Beachloft
Standard
Operating Procedures
Revised September, 2014
Page
1 of 7
Introduction
Beachloft Condominium By-Laws state:
Article V. Section 4 (B):
“An owner shall not make structural modifications or
alterations in their unit or installations located therein unless they have
previously notified the condominium association in writing through the
President of the Board of Directors and received no objection thereto.”
The Real Property Article, Title 11. Maryland Condominium
Act states: 11-115:
“Subject to the provisions of the Declaration or By-laws and
other provisions of law, a unit owner:
1)
May make any improvements or alterations to his unit
that do not impair the structural integrity or mechanical systems or lessen the
support of any portion of the condominium.
2) May
not alter, make additions to, or change the appearance of the common elements
or the exterior appearance of a unit or any other portion of the condominium
without permission of the council of unit owners.
Consequently, based on the provisions set forth in your
by-laws and the Maryland Condominium Act, your Board of Directors has drafted
and approved these House Rules and Standard Operating Procedures (SOP) for
those items most frequently changed or requested to be changed. If you are
not clear on the meaning of a particular section of the SOP’s, please submit
your request in writing to the Board of Directors for clarification and review.
Any item not covered
in this “SOP” must be specifically addressed by a submission to the Board for
clarification and approval for such a project. The submission must be in
writing accompanied by plans, details, specifications, etc.
Failure to Maintain SOP’s
Failure to adhere to and maintain any of the SOP’s will
cause the Board to rectify the problem at the unit owner’s expense if the owner
does not fix the problem within 60 days of notification of a problem.
Page 2 of 7
I.
Air Conditioning and Heat -Central
A.
Installation
The Board has approved the
installation of central A/C in individual units, subject to the following
criteria:
1.
Plans
and drawings containing manufacturer's name, product number, unit
specifications, and installing contractor must be submitted in writing to the
Board of Directors for review and approval.
2.
All
local building, plumbing and electrical codes are to be followed. Additionally,
the installer must be licensed in Worcester County, Maryland.
3.
The plans must show that the
condensate will discharge into the common drain provided just outside the
storage shed and that the condensate may not discharge within the unit.
4.
Provisions must be made to have the
existing conduit lines securely enclosed in a box like structure and installed
in accordance with applicable plumbing and electrical codes. The structure must
not protrude from ceiling more
than six (6) inches and must be painted the same color
as the walkway walls. These existing lines run from the unit entry doorway
along joint of the outside wall and the ceiling and then into the storage shed.
5.
External
units must be located solely within the unit owner's walkway storage closet.
6.
Diffuser
(air intake and exhaust) of the external unit must be located on the north or
south wall of the storage closet. It must:
a. Not exceed width of storage wall.
b.
Have
written assurances from the installer that the supports and the location of the
condenser unit will be structurally sound; so that the installation of the
condenser unit will not adversely affect the integrity of the building.
c.
Not
protrude more than four (4) inches out from storage wall surface.
d. Be painted with paint manufactured by Rust-Oleum and be
"sand" in color.
e. Be finished
using painted trim molding or "j" channel to match adjacent wall.
7.
Under no
circumstances will any owner or contractor be permitted to drill into or thru
the ceiling or deck planks of the unit or building. All entrance penetrations
must be through wall surface.
8.
All
installations will be subject to a final review and approval by the Board of
Directors after work has been completed.
Page 3 of 7
II. Air Conditioners - Wall
Units
A. Installation.
1. Wall unit air conditioners are
allowed in the living room east wall.
2. Plans, drawings, pictures, specifications, etc.
must be submitted in writing to the Board of Directors for review and approval.
3.
Condensation of a living room east wall unit must be controlled to the
satisfaction of the Board of directors.
B. Removal
of Wall AC Units
The wall opening left from the removal of
old wall AC units must be enclosed
using the following technique:
1.
Remove the metal around the perimeter of the hole.
2.
Mortar new CMU
block to fill the hole.
3.
Coat the outside block using Concrete Finisher/Stucco
Base and feather into existing wall finish.
4.
Prime and paint
the stucco patch to match the wall.
III. Air Conditioning
Sleeves Contact Board of Directors for direction.
IV. Balcony Ceilings, Walls, Floors and Railings
A. The Association will
maintain balcony ceilings, walls, floors and railings.
B. Enclosed balconies
– Painting of ceilings and walls are the responsibility of the owners and the
color must be similar to those selected and approved for the building by the
Board of Directors.
V. Balcony Enclosures
A. Glass
Enclosures:
Balconies
may be enclosed by using four panels- 4’ x 8’ sliding doors. The middle two
panels slide and the end panels are stationary. Requests for this must be
submitted in writing to the Board of Directors with drawings, specifications,
pictures, manufacturer, and installation contractor must be licensed in Ocean
City and Worcester County.
Page
4 of 7
B. Hurricane Shutters:
Hurricane shutters may not be installed on the east side balconies.
VI. Flooring – Carpet and
Hardwood
A. Deck
Balcony Carpets (Ocean Side):
All balcony decks, except those units where the balcony has been
enclosed, have been “waterproofed” by a polyurethane application. Therefore, no
carpets can be glued down or any adhesive used on the surface. No fasteners,
nails, screws or other penetrating hardware can be put into the fascia boards
to secure carpeting. Carpets may be put down in the summer; but must be stored
inside during the winter to avoid moisture collecting and damaging the deck
material.
