Langley Grove Estates
24330 Fraser Highway
Langley, British Columbia
Community Rules
Effective Date: June 1, 2003
TABLE OF CONTENTS
A. Introduction, Including Effective Date & Rule Changes Page 3
B. Definitions Page 4
C. Community Personnel Page 4
D. Use of Facilities Summarized Page 4
E. Manufactured Home Occupancy Page 4
F. Guests Page 5
G. Moving a Manufactured Home into the Community Page 5
H. Additions and Alterations to Home & Homesite Page 5
I. Maintenance of Home & Homesite Page 6
J. Activities in the Community Page 7
K. Pets Page 8
L. Vehicles Page 9
M. Moving a Manufactured Home Out of the Community Page 10
N. Recreational Vehicles Page 10
O. Restrictive Use Of Furnace Oil As A Fuel Page 11
P. Insurance Page 13
Q. Clubhouse Rules Page 14
R. Spa Rules Page 14
A. Introduction
These Community Rules have been developed as a basis for good relations and to help ensure peaceful co-existence between Residents in Langley Grove Estates. These Community Rules, in conjunction with the Tenancy Agreement, are intended to clearly define the expectations and responsibilities of Residents and Bayou Developments (1996) Ltd., the Community Owner and Manager.
The spirit behind these Community Rules is the Golden Rule:
"Do unto others as you would have them do unto you."
Bayou Developments (1996) Ltd., the Community Owner / Manager of Langley Grove Estates, trust that they will have your complete cooperation not only to keep this Community's standards high and to maintain a happy, friendly atmosphere, but also to assure each Resident a maximum of convenience and comfort.
These Community Rules are part of your Tenancy Agreement (Lease). Please read them carefully and keep them on file, as they constitute a binding agreement between you and the Community Owner, Bayou Developments (1996) Ltd.. Bayou Developments (1996) Ltd. will enforce these Community Rules subject to the Residential Tenancy Act of B.C.
Should an Arbitrator or Court find any Community Rule invalid, this does not make all other Community Rules invalid – only the specific rule or rules found to be invalid by the Arbitrator or Court. Under such circumstance, all other Community Rules will remain valid and in effect.
These Community Rules, when effective, supersede any and all other previous Rules or Regulations issued or published for this Community.
EFFECTIVE DATE: These Community Rules are effective June 1, 2003
RULE CHANGES: Community Rules may be modified or changed in the future. If these Rules are modified or changed, all Residents will be given reasonable notice. Please note that any resident who resides in the community prior to the date of these rules is “grandfathered” in under the existing rules.
B. Definitions
In this document, the following terms are used, the intent and meaning of which shall be interpreted as follows:
Community: Langley Grove Estates
Community Owner or Owner (Landlord): Bayou Developments (1996) Ltd.
Owner's Designee: Any person, firm, partnership or corporation authorized by the Owner, in writing, to act on their behalf with regard to the construction and development of the Community.
Community Management or Manager (Agent): Any person(s) authorized by the Owner to act on its behalf with regard to operation and / or management of the Community.
Homeowner / Resident (Tenant): Any person or persons who enter into a Tenancy Agreement (Lease) with the Owner or Manager as a Resident of the Community.
Homesite (Pad, Space, Site, Lot): A parcel of land designated by number and / or street address, and occupied by a Manufactured Home ("home").
Common Area: Owner has established certain areas within the Community for joint use and enjoyment of all Residents, as well as providing functionality of the Community. These areas include, but are not limited to, guest parking areas, open green space, utility easements and street corridors.
Limited Common Area: Owner has established other areas within the Community for the restrictive use and enjoyment of those Residents, which qualify themselves accordingly. These areas include, but are not restricted to, the RV storage area.
Facilities: Includes, but not limited to, the community’s electrical system, sewage disposal systems, water system, guest parking areas, roadways, green space, RV Parking area.
