Old Rules and Regs, revised 2001
RULES AND REGULATIONS
These are the rules and regulations concerning the use and occupancy of the premises commonly known as Mapleton Mobile Home Park. The intent and purpose of these rules and regulations, according to article 38-12-214 of the Colorado Mobile Home Park Landlord-Tenant Act, section (1a), “is to promote the convenience, safety, and welfare of the residents, protect and preserve the premises from abusive use, and to make a fair distribution of services and facilities”. We encourage adherence to good ecological principles such as respect for wildlife and vegetation, recycling, minimal or no use of pesticides and chemical fertilizers, and safe disposal of any toxic materials. A violation of these rules and regulations constitutes a default, which may result in proceedings against the Resident, including eviction.
These rules and regulations may be amended from time to time. Proposals to change the rules and regulations may be submitted by homeowners to the Management Committee or initiated by the Management Committee. Management Committee will then submit the change to the Executive Committee and if there is no notification of issues, the change will come into affect 60 days after public notice is given by: presentation to the Quarterly Meeting, publication in the Mobilizer, or direct house to house flyer.
Residents are encouraged to respect members of the Management committee and their volunteer time. They are not available for MHA business during off hours, weekends, etc.
All homes in Mapleton Mobile Home Park must be owner occupied. This means that homeowners are expected to reside in the home for at least eight (8) months of every year. The Management Committee on a case-by-case basis may grant exceptions.
Mapleton Park Declarations and Covenants and the City of Boulder’s Regulations require that Mapleton Park is an Owner Occupied development. All homes in Mapleton Park must be Owner occupied. Leases of homesites within Mapleton Park shall comply with Colorado State Law. MHA and THE OWNER reserve the right to approve or reject any applicant for homesite rental as long as that rejection is not based upon illegal discrimination. All applications must comply with Affordability requirements except those spaces that are market rate.
· No assignment of this Lease is permitted. No subleasing is permitted, except as provided in this paragraph.
· Homeowner may not own more than one (1) home and may not rent more than that one (1) homesite in the Community.
· Legal Guardians may be the Homeowner and sublease the Home to the person(s) in their guardianship if the person(s) qualifies. A copy of the pertinent legal guardian documents must on file with the Agent.
Homeowner may rent rooms within the bounds of this lease. This covers not only individual rooms, but also the entire home if rented during Homeowner’s absence. If individual room(s) are rented while Homeowner is present, the following conditions apply. Also, for long absences, within the guidelines in Section 11, the entire home may be rented under the following conditions:
a. Rental is not for profit, but the housing cost may be covered.
b. All renters need to have background and credit checks done by the Agent.
c. For each room rental, a short-term rental agreement between Homeowner and renter needs to be pre-approved by the Agent.
d. The renter(s) and Homeowner are bound by all the terms of this lease.
Removal and Transfer.Room rentals are allowed and exceptions may be made for long-term absences as determined by the Management Committee. Convicted felons who have served their time and parole will be considered on a case-by-case basis. Convicted drug dealers who have served their time including parole and have completed a drug rehabilitation program and have been drug free for two years will be considered on a case-by-case basis. Child molesters and persons convicted of sex crimes and/or sexual assault will not be permitted to own or occupy a home. 2.
All site changes must conform to the established Master Plan constraints for that site. Homeowner shall not move any mobile home into the park, nor shall Homeowner transfer any mobile home to any other person in the park, until written approval is obtained from the management company. Proof of insurance and mover’s qualifications must be presented to the management company at least 10 business days before a home can be moved.
3. Compliance with Applicable Laws.
Homeowner’s mobile home shall comply with all federal, state, and local laws, codes, and regulations now in force, or which may hereafter be in force, pertaining to the construction, alteration, extension, location, installation, use and maintenance of mobile homes.
All resales are to go through Thistle Community Housing to ensure that the Affordability criteria are met. Residents leaving the Park need to contact Thistle to; put their home on the availability list, check for possible buyers on the wait list; clarify their Affordability requirements. People wanting to buy will work with both Thistle and the Management Company to ensure all criteria are met.
