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Coral Ridge Towers Original


The Rules We Live By

Galt Mile Apartments, Inc.
Coral Ridge Towers

3233 N.E. 34th Street
Fort Lauderdale, Florida 33308

Phone: (954) 565-2731 or (954) 566-7700
Fax: (954) 565-3319
E-mail: CRTO@bellsouth.net

JULY 2007

INDEX

Click on Links Below to Desired Documentation!

ADDITIONAL DOCUMENTATION
AND USEFUL DATA

Links

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PROCEDURES FOR EMERGENCIES

CALL 911 FIRST. THEN ADVISE THE SECURITY DESK: 954.566.7700

Our security guard will direct the emergency team to your apartment. We also have a wheelchair, a walker and a first-aid kit on the premises, available for emergency use

SMOKE IN YOUR KITCHEN:

  1. Do not open your hall doors. Open balcony door and turn on kitchen exhaust fan.
  2. If the smoke activates the building’s fire alarm, the member shall reimburse the Fire Department’s levy of $100 or more for a false alarm to the Corporation.

FIRE IN YOUR APARMENT:

  1. Close the door to the room where the fire is located and turn off your air conditioners. Leave the apartment doors to the corridor closed but unlocked.
  2. Activate the red fire alarm in your corridor at exit stairs nearest to you.
  3. If you are unable to leave the apartment, go to your balcony. Close the balcony door behind you. Your balcony is a safe refuge from smoke and fire.

FIRE NEAR YOUR APARTMENT:

  1. If your door to the corridor is warm to the touch or if there is heavy smoke in the corridor, keep the door closed, but not locked.
  2. If smoke enters your apartment go to the balcony and close the door behind you.

FIRE ELSEWHERE IN THE BUILDING:

  1. Go the nearest fire tower at the EAST or WEST end of the building.
  2. DO NOT USE ELEVATORS.
  3. Stay in the tower until alarm stops.
  4. When alarm stops, return to your apartment.

HURRICANE AND OTHER EMERGENCIES:

  1. Floor leaders, appointed for each hurricane season, will keep in touch with the members on their floors and coordinate any in-house emergency actions. If need be, call the Security Desk or try to get help from the outside.
  2. Special services are available for the persons listed as handicapped, frail and elderly residents who have no family or friends to help them in case of emergency. In case of a hurricane evacuation, the emergency teams assigned to the building will evacuate those residents. Please contact the Office promptly and make sure that your name appears on the emergency help list.

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THE RULES WE LIVE BY

Galt Mile Apartments, Inc.
(Coral Ridge Towers)

These Rules are designed to make living in our cooperative apartments pleasant and comfortable. In living together, all of us not only have certain rights, but also certain obligations to other members. We must remember that the restrictions we impose upon ourselves are for our mutual benefit and comfort.

The following Rules do not supercede the corporate Bylaws, the Occupancy Agreement, or any other legal obligation. Objectionable behavior is not acceptable, even if it is not specifically covered in the Rules. Violations by members, their employees, their guests or their children are the responsibility of those members.

The Rules will be enforced as follows: The Board of Directors has authorized the Manager to interpret and enforce the Rules. A member directly affected by the Manager’s implementation of the Rules may present his case in writing to the Board of Directors. As needed, the President may ask the Compliance Committee for assistance and advice before action by the Board.

The State of Florida authorizes the Board of Directors to levy fines of up to $100 for a first offense and up to $100 a day for a maximum of ten (10) days for habitual offenders.

  1. MEMBERS. No act or action of any member that jeopardizes the security of the building or another person shall be tolerated. No member is authorized to reprimand an employee or to issue orders for any work. Complaints regarding employees’ work or conduct should be directed to the Manager.

    It is illegal to harass others on the basis of their sex, sexual orientation, age, race, color, national origin, religion, marital status, citizenship, disability or other personal characteristics. Any such offenses will be treated as violations of these Rules, as will the instances of other seriously disruptive actions.

    Every member has the right to expect undisturbed comfort and privacy. No internal solicitations are permitted except for Committees specifically appointed by the President and approved by the Board of Directors for fundraising activities.

    Members shall be liable for all damages to the building and grounds caused by them, their family members or guests, including those performing any work for the members.

    In order to maintain our high standards of apartment living, the members shall not allow overcrowding of their apartments. The limits in number of overnight

    Efficiency: 3 occupantsTwo-bedroom: 6 occupants
     
    One bedroom: 4 occupantsThree-bedroom: 8 occupants
     

    The Board of Directors would like to call attention of the members to Article 5 of the Occupancy Agreement: “The Member shall occupy the dwelling unit covered by the Agreement as a private dwelling for himself or for himself and his immediate family (none under 16 years of age) and for no other purpose.”

    Whenever members leave their apartments for three (3) or more days, they shall notify the Office. All members are requested to advise the Office upon their return. The use of aluminum foil, paper, sheets, etc. over windows during non-occupancy is prohibited. All members who plan to be absent from their apartments during hurricane season must designate a responsible firm or individual to care for their apartments and furnish the Manager with the name of said firm or individual.

    If a member contracts or authorizes an outside concern or individual for apartment maintenance, the member should instruct said party to obtain each time the key to the apartment form Security. However, the Member may, at his discretion, provide a key to his apartment to the party. This party must be registered with the Office and the Corporation is not liable in any way for the actions of said party.

    Procedures for the resale of apartments are outlined in a subsequent section of this booklet. In the event of temporary ownership of two (2) apartments, occupancy of only one is permitted.

    2.

  2. VISITORS AND GUESTS. Persons other than members and their immediate family are considered to be visitors or guests. Upon arrival, family members, visitors and guests should identify themselves to a security guard (in the lobby or in the receiving room) who then announces them by calling the respective member’s apartment. A member expecting family members, visitors or guests should advise Security in advance, so that they can easily be identified upon arrival.

    Those staying overnight must register at the front (lobby) desk upon arrival and provide name, number in party, home address, expected date of departure and, if applicable, description of car and license number. They will receive from the security guard an abbreviated edition of the Rules, copy of the Procedures for Emergencies and a temporary parking pass to be displayed on the inside rear view mirror or dashboard. The Guard will advise them to sign out at departure. A guest may not stay more than thirty (30) days without the prior written approval of the Board of Directors.

    This restriction does not apply to the spouse of a member or to a permanent companion residing with the member pre-approved by the Screening Committee.

    When a member is absent, only the pre-approved family members, registered as such with the Office, may occupy the apartment. (Occupancy by unaccompanied grandchildren, under 21 years of age, is not permitted.) The Office should in each instance be notified in advance, and the Office must verify the right to occupancy. Upon notification of any violation of these Rules, the family member or guest will be required to vacate the premises. Family members are mother, father, brother, sister, son or daughter, niece or nephew 21 years of age or older.

  3. CHILDREN. Children shall not be permitted by parents or caretakers to play in the public halls, stairways or lobby, or interfere with the operation of the elevators. Children under sixteen (16) years of age may use the putting green and the shuffleboard courts only when continuously supervised by an adult. Children under ten (10) years of age may use the swimming pool only when continuously supervised by an adult. Children under three (3) years of age are not allowed in the pool.

    4.

  4. PETS. No member or guests are permitted to have or be allowed to bring pets of any kind into the building or on the premises.

    1. SERVICE ANIMALS: See attached Service Animal Rules (page 17).

  5. EMPLOYEES. The provisions covering the employees are set forth in our Employees’ Manual, as approved by the Board of Directors. The Manager shall see to it that all applicable laws, statutes, regulations and rules are known to, and complied with, by the employees. The Manager’s task is to create and maintain an atmosphere conducive to self-respect, pride in one’s job and an experience-based confidence that good performance is given due recognition. Every employee shall safeguard the property of the Corporation and its members. No misappropriation, neglect or waste will be tolerated.

    6.

  6. SERVICES. All service personnel must enter and leave through the Receiving Room, where they will sign in and out and receive identification tags. Outside contractors will not be permitted to perform work in the building on Sundays. All work must cease at 5:00 P.M., unless special permission is granted by the Manager.

    Members or guests with grocery carts, strollers, etc. must use the service elevator and enter or exit through the rear service doors. They shall refrain from entering or passing through the lobby. If grocery carts are taken to a member’s apartment, they must be returned to and be placed in the service elevator. Bicycles may not be brought into the building. They must be registered with Office and stored in the Bicycle Room.

    7.

  7. BALCONIES. Plants, pots, receptacles and other moveable objects are not permitted on ledges of balconies or terraces. Members shall not be allowed to do any cooking on balconies or hang any object other than holiday decorations or the American flag from balconies or window sills. No cloth, clothing, rugs or mops shall be hung or shaken from windows, doors, balconies, or terraces. To insure proper protection of every member’s property, as well as the Corporation’s property, every member shall remove all pieces of furniture from balconies, so that no loose object or moveable object remains on the balcony when hurricanes or high winds threaten.

