Welcome to 870 Inman!
Please take time to review this Resident Handbook thoroughly. It has been developed for 870 Inman homeowners and tenants. This is a reference tool designed to assist you in using the facilities and understanding the rules and regulations governing the Association. It is intended to be used in conjunction with the Association’s Declaration and Bylaws.
This Resident Handbook (Revision 1 – January 2011) supersedes and takes precedence over any other guidelines or handbook previously published. This Handbook is issued pursuant to the Condominium’s Declaration and Bylaws, the Georgia Condominium Act and the Georgia Not For Profit Corporation Code.
If you require additional information or clarification on any of the contents contained in this Handbook please contact the Community Association Manager.
The homeowners of 870 Inman have established an organization that is designed to meet the legal requirements of the Condominium Declarations and Bylaws, establish a quality living experience, and support a sound financial investment.
Residents include all the people who live at 870 Inman, both homeowners and tenants.
Condominium Declaration & Bylaws are the documents establish the legal basis of your ownership and the conditions, rules and regulations for the Association. As a homeowner, you should read through these documents to understand your legal rights, restrictions, and guidelines for being part of the Association.
The Board of Directors is responsible for the setting policies, direction, and decision-making for the Association. It is comprised of five (5) homeowners each serving two (2) year terms. Elections are held each year at the Annual Meeting, which is held during the last quarter of every year.
870 Inman has a part-time, on-site Property Manager (Community Association Manager) who reports directly to the Board and is responsible for the day-to-day management of the Association, the facility, and all of the vendors and services used to operate and maintain the facility for the benefit of the homeowners and tenants.
870 Inman has a part-time, on-site Maintenance staff reporting to the Property Manager and is responsible for maintenance of all the common areas of the facility.
Please have all of your mail addressed to you using the following format:870 Inman Village Pkwy NE APT [101-534]
Note: It is important that your unit number is used for all of your mail; the post office will not deliver mail without a unit number.
Kristy Cowell, Community Association Manager
Monthly HOA fees are due on the first of each month. Payments are considered late if not received by the 10th of each month. Late charges are assessed the 10th of each month.
Make checks payable to 870 Inman Condo Association and mail them to the management office, address listed above.
Payments can also be given to the Community Association Manager; there is a secure drop box in the lobby for your convenience.
All Unit Homeowners must inform Community Association Management of their intent to sell.
A unit homeowner intending to make a sale or transfer of a residential unit shall give written notice of such intention to the Community Association Manager within seven (7) days of execution of a sales or transfer document.
Within seven (7) days after receiving title to a unit, the purchaser of the unit shall give written notice to the Community Association Management office of his or her ownership of a unit. Upon failure of a homeowner to give the required written notice within seven (7) days, the Board may levy fines against the unit and homeowner
Before a new homeowner may move into the building, the following requirements must be met:
In order to preserve 870 Inman as a predominantly owner-occupied condominium, the total number of leased units cannot exceed 25% of the total units, or a maximum of 27 leased units.
Homeowners desiring to lease their units may do so only if they have applied for and received from the Community Association Management office a leasing permit. If the maximum number of leasing permits is at its limit than homeowners desiring to lease their units may have their names placed on a waiting list until such time that the current number of leases drops below the maximum allowed.
A leasing permit will allow a homeowner to lease a unit providing that such leasing is in strict accordance with the terms of the leasing permit. A leasing permit will be revoked upon any of the following conditions:
All leases and tenants must comply with all of the related provisions of the Condominium Declaration, Bylaws, and Rules and Regulations. Owners wishing to be placed on the leasing waitlist must do so in writing through the Community Association Manager.
The homeowner transfers and assigns to the lessee, for the term of the lease, any and all rights that the homeowner has the right to use the common elements, including but not limited to the use of any and all recreational facilities and all other amenities.
Before a new Tenant may move into the building, the following requirements must be met:
A damage deposit of $150.00 must be submitted to the Community Association Manager with the elevator reservation. The deposit will be refunded provided that there is no damage done to the elevator or common areas during the move.
All empty moving boxes or cartons must be broken down and taken to the first floor and discarded in the trash dumpster located in the trash room. Do not put boxes or cartons down the trash chute.
