WELCOME TO NORTHGATE On behalf of the great folks that own & live in our wonderful community, we want to wish you a heartfelt WELCOME! As you look around our development you ll see that we take care & pride in making Northgate a superior place to live. Yes, there are rules & regulations, but they re in place to promote peace, harmony, and safety for all our residents. Now that you are one of the family, please take a few minutes to once again read the documents that you were provided with when you first met with our board of directors. Our rules are just about common-sense and respect to help people live together. Just treat your neighbors the way that you want to be treated it works! It s the Golden Rule! Below are just a few numbers to help you with your move. FPL (Florida Power & Light) 305-442-8770 is the local supplier of electricity. Comcast Cable 800-COMCAST provides the cable service. Association dues include basic cable service contact Comcast for service upgrades & internet. You pay for extra services should you choose to purchase them. Active Pest Control 305-681-8822 services the common areas of the property ONLY. Don t call them if you see a roach in your unit unless you intend to hire them! They will be happy to offer you their special price for Northgate residents who want routine pest control service inside their units. Northgate is a condominium community NOT an apartment complex. The maintenance staff only takes care of the common areas. As a homeowner, you are responsible for your unit. Please don t ask our staff to fix or repair something in your unit unless it is, indeed, a Common Area problem. Please see the accompanying document So What Do I Own for a more complete description. Board members are happy to assist with NON-EMERGENCY situations during normal BUSINESS HOURS. The Board can be contacted at 305-893-2624 (leave a message), or you can leave a note in one of the white suggestion boxes by the elevators. Phones are checked 3-4 times a week & suggestion boxes are checked weekly. Thank you &, again, welcome neighbor! Northgate Condominium Association 1701 NE 115 th Street * North Miami, FL 33181 * (305) 893-2624
AUTHORIZATION AGREEMENT FOR PREAUTHORIZED PAYMENTS Home/Unit Owner Name: Unit# or ID#: I (we) hereby authorize hereinafter called the ASSOCIATION, to initialize entries to my (our) account indicated below at the DEPOSITORY, to debit the same to such account. This will include all future amount changes by the ASSOCIATION. Home/Unit Owner s Bank Name: Bank Address: Routing Number or ABA Number: Account Number: Amount of Dues or Payment: Checking Savings Start Date Due & Term: Every Month / Quarter Between the 1 st & 10 th This authorization is to remain in full force and effect until the ASSOCIATION, has received written notification from me (or either of us) of its termination in such time and in such a manner as to afford the ASSOCIATION, and Banco Popular a reasonable opportunity to act on it. Signature of Homeowner Date Signature of Homeowner Date Attention: Whenever possible, provide a copy of a voided or canceled check to verify bank information. Return or rejected ACHs are subject to late fees. The cut-off is the 15th of every month.
Dear Unit Owners, We hope that up to this time you have appreciated the accessibility of the current Board of Directors. When we first came on to the Board we wanted to address any problems that may arise in a timely fashion. Unfortunately, some unit owners have overstepped personal boundaries. Therefore, we are forced to send you this notice. We, the members of the Board, are residents just like you. This is a volunteer job; we do not receive discounted maintenance, hourly wages, etc. All of us work five days a week and enjoy our free time. Please review the points below and bring any questions you may have to the next posted Board Meeting. Unit owners are not to call vendors to notify them of a problem. All problems should be communicated, in writing, to the Board of Directors. The problem will be reviewed and the appropriate company contacted. If a unit owner calls a vendor directly and the vendor comes out and does not find a problem, then the unit owner will be billed for this unnecessary service call. Unit owners should not call Board Members on their cell phones or home phones unless it is an emergency. If it is an emergency, then 911 should have been called. If you see something illegal taking place or see something/someone suspicious call the police. Board Members are not the police. Unit owners should attend Board Meetings to receive update on current projects. If you cannot attend Board Meetings, you may request a copy of the meeting minutes or may view all meeting minutes on the Northgate website. All requests must be sent in writing or via email. If you have questions or concerns about an item not listed on a Board Meeting Notice, please come to a meeting to ask during open question time or send a letter or email to the Board. If your toilet won t flush, your lights won t turn on, your washer and dryer is broken, call a professional. If you have ants, rats, termites, within your unit, call a professional. Northgate has a contract with Active Pest Control to exterminate the grounds. Unit owners should not be calling Board Members on their cell phones or stopping by their houses to inform us of a problem already being address. If you see garbage somewhere, pick it up. Residents should not walk by it, doing nothing, and then tell a Board Member. While some of the above items may sound silly and hard to believe, it has happened! Please take responsibility as a member of the community and please respect our personal lives. Thank you for your cooperation. -Northgate Condo Association Board of Directors 1701 NE 115 ST * North Miami FL 33181 * northgatecondoassociation@yahoo.com
