The Valley Lo Towers I Condominium Association, the Board of Directors and your neighbors welcome you to the Valley Lo Towers I community. We sincerely extend our best wishes to you in your new home.
Valley Lo Towers I (VLT I) consists of 118 condominium units in two separate buildings, on more than 9.25 acres of land. VLT I is a smoke free property.
Because of the size of our community, rules and regulations are needed to keep things running smoothly, to ensure pleasant, comfortable and enjoyable living in our homes, as well as to maintain standards that will result in appreciation of our homes in the future.
The information, rules, and regulations contained in this booklet are for the purpose of achieving and maintaining this goal, as well as to comply with the Valley Lo Towers I Condominium Association Declaration and By-laws and the Illinois Condominium Property Act. (A copy of this Act is available from our Management Company)
Owners are expected to be familiar with the regulations in the Declaration and Act, since they are binding on everyone. These Rules and Regulations apply to all Unit Owners, occupants, tenants, and their guests.
We are glad that you have chosen to make Valley Lo Towers I Condominiums your home.
Assessments are due on the 1st of each month. Late payments will incur a fee of $75.00. Late fees will incur after the 10th day of the month.
Unpaid assessments over 60 days delinquent will be referred to the Association's attorney for collection. Please note that collection action may include filing a Forcible Detainer Action (eviction).
In accordance with the Illinois Condominium Act, the delinquent Unit Owner will pay all costs and fees incurred in the process of collection.
No personal property is permitted in/on common areas. This includes waste receptacles, supplies, footwear, umbrellas, and other articles shall not be placed in the halls, doorways, on the staircase landing, nor shall anything be hung or shaken from the windows or balconies, or placed on the outside windowsills.
Nothing shall be thrown from the balconies.
The following areas are strictly off limits to all Unit Owners, tenants, guests, and contractors, without the express written permission of the management:
Anyone found guilty of trespassing or tampering with any of the
above-mentioned common area items will be subject to paying for all damages
incurred and may also be fined.
AWNINGS / SCREENS
No awnings or other projections (including air conditioners, television or radio antennas, or wiring) shall be attached to or extended from or beyond the outside walls of the building.
BALCONIES
Wind chimes, decorations, etc., are not allowed on your balcony or in the trees on the property. No windsocks or other items shall be hung from your balcony, railing, walls, or from the light fixture on your balcony.
The American Flag may be flown in compliance with the State of Illinois Condominium Property Act and Section 4-10, Chapter 1 of Title 4 of the United States Code and the Executive Orders entered in connection with that section.
No balcony floor covering is to be applied without prior Board approval.
All flowerpots that are to be used on your balcony must be completely on your balcony and not on the railing. Window type boxes must be installed on the inside of your balcony railing, but not on top. There shall be no freestanding flowerpots on the railing. No baskets or pots may be hung from the balcony ceilings or walls.
Feeding of wildlife is prohibited.
Lighting is a limited common element. The Valley Lo Towers I Condo Association maintains the size and type of balcony light bulbs.
No balcony shall be screened, glassed-in, or otherwise enclosed.
No balcony shall be used for storage, nor may bicycles be kept on any balcony. Only patio furniture, grills, and flowerpots may be kept on balconies.
SIGNS
No sign, signal, illumination, advertisement, notice or any other lettering or equipment shall be exhibited, distributed, inscribed, painted, affixed or exposed on or at any window, or on any part of the outside of any condominium unit or building or in any common areas.
WINDOW COVERINGS
All window coverings facing the exterior of the buildings shall be of similar color (white, ecru, cream, off-white, etc.) for uniform appearance on the outside of the buildings.
ELEVATOR PHONE
An Emergency Telephone system is located inside each elevator cab for security purposes only. When the telephone button is pressed, it will automatically dial the Glenview Fire Department. A red light will indicate that your call was received. If you have an emergency, the fire department will respond in person after you give them the location and address of the elevator you are in.
GARAGE LEVEL WIFI
WIFI is available for use with smartphones.
Current username and password: WI-FI2020, chestnut2020$
FIRE PLAN
IN CASE OF FIRE CALL 911!!
IN CASE OF FIRE DO NOT USE THE ELEVATOR!
According to the Glenview Fire Department, all residents are advised to safely/quickly evacuate or stay in their units until fire department personnel comes to get them out of the building provided the unit is not filling with smoke or fire.
Should you residents have a handicap/disability and be unable
to
evacuate on your their own, call 911 and advise the
dispatcher
of such.
