Meadow Creek Condominiums  
TOP TEN Association Policies  
 
This list is a summary of the most frequently addressed policies. For a complete listing of all the Association Policies, please refer to the policy handbook and its updates.


1. Crime Free Multi Housing

2. Pet Policy

3. Satellite dishes

4. Smoke between units

5. Trash Removal

6. Repair and Replacement Policy

7. No-Play Areas

8. Patio Plantings

9. Noise

10.Parking






ASSOCIATION POLICIES
February 2003 and amended policies through December 2004



Air Conditioner Covers

For each air conditioner in a unit, the unit owner must have an Association-approved air conditioner cover for use during the heating season. The cover must be in good condition.

When the management staff conducts the annual inspection of a unit, the staff will check to ensure that there is a cover, in good condition, for each air conditioner in the unit. If the unit owner cannot promptly produce the required cover, the staff will provide the owner with the necessary cover and assess the unit for the cost. If the inspection is made during the heating season, the staff must ensure that the cover is properly installed.


Attachments to Building Exteriors
(Adopted April 28, 1999)

The following policy governs the attachment of items to the exteriors of buildings:

An item may only be attached to the exterior of a building with the prior written approval of the Association. The Association may require that the item be attached by the Association or by a contractor selected by the Association. All expenses related to attaching the item will be charged to the unit owner making the request to install the item.

If an item is attached to the exterior of a building without the Association's approval, the Association may require that the item be reattached in a manner acceptable to it, or the Association may remove the item without notice and return it to the unit to the exterior of which, or in the vicinity of which, the item was attached. Any expenses incurred by the Association in order to properly reattach the item or to remove the item and make any necessary repairs will be charged to the unit owner.


Business Use of Units

Units in the Association shall be used for residential purposes only. No business or trade of any kind may be conducted in or from a unit, including business uses ancillary to or consistent with the primarily residential use of the unit, except that the unit owner or other resident of the unit may conduct such business activities within the unit so long as:

  1. The existence or operation of the business activity is not apparent or detectable by sight, sound or smell from the exterior of the unit;
  2. The business activity does not involve persons coming on to the Association common areas who do not reside at Meadow Creek;
  3. The business activity conforms to all zoning requirements of the City of Hopkins for Meadow Creek;
  4. The business activity does not increase the liability or casualty insurance obligations or premiums of the Association; and
  5. The business activity is consistent with the residential character of Meadow Creek and does not constitute a nuisance or a hazardous or offensive use, as may be determined in the sole discretion of the Board of Directors from time to time.

The terms "business" and "trade" as used in this provision shall be construed to have their ordinary, generally accepted meanings, and shall include, without limitation, any occupation, work or activity undertaken on an ongoing basis that involves the family of the unit owner or other resident of the unit, and for which the unit owner or other resident of the unit receives a fee, compensation or other form of consideration, regardless of whether or not:

  1. The activity is engaged in full- or part-time;
  2. The activity is intended to or does generate a profit; or
  3. A license is required for the activity.

Notwithstanding the above, the leasing of a unit in accordance with Paragraph K of the Declaration shall not be considered a trade or business within the meaning of this policy.

In the event of a violation of this policy, the Association shall, when it first becomes aware of such violation, provide notice to the unit owner of the violation. The notice will state that the violation must immediately cease. In the event that a violation does not immediately cease, the Association will provide a second notice to the unit owner indicating that as of the date of the second notice, a fine in the amount of $10 per day shall be assessed against the unit and the unit owner based on the violation of this policy until the violation permanently ceases.

Thereafter, in the event the unit owner desires an opportunity to be heard with respect to the matter, the unit owner shall contact the Association through the Association office and arrange to attend a regular meeting of the Board of Directors. Thereafter, the Board of Directors, in its sole discretion, shall make a final determination as to whether or not there has been a violation of this policy and whether or not the fines, if any, have been properly levied. Notwithstanding anything to the contrary contained herein, the Association shall retain all of its available legal rights and remedies with respect to a violation of this policy.

Short-Term Traffic to Units
(Adopted May 31, 2000)

The following policy clarifies the issue of short-term visitors to units as it relates to the Association's policy, Business Use of Units:
The following shall be considered be considered prima facie evidence of a violation of the policy: visitors who stay for fifteen (15) minutes or less on three (3) or more occasions during a twelve (12) hour period more than once during a thirty (30) day period.



Complaints of insufficient heat

(adopted policy Oct 27, 2004 - amended policy Oct 27, 2004)

If the temperature ina unit is 72 degrees Fahrenheit or higher, there is not insufficient heat in the unit.

If the temperature in a unit is 68 & 72 degrees, there is a problem with the heat, but it does not warrant after-hours work at overtime rates. The owner will be given the option of having the repair made with the cost of the labor to be billed to the owner. If the outdoor temperature is below zero degrees, the resident will be given a thermometer (if they do not have one) and instructed to call 952-935-9565 if the temperature falls below 68 degrees.

If the temperature in a unit is below 68 degrees, there is an immediate problem with the heat. The necessary repairs will be made promptly, including after hours.

Community Room

The Community Room Agreement, which is included as an exhibit at the end of this booklet, embodies the policies that govern the use of the community room. (updated form December 2004)


Consumption of Alcoholic Beverages in Common Areas of Association
(Prohibited) (Adopted May 31, 2000)

The follow policy prohibits the consumption of alcoholic beverages in the common areas, except for the patios of first-floor units (which are limited common areas):

Alcoholic beverages shall not be consumed in the common areas of the Association. The resident(s) of a first-floor unit may consume an alcoholic beverage(s) on the patio of the unit. However, the resident(s) may not leave the patio with the alcoholic beverage(s). The common areas of the Association include, but are not limited to:



Contract for Deed Sales

The following will apply to all unit sales by Association members where a contract for deed is used:

  1. When a unit is sold on a contract for deed (CD), a copy of the CD must be filed with the Association Office.

    If the CD is not filed with the Association, and the purchaser of the unit does not pay their Association dues, the Association will sue either the seller or the purchaser, or both, for the unpaid dues, at the sole discretion of the Association.
  2. If the CD is filed with the Association, and the purchaser of the unit becomes two months or more in arrears on their Association dues, the Association will make demand on the seller, asking that either the dues be brought current or that the CD be cancelled.

    If within 30 days after demand by the Association, neither the dues are brought current nor the CD cancelled, the Association will sue either the seller or the purchaser, or both, for the unpaid dues, at the sole discretion of the Association.
    If within 30 days, the seller provides evidence that he or she has started the process of cancelling the CD, and then if the seller proceeds to promptly complete the cancellation process and re-take possession of the unit, the Association will not hold the seller personally liable for any dues which are not paid for the period during which the purchaser was in possession of the unit.
  3. Regardless of whether or not the CD is filed with the Association, and regardless of whether or not the seller promptly cancels the CD when notified by the Association that dues are not being paid, the Association reserves the right to foreclose the lien of its unpaid dues on the unit.

    Given the terms of this policy, the Board strongly suggests that any contract for deed sale provide, in part, that the purchaser pay the Association dues to the seller and that the seller pay the dues to the Association. In this way, the seller can be assured that the dues are being paid and that he or she will, under no circumstances, be subsequently required to pay them.



Crime Free Multi Housing
(Adopted May 31, 2000)

The following policies clarifies the Association's policy regarding illegal activity at Meadow Creek as it involves residents, both owners and renters:

The Association participates in the Crime Free Multi Housing program sponsored by the Hopkins Police Department and the Minnesota Association of Police Chiefs. In accordance with the requirements of that program, the Association has adopted the following policy. As used in this policy, the term "resident" refers to both a resident owner and a renter.

  1. A resident, any members of the resident's household or a guest or other person under the resident's control shall not engage in any illegal activity, including drug-related illegal activity, in or near the resident's unit. "Drug-related illegal activity" means the illegal manufacture, sale, distribution, purchase, use or possession with intent to manufacture, sell, distribute or use a controlled substance (as defined in Section 102 of the Controlled Substance Act [21 U.S.C. 802]) or possession of drug paraphernalia.
  2. A resident, any member of the resident's household or a guest or other person under the resident's control shall not engage in any act intended to facilitate illegal activity, including drug-related illegal activity in or near the resident's unit.
  3. A resident or members of the resident's household shall not permit the resident's unit to be used for, or to facilitate, illegal activity, including drug-related illegal activity, regardless of whether or not the individual engaging in such activity is a member of the household.
  4. A resident or members of the resident's household shall not engage in the manufacture, sale or distribution of illegal drugs at any location, whether on or near the resident's unit or not.
  5. A resident, any member of the resident's household or a guest or other person under the resident's control shall not engage in acts of violence or threats of violence, including but not limited to the unlawful discharge of firearms, prostitution, criminal street gang activity, intimidation or any other illegal act that jeopardizes the health, safety or welfare of any other resident, any member of another resident's household or any guest or visitor of another resident.

