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Overlook Condominiums Homeowners and Residents’ Handbook

2017

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TABLE OF CONTENTS

Contact and Facility Information………………………..………..……… Page 3

Board of Directors and Meeting Information………….…………..…….. Page 4

Monthly Dues and Late Fee Policy…………………………………..….. Page 4

Insurance Liability Requirements ………….………….……….…........... Page 5

Exterior and Common Area Rules

Paint…………………………………..…... Page 6

Grounds…………………………….….….. Page 6

Cigarettes…………………………….….… Page 6

Snow Removal………………………….…. Page 6

Stairways………………………….………. Page 6

Doors and Windows……………….....…… Page 7

Decks and Patios……………………….…. Page 7

Barbeques…………………………….…… Page 8

Decorative Items and Plants…………….… Page 8

Car Washing…………………………………………………………….…. Page 8

Parking…………………………………………………………….………. Page 9

Noise Guidelines………………………………………………………....... Page 9

Pet Policies………………………………………………………………... Page 9

Pool and Spa Rules and Usage Guidelines………………………….…….. Page 10

Tool Lending Closet ……………………………………………………… Page 11

Overlook Sewer System…………………………………………............... Page 11

Trash and Recycle Dumpsters…………………………………………….. Page 11

Real Estate Sign Policies and Enforcement………………………………. Page 12

Overlook HOA vs Homeowner Responsibilities …………………………. Page 13

Request Forms

Architectural Control Form……………………………… Page 14

Improvement or Change to Exterior or Common Area…… Page 15

Maintenance Service ……………………………………… Page 16

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THE OVERLOOK AT SURPRISE VALLEY CONTACT INFORMATION

For communication with the Overlook HOA please call, mail or email Pro Management, the

property management company for Overlook Condominiums:

Phone: 208-490-1230

Email: overlookhoa@cableone.net

Mail Address: 5130 S. Surprise Way

Boise ID 83716

The onsite office (located across from the pool at the end of building 5122) is currently staffed

Tuesday thru Friday 2:30 to 5:30pm

Emergencies:

• For life emergencies dial 911

• The Boise Police Department help phone is 208-377-6790

• For condo-related property damage emergencies (water leaks, sewer issues, structural

damage etc.) we have an on-call emergency management service: 208-440-0443

Mail Center at the pool facility entry:

Mail keys are the responsibility of the owner. The USPS does NOT have duplicate keys for

these units. If keys are lost, it is the responsibility of the owner to have them replaced by a

locksmith at their own cost. There is also a drop box at the mail boxes for outgoing mail.

The Farmhouse Community Facility:

The Surprise Valley Farmhouse and office are located at 5240 S. Surprise Way.

Office hours are Monday at 9-12am, Wednesday 1-4pm and Friday 9-12am.

The phone # is 208-368- 0058. Surprise Valley has a facility for event rental.

Please contact the Farmhouse regarding scheduling and costs.

The Master Assoc. maintains two pools and a fitness center. The Overlook owners have

access to these facilities. A key card can be obtained from the office for access. The Master

Assoc. also maintains two tennis courts which are not scheduled and not locked

Voting and Polling Location: Our precinct is 114, legislative district 18, and congressional

district 2. Our current polling place is Eastwind Community Church located west of Overlook.

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OVERLOOK HOA BOARD of DIRECTORS

Overlook HOA has a Board of Directors (President, Vice Presidents, Secretary, and Treasurer)

that are elected at the annual homeowner meeting held at the beginning of each year. These

volunteers generously give their time and conduct meetings throughout the year to oversee the

financial operations and maintenance of the property. The Overlook office management can

provide meeting dates and agendas which will also be posted the week before each meeting on

the bulletin board by the mail boxes. You may also request these dates to be emailed to you.

The Board of Directors hires and supervises an onsite management company to conduct the

operational affairs of Overlook. Most Overlook administrative issues can be handled through the

onsite office manager. However, there are other ways to contact and interact with the HOA Board

directly:

• Prepare a written comment, complaint, or inquiry with any relevant documentation and

deliver it to the Overlook office; it will be passed on to the Board for consideration.

• Request time at the next board meeting so that you may be placed on the agenda. Please

include your topic for discussion. Special meetings can be scheduled as needed.

GENERAL INFORMATION

Monthly Dues:

Monthly dues are collected by the Overlook HOA to manage and maintain the property. Monthly

dues are based on the square footage of your unit and whether you own an extra garage. Your

monthly assessment is set annually by the Overlook Board of Directors in conjunction with the

annual budget.

For billing questions, please contact Overlook HOA at 208-490-1230.

