(Revised September 20, 2010)

Contents

Permanent Rules and Regulations

Adoption Date	Effective Date	Section/Title
October 30, 2007	December 30, 2007	A. Unit Rentals
October 30, 2007	December 30, 2007	B. Common Element Use and Maintenance
October 30, 2007	December 30, 2007	E. Parking

Transition to Permanent Rules and Regulations. 3
Permanent Rules and Regulations. 5
A. Unit Rentals. 5
B. Common Element Use and Maintenance. 5
E. Garage. 7
Temporary Rules and Regulations for River North Commons (Revised July 10, 2001) 10
Violations. 11
Assessment Collections. 11
Specific Rules And Regulations. 12
A. Unit Rentals 13
B. Common Element Use and Maintenance 13
C. Pets 13
D. Unit Use and Maintenance 14
E. Parking 15
F. Remodeling/Structural Changes to a Unit and Limited Common Areas 15
G. Hallways/Unit Doors/Corridors/Common Areas 17
H. Children 17
I. Fitness Center 17
J. Elevators and Handicapped Lift 18
K. Storage Rooms 18
L. Noise 19
M. Deliveries 19
M. Security Staff 20
N. Party Room, Decks & Patios 20
O. Bicycles 21
P. Heat 21
Q. Waste Disposal and Recycling 21
R. Water Leaks/Damages 22
S. Miscellaneous 22
T. Move In/Move Out and Loading Dock 23

(This table of contents will be updated as new permanent rules are adopted by the Association.)

River North Commons Condominium Association

Transition to Permanent Rules and Regulations

Transition from Temporary Rules and Regulations dated July 10, 2001 to Permanent Rules and Regulations.

In 2007 the River North Commons Condominium Association (RNC) Board of Directors approved a plan for revising the Temporary Rules and Regulations and creating a Permanent version.

Instead of revising all rules all at once, this plan calls for individual Rules to be reviewed, revised and made permanent in an effort that may extend over a year or two. As each permanent rule is approved, it replaces the corresponding temporary rule if one exists.

Each temporary rule remains in full force and effect until it is replaced by a permanent rule. Until all temporary rules are replaced, the combination of the permanent rules and un-replaced temporary rules shall constitute the RNC Rules and Regulations. The Permanent Rules are listed, along with their effective dates, in the Contents section on the next page.

Rulemaking Process During Transition

The overall process for rulemaking that will be followed as the permanent rules and regulations are being developed and approved is spelled out in the RNC By-Laws. Article IV, Section 11 of the By-Laws states:

Adoption of Rules and Regulations. All rules and regulations, or amendments thereto, shall be adopted by the Board after a meeting of the members called for the specific purpose of discussing the proposed rules and regulations,

notice of which contains the full text of the proposed rules and regulations, which rules and regulations conform to the requirements of Section 18(b) of the Act and the Declaration and these By-Laws.

No quorum is required at such meeting of the members.

No rules or regulations may impair any rights guaranteed by the First Amendment to the constitution of the United States or Section 4 of Article I of the Illinois Constitution nor may any rules or regulations conflict with the provisions of the Act or the Condominium Instruments.

Such rules and regulations shall be effective sixty (60) days after their adoption,

provided that the members may veto any rule or regulation at a special meeting of the members called for such purpose, and held before the effective date of the rule or regulation, by a vote of at least 67% of all the members of the Association.

Permanent Rules and Regulations

A. Unit Rentals

Any unit owner leasing his or her condominium must deliver a copy of the lease to the Association not later than the date of occupancy or 10 days after the lease is signed, whichever occurs first. The acceptable terms of the lease may be found in the declaration.
Until such time as the lease has been delivered to the Association, the management company will not provide access to the RNC loading dock and will not allow the lessee to move in.
Owners are responsible for providing the Association’s Rules and Regulations to their tenants. The Rules & Regulations document must be signed by the lessee and returned to the management company along with a copy of the lease.

B. Common Element Use and Maintenance

In all maintenance and redecorating of common areas, the Board strives to maintain or improve the original appearance of the building. Unit Owners have selected RNC because, among other things, they liked the appearance and decor of the property. Unit Owners are not permitted to change that appearance.

The exterior appearance of the building has been kept uniform. Changes to any Unit may not affect the exterior of the building or the Common Elements, including the balconies or foyers, without Board approval.

Owners and Tenants must be responsible in keeping all common areas litter free and in good operational order. Report any housekeeping or maintenance problems to the Management Company and/or security.

Signs, awnings, antennas, alarms, cables, satellite dishes, or other objects are prohibited from being displayed in or attached to any common element wall, door, window, or roof deck. Any alteration in appearance of the building facade or operation of common elements or limited common elements is prohibited without the approval of the Board.
Any expense resulting from common element damage caused by a resident will be charged to the owner, in addition to fines stated in the Violations section of this document.
Any activity or substance kept in or on common elements, common areas, or units which may result in the alteration of insurance policy issued to the River North Commons Association is prohibited.
No unauthorized person is allowed on the roof.
Any activity which takes place or addition/alteration that is made or damage done to the roof—a common element—shall be prohibited. If said activity, addition/alteration, or damage results in a void of the existing roof warranty, that owner shall be responsible for repairing the damage or removing the addition and shall also do whatever is necessary to reinstate the warranty.
Smoking is prohibited in any common areas including the garage, hallways, stairwells, fitness center, elevators, lobby and party room.
No footwear having cleats, wheels, or blades of any kind are permitted to be worn in the common areas.