The Association will maintain a policy of zero tolerance for any of the activity described above. If a resident is a renter and violates any of the above provisions, the Association shall demand that the owner of the resident's unit immediately terminate the resident's lease and if necessary, evict the resident. This demand shall be made under the terms of the Association's Renting of Units by Individual Owners policy.

If a resident is a resident owner and violates any of the above provisions, the first violation will result in a fine of $2,500 and a second or subsequent violation will result in a fine of $5,000 for each violation. Once a fine is levied, the Association shall foreclose on the unit of the owner if the fine is not paid within thirty (30) days of the levying of the fine.

Regarding any violation of the above provisions, proof of violation shall not require criminal conviction, but shall be by the preponderance of the evidence. In case of conflict between the provisions of this policy and the provisions of any other policy of the Association, the provisions of this policy shall govern.


Disclosure Certificates

The following will apply to all disclosure certificates issued by the Association for units that are offered for sale:

  1. The fee for a disclosure certificate and package will be set in the annual operating budget each year (2006 fee $130). In addition, a $400 deposit shall be collected.

    The $400 deposit shall be refunded after the sale of the unit is closed upon the following being provided to the Association:
    1. A copy of the warranty deed or the contract for deed,
    2. The closing statement (HUD-1) or comparable statement which provides the same information{both buyer & seller information included},
    3. The Certificate of Real Estate Value as filed with the Assessor, and
    4. The disclosure certificate receipt signed by the buyer acknowledging that the buyer received the disclosure certificate and package, and
    In addition, any items identified as needing correction in the disclosure certificate shall be corrected and re-inspected before the deposit is refunded.

    Any amounts still owed by the seller after closing shall be deducted from the deposit. If all of the above information has not been received from the seller within thirty (30) days of the date of the closing, half of the deposit shall be forfeit. The balance of the deposit shall be forfeit if the above information has not been received from the seller within ninety (90) days of the date of the closing.

    The $400 deposit shall be refunded in full before the sale of the unit upon the provision of a written, signed statement by the unit owner to the effect that the owner has withdrawn his/her unit from the market and is no longer attempting to sell it. A new fee and new deposit shall be paid if the unit owner subsequently puts his/her unit back on the market.

  2. No sale-related information will be provided by the Association to any party involved in the sale of a unit until the seller has requested and paid for a disclosure certificate.
  3. A disclosure certificate will not be issued until all amounts owed by the current owner to the Association have been paid.
  4. Disclosure certificates will be void 90 days after their date of issue. If an owner is still attempting to sell his/her unit, a new disclosure certificate will be issued on request at no additional cost.
  5. Disclosure certificates and packages shall be provided by the Association by the end of the second business day after the business day on which the request is received. Disclosure certificates and packages may be prepared, at the Association’s discretion, on an expedited basis upon payment of an additional fee in accordance with the following schedule:
  6. Provided the disclosure fee and deposit have been paid, the Association shall provide requested information to mortgage lenders and title companies no later than the end of the next business day after the business day on which the request is received. Information may be provided, at the Association’s discretion, on an expedited basis provided a mortgage lender or title company agrees to, and makes arrangement for, payment of a $25 fee for each disclosure or other document requested.



Driving on Sidewalks, Paths and Lawns
(Prohibited)

Motorized vehicles including, but not limited to cars, vans, trucks and motorcycles may only be operated on the driveways and parking lots of Meadow Creek.

Motorized vehicles shall not be operated on, or otherwise brought onto the sidewalks, paths, lawns or other areas of Meadow Creek beyond the driveways and parking lots.

If an owner, a resident, or a guest of an owner or resident violates this policy, the unit of the owner and/or resident will be assessed a fine of $100 plus the cost of any damage done by the motorized vehicle in question to the sidewalks, paths, lawns or other areas of Meadow Creek.


Exterior Cabling
(Prohibited)

The following policy clarifies the limitation on cabling installed on the exterior of the buildings:

There shall be no cabling on the exterior of the buildings other than that cabling specifically authorized by the Association to be installed by Time-Warner, OmniVision and the satellite dish installers of individual owners. In particular, an individual owner or their contractor shall not run cable on the exterior of the building in order to bring service from the cable feed into their unit to another part of their unit.

Extermination services provided to units in response to owner requests:

Except for emergencies, and excluding the cost of services provided by the licenses extermination services normally used by the Association, the Board must review the proposed work to be done to address a particular extermination problem if management estimates that the total cost of the work will exceed $250.


Feeding Birds & Other Wild Life

Bird Feeders:

Bird feeders can be attractive additions to the grounds of the Association, drawing song birds and other welcome birds to the property. Accordingly, residents are allowed to erect bird feeders on the lawns of the Association near their units. However, the Association may remove any bird feeder under the following specific circumstances:

  1. The bird feeder interferes with the maintenance of the grounds of the Association, or
  2. The bird feeder is not properly maintained, and the ground around the base of the bird feeder is not keep free of bird food and other debris related to the bird feeder, or
  3. The bird feeder attracts undesirable birds or animals, or
  4. The Association, in its absolute discretion, judges the bird feeder to be in an inappropriate location or of an inappropriate design.

Ducks and Geese:

Ducks and geese regularly wander the grounds of Meadow Creek, creating a nuisance for many residents. If the ducks and geese are not fed, there will be fewer attracted to Meadow Creek.

Accordingly, feeding ducks and geese on the grounds of Meadow Creek is prohibited. If an owner, a resident, or a guest of an owner or resident violates this policy, the unit of the owner and/or resident will be assessed a fine of $25 per occurrence.


Fines: General Policy

Any unit owner who violates the Declaration of Condominium, the Bylaws or the rules, regulations and policies of the Association, adopted from time to time, or whose tenant, occupant or invitee shall commit such a violation, shall be required to pay a fine in a reasonable amount determined by the Board of Directors to be appropriate for the infraction. Each separate or independent infraction shall be subject to a separate fine. Any infraction which continues beyond the time period specified by the Association in its notice to the unit owner shall be deemed to be a separate violation and shall be subject to a separate fine.

Any unit owner or occupant who violates the governing documents of the Association shall be subject to all legal remedies available to the Association as provided in the Declaration of Condominium, the Bylaws, and/or the rules, regulations and policies of the Association and by Minnesota law. All fines shall be assessed to the unit owner's (or occupant's) unit and may be collected in the same manner as other Association assessments. The Association shall be entitled to recover its costs of collection, including its reasonable attorney's fees incurred in recovering any fines assessed by the Association. Any fine not paid within thirty (30) days shall be subject to the Associations standard procedure for collections of delinquent assessments. This may include but is not limited to a personal suit for collection and/or foreclosure of the Association's assessment lien.

The unit owner shall have full responsibility for the payment of any assessed fines when the fine is a result of any infraction by the unit owner, or the unit owner's tenants, occupants, guests or invitees.

No fine shall be levied or assessed until the unit owner has been given a reasonable notice and opportunity to be heard with respect to the infraction and the fines to be levied and assessed.

Any infraction which could result in a fine being levied or assessed will be subject to the following hearing procedures:

  1. The unit owner(s) will be given written notice of the alleged infraction. The written notice will describe with reasonable particularity the alleged infraction and will provide a date by which the infraction must be cured, if applicable. The written notice will also specify a date on which an opportunity to be heard ("Hearing") by the Board of Directors of the Association or its designated agent will be scheduled. After the Hearing, the Board of Directors will determine whether or not the infraction is an offense for which a fine should be levied and assessed. If the Board of Directors determines that a fine is appropriate, the Board of Directors shall then levy and assess a reasonable fine in accordance with this Fine Policy. The decision of the Board of Directors shall be binding and final.
  2. In the event the unit owner or other persons notified of the Hearing do not respond or attend the Hearing, the Board of Directors, in its discretion may enforce this Fine Policy based on the information reasonably available.



Garage Policies

  1. Annual Inspection. The garages will be inspected by the Association annually to:
  2. Electricity in Garages. The only electrical usage allowed in a garage is for a garage door opener that has been installed through the Association. No electrical outlet nor lighting is allowed in a garage.
  3. Garage Doors. Residents with garages are to keep the doors of their garages closed unless they are working in the garage. Keeping garage doors closed will discourage vandalism and theft and will enhance the appearance of Meadow Creek.

    The management staff is authorized to close the door of any garage, which is found open without the owner or renter of the garage being present.
  4. Garage Door Openers. Because of the increasing legal liability associated with garage door openers, the following policy applies to the installation of garage door openers:
  5. Garage Use. Section F.2. of the Declaration for Meadow Creek Condominiums states in part:

    Garage units may be used only for parking and storage of vehicles owned or used by the owner of a residential unit, his family, tenant, or social guest.

    Accordingly, any other use of a garage, including use of the garage for storage, must be only incidental to the use of the garage for parking/storing a vehicle. In other words, a car, van, truck or motorcycle must be parked in a garage on a regular basis in addition to whatever other use the garage may be put to.

