East Hampton Mews Tenants Corporation

HOUSE RULES         9/15/2024

1. The staircases and shared public landings between shareholders shall not be obstructed or used for any purpose other than ingress to and egress from the apartments in the building. Children shall not play in the public landings or stairways. Public landings may not be used as a storage space for bicycles, boating equipment, surfboards, baby carriages, etc. Shareholders who wish to augment the landing spaces (i.e., benches, chairs, tables, all decorations) must come to a mutual agreement with the neighbors before placing the items on the public landing. Any type of video/audio recording device such as a camera or a doorbell is prohibited on the exterior of the building and in the shareholders mutually shared entry areas.

 2. No wall/window air-conditioning, air conditioning/heating units or related components shall be installed on the exterior or anywhere about the building except such as shall have been expressly approved by the Lessor and the managing agent. Nor shall anything be projected out of any window, wall, or roof of the building without similar approval.

 3. Upper unit shareholders wishing to have an awning installed must first receive approval from the board.  The awning shall meet the following specifications:  a) The awning frame and hood shall be white in color.  b) The awning shall be motorized with an override.  c) The fabric shall be gray-white stripe.  The valance shall be straight across, not scalloped.  d) The dimensions shall be 14’ 0” wide with a 10’ 0” projection.  The width of the awning will be determined by the deck and shall be no closer than 3 inches from any soffit or projection.  There are no awnings allowed on the upper loft windows.

 4. No radio or television aerial or satellite dish shall be attached to or hung from the exterior of the building without the prior written approval of the Lessor or the managing agent.

 5. No sign, notice, advertisement, or any type of illumination including strand light bulb fixtures shall be inscribed or exposed on or at any window or other part of the building or deck areas or anywhere else on the Mews property, except such as shall have been approved in writing by the Lessor or the managing agent. 

 6. No Lessee shall make or permit any disturbing noises in the building or do or permit anything to be done therein, which will interfere with the rights, comfort, or convenience of other Lessees.

No Lessee shall play upon or suffer to be played upon any musical instrument if the same shall disturb or annoy other occupants of the building. Stereos, radios, TVs etc. must be turned down after 10 PM.  Washing machines and dishwashers are not to be used before 9 AM or after 9 PM if they will disturb or annoy other occupants of the building.

 7. Unless expressly authorized by the Board of Directors in each case, the floors of each apartment must be covered with rugs or carpeting or equally effective noise-reducing material to the extent of at least 80% of the floor area of each room excepting only kitchens, bathrooms, closets, and foyers.

8. Lessee may not lower the thermostat in apartment below the 50-degree Fahrenheit level to prevent pipe freeze-ups during cold winter months. 

Emergency water shut off valves for units are in the crawl spaces.

 
9. Water closets and other water apparatus in the building and appliances shall not be used for any purposes other than those for which they were constituted, nor shall any sweepings, rubbish, rags, or any other article be thrown into the water closets. The cost of repairing any damage resulting from misuse of any water closets, appliances or other apparatus shall be paid for by the Lessee in whose apartment it shall have been caused.

10. When using fireplaces; before lighting the fire make sure that the damper is open.  Ashes must be left in the fireplaces for at least 48 hours. 

No combustible materials may be used or stored on the premises.

 

11. All apartment units must be equipped with a working carbon monoxide detector. 

In addition to the smoke detector that is linked to the building alarm system each unit must also have a battery-operated smoke detector within 10’ of the bedroom door(s).

 

12. The building smoke alarm system may be activated in a unit because of cooking or shower steam.  False alarms can also be caused by construction dust, aerosol sprays, or pipe sweating. Cover detectors while working and remove cover immediately when finished.

If a smoke alarm is activated in your unit the alarm company central station will call the number you have requested to be on file for your unit. If they do not call you within 30 seconds call them. If fire department assistance is not needed tell the alarm company.  The central station has 90 seconds from receiving signal to alerting the EHFD. If it is a false alarm and you do not make contact with the central station within the 90 seconds call EHFD immediately and tell them no assistance is required.  If the EHFD comes for a false alarm you will be charged the fine.

To turn off the alarm horns go to the alarm box in your building to disarm the alarm. 