The Glenview Fire Department asks them to notify the
department, in writing, of their condition and their needs with regards
to
evacuation
to have on file.
The address is:
Or complete the following online form:
FIRE EXTINGUISHERS
There are three fire extinguishers on each floor, located near the
elevator and the two
stairwells. These may be used by residents in case of an emergency.
Residents are encouraged to have a fire extinguisher in their unit.
SMOKE DETECTORS
Smoke detectors in your unit are hard-wired and do not have batteries that need to be
changed. Smoke detectors are inspected annually by vendors.
Under no circumstances should
If Steam generated from the shower in the hall bath may trip the
alarm. Therefore, do not
shower with an open bathroom door.
TORNADOS
The following recommendations are from the Glenview Fire Department.
WRITTEN COMPLAINT
In accordance with the Illinois Condominium Property Act, Chapter 765 ILCS
605/18.4(l), if someone is believed to be in violation of any of the provisions
of the Declarations and By Laws, or Rules and Regulations, a signed and
written complaint must be submitted to the management company by an
owner, the management agent, or a resident.
WRITTEN NOTIFICATION OF COMPLAINT
The person charged with a violation, shall be given ten (10) days written
notice of the complaint, informing him/her of a time and place where the
Board of Directors or its duly authorized committee will conduct a hearing
to review the complaint, at which time they will have the opportunity to
defend his/her actions.
All hearings will proceed with or without the
presence of the accused Owner, as long as reasonable and proper notice
has been submitted in advance.
The findings of the hearing will be given to
the Board of Directors for their disposition at the next scheduled meeting.
WRITTEN NOTIFICATION OF DECISION
If any resident is found guilty of a violation, the Board of Directors will
notify that party in writing and a fine will be charged to the assessment
account of the Owner of the unit involved, to be collected with the next
monthly assessment.
FINES
The Board will determine the appropriate fine amount within reasonable
and justified parameters due to existing circumstances.
ENFORCEMENT
The Board reserves the right to pursue any and all legal remedies to compel
enforcement-legal and equitable-in the event of any violation of the Rules
and Regulation, Declaration, or By Laws. Any and all costs and attorney's
fees shall be assessed back to the account of the offending owner at the
time they are incurred.
All owners are required to have home owners insurance. A Certificate of Insurance,
listing Valley Lo Towers I as additional insured, is
required to be sent to the management company yearly.
A Certificate of Insurance, listing Valley Lo Towers I Condominium Association as
additional insured, is required from all contractors prior to any and all
painting or remodeling work within a unit or common area of the
Association.
A similar Certificate of Insurance is required from a moving
company prior to a move-in or move-out.
NOTIFICATION OF MANAGEMENT
Owners are responsible for notifying the management office no less than
four (4) business days prior to their moving date to reserve the
elevator.
Management must approve all plans for moving in and moving out. When move in
or move out is complete, management will check to see that the When using a professional moving company, a certificate
of insurance from the moving company is required prior to moving. This
certificate should list Valley Lo Towers I Condominium Association.
When using a professional moving company, The Seller shall provide the Buyer
with DEPOSITS
A $750.00 (seven hundred fifty dollars) deposit in the form of a certified
check or a money order made payable to Valley Lo Towers I Condo Association
A separate $750.00 deposit shall be required for all buyers to move in.
The deposits
must be paid at least 14 days in advance of the move-in or move-out.
Deposits will be returned promptly if no damage is incurred. If damage is
incurred the cost of the repairs will first be deducted from the deposit. All
damage in excess of $750.00 will be the responsibility of the individual in
possession of the unit, being either the former or current owner, at the
time the damage occurred.
In the event that any rules regarding moving are
not followed, deposits will be forfeited.
MOVING DATES AND TIMES
Moving is permitted Monday through Friday and must commence after 8:00
A.M. and must finish before 4:00 P.M. If the movers arrive prior to 8:00
A.M. or after 4:00 P.M. there is no one available to assist with the set up.
Saturday and Sunday moves are prohibited. Any violation of this rule will
result in possible police action and forfeiture of deposit.
No noise such as loud music, TV's, excessive running in halls and stairwells,
or sounds that disturb or annoy other occupants of the building shall be
permitted. Residents who are experiencing any of these issues should contact
management.
Two cats are allowed per unit. No dogs are allowed. No strange or exotic
pets (such as pigs, reptiles, etc.) shall be permitted. Only those pets owned
by and permanently residing with a Unit Owner or renter are allowed on
Valley Lo Towers I property.