Garage Policies - Repair & Replacement



Garage and Yard Sales

Garage and yard sales by individual residents are allowed on the first Saturday of June and if there is sufficient demand in the judgment of the Association, on the third Saturday in September. Otherwise, garage and yard sales by individual residents are not permitted. A fine of $75 per violation shall be assessed for violations of this policy.



Impounding of Improperly Stored Items
Residents may not store any item in any of the following areas of the buildings:

Any item found in any of these areas will be impounded without notice and without attempt to determine the owner of the item. The item will then be held for thirty (30) days.

If an item has not been claimed by the end of thirty (30) days, it will be disposed of without notice.

Residents may not store any items on their patios except for lawn furniture, barbecues and potted plants.

If a resident stores any other type of item on their patio, the resident will be given notice to remove the item from their patio within five (5) days. If the item has not been removed after five days, management staff is authorized to impound the item without further notice.

If after thirty (30) days an impounded item has not been claimed, it will be disposed of without further notice.


Installation of Canister Light Fixtures in Ceilings of Units

(Prohibited)

The installation of canister lights in any unit is prohibited. If canister lights have been installed, the unit owner will be required to remove them and restore the ceiling of the unit.

Installation of Unit Wall Thermostats

A unit owner is allowed to replace the in-line heat control in the owner's unit with a wall thermostat. The unit owner must use the contracto approved by the Association for such work and must pay for the full cost of the work prior to installation (please refer to "improvements to units....".

Insurance Coverages Needed by Individual Owner

The following is an outline of the insurance coverages that a unit owner needs in addition to the insurance coverages provided through the Association.

Resident Owner:

  1. Property Insurance. Some additional property insurance is needed to cover the cost of any significant improvements which are made to a unit. If there is damage to the unit, the Association will only replace components and finishes to the standard that is normal for Meadow Creek.

    For example, the normal floor covering for a kitchen is sheet vinyl. However, parquet flooring may have been installed. If the floor is damaged, and the Association is responsible for covering the cost of replacing it, the Association will only pay for the cost of new vinyl flooring. Additional insurance is needed to cover the difference in cost between sheet vinyl and parquet.
  2. Personal Property. The Association is not liable for personal property. Any damage to, or destruction of, personal property needs to be covered by additional insurance.
  3. Insurance for Loss of Use. This coverage is also not provided by the Association. If you cannot live in your unit because of a fire, for example, you need coverage which will pay your costs for living elsewhere.
  4. Liability Insurance. Additional insurance is needed for any situation where the unit owner is held responsible for property damage or personal injury rather than the Association or another party.
  5. Insurance Deductible. The Association's property insurance policy has a $5,000 deductible. If, for example, a fire starts in a unit, and the unit owner is held responsible, it will be the responsibility of the unit owner to pay the $5,000 deductible. The unit owner needs additional insurance to cover this possibility.

For a resident owner, an insurance policy referred to as a form "HO6" should provide all of these coverages.

Investor Owner:

  1. Property Insurance. The same additional insurance is needed as in the case of a resident owner.
  2. Personal Property. Renters should be strongly encouraged to purchase renter's insurance to cover their personal property. The Association is not responsible for any personal property.
  3. Insurance for Loss of Rents. If a rental unit is destroyed by fire, loss-of-rents coverage is needed to make up for the rent that will be lost until the unit is restored.
  4. Liability Insurance. As in the case of a resident owner, additional insurance is needed for any situation where the unit owner is held responsible for property damage or personal injury rather than the Association or another party.
  5. Insurance Deductible. As noted above under Resident Owner, the Association's property insurance policy has a $5,000 deductible. As in the case of a resident owner and for example, if a fire starts in a unit, and the investor owner and/or his/her renter is held responsible, it will be the responsibility of the owner to pay the $5,000 deductible. The owner needs additional insurance to cover this possibility.

    An investor owner should consult with his/her insurance provider to determine how best to obtain these additional insurance coverages. If the investor owner is also a homeowner, the additional coverages can often be added to the investor's homeowner's insurance policy at little or no additional cost.



Juvenile Curfew

The following policy limits the hours during which juveniles can be in the common areas without an accompanying adult:

Residents of Meadow Creek are subject to the Hennepin County juvenile curfew as a policy of the Association. The curfew prohibits juveniles from being in any interior or exterior common area of Meadow Creek after the following hours:

Any juvenile resident of Meadow Creek found in a common area in violation of the curfew will be escorted to their residence. Any juvenile non-resident will be reported to the police.

The first violation of the curfew by a juvenile resident will result in a warning to the head-of-household of the unit in which they live. The second violation will result in a fine of $25. The third violation or any subsequent violation will result in a fine of $100.


Keys for Individual Units

  1. The general policy of the Association is that each member of the Association should provide a key to the Association Office for each unit which the member owns. If a member then changes the lock on his or her unit, the member should immediately provide the Association Office with a copy of the new key.
  2. The Association Office needs the keys for all the units in Meadow Creek in order to: In an emergency, representatives and agents of the Association are authorized to drill out the lock on the front door of a unit if a current key has not been provided to the Association Office. The cost of replacing the lock is then the responsibility of the owner of the unit.
  3. Keys kept in the Association Office are kept locked up at all times, and the office center in which the Office is located is secured with a monitored alarm system when the offices are closed.

Keys are only issued to authorized personnel, and all keys are signed out and back in when used. The caretakers of the Association do not have access to the keys kept in the Office.


Late Payment Policy

The following policy governs the late payment of monthly dues and other amounts owed to the Association by members:

  1. Due Date for Payments. Monthly dues are due on the first day of each month. Late fees are due and payable as soon as they are incurred.

    Any other amounts billed to a member during a month are due and payable on the first day of the following month.

    Once amounts other than monthly dues become due and payable, they are considered to be the equivalent of monthly dues. These amounts are then treated in the same manner as monthly dues under this policy.
  2. Late Fees. Monthly dues must be received in the Association Office by the 10th of the month.
    If a member owes any amount after the 10th of the month, the member will be assessed a $15 late fee. The following rules govern the assessment of late fees:
    1. If the total amount owed by a member consists only of late fees, no further late fees will be assessed.
    2. Late fees stop accruing when an owner ceases to be a member of the Association. However, all amounts owed at that point continue to be due and payable, and will be pursued by the Association.
  3. Collections. If a member was current as of the last day of the previous month, but is in arrears as of the 11th day of the current month, the member will receive a letter requesting payment in full of the amount owed.

    If as of the 11th, a member owes two months or more of dues, the member will receive a demand letter, requesting that the member bring their account with the Association current no later than the 10th day of the following month.

    If as of the 11th, a member owes three months or more of dues, and the member received a demand letter in the previous month, the Association will commence a legal action against the member in order to collect all amounts owed. The Board will decide from time to time whether legal actions against delinquent members should be conciliation court actions or foreclosure actions.

    If for two months or more in a row, a member is in arrears as of the 11th, but owes less than two months of dues, the Association may continue to work with the member to obtain payment in full. However, the Association may send a demand letter to such a member and may proceed with a legal action if payment in full is not obtained.
  4. Acceleration of Dues. When the Association sends a member a demand letter, the letter will contain a warning that the member's dues will be accelerated if the member's account with the Association is not brought current by the stated deadline.

    Accordingly, when the Association commences a court action against a member, the Association will accelerate the member's dues through the end of the calendar year in which the Association's claim will be heard in court. That means that the Association's claim filed with the court will reflect not only the amounts due and payable as of the date on which the Association will appear in court, but also the dues payable for the remainder of the calendar year in which the Association appears in court.

    However, if the Association obtains a judgment against a member, which includes accelerated dues, and if the member's unit is sold subsequent to the Association obtaining the judgment, the amount owed by the member will be adjusted to reflect only the amount due up to the date of the closing for the sale, if the closing date is before the date through which the dues were accelerated. In addition, when a judgment is obtained for accelerated dues, the Board of Directors will make the final decision on what terms and conditions are acceptable for the payment of the judgment.
  5. Court Costs, and Legal Fees. If the Association is forced to incur court costs and/or legal fees in attempting to collect amounts owed by a member, these costs and/or fees will be assessed against the member. The court costs and/or legal fees will then be considered to be the equivalent of monthly dues, and the Association will pursue the collection of these costs and/or fees following the above outlined policies and procedures.

    If the Association files a conciliation court action against a member in accordance with the Late Payment Policy, the member will be assessed a fee of $280 when the action is filed. If the member then pays in full all amounts owed the Association before the hearing date for the action, $200 of the $280 fee will be forgiven. If, however, the Association must appear in court as part of the action, the full $280 fee will stand.



Laundry Equipment in Individual Apartments
(Prohibited, except as amended below)

The use of laundry equipment, washers and/or dryers, in the individual apartments of Meadow Creek is prohibited.