A page outlining the false alarm procedure, central station phone number, and alarm shut off procedure is at each alarm box and available from the managing agent/property manager.

 

13. The Lessee shall keep the windows of the apartment clean. In case of refusal or neglect of the Lessee during 10 days after notice in writing from the Lessor or the managing agent to clean the windows, such cleaning may be done by the Lessor, which shall have the right, by its officers or authorized agents, to enter the apartment for the purpose and to charge the cost of such cleaning to the Lessee.

 
14. No article shall be hung or shaken from the doors, windows, decks, or balconies or placed upon the windowsills or low walls of the balconies and staircases of the buildings. Laundry, bathing suits, towels, etc. are not to be hung out on decks.  Lower and upper decks should be kept neat and orderly.

15. No Lessee may plant shrubs or flowers beyond their designated garden areas (lower units) or on the driveway side of the units without prior permission of the Lessor. No Lessee may plant a tree in their garden area without prior permission of the Lessor.  Lessee must keep the pebble garden area in front of the lower deck weeded, orderly, and trees and shrubs trimmed off the building.  On upper decks only container pots for plants are permitted and they may not exceed 50 lbs. each.  It shall be the responsibility of the Lessee to maintain the containers in good condition, and to prevent the deck and roof from rot. No objects or any kind of flowerpots are permitted on the upper deck railing.  Birdbaths and other water features must be cleaned daily.   Expressions of individuality, i.e., bird baths, sculptural forms, planters, and the like are to be contained to designated garden areas inside the complex. 

 

16. Barbecuing is permitted on the upper decks and on gravel in front of the lower decks ONLY,

not on the grass nor on the lower decks. Do not store gas barbeques or tanks on the lower unit decks.  Only electric or gas grills are permitted, no other open flame enclosures are allowed.

No charcoal or wood barbecues allowed.   Fire starting fluids or gels may NOT be used or stored.  The electrical outlet on decks can be used for an electrical grill.  Barbecues should be placed at least 3 feet away from walls, trees, hedges, etc. and watched at all times.         

 

17. Garbage and refuse should be securely bagged and placed into the garbage bins located in the storage area on the lower landing.  Place flattened cardboard boxes in or next to the regular garbage cans. The garbage bin storage area is for garbage and trash only, do not store beach chairs etc. in there.  Any excess or bulky shareholder refuse must be removed by the shareholder and should not be placed in the garbage bin storage area. Contact the property manager for assistance in disposing of large items, a fee will be charged. Do not leave items or trash anywhere outside of your garbage bin area. The Mews does not have an on-site dumpster.

 

18. The swimming pool area shall be governed by such rules as the Lessor, or its Managing Agent shall promulgate from time to time.  Rules are posted at the pool and updated by email annually.

19. No bird, reptile, or animal other than one cat per unit shall be kept or harbored in the building unless the same in each instance be expressly permitted in writing by the Lessor; such permissions shall be revocable by the Lessor.   Shareholders, guests, or renters may not have a dog on the premises.  Shareholders (and their guests or renters) who require Service Dogs or Emotional Support Animals must follow the legal guidelines and submit paperwork for approval to the Board of Directors prior to the dog’s arrival.

In no event shall dogs be permitted in any of the public portions of the building or property unless on leash.  No dogs shall be permitted in central courtyard lawn areas or in the pool area. Owners must cleanup dog waste and dispose of in appropriate container. 

No birds or animals shall be fed from the windowsills, decks, and balconies or in the yard, court spaces or other public portions of the building, or on the sidewalk or street adjacent to the building. However, one bird feeder per unit is allowed in the private garden area.

 
20.  All vehicles must have current, valid license plates, registration and inspection stickers.

No vehicle belonging to a Lessee or to a member of the family or guest, subtenant or employee of a Lessee shall be parked in such manner as to impede or prevent ready access to any entrance of the building by another vehicle. Vehicles are permitted only to use the roads and parking areas provided and in no event shall vehicles be permitted on lawns, walks or other public areas.  

The access road is “one way” from the entrance to the exit, with a speed limit of 15mph.

All vehicles must be parked only in the manner prescribed.