C. Community Personnel
The Owner shall be represented by a Property Manager and / or a Property Management Company, who is vested with all the legal right and authority to enforce the Community Rules and / or Tenancy Agreement on behalf of the Owner. Any reference herein to the term Owner shall include and may be interchanged with the term Manager, Management and / or Owner's Management Company, Partners, Directors, Representatives, Officers, Employees and Agents.
D. Use of Facilities Summarized
Residents and guests have the right to use the Homesite and the Community facilities only if they comply with these Community Rules and other provisions of the Community Residency Documents. Owner will attempt to promptly, equally and impartially obtain the cooperation of all Residents with respect to the Community Rules and other conditions of residency. Resident agrees, therefore, that the enforcement of the Community Rules and the conditions of the tenancy are a confidential matter between the Owner and each Resident individually.
E. Manufactured Home Occupancy
In order to protect the integrity of the Community’s septic disposal systems and water wells, which have limited capacity, the number of persons occupying a Homesite or Manufactured Home shall not exceed three (3) persons. If an exception to this three-person restriction is required, the Community Owner or Manager must be notified preceding a fourth occupant. This three-person restriction only applies to new residents who purchase a home in the Community on or after June 1, 2003 and until such time as the home is connected (directly or indirectly) to a municipal sewer system.
F. Guests
1. Resident agrees to acquaint all guests with the conditions of residency of the Community, including, but not limited to, the Community Rules. Resident is personally responsible for the actions and conduct of his or her guests within the Community and while using all Community facilities.
2. Owner reserves the right to determine whether the Community's facilities can accommodate Resident's guests. Owner may refuse any guest access to said facilities if the guest's presence would reasonably detract from the use and enjoyment of these facilities by the Residents.
3. A guest is permitted to use the Community facilities only while accompanied by a Resident.
4. All guests staying for a period longer than twenty-one (21) consecutive days must notify the Community Management.
G. Moving a Manufactured Home into the Community
1. Any Manufactured Home (“Home”) moving into the Community must be approved by the Community Owner or Management.
2. For consistency and overall Community appearance, only Manufactured Homes built after 1990 and meeting either CSA-Z240 or CSA-A277 standards, or built in accordance with the BC Building Code, will be allowed to move into the Community. They also must have an asphalt roof and vinyl siding or materials of a similar quality and appearance.
3. Home must be moved into the Community by professional movers. The cost of moving and set-up with service connections, such as gas, sewer, water and electricity is the responsibility of the Resident. Where water pressure is above 60 p.s.i., this "set-up" must include a water pressure-reducing valve, which either conforms to municipal standards or is approved in writing by the Manager. Home must also be fitted with a suitable water back-flow prevention device.
4. Home must be set on the Homesite as low as possible. In any event, the maximum allowable distance from the blacktop or ground level to the top of the Home frame is 30” inches.
5. Resident must remove all hitches on the Home and install skirting acceptable to the Manager within thirty (30) days of occupancy. Homes shall not be permanently attached to the foundation. Stabilizing devices, piers, blocking or other type of support acceptable to the Manager may be used. Tie-downs are recommended, but not mandatory.
6. Resident must install permanent stairs and landing with aluminum or vinyl covered wood railings at the front or side of the Home within thirty (30) days of occupancy. The maximum extrusion from the Home is 4 ft. (122 cm), with a maximum stair width of 4 ft. (122 cm).
7. Within thirty (30) days of occupancy, Resident must install aluminum or vinyl eaves troughs, including down spouts, and connect the down spouts to proper ground drainage as instructed by the Community Manager.
8. Awnings or patio covers, if installed at any time during occupancy, must be approved by Community Management and must be constructed of aluminum materials.
9. Resident must affix his lot number to the front of his or her Home in 4-6 inch high numbers. Such numbers must be in a contrasting and complimentary colour to the Home colour.
10. Manufactured Home moving companies must present liability insurance documents to the Manager before approval to move the home into the Community is granted.
