Westwood Condo Association

Revised 9/17/19, 11/7/22 and 8/21/23 by Board of Directors following notice and comment

1.0. The following rules are being adopted by the Board of Directors for adoption to best serve the

interests of the Association. Except as described below, violations of any of these rules, may result in

the unit owner being fined $25 per day per violation. Owner payments will first be applied to

outstanding bill backs, fines and then monthly common expense assessments. Violations which go

unpaid could result in a common expense delinquency and subsequent late fees.
1.1 Unit owners are responsible for communicating and conveying copies of Westwood rules to current and prospective tenants. Ignorance of these rules by owners or tenants shall not excuse non-compliance and the Association may enforce any violation against the Unit Owner, a tenant/occupant.

2.0 Littering 

Littering is prohibited in Westwood Condominium Association buildings and on grounds. Littering

includes but is not limited to: throwing cigarette butts/trash off decks onto grounds, failure to clean

up and properly dispose of dog feces, placing full trash bags in laundry room, lobby or other building

trash containers instead of in outside dumpsters, and placing items outside trash/recyclable

dumpsters or storage room bins. Items placed outside storage room bins will be disposed of by

Westwood without advance notice and unit owners will be billed associated disposal costs.

3.0 Loitering 

No owner, resident or guest shall loiter, picnic, party, or otherwise convene in the Westwood

common areas (hallways, elevators, stairwells, entrances, foyers/lobbies, storage/laundry rooms,

parking lots, grounds, etc.)

4.0 Noise Disturbances 

Between 10PM and 7AM, owners, residents,occupants and guests will refrain from any activities that

could disturb a peaceful atmosphere in Westwood buildings or on grounds. At no time shall owners,

residents or guests create a noise disturbance that interferes with residents’ peaceful enjoyment of

their units. Running in units or common areas is strictly prohibited and adult guardians are

responsible for ensuring the children abide by this rule. Residents in units without carpeting shall be

mindful of the noise created by their actions in the units below.

5.0 Smoking 

Smoking or vaping of tobacco, cannabis/marijuana, etc. is prohibited in the common areas and within

50 feet of buildings. Violators will be subject to enforcement. Smoke that lingers in a hallway from a unit is considered a violation of this rule. All sources of flame including but not limited to grills, matches, lighters, candles, incense and cigarettes are prohibited from our decks.

5.1 Effective September 1, 2023, smoking or vaping of any substance including but not limited to tobacco, cannabis, marijuana, or hemp is prohibited within both the common areas AND individual residential units (apartments) located at 90, 100, 136, and 140 Kane Street, West Hartford, CT. Violation of this rule will result in unit owner fines of not less than $25 per day and potential legal action.

6.0 Illegal Drugs 

Manufacture, sale, purchase or consumption of illegal substances in the buildings or on the grounds

of Westwood is prohibited. Consumption of alcohol in building common areas or on the grounds is

prohibited. Violators will be subject to fines and criminal prosecution if the appropriate authority

with jurisdiction determines a crime was committed or may have occurred.

7.0 Repairs 

Upon oral, written, telephone or electronic notice by Westwood Condo Association or its property

manager or designee, owners will have 24 hours to initiate repairs that impact a) other residents’

peaceable enjoyment of their units or b) the common areas or c) the operations of the community as

deemed by the Board of Directors. Failure to provide Westwood access to units for inspection

purposes or to initiate repairs as described in this paragraph will result in owners being fined $25 per

day. In emergency situations Westwood Condominium Association shall endeavor to provide notice

prior to accessing a unit to perform emergency inspections and/or repairs. The Association will utilize

outside vendors and bill any cost incurred to gain access or to perform the repairs to offending unit

owners.

8.0 Landlord - Tenant Leases 

All lease agreements shall include 1) a clause stating that tenants, guests and occupants are obligated

to abide by the declarations, by-laws, rules and policies of Westwood Condominium Association and

failure to abide by these could result in corrective remedies up to and including eviction and 2) a

clause authorizing landlord or designee to inspect units semi-annually for maintenance and

cleanliness purposes and for annual Westwood inspections.

8.1 Effective September 1, 2023, landlords shall not charge tenants for parking lot spaces whether or not such a clause is included in the lease agreement. Violation of this rule will result in unit owner fines of not less than $25 per day and potential legal action.

9.0 Owner and Tenant Registration

Effective September 1, 2023, and annually on September 1 thereafter, all owners shall register/re-register with Westwood Condominium Association by fully completing the owner registration form at westwood.me/forms. All landlords shall register their tenants by a) fully completing the forms at westwood.me/forms, and b) emailing a legible copy of the lease signed by landlord and lessee(s) and copies of the drivers’ license or government-issued photo identification of all tenants 16 years of age or older to westwoodcondoswh@gmail.com. Additionally whenever a new owner-resident or new tenant moves into a unit owners and landlords shall register with Westwood Condominium Association as set forth above and shall be charged a $150 move-in fee. Failure to fully comply with these provisions within the earlier of 30 days of a) the closing of a sale or b) lease-signing or c) partial or complete occupancy of the unit by new residents, shall result in fines of not less than $25 per day and potential legal action.