    1. Each resident / unit owner is responsible to fill out an Apartment Arrival / Departure form when leaving their unit for longer than three days.

    2. When the unit is shuttered, the balcony will be inspected for any objects left on them.

    3. If any item is found on the balcony, it will be removed and placed in the unit and the owner will be charged a $100.00 fee for the first hour or part thereof for labor required to clear the balcony. If it takes longer, the unit owner will be charged $25.00 for each additional hour or part thereof. The corporation will not be responsible for damages caused by removal of furniture on balcony.

    4. If an owner does not fill out the Arrival / Departure form, then above charges will be applied when the apartment is shuttered in preparation for the hurricane season.

    5. If the event of a hurricane warning, the balcony inspection will occur as shutters are being put up. The same charges will apply.

    8. Installation of carpeting of any kind is not permitted on balconies. The balcony floor must be sealed, and then the floor can be painted or tile installed with the approval of the Manager. The floor may be painted any color; however, the rest of the balcony must be left in the building color.

  8. APARTMENT DOORS. Fire Department regulations require that apartment doors be kept closed at all times. The Fire Department fine for an open door is $500, which will be assessed to the responsible member. The Corporation shall retain pass-keys to all apartments and its agents are authorized to enter and inspect apartments with due notification at any reasonable hour of the day. In case of any emergency, agents of the Corporation may enter and inspect at any time. No member shall alter any lock or install a new lock on any apartment door without first obtaining the written consent of the Corporation and providing an additional key for use by the Corporation pursuant to the Corporation’s right of access to any apartment.

    9.

  9. APARTMENT MAINTENANCE. Maintenance or repair services may be performed by the Corporation maintenance employees with a charge of a nominal rate per hour. All work must be scheduled through the Office with a work order. Members may not use employees to perform personal services except on the employee’s own time. The member is then responsible for any related liabilities.

    Storm shutters will be put up and taken down once a year at no cost when members leave on vacation or during a hurricane alert. Additional storm shutter service will be provided at member’s request at a reasonable charge.

    An inspection of each apartment is conducted annually by the Corporation to ensure that the apartment is properly maintained. Windows are to be accessible. Furniture is to be moved away from the windows.

    The disposal of old or discarded appliances is the responsibility of the member. Members shall replace water heaters every 10 years or if a failure occurs prior to that time.

    When cooking, kitchen exhaust fans should be turned on so as to avoid cooking odors reaching hallways.

    Plans for all renovations including the installation of central air conditioning must be approved by the Manager prior to commencement of any work. Installation of sound-proofing (minimum of ¼ inch cork) for ceramic tile or other types of flooring must be inspected and approved by the Manager prior to setting the tile or installing the flooring. Equivalent material with same or better sound deadening qualities may be used but they must be approved by the Manager prior to installation. Contractor’s proof of current Workers Compensation and Liability is mandatory. See Page 16 for Requirements for Contractors To Do Work in Apartments or Building.

    10.

  10. WASHERS & DRYERS. Installation of a washer and dryer will be permitted in 3, 2, and 1-bedroom apartments and studios with prior approval by the manager. Approval will be contingent upon the Shareholder submitting an approval permit from the city of Ft. Lauderdale. Evidence of a paid receipt for the purchase of a ventless dryer and washer meeting the City’s existing codes along with any other requirements which may be requested by the Manager. Hours of operation for the use of these appliances will be from 8:00 AM to 10PM Monday to Saturday and 10AM to 8PM on Sunday.

    11.

  11. STORAGE FACILITIES. One locker space is provided for each apartment. Lockers are located on the first floor, expect for the number “18” apartments. A locked closed opposite the service elevator is provided for those efficiency apartments. Keys for the locker rooms are available at the Security Desk.

    12.

  12. CHARGES. Carrying charges are due on the first of each month. When a member delays payment for more than five (5) days, a late charge of $25 will be assessed and, if not paid, such assessment will be a lien on the member’s apartment.

    A member will be assessed a charge of $25 in addition to any bank charges for checks returned for insufficient funds or returned for any other deficiency. Checks returned for non-sufficient funds cannot be re-deposited. A replacement check must be received in 1 week.

    All checks drawn on banks out of the USA need to include a $5.00 surcharge. This is necessary as our bank is charging us this fee. Shareholders are reminded at the “screening process” that all payments are to be made in USA currency. * Fees subject to change on bank notification.

    Building Assessments: In accordance with Chapter 719 Florida State Statutes Chapter 719.107 Assessments that are not paid when due bear interest at the rate provided in the cooperative documents from the date due till paid. The rate may not exceed the rate allowed by law, and if no rate is provided in the cooperative documents, that the interest shall accrue at 18 percent per annum. Any payments received by the association shall be applied first to any interest accrued, then to any administrative late fee if applicable, then to any costs and reasonable attorney’s fee incurred in collection, and then to the delinquent assessment.

  13. NOISE. Members and their guests who leave the building or return after 10:00 P.M. are requested to refrain from making any unnecessary noise in the driveway and parking area. Do not blow horns at any time of the day or night except for emergency. Reduce voice pitch and volume to a low level. In consideration of your neighbors, radios and televisions are to be turned down low and windows and balcony doors closed at 10:00 P.M., if radio or television is left on. Party noises and the playing of musical instruments are to be discontinued at that time. Report any such noise to Security. Television/Audio equipment is not allowed on balconies or terraces unless used with earphones. Residential flooring removal that causes significant noise may only be done between the hours of 9:00 A.M. and 5:00 P.M.

    14.

  14. PEST CONTROL. It is necessary that all common areas and apartments be sprayed by a licensed exterminating service on a scheduled basis. A member may decline the spraying of his apartment solely for medical reasons supported by a doctor’s written order furnished to the Office. In the absence of the member, a notice will be left advising the member that the apartment was sprayed. If an apartment is exempt from spraying on a scheduled basis due to member’s medical reasons, then the apartment shall be subject to quarterly inspections by the Manager or his designee to ensure that the apartment is free from bug infestation. If the apartment is found to be infested, the manager will so inform in writing the member and indicate a specific date on which the Corporation’s licensed exterminator service will spray the apartment, thereby allowing the member to arrange to vacate the apartment on that date.

    15.

  15. INDOOR AREAS ANS FACILTIES:

    1. DELIVERIES. Good and packages of every kind must be delivered to and through the Receiving Room in the rear of the building, and the Corporation shall not be responsible for the loss of damage of any such property. The Receiving Room will close on Sundays and holidays; otherwise, it will remain open until 6:00 P.M. daily with a guard on duty. All activities other than personal usage by members will terminate at 5:00 P.M.

    2. HALLWAYS. Garbage cans, laundry, dry cleaning, supplies or other articles shall not be placed in the halls or on the staircase landings. Rugs or mats musts not be placed outside the apartment doors. Laundry and dry cleaning may be left in the Receiving Room for pick-up, at the member’s risk.

    3. HOLIDAY DECORATIONS. Public holiday displays in hallways will be confined to the wall mirrors. Decorations cannot be attached to the walls.

      Decorations should not go up earlier than December 1, and must be removed by the end of the first week in January. Sound-emitting displays are not permitted.

      Members are urged to seek a consensus among fellow stockholders when deciding on these displays. Volunteers should sign up with the Decorating Committee. Disputes will be resolved by the Hallway Decorating Committee.

    4. LOBBY AND COMMUNITY ROOM. Members and their guests shall refrain from using our limited lobby facilities for other than short waiting periods. The Community Room is available for lounging, chatting, reading or passing the time. Permission for use of the Community Room for a private party must be obtained from the Manager or the Board of Directors at their discretion, providing no building organized activity is scheduled for the same time. If a resident plans a party that is open to all residents and is advertised by the elevator and on Channel 4, then a security deposit of $50 is required, which will be refunded providing there is a satisfactory inspection of the room after the party. If a resident plans a party that is not advertised by the elevator and on Channel 4, then a security deposit of $100 will be required, $50 of which will be returned providing there is a satisfactory inspection of the room after the party. In both cases the building will not be responsible for setting up the room or returning it to its normal arrangement and condition. This will be the responsibility of the party giver.

    5. LIBRARY. Our Community Library is maintained by volunteers and consists mainly of books and periodicals donated by members. It functions based on the honor system: members and their guests may borrow from the library at their leisure but must be relied upon to return all library material, without being asked, within a reasonable period of time.

    6. LAUNDRY FACILITIES. Washers and dryers shall be used on a first-come/first serve basis between the hours of 8 AM to 10 PM Monday through Saturday and 10 AM to 10 PM on Sunday. The use of dyes, tints and liquid bleach is prohibited. Members will be able to purchase time by means of a card, which will be credited in increments of $5, $10, and $20. Each shareholder will be issued one card. Replacement of lost cards will be at the shareholders expense and no credit will be issued for unused time.