Monthly Dues Late Fee Policy:

Monthly dues are payable on the first of each month and are considered late if not received within

10 days. The late fee is 10% after the 10th of the month. A late fee will be assessed each month

until the balance is paid in full. An interest charge of 10% APR will also be assessed on the

overdue account balance.

After 60 days of non-payment the HOA may file a lien on your property and a small claims action

to collect the unpaid dues. The management office will make several attempts to contact you

regarding a delinquency and a final notice will be sent. This notice gives the owner 10 days to

pay before a lien is filed on the property. Lien filing charges and small claims court costs will be

assessed to the owner.

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The information below is provided to help residents and homeowners maintain a high quality of

life here at Overlook Condominiums. These guidelines are based on the Association’s CC&R’s

and Bylaws. You should have received a copy of the Overlook CCR's and Bylaws when you

bought your condo. Additional copies can be obtained by emailing overlookHOA@cableone.net

Damage and Liability:

The Overlook CC&R's require homeowners to carry liability insurance for their

condominium. A condo policy (HO-6) is required of all owners. If your condo is occupied by

a tenant, you are still required to carry a minimum of $100,000 of liability coverage.

• If damage occurs to your unit and/or adjacent units due to your negligence, you might be

held liable for all damages. Examples include, but are not limited to water damage caused

by a leaking dishwasher, clothes washer, ice maker, faucets, toilets, hot water heater, or

frozen pipes.

• It is highly recommended that your clothes washer, toilets, etc. have braided metal hoses

and that ice makers be installed properly.

• It is also recommended that all homeowners carry renter’s insurance to cover all personal

property that might be destroyed. Personal property includes stove, refrigerator,

dishwasher, all cabinets, sinks, bathtubs, and any other appliances.

THE HOA DOES NOT CARRY INSURANCE ON ANY PERSONAL PROPERTY

BELONGING TO THE OWNERS OR TENANTS.

• You are responsible for having your air conditioner and furnace serviced regularly. If you

are away when the outside temperature is below freezing, set your thermostat to heat at

60 degrees to avoid frozen pipes.

• Smoke alarm and carbon monoxide alarm batteries should be changed annually.

• Hot Water Heaters: These units become very hot as they may support the heat source

for your furnace. Do not store any items within 3 feet of the unit. Check vents in hot

water heater enclosure to ensure they are not blocked.

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Safety with Appliances:

• Check hot water heaters frequently for leakage. Water damage to your unit and

crawlspaces or units below is costly.

• Check lint buildup in dryer vents frequently. Replace foil or plastic ducts with rigid or

flexible metal ducts. Professional vent cleaning yearly is recommended.

• Washing machine hoses should be the metal braided type.

EXTERIOR AND COMMON AREA RULES

To assure safety, an attractive appearance, and to maintain our property values, your HOA

Board asks that all residents follow these rules:

Paint: Buildings are scheduled for painting on a rotating schedule per the budget. If you wish to

touch up your railings or doors, please check with a Board member or the management

company to obtain the proper color and standard of paint. Red paint for the exterior of the front

door can be obtained at the office.

Grounds: Please do not store anything on the common grounds, including hoses, gardening

supplies and tools, storage boxes, and construction supplies, etc. Outside trash containers are not

permitted. Dumpsters are provided for residents.

Cigarettes: Smokers are asked not to discard cigarette butts in common areas including

sidewalks, flower beds and parking lots, etc. Cigarette butts should never be thrown off patios or

decks. There is a no smoking policy in the pool and spa area.

Snow Removal:

• Snow removal is provided by the HOA for sidewalks and stairways. The HOA does not

provide snow removal for decks and driveways. However, we welcome community

involvement in clearing your own area to the extent you are able.

• Please do not use rock salt on your decks or stairways, but rather use the FREE ice melt

chemicals provided by the HOA management. This free ice melt is in a large blue bin in

front of the office and packaged in one gallon baggies for ease of use. Take what you need

and will use efficiently but do not waste; your HOA dues that pays for this service.

Stairways and landings shall be entirely clear for safety and emergency access.

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Doors and Windows:

• Storm doors may be installed; however, they must be the same model as those already

installed on other units.

• Window treatments must be installed on the inside of windows only. Outside installation

is not permitted. Indoor window treatments may include blinds, drapes, and curtains in

neutral, earth tone colors only.

• Exterior awnings, blinds and shades are permitted on patios and upper decks. Awnings

must be made of high quality materials, of a color to blend with the siding, and permanently

installed so it can be retracted. All requests for installing awnings must be in writing and

approved by the HOA. A copy of the design and color of awning must be included in the

request. The blinds, awnings, or shades must be installed so they do not flap in the breeze.