Food and water for pets shall not be left outside the dwelling unit or on
balconies.
No pet may use the balcony floor, either on or off paper, for elimination.
Owners shall keep their pets from causing any annoyance or discomfort to
others. Owners will immediately remedy any complaints made to the
Management Company.
Breeding of pets is prohibited.
Remedy of any damage caused by pets to any of the common areas shall be
the full responsibility of the owners.
Pets shall not be tied up outside any unit or Building or elsewhere in the
common Elements and/or left unattended.
[The following should be replaced with a simple hyperlink which
takes the user directly to the form online!]
Valley Lo Towers I is a no smoking community. Smoking is not allowed anywhere on the
property including in any unit, on any balcony, any garages, in any common
areas, or on any of our outside grounds. This includes cigarettes, cigars,
pipes, e-cigarettes and other products, including No door-to-door soliciting of any sort is permitted on the premises. No
messages, announcements and/or notices of any sort are to be placed by or
under any door or other areas on the premises without prior approval
and/or authorization of the Board of Directors.
Bicycle rooms are located in both east and west sides of the garage. Only
residents' bicycles with owner's identification shall be
stored in these rooms.
Bicycles are not allowed
to be chained to the outside stair rails or to any part of the grounds area.
Bicycles may not be parked on the grass or blocking stairwells.
Bicycles
stored in the bicycle room are at Unit Owners may post notices on the bulletin board located in the garage
area in each building. All notices must be Notices may remain on the board for a maximum of 14 days or until
the day after the event.
Undated notices and notices older than 14 days will be removed.
The Board
reserves the right to remove any notice deemed inappropriate.
Any unit owner who requires an electric car charging station will provide it
at their own expense including installation, electricity usage and any
maintenance and upkeep.
The station must be installed by a licensed and
qualified technician, or electrician, and the electricity usage must be
metered and charged directly to the unit owner.
Insurance policies
providing for the protection of Association property must be kept in force
and a certificate of insurance naming Valley Lo Towers as additional insured
must be kept on file at the property manager's office.
The Association
assumes no responsibility whatsoever for any problems caused by the
station. The unit owner assumes all responsibility for any damages and
repairs.
Article 7.01 (f) of the Declaration prohibits activities that cause
unreasonable noise or disturbance to others. In order to control the
disturbances to other Owners, the following rules are in effect.
There is no additional charge for the use of this facility. Use of the
equipment is limited to residents only.
This room is for
the express use of the exercise equipment and is not to be used as a TV room.
Entrance to the exercise facility requires a special key and a $25.00
refundable key deposit. No key will be issued to any owner until a signed
release is on file with the management for that unit. Every resident of that
unit must sign the release.
The following rules apply to this facility:
Keys shall not be duplicated or loaned. In the event a unit is being sold,
seller must return the key to the management.
The Gazebo is available for the enjoyment of all Valley Lo Towers Condo
residents.
The following rules shall apply:
Two luggage carts are available for use in each building. These carts are
located in the garage lobby.
Carts should be returned promptly when you
are finished using them so that other residents may use them.
Carts are for
the sole and exclusive use of the Unit Owners and shall not be used by
contractors or vendors to haul supplies or equipment.
Other than deliveries by the Post Office, United Parcel, Federal Express, and
other delivery services, all furniture, supplies, bulk goods, grocery carts and
packages of any kind shall be delivered through the garage.
Move-ins,
move-outs, furniture and appliance deliveries may not be scheduled for the
weekends.
Notify the management office prior to your delivery so the
elevators can be protected.
There is an automatic fine of $100 per
violation.
No furniture filled with a liquid or semi-liquid shall be brought in or used in
any condominium unit. This includes waterbeds.
No business shall be operated out of any unit. It violates Section 7.01 (L) of
the Declaration.
Sunbathing is only permitted on your own balcony or north of the fire lane
on the grass. Appropriate cover-ups and shoes must be worn to and from
the pool.
No material may be left in any common area.
Please be considerate of your neighbors and contain any noxious odors,
from cooking or otherwise, within your own unit.
GENERAL POLICIES
At no time should the fire hydrants or fire lanes be blocked.
Vehicles shall not park so as to obstruct passage, ingress or egress of other
vehicles or persons on the property. All vehicles shall be parked within the
designated areas only, within the parking spaces.
All vehicles are restricted to paved surfaces and there shall be no parking on
routes of passage, lawn areas, and/or sidewalks.