      Each member is responsible for leaving the equipment in clean condition after use. Lint traps must be emptied after each use.

    7. ATTIRE. Members, their families and guests shall not appear in or use the Lobby, Community Room and Library in any attire other than street clothes. Persons wearing wet bathing attire must use the service elevator. Persons in dry bathing attire with proper overgarment may use the passenger elevator, but may not enter the Lobby and should go to and from the pool area through the designated west door. In all public areas of the building, including hallways, tops must be worn and bare feet are not permitted.

    8. OBSTRUCTIONS. Sidewalks, entrances, driveways, passages, patios, elevators, vestibules, stairways, corridors and halls must not be obstructed in any manner.

      9.

    9. TRASH CHUTES. All refuge, waste, etc. shall be securely wrapped and placed in bags small enough to easily drop down without clogging the chutes. Organic garbage must be disposed of by the use of the kitchen sink disposal unit. Trash chutes may be used only between 8:00 A.M. and 10:00 P.M., at which time they will be locked.

      10.

    10. OUTSIDE DUMPSTERS. A dumpster is provided for larger items which will not fit down the trash chute. This dumpster is not provided for Shareholders who are remodeling or emptying out an apartment. Shareholders are to contact the Manager who will make the necessary arrangements to dispose of the items at the shareholders expense. Shareholders are not permitted to put Organic garbage into the Dumpster. Failure to comply will result in a $50.00 charge.

      11.

    11. SMOKING. In compliance with Florida Clean Indoor Air Act. Smoking is prohibited in all common areas of the building, including hallways and stairways.

  16. OTHER AREAS AND FACILTIES:

    1. EXTERIOR APPEARANCE. To maintain a uniform and pleasing appearance to the exterior of our building, no awnings or projections (with the exception of an American flag) shall be attached to the outside wall or to the balcony. This includes any type of screen or umbrella; however, a screen door may be installed between living room and balcony.

    2. NEW WINDOWS. The Board of Directors recently refined the procedures and specifications for the installation of new windows. The most pertinent refinement is the clearly stated requirement that you must have the Manager’s approval before any contract is signed. If you neglect this requirement you will not be permitted to install new windows whether or not you have the necessary permits. This refinement is nothing new since no shareholder has ever been allowed to make structural changes without prior management approval.

    3. ROOF. Members are not allowed on the roof of allowed to use the roof for any purpose whatsoever.

    4. PARKING. Every apartment is entitled to one parking space as assigned by the Manager. Members who do not wish to use their parking spaces may, with permission of the Manager, assign their parking spaces to other members and a written consent letter must be filed with the Office. Vehicles improperly parked will be towed away at owner’s expense. Members may not use guest parking spaces for their own automobiles or small passenger vans. Trailer, trucks, vehicles equipped for camping, boats on trailers or two-wheeled motorized vehicles shall not be brought onto the premises, except to make deliveries or the Corporation business. Backing cars into spaces is not permitted. Boats and yachts are prohibited from tying up at our dock overnight. Assigned outdoor parking space must be forfeited when the member is assigned undercover parking.

      The Manager will assign Undercover Parking by occupancy seniority. Only one undercover parking space will be assigned or used by any one member. Whenever a member passes away, is permanently confined to a nursing home, or ceases to own a motor vehicle, the member’s undercover parking space shall be assigned to another member on the waiting list.

      Under no circumstances will three (3) cars be accommodated. Every car must have a CRT sticker. Every guest shall be asked whether or not he has brought a car onto the property, and where it is parked.

      A member is responsible to make parking arrangements for a family member or guest staying for a period of more than two (2) weeks. Overnight parking in the five service spaces is prohibited unless prior approval is obtained from the manager.

    5. VEHICLES - PERMITTED AND NOT PERMITTED. See page 15 for vehicles Permitted and Not Permitted in the parking lot (Click Here).

    6. FOOD OR BEVERAGE. Food or beverage, other than bottled water, may not be served or consumed in the Community Room, pool, patio or other common areas without permission of the Manager.

    7. SWIMMING POOL. Members and their guests using the swimming pool do so at their own risk. They should adhere to all posted rules, at the swimming pool and elsewhere. The pool is open for use daily between 8:00 A.M. and 9:30 P.M.

      All persons must shower each time before entering the pool. Diving or jumping into the pool is not permitted.

      People using suntan oils, creams, lotions, etc. may not use patio furniture without an underlying towel. Patio furniture may not be removed from the pool area. Chairs, lounges or persons lying on the concrete should not obstruct the walkway around the pool.

      Children under three (3) years of age are not allowed in the pool

      All bathers must be continent.

      Audio equipment is not allowed at the pool unless used with earphones.

    8. PUTTING GREEN. The putting green is open for play between 9:30 A.M. and 9:30 P.M. unless there is a tournament. Each participant must use his own individual putter. Only shoes with flat heels are to be worn on the putting green. For health reasons, no one with bare feet will be allowed on the putting green. Pitching onto the green is not permitted.

      Children under the age of sixteen (16) must be under the continuous supervision of an adult.

    9. SHUFFLEBOARD. The shuffleboard courts are open for play between 9:30 A.M. and 9:30 P.M.

  17. SECURITY. The Corporation maintains a staff of security guards for your safety and protection. The effectiveness of our security arrangements depend on the cooperation they receive from our members and their guests. They are at your service to report accidents, sickness, fires, and other emergencies. Under no condition should they be reprimanded for questioning unknown visitors or guests.

    Report immediately to the Security anything that appears to be of a suspicious nature. Do not use them for problems unrelated to their duties. Guards are not permitted to leave their posts. All arrivals after 11:00 P.M. must enter through the front door and register at the Security Desk.

    In keeping with security issues, the rear North and West doors will be locked from 11 PM till 7 AM. Shareholders and their guests are to enter and exit the building by the front entrance during this time. At no time is this door to be propped open; this also applies to the stairwell exits. This is strictly prohibited and failure to comply will be addressed by the Compliance Committee. Members who are arriving or leaving for the season and who wish to use this door must plan accordingly, complying with the hours of operation.

    Keep corridor doors closed per Fire Department ruling. A $100.00 fine is charged for false alarms.

  18. MORTGAGE FINANCING. Any financing by a shareholder using their apartment as security must be with a financial institution that has signed a recognition agreement with Galt Mile Apartments, Inc.

  19. RULE CHANGES. The Board of Directors reserves the right to amend these Rules and make such additional rules and regulations as, in their opinion, shall be necessary or desirable.

    The Board of Directors welcomes the help of all members in the enforcement of these Rules. Please report repeated violators to the Manager. Any suggestions or complaints should be submitted to the Manager in writing and signed by the member.

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Home Healthcare Aides Registration
and Daily Sign-In Procedures

  1. Home Health Aide must fill out and complete information form, to be kept on file at both receiving desk and lobby desk.

  2. On every visit after form has been completed, guests will verify identity of Home Health Aide upon signing in.

  3. Home Health Aides are required to park their car in employer’s spot rather than guest parking unless otherwise directed by Security.

  4. Home Health Aide is not permitted to have family members or friends accompany them during their shift.

  5. The building’s lobby is for the exclusive use of residents and their guests.

  6. The conduct of a member’s employee is the responsibility of the member (“Rules We Live By”, page 4 - Click Here).

Amended 6/11/2003
Revised September 2006.

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VEHICLES PERMITTED

  • Passenger Cars

  • Passenger Vans
  • Sports Utility Vehicles
  • Pick-Up Trucks not exceeding:
    • Single Rear Axle,
    • ¾ Tonnages,
    • 19 feet in Overall Length,
    • 6 feet 5 inches in Width, and
    • 7 feet in Height and equipped with manufacturer's approved cover for cargo box.

Note:

  1. Vans and SUVs equipped with roof luggage carrier may be refused permission to park because of limited (7 feet 10 inches) clearance in passageway under the building and canopy.

  2. Vehicles must have license plate(s), valid tags and be in operating condition.

  3. The Corporation reserves the right to assign large vans, SUVs and Pick-Up Trucks to parking spaces at the end of the parking alleys.

VEHICLES NOT PERMITTED

  • Commercial type panel trucks regardless of tonnage or dimensions (i.e. equipped with front seat only, balance cargo area)

  • Vehicles with commercial advertising
  • Pick-Up Trucks exceeding
    • ¾ Tonnages,
    • Single Rear Axle,
    • Over 19 feet in Overall Length,
    • 6 Feet 5 Inches in Width or
    • 7 Feet in Height
  • Pick-Up trucks not equipped with manufacturer's approved cover for cargo box.
  • Recreational vehicles
  • Vehicles equipped for camping
  • Two wheeled motorized vehicles and bicycles
  • Trailers
  • Boats, kayaks and surfboards including those on trailers, cargo area of trucks or carried on roof
  • Vehicles without license plate(s) and valid tags and/or not in operating condition.
  • Homemade covers for vehicles are not permitted.

