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Your Dwelling Unit PLEASE NOTE: This YOUR DWELLING UNIT section of the Stratford Member’s Handbook is not meant to specifically state policies of the Cooperative, nor to give you “rules.” This Section of the Handbook is generally informational in nature. It is meant to give you an indication of the manner in which the Cooperative and its management will expct things to be done, and how you can do things for yourselves in a proper and appropriate manner, without creating difficulties for the Cooperative, the staff, or yourselves. This Section is meant to give you an easy reference to many questions that may arise in normal living. In many aspects, this Section of the Handbook is supported by specific policies of the Cooperative, which you will find in the POLICIES Section of the Handbook. The Policies of the Cooperative are much more specific in their statements of requirements and conditions placed on Members, staff, and Board of Directors, and others. AIR CONDITIONERS. Window air conditioners may be installed, preferably in rear windows. Central air conditioning can only be installed in townhouse units by Stratford, under a special program. A unit operating on 240 volts will require additional wiring by an electrician. Maintenance of window air conditioners is the member’s responsibility (SEE the Unit Improvement Policy and the Unit Improvement Payment Plan Policy, and the Window Air Conditioner Policy.)(return to top of page) ATTIC SPACE. Many townhouses have access to the attic space through ceiling scuttle holes. These are for maintenance use only. The attic is not designated to be used for storage, nor for a children’s play area.(return to top of page) AWNINGS. No awnings permitted on the exterior of your unit.(return to top of page) BASEMENTS. Condensation usually occurs on warm, humid days when moist air comes in contact with cold surfaces, such as water pipes, toilet tanks, or cold walls or floors. Opening windows on dry days will help to evaporate condensation.(return to top of page) Because of settlement and shrinkage, your basement walls may crack from time to time. This should not affect the watertight seal on the exterior of the walls. If the wall cracks enough to allow water to come in, please not the location by marking it with a china pencil or grease pencil and reporting it to the maintenance staff as soon as possible. Most basement cracks can be taken care of by patching the interior; but some may require more extensive work which may be delayed until summer months, or until a qualified contractor is approved by the Board of Directors. If you have done some remodeling work in the basement that interferes with repair work, the staff or any contractor will not be responsible for removing and replacing the remodeling, or for any damages caused to any such remodeling work or materials.(return to top of page) It is good policy not to store valuable on the basement floor because of the danger of moisture or of basement drain backups. We suggest that you use shelving or pallets to store materials on. CARPETING. When installing wall-to-wall carpeting in townhouse units, have the carpet installers adjust the doors if they rub on the carpeting. The maintenance department is not responsible for this type of work. Additionally, carpeting CAN NOT be glued down. Use “tack strip” type installation. When the carpeting must be removed, the tack strips leave only a few holes around the edge of the room to be filled, where carpeting that has been glued often requires stripping and refinishing of the entire hardwood floor underneath. (SEE Carpeting Policy.)(return to top of page) DOORS. Like many other wooden components in your unit, doors have a tendency to shrink or swell as a result of varying weather conditions. A warped door may straighten out when different weather comes. Doors that stick may be eased by rubbing the jambs with wax. If this does not remedy the problem, call the maintenance department. Do not try to plane the door yourself, since you will be responsible for any damages. All doors in your unit are hollow core. DO NOT pub nails or screws in the doors since they will not hold in the thin veneer and the only realistic way to repair such holes is to replace the door. Also, all the doors in your unit are stained. DO NOT sand or attempt to refinish these doors. NEVER paint any stained surfaces within the dwelling unit, nor apply stickers (whether self adhesive or glued). You may not change the color of your front door exterior. CHAIN LOCKS CANNOT BE installed to any door in your townhouse.(return to top of page) DOOR - CLOSETS. Sliding closet doors are hung from overhead tracks and are kept in line by guides at the top and/or bottom. If a door jams or jumps out of the track, the maintenance staff will repair if for you. Again, DO NOT paint these stained surfaces. DOOR LOCKS - BATHROOM. Bathroom doors are equipped with a simple lock operated from the inside. In an emergency, you may use a small screwdriver to open a locked door from the outside.(return to top of page) DRAPERY HARDWARE. When attaching drapery hardware to the wall, use wood screws at least 1-1/4 inches long if you locate a stud. If you attach drapery hardware to the wall between studs, you must use toggle bolts, molly bolts, or similar devices, since screws will not hold. Damages to the walls must either be repaired by the resident, or are charged to the resident if repaired by the maintenance staff. When you leave the Cooperative, you do not need to leave the curtain rods, but you must leave the brackets holding the curtain rods in place.