H. Additions and Alterations to Homesite and Home
1. In order to prevent residents’ inadvertently building an addition or accessory building over top of Community facilities (sewer, water, electrical, drainage, etc.), all additions or alterations to the Resident's Home and Homesite, including accessory buildings (sheds, carports, garages, etc.), fences or retaining walls must be approved in writing by submitting a detailed plan to the Community
2. Manager. After the Manager has approved any alteration or addition, a building permit must be obtained, if required, from the Township of Langley.
3. A copy of this building permit must be submitted to the Manager before any construction work is started. In addition, a complete list of construction materials to be used and a completion date for the project must be communicated to and approved by the Community Manager. Typically, a reasonable completion time frame of from 1-3 months, depending on the scope of the project, will be required.
4. Any structures or additions to the Home must be such a distance from any other home or structure as may from time to time be required by the bylaws of the Township of Langley.
5. Before fence construction begins, written approval must be obtained from the Manager as to height, design, material, and location. No new wooden fences or trellises are permitted. All existing fences and trellises must be maintained in good repair. New or replacement fences are to be constructed of either galvanized “chain-link” materials or vinyl-covered wood. Fences, not to exceed 36 inches in height, may be constructed along the side and back of Homesite lot lines behind the patio, or parking area. All fences must be easy to dismantle.
6. In the event that the Resident makes any, alterations or additions to the home or homesite, the Resident must permit the Manager to enter the Homesite at all reasonable times for the purpose of inspection of such alteration or addition.
7. Any major changes to the homesite landscaping, including tree planting or removal, must first be approved in writing by the Manager. Any shrubs or trees planted by the Resident become, upon planting, the property of the Owner and are considered fixtures, not be removed without the prior consent of the Manager.
8. All new or replacement deck, porch or stair railings must be in painted metal, vinyl-covered wood or aluminum only – no wooden railings or posts, painted or otherwise, are allowed.
9. No wood latticework (vinyl is acceptable), corrugated plastic pieces, tarps or similar screening is allowed to close in a carport or patio. Climbing plants, or hedge trees are acceptable to use as screening as long as they are well pruned and maintained.
10. All new additions to the Home must have aluminum or vinyl siding to match, as closely as possible, the existing home.
11. Porches and sheds must not encroach on Community services such as telephone, cable TV, water shut-off valves and electric boxes located on the Homesite. Also, access to community-provided utilities located underneath the Home is essential in case of an emergency. Skirting must have an access door to the shortest route to these services underneath the Resident's Home.
12. To allow each Resident access to all sides of their home for washing, access to utilities and skirting, location of emergency stairs, there is an implied easement of 3” around the private side of each home and for emergency stairs where no large bushes or items can be placed which may interfere with access to the home.
13. Hot tubs are not allowed.
I. Maintenance of Home and Homesite
1. Resident must maintain the Home and Homesite, its facilities and equipment, in good repair and in a neat, clean, sanitary and safe condition. If the Community Manager is obliged to clean or maintain any part of the Resident's Home or Homesite, the Resident shall be required to pay for such work at the actual cost to the Community Manager.
2. All tree removals must be approved by the Community Manager. The Township of Langley may have strict bylaws and fines regarding the removal of trees, which will be enforced by municipal bylaw enforcement officers. This pertains both to trees on common areas and on the Resident's Homesite.
3. Cable Television cable service hook-up is available to all Homesites and no individual TV, radio, ham or other like antenna of any nature whatsoever is permitted.
4. Satellite dishes are permitted only if the dish does not exceed 24 inches in diameter. The location of all satellite dishes must be approved by the Community Manager. Resident must ensure that the dish does not interfere with any other Residents and kept hidden out of view where possible.
5. The only kind of clothesline permitted in the Community is the umbrella-type line. The clothesline must be located on the parking area side of the Homesite, near the rear the Homesite.
6. Garbage is collected weekly at each homesite. The total number of allowable bags is three (3). Cans or bags of garbage must be stored out of sight in an “animal proof” container or location during the week and prior to collection. Garbage must be placed in well tied plastic bags when placed for collection at curbside. Garbage should not include recyclable items such as newspaper, cardboard, etc., which is picked up separately by the Township of Langley (blue box).