Amended 4/22/02
Revised July 2007.

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Requirements for Contractors to do Work in
the Building and/or Individual Apartments

  1. Must be licensed by the state.

  2. Insurance liability must be at least $300,000.
  3. Workman’s compensation insurance (if no comp, must have exemption from the state).
  4. All contractors must remove their own trash and are not permitted to use our dumpsters.

Please supply Security Guard with the following:

  • Copy of License

  • Copy of Insurance Certificate with Galt Mile Apartments, dba/Coral Ridge Towers listed as additional insured ***
  • Copy of Workman’s Comp Certificate or Proof of State Exemption

***Please add the following as an Additional Insured:

Galt Mile Apartments, Inc.
dba/Coral Ridge Towers
3233 N.E. 34th Street
Fort Lauderdale, FL 33308

(All required documents may be faxed or emailed to the office)

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PROCEDURES FOR SELLING APARTMENTS

  1. Resale Authorization form is completed and signed by Selling Member and submitted to the Office. The form is subsequently approved by an authorized officer of the Corporation.

  2. Member turns in his stock certificate to the Office and executes Assignment Separate from Certificate form. The Assignment of membership form is executed by the Selling Member and Purchaser on or before closing.

  3. The Manager inspects the Member’s apartment and completes the Inspection of Stockholder’s Apartment form listing any deficiencies, including any major appliance (water heater, electric range, oven, refrigerator, kitchen sink disposal unit, kitchen exhaust fan, bathroom fan, dishwasher and air conditioning units), which requires replacement. This form is then submitted to the Member for acceptance. In accordance with Articles 10 and 11 of the Occupancy Agreement, any necessary repairs or replacements are the responsibility of the Selling Member, unless otherwise agreed to with the Purchaser. Upon such agreement, the Purchaser assumes responsibility for such repairs or replacements.

  4. A professional termite inspection of the apartment is carried out prior to closing at the Selling Member’s expense.

  5. Property Taxes shall be adjusted between the Selling Member and Purchaser at time of closing.

  6. The Selling Member remains responsible for all monthly carrying charges until closing. The cost of repairs or replacements pursuant to paragraph 3 above plus the stock transfer fee is deducted from the sale proceeds.

  7. A person wishing to purchase an apartment is provided with a copy of the Corporation’s Bylaws, The Rule We Live By, and the Corporation’s latest Financial Statements. In addition, he receives a copy of the Screening Questionnaire and the various financial forms, which are to be completed and transmitted to the Corporation. Following receipt of the required documentation, a credit check will be done and then the Screening Committee will schedule an interview with the Purchaser. Once the Purchaser is approved by the Screening Committee a closing may take place.

  8. In the event the Selling Member is entitled to a Homestead Exemption, the Selling Member relinquishes, following closing, the right to any refund from the Corporation.

  9. In order to insure compliance with these procedures as well as to provide for an accounting of any outstanding monies due to or on behalf of the Corporation, any sale or transfer of ownership, and the closing of same, shall be subject to review and closing by the Corporation Attorney, and any fees associated therewith shall be paid by the Selling Member or the Parties to the transaction accordingly.

Revised May 2004
Revised July 2007

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SERVICE ANIMAL RULES

Any resident/shareholder who has a licensed and trained service animal is required to adhere to the following rules.

  1. Service animals are restricted to use of only the service elevator, and should enter and exit the building through the receiving room until 6PM. If the receiving room is closed and you are using another entrance or exit the service animal must be controlled at all times and on a leash.

  2. Service animals must be registered with the office and a copy of the license will remain on file along with all training certificates certifying that all the necessary courses have been completed satisfactorily.

  3. Service animals are not permitted to run the halls and are not permitted in the lobby except to enter or exit the building. Public areas such as pool and the grounds surrounding the Co-op are definitely not permitted.

  4. Residents are responsible for damages that occur by their service animal both to other shareholders personal property as well as that owned by the corporation.

  5. Residents are required to provide proof that the service animal has received all the necessary shots and inoculations annually.

  6. Residents are legally responsible for any liability and or incidents arising from the disturbance caused by their service animals.

  7. Residents are responsible to clean up all accidents caused by the service animal. Continued incidents will result in fines or a monthly assessment and an appearance before the compliance committee.

  8. If the resident is no longer a resident of Coral Ridge Towers, the service animal is to be immediately removed from the building.

  9. The service animal shall be housed in the resident’s / shareholders apartment at all times, and accompany the resident should they travel and under no circumstances be left in the care of another shareholder.

  10. No smell or sound “barking” will be tolerated coming from the residents/shareholders apartment as we reside in such close proximity.

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RULES AND REGULATIONS
Regarding
Inspection and Copying of Association Records

Index

Click on Link Below to Access Desired Subtitle.

  1. Records Defined

  2. Persons Entitled to Inspect or Copy
  3. Inspection and Copying
  4. Manner of Inspection
  5. Enforcement of Inspection and Copying Rules

    6.

  1. RECORDS DEFINED

    The official records available for inspection and copying are those designated by the Florida Cooperative Act, as amended from time to time.

    2.

  2. PERSONS ENTITLED TO INSPECT OR COPY

    Every shareholder or the shareholder’s authorized representative, as designated in writing, shall have the right to inspect or copy the official records pursuant to the following rules.

    3.

  3. INSPECTION AND COPYING

    1. A shareholder, or a shareholder’s authorized representative, desiring to inspect the Association’s records shall submit a written request to the Association or its manager. The request must specify the particular record subject to inspection.

    2. Inspection or copying of records shall be limited to those records specifically requested.

    3. No shareholder or authorized representative, shall submit more than one written request for inspection or copying of a record previously viewed in a thirty-day period. No record request shall be honored while another request in pending; no request can be made more frequently than once every ten (10) days.

    4. All inspection of records shall be conducted at the Association’s office or at such other location designated by the association. No shareholder or authorized representative shall remove original records from the location of inspection. No alteration of the original records shall be allowed.

    5. No inspection of the record or groups of records, at any given inspection, shall take longer than 4 hours. If the inspection cannot be completed within such time frame, owner shall submit a request in writing for a subsequent continuation inspection which shall be accommodated within the next the (10) days.

    6. Records shall be made available by the Association for inspection on or before the fifth working day subsequent to actual receipt by the Association of the written request for inspection. This time frame may be extended by written request of the Association. In addition, this time frame shall be extended in the event records are so voluminous or otherwise in such condition as to render this time frame unreasonable. Financial records currently undergoing preparation for a financial examination will not be available until the conclusion of such examination. The Association shall notify the shareholder or authorized representative, by telephone or in writing, that the records are available and the time, date and place for such inspection. Inspection shall be made only during normal Association business hours or normal business hours of the location or inspection if other than the Association office. For the purposes herein, the terms “working day” shall mean Monday through Friday, exclusive of federal, state and local holidays in which the office of the Association is closed. For purposes herein “normal business hours” shall be the hours that the Association office is customarily opened, or the hours at the location where the records are inspected is customarily opened, or if there are no customary hours, then 9:00 a.m. to 1:00 p.m. Monday - Thursday.

    7. If a shareholder or authorized representative desires to obtain a copy of any record, the shareholder or authorized representative shall designate in writing which record is desired or in the alternative shall designate such record by use of a tab or clip on the page desired. Any written request shall designate the specific record or portion thereof. If the location of inspection has a copy machine, the copies of the record shall be available within a reasonable period following the request. The Association will determine if the Association’s copy machine or a copy service will be used, depending on the volume of copies requested. In the event the above-referenced time frame is impracticable due to the voluminous nature or condition of the records, then copies will be made available as soon as is practical.

    8. A shareholder or authorized representative shall pay the reasonable expense of copying in the amount of .50 per page. Payment in advance of copying shall be required, or owner may furnish his/her own copy machine and make their own copies at no cost to The Galt Mile Apartments, Inc. If an outside copying service is required, the cost of same will be the Owner’s responsibility.

  4. MANNER OF INSPECTION

    1. No written request for inspection or copying shall be made in order to harass any shareholder, resident or Association agent, officer, director or employee.

    2. All persons inspecting or requesting copies of records shall conduct themselves in a businesslike manner and shall not interfere with the operation of the Association office or office where the records are otherwise inspected or copied. The Association office, or office of inspection, shall assign staff persons or Association representatives to assist in the inspection and monitoring of the inspection. All requests for further assistance and copying during inspection shall be directed to the Association’s designated representative.

    3. The Association may, at its discretion, videotape the inspection sessions.

  5. ENFORCEMENT OF INSPECTION AND COPYING RULES

    1. Any violation of these rules shall cause the immediate suspension of the inspection or copying until such time as the violator agrees in writing to comply herewith.