(return to top of page) ELECTRICAL DISTRIBUTION PANEL. The circuit breaker panel is conveniently located in the basement of all units. All circuits are 110 volts. If a 220 or 240 volt line is needed for an electrical appliance, you must get a permit application form and have it approved by the Board of Directors or the appropriate committee. An installation of this type must be done by a licensed electrician. All new wiring that may be done in a basement must be fully enclosed in conduit (SEE Unit Improvement Policy.) By City Code, a 2-foot area needs to be kept clear for access to the electric service panels. If you have an electrical power failure, check to see that all switches are in the “on” position. If the failure cannot be corrected by throwing a switch in the electrical distribution panel, call the maintenance department.(return to top of page) ELECTRICAL SERVICES. Consumers Power Company will provide some types of services at no charge to its customers. Please feel free to avail yourself of their services. However, do not incur any expense for any service without first contracting the maintenance department, because if the staff can take care of the problem (or could have), you will be charged for the service call. No member is authorized to charge any service calls to the Cooperative.(return to top of page) FIXTURES. Any changes in fixtures, such as electrical lights, light globes, shower heads, or other electrical or plumbing changes MUST BE APPROVED IN ADVANCE by the Board of Directors or an appropriate committee. Any fixtures removed, MUST BE stored in the unit, remaining in good condition for future restoring. The maintenance staff cannot stock all the parts needed to repair every type of fixture made, and can only repair fixtures that are the original equipment, or Board-authorized and staff installed replacements.(return to top of page) FLOORS. Wash floors with mild soap and water, but be careful not to use excessive amounts as this may cause warping. Wax with a water-emulsion wax or other preparations especially formulated for this type of floor covering. Normal tile replacement is provided by the Cooperative; however, premature replacement caused by neglect or abuse or lack of proper care is the member’s responsibility. Bathroom floors are not waterproof. If you use your shower without a shower curtain (or with one not properly used), you may cause extensive damage to the tile and subflooring, and to the downstairs ceiling(s). Other floor areas have hardwood oak floors. THESE SHOULD BE CLEANED WITH A WATER LESS WAX-BASED CLEANER INSTEAD OF WATER. On hardwood floors do not use a water-emulsion wax, but a wax especially formulated for these types of floors. If you are going to install any other type of floor covering over an existing floor, be certain to use an installation method that will not damage the floor underneath it when it becomes necessary to remove your floor covering (SEE Floors Policy).(return to top of page) FURNACE. You unit is heated by a fas fired, forced air furnace. The heat registers are located near the baseboard in all rooms. You control the total amount of heat supplied by adjusting the thermostat. The thermostat should be kept at a constant temperature setting, since frequent changes in the setting increases the operating costs. There is nothing that you have to do regarding the furnaces, as all care and maintenance is provided by the Cooperative staff. However, be certain that you do not put or store anything in an area at least three (3) feet around the furnace, as this area must be kept clear for service, for air to be able to be used by the furnace, and as a protection from fire hazards.(return to top of page) GARBAGE DISPOSALS. The garbage disposal units built into the kitchen sink should be used for most type of food waste. It is controlled by a wall switch. Be sure to have the HOT water running while the disposer is in operation. Continue to keep the HOT water running for a couple of minutes after all the wastes have been ground up (not just until they have disappeared down the drain). To clear a jammed garbage disposal unit:
GLASS BREAKAGE. Since glass never wears out normally (at least with a many year period), all glass breakage is due to someone’s carelessness or neglect, and as such is the financial responsibility of the resident occupying the unit where the breakage occurs.(return to top of page) HOT WATER. Each unit is provided and equipped with a gas fired not water tank. Michigan Consolidated Gas Company will make some adjustments and provide some other services free of charge. However, do not incur any expense for any service without first contacting the maintenance department, because if the staff can take care of the problem (or could have), you will be charged for the service call. No member is authorized to charge any service calls to the Cooperative.(return to top of page) INSPECTIONS. At every stage of construction, your living unit and the rest of the Cooperative were inspected by FHA/HUD who had the final decision on whether the property conformed to the plans and specifications. To maintain the quality of the development, the Board of Directors has provided for an annual inspection, during which time the staff will check all units for possible maintenance problems, and possible policy violations, and schedule preventive maintenance as needed.(return to top of page) KEYS. Keys must be returned to the Cooperative when you move out. There is a service charge for opening your door if you lock yourself out. Duplicate keys can be made for you by the maintenance department at a nominal cost. Remember it is far less expensive to have an extra key that you can leave with a neighbor than to pay a service charge to be let into your unit.