.


    4. Plastic bags should only be placed on the curb on the morning of the collection to prevent them from being opened by animals.


    5. No burning of trash or refuse is permitted.


  7. Assessment Obligation of Homeowners


    1. Monthly assessments for common expenses shall be determined annually by the Executive Board and notice thereof given to each homeowner through the Management Company prior to the start of the fiscal year. No increase may exceed twenty-five percent (25%) of the current fee in any given year. Assessments shall be due at the designated address on the first day of each month.

      Homeowners will be subject to a twenty-five ($25.00) delinquency fee if payment is not received by the fifteenth day of that month. Additionally, a twenty-five dollar ($25.00) special delinquency fee shall automatically be added for each calendar quarter that the delinquency remains unpaid.


    2. Any homeowner who is thirty days delinquent in the payment of any common expense assessment shall automatically forfeit his/her Association privileges, such as use of the recreational facilities, swimming pool, etc.


    3. Subsequent collection actions by the Association will be executed in accordance with the full powers granted under the Declaration and By Laws. Such actions may include, but not be limited to, acceleration of payment of the remaining monthly installments for the Association’s fiscal year; institution of legal proceedings for the collection of all balances and charges; including court costs, legal fees, collection expenses and delinquency charges; enforcement of a lien upon the homeowner’s property; and the application of other rights granted under the Uniform Condominium Act or other laws or statutes.


  8. Enforcement Procedures


    1. Complaints by a homeowner or resident concerning violations of the Rules and Regulations or any other provisions of the Association’s Declaration and By Laws must be submitted in writing to the Management Company, and be signed by the individual issuing the complaint. The complaint must be in sufficient detail to allow determination of whether a violation has occurred. Verbal or unsigned complaints will not be accepted.


    2. A representative of the Management Company shall investigate the complaint and determine whether this is reasonable cause to believe that a violation has occurred. The Management Company shall make its determination and submit its recommendation to the Executive Board within 7 to 10 days from receipt of the written complaint.


    3. Any homeowner committing a violation of any of the provisions of these Rules and Regulations shall be given a written warning that identifies the non-conforming condition and violation in question. The warning will instruct the violator to cure the condition and come into compliance with the requirements of the Rules and Regulations, setting seven (7) days as the time in which the correction must be made, or such other timeframe as the Board may determine is appropriate in light of the nature of the violation.

      If the violation remains or recurs after the deadline date, a final letter will be sent notifying the homeowner that a fine, per the schedule listed in Item E below, is being imposed by the Executive Board for a non-conforming condition or violation that has not been cured.


    4. Giving of notice by the Association must be by first class mail; provided that any letters imposing any fine shall be sent by first class mail and certified return receipt requested mail. The start of the timeframe for curing the condition days shall be seven (7) days from the date of the letter.


    5. The schedule of fines and penalties is as follows:


      1. First Offense: Written warning


      2. Second Offense: $50.00 fine, plus the Executive Board reserves the right to institute a per day fine in the amount of $5.00 per day for each day the violation exists beyond the required correction date.


      3. Third Offense: $100.00 fine, plus the Executive Board reserves the right to institute a per day fine in the amount of $10.00 per day for each day the violation exists beyond the required correction date.


      4. Along with the fines listed above, penalties may also be imposed. These include loss of the use of the pool and tennis courts.


      5. The foregoing notwithstanding, the Executive Board may impose a fine:


        1. without any written warning for any violation of Rule V.D regarding dog feces and Rule VI.C regarding trash, except that for the First Offense the fine shall be $25.00.


        2. Of up to $250 and without any written warning for any violation of these rules and regulations determined by the Executive Board to constitute a threat to the safety of residents or a risk of significant harm to property. Examples of these include use of the pool other than during established pool hours, speeding, and damage or destruction of property owned by the Association or any resident.


        3. Any fines shall be applied to the owner’s Association account, thereby making the homeowner liable for delinquency fee collection procedures. Any and all fees and costs, including court fees and attorney fees, deemed necessary by the Executive Board for the collection of fines, shall be charged to the violator and shall become part of any amount deemed due and payable by the unit owner in violation and could culminate in a lien against the property.


        4. A homeowner who has been given notice of a violation may, within seven (7) days following receipt of such notice, petition the Board for a hearing. The request for a hearing must be in writing, sent via first class mail. The Board, at its discretion, may set a time and place for it to hear the position of that homeowner in regard to the violation. If the Board denies any such written request for a hearing, the homeowner may resubmit his or her position with regard to the violation to the Board in writing within seven (7) days from the Board’s denial of a hearing. The Board will respond within thirty (30) days.


  9. Appendices and Attachments


    1. Standing Committees: The Executive Board has authorized the following committees:


      1. Landscape & Architectural Review Committee

      2. Rules and Regulations Committe


    1. The following rules and Board approved specification (the Specs.) are made of part of the document.


      1. Pool Rules

      2. Tennis Court Rules

      3. Satellite Dish Rules

      4. Deck Specifications

      5. Awning Specifications

      6. Walkway Lighting Specifications



    Adopted at the January 15, 2008 Board Meeting