10.0 Business Activities 

No business or trade, garage sale, moving sale, or similar activity shall be conducted in or from any

unit where physical visitation of the unit by clients, customers, suppliers, or other business invitees

happens. In addition, door-to-door solicitation of residents of Westwood is prohibited.

11.0 Trash Removal 

Owners, residents, occupants and guests must remove trash, debris and other rubbish from their

units and dispose of it in the appropriate locations. Brown trash dumpsters are provided by the Town

of West Hartford. Blue dumpsters are for recyclable items only.

12.0 Decks 

No clothes, sheets, blankets or laundry of any kind or any other articles shall be hung or exposed on

any part of the common elements including decks and balconies. The common elements including

decks and balconies shall be kept free and clear of rubbish, debris and shall not be used for storage

purposes. Deck furniture is permitted. Charcoal and gas-fired grills are not allowed on the decks in

accordance with the State Fire Safety Code and Town of West Hartford Building Ordinance. All sources of flame including but not limited to grills, matches, lighters, candles, incense and cigarettes are prohibited from our decks.

13.0 Wooden Decks and D-Floor Rubber Lofts/Balconies

Owners of wooden decks (B, C, D-floors)  and rubber-roofed lofts/balconies (D-floors) are responsible for keeping these areas clean and removing snow with a plastic shovel so as not to puncture the surfaces. Snow must be removed within 48 hours from end of snowfall to avoid fines.

Owners are responsible for reporting to Westwood the presence of bird’s nests in the structural support beams of their decks. Westwood will remove the nests and plug gaps to prevent future nest-building.

14.0 Chimney and Dryer-Vent Cleaning

Owners will sign a declaration each year attesting to either a) not using the fireplace in the preceding 12 months or b) having had the chimney professionally cleaned by a licensed professional in the preceding 12 months, in which case owners will be required to submit copy of the invoice and canceled check.

Owners will sign a declaration each year attesting to  either a) not having an in-unit clothes dryer or b) having had the dryer vent professional cleaned by a licensed professional in the preceding 12 months, in which case owners will be required to submit a copy of the invoice and canceled check.

15.0 Fire Extinguishers

Owners will sign a declaration each year attesting to having a Class A/B/C fire extinguisher available at all times inside their unit(s) and that the pressure gauge is within normal range.

16.0 Hallways 

The owners, residents, occupants and guests are prohibited from placing any personal property or

obstruction in hallways. This includes, but is not limited to, shoes, bicycles, mats, shopping carts and

baby carriages. The Fire Marshal for the Town of West Hartford requires that all hallways and

stairwells be kept free and clear at all times. Westwood will remove any items left in the hallways or

stairwells at the unit owner’s expense and dispose of the same without being obligated to give notice

to the owner, resident, occupant or guest.

17.0 Windows 

Except as permitted by Section 47-230a of the Common Interest Ownership Act, no items of any kind

shall be permitted to be hung from the exterior of any unit nor shall any items be hung inside the

windows that can be seen outside other than normal window dressings. All windows shall have

curtains, drapes, blinds or shutters. Central air conditioning units are standard for each unit and

accordingly window A/C units are prohibited.

18.0 Improvements and/or Alterations 

No improvements, alterations or additions shall be made to any portion of the exterior of a unit,

balcony, or common area unless the Board of Directors grants prior permission in writing.

19.0 Heat 

In order to prevent water pipe ruptures due to freezing, a temperature of not less than fifty-five (55)

degrees Fahrenheit must be maintained in units during the winter months, even if the unit is vacant.

Any damage caused to any unit or within the common elements by ruptured water pipes due to non-

compliance of this rule will be the responsibility of the unit owner, residents, occupants and guests.

20.0 Storage 

Storage bins where applicable are located on the first floor of each condominium building. Use of the

storage bins is at the sole risk of the party using said storage bin. Westwood Condominium

Association, Inc. shall not be liable for any loss. No item shall be stored outside the designated

storage bins, and no item(s) that will violate any applicable law including but not limited to the fire

code laws shall be stored anywhere in the storage rooms or on any part of the property. Westwood

will remove and dispose of any items left outside the storage bins and/or any items that may be

deemed unsafe or hazardous without advance notice to the owners.

21.0 Pets 

No animals shall be raised, bred, or kept in any unit or in the common areas except small, orderly,

domestic pets. As of September 17, 2019, a unit may not house more than one dog, maximum

weight of 15 pounds and/or one cat. Current resident owners and renters are exempt from this rule

while their current pets are alive. However, in the event a current resident owner’s or renter’s pet

dies this rule will apply. All pets must be registered with the Westwood via the Pet Registration Form.

Pets are not allowed in any area outside the unit unless accompanied by an adult and carried or

leashed. It is the responsibility of each pet owner to immediately remove and properly discard from

any common area any waste left by his/her pet. Any damage caused by a pet to any common area

will be repaired at the pet owner’s expense. The pet owner will be responsible for any injury that is

caused to any person or other animals by his/her pet. 