7. Resident must protect and ensure all underground facilities (water and sewer lines) are free of any possible damage between the Community service and the Home. Heat tape and insulation on water lines and water meter to prevent freezing is the sole responsibility of the Resident.
8. Homes and sheds must be properly maintained. This includes, but is not limited to, repainting, washing or repairing the exterior when its appearance would detract from the aesthetics of the Community.
9. All entrances to the Home, including emergency exits, should be maintained to proper standards. Stairs at an emergency exit are at the discretion of the Resident and must comply with Community construction materials standards.
10. Grass should be cut at least weekly in peak growing season, perimeter of yard trimmed, bushes trimmed and leaves collected in the fall.
11. Resident must ensure that the use of the Homesites and Home complies with all provincial, regional and municipal statues, regulations and by-laws.
J. Activities in the Community
1. Parents / guardians are responsible for the actions of their children while in the Community. Children’s Play area is restricted to the Resident's Homesites.
2. Bicycles and motorized wheelchairs may be driven on the roadways in the Community when done in a safe manner and the same traffic regulations as automobiles must be observed. Speed on all roadways is limited to 15 kilometers per hour. No speeding, racing or jumping is allowed. Cycling on the grass or vacant Homesites is not permitted. Helmets are recommended while cycling in the Community. Bicycles and motorized wheelchairs must be equipped with a light on the front and a reflector on the rear if driven in the Community at night.
3. Rollerblading and skateboarding is not allowed on the common roadways within the community.
4. Door to door soliciting by Residents or Non-Residents is not permitted except as required by law for bon-a-fide political candidates during the election campaign period.
5. Home and Homesite shall be used only as a private residence except for approved in-home occupations that the average neighbor, under normal circumstances, would not be disturbed by. No business or commercial activity that brings excessive traffic into the community or requires large vehicles (trucks over 1 ton capacity) to enter the community on a regular basis or uses visitor’s parking to excess will be permitted in the Community. Advertising of this business may not be conducted in or on the area of the community except for the Community newsletter.
6. Real Estate "For Sale" signs are limited to one (1) small “normal” residential sign per Home. This sign shall not be larger than 24 by 36 inches.
7. No excessively loud television, radio, stereo, musical instrument, or other noise, will be permitted between 11:00 p.m. and 8:00 a.m., and no unusually disturbing noise will be permitted at any time.
8. Resident shall not do, or permit to be done, on the Homesites or in the Home, anything that may or can tend to cause the unreasonable annoyance of other Residents.
9. Resident shall not set any open fires in the Community (except a charcoal grill used for BBQ purposes).
10. Individual yard / garage sales are not allowed as there is not enough parking and also for security reasons.
11. The Owner is not liable for mishaps, accidents, or injuries which many occur at / or on any common or limited common areas. Resident acknowledges that the Community provides no supervision whatsoever in these areas and the Resident's use of same is entirely at the Resident's own risk.
12. Resident cannot rent, assign or sublet the Home or Homesite without the prior written consent of the Community Owner. Such consent will not be unreasonably withheld.
K. Pets
Residents must obtain written permission from the Community Manager to keep any house pet in this Community and must execute a separate Pet Rules and Agreement. Resident understands and agrees that no pet of any guest of a resident is allowed in the Community. The Pet Rules for this Community is as follows:
1. These Pet Rules are effective June 1, 2003 and supersede all previous Pet Rules.
2. The pet population is controlled by Bayou Developments (1996) Ltd., the owners and managers of Langley Grove Estates Manufactured Home Community.
3. Homeowners and Residents must obtain written permission from Bayou Developments (1996) Ltd. to keep dogs and cats in this Community and must sign a “Pet Rules & Agreement” before bringing any pet into Langley Grove Estates. No pet whether mammal, bird, reptile, insect or arachnid may be brought into Langley Grove Estates – or acquired after occupancy commences, without the prior written permission of Bayou Developments (1996) Ltd..