All Residents must complete a resident profile form, available in the Management Office. This form must be complete in order to identify the primary residents in each unit and must include contact numbers and identification of any and all pets. Please notify the Community Association Manager if you have any changes in the information at any time.
All vehicles (make, model, color and plate number) must be registered with the Community Association Manager to avoid having your car towed or booted. Please notify the Community Association Manager if you have any changes.
Monthly assessments, also called HOA (Home Owners' Association) fees or dues, are the means by which the operating budget for 870 Inman is funded.
Condominium associations are typically formed as a not-for-profit corporation. The projected amount of the monthly/annual expenses is the same number projected for revenue. For this reason, it is very important HOA Fees be paid on time or in advance. HOA fees are due on the 1st of each month. The Association should have collected all scheduled fees for any given month on or before the 5th. If any monthly installment of annual assessments or any part thereof is not paid in full by the tenth (10th) day of the month or if any other charge is not paid within ten (10) days of the due date, a late charge equal to ten percent (10%) of amount not paid will be assessed. Such higher amounts may be imposed without further notice or warning to the delinquent owner and interest at the rate of ten percent (10%) per annum or such higher rate shall accrue from the due date.
The Board of Directors has adopted an aggressive policy for the collection of delinquent Homeowner accounts. If a homeowner is past due in paying the HOA fees the following actions will take place:
|Account Status||Association Actions|
|30 days past due||Reminder letter, late fee & interest is assessed|
|60 days past due||Shut off access cards of homeowner or tenant (31
Access to certain limited common elements including: parking space in garage, pool, gym and other amenities
Account sent to attorney for collection (homeowner will be responsible for any legal costs)
|90 days past due||File lien against property and lawsuit|
The Association is responsible for providing insurance coverage for the following areas:
Every unit owner shall be obligated to obtain, maintain, and provide documentation to the Community Association Manager at all times insurance covering those portions of his or her unit to the extent not insured by policies maintained by the Association including:
Since the Association policy covers your liability, as a unit owner, for the common areas, the resident needs to purchase your own liability insurance for your individual unit. This is also insurance you would need if you caused damage to another unit by your own negligence. This could be due to malfunction of an appliance in your own unit.
Regarding the interior of your condominium unit, the Association policy covers building, structural walls and fixtures of your unit commonly referred to as the “initial build-out”.
In the alternative, the Association insurance policy may exclude improvements and betterments made by the unit owner and may exclude the finished surfaces of perimeter and partition walls, floor, and ceiling within the units (i.e. paint, wallpaper, paneling, other wall coverings, tile, carpet and any other floor covering).
These items and other upgraded features you must insure under a condominium unit owner’s policy. This is called unit additions and alterations coverage, and your insurance agent will need to know the amount to add.
The personal property (household contents) is also your responsibility to insure.
The Community Association Manager shall make available for review by owners a copy of the Association’s master insurance policy to allow Owners to assess their personal insurance needs and each owner shall have the right to obtain additional coverage at his or her own expense.
|Example||Liability and Insurance Considerations|
|A visitor slips and falls in a common area of the building and is injured.||The Association is liable, and the cost would be covered by the Association’s insurance.|
|A visitor slips and falls inside your unit.||You are liable and, in the event you have no homeowner’s insurance, would have to cover any resulting medical costs, legal fees and judgments out of your own pocket.|
|A fire starts in and damages a common area of the building.||The cost of repairs to the building and replacement of lost property would be covered by the Association’s insurance.|
|A fire starts in a common area of the building and damages both common areas and owners’ units.||The cost of repairs to the building and replacement of lost property would be covered by the Association’s insurance. Repairs to owners’ units and replacement of the lost property inside would be covered by your homeowner’s insurance. The Association’s plan will cover only the initial build-out. The Association can bill you for your portion of the Association’s deductible. You should make sure your insurance covers Association deductible expenses. If you have no homeowner’s insurance, then you would have to cover all costs out-of-pocket.|
|A grease fire starts while you are cooking in your kitchen and damages your unit.||The cost of repairs and replacement of lost property would be covered by your homeowner’s insurance. The Association plan will cover the initial build-out, subject to reimbursement of a portion of the deductible. If you have no homeowner’s insurance, then you would have to cover all costs out-of-pocket.|
|The same grease fire damages your unit, the hallway (a common area of the building) and the two adjoining units.||The cost of repairs and replacement of lost property in your unit would be covered by your homeowner’s insurance. In many cases you could be liable for all repairs and all replacement of lost property (including that of other owners and the building). If you have no homeowner’s insurance, then you would have to cover all costs out-of-pocket.|
|A leak in the hose providing water to your dishwasher damages the floors and cabinets in your unit.||The cost of repairs and replacement of lost property in your unit would be covered by your homeowner’s insurance unless part of the initial build-out which Association will cover over the deductible amount. If you have no homeowner’s insurance, then you would have to cover all costs out-of-pocket.|
|The same leak damages the ceiling of the unit below yours and the property inside.||In many cases you could be liable for repairs and replacement of lost property (including that of other owner). If you have no homeowner’s insurance, then you would have to cover all costs out-of-pocket.|
The Board of Directors, in considering remodeling projects, must balance the right of all unit owners to the quiet enjoyment of their units with the desire of individual owners to make their units conform to their own personal requirements. The Board will endeavor to establish reasonable criteria and rules that will protect the safety and comfort of all residents, and which will, at the same time, preserve the building and those elements and systems that constitute community property.