    2. Any requests from inspection and copying not complying with these rules shall not be honored. However, the Association shall indicate in writing the nature of the non-compliance and transmit same to the requesting party.

    3. The Board of Directors may take any available legal action to enforce these rules, including relief and/or levy of a fine in the event fining is authorized by Cooperative documents.

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Frequently Asked Questions and Answers Sheet
for Cooperative Associations

  • Q: What are my voting rights in the cooperative association?

  • A: Each apartment has one vote.

  • Q: What restrictions exist in the cooperative documents on my right to use my unit?

  • A: See Bylaws, Occupancy Agreement, and Rules We Live By.

  • Q: What restrictions exist in the cooperative documents on the leasing of my unit?

  • A: No rentals permitted.

  • Q: How much are my assessments to the cooperative association for my unit type and when are they due?

  • A: Varies.

  • Q: Do I have to be a member in any other association? If so, what is the name of the association and what are my voting rights in this association? Also, how much are my assessments?

  • A: No

  • Q: Am I required to pay rent or land use fees for recreational or other commonly used facilities? If so, how much am I obligated to pay annually?

  • A: No

  • Q: Is the cooperative association or other mandatory membership association involved in any court cases in which it may face liability in excess of $100,000? If so, identify each such case.

  • A: No

NOTE: THE STATEMENTS CONTAINED HEREIN ARE ONLY SUMMARY IN NATURE. A PROSPECTIVE PURCHASER SHOULD REFER TO ALL REFERENCES, EXHIBITS HERETO, THE SALES CONTRACT, AND THE COOPERATIVE DOCUMENTS.

The above information derives from DBPR Form CO 6000-33-037 as completed by Galt Mile Apartments, Inc. on May 12, 2006.

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Screening Rules for New Residents
June 2007 Additions to CRTO Screening Rules

These rules are only related to the financials and are only additional rules to the ones already in place.

  • We do not consider income or assets that are not expressed on income tax returns or supported by financial statements from the institution. If assets are jointly owned only the applicants legal portion can be considered.

  • Only the assets of the person or person’s applying will be considered. If other parties wish their assets to be considered they must also apply and be listed on the title.

  • The minimum income requirement is 12 times the annual carrying charge for the unit being purchased. If the income is inadequate but the applicant has substantial liquid assets that can be readily used to pay the expenses associated with the unit they can be considered. Non-liquid assets such as equity in other properties cannot be considered. Monies in qualified retirement plans where the applicant is under the age of 59 cannot be considered.

  • If the applicants income qualifies but their financial situation is one that current liabilities are high and the document situation provided to us does not allow adequate income to afford a unit in CRTO and their reasonable living expenses we cannot give approval.

  • The sum of all mortgages, real estate taxes, loans and carrying charges including those on the property being purchased cannot exceed 36% of the applicant’s gross annual income.

Revised June 16, 2007

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Forms Needed for Purchaser of Apartments
Coral Ridge Towers Original
Galt Mile Apartments, Inc.

  1. Form for Credit Check

  2. Application for Purchase or Transfer

  3. Application for Occupancy

  4. Request for Form 1040 – to include financial paperwork for past 2 years

  5. Form for verification from each Bank or Broker regarding assets

  6. CRTO Screening Questionnaire

  7. Notice that closing will take place at office of the Corporation’s Attorney:

    • Law Office of Lawrence E. Blacke, P.A.
      3326 NE 33rd Street
      Fort Lauderdale FL 33308

  8. Pet Declaration

  9. CRT Resident’s Personal Data Sheet

  10. Frequently Asked Questions and Answer Sheet

  11. Latest Financial Statements of the Corporation

  12. Copy of Rules We Live By

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BYLAWS OF GALT MILE APARTMENTS, INC.

REVISED April 2, 2003

Bylaws Index

Click on Link Below to Access Desired Article.

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ARTICLE I
NAME AND LOCATION OF CORPORATION

The name of this Corporation is GALT MILE APARTMENTS, INC., also known as CORAL RIDGE TOWERS (hereinafter “Corporation”). Its principal office is located at 3233 N.E. 34th Street, Fort Lauderdale, Florida 33308.

ARTICLE II
PURPOSE

Section 1. Purpose. The purpose of this Corporation is to provide its stockholders with housing and community facilities, if any, on a basis consistent with the provisions set forth in the Articles of Incorporation, Florida Statutes Chapter 719 (the “Cooperative Act”) and these Bylaws.

Section 2. Use Restrictions. The use of the property of the Corporation shall be in accordance with the following provisions:

  1. Ownership. Each of the Units shall be owned only as a single-family private residence and not for business, commercial and other purposes. As used in these Bylaws and elsewhere in the documents, “family”, “single family”, or words of similar import shall b defined as not more than two (2) unrelated persons living together in a single Residential Unit, or two (2) persons related by blood, marriage or adoption and living together in a single Residential Unit.

  2. Occupancy Limitation. The Rules and Regulations promulgated from time to time shall contain limitation on the number of persons that may occupy a Unit as per the following schedule:

    Efficiency: 3 occupantsTwo-bedroom: 6 occupants
     
    One bedroom: 4 occupantsThree-bedroom: 8 occupants
     

  3. Pets. No Member may keep or harbor a pet anywhere on the Corporation property.

Section 3. Housing for Older Persons. Each of the Units of the Corporation shall be intended and operated for occupancy by at least on person fifty-five (55) years of age of older, subject to an existing 20% exception established in the practice of the Corporation. It is the intent of this provision to utilize the Housing for Older Persons Act of 1995, as amended, to enable the operation of a qualified housing community for older persons thereby achieving exemption from otherwise relevant provisions of the Fair Housing amendments Act of 1988, as amended. The Board is authorized to promulgate, adopt, amend, modify or delete policies, procedures, rules and regulations to assure compliance with such exemption. Inasmuch as the Corporation is designed and intended as “housing for older persons” and to provide housing for residents who are fifty-five (55) years of age or older, children under sixteen (16) years of age shall be prohibited from permanently residing upon the premises and no Member shall permit a child under sixteen (16) years of age to permanently reside within a Unit; except that children under sixteen (16) may visit and temporarily reside for a period not to exceed thirty (30) days in any calendar year.

Section 4. Leasing Prohibited. The leasing or renting of apartments by members for any reason whatsoever is expressly prohibited.

ARTICLE III
MEMBERSHIP

Section 1. Eligibility. The membership shall consist of those stockholders who reside in the Units for which they have received stock certificates and who have been accepted for membership by the Board of Directors. Only natural persons may be stockholders, but a member may place the title to his stock ownership in a living trust, provided that the member is the Trustee.

Section 2. Application for Membership. Application for membership shall be presented in person on a form prescribed by the Board of Directors. All such applications shall be acted upon promptly by the Board of Directors.

Section 3. Transfer of Membership. Anyone who acquires stock ownership, be it from a trust or an estate or by purchase, shall not be permitted to exercise occupancy privileges unless and until he has been accepted and approved as a member by a minimum of one (1) member of the Board of Directors and two (2) member stockholders authorized by the Board for that purpose.

Section 4. Termination of Membership for Cause. In the event the Corporation has, pursuant to the provisions of an Occupancy Agreement, terminated the rights of a member under said Occupancy Agreement and repossessed the apartment, the member shall be required to deliver promptly to the Corporation his membership certificate and his Occupancy Agreement, both endorsed in such manner as may be required by the Corporation. The Corporation shall thereupon proceed with reasonable diligence to effect a sale of the apartment at a sales price acceptable to the Corporation. The retiring member shall be entitled to receive the sales proceeds less all pertinent costs and expenses incurred by the Corporation. The determination of such amounts by the Corporation shall be conclusive.

ARTICLE IV
MEETING OF MEMBERS

Section 1. Place of Meetings. Meetings of the membership shall be held at the principal office of the Corporation or at such other suitable place convenient to the membership as may be designated by the Board of Directors.

Section 2. Annual Meetings. The Annual Meeting of the Corporation shall be held on the first Tuesday in March of each year. The members may transact such other business of the Corporation as may properly come before them. The President shall appoint five (5) Inspectors of Election from the membership at least five (5) days prior to the meeting.

Members shall have the right to participate in meetings with reference to all designated agenda items. However, reasonable rules governing the frequency, duration, and manner of membership participation shall be applied. A member may tape record or videotape meetings of members subject to reasonable rules.

Section 3. Notice of Annual Meetings. It shall be the duty of the Secretary to mail or hand deliver to each member a first notice of each annual meeting not less than sixty (60) days before the scheduled date of the meeting. Any member desiring to be a candidate for the Board of Directors shall give written notice to the Corporation not less than forty (40) days before the meeting. If a candidate wishes the Corporation to distribute his personal information to the members of the Corporation, the information sheet has to be submitted to the Corporation not less than thirty-five (35) days before the meeting.