5. Installation, Movement, and Removal of Mobile Home.
All site changes must conform to the established Master Plan constraints for that site. The installation, movement, and removal of Homeowner’s mobile home in and from the mobile home park shall be done only under the supervision of Management and a licensed and insured mobile home mover. Homeowner’s mobile home must be positioned on premises in accordance with instructions of Management. Homeowner shall give Management at least ten (10) business days notice before moving a mobile home into, within or out of the park. There will be no allowance to move without this notice. This notice includes verification of the license and insurance of the mover. The installation, movement, and removal of Resident’s mobile home in and from the park shall be done in accordance with all applicable federal, state, and local laws, codes, and regulations, now in force or which may hereafter be in force. Homeowner shall be responsible for all damages and MHA, The Owner and the management company shall be a co-insured on all damage policies. The resident shall provide Proof of Insurance prior to removal and/or installation. The resident shall obtain any insurance necessary, permits or other documents required by any governmental agency for the installation or movement of a mobile home.
Home owners who desire to install a two story home who are NOT required to do so re: the Mapleton Site Plan, need to request permission from the Management Committee to do so. Management Committee may withhold permission in its absolute discretion.
Homeowners shall be individually responsible to make arrangements for utility and telephone hookups. The property owner, Mapleton LLC, is responsible for external maintenance of the sewer and water system, however, each Homeowner of the park is responsible for their own water and sewer connection and shall take all necessary measures to insure against damage or freezing. After installing the mobile home in the park, Homeowner shall properly attach the water line to the water riser on the mobile home space. Homeowner shall wrap all water lines with electric heat tape. Homeowner shall be responsible for that portion of the water riser, which connects water service to the mobile home and shall be financially responsible for any damage to water and sewer connections due to improper or insufficient connection or protection.
It is required that all utility lines and wires within the Park be buried. Before commencing any proposed excavation for utility lines or for any other purpose, all Residents are required to notify the Management and receive written permission for same. Any Homeowner or his or her agent who proposes any excavation work within the park shall indemnify and hold harmless the Owner, MHA and the management company from any claims and damages which might arise out of said excavation project.
The mobile home hitch does not need to be removed so long as it is not a hazard.
All changes to homes and sites must meet the requirements of the Mapleton Site Plan, as approved by the City of Boulder. To ensure compliance with the Site Plan Homeowners are given a diagram of their site and all requests for changes/additions must be cleared through the Management Company and the Management Committee.
Resident shall keep the mobile home in good condition and shall maintain the exterior of mobile home in a neat appearance at all times. Shrubbery and any vegetation must not interfere with common walkways nor under home access, for homeowners and neighbors site and thus must be trimmed away or removed from all such areas. All doors to homes must be accessible. Resident shall not lean or stack items against adjacent home without express permission of occupant. Trashcans with lids and recycling bins are acceptable, as are personal items that are in good repair and neatly displayed or stored. However, flammables, trash, garbage outside of a closed trash container, anything that might be blown out of the yard by wind, broken items, unusable furniture or appliances, and any “attractive nuisance” are not allowed.
2. Landscaping, Planting and Lawn Care Guidelines.
These guidelines and recommendations are intended to improve life at Mapleton Mobile Home par for everyone. Zeriscape (X) planting is highly recommended due to the normally dry conditions of this Mountain Desert climate. There is information and assistance available through MHA. There will be an arborist prepared list of desirable trees as well as suitable shrubs and perennials for you to consider.
The area from your patio/porch to the offside (opposite the front) of your neighbor’s home is considered your yard. The exception is the area designated for access for your neighbor to attend to utilities, hookups, water heaters, rear emergency exit doors, repairs and maintenance to their home an any other needs of your neighbor to the offside of their home. Nothing can be put in this space that will, now or in the future limit such access.
If your neighbor has an offside door with or without steps, it must be considered an emergency exit. No planting can obstruct the use of this exit or the windows of their home. In some cases, due to the swing of the door, the owner may have installed a deck and step area that leads to the rear of the home. The may necessitate passage through your yard. Common sense, cooperation and goodwill must prevail. Share the space agreeably.
The Management Company and the Management Committee must approve any future fencing or major landscape changes afer submission of detailed drawings and descriptions. This would include trees, shrubs for screening purposes, water features (other than self-contained units), decks, hot tubs or constructed features beyond your patio area that are not included in other lease or rule sections.
Existing and future trees, shrubs and plantings must not encroach on the community sidewalk area or prevent passage on the sidewalk at a seven-foot height. If you are notified of such encroachment by the management and do not correct the situation within two weeks, the necessary maintenance will be done and any costs associated will be billed back to you and will be due with your next rent payment. Any charges not paid will be considered past due and subject to the same penalty as a late rent payment according to your lease.