This prohibition has been implemented for the following reasons:

  1. The use of clothes washers in the apartments poses a serious risk of flooding.
  2. The apartments are not equipped with floor drains to handle any leaks or flooding from clothes washers. In addition, the plumbing is not designed to handle clothes washers, and there is no venting to the outside for clothes dryers.
  3. The use of washers and/or dryers would represent excessive utility usage by individual owners

Any member who violates this policy will be given one week to permanently remove the washer and/or dryer from their unit. If the washer and/or dryer have not been removed by the end of the one week, the member will be fined $25 per week until the washer and/or dryer have been removed.

If a member rents their unit, and the renter violates this policy, the member will be given notice of the violation. Any fines will then be assessed against the member and their unit.


Combination Washer/Dryer Equipment Designed for Apartment Use
(Unit-by-Unit Approval)

The following policy provides one exception to the Association's policy, Laundry Equipment in Individual Units (Prohibited), which prohibits the use of laundry equipment in individual units. That exception is described as follows:

  1. Upon the request of a member, the Association may grant approval for the installation of a Quiet Line combination washer-dryer in the member's unit.
  2. Association approval will only be granted on a unit-by-unit basis and only after the Quiet Line has been tested in the unit. The Association will charge $100 for testing the Quiet Line in the unit of the member requesting approval to install a Quiet Line.
  3. The member must meet the following requirements in installing the Quiet Line: After the machine has been installed, the Association will inspect it to ensure that the installation meets the above requirements.
  4. The machine may only be used between the hours of 8:00 A.M. and 9:00 P.M.
  5. Before the member may proceed with the installation of the machine, the member must:



No-Play Areas

  1. No loitering nor playing of any type is permitted at anytime in the following areas:
    1. Interior common areas including entryways, hallways, laundry rooms, electrical meter rooms, and boiler rooms.
    2. Patio areas (as defined by Association policy, see Patio Areas) of units of which they are not residents unless specifically invited.
    3. Sidewalks.
    4. Parking lots and driveways.
  2. No building, garage or other structure shall be used as a backboard or backstop for any type of play.
  3. For violations of this policy, the following fines shall apply:
    1. A fine of $25 may be assessed for any violation of the policy by a resident or a guest of a resident.
    2. A fine of $50 may be assessed for loitering or playing in the interior common areas of a building of which the violator is not a resident or the guest of a resident of that building.
    3. If assessed, a fine shall be assessed against the owner of the unit occupied by the resident who violated the policy or who invited the guest who violated the policy.



No Smoking in the Common Areas of the Association

There shall be no smoking in the common areas of Meadow Creek. This includes the following areas:

  1. In the common areas of each building:
  2. In the office center at 823 Old Settlers Trail:

If residents or guests smoke outside the front door or back door of a building, they are not to leave cigarette butts in those areas.

A fine of $50 will be assessed for each instance of smoking in the common areas in violation of this policy. A fine of $10 will be assessed for each instance of leaving cigarette butts around the front or back door of a building or in the common areas. If a resident violates this policy, the fine will be levied against the unit occupied by that resident. If a visitor violates this policy, the fine will be levied against the unit visited by that visitor.


Noise

A resident may not make noise that unreasonable disturbs another resident, regardless of the time of day.

If a unit owner fails to observe this policy, the Association may assess the owner and the owner's unit a fine to be determined by the Board of Directors.


Occupancy Limits

The occupancy of the units of the Association may not exceed the following limits:

Maximum Number
Unit Size Adults Occupants
1-Bedroom 2 3
2-Bedroom 3 4

These occupancy limits apply to both owners and renters.

If a member of the Association violates these limits, either by their own occupancy or through renting their unit, the member will have one calendar month within which to correct the situation after receiving notice from the Association. If the situation is not corrected by the end of that calendar month, then the member will incur a fine of $25 per day until the situation has been corrected to the satisfaction of the Association.

In order to enforce this policy, representatives of the Association may inspect the unit of the member during reasonable hours and after written notice to the member.


If the member corrects the over occupancy of the member's unit after notice by the Association, but the unit is subsequently over occupied again, the member shall automatically be assessed a $200 fine if the Association's second notice of over occupancy is issued within eighteen (18) months of the first notice. This $200 fine shall be in addition to any fine of $25 per day if the member does not correct the second over-occupancy situation within one calendar month after notice by the Association. This $200 fine shall also apply to any subsequent over occupancy situation if that subsequent situation occurs within eighteen (18) months of the preceding situation.


Parking Policy

  1. The parking lots at Meadow Creek are for the use of residents and their visitors only.
  2. The assigned parking space for an apartment is strictly for the use of the resident of that apartment and their authorized guests only.

    A resident may have a vehicle towed from their assigned parking space at any time. The procedure for having a vehicle towed is as follows:
  3. A handicapped resident may be assigned the parking space closest to the entrance to their building with the following conditions:
  4. The unassigned parking spaces in the parking lots are for short-term use only. That is, a vehicle may not be parked in an unassigned space for more than 48 hours without prior arrangements with the Association Office (935-9565). A vehicle left in an unassigned parking space for more than 48 hours may be towed without notice.
  5. A vehicle may not be parked in a firelane at anytime. A vehicle may also not be parked so that it blocks another vehicle into a parking space or garage.

    A vehicle parked in a firelane or parked so that it blocks another vehicle may be towed by the Association Office or a resident at anytime without notice. A resident may have such a vehicle towed by using the following procedure:
  6. The use of surface parking spaces is limited to one vehicle per adult resident. This means that at no time may a unit have more vehicles parked in surface parking spaces than there are adults lawfully residing in the unit.

    No additional vehicle may be parked in a surface parking space without the prior written approval of the Association. Such approval shall only be granted in unusual situations where a resident has a special need.

    This policy does not cover the vehicles of visitors and guests of residents while such visitors and guests are actually visiting or staying with residents.
  7. Motorcycles may not be parked anywhere except in a parking space or garage. From May through September, a parked motorcycle must have a board or other flat material under its kickstand so that the kickstand does not damage the asphalt of the parking lot.
  8. The following vehicles are not allowed to be parked in any parking lot at Meadow Creek: Only cars, vans, light trucks and motorcycles may be parked outside. All other vehicles may be towed and impounded without notice.
  9. No unlicensed or inoperable vehicle may be parked outside. An unlicensed vehicle includes any vehicle without current license tabs. An inoperable vehicle includes any vehicle which:
  10. NO REPAIR WORK NOR ANY OTHER TYPE OF MAINTENANCE CAN BE DONE TO VEHICLES IN THE PARKING LOTS OF MEADOW CREEK CONDOMINIUMS.

    The only exception is putting the spare tire on a vehicle when it has a flat tire. However, the vehicle may not be left unattended while this is being done.

    In order to enforce this prohibition, the Association has adopted the following penalties:
  11. The following policy regarding towing will be followed for parking lot maintenance including snow plowing: (amended policy Dember 5, 2003)
    1. The "maintenance year" will be October 1st to September 30th for parking lot maintenance including snow plowing.
    2. When parking lot maintenance is done that requires residents to move their vehicles out of the parking lots, any vehicle that is not moved by its owner after notice is given will normally be towed to another location in or near Meadow Creek. This will be done provided that a licensed and insured towing service is available and willing to move the vehicle. If no service is available and willing to move the vehicle, the vehicle will be towed to the impound lot of the towing service that is used by the Association.
    3. The first time that a vehicle is moved during a maintenance year, a notice will be left on the windshield of the vehicle. The notice will state the following:
  12. ANY RESIDENT OR VISITOR WHO VIOLATES ANY PROVISION OF THIS PARKING POLICY MAY HAVE THEIR VEHICLE TOWED WITHOUT NOTICE. If you think your vehicle has been towed, contact All Hours Towing (952-546-7211)
  13. Restrictions on Over-Night Parking for Commercial Vehicles (Adopted April 28, 1999)

    Vehicles that are used, or appear to be used, for commercial purposes may be parked over night in a parking space only if any equipment, supplies or other materials are enclosed entirely within the vehicle. No equipment, supplies or other materials may be left attached to the exterior of the vehicle or left otherwise in or on the vehicle exposed to the open air.


    If the vehicle is a pickup truck or other type of truck with an open bed, the bed must have a rigid, locked cover in place if any equipment, supplies or other materials are left in the bed of the truck. A locked container designed for the bed of the truck is acceptable, provided that the container is securely installed in the bed of the truck.
  14. One Vehicle Per Adult Resident (Adopted May 31, 2000)

    The use of surface parking spaces is limited to one vehicle per adult resident. This means that at no time may a unit have more vehicles parked in surface parking spaces than there are adults lawfully residing in the unit. "Adults lawfully residing in the unit" does not include adults who are residing in the unit in violation of the Association's Occupancy Limits policy.



Patios Areas

For recreational purposes, the area in front of a first-floor unit is reserved for the sole use of the resident(s) of that unit. Along the full length of the face of the unit, the reserved area extends out to the nearer of 20 feet or a facing sidewalk, parking lot or driveway.

This policy does not in any way limit the access of the Association or its authorized agents who may be required to enter such areas on Association business.