(return to top of page) KITCHEN FIXTURES. Kitchen counter tops are formica and the sink is stainless steel. Do not place hot articles on the counter tops, since this will burn or blister the formica. Use a cutting board rather than cutting on the counter top. A rubber mat in the sink will help protect it (and your dishes). Do not wash sinks with harsh cleansers (neither abrasive cleansers like “Ajax” or “Comet,” nor harsh chemicals like chlorine bleaches.(return to top of page) KITCHEN CABINETS. The kitchen cabinets are oak and oak veneer. When cleaning, use a mild soap solution, or use a product such as Scott’s Liquid Gold to maintain the finish. Never use an abrasive cleanser on these cabinets, nor on any other wood surfaces, and NEVER PAINT the cabinets.(return to top of page) LANDSCAPING. The Cooperative continually tries to improve the appearance of the Cooperative by maintaining the lawns, shrubs, and trees. Please do your part by preventing youngsters from damaging these things. Dog owners should not let their pets urinate on shrubs or trees as the acid fluid will kill them. Any trees or shrubs (or lawn areas) that are damaged due to a member’s (children/pets) neglect will be charged to the member. The Cooperative does encourage the planting of flowers around the townhouse immediately surrounding each dwelling unit to enhance the appearance of the development. Any such planting must be limited to an area not to exceed eighteen inches (18") from the building. Planting may not be done around sidewalk areas, around patio areas, nor at the ends of the buildings. Whenever a member chooses to plant around the dwelling unit in an allowed area, the member is expected to keep this area free from weeds and rubbish themselves. If staff is required to clean these areas, the member will be charged for the time involved, with a one-half hour minimum. No plantings of any kind are allowed which do (or may, with growth) interfere with the operation of the underground sprinkler system, either planted in the ground, or in planters above the ground or on patios. Because of the aluminum covering on all soffit areas of the Cooperative, hanging planters or other materials on the exterior of the buildings is not allowed, except on the hook/hangers provided by the Cooperative at the soffit area near the patio area. Any damages done to siding due to the installation of hangers, hooks, nails, etc., will be repaired at the expense of the resident. If any extra care is required to rejuvenate damaged lawn area(s) caused by member negligence, appropriate charges will be assessed.(return to top of page) LIGHTING FIXTURES. All members of the Cooperative are expected to supply and change their own light bulbs when necessary, and to leave all fixtures with light bulbs when they leave the development. In order for the maintenance department to be able to repair and/or replace any fixtures with problems, it is important that all fixtures remain the same as those initially installed. If you want to change a light fixture for a more decorative one, it will be your responsibility to maintain that fixture, and to replace ti with the old one when you leave the Cooperative. At least you will have the responsibility to turn over all these materials to the incoming member so that they can accommodate the responsibilities they assume. If you change fixtures, be certain that all wiring is done by qualified personnel!(return to top of page) PAINTING. All exterior painting is the responsibility of the Cooperative, as well as painting the community facilities. The members, on the other hand, are responsible for all interior decorating and repainting. The Cooperative is responsible to FHA/HUD for making sure that all unit interiors are properly maintained. If you decide to paint, first remove hardware and cover plates from surfaces to be painted. Cover holes and cracks with spackling and smooth with sandpaper. Protect floors with a drop cloth or newspapers. If paint falls on the floors, remove it AT ONCE with a rag. The Cooperative highly recommends that all painting be done with a semi-gloss or eggshell finish latex paint, as these types of finishes are th most highly washable and generally serviceable. DO NOT PAINT WITH A HIGH GLOSS PAINT OR AN OIL BASE PAINT. NEVER PAINT STAINED OR NATURAL FINISH SURFACES.(return to top of page) PERMITS. The Board of Directors, from time to time, has and will prescribe rules, regulations and policies for the good of the Cooperative Corporation. Some of these rules may require permits to be filed by members. Any such rules will be distributed to each member for inclusion in the Handbook. Existing rules are included in the Handbook. See the individual Policies for those which require permits.(return to top of page) PLUBMING. The maintenance staff will take care of plumbing repairs and problems. You are expected to have a plunger and to clear minor stoppages yourself. Since stoppages can be expensive, the member will be charged if the problem was caused by the member’s neglect or carelessness, or if the problem could have easily been solved with the use of a plunger. Report all leaks, improperly function toilets and other plumbing problems to the maintenance department as soon as possible. (NOTE: Toilets are not equipped to handle disposable diapers, sanitary napkins, nor children’s toys.)(return to top of page) RANGES. Each townhouse is provided and equipped with a gas oven and range. The Cooperative is responsible for repairs and replacement of the range except when it has been abused or misused or neglected.(return to top of page) REFRIGERATORS. Each townhouse is equipped with an electric frost free refrigerator. The Cooperative is responsible for repair and replacement of the refrigerators except when it has been abused, misused or neglected. The condenser unit, which is located behind the toe panel, which is located on the front of the refrigerator near the floor MUST be vacuumed at least semi-annually or damage may result to the compressor. This is the member’s responsibility.