4. Pets are limited to dogs and cats only. Only one (1) pet (one dog or one cat) per homesite will be permitted by Bayou Developments (1996) Ltd.. All dogs and cats that exceed the one (1) pet limit per homesite, but were in existence prior to June 1, 2003 (the date these Pet Rules became effective), are permitted to remain in Langley Grove Estates – but cannot be replaced with another dog or cat if in so doing the number of mammals will exceed the one (1) pet limit.
5. The maximum allowable size of a small dog is: 30 pounds and 17 inches in height at the shoulder when fully mature.
6. None of the following breed (or crossbreed) of dogs is allowed: Doberman Pinscher, German Shepherd, Pit Bull (or Bull Terrier), American Staffordshire Terrier or Rottweiler
7. Bayou Developments (1996) Ltd. may, at any time, withdraw its permission (written or inferred) of any pet and shall not be required to give any reason for withdrawing its permission. If permission is withdrawn, the pet's owner shall permanently remove the pet from Langley Grove Estates property within forty-eight (48) hours of receiving written notice to remove the pet.
8. All pets must be kept QUIET at all times. Noise disturbances from dogs such as barking, snarling, growling and whining will be cause for revoking its permission to keep the pet.
9. Any dog or cat, which is permitted by Bayou Developments (1996) Ltd., must be kept on a leash, carried, or absolutely controlled whenever it is off its homesite or "pad." No dog or cat is allowed to be “loose” or “at large” in Langley Grove Estates.
10. Dog and cat owners' are required to clean up droppings immediately from roads, neighbour's lawns and gardens, and all common and limited common Community grounds.
11. No pet is to invade the privacy of any other resident’s homesite, flowerbeds, shrubs, yard, home (including deck, porch or veranda) or vehicle.
12. Pet owners' are required to keep their own homesite cleaned of pet droppings to prevent any unsanitary or unsightly condition or odour, which may offend their neighbours.
13. No outside "kennels,” or “cages" of any kind are to be built or used to contain pets. Pets must be kept indoors when not on a leash. No dog is to be left tied on a rope and / or confined in yard or on deck or otherwise blocking access to front door of home unless one of the pet’s owner is at home.
14. All new or replacement dogs and cats must be spayed or neutered and no breeding is allowed.
15. If any pet is lost or dies, the resident understands and agrees that written permission must be obtained from Bayou Developments (1996) Ltd. for any new or replacement pet and that the new or replacement pet must not exceed the one (1) pet limit t or be one of the restricted breeds outlined in above rule number 5.
16. Resident understands and agrees that he or she is responsible for any damage to the Langley Grove Estates property or the home or homesite of other residents caused by the resident’s pet, including any pet excrement or other disturbances within Langley Grove Estates.
17. Resident agrees to comply with any provincial or local government laws, regulations or bylaws governing the proper inoculation and licensing of any pet allowed to remain in the Community.
18. Resident understands and agrees that these Pet Rules & Agreement form a reasonable material term of the resident’s Tenancy Agreement and any repeated violation of any one or more of these pet rules will be reasonable grounds for Bayou Developments (1996) Ltd. revoking permission to keep the offending pet in the community.
19. In the event the Resident refuses to remove an offending pet from Langley Grove Estates, as a result of Bayou Developments (1996) Ltd. revoking the Resident’s permission to keep an offending pet in the community, the resident understands and agrees that such refusal may be grounds for ending the resident’s tenancy in the community.
L. Vehicles (see also: RV Section following)
1. Insured motor vehicles may be parked on the Resident's Homesite (space permitting) but should not be overhanging on the street or landscaped areas of the Homesite. All motor vehicles must be parked in the Resident's driveway, carport or garage. The number of motor vehicles is limited to two (2) vehicles per Homesite. Written permission must be received from management for any additional vehicles.
2. RV's (defined as trailers, and campers) may not be stored on the Resident’s Homesite but may be stored in the RV area (space permitting) for an additional monthly fee. Homesite and driveway must not be used to store uninsured vehicles of any kind. Proof of insurance must be provided upon Community Manager's request. A separate “RV Storage / Parking Agreement” must be executed for any RV’s stored in the RV Area. .