The Board has appointed the Community Association Manager to review any and all remodeling projects for residential units. Homeowners shall not make any remodeling changes to their respective units without first obtaining written approval of the Community Association Manager.
The specific rules and requirements for remodeling a unit are detailed in your Condo documents under the section on Architectural Control Committee.
Until further notice, any Homeowner planning to remodel their unit must contact the Community Association Manager before any changes are initiated. The Community Association Manager will provide you with the specific procedures for submitting and gaining approval for your remodeling project.
All remodeling or construction work in the building must be performed between the hours of 9:00 a.m. and 6:00 p.m., Monday through Saturday only.
It is important that all rules and regulations set forth by the Condominium Documents are followed for the good of the building, Homeowners, and the Association. Penalties will be assessed for repeat offenders as follows:
Sound equipment (radios, televisions, CD players, video players, etc.) and all other sound producing instruments must be kept at a level so as not to disturb any resident at any time. Quiet hours when all sounds and noise must be kept at a minimum level, are between 10:00 p.m. and 7:00 a.m. daily.
Smoking is prohibited in all indoor common area of 870 Inman, which includes the hallways, lobbies, elevators, parking garage, and swimming pool.
No resident may use or allow the use of materials for any purpose in a residential unit or common area which would cause noxious or offensive smoke or odors to unreasonably annoy, disturb or cause discomfort to other residents or in such a way as to constitute a nuisance, in the sole opinion of the Board of Directors.
No items other than potted plants and patio furniture may be placed on the balcony of a residential unit, specifically:
The color of all window treatment from outside the residential unit must be white or off-white. Bed sheets shall not be used as window treatments.
870 Inman welcomes pets. A maximum of two (2) pets per residential Unit is allowed. It is very important that dog owners maintain complete control over their dogs while in the building common areas. No pets are allowed in any common area, except for egress and ingress purposes. Dogs must be kept on a tight leash at all times and under the control of a responsible person. It is important that you carry your own plastic bag with you every time you walk your dog. If your pet relieves himself or herself in a common area, you will be responsible for all associated cleaning costs, including carpet shampooing, disinfecting and labor.
The Board may require that any pet, which in the Board’s opinion, endangers the health of any resident, or creates a nuisance or unreasonable disturbance, may be permanently removed from the Condominium.
The Resident mailboxes are located in the mailroom hallway between the garage and lobby.
Each resident is assigned one mailbox and two (2) keys for their respective mailbox.
Note: The Association does not provide replacement mail keys. Homeowners may arrange to change their locks or get new keys through the US Postal Service.
Trash Chutes are located on each floor for the convenience of all residents. The trash chute is for trash bags only. Place all garbage and trash in standard 20 gallon or smaller plastic trash bags.
Please do not put any other items down the trash chute that is not in a trash bag, including: cardboard boxes, clothes hangers, clothing, cushions, mattress pads, skateboards and other possibly obstructive materials.
Recycling bins are located on the P1 parking deck on the Highland Ave side of the building, next to the elevators.