Not less than thirty (30) days before an annual meeting, the Corporation shall mail or hand deliver to each member a second notice of the meeting, together with the agenda for the meeting, a ballot and a copy of each personal information sheet duly received from the candidates. Accompanying the ballot shall be an outer envelope addressed to the Secretary and a small inner envelope in which the ballot shall be placed. Each voter shall sign the exterior of the outer envelope in the space provided for such signature. Upon receipt by the Corporation, no ballot may be rescinded or changed.

Section 4. Special Meetings. It shall be the duty of the President to call a special meeting of the members as directed by resolution of the Board of Directors or upon a petition signed by twenty percent (20%) of the membership and presented to the Secretary. A special meeting of members to recall one or more members of the Board of Directors, may be called by ten percent (10%) of the membership. The required notice of the meeting shall state the date, time and purpose of the meeting.

Section 5. Notice of Special Meeting. It shall be the duty of the Secretary to mail or hand deliver to each member a notice of each special meeting, stating the purpose thereof as well as the time and place where it is to held, not less than fourteen (14) days but not more than fifty (50) days prior to such meeting. No business shall be transacted at a special meeting except as stated in the notice unless by consent of four-fifths of the members present.

Section 6. Quorum. The presence in person of a least twenty-five percent (25%) of the members of record of the Corporation shall be requisite for and shall constitute a quorum for the transaction of business at all meetings of members. Elections shall be decided by a plurality of those ballots cast. Moreover, at least twenty percent(20%) of the eligible voters must cast a ballot in order to have a valid election of members of the Board of Directors.

Section 7. Adjourned Meetings. If any meetings of members cannot be organized because a quorum has not attended, the members who are present may, except as otherwise provided by law, adjourn the meeting to a time not less than forty-eight (48) hours from the time the original meeting was called.

Section 8. Voting. At every meeting of the membership, each member shall have the right to cast one vote on each question. In the event two persons hold joint membership, they may each cast a one-half vote. (Suitable instructions should be placed on the ballot to assist the voters on the procedure to be used.) The vote of the majority shall decide any question brought before such meeting, unless the question is one upon which, by express provision of statute or of the Articles of Incorporation or of these Bylaws, a different vote is required, in which case such express provision shall govern and control.

Section 9. Order of Business. The order of business at all annual meetings shall be as follows:

  1. Cast ballots for election of Directors.

  2. Roll Call. This may be done by having every member sign a roster just prior to the start of the meeting in lieu of calling the roll orally.

  3. Proof of notice of meeting or waiver of notice.

  4. Reading of minutes of preceding meeting. The reading of the minutes may be dispensed with upon proper motion.

  5. Report of Officers.

  6. Report of Committees.

  7. Auditors report and approval of the Corporation’s Audited Financial Statements.

  8. Appointment of Auditors for the new fiscal year.

  9. The election shall be by secret ballot. Each candidate shall have the right to be present or have a representative at the tallying of the vote.

  10. Unfinished business.

  11. New business.

Section 10. Notice. Whenever any notice is required by any provision of these Bylaws or by Florida Statutes, the notice will be hand delivered or sent by regular United States mail.

ARTICLE V
DIRECTORS

Section 1. Number and Qualification. The affairs of the Corporation shall be governed by a Board of Directors composed of nine (9) members.

Section 2. Powers and Duties. All of the powers and duties of the Corporation existing under the Florida Corporation Statutes, the Cooperative Act, the Occupancy Agreement, the Articles of Incorporation, these Bylaws, and the Rules and Regulations of the Corporation shall be exercised exclusively by the Board of Directors or its duly authorized agents, contractors, or employees subject only to the approval by Members when such is specifically required. Such powers and duties of the Directors shall include, but shall not be limited to, the following:

  1. Adopt budgets and make and collect assessments and special assessments from Members to defray the costs of the Corporation.

  2. Use the proceeds of assessments in the exercise of its powers and duties.

  3. Maintain, repair, replace and operate the property of the Corporation.

  4. Enact amend rules and regulations concerning the transfer, use, appearance, and occupancy of the Units, and any of the Corporation property.

  5. Reconstruct common areas or other improvements after casualty and further improvements of the property.

  6. Approve or disapprove proposed transactions (sales and conveyances of Units) in the manner provided by the Occupancy Agreement and to charge a preset fee, not to exceed the maximum permissible by law, in connection with such approval.

  7. To enforce by legal means the provisions of applicable laws and the Corporation documents, and to interpret said Corporation documents, as the final arbiter of their meaning.

  8. Contract for management of the Corporation and to delegate to the management agent or manager any powers and duties except those things which may not be delegated under the Corporation Documents or applicable law.

  9. Carry insurance for the protection of the Members and the Corporation.

  10. Pay the cost of all utility services rendered to the Corporation and not billed to Members of individual Units.

  11. Employ personnel for reasonable compensation and grant them such duties as seem appropriate for proper administration of the purposes of the Corporation.

  12. Bring and defend suits, make and execute contracts, deeds, mortgages, notes, and other evidence of indebtedness, leases and other instruments by its officers and to purchase, own, lease, convey and encumber real and personal property. To grant easements and licenses over the Corporation property necessary or desirable for proper operation of the Corporation.

  13. Indemnify, pursuant to Article VI, Section 8 hereof, any director, officer, committee member employee or agent of the Corporation.

Section 3. Contracts for Products and Services. All contracts for the purchase, lease or renting of materials or equipment, or which are not to be fully performed within one year, and all contracts for services shall be in writing. For any contract which required payment exceeding 0.5% of the annual budget of common expenses for current year except for contracts with employees fo the Corporation, attorneys, accountants, architects, engineers and landscape architects, the Corporation shall obtain competitive bids unless the products and services are needed as the result of any emergency or unless the desired supplier is the only source of supply serving the Corporation. The Corporation need not accept the lowest bid. All contracts in the amount of Five Thousand and 00/100 Dollars ($5,000.00) or more shall be reviewed by counsel for the Corporations prior to execution.

Section 4. Capital Expenditure Authorization. The expenditure of the Corporation funds for capital projects in all instances require prior approval by the Board of Directors. Such approval shall be given at a regularly constituted meeting of the Board except in case of an emergency when Board members may participate by telephone or conference call. In such event, approval shall be confirmed and recorded at the next regularly constituted meeting of the Board of Directors. However, in an emergency the Building Manager may, at his discretion, spend up to One Thousand and 00/100 Dollars ($1,000.00), or such other amount as the Board of Directors may decree from time to time for needs related to the maintenance of the Corporation.

Section 5. Fines. The Directors may, pursuant to Florida Statutes 719, impose fines against a Unit not to exceed the maximum permissible by law, for failure to comply with the provisions of the Corporation documents, including the rules and regulations, by Members, occupants, licensees, family members and guests. A fine may be imposed for each day of continuing violation with a single notice and opportunity for hearing, provided that no fine shall in the aggregate exceed $1000.00 or such maximum amount as is permissible by law.

The party against whom the fine is sought to be levied shall be afforded an opportunity for hearing after reasonable notice of not less than ten (10) days and said notice shall include:

  • A statement of the date, time and place of the hearing;

  • A statement of the provisions of the Occupancy Agreement, Articles of Incorporation, Bylaws, or Rules WE Live By which have allegedly been violated;

  • A short and plain statement of the matters asserted by the Corporation.

The party against whom the fine may be levied shall have an opportunity to respond, to present evidence and to provide written and oral argument on all issues involved and shall have an opportunity at the hearing to review, challenge and respond to any material considered by the Corporation. The hearing shall be held before a Committee of other Members. If the Committee does not agree with the fine, the fine may not be levied. Should the Corporation be required to initiate legal proceedings to collect a duly levied fine, the prevailing party in an action to collect said fine shall be entitled to an award of costs, and a reasonable attorney’s fee incurred before trial, at trial, and on appeal.

Section 6. Committees. The President may establish Committees and designate the chairpersons of such Committees from among the membership as deemed appropriate to assist in the conduct of the affairs of the Corporation. All Committees and Committee members shall serve at the pleasure of the Board. Meetings between the Board, and designated legal counsel to address any matter involving attorney-client privileged communication shall not be open to the membership. Committees may meet and conduct their affairs in private without prior notice or Member participation, if

  1. The Board has determined that it is in the best interests of the Corporation to do so, and

  2. Such meetings and activities are lawful.

Section 7. Hurricane Shutters and Windows. The Board of Directors shall adopt hurricane shutter and window specifications for the Corporation including color, style, and other factors deemed relevant by the Board. All specifications adopted by the Board shall comply with the applicable building code.

Section 8. Parking. The Board of Directors shall assign general common element parking spaces; both covered and uncovered, and may regulate the use and transfer of space. Covered parking spaces are subject to the payment of a monthly fee.