E. Garage

Neither the River North Condominium Association, nor any of the respective agents, employees or independent contractors shall be responsible for any loss, theft, or damage to any vehicle or any articles left inside any vehicle or articles kept in a parking spot in the garage or parking lot.
To protect residents from uninsured parkers, all vehicles using the garage must be able to demonstrate current automobile insurance.
The owner of a parking space is financially liable for all damage done by the authorized car parked in his/her space.
Public streets and alleyways are the property of the City of Chicago. Cars that are parked illegally on a street or alley are ticketed by the Chicago Police Department. The Police department makes the decision to radio the Department of Streets and Sanitation for purposes of towing the car. The Condominium Association and Management Company have absolutely no authority or control over the public streets and alleys. Private towing companies have no authority or right to tow a car from a public street or alley. These situations must be handled via a phone call to the non-emergency 311 center.
It is the Association’s responsibility and prerogative to tow a car illegally parked on Association property.
A car owner who parks his/her vehicle in a tow zone assumes the risk for damage to their vehicle and any damage resulting from the inconvenience and costs associated with towing. All claims should be submitted to the car owner’s automobile insurance company. The Association is not liable for and will not consider or review any claims for reimbursement of damages pertaining to a tow.
Only a car authorized by the owner of a deeded space may park in that space. Any other person using that space is trespassing on private property and will be towed without notice. The owner of the trespassing vehicle assumes the risk for all damages and costs. It is the responsibility of deeded parkers to provide the Association with information on the model and license plate number of the authorized vehicle. The Association may not be able to assist the owner of a deeded space if this information has not been provided or kept up to date.
Any car parked in an area designated by the fire department or blocking access for garbage removal or any other necessary service will be towed without notice. Should the Association incur a fine or additional scavenger charge, this charge will be passed on the car owner, or if possible, to the unit owner. The owner of the vehicle assumes all risk when they park in such zones.
Unit owners/residents are responsible for their guests while on the premises. It is the responsibility of the unit owner/resident to ensure that their guests are legally parked and not parked in another person’s space. Any costs or damages created by a guest will be charged back to the unit owner/resident. The unit owner/resident will have to collect the money from the errant guest.
Parkers must be considerate of other parkers. Drivers should not block entrance or exits. Vehicles entering the garage have right-of way priority over vehicles exiting the garage.
Children under the age of 12 may not be in the garage unless accompanied by an adult.
Since access to the building is also a crucial security issue, owners must control their opening devices. Every parker must obtain the appropriate openers from the management company. Lost items will be replaced for $75.00.
Because oil and other substances can damage the concrete and asphalt surfaces, any vehicle that is leaking oil or other substances must be repaired within 14 days of written notice from management. If the vehicle is not repaired it must be removed from the garage/lot. The cost of any damage to a garage floor or parking surface will be charged back to the car owner.
Vehicles parked in the garage/lot must not be in poor or dangerous operating condition (including but not limited to any vehicle that leaks motor oil, brake or transmission fluid, has dangerously worn brakes or tires, a defective muffler, etc). Owners will be given 14 days written notice. Unless repairs are completed, parking privileges will be suspended.
Other than for emergency repairs, vehicles may not be repaired or serviced while in the garage.
Vehicles used for move-ins and large deliveries must use the loading dock area on Superior Street. Moves and deliveries may not be conducted through the garage due to potential damage to parked cars.
Motorcycle parking is subject to the same rules and regulations as automobiles.
Rollerblading, skateboarding and recreational activity are strictly prohibited in the garage and parking lot. Any person engaging in such activity is deemed to have assumed all risk for injury to themselves, other persons and property.
Parking assessments are due and payable on the first day of the month, along with regular assessments. A late payment charge in accordance with the published fee schedule will be imposed in full if not posted to the Association’s account by the fifteenth day of the month.
If any vehicle is parked in someone else’s space or any area not designated for parking (whether inside or outside the garage), the towing company will be called and that car will be towed. Additionally, you may be subject to fines by the Board of Directors, and will also be responsible for any expenses incurred by owner during the time in which the violation occurred. No parking is allowed in any area that is not designated an official parking space. Please be considerate of those with parking spaces adjoining yours, leaving as much space as possible for everyone to park easily.
Residents who request a car to be towed must notify security and an Incident Report will be completed. Resident must present valid ID to verify ownership of that parking spot. A resident may only register a complaint about another vehicle directly in or blocking his or her spot.
Storage in the garage is allowed only as described in this paragraph. Owners of parking units in the heated portions of the garage are allowed to place one or more storage cabinets inside the parking unit in accordance with the following:
1. For reasons of security and aesthetics, only parking units in the heated portions of the garage are allowed to have these storage cabinets.
2. Combustible items including, but not limited to, propane tanks, gasoline cans, oil-based paints, and solvents, must not be stored in the storage cabinets nor anywhere else in the garage.
3. The cabinets must kept unlocked at all times to permit the management company to inspect the cabinet for combustibles. Items of value should not be stored in these garage storage cabinets, but rather in the normal locked storage cages upstairs. Any cabinet locks will be cut off by management for inspection purposes and any cabinet that cannot be inspected will be removed by management. The Association is not responsible for any loss or damage to property stored in the cabinet nor to the cabinet itself.
4. The cabinet(s) may not extend beyond the boundaries (inside edge of yellow lines) of the parking unit and must not cause the parked car to extend beyond the boundaries of the parking unit. The cabinet must not be placed along the longer sides of the parking unit, but rather along the narrower front/back of the parking unit.
5. The cabinet must not block access by others to walkways, doorways, and fire exits. The Association reserves the right to require any owner to remove any cabinet in order to prevent blockage of passageways and fire routes and/or for other safety reasons. The Association reserves the right to address specific and excessive issues.
6. The preferred type of cabinet is the horizontal (as opposed to vertical) style with a maximum height of four (4) feet, so as to not be taller than most cars hoods.
7. The permitted type of cabinet is one suitable for outdoor storage such as those made by Rubbermaid and several other manufacturers. The predominant color of the cabined should be in the tan, off-white or gray color family.
8. Items other than bicycles and "granny cart"-style grocery carts are not permitted in the parking units and must be stored in the storage cabinet.
9. This is the only form of allowed storage; no other type of storage is permitted in the garage.