• You may attach a sign to your door. Please do not attach anything to an outside wall.

Decorative flags or banners are not allowed. Replacement hardware for the front red door

must be replaced by hardware that is gold on the exterior side. It must also be of the

same design of close to the original design.

Patios and Decks

• Furniture, plants, barbeque grills, reasonable decorative items are permitted. A

quality storage container of a permanent nature is permitted (for example, a

Rubbermaid storage chest).

• Temporary storage items (plastic boxes, cardboard boxes) are not permitted.

Gardening and pet supplies are not permitted. One or two items in regular use are

allowed, for example, a watering can.

• Recreation equipment is not permitted; please store these in your garage. A

single bicycle is permitted on the deck or patio if stored next to the unit, away from

the railing and out of sight as far as is possible. Hanging a bicycle outside on the

deck or patio is not permitted.

• Items not in regular use should be stored out of sight in your unit or garage.

Seasonal items should be stored out of sight when out of season. For example,

please store patio umbrellas in your garage in the winter (they will last longer too).

• Additional decorative lights may only be installed if cords or lights do not hang

below or reach beyond the unit on which they are installed. All decorative lights

must be installed between the unit wall and the beam that goes across the patio. No

blinking or flashing lights are allowed.

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Barbeques: Research has found that BBQ grills cause millions in property damage and injuries

annually due to ignition of combustibles too close to the grill, unattended grill use, and gas leaks

from connections and hoses on propane fueled grills. The Overlook Board of Directors has

approved the following rules for BBQ use on the property. Homeowners and residents are

expected to follow these rules for safe grilling:

• Use the grill only outdoors

• Maintain grills as far away from the building and structures as possible

• Locate the grill on a non-combustible floor surface

• Avoid grilling under patio ceilings

• Check the tubes leading to burners for any blockage

• Avoid leaving the grill unattended while grilling

• Turn off the fuel supply first and then the burners when grilling

• Wait for the grill to cool before covering and moving it closer to the building

Decorative items and plants: All changes to the landscaping must be submitted in writing and

approved by the HOA Board of Directors. Adding plants or placing decorative items (statuary,

signs, bird feeders, etc.) can make the maintenance of the landscaping more difficult. Some

items look nice when first placed but become weathered and less attractive. Please do not plant

or place any decorative item in common areas that do not meet these guidelines:

• High quality construction

• Permanent materials resistant to weathering

• Not weathered, chipped, dented, scratched, rusted, faded, or otherwise damaged

• No lights or sound effects

• Colors that blend with the landscape

• Nothing suggestive or offensive

• Placement of item so that it blends with the landscape

Just like exterior blinds, modifications to the area outside your condominium need to be submitted

in writing and approved by HOA Board. If not approved by the Board of Directors, you may be

ordered to remove at your expense.

If you have any questions or concerns about these standards or the design of exterior changes to

your condominium area, please apply for approval using the form included in the back of this

handbook. It will be important to describe the item and the suggested placement of it; a photo or

diagram of it will be helpful. Every effort will be made to respond quickly.

Car Washing: There is a washing area on the northwest side of the complex in the parking lot.

Please roll up hoses and shut off water when finished (not on from mid-October to mid-April).

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Parking: There are no reserved exterior parking spaces at Overlook condominiums. Overflow

guest parking is available in the Farmhouse parking lot.

• Boats, campers, trailers, or rigs are not allowed to park on Overlook property parking

areas, on the city street, or driveways in front of garages.

• Vehicles not owned by residents must use parking for short-term only and only while

they are visiting an Overlook owner or resident. Ideally, visitor cars should be parked in

the far west parking areas.

• All garages shall be used solely for the parking of motor vehicles and limited storage of

personal property items. This helps to free up parking spaces for second cars and visitors.

The CC&Rs state that garages should always be able to accommodate a vehicle and not

used entirely for storage.

Noise Guidelines:

• Please respect your neighbors’ right to a peaceful environment. No resident shall make

noises that interfere with the rights, comforts, or convenience of other residents.

• Please avoid loud music or noise after 10:00 P.M. and before 6:00 A.M- quiet hours.

Amplified noise (car stereos, interior condo audio or TV, etc.) should not be so loud as to

disturb a neighbor.

• Avoid running or jumping activities (usually by younger children) whose noise and

vibration is readily transmitted to adjacent condominiums. Please try to avoid the use of

noise-generating appliances (dishwasher, washers, dryers, etc.) during quiet hours.

• Repetitive dog barking will not be allowed per Boise City code.