(return to top of page) REPAIRS - CHARGES FOR. There are times that the maintenance department will make a repair in your dwelling unit and you will be sent a bill for the costs of labor and material. These times are when the staff does not think that the cause for the damage occurred through normal wear. In the Cooperative, all members share in all the costs for routine operations. The Board of Directors does not believe it is fair or proper that all the members should share in the expense of any member who causes damage through carelessness, neglect or abuse. Therefore, each specific member is responsible for these costs as they are incurred by the Cooperative. The Board of Directors has determined that the minimum labor charge for all services performed is to be one-half hours time at the current rate of pay (including associated payroll costs.)(return to top of page) RECYCLING. The Cooperative offers a recycling program for members. Contact the office staff for details.(return to top of page) RUBBISH. Cans, bottles, paper and food waste that cannot be put into the garbage disposal should be placed in plastic trash bags which are supplied by the Cooperative (3 per week), and placed in the trash pick-up areas that are provided throughout the Cooperative. Trash should ONLY be put outside your dwelling unit on the day designated for trash pickup, and must be in some type of closed container. If it is not possible to use a trash bag secured with a twist tie, boxes are acceptable if they are closed and tied or taped, or fastened shut in some other way. Persons who violate the Trash Policy by placing trash outside at some other time than the trash pick up day or in open containers, are subject to charges as designated by the Board of Directors. Trash cannot be stored outside your unit during the week - on your patio or in front of your unit. Dogs and children open such bags and spread trash over the grounds, and persons placing trash outside their units will be charged according to the Policy.(return to top of page) SNOW REMOVAL. The Cooperative staff handles show removal from parking lots and sidewalks. Residents are responsible for snow removal from front stoops and steps. When shoveling snow, whether from your steps or you parking space, DO NOT THROW SNOW OUT INTO THE PARKING AREA, as it forms ice clumps that can damage maintenance equipment and make parking lot clearing very difficult.(return to top of page) STAINED FINISHES. There are several surfaces (finishes) that are stained throughout each dwelling unit. NEVER PAINT STAINED SURFACES. Clean them with a mild detergent or a product such as Scott’s Liquid Gold.(return to top of page) STORMS AND SCREENS. Screens are provided for all sliding windows. They are also provided for entry doors. The sliding glass door wall comes with a screen only. DO NOT throw out damaged screens or frames but return them to the maintenance department. The same is true of broken windows (& frames). All cases of storm door damage are chargeable to the resident/member. The only exceptions are when some part or parts of the door begins to malfunction due to age or wear, such as hinges, closers, handles, striker plates, etc. Therefore, each member should be certain that the storm door is latched securely behind him/her each time (s)he enters or leaves the unit.(return to top of page) TELEVISION. If you have moved from another area, your set may require adjusting for best reception. However, the Cooperative has provided a feed of an excellent signal into each living room. To hook your television to the system, simply attach the cable wire to the T.V. If you have problems with hook-up or reception, call the Cable company.(return to top of page) TUBS - BATH AND LAUNDRY. The bath tub is made of porcelain materials. Do not wash these tubs with harsh cleansers (neither abrasive cleansers like “Ajax” or “Comet,” nor harsh chemicals like chlorine bleaches) which will scratch the surface of the porcelain. The laundry tub is made of fibreglass. Do not use an abrasive cleanser that will scratch the surface. Call the maintenance department if you need caulking around these tubs.(return to top of page) WALLS, INTERIOR. Interior walls are drywall construction. Frame studs are located approximately sixteen inches (16") apart. Nails or screws put into a wall will hold only if they go into a stud. A magnetic stud finder, available at most hardware and variety stores, will help you locate studs. Between studs, use a toggle bolt, a molly bolt, or a similar fastening device. These devices cannot be removed, however, and must be covered with spackling, sanded and painted when no longer in use. Light marks can often be removed by using a mild detergent solution. If you are preparing your walls for repainting, then use a detergent which will remove the most gloss, such as “Smilax” or “Spic ‘n Span.” Wallpaper is allowed provided it is stripable. CONTACT PAPER IS NOT ALLOWED.(return to top of page) WASHERS AND DRYERS. See Special Policy - Section IV - Cooperative Policies.(return to top of page) WINDOWS. To loosen a stuck window, press gently around the frame. Report all broken windows to the maintenance department for repair. Window washing is the member’s responsibility. Since glass does not wear out normally all glass breakage is the responsibility of the resident/member.(return to top of page) WATER HOSE. Do not leave hose on outside faucets during the cold weather. Damage to faucets or pipes due to freezing will be charged to you if you do. SEE addition to “Water Policy” in Section IV.(return to top of page) |
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