Section 9. Storage. The Board of Directors may designate and assign space on the common areas of the Corporation where members may store their bicycles and may charge a reasonable annual fee in connection with said assignment. Lockers shall be assigned to members and no fee shall be charged.

Section 10. Election and Term of Office. Three (3) Directors shall be elected each year at the annual meeting to serve for a term of three (3) years. Directors shall hold office until their successors have been elected and the organizational meeting of the newly elected Board of Directors has been held. A minimum of one (1) year off the Board is required before a retiring Board Member may be considered for re-election after serving his own full term.

Section 11. Vacancies. Vacancies on the Board of Directors caused by any reason other than the removal of a Director by a vote of membership shall be filled by vote of the majority of the remaining Directors, even though they may constitute less than a quorum. Each person so elected shall be a Director until a successor is elected by the members at the next annual meeting.

Section 12. Removal of Directors. At any regular or special meeting duly called, any one or more of the Directors may be removed with or without cause by a vote of the majority of the entire membership of record, and a successor may then and there be elected to fill the vacancy thus created. Any Director whose removal has been proposed by the members shall be given an opportunity to be heard at the meeting.

Section 13. Compensation. No compensation or remuneration shall be paid for services as Directors. No remuneration shall be paid to a Director for services performed by him for the Corporation in any other capacity, unless a resolution authorizing such remuneration shall have been unanimously adopted by the Board of Directors before the services are undertaken. A Director may not be an employee of the Corporation.

Section 14. Organization Meeting. The first meeting of the newly elected Board of Directors shall be held within ten (10) days of election at such place as shall be fixed by the Directors at the meeting at which such Directors were elected, and no notice shall be necessary to the newly elected Directors in order to legally constitute such meeting, providing a majority of the whole Board shall be present.

Section 15. Regular Meetings. Regular meetings of the Board of Directors maybe held at such time and place as shall be determined by the majority of the Directors, but at least two (2) such meetings shall be held during each fiscal year. Notice of regular meetings of the Board of Directors shall be given to each Director, personally or by mail, telephone or telefax, at least three (3) days prior to the day named for such meeting.

Florida Statutes provide that all Board of Directors meetings shall be open to all members and notices of meetings shall be posted conspicuously forty-eight (48) hours in advance, except in the case of emergency. The right to attend such meetings shall include the right to speak at such meetings with reference to all designated agenda items. However, reasonable rules governing the frequency, duration and manner of member statements shall be applied. A member may tape record or videotape meetings of the Board of Directors subject to reasonable rules.

A fourteen (14) day notice is required before any Board meeting at which amendment to rules or assessment of special charges is to be considered. Evidence of compliance with this notice period shall be made by an affidavit executed by the person providing the notice and filed in the official records of the Corporation.

Section 16. Special Meetings. Special meetings of the Board of Directors shall be called by the President or Secretary upon the written request of a least three (3) Directors. Notice of the special meeting shall be delivered to each Director by hand, mail, telephone or telefax not less than three (3) days prior to the meeting stating the time, place and purpose of the meeting.

Section 17. Quorum. At all meetings of the Board of Directors, a majority of the Directors shall constitute a quorum for the transaction of business, and the acts of the majority of Directors present at a meeting at which a quorum is present shall be the acts of the Board of Directors. If at any meeting of the Board of Directors there is less than the required quorum, the majority of those present may adjourn the meeting to another date or time. Any business scheduled to be transacted at the original meeting may be transacted, without further notice, at the rescheduled meeting.

ARTICLE VI
OFFICERS

Section 1. Designation. The principal officers of the Corporation shall be President, a Vice President, a Secretary and a Treasurer, all of whom shall be elected by and from the Board of Directors. The Directors may appoint an Assistant Treasurer, an Assistant Secretary and such other officers as in their judgment may be necessary.

Section 2. Election of Officers. The officers of the Corporation shall be elected annually by the Board of Directors at the organization meeting of each new Board and shall hold office at the pleasure of the Board.

Section 3. Removal of Officers. Upon an affirmative vote of the majority of the members of the Board of Directors, any officer may be removed, either with or without cause, and a successor elected at any regular meeting of the Board of Directors or at any special meeting of the Board called for such purpose.

Section 4. President. The President shall be the chief executive officer of the Corporation and shall preside at all meetings of the members and of the Board of Directors. The President shall have all of the general powers and duties, which are usually vested in the office of the President of a Corporation. The President may attend committee meetings on an ex officio basis. However, only the Board of Directors has the authority to overrule or amend recommendations submitted by a committee.

Section 5. Vice President. The Vice President shall take the place of the President and perform all presidential duties whenever the president shall be absent or unable to act. If neither the President nor the Vice President is able to act, the Board of Directors shall appoint some other member of the Board to do so on an interim basis. The Vice President shall also perform such other duties as shall from time to time be imposed upon him by the Board of Directors.

Section 6. Secretary. The Secretary shall keep the minutes of all meetings of the Board of Directors and the minutes of all meetings of the members of the Corporation; have the custody of the seal of the Corporation; have charge of the stock transfer books and of such other books and papers as the Board of Directors may direct, and in general, perform all the duties incident to the office of Secretary.

Section 7. Treasurer. The Treasurer shall have responsibility for corporate funds and securities and shall be responsible for keeping full and accurate accounts of all receipts and disbursements in books belonging to the Corporation. The Treasurer shall be responsible for the deposit of all monies and other valuable effects in the name and to the credit of the Corporation in such depositories as may from time to time be designated by the Board of Directors.

Section 8. Indemnification. This Corporation may indemnify any director, officer, committee member, employee or agent of the Corporation to the fullest extent permitted by law.

ARTICLE VII
CAPITAL STOCK

Section 1. Authorized Membership. The authorized capital stock of the Corporation shall be as stated in the Articles of Incorporation.

Section 2. Stock Certificates. Each stock certificate shall state that the Corporation is organized under the laws of the State of Florida, the name of the registered holder of the membership represented thereby, the corporation lien rights as against such membership as set forth in Section 5 of this Article, and the preferences and restrictions applicable thereto, and shall be in such form as shall be approved by the Board of Directors. Membership certificates shall be consecutively numbered, bound in one or more books, and shall be issued there from upon certification as to full payment. Each stock certificate shall be signed by the President or Vice President and the Secretary or Treasurer, and shall be sealed with the corporate seal.

Section 3. Lost Certificates. The Board of Directors may direct a new certificate or certificates to be issued by the Corporation to replace the certificate or certificates that are alleged to have been destroyed or lost upon receipt of an affidavit by the person claiming the share certificate to be lost or destroyed. When authorizing such issuance of a new certificate or certificates, the Board of Directors may, at its discretion and as a condition precedent to the issuance thereof, require the registered stockholder of such lost or destroyed certificate or certificates or his legal representative to advertise the same in such manner as the Board of Directors shall require and to give the Corporation a bond in such sum as the Board of Directors may require as indemnity against any claim that may be make against the Corporation.

Section 4. Transfer of Membership. No transfer of membership shall be made upon the books of the Corporation within ten (10) days preceding the annual meeting of the members.

Section 5. Lien. The Corporation shall have a lien on any Unit or Corporation membership in order to secure payment of any sum which shall be due or become due from member stockholders for any reason whatsoever, including any sums due under any Occupancy Agreement.

ARTICLE VIII
AMENDMENTS

These Bylaws may be amended by the affirmative approval of at least two-thirds of the members present and voting by proxy or limited proxy at any duly called regular or special meeting where a quorum is present. Amendments may be proposed by the Board of Directors or by petition signed by at least twenty percent (20%) of the members. A statement of any proposed amendment shall accompany the notice of any regular or special meeting at which such proposed amendment shall be voted upon.

ARTICLE IX
CORPORATE SEAL

The Board of Directors shall provide a suitable corporate seal containing the name of the Corporation, which seal shall be in the custody of the Secretary. If so directed by the Board of Directors, a duplicate of the seal may be kept and used by the Treasurer or any Assistant Secretary or Assistant Treasurer.

ARTICLE X
FISCAL MANAGEMENT

Section 1. Fiscal Year. The fiscal year of the Corporation shall be the calendar year. The commencement date of the fiscal year herein established shall be subject to change by the Board of Directors should corporate practice subsequently dictate.

Section 2. Books and Accounts. Books and accounts of the Corporation shall be kept under the direction of the Treasurer of the Corporation and in accordance with Uniform System of Accounting, prescribed in Chapter 7 of the Florida Administrative Code.

Section 3. Budget. A proposed annual budget of common expenses shall be prepared by the Board of Directors. The budget shall include all anticipated expenses for operation, maintenance and administration of the Corporation and reserves per Florida Statutes 719 or as amended. The Board may elect to submit the question of waiving the annual funding of statutory reserves to a Member vote at the annual meeting or a special meeting of the members, in which case, such waiver may be retroactive to the beginning of the fiscal year. Reserves and operating funds may be commingled for investment purposes. If at any time a budget shall prove insufficient, it may be amended by the Board of Directors for the remaining portion of the fiscal year, provided that notice of the Board meeting at which the revised budget will be considered along with a copy of the proposed revisions to the budget shall be hand delivered or mailed to each member as provided in this Article.