Each owner should park one car behind his/her apartment in the designated numbered spot.  Second cars should be parked in the unmarked spaces on the corners. The spaces labeled ‘Guest’ are reserved for guests. Vehicles may not be stored in the guest parking areas for more than 24 hours. No parallel parking on the west, south & east sides of the complex, or along the perimeter fences.

A maximum of 2 cars per unit are permitted overnight in the parking areas.

21. Parking of boat trailers, camping trailers, motorcycles and trucks are prohibited on the grounds, including areas designated for the parking of guest vehicles.  Commercial vehicles of any kind are prohibited.  For the purpose of this restriction, a commercial vehicle shall mean any vehicle containing outside lettering on the vehicle designating a business of any kind or any visible items of commercial use, such as tools or materials.  The prohibition of parking shall not apply to the temporary parking of commercial vehicles for pick-up, delivery, and other commercial services contracted by the Mews and/or its shareholders.  These vehicles must park in the space of the unit they are servicing or in the guest spaces.

Trucks, vans, and SUVs will be permitted within the Mews provided they meet the following criteria:

• The overall vehicle length may not be over 205 inches.
• The overall vehicle width may not be over 79 inches.
• The overall height may not be over 71 inches.
• Suspension components and tires may not be altered to be higher than the original manufacturer’s specifications.
• The vehicle must have four wheels and four wheels only.  No dual wheels are permitted.
• The vehicle may not have a flat bed or stake body, nor shall it have a wooden or a handmade body.

 
22. Lessor may retain a pass key to the premises.  All front door locks must be keyed to the buildings master key system (Schlage). No lessee shall alter the lock or install a new lock on any door of the apartment without obtaining the written consent of Lessor or Lessor’s agent. Information on master key is obtained from Lessor’s agent.

Lessee not keyed to master lock is aware that both EHFD and EHPD will have access to only the master key in case of emergency, and will break down unit door if necessary for access if unit is not on master key system.

 

23. Access to all apartment units by the Lessor or its agents is necessary and required. The agents of the Lessor and any contractor or workman authorized by the Lessor, may enter any apartment for maintenance of smoke alarm system, upon the occurrence of an alarm sounding, leaks appearing, or any other emergency.

 
24. The agents of the Lessor, and any contractor or workman authorized by the Lessor, may enter any apartment at any reasonable hour of the day to inspect such apartment to ascertain whether measures are necessary or desirable to control or exterminate any vermin, insects, or other pests and for the purpose of taking such measures as may be necessary to control or exterminate any such vermin, insects, or other pests.  If the Lessor takes measures to control or exterminate these insects the cost thereof shall be payable by the Lessee, as additional rent.

25. Construction, alteration or repair work and delivery of materials is limited to the hours between 8:00 AM & 4:30 PM on weekdays (not including legal holidays). No loud work may commence until 8:30 AM.

No construction or alterations may be done from Memorial Day through Labor Day without Board approval.  No work is to be done on major holidays.  On special holidays such as Thanksgiving, which is viewed as a long weekend, work is to cease by 12:00 PM on the day prior to the holiday through the following Sunday.  At Christmas/New Year’s Eve work is to cease at 12:00 PM. on the day prior to the holiday. 

Crawl Space: Lessee must notify Lessor (property manager) about any planned work in the crawl space.  This includes ANY type of work in the crawl space: AC maintenance, plumbing repair and electric work. Any damage to crawl space linings or equipment will be billed to the unit lessee. 

Service providers must take photos of crawl space work area before and after any work and report any water accumulation they may see in the space. 

26. Prior approval by the Lessor is required before any renovation or construction in an apartment is permitted. A detailed written description of all such work shall be provided to the Lessor by submitting the written proposal to the Managing Agent. Any interior structural changes proposed must be specifically noted. Lessees shall be required to provide architectural plans and sign an Alteration Agreement with the Lessor if requested by the Lessor.

If the Corporation needs to consult with independent professionals, the Lessee shall be responsible for promptly reimbursing the Lessor for such expenses.

If the Lessee is replacing the floor a soundproofing matt system must be installed under the new floor. All work undertaken by a Lessee must comply with building rules and regulations as well as all applicable laws and governmental regulations.