Temporary Rules and Regulations for River North Commons (Revised July 10, 2001)

The following rules and regulations shall apply to all owners, occupants, tenants, and guests. Each owner is responsible for adhering to the rules, for supplying any tenants with copies of the rules, and for encouraging neighbors to follow the rules. Please rest assured that these rules and regulations will be enforced, in accordance with the Illinois Condominium Property Act (ICPA).

As elected officials of your Association, the Board of Directors, “shall have standing and capacity to act in a representative capacity in relation to matters involving the common elements or more than one unit, on behalf of the unit owners, as their interests may appear” (IPCA, section 9.1. b). Furthermore, the “powers and duties of the board of directors shall include, but not be limited to, the following: to adopt and amend rules and regulations covering the details of the operation and use of the property” (IPCA, section 18.4.h). The board of directors also maintains the right to “impose charges for late payment of a unit owner’s proportionate share of the common expenses, or any other expenses lawfully agreed upon, and after notice and an opportunity to be heard, to levy reasonable fines for violation of the declaration, bylaws, and rules and regulations of the Association” (IPCA, section 18.4.l). Finally, “in the event of any default by any unit owner, his tenant, invitee, or guest in the performance of his obligations under this Act or under the declaration, bylaws, or rules and regulations of the board of directors, the board of directors or its agents shall have such rights and remedies as provided in the Act or condominium instruments including the right to maintain an action for possession against such defaulting unit owner or his tenant for the benefit of all other unit owners in the manner prescribed by Article IX of the Code of Civil Procedure” (IPCA, section 9.2).

In the most severe cases, according to the ICPA, section 9.g.1., “If any unit owner shall fail or refuse to make any payment of the common expenses or the amount of any unpaid fine when due, the amount thereof together with any interest, late charges, reasonable attorney fees incurred enforcing the covenants of the condominium instruments, rules and regulations of the board of directors, or any applicable statute or ordinance, and costs of collections shall constitute a lien on the interest of the unit owner in the property.” Furthermore, “the lien may be foreclosed by an action brought in the name of the board of directors in the same manner as a mortgage of real property” (IPCA, section 9.h).

All references to common area elements also include limited common areas. All other definitions per the declaration apply to this document.

Please remember that these documents are designed to protect property values and maintain the appearance and integrity of the property. Association rules and regulations are established also to promote the safety and welfare of the residents and to maintain an acceptable quality of life. From the time an owner takes title to the unit, the owner is legally bound to them.

Any time an owner wishes to report a suspected violation, he or she may ask the security guard attendant at either entrance (Superior or Huron) to enter the complaint into a log by completing a River North Commons incident report, or he or she may send a letter to the management company with instructions to copy the Board with identifying information. The concerned party must give name, unit number, etc. No anonymous complaints will be considered valid.

Violations

Violations of any rules or regulations, disturbances, and complaints will be verified by the security company, the management company, the Board of Directors, and/or appropriate authorities. An incident report will be completed. (See attached Incident Report Form.) Except as otherwise indicated, these procedures will be followed:

Upon the first violation, the owner will receive a written notice of the violation from the management company, on behalf of the Board within 15 days of the violation.
If a second violation occurs, after written notice has been distributed for first occurrence, a fine of $200 will be assessed to the unit owner. A bill will be issued by the management company with a deadline for payment due.

If any owner feels that he/she has been wrongfully or unjustly charged with a violation hereunder, he/she must proceed as follows.

Within 30 days after the owner receives written notification of a violation, the owner shall submit, in writing, a protest to the Board stating the reasons the owner feels he/she has not committed a violation or shall request a hearing.
Should no protest be filed within 30 days, a hearing will be considered waived, and the allegations in the notice of the violation shall be deemed admitted. Should a protest or request for a hearing be filed, a hearing on the matter shall be held before the Board at a regularly scheduled Board meeting no later than 90 days after the receipt of the written protest. The Board shall hear and consider all facts and evidence regarding the alleged violation and shall issue its determination. The decision of the Board shall be final and binding by the owner.

Any imposed fines upon a unit owner, tenant, or guest, if not paid by the deadline provided, shall be added to the unit owner’s monthly assessment payment. If new total is not paid, the unit owner’s assessments will be considered late, and late fees will be charged accordingly, as well as collections procedures if necessary.