Patios and Plantings
(Adopted August 25, 1999)

The following policy governs plantings by members:

  1. A patio cannot extend more than eight (8) feet out from the building nor extend more than fourteen (14) feet across the face of the building. The patio includes the concrete slab and any bricks or pavers laid around the edge of the concrete slab. A reasonable distance must be maintained between the patio and the front or back door stoop. If the existing concrete slab is to be replaced, the size and location of the new concrete slab must be approved by the Association.
  2. Plantings cannot extend more that seven (7) feet out from the patio or from the face of the building. A first-floor unit owner may only have plantings around their patio and/or along the building face of their unit. A hard edging material must separate the plantings from the lawn. The edging material must be suited to the purpose and aesthetically pleasing. No plantings may be installed outside of the edging. If plantings are installed without edging, the plantings may be mowed and trimmed by the Association as if they were part of the lawn.
  3. The layout of planting areas must be approved by the Association. Plantings of annual flowers do not require Association approval. However, all other plantings including trees and shrubs must be approved by the Association. "Wild" plantings will not be approved by the Association.
  4. Plantings must be properly maintained by the unit owner. In particular, plantings must be kept reasonably weed free. The Association will trim all shrubs twice annually unless requested by the owner not to. However, in this case, the owner must trim the shrubs on a regular basis.

    If plantings are not properly maintained, the Association will give the owner ten-day notice to correct the situation. If the owner does not, the Association will do the necessary maintenance work and assess the owner. After three ten-day notices that result in maintenance work by the Association, the Association may give the owner twenty-day notice to remove the plantings or be assessed for the removal. When any plantings are removed, the lawn must be properly re-sodded by the owner, or the Association will re-sod and assess the owner.
  5. Trellises may be installed within a planting area. Any trellis must be installed flat against the face of the building and may not be more than seven feet in height.
  6. The Association will pay one-half of the cost of permanent plantings, edging and top dressing material up to a set amount. The set amount will be re-evaluated each year and included in the Association's annual operating budget. The Association will only pay for permanent plantings on this basis if the unit owner obtains the prior approval of the Association for the owner's plantings plan.



Pet Rules and Regulations, and Cat Policy

A. General Provisions

  1. No Pets Permitted Except as Provided Herein. No unit owner, renter, occupant, guest, invitee, or other person may keep or possess a pet or animal of any kind on the Condominium property (i.e. the common elements, the limited common elements, or the units), except as provided in this policy. This policy applies to both pets kept by residents and pets belonging to visitors or others that would only temporarily be in the common areas of the Association or in a unit.

    No unit owner shall permit a pet or animal of any kind to visit, stop by, or enter the owner’s unit at any time, and no unit owner shall permit the “pet-sitting” of any pet or animal in the owner’s unit at any time. If a guest or invitee of a unit owner brings a pet or animal to Meadow Creek in a vehicle, the pet or animal may not leave the vehicle under any circumstances.

    The Association’s Board of Directors or its designated agent shall have the exclusive right to enforce this policy and to make a determination as to whether or not a unit owner is in compliance with this policy. If a unit owner disagrees with a finding or determination of the Board of Directors, or its designated agent, the unit owner may appeal such finding or determination to the Board of Directors and have an opportunity to be heard. The Board of Directors shall thereafter make a decision, which shall be binding and final.
  2. Rental Units. Any “investor” unit owner or other unit owner who rents the owner’s unit to a third party, who desires that the owner’s renter be permitted to maintain a pet in the owner’s unit, must register the pet in the owner’s own name and otherwise comply with this policy.
  3. Insurance. Any unit owner with a registered pet shall maintain a condominium owner’s insurance policy with general liability insurance coverage of at least $100,000. The insurance policy must provide coverage against physical damage and/or personal injury and must contain a provision requiring that the insurer notify the Association if the insurance policy is ever canceled or not renewed. The unit owner must provide appropriate evidence of the insurance policy upon initial registration of the pet and upon any subsequent request of the Association. The insurance policy must remain in effect at all times while the pet is kept in the unit.
  4. General Requirements. For any pet registered under this policy and for any pet kept in an owner’s unit, the unit owner agrees that:
    1. The unit owner shall be responsible for the actual cost of any and all damages caused by the pet.
    2. The unit owner shall make appropriate arrangements for the ongoing care of the pet and shall put the pet out for board and/or make suitable arrangements to have human care of the pet if the unit owner will be gone for twenty-four (24) hours or more. If a pet is left unattended for twenty-four (24) hours or more, the Association shall have the authority, but not the responsibility, to intervene and make care decisions for the pet that the Association in its sole discretion deems appropriate.
  5. Prohibitions. For any pet registered under this policy and for any pet kept in an owner’s unit, the unit owner agrees that:
    1. The pet shall not be allowed in the common areas or in the limited common areas of the Association, except as specifically provided below.
    2. The pet shall not be allowed to damage, soil, defecate on, or defile any private property, any part of the limited common areas, or any part of the common areas of the Association.
    3. The pet shall not be allowed to make or cause any noise of sufficient volume to disturb any resident.
    4. The pet shall not be allowed to cause any odors that can be detected outside the owner’s unit.
    5. The pet shall not be allowed to cause or be the source of any unsanitary, dangerous or offensive conditions.
    6. The pet shall not be the source or the cause of any insect infestation, and no residue (for example, hair from a cat) nor anything else from the pet shall not be found outside of the owner’s unit.
    7. The pet shall be removed from the owner’s unit and from Meadow Creek if the pet has any disease that poses any threat to other residents or to the pets of other residents.
    8. The pet shall be prevented from attacking, or otherwise interfering with the freedom of movement of, any person in the common areas of the Association. The pet shall also be prevented from creating a disturbance in any other way.
    9. The unit owner shall not breed pets, raise pets for sale, sell pets from the owner’s unit, or train pets as a business.
  6. Violations and Fines. Any unit owner, or any renters, occupants, guests or invitees, found to be in violation of this policy shall be subject to the following fines and/or such other fines as the Board of Directors may deem reasonable and appropriate in accordance with the Association’s general Fine Policy. All fines shall be assessed against the owner in whose unit or in relation to whose unit a violation occurs.
    1. Violations of this policy shall result (unless the nature of the violation warrants immediate removal – see A.7. below) in a fine in accordance with the following fine schedule:
      • First violation: Twenty-five Dollar ($25.00) fine;
      • Second violation: One Hundred Dollar ($100.00) fine; and
      • Third violation: immediate revocation of the privilege to keep any pet in the owner’s unit.
    2. If a fine is not paid within thirty (30) days, the Association shall be permitted to double the fine. If the resulting fine has not been paid to the Association within sixty (60) days of the date on which the fine was originally levied, the Association shall revoke the unit owner’s privilege to keep any pet in the owner’s unit and demand the immediate and permanent removal of all pets.
    3. If a unit owner fails or refuses to remove a pet from the owner’s unit by a deadline set by the Association in accordance with this policy:
    4. The Owner shall be fined Ten Dollars ($10.00) per day until the pet is permanently removed from the owner’s unit; and
    5. If these fines are not paid and/or the unit owner does not comply with the demand by the Association, the Association may foreclose on the owner’s unit and/or exercise any of its other available legal remedies.
  7. Immediate Removal of Pet. If any unit owner, or any renter, occupant, guest or invitee, is found to be in violation of this policy, and the violation is judged by the Association in its sole discretion to warrant the immediate removal of the pet, the unit owner shall immediately and permanently remove the pet from the owner’s unit and from Meadow Creek upon demand of the Association. The owner shall be subject to the fines and/or other Association remedies described above if the owner fails to comply with the demand of the Association for removal of the pet.
  8. Inspections and Veterinarian Examinations. If the Association receives any complaint about a pet or other animal, whether registered pursuant to this policy or not, the Association shall have the right upon twenty-four (24) hours notice to inspect any unit in which a pet or other animal is, or is believed to be, kept. In addition, or alternatively, the Association may require that a pet or other animal be examined by a licensed veterinarian at the unit owner’s sole expense and that the report of such veterinarian be provided to the Association.