3. Camperized vans and boats are not allowed to be stored on Resident’s Homesite but may be stored in the RV Storage area (see #2).
4. Vehicles over 1 ton capacity are not permitted within the Community except for temporary moving, delivery, or recreational purposes.
5. Guests may only park in designated guest parking areas or at the Resident's Homesite, not on roadways or lawns. Long-term guest parking must be approved by the Manager.
6. Visitor parking is at a premium and is primarily for guests. Residents may use visitor's parking for short term, periodic parking – but not continuously or on an everyday basis as an extension of their driveway.
7. Only short-term vehicle parking is allowed on the streets inside the Community. Vehicles must not park on bends, block a driveway or fire hydrant, or on both sides of the street at the same time, hindering roadway passage at anytime.
8. No overnight parking is allowed on the streets inside the Community. Visitor's parking may be used for this purpose, but not on a regular basis.
9. All vehicles must obey all traffic signs and speed limits in the Community.
10. The motor vehicle speed limit throughout the Community is 15 kph.
11. Any vehicle leaking oil, antifreeze or any other environmentally hazardous substance is not allowed in Resident’s driveway. Any drippings of oil or gasoline must be removed immediately. Resident is responsible for the cost of any repairs to driveway if driveway is found to have been damaged in this manner.
12. No major repair or other mechanical or bodywork of any kind on any vehicle, or RV may be done on the Homesite.
13. No dirt bikes, snowmobiles or loud off-road vehicles are permitted to be operated within the Community.
14. Motorcycles may enter the Community, but must do so at the posted speed (15 kph) and must enter and leave by the most direct route between the Community entrance / exit and the motorcycle driver's destination.
15. No overnight use of tents, trailers, motor homes, campers, or vans are permitted in the community.
M. Recreational Vehicles (RVs)
1. RVs are defined as travel trailers, 5th wheels, motorhomes, campers, utility trailers and boats.
2. All RVs are to be stored in the RV area or elsewhere outside the community. Space is limited in the RV area and is made available on a first come, first serve, basis. Any new Resident wanting space in the RV area should make that desire known to the Community Manager so his or her name can be placed on a waiting list.
3. No RVs are permitted to be parked in the guest parking areas.
4. Any RVs not parked in the RV area must be stored elsewhere, outside of Langley Grove Estates property.
5. Any Resident wanting to store an RV in the RV area must first execute a separate “Recreational Vehicle Storage / Parking Agreement.”
6. Any RV found parked or stored on a Resident’s Homesite or in the guest parking area, after a verbal or written warning to remove the RV within 24 hours has been issued, may have their RV towed from the community at the RV owner’s expense.
7. The Community Owner (landlord) is not responsible for any damages or any loss of contents to any RV vehicle stored or parked on the premises or for any personal injury to the Resident (tenant) arising from the use of the RV Area. The RV Area is completely unsecured, apart from an entrance gate, and any Resident’s using the area does so at his own risk, both from a property damage and liability standpoint.
8. There is a monthly RV Storage / Parking fee payable at the first of each month for the rental of any available RV space in the RV Area. The monthly RV space rental rate varies and is based on RV size and space availability. Check availability and rates by contacting the Community Manager.
9. Non-payment of RV Storage / Parking fee will result in loss of use of the space and removal of vehicle at owner’s expense.
10. Any stored or parked RV vehicle must have, and retain at all times, valid insurance (storage). Proof of valid insurance is required prior to RV Space being allocated.
11. A gate key will be issued to each person using the storage area. No copies of the key are available. Users of the RV Area are to ensure that the gate is closed and locked after each use and the key returned to the Manager upon move-out.
12. RV Space and surrounding area to be kept clean & neat. No storage of unsightly objects around, on, or under vehicle.
13. The “RV Storage / Parking Agreement” does not form part of the Manufactured Home Pad Tenancy Agreement; and instead, is a separate and distinct Agreement covering only the rental of a RV Storage / Parking space.