Assessment Collections

Assessments are due on the first day of each month whether or not the usual monthly statement has been received. All payments are to be made directly to the Association’s management company and shall be made payable to the Association. All payment questions are to be directed to the management company.
The Illinois Condominium Act prohibits a Board from forgiving, or failing to collect all assessments and money due. The Board is legally responsible for pursuing all delinquent accounts using all legal remedies available. The collections policy will be applied to all delinquent owner’s regardless of circumstances.
A late fee of $25.00 per month will be charged to any account on which the full assessment due has not been received on or before the 15th day of the month in which it is due.
Any and all charges including administrative or bank charges incurred by the Association as a result of checks returned for any reason, plus an administrative charge will be charged to and be the responsibility of the owner.
Any account on which any amount due the Association, including any administrative charge has not been paid within thirty (30) days of the date on which originally due may be turned over to an attorney to commence legal and/or collection proceedings. At that time the entire account balance shall be turned over, including any amounts which are currently due. When an account is referred to the attorney for collection, there will be an initial charge established by the attorney for accepting the matter and for sending a Notice and Demand Letter if an eviction process is utilized. Any ownership search and confirmation charges shall be charged to the Owner. These amounts will be added to the assessment amount due and will be included in the Notice and Demand Letter.
The Board and its attorney may collect, evict, foreclose, or take any or all actions available against a delinquent Owner from among those offered by statute, the Declaration or By Laws.
Any and all costs incurred in dealing with and researching accounting for or collecting delinquent assessments from the responsible Owner shall be charged to and shall be paid for by the responsible delinquent owner. This includes, but is not limited to, all attorney’s fees, tract book search costs, lien filing fees, skip tracer fees and any other costs or expenses incurred by the Association with respect to contacting and/or consulting with such attorney, whether the contact is between the Association and attorney, the owner and attorney or an Owner representative and the attorney; whether by telephone, written correspondence, court costs, etc. and any and all management consultation or other costs. All costs will be billed to and paid by the delinquent Owner.
The Association shall attempt to collect all costs identified in paragraph F as a part of the particular collection action initiated by the Association and/or the attorney. However, it is possible that the Association may collect less than all amounts billed and due, or that additional costs and expenses will be billed and/or incurred after payment, either as a result of the Owner’s actions or otherwise. The delinquent Owner is fully responsible for all such additional costs and expenses which shall be billed to the Owner’s account and shall thereafter be payable in the same manner as other assessments or expenses. If such amount is not paid, additional late fees and charges will be incurred by the Owner as a result of that delinquency. Furthermore, the Association may pursue recovery of these amounts, if delinquent, in the same fashion as all other delinquencies.
Any further separate or special assessments for damage to the Common Element or for repairs chargeable to a specific Owner or any nonrecurring common expenses are also subject to these Rules and Regulations.

Specific Rules And Regulations

A. Unit Rentals

(This section has been replaced by a permanent rule; see Table of Contents.)

B. Common Element Use and Maintenance

(This section has been replaced by a permanent rule; see Table of Contents.)

C. Pets

All pets must be registered with the management company (see attached Pet Registration Form) and, when required, licensed by the City of Chicago. Failure to register a pet will result in a $250.00 fine.

Pets are the total responsibility of their owners. Any damage to the building or its adjoining premises caused by pets will be assessed to the unit owner, in addition to fines already stated in the Violations section of this document.

Unit owners may have pets as allowed by the bylaws. This includes dogs, cats, fish, and birds. Exceptions must be approved by the Board. Such allowed pets, if they cause or create a nuisance or unreasonable disturbance, (which includes, without limitation, noise, smell, and inappropriate behavior), or be deemed to be dangerous, may be removed from the property pursuant to the Declaration, Bylaws, and Rules.
The Association does not allow exotic, wild or farm animals on the premises. The resident agrees not to keep any animals that are considered endangered, dangerous or otherwise prohibited under municipal, state or federal code.
The resident will provide to the Association with documents of rabies, heartworm, and any other mandatory vaccine. The pet will be kept in good health and free from communicable disease.
The resident will provide the Association with evidence of homeowners/condominium or apartment insurance with specific pet liability coverage of at least $50,000.
The occupant will keep no more than two animals or two fish tanks in a unit at any given time.
The owner will not attempt to breed the animal.
The pet owner agrees that the animal will not cause excessive noise or disturb other residents. Persistent and/or excessive noise is considered a nuisance and grounds for banning the animal.
Dogs will be kept leashed at all times while on the premises and outside of the resident’s unit. The owner will restrain their dogs from jumping on, rushing at, growling at, acting aggressively towards or otherwise intimidating other residents and their pets. Owners who have been subject to fines will be required to send their animal to obedience school and provide the Board with a certificate of adequate completion.
Dogs deemed to be a nuisance, based upon complaints and fines, will be required by the Board to attend an AKC certified “Canine Good Citizen” training class in order to be considered to remain on the premises. Upon completion of such training, the Board must be provided with the original AKC certificate. Lack of compliance or further incidents after compliance will result in animal removal pursuant to the declaration, bylaws, and rules. For more information on this training program, visit www.akc.org.
The animal will never be allowed to wander the hallways or other common areas unaccompanied by its owner and will be kept on a held leash. Dogs are not allowed in the fitness room, party room, and any other area designated by the Board.
Animals will not be fed outside of the unit.
Cat litter boxes will be cleaned and emptied in accordance with the litter manufacturers recommendations. The owner agrees to dispose of used litter in a properly sealed container.
Pet owners will prevent any and all odors caused by their pets. Pet odors are considered a nuisance and grounds for banning the pet from the premises.
Infestation of fleas, ticks or other vermin is considered a nuisance. The cost of extermination and or cleaning will be charged to the infested pet’s owner. Failure to immediately treat an infestation is considered a nuisance and grounds for banning the pet from the premises. Repeated infections by the same pet will be considered a nuisance and grounds for banning the animal.
Animals will not be left unattended for extended periods. Instances of pet neglect and abandonment will be referred to the anticruelty society and or proper authorities. The pet owner holds the Association harmless from any report made to the proper authorities regarding the mistreatment of an animal.
Dog owners must remove their dogs from River North Commons property before permitting dogs to perform their functions. This includes all landscaped areas, common areas, and limited common areas. Owners are responsible for informing their hired dog walkers of this rule. If a dog walker allows dogs to perform their functions on any River North Commons property, the liability lies with the owner.
In case of an accident, owners are responsible for cleanup of any waste material left by their animals and for notifying the management company to address the soil stains. Failure to do so will result in a $250 fine and the cost of clean-up or replacement being levied on the owner of the unit where the animal resides.
Guests of residents are not permitted to bring pets into the building, unless written permission is first obtained from the Board.
Pets are not to be housed or confined to any balconies. The use of balconies as a pet toilet is strictly prohibited and clean up charges, fees, fines, and all other costs of enforcement will be charged to the owner.