Section 4. Mailing. A copy of the proposed annual budget shall be hand delivered or mailed to the Members not less than fourteen (14) days prior to the meeting of the Directors at which the budget will be adopted together with a notice of the meeting. Evidence of compliance with this notice period shall be made by an affidavit executed by the person providing the notice and filed in the official records of the Corporation.

Section 5. Assessments. The Members’ share of the common expenses may be made payable in installments due monthly or quarterly (as determined by the Board) in advance and shall become due on the first day of each such period and which shall become delinquent five (5) days thereafter. The Corporation shall have the right to accelerate assessments of a Member delinquent in the payment of common expenses. Accelerated assessments shall be due and payable on the date a claim of lien is filed and may include the amounts due for the remainder of the fiscal year for which the claim of lien was filed.

Section 6. Special Assessments. Assessments for common expenses which are not provided for and funded in the Budget or an amendment to the Budget may be made by the Board of Directors, and the time of payment shall likewise be determined by them. Notice of the Board meeting at which such assessments shall be considered shall be posted and hand delivered or mailed to each Member as provided herein. The funds collected pursuant to a special assessment shall be used only for the specific purpose or purposes set forth in such notice. However, upon completion of suh specific purpose or purposes, any excess funds will be considered common surplus, and may, at the discretion of the Board, either be returned to the Members or applied as a credit towards future assessments.

Section 7. Assessment Register. The assessments for common expenses and charges shall be st forth upon a register of the Units which shall be available for inspection at all reasonable time byu Members. Such register shall indicate for each Unit the name and address of the Member, and the assessments and charges paid and unpaid.

Section 8. Liability for Assessments and Charges. A Member shall be liable for all assessments and charges coming due while the Owner of a Unit, and such Owner and Owner’s grantees after a voluntary conveyance, assignment or transfer shall be jointly and severally liable for all unpaid assessments and charges due and payable up to the time of such voluntary conveyance. Liability may not be avoided by waiver of the use or enjoyment of any common elements or Corporation property or by abandonment of the Unit for which the assessments are made. Where an institutional mortgagee holding a first mortgage of record obtains title to a Unit by foreclosure, such mortgagee and its successors and assigns shall only be liable for such Unit’s assessments, charges or share of the common expenses which became due prior to acquisition of title as provided in the Florida Cooperative Act, as amended from time to time.

Section 9. Liens for Assessments. The unpaid portion of an assessment including an accelerated assessment which is due, together with all expenses, costs, interest, late fees and reasonable attorney’s fees for collection, including appeals, shall be secured by a lien upon the Unit and all appurtenances thereto when a notice claiming the lien has been recorded by the Corporation in accordance with the requirements of Florida Statute 719 or as amended from time to time.

Section 10. Lien for Charges. Unpaid charges, which are due together with costs, interest, late fees, and reasonable attorney’s fees including appeal, for collection, shall be secured by a common law lien upon the Unit and all appurtenances thereto when a notice claiming the lien has been recorded by the Corporation.

Section 11. Late Fee. If payment is delayed by more than five (5) business days after the due date, the Corporation may charge a late fee in an amount not to exceed the greater of $25.00 or the maximum late fee permissible by law.

Section 12. Collection – Suit. The Corporation, at its option, may enforce collection of delinquent assessments or charges by suit at law, by foreclosure of the lien securing the assessments or charges, or by any other remedy available under the laws of the State of Florida, and in any event the Corporation shall be entitled to recover the payments which are delinquent a the time of collection, judgment or decree and all costs incident to the collection and the proceedings, including reasonable attorney’s fees, including appeals. The Corporation must deliver or mail by certified mail to the Member a written notice of its intention to foreclose the lien as provided by law.

Section 13. Corporation Despository. The depository of the Corporation shall be a bank or banks or state or federal savings and loan associations and shall be invested in funds designated from time to time by the Board of Directors and permitted by law. Withdrawal of monies from such accounts shall be only by checks signed by such persons as are authorized by the Board of Directors. The Board shall require two (2) signatures on checks.

Section 14. Commingling of Funds Prohibited. All funds shall be maintained separately in the Corporation’s name. No manager or business entity and no agent, employee, officer, or Director of the Corporation shall commingle any Corporation funds with his funds or with the funds of any other corporation.

Section 15. Auditing. At the closing of each fiscal year, the books and records of the Corporation shall be audited by a Certified Public Accountant whose report will be prepared and certified in accordance with generally accepted accounting principles. Based on such reports, the Corporation will furnish its members with a statement of the income and disbursement of the Corporation for each fiscal year.

Section 16. Fidelity Bonding. The Corporation shall obtain and maintain adequate fidelity bonding in the minimum principal sum set forth in Florida Statute 719, and as the same is amended from time to time, for each person (whether or not a Director) who controls or disburses Corporation funds. The Corporation shall bear the cost of bonding.

Section 17. Inspection of Corporate Records. Financial reports, the membership records of the Corporation and minutes of meetings of the members and of the Board of Directors shall be available in the principal office of the Corporation for inspection at reasonable times by any member. All meeting minutes and financial reports shall be retained for a period of not less than seven (7) years. Ballots, sign-in sheets, voting proxies, and all other papers relating to voting by Members shall be retained for a period of one (1) year after the date of the election, vote or meeting to which the document relates.

Section 18. Execution of Corporate Documents. With the prior authorization of the Board of Directors, all notes and major contracts, including Occupancy Agreements, shall be executed on behalf of the Corporation by either the President, Vice President or other officer of the Corporation and all other contracts and checks shall be executed on behalf of the Corporation by any two (2) of the Board Members or by any Board member and one (1) person approved by the Board.

Section 19. Committee Fundraising. A Committee appointed by the President may, with the approval of the Board of Directors, conduct voluntary fundraising for designated social activities or enrichment from member stockholders and, where appropriate, from other sources. However, the Committee shall use such funds solely to carry out its terms of reference, as determined by the President and approved by the Board of Directors. The Committee shall provide to the membership at each Annual Meeting of the Corporation a full accounting of the funds raised and how they were spent.

ARTICLE XI
APPORTIONMENT OF INTEREST DEDUCTIONS ALLOWABLE TO STOCKHOLDERS BY INTERNAL REVENUE SERVICE

To the extent that the Internal Revenue Service may allow, stockholders of the Corporation may deduct the interest paid by the Corporation when determining their taxable incomes. The total amount of such interest paid by the Corporation shall be allocated and divided among the stockholders in accordance with applicable rule and regulations of the Internal Revenue Service.

ARTICLE XII
INSURANCE

It is the responsibility of the Board of Directors to provide for prudent management of the risks associated with all the common elements and components of the Corporation’s property as well as those associated with the operation and actions of the Corporation. It is a member’s responsibility to carry insurance covering personal property in his apartment or elsewhere on the premises as well as the related liability risks. Those related risks include possible assessments for the expenses incurred by the Corporation to cover deductibles and those costs beyond insurance reimbursements.

ARTICLE XIII
MORTGAGE FINANCING

The Corporate Stock or Occupancy Agreement of a stockholder appurtenant to an apartment may be pledged, mortgaged, collaterally assigned, given as security or hypothecated in connection with the financing of an apartment for purposes of acquisition or refinancing provided said financing complies with the following requirements of the Corporation.

  1. The amount of any such financing shall not exceed seventy (70%) percent of the value of the apartment as determined by a state licensed appraiser.

  2. The borrower must qualify for said financing by meeting a credit profile consistent with the two highest credit ratings as determined by the lending institution under criteria established by the Federal National Mortgage Association.

  3. The lender shall recognize and acknowledge in writing that the lien of the Corporation shall be superior to and take precedence over any lien of the lender. Said lien of the Corporation shall secure payment of nay sums due and owing from the shareholder as same may be required under the Corporate Bylaws, Occupancy Agreement or any rules and regulations of the Corporation.

    1. A Purchase seeking to finance an apartment shall be screened and approved by the Corporation prior to the submission of a loan application.

    2. A current Member seeing to mortgage or refinance an apartment shall comply with all applicable requirements set forth in this Article.

  5. In the event of default and subsequent foreclosure of any mortgage financing under this section, the Corporation shall have the first right to acquire said corporate stock appurtenant to an apartment, within (30) days, at not less than fair market value.

  6. Financing under this Article may only be provided by a state or federally chartered financial institution.

Adopted and approved on behalf of the Corporation this 2nd day of April 2003.

Galt Mile Association Inc.
a Florida Corporation

By: Richard Wagman – President
April 2, 2003

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