.
B. Main
Entrance Door Area (West Side) Carpeting:
1.
The
association will be responsible for necessary repairs. The owners must report
problems to the Board of Directors or the management company immediately.
2.
Carpet
must be light beige.
3.
Size may not exceed the area adjacent to the
entrance doorway. It may not protrude beyond the edge of the west wall of the
building into the common area of the walkway.
C. Hardwood Flooring
1. Installation
of hard surface floors other than entry ways, bathrooms and kitchens must be
approved by the Board. A written request must identify the vendor of the floor
covering material, and the installation contractor. The contractor must be
licensed and documents must include the material and installation method to be
used along with the I.I.C. rating.
2. The
hard surface flooring in these areas must meet the following flooring “Industry
Standards” regarding noise transmission:
a. An
I.I.C. rating of 60 or higher is required. I.I.C. (Impact Insulation Class)
refers to any sound that can transmit and cause intrusion to the unit below,
including footsteps, dropped objects, furniture sliding/rolling across the
floor.
3. At
least 2/3 of each room in which the hard surface is installed must be carpeted
with area rugs.
Page 5 of 7
VII. Doors
A.
Entrance Doors
1.
Unit
owners are responsible for the entrance door and must maintain doors in good
operational manner and free of dents, holes, etc. If a door needs to be replaced, it must be a
flush exterior door made of fiberglass or wood.
2.
Unit
owners wishing to paint their doors (west side) must contact the property
manager for the approved color.
3.
The new color for the doors is Sherwin Williams Semi Gloss - Blueblood - #6966.
4.
The Association is responsible for painting the
trim of the doors. Trim is to be beige.
B. Living Room Sliding Doors
Owners are
responsible for the living room sliders. Plans for
replacement of the
sliders must be reviewed by the Board of Directors.
The following
criteria must be met:
1. 12’
ft wide – 3 panel door
2. Citation
Brand High Perform Coastal Series Patio Door (HP 50)
3. Coastal
Package Upgrade
4. Internally
Reinforced Frame
5. WHITE
Tone All Aluminum Framing
6. Stainless
Steel Rollers
7. High
Performance Interlock
8. Matching
Interior / Exterior Polyurethane Caulk
9. Inside
Sliding Patio Screen
10. DP 75
Rating
C. Storage Closet
Doors
1.
Unit
owners are to maintain their storage closet doors. If a door needs to be replaced, it must be a flush exterior door made
of fiberglass or wood and have the appropriate exterior threshold. The
Board of Directors must approve a replacement of the door.
2.
Doors
must be painted the same color as the entrance doors. (See preceding section.)
3.
No
padlocks are to be used on these doors unless a key is provided to the property
manager.
4.
The door
is to be kept clean in appearance and be painted as needed to keep a good
appearance. Hinges must be maintained rust free.
Page 6 of 7
D. Storm and/or Screen Doors (West Side)
Storm/screen doors are the
owner’s responsibility and must
meet the following standards:
1.
Be a mid view or high view style regardless of
manufacturer. (See “Larson” catalog for definition of design terminology.)
2.
Have a white aluminum or vinyl surface.
3.
All fasteners, reinforcing members and hardware shall
be made of non-corrosive materials.
4.
Glass shall be 1/8 inch tempered safety glass or
better.
5.
All doors shall include pneumatic door closers, wind
chains, locking mechanisms and strikers.
6.
Door must be maintained rust and corrosion free and
screens must be maintained intact and neat in appearance.
VIII. Keys
Unit owners
are responsible for providing the property manager with current entrance door
and shed door keys. Failure to supply the management company with keys will
result in the owner incurring any expense caused the management company needing
immediate entry to the unit.
IX. Washer/Dryer Units
Washing
machines and dryers will be permitted to be installed within individual units,
provided:
1.
The
Board of Directors must have given approval of the plans for the installation
prior to the signing of a contract or the commencement of installation.
2.
All
local plumbing and electrical codes are followed.
3.
Lint
catchers self-contained within the unit will be permitted if they comply with
all fire and safety standards. All units will be maintained free of accumulated
lint by regular cleaning
4.
Under no
circumstances will it be permitted to drill through the ceiling or deck planks
of the unit or building. To do so could cause serious major structural damage
to the entire building.
5.
The
Board of Directors advises the use of “low suds” detergent to help with
potential sudsing problems.
6.
Any new
installation must be connected to the plumbing on the bathroom side of the
unit.
7.
Washing
machine hoses should be braided stainless steel and vents should be metal.
8.
The dyer
unit must be vented over the front door entrance.
9.
Unit
owners are responsible for keeping vents clean.
Page 7 of 7
X. Windows and Their Covering
All new window replacement must
conform to the standards of the new windows approved by the Board of Directors
(December 2005). These new windows conform to the current local codes. The west
walkway windows are to be Silver Line 8804-3 “Lite Sliding Windows” in white.
The windows at the north and south ends of the building are to be Silver Line 8807-2 “Lite Sliding Windows” in
white. The Board of Directors must approve of all window replacement prior to
the commencement of the work. Window screens must be maintained in good repair,
free from rips, tears, and patches. Storm windows must be installed in the
existing tracks.