D. Unit Use and Maintenance

Owners and tenants must be responsible in keeping their units in such a manner as not to pose any safety or health hazard and in good operational order. Owners must notify the management company and the Board when unit repairs interfere with any common element.

1. Owners must provide adequate security at unit entrances and at storage lockers.
Residents are responsible for properly securing their ground level accessible windows.
Prolonged nuisances from within a unit are prohibited and should be reported to the management company.
Residents are responsible for controlling their keys. In the event the building must be re-keyed due to resident neglect, the entire cost will be billed to that unit owner. Owners must be responsible when providing tenants with appropriate building keys.
Smoke and carbon monoxide detectors must be installed and maintained per Chicago ordinances (UL Tested).
Unit occupants must provide home, work, and emergency telephone numbers to the management company and the Board of Directors.
All residents must provide a set of keys to the management company in the event of an emergency. If an owner chooses not to furnish keys to the management company, that unit is solely liable for any expenses incurred to enter that unit in an emergency; this includes any costs incurred to adjacent units or common areas as well if the cause of the emergency originates from that unit. Any delays due to the fact that the management company was not provided with keys from a unit owner will be charged to that owner.
Obtaining adequate condominium property insurance is the responsibility of each unit owner and/or tenant.

E. Parking

(This section has been replaced by a permanent rule entitled ‘Garage’; see Table of Contents.)

F. Remodeling/Structural Changes to a Unit and Limited Common Areas

PLEASE NOTE: First offenses of any violation in this section of the Rules will follow the “Violations” sections of this document. Second offenses, however, will result in immediate fines to be determined by the Board, and will include any charges and any costs incurred to return the unit to the Board’s and/or City of Chicago standards.

A unit owner must notify the management office in writing of any planned construction/remodeling work as Board Approval is required. A $200 deposit will be necessary, to be collected by the management company. (See attached Contractor Form.) Plans for altering combining or dividing units must have written approval from the Board of Directors prior to the commencing of any construction work. This includes changes in the apartment inner construction such as removing, relocating and changing the décor of walls and door or revisions to existing piping and/or electrical facilities. Proposals for change which might involve the building’s basic structural design must be accompanied by a plan prepared and approved by an Illinois licensed engineer, whose professional seal shall be impressed on the plans. Assurance that no common area warranty will be negated must be supplied. Any attempted alteration prior to Board approval will be stopped by court action if necessary.
Owners and/or their Contractors must obtain any and all needed permits and shall arrange for inspection by proper authorities, such as but not limited to the City of Chicago. The Owner must obtain from his contractor a Certificate of Insurance naming the Condominium Association as an additional insured for liability and property damage in amounts sufficient to satisfy the Association, a copy of which shall promptly be provided to the Management’s Office before work begins. The Association maintains the right to terminate any work if there is not compliance with all rules and regulations.
All contractors must sign in and out of the building with security, leaving proper identification with the security guard. When contractor or workmen are scheduled by a unit owner, that unit owner must be there to admit them.
All electrical and plumbing work must be preformed by licensed professionals.
Owners may never alter common elements without Board approval. Such approval may require a vote of the entire ownership. If such vote is required, it is the unit owner’s responsibility to notify and seek approval from the unit owners in accordance with the Condominium’s documents and the Illinois Condominium Act.
If the work extends to or affects any common element, the unit owner must seek the approval of the Board. Drawings, plans and a written explanation of the type and scope of the work must be attached. In the event that water must be turned off to other units, 72 hours notice must be given.
The owner is responsible and financially liable for any damage to common areas and other units that occur as a result of Contractor Activity. The unit owner must be able to provide proof of homeowners insurance to indemnify the Association and protect other unit owners in the event of damage. This is in addition to the contractor’s insurance.
In order to minimize disturbance to other unit owners, construction work must be preformed between the hours of 8:00 a.m. and 6:00 p.m. The hours are 10:00 a.m. to 3:00 p.m. on weekend days. The contractor will hang/lay protective tarps when necessary and prevent dust from entering the HVAC system and other units by covering over air vents when necessary. Notice must be given to adjacent neighbors, so they may be aware of the work taking place.
Removal of construction debris from the Condominium premises is the responsibility of the Unit Owner. If extra cleaning of the common areas and/or additional scavenger expenses are necessitated, the owner will be charged for such additional expenses.
Excessively loud talking, yelling and boisterous behavior, loitering, eating and drinking, and politicking are activities forbidden in the common areas.
Proper attire must be worn in the common areas at all times. Shoes and shirts must be worn in the common areas. Workmen will ensure that boots are clean and do not track dirt, and that studded soles to not mar floors or carpets.
Smoking and/or carrying lighted tobacco products into an elevator is prohibited by the Chicago Municipal Code. Smoking is prohibited in all common areas.
Delivery of materials and equipment will be done through the loading dock, not either front lobby. The owner is responsible for reserving the loading dock and the elevator and ensuring that protective padding has been hung. Failure to do so will be treated as an unauthorized move and subject to fines and damages. Contractors are not to leave unattended vehicles in the loading dock. Unauthorized vehicles will be towed. (See Section T.)
No equipment or materials may be stored in the hallways or common areas.
Under no circumstances shall building keys be given to contractors or other vendors.
Appropriate fines will be levied by the Board at its sole discretion against any owner contracting for work without required Board approval to include any damage charges and any costs incurred to return the building to its original and acceptable state.
Any alterations or damage to common or limited common areas due to unauthorized activity will be the responsibility of the unit owner who causes the alterations or damage. Repairs to that area will be done by certified contractors and to an appropriate level to reinstate any warranties or general level of aesthetics that existed prior to the unauthorized activity.