SO WHAT DO I OWN? (COMMON AREA VS INDIVIDUAL UNITS) There seems to be confusion about what is Common Area or Element (that property owned by the Association), & what is actually private property that owned by and deeded exclusively to the unit owner. Common Area or Element (that property owned by the Association) is actually property that is owned equally and collectively by all the unit owners (and administered on their behalf by the Association) in proportion to the number of units they own. Northgate has 132 units so each & every unit owner owns a 1/132 nd undivided interest in the Common and Limited Common Elements. Basically, unit owners own the paint on the walls & air in their units plus a 1/132 nd interest in the Common and Limited Common Elements. According to our Condo Docs and Florida Statute 718, Unit Owner/Resident s property boundaries are within the interior surfaces of the masonry perimeter walls of their unit. Their fenced in yards/patios are considered Limited Common Element which, by law, is reserved for the exclusive use of the unit or units to which they pertain. In other words, a unit owner does NOT exclusively own their patios or yards the term limited common element means that your patio/ yard is Association (collective) property which is reserved for your exclusive use like your assigned parking space. This is why the rules & regulations clearly restrict what can & cannot be put on patios & inside the fenced in yards. ALSO, an owner MUST obtain permission from the board to make any alterations to them like installing tile. While it is not likely that the board would object, owners need to notify the board first to get permission. Actually, the board does have the right to require owner to remove any unauthorized improvements or objects that don t 1701 NE 115 th Street * North Miami, FL 33181 * (305) 893-2624
Northgate Townhouse Condominium Association comply with the rules. The board also has the right to remove all or part of any improvement when it becomes necessary to do so in order to repair any of the common elements. It is also worth noting that the board has the legal right to change and/or reassign your assigned parking space. This issue has come up a number of times in the past in the form of disputes over parking spaces between unit owners. The definitive answer lies in reading the wording on your deed specifically, the deed to your unit does NOT grant you ownership of a specific parking space only the right to the exclusive use of a space to be assigned by the Association. Please don t confuse the wording in your deed with any forms or paperwork provided by the association when you purchased your unit which ASSIGNED you a space. Incidentally, there are several extra, covered parking spaces at each building which, subject to availability, are available for rental by unit owners. Rentals are made on an annual (calendar) or quarterly (calendar) basis & are payable in advance either annually or quarterly adjusted basis. If interested in renting one of the available spaces or being put on a waitlist, contact the board. 1701 NE 115 th Street * North Miami, FL 33181 * (305) 893-2624 Page 2 of 2
Dear Northgate Residents, Northgate Condominium Association and Miami Dade Water & Sewage Department have been working together to develop our Water Conservation Program. Water is a limited resource and it needs to be used at its most efficient way. Miami Dade Water & Sewage Department has given us FREE Water Conservation Kits for each unit. The kit consists of the following: - Earth Massage Showerhead - Kitchen Swivel Aerator - Bathroom Aerators - Fill Cycle Diverter for the toilet - Leak Detection dye Tablets Kits may be obtained by contacting the Board of Directors to request one. Please note that the Association and/or maintenance staff will NOT install the kits. Residents must make their own installation arrangements. Please be aware of the water use restrictions in the Northgate Rules & Regulations: NO HOSING DOWN of second floor patios is permitted. Hosing down of inside second floor patios cause water to seep through to the floor(s) into the roofs which cover the overhead parking areas. This water causes the roof(s) to weaken and flake requiring constant repair, besides causing possible damage to vehicles parked underneath it WATERING PLANTS should be done with a watering can and NOT with a hose, particularly on the second floors It is prohibited to throw or sweep any items off the balcony (for example, cigarettes, water, dirt, etc.). It is prohibited to cause any water or liquid to drip from or run off any balcony (for example hosing off balconies or over watering plants that result in excess water spills). Thank you for all your cooperation, Northgate Board of Association & Beautification Committee
ATTENTION ALL UNIT OWNERS It has come to the attention of the Board that some unit owners feed, greet, and/or breed FERAL CATS, located on the Northgate property. This is a clear violation of both the Association s Rules & Regulations, as well as the Miami- Dade County Ordinances. We all, with few exceptions love & appreciate natures children, however, despite the fact that our hearts go out to what we perceive as poor, hungry animals, we are actually doing more harm to them & ourselves than good by feeding them. Please be advised that feral cats are not immunized, fixed, or rabies free. Feeding, greeting, and/or providing a place for these cats to breed pose a major health and safety risk for small children, registered pets, those with week immune systems, etc. These cats have been known to attack residents dogs as well as the residents themselves. They also raid the dumpsters & strew garbage everywhere. This attracts even more feral & wild pests. Food left outdoors also attracts other dangerous wildlife rats, raccoons, possums, snakes and let s not forget roaches - all of which pose a severe threat to our residents & pets. Any resident seen feeding, greeting, and/or breeding these feral cats will receive a violation from the Board along with a fine of $ $100 for each violation. For those residents who do not feed the feral cats, the Board thanks you. Sincerely, Northgate Condominium Association Board of Directors 1701 N.E. 115 th STREET NO. MIAMI, FLORIDA 33181 (305) 893-2624