14. The “RV Storage / Parking Agreement” is cancelable by either party (the landlord or tenant) giving the other party 30 days written notice to vacate the RV Space.
N. Moving a Manufactured Home Out of the Community
1. Resident must give the Manager written notice to end the tenancy on or before the last day of a rental payment period. For example, if the rent is due on November 1, the tenant must give the Manager notice no later than September 30 to move out on October 31.
2. Rent is payable to the end of the month in which the Resident moves.
3. Upon leaving the Community, the Resident must leave the Homesite clean and in good condition. If the Manager must clean or repair any part of the Homesite, the Resident shall be required to pay for such work at the actual cost.
4. Disconnection of utilities (gas, water, sewer & electricity) to the Homesite is the responsibility of the Resident when moving home out and must be coordinated with the Manager at least two weeks prior to the moving day.
5. Resident must provide proof of liability insurance for the transport/hauler company used to move a Manufactured Home out of the Community.
O. Restrictive Use of Furnace Oil as a Fuel
1. Because of the environmental hazard and potential damage caused by spilled furnace oil, the use of furnace oil as a fuel is restricted to the existing furnace oil tanks, oil supply systems and oil fired heating devices located on Resident’s Homesites at June 1, 2003. No new oil fired heating devices are allowed to be installed in the Community after June 1, 2003. Any oil fired heating device in use and owned by the Resident prior to June 1, 2003 may remain in use until its operational life has expired but it is recommended for environmental reasons that it not be replaced with another oil fired heating device.
2. Natural gas was made available to all Homesites during 1990, making natural gas a less expensive and more environmentally friendly source of fuel. All Homesites are encouraged to convert to natural gas as soon as possible.
3. At such time as any oil fired heating devices serving the Homesite becomes unserviceable, it is recommended for environmental reasons that the Resident not replace the oil fired heating device and instead convert the Home and Homesite to an alternate form of energy acceptable to the Community Owner or Manager. Natural gas is an acceptable alternate source of fuel. Because of limited electrical capacity in the electrical system servicing the Community, no new electric heating devices may be installed in the Community after June 1, 2003.
4. Any new Resident wanting to continue the temporary use of oil tanks and oil fired heating devices must first execute a separate “Oil Tank Agreement.”
5. Any breach of the terms of the “Oil Tank Agreement,” by the new Resident will be considered as a breach to a reasonable material term of the Tenancy Agreement and as a threat to the safety or other lawful right or interest of the Community Owner or other resident or occupant of the Community.
6. The Community Manager shall permit the Resident to keep the existing furnace oil tank and oil fired heating devices located on the Residents’ Homesite under the following terms and conditions:
a) That the Resident warrant that:
i) The oil tank, oil supply system and oil fired heating device(s) is fit and has been inspected within the past 12 months.
b) That the Resident agrees to:
i) Maintain and service the oil tank, oil filter, oil line and oil fired heating device(s) according to any and all Municipal / Provincial and Federal requirements.
ii) To take the necessary steps to repair any damage to the oil tank, oil filter, oil line and oil fired heating device(s) as soon as it occurs.
iii) To maintain ordinary health, cleanliness and sanitary standards in their use of the oil tank, oil filter oil line and oil fired heating device(s).
7. The Community Owner is not responsible for any damage to the Resident’s manufactured home, including all accessory equipment and structures and other improvements, or any contents due to any causes related to the allowance of the Community Owner for the Resident to have an oil tank and related equipment on the premises or to operate any oil fired devices.
8. The Resident must waive and release the Community Owner (Landlord) from any liability whatsoever in connection with the use by the Resident, occupant or guest of the Resident, of the oil furnace, oil supply system or oil tank, including injuries or damage caused by anything done or permitted to be done by any of the Residents, the Resident’s occupants or the Resident’s guests, in the Community, or by the Community Owner or the Community Owner’s agents, servants, or employees, or independent contractors in regard to the use of the Resident of an oil furnace and the agreement of the Community Owner to allow an oil tank and oil fired devices to be kept on the Resident’s Homesite.