G. Hallways/Unit Doors/Corridors/Common Areas

Residents and/or vendors are not allowed to distribute handbills or literature of any kind by means of slipping such materials under unit doors. (This does not include any notices distributed by the management company as a means of information to owners.)
Food and beverage refuse should not be left in any hallway, corridor, common area, or limited common area.
Residents are reminded that the City of Chicago Fire Code requires that all hallways and stairway areas be kept free of all stored items and debris. (This includes boxes, shoes, benches, trash, personal items, etc.) It is necessary that these areas be maintained as safe, uncluttered exit routes in case of an emergency. The Board of Directors will remove such articles. Cost of removal will be charged to the owner.
No rollerblades, ice skates, or cleated shoes may be worn in the common areas within the building.

H. Children

Children are not permitted to loiter or play in the stairwells, hallways, vestibules, elevators, lobby, or garage. Children must be accompanied by an adult in all common areas.

I. Fitness Center

The fitness center is located in Phase II (521 W. Superior) of River North Commons on the first floor. The fitness center is open seven days a week, 24 hours a day.

Use of the fitness room is restricted to residents and their guests. Guests using the fitness room must be accompanied by a resident.
Any and all persons using the fitness room and/or equipment do so at their own risk. The Association assumes no responsibility for damage or injury.
Equipment shall be used properly and in accordance with manufacturer’s instructions. The cost of repairing any damage caused by misuse will be billed back to the unit owner.
When there are other persons waiting to use a piece of equipment, the time limit for that piece of equipment will be 30 minutes.
The Association is not responsible for any personal articles left in the fitness room.
Music is allowed between the hours of 8:00 a.m. and 7:00 p.m. no higher than Level 3 on the stereo provided.
Users must wipe down the equipment when they are done using it.
Trash must be placed in the bins provided.
No children are to use the fitness center as a playroom. All children under the age of 16 must be accompanied by an adult. Equipment is only for the use of all residents over 16 years of age.
Common area keys allow unit owners access to the fitness center. Doors must be kept locked at all times.
No outside equipment, other than what has been purchased by the Association, may be left in the fitness center, unless first approved by the Board. The fitness center is not an extra storage room for old exercise equipment.
No equipment shall be removed from the fitness center. The cost to replace any removed equipment will be charged to the responsible party. Any additional charges incurred by the Association for replacement of equipment will be charged to the responsible party.

J. Elevators and Handicapped Lift

By City Ordinance, smoking or carrying of lighted smoking materials is not permitted in the elevators.
Elevators are not to be detained or held unless approved by the management company.
Vandalism or other damage to the elevators is an offense chargeable to the responsible party.
In case of fire, do not use the elevators; use the stairways.
The Association has installed one lift in each building lobby for handicapped persons. Use of the lift is restricted to those requiring use of wheelchairs or who provide evidence of other physical disability. Owners with small children who use a stroller, or other cumbersome infant transportation, will be allowed access to the lift for that purpose only. All other uses of this lift are prohibited.
Handicapped persons may request a key after appropriate form is completed. (See attached Handicapped Lift Form.)

K. Storage Rooms

Storage rooms shall be used solely for the storage of personal property of the owner. Storage lockers are limited common elements that belong to a specific unit in the Association’s declaration and on the property survey. Residents understand that they may only use the locker assigned to their own unit. Any attempt to use or store items in another locker is trespassing. Should a resident appropriate another locker without the written permission of the owner, the lock will be cut and their possessions will be disposed of 7 days after posting of a notice in the common areas of the building. The resident who trespasses into a locker not belonging to them assumes the liability and risk to damage or loss of possessions. All claims for loss and damage must be directed to the resident’s homeowners insurance.