Any vehicle in the state of disrepair, rendering it incapable of being driven in
its present condition, and in a condition such that the vehicle clearly
indicates it has been abandoned, is not allowed to be kept in the
development parking areas, and deemed to be a non-permitted vehicle, will
be towed at Unit Owner's expense.
Permitted vehicles include passenger type automobiles and vans,
motorbikes and licensed motorcycles. Commercial vehicles, when doing
business with a resident during normal business hours, may use the parking
facilities. Please park motorcycles on the south side of parking lot.
Vehicles not permitted:
INDOOR PARKING SPACES
Each Owner has an assigned indoor parking space.
No unit parking space shall be sold, given, devised or otherwise transferred
to any party other than a Unit Owner of a residential unit, nor shall same be
leased to any party, other than a Unit Owner or occupant of a residential
unit without the prior written consent of the Board, or the managing agent
of the property acting in accordance with the Board's direction.
The front of your garage space shall be used only for storage of grocery
carts.
No vehicles may be washed inside the garages.
Unit Owners are responsible for any damage, including leaking fluids onto
garage space.
OUTDOOR PARKING SPACES
The management company must be notified of the license plate number
and make of any vehicle belonging to any non-resident or guest parked
outside for a period longer than 72 hours. Failure to notify management
may result in towing.
Exterior spaces designated handicap parking spaces are primarily for visitor use PARKING VIOLATIONS
In the event of a parking violation, the management company will notify an
authorized company to remove any vehicle in violation. All involved costs
will be charged to the Unit Owner, whether it is the owner's vehicle, his
tenant's or guest's.
CHUTE ROOMS
All refuse shall be placed in plastic bag with secured ties, and thrown down
the refuse chute-not left on the floor in the refuse room. Glass, metal,
newspapers, cat litter or pet feces may not be thrown down the refuse
chute. Paint must be taken to an authorized waste center.
GARBAGE DISPOSAL
Items that should not go down the waste lines are grease, bones (meat
and poultry), coffee grounds, rice (especially uncooked), seafood, egg shells,
onion and potato peelings, and all fibrous materials (corn
husks, artichokes, celery, etc.).
GARBAGE
All plant refuse should be placed in the garbage cans in the garage or in
the Refuse room. Plant refuse should never be put down the garbage disposal.
Do not leave refuse on the garage floor. Boxes must be broken down,
and along with other non-recyclable items, must be put in the dumpster
in the garage refuse room or taken to the dumpsters located outside the
west end of each building.
RECYCLING
[The following area will contain suggestions submitted by the Recycling
Committee to be reviewed and approved by the Board of Directors.]
[Does the following still apply or can this item be deleted?]
In order to maintain and assure safety at Valley Lo Towers I Condominium
Association in a good and orderly manner, the Board of Directors adopted
Rules and Regulations concerning Satellite Dishes. The rules are on file with
the management company and approval of installation is required by the
Board of Directors.
CONTRACTORS
Any repair or maintenance work done by a privately hired contractor or Unit
Owner, which is likely to disturb another resident, shall not begin before
8:00 A.M. and be concluded by 6:00 P.M. Monday through Friday. Work is not permitted
on weekends or holidays.
All contractors and workmen, along with their tools, equipment and supplies must enter
through the garage. The unit owners are responsible for any rule violations
by their contractors.
DOOR LOCKS AND HARDWARE
Residents shall not alter any doorknob, lever or trim or install a new lock
knocker or other attachment to any door leading to a common element.
Security chains may be added on the interior of these doors.
[Kevin Sanders discontinued this practice before changing
positions with Braeside. Should it be modified or deleted?]
If an existing
lock is re-keyed, copies of the key may be left with the Management
Company.
If no key is available to management and an emergency entry
into the unit is required the door may be forcibly opened. All cost incurred
in the repair and/or replacement of any door or door component, damaged
due to such forced entry, will be the responsibility of the Unit Owner.
HARD SURFACE FLOORING
Board approval is required for the installation of all hard surface flooring,
including but not limited to Engineered Hardwood, Laminate, Ceramic Tile,
Stone, or Marble, within a unit. Solid hardwood is not allowed. All such
flooring shall have an underlayment with a Field Impact Insulation Class
(FIIC) of 54 or higher and an Impact Insulation Class (IIC) of 70 or higher.
Unit Owners shall submit a written request along with a copy of the
Manufacturers specification sheets indicating the soundproof rating of the
underlayment and flooring system to be installed.