B. Provisions Governing Cats

  1. Number of Cats. A unit owner or a renter may keep up to two (2) domestic cats in the owner’s unit, provided the unit owner and the renter strictly comply with this policy.
  2. Registration of Cats.
    1. Each cat must be registered within five (5) days of the time the cat is first brought into a unit.
    2. No cat may be registered pursuant to this policy nor shall any cat be kept or maintained in any unit unless such cat is that of a common, domestic, household breed. The Association shall determine in its sole discretion whether or not any cat is of a common, domestic, household breed for purposes of this policy. If any cat is not of such common, domestic, household breed, it shall not be permitted within any unit, or in the common areas, and any unit owner requested to do so by the Association, shall immediately and permanently remove such cat from the owner’s unit and from Meadow Creek.
    3. All persons, including both unit owners and renters, must complete the following procedures to register a cat with the Association:
      • Bring the cat being registered to the Association Office in a manufactured pet carrier designed for the purpose of transportation of cats or other similar animals;
      • Permit the Association to photograph and make a detailed written description of the cat;
      • Provide the following information to the Association:
        1. The comprehensive results of an examination by a licensed veterinarian within the last twelve (12) months.
        2. Appropriate evidence that the cat has received all current inoculations;
        3. Evidence of neutering or spaying and in the case of a male cat, evidence that the cat cannot spray; and
        4. A copy of the unit owner’s condominium owner’s insurance policy referred to in A.3. above.
      • Sign the Cat Registration Agreement in the form provided by the Association; and
      • Pay the cat registration fee in accordance with the Association’s current fee schedule.
    4. After registration of a cat, the Association may require the owner of the unit where the cat is kept to provide the following information within fifteen (15) days of a request to do so by the Association:
      • The comprehensive results of an examination by a licensed veterinarian;
      • Appropriate evidence that the cat has received all current inoculations; and/or
      • Appropriate evidence that the unit owner is maintaining the insurance policy required under A.3. above.
    5. e. After registration of a cat, the Association may require the owner of the unit where the cat is kept to sign a new Cat Registration Agreement in the form provided by the Association and to do so within thirty (30) days of a request by the Association.
  3. Transportation of Cats. A cat shall never be allowed in the common areas of the Association, unless the cat is properly secured in a manufactured pet carrier specifically designed for the purpose of transporting such an animal, and only when the cat is being taken directly to or from the unit owner’s vehicle or directly to or from the Association Office for the purposes of registration.
  4. Disposal of Cat Litter. When any cat litter is disposed of, it must be double wrapped inside two (2) plastic bags suitable for disposing of such cat litter and may be disposed of solely in the trash dumpsters provided by the Association in the trash/recycling buildings maintained by the Association.

C. Provisions Governing Fish Aquariums

  1. Aquariums.
    1. A unit owner may not keep, or allow to be kept, in the owner’s unit more than two (2) aquariums. No aquarium kept in the owner’s unit may exceed twenty (20) gallons in capacity.
    2. Any aquarium kept in an owner’s unit must be of a standard, commercially available type, and the aquarium must be kept on a stand appropriate to support the size and weight of the aquarium. The Association may determine in its sole discretion that an aquarium or a stand does not meet its standards.
    3. No aquarium kept in an owner’s unit may be connected to a source of running water.
  2. Registration of Aquariums.
    1. An aquarium must be registered before it is brought into an owner’s unit.
    2. No aquarium may be registered pursuant to this policy unless the aquarium shall be used solely for fish and solely for fish that are commonly kept in an aquarium in a home. The Association shall determine in its sole discretion whether or not the fish proposed to be kept in an aquarium are fish that are commonly kept in an aquarium in a home. If the fish are not fish that are commonly kept in an aquarium in a home, the aquarium which the unit owner proposes to register shall not be registered.
    3. Any aquarium of two (2) gallons or less capacity need not be registered with the Association.
    4. All persons, including both unit owners and renters, must complete the following procedures to register an aquarium with the Association:
      • Bring to the Association Office a description of the aquarium, the stand for the aquarium, and the fish to be kept in the aquarium;
      • Provide the Association with a copy of the unit owner’s condominium owner’s insurance policy referred to in A.3. above;
      • Sign a Preliminary Aquarium Registration Agreement in the form provided by the Association;
      • Pay the aquarium registration fee in accordance with the Association’s current fee schedule;
      • After installation of the aquarium, permit the Association to inspect and photograph the aquarium; and
      • Sign the Aquarium Registration Agreement in the form provided by the Association.
      • After registration of an aquarium, the Association may require the owner of the unit where the aquarium is kept to provide appropriate evidence that the unit owner is maintaining the insurance policy required under A.3. above and to provide that evidence within fifteen (15) days of a request to do so by the Association.
      • After registration of an aquarium, the Association may require the owner of the unit where the aquarium is kept to sign a new Aquarium Registration Agreement in the form provided by the Association and to do so within thirty (30) days of a request by the Association.
  3. Disposal of Aquarium Materials. If materials from an aquarium are found in the sanitary drain of the building where the unit owner’s unit is located, the materials will be presumed to have come from the aquarium in the owner’s unit.
  4. No Pets Permitted Except as Provided Herein. No unit owner, renter, occupant, guest, invitee, or other person may keep or possess a pet or animal of any kind on the Condominium property (i.e. the common elements, the limited common elements, or the units), except as provided in this Policy. This Policy applies to both resident pets and pets belonging to visitors or others that would only temporarily be on the common elements of the Condominium or in any unit.
  5. General Policy. A unit owner or a properly registered renter may maintain up to two (2) domestic cats per unit, provided the unit owner and the renter strictly comply with this Policy.
  6. Registration. Each cat must be registered within five (5) days of the time the cat is first brought into a unit within the Condominium. Any cat currently in a unit at the time of the adoption of this Policy must be registered within thirty (30) days of the adoption of this Policy. No cat may be registered pursuant to this Policy nor shall any cat be kept or maintained in any unit unless such cat is that of a common, domestic, household breed. The Association, its Board of Directors, or its management agent shall determine in their sole discretion whether or not any cat is of a common, domestic, household breed for purposes of this Policy. If any cat is not of such common, domestic, household breed, it shall not be permitted within any unit, or on the common elements of the Condominium, and any unit owner requested to do so by the Association, shall immediately and permanently remove such cat from the unit owner's unit and from the premises of the Condominium.
  7. Grandfather Clause. Any resident unit owner in possession of a pet that was properly grandfathered under the October 1, 1986 No Pet policy may maintain the privilege of keeping such pet under this Policy. However, each such unit owner must comply with the applicable terms and conditions of this Policy, including registration of the pet in accordance with the preceding paragraph. Any such pet not registered within thirty (30) days of the adoption of this Policy shall be considered in violation of this Policy. As such, any unit owner having a properly grandfathered pet which is not registered within the thirty (30) day time frame, will lose the privilege of maintaining the pet in their unit and will be subject to the sanctions provided herein.
  8. Rental Units. Any "investor" unit owner or other unit owner who rents their unit to a third party, who desires that their renter be permitted to maintain a cat in their unit, must register the cat in their own name and otherwise comply with this Policy.
  9. Initial Registration Procedures. All persons, including both unit owners and renters, must complete the following procedures for initial cat registration: (a) provide evidence of neutering or spaying and in the case of a male cat, evidence that the cat cannot spray; (b) sign and deliver to the Association a Cat Registration Agreement in the form provided by the Association; (c) pay an initial registration fee of ten ($10.00) dollars; and (d) comply with the Annual Registration Procedures set forth below.
  10. Annual Registration Procedures. All persons, including both unit owners and renters, must complete the following procedures not less than once every twelve (12) months for annual cat registration: (a) bring the cat being registered to the Association Office in a manufactured pet carrier designed for the purpose of transportation of cats or other similar animals; (b) permit the Association to photograph and make a detailed written description of the cat; and (c) provide the following information to the Association: (i) the comprehensive results of an examination by a licensed veterinarian within the last twelve (12) months; (ii) appropriate evidence that the cat has received all current inoculations; (iii) appropriate evidence of a current general liability insurance policy having a minimum of one hundred thousand ($100,000.00) dollars of coverage against physical damage and/or personal injury and containing a provision requiring that the insurer notify the Association if such policy of insurance is ever canceled or not renewed; and (iv) a signed copy or the most recent version of the Association's Cat Registration Agreement, as modified by the Association from time to time.
  11. Violations and Fines. Any unit owner, or any renters, occupants, guests or invitees, found to be in violation of this Policy, or the terms and conditions of the Cat Registration Agreement shall be subject to the fines described in the Cat Registration Agreement and/or such other fines as the Board of Directors may deem reasonable and appropriate in accordance with the Association's general Fine Policy. If the Association receives any complaint about a cat, pet or other animal whether registered pursuant to this Policy or otherwise, the Association, through its Board of Directors or its management agent, shall have the right upon twenty-four (24) hours reasonable notice to inspect any unit in which a suspected cat, pet or other animal is believed to be located. In addition, or alternatively, the Association may require that a cat be examined by a licensed veterinarian at the unit owner's or renter's sole expense and that the report of such veterinarian be provided to the Association.
  12. $500 Fine for Unauthorized Cat (Adopted May 26, 1999) If a cat is being kept in an owner's unit in violation of the Association's Pet Rules and Regulations, and Cat Policy, the owner will be given two options: (a) permanently remove the cat from the unit and from Meadow Creek and permanently give up the privilege of keeping a cat in the unit in accordance with the Association's Pet Rules and Regulations, and Cat Policy, or (b) pay a fine of $500 and keep the cat, provided the cat is then properly registered in accordance with the Association's Pet Rules and Regulations, and Cat Policy.


Plumbing Repairs in Units

Any unit owner, who has work done to the plumbing in the owner's unit which requires the water to be shut off, will be required to replace any water shut-off valves in the owner's unit which is an original shut-off.