The recycling bins are labeled for the items that can and cannot be placed collected in specific containers. They are designed for collecting what our waste removal company can recycle (not necessarily City of Atlanta or Fulton County).
Residents dumping furniture in any common area will be fined a minimum of $50.
The 870 Inman common areas are treated for pest control twice a month in all of the Common Areas. Owners are responsible for pest control in their condo.
The Association is responsible for the maintenance of the buildings Common Areas only. If you are aware of a maintenance issue in the common areas please contact the Community Association Manager so that a maintenance work order form can be provided to the maintenance staff.
Individual Homeowners are responsible for the maintenance of their respective units. If a resident has a maintenance issue, you must contact your own service vendor to resolve the issue. The Association staff is not responsible for maintaining mechanical, heating, plumbing or electrical problems in residential units. The Association will provide contacts for qualified contractors and vendors for assisting residents. The model below depicts the general boundaries of the condo unit and the equipment, appliances and systems for which the homeowner is responsible:
In common areas, all 870 Inman residents and guests are expected to conduct themselves in a professional and courteous manner as expected by general rules of decorum. As such, in the common areas, please refrain from using profane language, excessive noise, or any behavior deemed to be commonly unacceptable.
Homeowners are responsible for maintaining the keys to their unit. However, be advised, it is required that you provide a key to your unit to the Community Manager so that in the event of an emergency, the proper authorities can access your unit. All homeowner unit keys are maintained in a locked key box and are only accessed when the homeowner or resident provides written approval or in the event of an emergency. Failure to maintain a key with the Community Manager’s office will result in any costs being passed on to the homeowner for any damages that might occur when securing access to a unit in an emergency situation.
Fobs are required to gain access to areas with an access card reader. A fob is a small gray magnetized plastic “medallion.” The fob is electronically encoded with a unique code that will allow you access to designated areas of the building. Each coded fob is unique to each individual resident.
The parking garage is a private facility for residents only—it is not intended for public use. All of the parking spaces are reserved for the exclusive use of the residents to which the space is assigned. Please park only in your unit’s assigned parking spaces. Any persons parked in an unauthorized space (e.g. another resident’s reserved space, fire lane, etc.) may be towed or booted at the violator’s expense.
In order to control access to the parking garage it is important that each resident entering the parking garage gate in their car use their garage clicker—do not tailgate behind another car when entering the parking garage. Damage to one’s vehicle cannot and will not be paid by the association.
If you are entering directly behind another vehicle, please allow the gate to complete its cycle, prior to clicking yourself in, this is especially important during the “rush hours”, this entry point processes a number of vehicles entry the building during this time and not allowing the completion of each cycle could cause the gate to stall which will require a manual re-set.
870 Inman does not have any parking spaces available for guests. Guests to the building must park in designated street parking spaces.
870 Inman has a fabulous swimming pool that is maintained for use all year long.
Pool Area Rules:
The pool at 870 Inman was intended for the Homeowners use and enjoyment. Please try and limit your guests to around 2-4 per household so that everyone can enjoy the pool area. There are limited lounge chairs that should be available for the homeowners. The host resident must be present whenever their guests are using the pool.
870 Inman provides a Fitness Center in the lobby area.
870 Inman provides a spacious Clubroom on the lobby level for Residents. Use of the Clubroom does not include the exclusive use of the lobby, which is a common area.
Some of the primary conditions for using the Clubroom include:
The 870 Inman Condominium Association is committed to providing a safe environment for our residents in the event of an emergency. Many fire safety features have been incorporated into the design and construction of the building, including emergency lighting, fire alarm pull stations, fire extinguishers, smoke detectors and sprinklers.
Know your building & location of stairs, fire alarm pull stations & extinguishers.
Each resident should be familiar with the location of the exit stairs on his/her floor. Fire alarm pull stations and fire extinguishers are located on each floor. Fire alarm pull stations are located on hallway walls across from both stairs doors. Fire extinguishers are located on the hallway wall next to the trash room and the electrical room.
Your smoke alarms are powered from your home electrical system and have batteries for back up. Your alarm will beep if the battery needs to be replaced. To be sure you should replace the battery each year.
The building fire alarms will activate when a person pulls a fire alarm at a pull station or if smoke is detected by a smoke detector or if water flows through the fire sprinkler system.