Proof of insurance, listing Valley Lo Towers I as additional insured,
is required from the installers.
In the event that unauthorized flooring is installed, removal of said flooring
will be required at the Unit Owners' expense, and a fine may also be
incurred. PLUMBING / RODDING
In the event of any water/sewer/drain line obstructions, the Unit Owner
shall promptly notify Management of the obstruction. Management shall
arrange for the Association's plumber to clear the obstruction or resolve the
problem causing the obstruction.
If the obstruction is in the horizontal lines,
unless otherwise advised by the Association's plumbers, it shall be the Unit
Owner's responsibility for the cost of the plumber.
If the obstruction is in
the vertical lines, unless otherwise notified by the Association's plumber, it
is the Association's responsibly for the cost of the plumber.
When a Unit Owner experiences a waste line back-up in their unit, that Unit
Owner is responsible for rodding from his/her unit down to the main sewer
drain in the garage: the Association would assume cost only if the clog is in
the vertical main drain (not the horizontal drain leading from the unit sink
to the main), and only if the plumber assigned by the Association is used.
Unit Owners are prohibited from using any product that is a drain cleaner
(i.e., Drano, Liquid Plumber, etc.).
RECESSED CAN LIGHTING
Installation of recessed lighting in any unit requires prior Board approval. All
recessed lighting fixtures must be IC rated and have an integrated thermal
protector.
WINDOW REPAIRS / REPLACEMENTS
The entire window structure is a limited common element. As such, it is the
Unit Owner's responsibility to maintain, repair, and replace glass and
surrounding frames. Since all exterior windows and sliding doors must
conform to architectural standards, Board of Directors' approval must be
obtained prior to any installation. Sources for repair and replacement can
be obtained from current Management.
WATER SHUT OFF
Three (3) day notification of intent by a Unit Owner to have the water in
their building, and particularly in their tier, turned off must be given to the
other residents of the building by notifying the management company. The
notice shall state the date, and approximate time of the water shut off and
the anticipated length of time the water will remain off. The water cannot
be turned off before 9:00 a.m. and must be turned back on by 3:30 p.m.
Emergency repairs are exempt from the three (3) day rule.
Prior to renting a unit, the owner must provide a criminal background check
on the prospective tenant/applicant, and a lease to the Board. The Board
must receive all such documentation no later than 14 days before the
beginning of the lease. Any costs incurred by the Condo Association during
the term of the lease shall be the responsibility of the Unit Owners.
The term of all leases shall be one year. A copy of each lease must be on file
with the management company after Board approval. Renewal of a lease is
dependent on Board approval.
The Unit Owner must provide a copy of the Rules and Regulations Handbook
to the renter and provide the Board with written verification that they have
been received. All maintenance and repair issues within the unit should be
directed to the Unit Owner and the Unit Owner should contact
management when appropriate. The renter is prohibited from contacting
onsite maintenance and management personnel.
Renters will not be permitted to move in unless all of the above rules are
followed.
The Board may take action requiring the Unit Owner to initiate eviction of
the renter, or to impose a fine upon the Owner as the Board deems
appropriate.
you a resident remove the cover of
your a smoke detector as this sends an trouble signal
to the Fire Department.
your the smoke detector in your
unit should happen to
go off, look at the
detector. If the light is solid red and there is no fire, please call the Fire
Department at (847-724-2141) with your name, address, unit number, and phone number.
If it
is not your smoke detector, stay in your condo until otherwise notified.
Fines and Enforcement
Insurance
Moving
premises are left in the original condition
common areas have not been damaged.
the Monthly Assessment Coupon Payment Book, the Rules and Regulations HandbookGuide
and the Unit Owner Association Declaration prior to the closing.
or a money order shall be required from the owners for all move outs.
Noise
Pet Policy
link to form
Smoking Policy
medical marijuana.
Soliciting Prohibited
Bicycle Rooms
You Residents must provide your their own chain and lock.
your the owner's own risk. The Association accepts
no
responsibility.
No Bicycles may not be brought through the lobby, only through the
garage. or on the
elevators.
Bulletin Boards
on 3 x 5 cards or paper
and must be signed and dated.
Electric Cars
Estate Sales
Exercise Facility
Gazebo
Luggage Carts
Mail and Deliveries
Miscellaneous
Parking
only.
Handicapped residents may utilize these spaces for loading and unloading of vehicles.
Refuse and Recycling
Satellite Dishes
Unit Maintenance
Unit Rental