Problems with Resident Owners

  1. Noise. If a resident owner is disturbing their neighbors with excessive noise, and the Association Office receives complaints about the noise, the Association Office will contact the owner and discuss the problem with them. The Association will confirm the discussion in a follow-up letter to the owner.

    After the Association has written to a resident owner three times within a twelve month period, the Association will assess the owner a fine of $25 for each subsequent incident involving excessive noise. The fines will be billed to the owner and assessed against the owner's unit.
  2. Large Parties. If a resident owner holds a large party in their unit, and the Association Office receives multiple complaints about the party, the owner will be fined $100.

    If a resident owner holds a large party, and the police are called in addition to the Association Office receiving complaints, the owner will be fined $250.

    Fines will be billed to an owner and assessed against the owner's unit.
  3. Appeals. If an owner feels that this policy has been applied to them in an unfair or inappropriate manner, the owner may appeal the matter to the Board of Directors. The owner may make such an appeal either by writing a letter to the Board stating their case, or by appearing at a regular monthly meeting of the Board and presenting their case in person.



Purchases from, Contracts with, and Employment of Association Members
(Prohibited)

Because of the inherent conflict of interest and the potential for abuse, the Association will not:

  1. Purchase any supplies or materials from an Association member or their immediate family.
  2. Enter into any contract for services with an Association member or their immediate family.
  3. Employ, directly, or indirectly through the Association's management agent, an Association member or their immediate family.



Renting of Units by Individual Owners

A member of the Association, who rents out a unit owned by him or her, must comply with the following requirements:

  1. Rental Information. The member must complete and forward to the Association office the Association's Rental Information form (the required form is included as an exhibit at the end of this booklet, and a supply of the form may be obtained by calling the Association office). The member must complete and forward the form to the Association office each time a new lease is signed, either with a new renter or a renter who is renewing their lease.

    Failure to complete and forward the form at the specific request of the Association will result in a $25 fine for each new lease that is signed for which a form should have been completed and forwarded.
  2. Form of Lease. The member must use the standard form of lease required by the Association unless permission is otherwise granted by the Association. The Association currently requires that members use the standard lease of the Minnesota Multi Housing Association (MMHA) along with the Addendum to Residential Lease: Crime Free Multi-Housing. The lease may be obtained from the Association office. The addendum is included as an exhibit at the end of this booklet, and a supply of the form may be obtained by calling the Association office

    Permission may be granted by the Association to use another form of lease. Permission must be obtained in writing and in advance of use of the lease, and the Association may refuse its permission to use any proposed form of lease at its sole discretion. However, the Addendum to Residential Lease: Crime Free Multi-Housing must be used with all leases.

    Failure to use the standard form of lease required by the Association (or another form of lease for which prior written approval has been obtained from the Association) along with the Addendum will result in a $50 fine for each instance in which the standard form of lease and the Addendum should have been used.

    The member must include a provision in the lease which allows representatives or agents of the Association to enter the unit at reasonable times with notice, or to enter the unit at anytime without notice in an emergency.
  3. Screening Requirements. The member must carefully screen each prospective adult renter based on their rental history. The member must get a reference from, at a minimum, each prospective renter's current and most recent prior landlord in writing. References from the two most recent prior landlords is preferred.

    The references must clearly indicate that each prospective renter has a history of not disturbing neighbors, damaging property or violating management policies.

    Because disturbance of neighbors by renters is the most significant resident problem at Meadow Creek, the member is to explicitly question current and prior landlords about this issue. In pursuing this issue, the member is to specifically check on whether there is a record of disturbing neighbors with loud music and/or disruptive parties.

    The member must follow a procedure for verifying that the references are legitimate and not the fabrications of unauthorized third parties. There are established rental application investigation agencies which obtain and verify rental references. The Association can provide a list of such agencies.

    The member must not rent to prospective renters who cannot provide verifiable rental references.

    It is suggested that the member also screen each prospective adult renter based on their credit history and on their current employment.

    Copies of all screening records must be kept and must be provided to the Association upon request. In addition, when taking an application from a prospective renter, the member must have each applicant sign a Renter Screening Authorization form (the required form is included as an exhibit at the end of this booklet, and a supply of the form may be obtained by calling the Association office). If there is later a problem with a renter, and the member cannot provide the Association with a properly signed Renter Screening Authorization form for the renter, a fine of $100 will automatically be assessed.
  4. Penalty for Inadequate Screening. Given that quality renters are one of the most important factors governing the success of the Association, the Association will also assess a $100 fine against any owner and his/her unit if the unit is rented, there are problems with the renter, and inadequate screening was done in processing the renter's application.

    When a serious problem develops with a renter, the Association may request copies of the unit owner's records on the screening which was done before the unit was rented. If a review of these records reveals that an inadequate job was done of screening the renter, the Association will assess the $100 fine against the owner.

    If the owner cannot or will not produce any records indicating that the renter was properly screened, the $100 fine will automatically be assessed.

    If an owner feels that this policy is being applied to him/her in an unfair or inappropriate manner, the owner may appeal the matter to the Board of Directors. An owner can make such an appeal either by writing a letter to the Board stating his/her case, or by appearing at a regular monthly meeting of the Board and presenting his/her case in person to the Board.
  5. Association Policies. The member is responsible for communicating all Association policies to the member's renter or renters. The member is also responsible for ensuring that the member's renter(s) comply with all Association policies.
  6. Problem Renters. If the renter of a member becomes a problem, it is the responsibility of the member either to promptly resolve the problem or to promptly evict the renter.

    The Association will forward to the owner any complaints which the Association office receives regarding any renter of the owner. However, it is the responsibility of the owner to follow up on the complaints and to talk with the neighbors of the renter in order to determine how widespread the complaints are and how best to resolve them.

    If in the judgment of the Association's property manager, an owner is not taking appropriate steps to deal with problems caused by a resident to whom the owner has rented his/her unit, management will begin assessing the owner a fine of $10 per day. The fine will accrue on a daily basis until such time as the Association's property manager is satisfied with the steps which the owner is taking to deal with the problems caused by his/her renter.

    If an owner feels that this policy is being applied to him/her in an unfair or inappropriate manner, the owner may appeal the matter to the Board of Directors. An owner can make such an appeal either by writing a letter to the Board stating his/her case, or by appearing at a regular monthly meeting of the Board and presenting his/her case in person to the Board.



Repairing Leaking Faucets and Toilets

  1. Representatives of the Association enter the units of individual condominium owners on an occasional basis, either to make repairs requested by the owners or to conduct the annual unit inspections.
  2. If a representative of the Association finds a faucet and/or the toilet in a unit leaking, the Association Office will give the owner written notice of the problem. The notice will give the owner five (5) working days to correct the problem.
  3. Seven (7) working days after the notice is mailed to the owner, a representative of the Association will re-enter the unit without further notice to determine whether or not the leaking faucet and/or toilet has been properly repaired.
  4. If proper repairs have not been made, the representative of the Association will arrange to have the problem immediately corrected. The Association Office will then invoice the owner for the repair.
  5. The amount owed for the repair will be treated in the same manner as any other amount owed the Association. In particular, non-payment of the repair invoice will be covered by the Late Payment Policy of the Association.
  6. Exception. In the following two cases, the Association will have a faucet or the toilet repaired in a unit without notice to the unit owner: the faucet or the toilet runs even when the handle is turned firmly into the off position, or a representative of the Association deems that an emergency requires immediate repairs to the faucet or the toilet.

    In both of these two cases, the owner of the unit will still be responsible for the cost of the repairs.



Repairs and Replacements

We have a policy which outlines the division of responsibility between the Association and individual owners for repairs.

 Download Repair and Replacement Policy (pdf-80k)


Replacement of Carpet and Other Floor Coverings in Second-Floor Units

The owner of a second-floor unit shall give the Association office at least five (5) business days notice when the owner plans to replace the carpet or any other floor covering in the unit. The Association will then make arrangements to have the sub-flooring of the unit screwed down in the area of the unit where the carpet or other floor covering is removed. The owner shall coordinate the replacement of the carpet or other floor covering with this work by the Association.


Replacement of Unit Windows and Patio Doors

  1. Appearance:
  2. Quality:
  3. Functional:
  4. Alternatives for windows:
  5. Alternatives for patio doors:
  6. Association review and approval:


Replacement of Unit Windows - amended policy Sash & Frames

Maintenance of the exteriors of unit windows: the Association will no longer re-glaze or re-paint the exterior of unit window sash. If the exterior condition of a unit window sash is no longer acceptable to a unit owner, the owner's option is to replace the window sash, either on their own in accordance with the Association policy which sets standards for replacement windows, or through the Association's annual group purchasing program for patio doors and window sash.


Seasonal Decorations

Seasonal decorations and lawn ornaments may not be installed more than six (6) feet out from the exterior perimeter of a building including its first floor patios.