9. The Resident accepts all responsibility for the costs related to any events including oil spills and leaks, caused by the oil tank and oil system serving the Resident’s Homesite.
10. The Resident must agree and promise with the Community Owner to indemnify and save harmless the Owner in respect of all liabilities, fines, suits, claims, demands, damages, and actions of any kind for which the Owner may become liable by reason of breach of, or non-performance by the Resident of any covenant, promise, agreement, or term of this agreement, or by reason of any act or default by the Resident including, but not limited to, any claims made against the Owner, including any claims pursuant to any environmental legislation, which are attributable to the Resident keeping the existing furnace oil tank, oil filter and oil lines located on the Resident’s Homesite. This indemnity shall, where the breach, non-performance, damage to property, personal injury or death occurs during the term of this agreement, survive termination of this agreement.
11. The Resident must accept full responsibility for the cost of any clean-up resulting from spills or leakage from their oil tank, oil system, or oil fired heating device(s).
12. The Resident must acknowledge that the Community Owner has advised that the cost to clean-up oil spilled or leaked may be prohibitively expensive and that the Owner has advised the Resident to maintain insurance to cover the cost of such clean-up.
13. The Resident is responsible for insuring the manufactured home, including all accessory equipment and structures and other improvements on the manufactured home pad (Homesite) and contents including but not limited to specific insurance covering the use of, and damages that may arise from, operating an oil fired heating device(s) and storing oil on the Resident’s Homesite and other such insurance as is necessary to protect the Community Owner, third parties, or others from loss, injury or liability.
P. Insurance
1. The Resident, acting prudently, shall carry sufficient insurance coverage for his or her personal property, together with sufficient insurance coverage including fire, smoke, water damage, theft, and third party liability.
Q. Clubhouse Rules
1. Maximum number of occupants is 151 persons (as per fire regulations).
2. The clubhouse hours are 8:00 a.m. to 11:00 p.m. daily, except on organized functions. The facility is locked at all times and access to the clubhouse is by pass key which each resident will be given when they move-in.
3. All guests must be accompanied by a Resident when using the clubhouse and residents are responsible for the conduct of their guests while using the facilities.
4. No private functions are to be held in the clubhouse. All functions planned by the Social Committee must be approved and booked through the Management.
5. Residents using the clubhouse must leave the area in the condition in which they found it. This means in a clean condition, all garbage must be placed in the containers provided and furniture placed in the position it was found. The fireplace must be turned off before leaving.
6. Chair and table set-up is the responsibility of the Residents or committees in charge of the function. Chairs and tables must be put away directly following a function.
7. Children (anyone under the age of 19) are permitted in the Clubhouse only with the supervision of an adult.
8. No animals are allowed in the Clubhouse at any time.
9. Use of the Clubhouse and facilities is at your own risk.
10. The use of alcohol is not permitted.
11. No smoking inside the clubhouse at any time.
R. Spa & Exercise Room
1. The spa is open from 9:00 a.m. – 9:00 p.m. daily. More specific information on restrictions and hours is posted outside the spa/exercise building.
2. This spa is for the use of Langley Grove residents and their invited guests only. Guests who do not follow the rules set out for pool use will be asked to leave and will not be permitted to use the facilities again in the future.
3. Children under 19 years of age are not permitted in the spa or exercise room.
4. Provincial health laws requires all persons to soap and shower at the clubhouse before entering the Jacuzzi and shower after applying lotions or creams before entering the spa.
5. No bobby pins, rollers or curlers are to be brought to the pool area. Long hair must be tied back before entering pool.
6. Bathing suits only are permitted to be worn in the spa. No "cut offs".
7. No pets are allowed in the pool area at any time.
8. No food or beverages are allowed in the pool area at any time.
9. Persons with open sores or wearing bandages are not permitted.
10. Management is not responsible for lost or stolen articles, accidents, or injuries resulting from spa use.
11. The Department of Health warns temperatures over 86 degrees are not healthy for extended periods of time and that 20 minutes is the longest that any resident should stay in the spa.