Lawn maintenance helps everyone. Downed tree limbs removed as soon as expedient, Grass mowed as needed, trash and debris picked up. If you are ill or cannot physically do the necessary yard maintenance you can contact the Management Committee and they will attempt to locate reasonably priced assistance for you. This assistance would be between you and the party you choose. If you have weed control questions please ask the Management Committee for assistance.
No later than thirty (30) days after moving a mobile home into or within the park, Homeowner shall install skirting around the mobile home. Said skirting shall be subject to written approval by management. The purpose of skirting on a mobile home is to improve weatherization, keep animals out from under home, and give unit a more home-like appearance. Resident must maintain exterior finish of skirting in good condition and provide ready access to the sewer and utility connections under home.
All entrances, main and emergency need to have steps or ramps. All steps to Homeowner’s mobile home shall be made of sturdy materials. All steps and porches shall be kept in good condition. All main entry steps and porches shall have handrails. All steps and porches are subject to inspection and approval must meet code and receive permission from the Management Committee.
No additions to the mobile home, structures, buildings, patios, or other improvements shall be installed without first going through the procedures established by Management Committee and enforced by the Management Company and must meet all codes for the City of Boulder. Any permanent change to home or lot needs to be cleared with the Management Company by filling out the proper form. Check with your specific lot diagram attached to your lease. You are allowed to “cover” (porch, shed, hot tub etc.) one half (1/2) of the hatched (////////) area. Examples of additions include the following
· Upgrades of home
· Removal of home
· Adding new homes
· Permits for sheds and outbuildings
· Fences
· Large plantings
· Patio / porch enclosures
· Driveways
· Parking pads
Forms can be obtained from the Management Company (Hast & Co), 303- 444-7575 or from our web site www.mapletonhomeassoc.org Submit to the Management Committee copies of permits from the City of Boulder, the Approvement Request Form, and a site drawing. After approval by the Management Committee, the Management Company will notify homeowner of final approval.
Sheds or storage units on individual home sites should be maintained in good repair: they should be stable, have doors that are kept closed when not in use; have paint or other finish that is in good condition; and can be constructed of wood, metal or plastic. Any new storage structures need to have management approval for space allowance, material and location. No additions to the mobile home, structures, buildings, patios, or other improvements shall be installed without first going through the procedures established by management and must meet city code.
No razor or barbed wire will be allowed. Fences must not block neighbor’s windows or access to daylight and must be maintained in good repair and must meet city code. Fences cannot block access to neighbors’ utility shutoffs and not be in excess of six feet high.
The emergency Access corridor is the four (4) feet lane running the length of the home on the “off side” facing the neighbors yard. No fences can be built along this corridor. If fences have been built, closing off emergency access to the neighbor’s home, emergency access must be given if requested. It is highly recommended that your neighbor’s access area be grass or non-plant substance. Any flowers, plants, shrubs, etc. planted in this area are subject to damage and would not be your neighbors responsibility. It is further recommended that any plant material or landscaping accessories be quickly and easily removed, I.e. trellis’ anchored in pots or planter boxes, flowers and shrubs in containers, statuary or ornamental objects.
9. Maintenance of Mobile Home Space.
Resident shall keep the mobile home space in a neat and orderly fashion at all times. Resident shall properly water, mow and maintain the lawn. Shrubbery and any vegetation must be trimmed away from common walkways. All trash and debris shall be kept out of sight. All brooms, ladders, seasonal furniture, bicycles, tricycles, toys, and other personal property shall be kept in a neat and orderly fashion. Only patio furniture is allowed to be used as yard furniture. No indoor furniture may be left outdoors in the yard. Exceptions need to be cleared with Management.
Residents are responsible for removing snow, ice and sleet from walkways in front of their home by noon on the day following a snowfall, in accordance with the City of Boulder ordinance. The Management Company is responsible for snow-removal from common areas such as near the laundry facility, in front of unoccupied home sites, streets, the bridge and public sidewalks bordering the park.
Watering of yards, gardens and lawns should not be performed after 9 PM. Lawns may be watered on alternate days, even numbered home sites watering on even dates and odd numbered home sites watering on odd dates. Vegetable and flower gardens may be watered daily as needed during the hottest and driest times of the year. The lawn and garden watering schedule may be superceded by City of Boulder water restrictions.