The Association, its employees or agent are not liable for any damage or loss for any reason including but not limited to due to fire, water damage or theft of any items stored in the lockers. All claims must be addressed to the resident’s homeowners insurance.
Any items left in the isle or outside the locker will be presumed abandoned and disposed of by the maintenance staff. Placing notes or names on the item will not prevent the disposal of such items. No attempt will be made to notify the owner.
The resident will not store any flammable, corrosive or dangerous materials in the storage locker. The resident will not store any items that are deemed controlled dangerous or illegal by municipal, state or federal law.
The resident understands that these lockers are not climate controlled and cannot be used to store perishable items.

L. Noise

Sound transmission from one unit to another is a problem in a building of this nature. In consideration of your neighbors, please refrain from loud noises such as pounding, drilling, vacuuming, loud TV, or loud music. Extreme courtesy should be shown between 10:00 p.m. and 9:00 a.m. daily. Any and all types of noise should be moderated at all times.
If you are planning a party or having a large group in your loft, please notify your neighbors ahead of time.
If an owner experiences noise difficulties with another owner, he/she should first bring the matter to the attention of the owner. If a resident is not comfortable with this approach, or the situation is not resolved, he/she should then notify the security guard who will verify and try to control the source of the disturbance. An incident report will be completed. If the situation is not resolved, the incident report will be submitted to the management company who will advise the Board. At the Board’s discretion, violation procedures will be followed.

M. Deliveries

The River North Commons security desks will accept deliveries on behalf of residents as a courtesy. Packages will not be accepted on behalf of persons not residing on the premises.

All packages will be logged in. A designated security guard will have sole responsibility to log in all deliveries. Residents must sign the logbook and show an ID in order to claim their delivery.
River North Commons is not liable or responsible for any package delivered. Residents must address their damage claims, problems and concerns directly with the carrier or with the vendor or if necessary to their homeowners insurance.
The Huron Street and Superior Street desks will tape a package notification slip to the face of the resident’s mailbox. The security staff will make two additional attempts to contact the resident about a parcel. Items not claimed within 7 days will be returned to the carrier. Residents who will be out of town can make storage arrangements with the front desk prior to leaving.
The security guards will never sign for a Cash on Delivery parcel or handle payment arrangements on behalf of owners.
Only mail and small parcels will be delivered to the front desk. Neither security desk will accept or store delivery of furniture and large appliances. Delivery of items greater than 50 pounds will be refused.
Residents must claim perishable items within three days. Any perishable item that becomes malodorous or begins to leak will be disposed of, or returned to the carrier regardless of the 7-day time limit.
Any delivery person delivering food to a unit must leave a drivers license with the security guard. This includes, but is not limited to, food delivery persons, dog walkers, cleaning people, etc.

M. Security Staff

Security staff will only open the doors on either side (Superior or Huron) for residents who show their keys and guests whose admittance has been authorized by a resident via the keypad system. Security staff may assist in opening doors, although it is not mandatory.
Guests of owners who are not home must sign in with security.
The Association, Board, management company, and their employees disclaim any and all liability resulting from packages left with security.
The security staff may be required to admit to the building law enforcement officers duly empowered by warrant, subpoena, or other court order or process. In such event, neither the Association, Board, management company, nor their employees shall be liable for compliance with such warrant, writ, subpoena, order, or process.
Security staff will abide by the rules and regulations set forth by the employing security company.

N. Party Room, Decks & Patios

Party Room

The 7th floor party room on the Huron side and its adjacent deck are for the use of owners and their guests between the hours of 8:00 a.m. and 10:00 p.m. Sunday through Thursday and 8:00 a.m. and midnight on Fridays and Saturdays. Owners and guests are permitted only in the party room areas surrounded by the railings. The rest of the roof and common area is off limits. Non-residents will not be permitted in the party room or on the deck unless they are accompanied by an owner or resident.
Parties and loud noises on roof decks shall last no later than 10:00 p.m. on weekdays and midnight on Friday and Saturday evenings. The above regulations shall apply to all roof decks, whether private or common areas.
If you are planning a gathering, the party room must be reserved through the management company. (See attached Party Room Reservation Form.) A deposit of $300 will be required. This will be refunded following the party, less a $25 mandatory cleaning fee. All parties of 10 or more people must have prior written approval by the Board Any damages resulting from guests or visitors will be deducted from the deposit. Anything in excess of that amount will be charged to the owner responsible for the party. The party room is a common area, therefore, no smoking is allowed.
The deposit of $300 shall be paid two weeks prior to the party. All necessary clean-up or repairs shall be deducted from the deposit and any damages in excess of $275 will be charged to the responsible owner.
An estimated guest list must be supplied to the management company, who will inform security, prior to the party. No other building common areas, including the bathroom on the first floor, may be used by party goers. Unit owners will incur an additional $500 fine for parties that are held in violation of the above rules.
The Association, Board, management company, and their employees shall not be held liable for any injuries, damages, or contracted services for the party.

Decks and Patios

Decks and patios are leisure areas; they are not to be used for storage. This includes coolers, bicycles, etc.