• Wind chimes are a continued source of noise, especially at night. According to some

owners this can become very annoying; please be considerate.

Pets:

• Surprise Valley proper, including the Overlook, is under the jurisdiction of the Boise City

ordinances. Pets must be on a leash and the owner is responsible for picking up and

disposing of feces. Feces bags should be deposited in the nearest dumpster.

• Fines may be assessed any owner who fails to clean up after their pet(s). Dogs that bark

incessantly will be handled in accordance to the nuisance dog section of the city

ordinances. Dogs are not to be tied up outside in the Overlook common areas.

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Pool and Spa Rules and Usage Guidelines

• The pool and spa at Overlook is for the exclusive use of the condo owners and their

guests. Condominium owners may also use the 2 family pools in Surprise Valley proper.

A key is required for access to our pool and a magnetic card is used at the other pools.

Replacement keys are available from the management company ($10 replacement

charge).

• The Overlook pool and spa opens on Memorial Day weekend and closes on Labor Day

weekend. Please observe the posted pool and spa rules. Failure to do so may result in

revoking your privileges.

• Pool Hours: Monday through Sunday 8AM to 10PM

There is NO LIFEGUARD on duty at the Overlook pool.

Pool Rules:

• NO glass in pool area

• NO food or drink in the pool itself

• NO smoking in pool area

• NO diving, running, jumping, pushing, throwing of objects or toys

• NO loud or abusive behavior or language

• NO open speaker audio equipment; headphones or earbuds only

• Children under 13 must be accompanied by an adult.

• NO babies are allowed in the pool without a proper swim diaper

• NO rafts or inner tubes allowed, small flotation devices only

• Guests are limited to 6 per family and resident host must be present always

• Pool keys may not be duplicated or distributed to others

Pool Usage Guidelines:

• Owners, renters, and guests who do not follow the rules may be asked to leave by a board

member or the management company. Keys can be confiscated if necessary.

• Replacement pool keys will be issued through the management company for a fee of $10.

• Doors to bathrooms should be closed at all times

• Items left in pool area will be disposed of when area is cleaned

• Clean up after yourself before leaving pool area

• Replace the spa cover after using the spa

• Make certain to lock the pool gate when leaving the pool area

• Observe posted warnings & regulations and for emergencies call 911

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Lending Closet: The HOA owns various garden tools and a telescoping pole for light bulb

changing. These items may be checked out for homeowner use. Please contact the Overlook

HOA Manager to use an item. Please be aware that you use these items at your own risk. The

HOA accepts no liability or responsibility for injury or property damage. If damage occurs to a

community item, the homeowner will repair or replace that item at his/her expense.

Sewer System:

Our wastewater goes to three lift stations:

(1) located on the east end of Building 5110

(2) located on the east end of Building 5134

(3) located the west end of Building 5170.

The control boxes are located adjacent to the lift stations.

A flashing red light on the control box indicates a problem. If you see a red light flashing on a

control box immediately call the management emergency number at 208-440-0443.

• To prevent damage to the sewer pre-treatment stations do NOT flush or drain the

following items: metal/plastic, clothing/rags, diapers/wipes, feminine products.

• Grease and chemicals will stop up the system and cause expensive upkeep for residents.

• Limit water usage during a power outage.

• Again, if a RED LIGHT is FLASHING on any of these three control boxes, immediately

call the Pro Management emergency number: 208-440-0443

Trash and Recycle Dumpsters: Remember, the dumpsters serve 70 households!

• Please read and observe the guidelines posted on the dumpster enclosures.

• For furniture and large items call Idaho Youth Ranch 345-6724.

• For clothing, toys, and appliances call ARC 363-9350.

• DO NOT leave items outside of dumpsters…The waste management company will not

pick them up and it may hamper emptying dumpsters.

• Hazardous materials may be left at Fire Stations around the area…call the Fire

Department for details.

• Boxes must be broken down and placed in the recycle bin. The waste management

company will not break them down and they take up too much room if placed intact in

the bin.

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Real Estate Sign Policy: To assure an attractive appearance and to have a uniform policy for

all homeowners, the Board of Directors have adopted the following Real Estate Sign policy.

This applies to For Sale or For Rent signs.

Size of Sign: The sign shall not exceed 5 square feet in area, plus an unobtrusive frame to

support it. The standard 18” x 24” real estate sign in a metal frame is recommended.

Sign Appearance and Content: Signs shall have a professional appearance. Hand-written or

spray painted signs are not allowed. Signs shall have the unit number clearly visible. This will

prevent prospective buyers from contacting the incorrect condo unit.