No Resident shall install wiring for antennas on exterior of the home except as expressly authorized by Management, which may withhold permission at its discretion. Small satellite dishes are allowed.
All motor vehicles owned, leased, or possessed by Homeowner shall be licensed and operable while on site. Resident shall observe all motor vehicle laws of the State of Colorado and City of Boulder. Only drivers licensed by the State of Colorado or another state of the United States may operate motor vehicles within the park.
Resident shall observe the posted speed limit in the park at all times. The speed limit is fifteen (15) miles per hour.
A. Inoperable vehicles may be stored for a period not to exceed 3 months only with special permission from the Management. An inoperable vehicle is any vehicle that is not registered, is not street legal, or is not in running condition. Stored vehicles must have inflated tires. Resident shall not keep within the park any heavy truck, bus, farm equipment, construction equipment,
B. We will limit the size of vehicles by prohibiting anything oversized (8 feet by 18 feet) that affects these issues; children’s safety, clear visibility, ease of access for emergency vehicles or aesthetics.
Each home may have up to two vehicles parked in front. Cars should always be parked so that they do not block or extend into walkways, neighbor’s home sites or roadways. If space is available, parking spaces in designated areas may be rented for a nominal fee per month by Homeowners who own more than 2 cars on a first-come-first-served basis, until all spots are taken. Each Resident shall instruct visitors where to park. The parking spaces in front of each home are to be used to park Homeowner’s motor vehicles, which are currently licensed, MHA stickered / tagged and operable. Homeowner shall not use the space in front of the home to park any over-sized vehicle, which might obstruct walkways, roadways or a neighbor’s access. Homeowner shall not park any motor vehicle on lawns, patios, or other areas not designated for parking. Each Homeowner will be issued two permanent stickers and one visitor hanging tag.
Maintenance and repairs on Homeowner-owned cars may be performed in front of the owner’s home as long as the work does not impinge on the roadway; stains are not left after the work is completed; tools, flammables or other hazards are not left unattended at any time and are disposed of properly; cars raised on jacks are never left unattended; motors are not run without an operable muffler; engines are never “gunned” or “revved”. Only Homeowner owned vehicles are covered by these guidelines. Any mechanical repair shall be completed on the same day it is started. Washing the exterior and cleaning the interior of resident-owned cars in front of the owner’s home is acceptable as long as it is done in compliance with noise and watering rules, and does not infringe on the neighbors (e.g. by spraying their home or car with soap and/or water, or allowing runoff to flood their garden, etc.). Extended mechanical repairs on a motor vehicle may only be done with special permission from Management. Minor mechanical operations, such as oil changes, tire changes, and minor tune-ups, are permitted if they can be completed within one day.
If Resident violates any of these rules pertaining to motor vehicles, Management may boot the vehicle without notice, at Resident’s expense. Towing, at owners expense remains an option of the Management Company with three (3) days notice.
The Washhouse may be used by residents only, 24 hours per day. Please maintain the laundry facilities in a neat and orderly fashion at all times.
Signs advertising businesses, yard sales, services of a non-lewd nature, etc. may be placed by residents on the bulletin board in the laundry room. Signs for businesses maybe place in windows, but not on lawns or in public places. Questions regarding signs should be directed to the resident manager. Each posting needs to include name, trailer number and date. Resident manager will clear the board of dated material as posted. “For Sale” signs may be placed on cars or in homes by the owner of said property. Other signs may be posted by Management and MHA.
Small animals, which normally remain caged within the home (i.e. birds, fish, etc.), are allowed. Cats are allowed if tagged with the owners name & phone number, spayed or neutered with current shots and are registered with the Management Company. No more than 2 cats per unit. Cats are to remain inside the home or on a leash or attended at all times. No dogs are allowed.
2. Companion and Service Animals.
Companion and service animals assisting persons with disabilities are not considered pets and therefore are allowed in accordance with Companion / Service Animal Agreement (Refer to Companion Animal Agreement.)
All animals living in the park are to be tagged and be on the lease. The Management Company should have records of all such animals, and such animals are to appear listed on your lease.
COMMERCIAL ENTERPRISES AND BUSINESSES CONDUCT
Homeowner shall not engage in any commercial enterprise or business in the park that generates excessive traffic, toxic chemicals, and noise or public signage. Resident shall not inconvenience neighbors, distribute or post advertising materials except in areas so designated.
Resident shall not engage in soliciting or peddling in the park.