22.0 Parking 

The following vehicles are prohibited from Westwood grounds: motor homes, campers, recreational

vehicles, trailers, commercial vehicles, boats, junk/non-functional/disabled/unregistered vehicles, any

vehicle parked on unpaved areas of the property, or in the fire lanes, any vehicle parked in a

designated handicapped parking space without the proper State of Connecticut handicapped sticker

or license plate, any owner’s or resident’s vehicle not displaying a Westwood parking decal on the

front windshield or rear window, any visitor’s vehicle not displaying a temporary pass from the rear

view mirror. No vehicle may be stored on the property. While the Association or manager will

attempt to identify the owner of such vehicle, any vehicle described above may be towed without

warning at the owner’s expense. Maintenance of any vehicle is not allowed anywhere on the

property. Up to two automobiles per unit are allowed. They must be parked on paved designated

areas and a Westwood parking sticker must be affixed and visible.

23.0 Garages

Garages may be rented only to residents of Westwood Condominium Association. No vehicle repair may take place in any garage. Violation of this rule will result in unit owner fines of not less than $25 per day and potential legal action.

Unit Maintenance Rules

1) Westwood unit owners shall maintain their units in accordance with all applicable State of

Connecticut, Town of West Hartford and West Hartford-Bloomfield Health District codes,

ordinances and regulations and adhere to the following standards as may be amended by the

Westwood Board of Directors. Owners, tenants and guests shall maintain units in a clean,

uncluttered condition.

2) Smoke detectors, garbage disposals, refrigerators, ovens/stoves/fans, microwaves, dishwashers,

D-floor washer/dryers, and all apartment lights and electrical outlets shall be in good working

condition. Inoperable wired smoke detectors shall either be fixed or replaced with battery-

powered smoke detectors.

3) All central air conditioning units shall be in good working order. If a landlord does not maintain

the central air conditioning unit in good working order, the landlord shall provide residents with

at least one portable interior air conditioner. Window-mounted air conditioners are prohibited

throughout Westwood. All new installations of central air conditioning units or combination air

conditioning/heat pump units on B and C floor decks shall drain at least 3 inches off the deck and

away from the deck below. No heat pump lines shall be attached to a building’s exterior brick

wall. Owners in violation of this paragraph’s terms shall have 14 days to become compliant upon

notice by Westwood or its designee. Thereafter owners shall be fined $75 per week or part

thereof for the duration of the violation.

4) Air conditioning condensation drainpipes shall extend to the front of the deck and end at least 3 inches off the deck and away from any decks below. Decks and areas around and under A/C units shall be free of debris. Any holes in exterior brick walls formerly used for central air conditioning purposes shall be repaired and secured completely.

Westwood Condominium Association Maintenance Standards

1) Westwood is experiencing a large number of internal plumbing leaks found to be originating in

the bathrooms of each unit. These internal leaks are damaging the units below, diminishing

property values of the Association as a whole, and consuming an inordinate amount of the

superintendent’s time investigating and repairing them. Therefore, each owner shall replace any

triple-handle tub-shower faucet system with a modern single-handle tub-shower faucet system

and the finishing work (re-tiling, grouting, etc.)

2) All units shall have mouse and cockroach traps or other abatement devices under the kitchen

sink to prevent infestation of the building by pests.

3) All doors, sliding deck doors and windows shall close and lock securely. Unless a unit is

unoccupied, all windows shall have curtains, drapes, blinds or shutters in place and in good

working condition.

4) All plumbing lines, faucets, tub/shower switches and drains shall be in good working condition

and not dripping or leaking. Showers shall have a shower head in working condition. Showers and

tubs shall have a hair catcher secured to the drain. All rooms with a tub or shower shall have a

steam vent fan in effective working condition and in use when showering. Tiles in shower/tubs

shall be securely attached to the wall, properly caulked, and with no tiles missing.

5) Plumbing lines which travel through walls and create holes shall be filled properly and securely

by foam, steel wool and/or caulking.

6) Sinks, back-splashes, toilets, and interior and exterior of tubs and showers shall be properly

caulked and maintained in a hygienic condition and re-caulked when necessary and/or discolored.

7) Mold in any unit shall be remediated properly and the affected areas shall be cleaned and

painted.

8) Toilet seats shall be secured to the toilet and toilets shall include a flush handle and be able to

flush and re-fill effectively.

9) All sliding doors, including shower doors, shall hang and fit securely and leave no gaps when

closed.

August 21, 2023 Updates to Rules:

Added 1.1

5.0 replaced prosecution enforcement.

Added 5.1

Added 8.1

Replaced: New Resident Move-In Fee 

Owners shall notify Westwood or Elite Property Management in writing when new owner-residents

or new tenants move into a unit and owners shall be charged a $150 move-in fee. Failure to report

new residents or to pay this fee during the first month of new occupancy may result in fines against

the unit. With 9.0

Added 23.0