All renovation or construction work must be performed by licensed professionals. Lessees are required to provide the name and contact information for their contractor(s) and all contractors must provide the Lessor with a COI, Certificate of insurance, for both Liability and Workers Comp prior to commencing work naming the Lessee, Lessor including the Cooperative Corporation, and the Managing Agent as additional insured’s.  All contractors who are performing work that requires licensing, such as plumbers and electricians, must provide a copy of their license to the Lessor.

Contractor must meet with the managing/property agent on site prior to the start of any construction.  Contractors are not permitted to utilize any of the common areas including walkways, stairs, or landings as work or storage areas.

It is the responsibility of the Lessee to provide a dumpster for the removal of debris or to remove all debris daily.  The dumpster should be placed in the unit’s parking space and removed as soon as it is full or by Friday, or whichever occurs first. 

 27. Any repairs that may be the responsibility of the Mews must have prior approval from the Lessor or Managing Agent. 

 28. Lessee shall be required to pay for electric charges relating to the Apartment and for cable related charges, if applicable to the Apartment.

 29. East Hampton Mews property insurance covers the outer shell of the building to the inside wall - i.e., the "stud" space of individual units.  It does not include the personal property owned by, used by, or in the care, custody, or control of a shareholder nor the walls, ceiling, flooring, bathrooms, or kitchen.  All Lessees are required to maintain insurance policies available to owners of cooperative apartments that provide insurance coverage for liability, water damage and casualty.  Shareholders shall furnish evidence of such policies to the Lessor upon demand.

 30. Maintenance charges are due by the first (1st) of each month.  A $50 late charge will be added after the 15^th for each 30 days in which the charge remains delinquent.  Checks submitted to the Managing Agent with insufficient funds will incur a $50 returned check fee, in addition to any late fees.  Accounts over 2 months in arrears are routinely referred to collections. All legal fees are the financial responsibility of the Lessee.  Should there be special circumstances that might affect your ability to pay on time, please contact the Managing Agent to discuss the matter.

 
31. No group tour or exhibition of any apartment or its contents shall be conducted, nor shall any auction or tag sale be held in any apartment without the consent of the Lessor or its managing agent.

 32. No commercial activity is permitted by owners, renters or guests in any area of the units or complex including but not limited to catering preparation and cooking.

 33. The Lessor (the coop board) must approve all sublease arrangements. Any new purchaser of a unit cannot rent that unit for the first 24 months of ownership.  The number of people occupying a unit under a sublease shall not exceed four (4). The lease is limited to a maximum of 12 months and the Lessee may only rent their unit once a year for a fixed fee of $4 per share.  All fees relating to said subletting shall be payable by the Lessee and the Lessor and Managing Agent shall have no liability with respect thereto.  

All potential renters must be interviewed and approved by at least two members of the board prior to the approval of sublease.  A copy of the proposed lease along with a copy of the current house rules signed by the renter must be provided to the management company prior to interview. 

If a Lessee sublets without prior approval of the Lessor a fine in the amount equal to the sublet fee will be charged to the Lessee.

 34. Shareholders must notify the property manager by phone or email if a guest or other family member will be using their apartment in their absence. Shareholder must supply guests with the unit key, the property manager will not open units.

 35. Property manager is available Monday through Friday 8:30 AM- 4:30 PM.  Messages (email or telephone) will be answered within a 48-hour period. Property manager may be engaged for private jobs inside owner’s units only after normal hours.

36. Complaints regarding the service of the building shall be made in writing to the managing agent of the Lessor.

 37. Any consent or approval given under these House Rules by the Lessor shall be revocable at any time.

 

38. Violations of the house rules by Lessee are subject to the following schedule of fines:

First infraction- warning letter  

Second infraction- $50 fine

Third infraction- $100 fine and legal costs incurred by the Lessor in addressing the violations

Subleasing violation- Fine equal to sublease fee

Late Maintenance- $50 late charge will be added after the 15^th for each 30 days delinquent

Fine amounts and applicability are subject to change at any time by Lessor.

39. These House Rules may be added to, amended, or repealed at any time by resolution of the Board of Directors of the Lessor.