Policy Example: Construction Rules

Construction Rules - Columbia Ecovillage 2009

General Rules

The following rules are in addition to any requirements for construction or alterations set forth in the Declaration of Condominium Ownership for Columbia Ecovillage Condominium, Bylaws of Columbia Ecovillage Condominium Owners’ Association, or any other Rules and Regulations of the Association.

Interior

• Prior to any construction activities taking place within a unit, the owner of the unit will obtain any permits required by the City of Portland for such work and deliver a copy of those permits to the Board prior to beginning the work. All such work will be performed in a workmanlike manner and in accordance with applicable codes and laws.

  • Attachment of shelving and closet systems to studs are permitted so long as the owner submits a sketch to the Board showing where the systems are intended to be attached at least 24 hours prior to commencement of the work.
  • Cat doors can be put into exterior entry doors as long as all trim parts and flaps are kept clean and in good condition. If an outdoor cat no longer lives in the unit or if the unit is sold, a new replacement entry door must be installed. The new entry door must match the other entry doors.
  • The owner and its contractors shall store construction equipment and supplies only within the Unit, and shall provide to the Association a list of any hazardous or flammable materials being stored.
  • The owner shall be responsible for the costs of repair for any damage done to the common elements of the Condominium. Contractors/service people are required to clean all common areas (i.e. stairwells, entry areas, sidewalks, rooftops, etc.) of trash, dirt, dust, etc., caused by their work. This shall be done as needed but no less than once a day just prior to leaving the site.
  • Unless arrangements are made in advance, no parking for contractors will be provided on-site. Vehicles in violation of this requirement may be towed, at the owner’s expense.
  • Working Hours: 8:00 A.M. to 6:00 P.M. No work creating a disturbance to the common areas is allowed on weekends unless it is of an emergency nature or approved in advance by the Board.
  • If access to common areas (including crawl space or attic) or other unit is required this must be coordinated through the Board of Directors.
  • Contractors/service people must provide their own off-site refuse disposal. There are no dumpsters on site for construction refuse.
  • Board approval is required for construction involving use of common areas. For example, using equipment or storing materials in the common areas.
  • If the work to be performed requires modification to the plumbing, electrical, building envelope or structural integrity of the space, the unit owner is required to have approval from the Board of Directors prior to beginning work. Plumbing and electrical work done beyond the owner envelope will require the appropriate license. If the water needs to be shut off, the Board of Directors must be notified at least twenty-four (24) hours in advance and it will be for a maximum time of one (1) hour unless others affected agree to a longer time.
  • The contractor/service people are to provide for safe working conditions, for example a first aid kit. They are to provide all tools and materials that are necessary for the work.
  • Any work that will create an odor and/or potentially be a risk to the safety of others must be scheduled with the Board of Directors at least seventy-two (72) hours in advance.
  • If the owner and contractor do not abide by these Construction Rules, an Enforcement Fee can be issued against the owner at the sole discretion of the Board of Directors. The Enforcement Fee will be as follows:
    • Minor Infractions
      • First Infraction: A verbal and/or written warning.
      • Second Infraction: $150 fee
      • Additional Infraction: Fee will double upon each additional infraction.
    • Major Infractions
      • First Infraction: $500 fee
      • Additional Infractions: Fee will double upon each additional infraction.
      • Additional fees may be imposed at the sole discretion of the Board of Directors.

    Attachments to Condo Exteriors

    • The exterior siding - lap boards, flat sheets and 2nd story belly boards - protects an underlying weather-blocking layer (the “envelope”) that should not be punctured. Therefore, making holes in exterior siding is prohibited, except in the enclosed walls of the stairwell halls, because the weather screen could be damaged and the warranty on the siding could be voided.
    • This sheet describes the rules for making attachments in specific areas of the condo buildings. It can be assumed that any other attachments involving making holes are not allowed without the express consent of the Board of Directors.
    • Great care must be exercised in making attachments. In all cases, use screw attachments or glue; do not hammer nails. Do not make an excessive number of holes or attachments. Use the smallest size screw (in diameter and length) that will safely carry the load it will bear. Feel free to contact any member of the maintenance team for advice or assistance if you are unsure about your particular project.

    Entry Hallways

    • Do not interfere with the fire protection system, light tube or the trap door to attic.
    • Do not hang items that could be dangerous due to weight or material if they fell, such as glass or heavy metal objects.
    • Rectangular molding (1” thick) and door frames: Use screw diameter of 1/4” or less.
    • Ceilings - Use screw diameter of 3/16” or less.
      -Maximum load for screw attached into ceiling joist: 5 pounds.
      -Maximum load for screw attached elsewhere in ceiling: 1 pound.
    • Back wall, between upper doors - Use screw diameter of 1/4” or less.
    • Side walls - Use screw diameter of 1/4” or less.
      -No attachments within 6’3” up from stair below.
      -Items attached may protrude no more than 2” from side wall.
    • Porch

      • Posts, 4x6 beams, ceiling joists, deck facia: Use screw diameter of 3/8” or less.
      • Rectangular molding (1” thick), door frames: Use screw diameter of 1/4” or less.

      Upper Deck

      • Do not mar or drill into metal railing.
      • Exposed rafters: Use screw diameter of 3/8” or less.
      • Roof facia (holds gutter):
        -Use screw diameter of 1/4” or less.
        -Screw from below only.
        -Maximum load - 10 pounds.
      • Soffit to attic: No attachments allowed.
      • Deck ceiling plywood
        -Screwing into ceiling joist: Use screw diameter of 3/16” or less; maximum load 10 pounds.
        -Screwing between ceiling joists: Use screw diameter of 1/8” or less; maximum load 1 pound.
      • Rectangular molding, door frames: Use screw diameter of 1/4” or less.

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