Location of Signs:

• Signs will be placed in the common area directly in front of the unit, and as close to the

unit as possible.

• Signs are not allowed in windows, or on garage doors.

• Signs will not be attached to buildings, light poles, fences, or trees.

• For Sale and For Rent signs will not be placed in the common area along Surprise Way.

Number of Signs: Only one sign per home is allowed at any given time. In the event of an

“Open House”, directional signs may be placed to the unit, but only during the actual event.

Duration: Signs will be removed when the buyer and seller have agreed to terms, or within 5

business days of closing.

Enforcement Procedures

• Periodic site inspections are conducted to monitor CC&R and other policy violations.

• The Management Company will either telephone or send written notice to the violator or

the property owner describing the violation.

• Nonconforming and/or non-permitted signs will be removed and taken off-site.

Reasonable efforts will be made to notify the sign owner concerning its removal and

where it may be retrieved.

• Homeowners who observe a violation of this policy should contact the management

company for enforcement. Individual homeowners should not remove or re-locate signs.

Notification to Real Estate Agents: Owners are responsible for providing notification to their

real estate agents and property management agents of this Overlook Condo Real Estate Sign

Policy.

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Maintenance Items–Association or Owner Responsibility

MAINTENANCE ITEM ASSOCIATION OWNER

PARKING LOT X

ROADS X

SEWER PRESSURE SYSTEM X

POOL & SPA X

ROOF & GUTTERS X

GUTTERS X

DOWNSPOUTS X

PAINT X

LIGHTS - Exterior only X

STAIRS X

DECKS & PATIOS X

TREES X

LANDSCAPE X

SNOW REMOVAL

Stairwells X

Patio, deck X

Sidewalks/walking paths X

Driveways to Garages X

GARAGES

Door Panels & Painting (Unless Damaged by Owner) X

Opener (inside) X

Key Pad (outside) X

PEST CONTROL

General X X

Annual Spider Spray X

Wasp Nests & similar X X

PLUMBING

Water Heater, Furnace, Air Conditioner X

Plumbing inside unit X

Plumbing inside walls X

DOORS - Outside only

Sticking or warped front door X

Storm doors (added doors) X

Face plate X

Knob replacement X

WINDOWS

Glass X

Exterior of window excluding glass X

INTERIOR WALLS X

FLOORS X

APPLIANCES X

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OVERLOOK CONDOMINIUMS ASSOCIATION

Architectural Control Request Tracking Form Return completed form to:

OVERLOOK CONDOMINIUMS 5130 S. Surprise Way Boise ID 83716 Phone: 208-490-1230 OverlookHOA@cableone.net Date: Homeowner Name: Phone: Property Address: Email: Mailing Address: Approval process takes a minimum of 2 weeks. Please plan contractors accordingly. Description of Project Planned: (Attach information, photos, permits and plans as necessary.) Required for Processing: Attach specific plan complete with dimensional details for construction (attached) Review by Overlook Board: Action decided: Approved, with the following conditions: Not approved, for the following reason:

Routine ACC Committee Approval:

Extraordinary Board Approval: OFFICE USE ONLY: Received in office by Forwarded to ACC member By Approval / disapproval received by Response to owner by

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REQUEST FOR PERMISSION TO MAKE AN IMPROVEMENT TO THE EXTERIOR OF YOUR CONDOMINIUM OR TO COMMON PROPERTY

Before you make any change to the exterior of your unit or to our landscaping you must be sure that you follow the corresponding rules and regulations established by the HOA Board. You may use this form to request an analysis of your improvement project. Please complete this form and present it to

OVERLOOK CONDOMINIUMS 5130 S. Surprise Way Boise ID 83716 Phone: 208-490-1230 OverlookHOA@cableone.net

Date: Name: Phone: Building: Unit: Please check the type of improvement requested:

□ Planting in common area □ Decorative item placed on grounds □ Exterior blinds □ Satellite dish / antenna □ Other

Please describe the proposed improvement, including where it would be placed. Photos or diagrams are encouraged.

Board Action

Received: Action: Date: Comments: Signatures:

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MAINTENANCE REQUEST FORM UNIT/LOCATION: ______________

Property Name: Overlook Resident:

Address/Location: Date:

Resident Contact Information:

Unit May Be Entered at Any Time Resident Must Be Present

Convenient Time:

Service Requested:

Signature:

FOR MANAGEMENT USE

Technician: Date: Time:

Work Performed:

Professional Needed Will Be Complete By Date: Time:

Comments:

Technician Signature: Date:

MATERIALS USED COST SUMMARY AMOUNT

Labor

Materials

Hours