No person shall use any part of a mobile home park for nonresidential purposes except such uses that are required for the direct benefit and well-being of park residents and for the management and maintenance of the park, including without limitation, personal service shops, and day care nurseries provided for the residents, as permitted under Section 9-3.1-1, “Permitted Use of Land”, B.R.C. 1981, and approved as part of the site plan under the provisions for special use review use of Section 9-4-9, “Use Review”, B.R.C. 1981, or approved as part of a site review approval under the provisions of Section 9-4-11, “Site Review”, B.R.C. 1981.
1. Noise.
Loud noise is not permitted in the park during quiet hours. Quiet hours are from 10p.m. to 7 a.m. daily. No loud noise or disturbances (as defined by the City of Boulder’s ordinance) of any kind will be tolerated during quiet hours. Residents are required at all times, to keep radios, televisions, stereos, musical instruments, engines, et cetera, at low volumes so that neighbors are not disturbed. Car horns are to be utilized only in cases of imminent danger to person or property.
No violation of any law or ordinance of the City, State or Federal Government will be allowed within the Park. No acts or behavior by any person that would place the Park, its Owner, Management or its Residents in violation of any law or ordinance shall be permitted. Adult residents are strictly responsible and financially liable for their own actions, as well as the actions of their children and guests while in the Park.
3. Home Space Responsibilities.
Each homesite within the Park is private property. Trespassing upon another’s homesite as defined by the lot lease is not permitted except for access to utilities and for maintenance of the home. In an emergency, Management reserves the right, without prior permission to inspect the homesite and to make repairs. Residents are required to ask permission to store or stand items against their neighbor’s home.
No open containers of alcoholic beverages are allowed in the streets and common areas of the Park. All parties and social gatherings shall be conducted with due respect for the rights of other residents of the Park. Resident shall be responsible for the conduct of guests at any party. For further information, see subsection 6 (Guests).
5. Children. Resident is responsible for the behavior and conduct of all minor children residing with or visiting Resident at all times.
6. Guests. Resident shall be responsible for the conduct of his or her guests. Residents are responsible for notifying Management and neighbors, in advance, of party times and attendees. Residents are responsible for noise and trash left by guests.
7 Loitering. There shall be no loitering in violation of Colorado Law.
8. Skating - Skateboarding and rollerblading in the park are permissible; jumps and stunts are not allowed.
9. Fireworks - Fireworks are prohibited in the park.
10. Fires - No open fires are permitted in the park. Those used for cooking in a charcoal or gas grill are permitted.
ENFORCEMENT OF RULES AND REGULATIONS
Enforcement of Rules and Regulations: Management is granted the authority to enforce all provisions of the Rules and Regulations through the levy of fines, and or evictions and garnishment of wages against the resident. Owner of the mobile home will be notified of all violations. Fines will be assessed as additional levies to the rent for the leased space. All fines will be subject to a late charge of $25.00 if not paid within thirty (30) days. Late payment fines will be subject to an interest rate of 18% per annum. Each adult resident of a unit will be held liable for all fines assessed due to violations by: their children, all minor persons residing in the adult resident’s unit, guests or invitees of the adult resident or anyone residing in the unit. Please be advised that every day is essentially a new violation. You may be assessed a new violation every day after initial notice.
· First Offense: A warning letter will be sent to unit owner.
· Second Offense*: A $25 fine may be assessed against the unit owner.
· Third Offense*: A $50 fine may be assessed against the unit owner.
· Fourth and Subsequent Offenses*: A $100 fine may be assessed against the unit owner and / or the eviction process and garnishment of wages may be started.
*Must occur within one year of the report date of the previous violation of the same regulation.
Appeal of Warning/Fine If an owner wishes to file an appeal, they must do so in writing within 10 days of the issue date of the warning notice or fine notification. This written appeal must be sent to the Management Company (Hast & Company, 525 Canyon Blvd, Boulder, Colorado 80302).
The undersigned hereby agrees to abide by said Rules and Regulations. All residents over the age of eighteen must sign and agree.
Lot # ___________
Resident________________________________________ Date ___
Printed Name________________________________________________________
Signature___________________________________________________________
Resident_________________________________________ Date______________
Printed Name________________________________________________________
Signature___________________________________________________________
Resident________________________________________ Date _______________
Printed Name________________________________________________________
Signature___________________________________________________________
Addendum
Copyright © 2001 Mapleton Home Association. All rights reserved.