Rights and Responsibilities for Better Communities Principles for Homeowners and Community Leaders Homeowners Have the Right To: 1. A responsive and competent community association. 2. Honest, fair and respectful treatment by community leaders and managers. 3. Participate in governing the community association by attending meetings, serving on committees and standing for election. 4. Access appropriate association books and records. 5. Prudent expenditure of fees and other assessments. 6. Live in a community where the property is maintained according to established standards. 7. Fair treatment regarding financial and other association obligations, including the opportunity to discuss payment plans and options with the association before foreclosure is initiated. 8. Receive all documents that address rules and regulations governing the community association, if not prior to purchase and settlement by a real estate agent or attorney, then upon joining the community. 9. Appeal to appropriate community leaders those decisions affecting non-routine financial responsibilities or property rights. Homeowners Have the Responsibility To: 1. Read and comply with the governing documents of the community. 2. Maintain their property according to established standards. 3. Treat association leaders honestly and with respect. 4. Vote in community elections and on other issues. 5. Pay association assessments and charges on time. 6. Contact association leaders or managers, if necessary, to discuss financial obligations and alternative payment arrangements. 1701 NE 115 th Street * North Miami, FL 33181 * (305) 893-2624
Northgate Townhouse Condominium Association 7. Request current contact information to association leaders or managers to help ensure they receive information form the community. 9. Ensure that those who reside on their property (e.g., tenants, relatives, friends) adhere to all rules and regulations. Community Leaders Have the Right To: 1. Expect owners and non-owner residents to meet their financial obligations to the community. 2. Expect residents to know and comply with the rules and regulations of the community and to stay informed by reading materials provided by the association. 3. Respectful and honest treatment from residents. 4. Conduct meetings in a positive and constructive atmosphere. 5. Receive support and constructive input from owners and nonowner residents. 6. Personal privacy at home and during leisure time in the community. 7. Take advantage of educational opportunities (e.g., publications, training workshops) that are directly related to their responsibilities, and as approved by the association. Community Leaders Have the Responsibility To: 1, Fulfill their fiduciary duties to the community and exercise discretion in a manner they reasonably believe to be in the best interests of the community. 2. Exercise sound business judgment and follow established management practices. 3. Balance the needs and obligations of the community as a whole with those of individual homeowners or residents. 4. Understand the association s governing documents and become educated with respect to applicable state and local laws, and to manage the community association accordingly. 5. Establish committees or use other methods to obtain input from owners and non-owner residents. 6. Conduct open, fair and well-publicized elections. 1701 NE 115 th Street * North Miami, FL 33181 * (305) 893-2624 Page 2 of 3
Northgate Townhouse Condominium Association 7. Welcome and educate new members of the community owners and non-owner residents. 8. Encourage input from residents on issues affecting them personally and the community as a whole. 9. Encourage events that foster neighborliness and a sense of community. 10. Conduct business in a transparent manner when feasible and appropriate. 11. Allow homeowners access to appropriate community records, when requested. 12. Collect all monies due from owners and non-owner residents. 13. Devise appropriate and reasonable arrangements, when needed and as feasible, to facilitate the ability of individual homeowners to meet their financial obligations to the community. 14. Provide a process residents can use to appeal decisions affecting their non-routine financial obligations to the community. 15 Initiate foreclosure proceedings only as a measure of last resort. 16. Make covenants, conditions and restrictions as understandable as possible, adding clarifying lay language or supplementary materials when drafting or revision the documents. 17. Provide complete and timely disclosure of personal and financials conflicts of interest related to the actions of community leaders, e.g., officers, the board and committees. (Community associations may want to develop a code of ethics.) *Community Association Institute (CAI) is a national organization dedicated to fostering vibrant, responsive, competent community associations. 1701 NE 115 th Street * North Miami, FL 33181 * (305) 893-2624 Page 3 of 3