Aspetuck Condominium Association, Inc.
Maintenance, Repair and Replacement Standards
(For consideration as a Supplement to the Rules for the Association)
1. LICENSED AND INSURED CONTRACTORS
Any maintenance, repair and replacement activity authorized by the Unit Owner, whether performed in connection with one of the maintenance, Repair and Replacement Standards contained herein or for any maintenance, repair and replacement activity not covered by these Standards which relates to the Unit or any Limited Common Element to be maintained, repaired and replaced by the Unit Owner, shall be performed by a contractor that is licensed in the State of Connecticut and insured with a minimum of $1,000,000.00 liability coverage. Upon request made by the Association, Unit Owners shall provide the Association with documentation satisfactory to the Association evidencing the existence of both the license and insurance.
2. WATER HEATERS
Unit Owners shall maintain, repair and replace any water heating device (“WHD”) located within the boundaries of their Unit such that the WHD is maintained in a good state of repair. In addition, any WHD must be removed and replaced prior to the expiration date of its original warranty.
In the event that there is any loss, claim, damage or expense caused by or contributed to by water that escapes from any WHD that is located within the boundaries of a Unit, there shall be a rebuttable presumption that the WHD failed either because it was not maintained in a good state of repair or because it was not removed or replaced prior to the expiration date of its original warranty. This presumption may be rebutted by providing proof to the satisfaction of the Association that either: a) the WHD had been removed and replaced prior to the expiration date of its original warranty; or b) that there was a properly installed and functioning water detection alarm prior to the date of such loss, claim, damage or expense.
Whenever a WHD is replaced, the Unit Owner must install: a) an automatic shutoff valve that will shut off the flow of water in the event that a water leak is detected; b) an alarm that will sound if moisture is present; and c) a pan underneath the WHD that is designed for that purpose. Unit Owners must provide proof to the satisfaction of the Association that these items have been installed.
3. HEAT DURING WINTER MONTHS
During the winter months (December 1 through April 30), Unit Owners
shall maintain a minimum
temperature of at least 58 degrees Fahrenheit in all
living areas contained within the boundaries of their Units.
4. DRYER VENTS
Unit owners are responsible for ensuring that their dryer vents have metal duct work that meets the applicable Building Code. All vents must be ventilated through an exterior wall and have an appropriate vent cover. Dryer vents must be inspected and cleaned at least every other year and receipt of such inspection provided to the Association.
5. WASHER HOSES
Unit Owners must install metal braided safety supply hoses between any water source and any clothes washing appliance located within the boundaries of his or her Unit. In addition, Unit Owners must install a working, single lever water shutoff at the water source. Unit Owners shall provide proof to the satisfaction of the Association that these items have been installed.
6. REPORTING LEAKS
Unit Owners acknowledge that serious damage to the common interest community is likely to occur where a leak or other condition of escaping water is identified by the unit Owner but is not reported to the Association on a timely basis. Accordingly, Unit Owners have a duty to the Association and the other Unit Owners in the common interest community to immediately report to the Association any leak or other condition that is or has resulted in escaped water.
7. CHIMNEY CLEANING
Unit Owners must, on an annual basis, hire a licensed and insured contractor to clean any chimney which serves only the Unit Owner’s Unit. The Unit Owner may use the services of a contractor selected by the Association or the Unit Owner may select its own contractor. On an annual basis, Unit Owners must provide proof to the satisfaction of the Association that this work has been completed.
8. SMOKE DETECTORS & WATER DETECTORS
Unit Owners are responsible for the installation and maintenance of smoke and water detectors and compliance with the applicable laws and codes regarding smoke detectors. They must inspected tested annually. Batteries must be replaced annually. Unit Owners must pay any inspection or other fees that are charged by the Town of New Milford for any inspection or violations.
9. ELECTRICAL CIRCUITS AND OUTLETS
Total electrical usage both in the aggregate and per circuit in a unit shall not exceed the capacity of the circuits which serve the Unit as labeled on or in the circuit breaker boxes. No single electrical device or assemblage of electrical devices creating electrical overloading of standard circuits may be used without written permission from the Association.
10. ATTIC SPACE MAINTENANCE (GARDEN STYLE UNITS ONLY)
The attic storage spaces are limited common elements. No such storage space may be used unless the flooring is covered by ½” plywood.
- KICK-PLATE HEATER MAINTENANCE (TOWNHOME STYLE ONLY)The kick-space heater under the kitchen sink must be inspected annually and replaced as necessary prior to the expiration of the manufacturer’s warranty. Unit Owners must provide proof to the satisfaction of the Association of compliance with this requirement.
Unit Owners are responsible for ensuring that all plumbing and plumbing fixtures including, but not limited to, sinks, toilets, showers, bath tubs, washing machines and dishwashers are properly maintained and free of any leaks. Areas around plumbing should be inspected regularly for moisture and other signs of leaks. All repairs and installations may only be performed by licensed and insured plumbers.
Unit Owners are responsible for the maintenance, repair, and replacement of windows. All leaks, stains, water damage, warping, rotting, or any other damage are the Unit Owners’ responsibility.
Unit Owners are responsible for the maintenance, repair, and replacement of any doors that provide access solely to their Units. All leaks, stains, water damage, warping, rotting, or any other damage are the Unit Owners’ responsibility. “Doors” include storm doors, sliding glass doors (sliders) and garage doors.
15. FIRE EXTINGUISHERS
All Garden Units must have one working fire extinguisher that is located within the Unit. All Town House Units must have two working fire extinguishers, one that is located in the garage and one that is located in the living area.
16. HAZARDOUS MATERIALS
No hazardous or combustible material may be stored in any Unit.
17. SNOW REMOVAL
Unit Owners are responsible for cleaning snow from decks and around and on their vehicles.
18. GENERAL STANDARD OF CARE
Unit Owners acknowledge that the Association’s property insurance costs are positively impacted by the diligent maintenance, repair and replacement of the Units, the fixtures and improvements located within the boundaries of the Units and the Limited common Elements that the Unit Owners are required to maintain, repair and replace. Unit Owners have a duty to use reasonable care to maintain, repair and replace his or her Units, the fixtures and improvements located within the boundaries of the Units and the Limited Common Elements that the Unit Owners are required to maintain, repair and replace. Unit Owners must exercise the same level of care in performing his or her maintenance, repair and replacement obligations that a homeowner who lives in a single family home instead of a common interest community would observe.RESPONSIBILITIES OF TENANTS, GUESTS, INVITEES OR OTHER OCCUPANTS Unit Owners are responsible for ensuring that any tenant, guest, invitee or other occupant of the Unit complies with each of the maintenance, repair and replacement standards set forth above. For the purpose of interpreting and applying these maintenance, repair and replacement standards, where the context requires, the term “Unit Owner” shall include any tenant, guest, invitee or other occupant of the Unit.