Speed Limit on Association Property

When driving on the driveways and through the parking lots of Meadow Creek, motor vehicles are not to exceed a speed of ten (10) miles per hour. If a violation of this policy is witnessed, and the license number of the vehicle recorded, a report of the incident will be made to the police. The Hopkins Police Department has advised the Association that speeding in a posted, low speed area constitutes careless or reckless driving, and will be handled as a moving violation.


TV Satellite Dishes

The following policy governs the installation of TV satellite dishes:

Dishes must be located in the gable area of a building at the west, southwest or south end of the building. Exception: If a unit has a chimney, the back of which faces west, southwest or south, the dish may be located on the back of the chimney.

For second-floor units, the cable for the dish will be run through the attic to the unit. For first-floor units, the cable will be run down the end wall of the building to the ground and then around the edge of the building to the unit. Exception: If a unit has a chimney, the back of which faces west, southwest or south, the cable will be run over the edge of the roof, down the exterior face of the building, and into the unit. If the unit is a first-floor unit, the cable may be run under ground before it is run into the unit.

All dishes must be installed by the Association or by an Association-approved contractor. A unit owner must agree to pay all costs of installation before a dish is installed by the Association for the owner. No owner is allowed on a ladder or on a roof during the installation of a dish.


TV Satellite Dishes - amendments to the Association's policy

Any cable that is installed must remain in place or be removed at the option of the Association.

If a resident installs a dish on their patio, the resident must use one of the existing cable access points to their unit, and the Association may require that the dish be screened from view.

A dish installed in violation of Association policy may be removed without notice.


TV Satellite Dishes - amended and restated Association policy

  1. A dish must be located in the gable area of a building at the west, southwest or south end of the building.
  2. For a second-floor unit, the cable for the dish will be run through the attic to the unit. For a first-floor unit, the cable will be either:
  3. All dishes must be installed by the Association or by an Association-approved contractor. If a dish is installed by an Association-approved contractor, the Association must approve the plan for installing the dish in advance of the installation. A unit owner must agree to pay all costs of installation before a dish is installed by the Association for the owner. No owner is allowed on a ladder or on a roof during the installation of a dish.
  4. Any cable that is installed must remain in place or be removed at the option of the Association. If the cable enters a unit through the brick facade of the building, it must replace either the Time Warner cable or the Association cable. A third access point may not be added.
  5. A resident may install a dish on their patio. However, if a resident installs a dish on their patio, the resident must use one of the existing cable access points to their unit, and the dish must be screened from view using plantings as required by the Association as part of the Association's approval of the installation plan (see c. above).
  6. A dish installed in violation of Association policy may be removed without notice.


TV Satellite Dishes - amended policy

Owners with satellite dishes be allowed to have covers installed on the dishes as long as the covers are a neutral color with no markings on them.


Tobacco Smoke

  1. A resident may not allow tobacco smoke to enter another unit.
  2. If tobacco smoke is migrating from one unit to another, the owner of the unit from which the smoke is coming must either stop all smoking in the unit or have the Association do the sealing and ventilation work necessary to stop the migration of the smoke. The Association will charge the cost of this work to the unit owner.
  3. If tobacco smoke is entering a unit from outside the building, the smoker must move far enough from the building to prevent smoke from entering the unit.
  4. If a unit owner fails to observe this policy, the Association may assess the owner and the owner's unit a fine to be determined by the Board of Directors.



Trash Removal

  1. Trash Removal and Recycling. Meadow Creek provides trash removal and recycling service for normal, non-hazardous household waste only. Meadow Creek does not provide for the removal of large items (except when prior arrangements are made - see below) or for the removal of hazardous items.
  2. Trash and Recycling in Common Areas. Trash and recycling shalls not be left temporarily in building entrways or laundry rooms or on unit patios. These are not acceptable places to store trash and recycling until it is taken to the trash/recycling buildings.

  3. Trash in Trash/Recycling Buildings, and Trash in Recycling Bins. Trash shall not be left on the floor of the trash/recycling unless the dumpsters are so full that no more trash can be placed in them. If the dumpsters are overflowing, the Association Office should be informed immediately (952-935-9565 answered 24 hours a day). Trash shall not be placed in any recycling bin under any circumstances. This contaminates the recycling material and results in the entire bin being dumped as trash, not recycling.

    Residents who violate these provisions shall be fined $50 per bag of trash. Fines will be levied against the units occupied by the residents.
  4. Removal of Large Items. Large items such as rolls of carpet and pad, pieces of furniture, mattresses and appliances (stoves, dishwashers, refrigerators and air conditioners) shall not be left in or outside of the trash/recycling buildings. The trash removal service provided to residents does not include removal of these items.

    If a resident would like the assistance of the Association in the removal of items such as these, the resident should contact the Association Office (952-935-9565 or email: office@meadowcreekcondos.com) If the Association is able to assist a resident with the removal of a large item, the Association will explain the arrangements and cost for the removal of the item. Payment for removal must be made in advance. Residents who violate this provision shall be fined $100 per item plus the cost of disposing of the itmes. Fines will be levied against the units occupied by the residents.
  5. Prohibited and/or Hazardous Waste. Residents shall not leave any of the following items in or outside of the trash/recycling buildings under any circumstances:
    If a resident would like information on how to dispose of these items, the resident may contact the Association Office (952-935-9565 or email: office@meadowcreekcondos.com).

    A resident who violates this provision shall be fined $100 per item or $250 per incident, whichever results in a larger fine. Fines will be levied against the unit occupied by the resident.

    Reward for Information. There shall be a $250 reward for information regarding violations by owners or residents and/or by visitors or guests of owners or residents, which results in a fine being levied by the Association.

    Unauthorized Dumping. The trash/recycling buildings are for the use of residents only. No dumping by outside parties is authorized.

    There shall be a $250 reward for information leading to the prosecution of persons who dump trash or other waste in the dumpster areas or elsewhere at Meadow Creek without authorization.

    Residents are encouraged to take down and report the license plate numbers of persons who appear to be dumping at Meadow Creek without authorization.



Tub Faucets and Shutting Water Off in a Building

  1. Original Bradley tub faucets may not be repaired. If the faucet begins to malfunction, it must be replaced with a pressure-balancing faucet with anti-scald protection in accordance with the building code of the City of Hopkins.
  2. If any work is done to the bathtub or the area immediately surrounding it, including the installation of a fiberglass tub-surround, the tub faucet must be replaced if it is not a pressure-balancing faucet with anti-scald protection as required by the City code.
  3. If work is done by an individual owner, which requires the water in a building to be shut off, the water shall only be shut off and turned on by the Association.

    The owner or the owner's agent must make an appointment with the Association office to have the water turned off and back on.

    There will be a $35 charge for turning the water off and back on.

    Any owner or owner's agent attempting to turn the water off and back on themselves shall be fined $100.



Water Damage Issues

Responsibility for water damage will assessed based on the source of the water in accordance with the Repair and Replacement Policy. Water damage includes any mold that may develop.

If the source of the water that caused damage in a unit or in the walls or ceiling (see the exception below) of the unit cannot be determined, repair of the damage will be the responsibility of the unit owner.

If water damage is found in the ceiling of a first-floor kitchen or bathroom, it is the responsibility of the owner of the unit above to correct the damage unless it can be clearly demonstrated that the source of the damage was a water or drain line for which the Association is responsible.

A unit owner has the responsibility to mitigate damages. If water causes damage in a unit, and it is clear that the unit owner did not promptly address the problem, the unit owner is responsible for correcting any and all damage, regardless if the Association or another owner might otherwise be responsible.



Welcome Mats in Building Entryways

Residents may use door mats in the common areas of the buildings with the following provisions:

Window Air Conditioners

The following policy confirms the Bylaws prohibition against window air conditioners:

In conformance with the bylaws of the Association, window air conditioners are not permitted. If a window air conditioner is installed in the window of a unit, the Association shall request that the air conditioner be removed. If after the request of the Association the air conditioner is not removed within five (5) days, a fine of $5.00 per day shall be levied on the owner of unit until the air conditioner is removed.

Window Air Conditioners - modification
(Adopted June 27, 2001)

A window air conditioner may be installed, on a temporary basis and with the prior approval of the Association, provided the unit owner pays $500 to the Association as a non-refundable deposit on the installation of an additional air conditioner sleeve. This does not apply to the two-bedroom units that already have two air conditioner sleeves.


Window Treatments

The following are acceptable window treatments for the windows of the units which are part of the Association:

No other window treatments are permitted. Window treatments which are specifically prohibited are flags, sheets, bed spreads and blankets.

After notice from the Association, the owner of a unit will have ten (10) days in which to have a window treatment removed, which is in violation of this policy. If that window treatment has not been removed within ten (10) days after notice from the Association, the owner of the unit will incur a fine of $15 per week until the unacceptable window treatment is removed.


EXHIBITS

 Community Room Agreement

 Rental Information Form

 Addendum to Residential Lease: Crime Free Multi-Housing

 Renter Screening Authorization Form

 Repair and Replacement Policy