CHARCOAL, WOOD GRILLS, AND HIBACHIS ARE NOT PERMITTED ON ANY ROOF DECKS, BALCONIES, OR PATIOS DUE TO THE FIRE HAZARD. THIS IS A CITY ORDINANCE.

THE ASSOCIATION WILL REMOVE ANY CHARCOAL OR WOOD GRILLS AND THE COST OF REMOVAL WILL BE CHARGED TO THE RESPONSIBLE OWNER.

THE USE OF FIREWORKS ON ANY DECK, PATIO, OR BALCONY IS STRICTLY PROHIBITED.

ANY UNAUTHORIZED PERSON FOUND ON THE ROOF WILL BE FINED $200.

O. Bicycles

Bicycles may not be stored in hallways, stairways, or any balconies. Such storage represents a safety and fire hazard. Bicycles must be kept, locked, in either the bike rooms or specified areas of the garage.

P. Heat

If you are going to be away from your unit for an extended period of time during the winter months, it is prohibited to turn off your heat completely. Doing so may result in frozen water lines. Damage caused by a frozen water line is the responsibility of the unit owner. This includes any damage done to adjacent units.

Q. Waste Disposal and Recycling

No loose trash or debris is to be thrown in the garbage chutes.
Absolutely no boxes (shoe box size or larger) of any size are to be thrown/stuffed in the garbage chutes.
Boxes are to be broken down and, along with large items, are to be placed in the proper, designated area on Superior side.
No garbage bags taller than kitchen-sized should be placed in the chute.
Recyclables should be carried to the designated area on Superior side of building. (Blue bags, however, may be thrown down the garbage chute, provided they are kitchen-sized or smaller.)
Christmas trees need to be bagged prior to entry or exit of the building. They must be disposed of in the designated area on Superior side.

R. Water Leaks/Damages

Each owner shall be held strictly liable, regardless of fault, for any damages anywhere by water leaks from dishwashers, bathtubs, showers, commodes, sinks, clothes washers, and aquariums.
Each owner shall be responsible for promptly fixing leaks in all plumbing lines, plumbing fixtures, lavatories, sinks, tubs, and shower stalls inside respective unit. Unit owners shall be responsible for the costs incurred to pay for damages and repairs necessitated by water leaks from their units to adjacent units.

S. Miscellaneous

Artwork, posters, seasonal decorations, or other hangings places on the walls of hallways, elevators, stairways, or any common areas, shall be with the approval of the Board, and shall be removed if so requested. There shall be no responsibility of the Association or management company for loss or damage to any items hung in these areas.
Emergencies can occur while you are out of town. In case of an emergency, the Association reserves the right to have its designated representative enter your unit. If you are leaving the city, it is recommended that you furnish your itinerary to someone in the building—or leave the itinerary in plain sight in your unit—so that you can be notified should an emergency arise.
No advertisement or notices may be posted anywhere in the building without prior approval of the Board. The Board reserves the right to remove any postings anywhere in the building. This includes notices of charity event, garage or loft sales, or information about parties to be held in the building. Any costs incurred to remove items or to clean up due to notices will be charged to the responsible owner.
No real estate signs will be permitted in the windows of any common areas visible to others. Temporary open house signs will be permitted at either entrance during the hours of the open house. Failure to remove signs at the conclusion of the open house will result in a fine of $200.
Please remind Realtors that there is no parking in fire hydrant tow zones, any loading zone areas, or any other tow zones.

T. Move In/Move Out and Loading Dock

All moves, deliveries, or removal of furniture or major appliances must be scheduled with the management company at least 72 hours in advance. Reservations will be taken on a first-come, first-serve basis.
Moving hours are from 9:00 a.m. until 5:00 p.m. Movers may reserve moving time for 4 hours on any single day. Moves and deliveries are to be made via the loading dock entrance. Under no circumstances will a resident move or furniture delivery be made through Superior doors of Huron doors, garage entrance, or any other entrance into the building.
The management company will not reserve a moving time without written evidence of mover’s legal right to enter the premises. This evidence will be in the form of closing documents from a unit sale, or a fully executed lease. It is the responsibility of the owner who is leasing the unit to provide the Association and its agent with a lease copy. The owner assumes all damages if a renter is denied access due to failure to provide a lease copy.
A moving fee of $300 will be charged to anyone moving in or out of the building for elevator preservation and security. This fee covers four hours of security at the loading dock.
Those persons moving must post a $500 damage bond in the form of a personal check at the time the moving time is reserved. NO moving time will be reserved without a deposit. After the move has been completed and the Association has determined there is no damage to the elevators or common areas, the check will be voided or returned. Any damage that does occur will be billed to the person moving on a time and materials basis. If the cost of the damage exceeds the costs of the bond, the Association will use all legal means to collect damages.
No moves or deliveries may occur without the installation or proper padding on the elevators. Damage will be billed to the violating resident along with a $250 fine. Owners who lease their units are liable for any damage done by their tenants.
Movers have to register with the security desk as a contractor on the premises. They will then receive access to the loading dock via the security staff.
Unit owners are required to use a professional moving company that is bonded and insured.
Unit owners on the first floor are required to set up moving times even if they are not using an elevator.
Movers and delivery persons must never obstruct emergency vehicles or personnel.
Movers may not obstruct garbage pick-up. If pick-up is prevented, any additional costs will be construed as damages and deducted from the bond posted.
The Association and the management company reserve the right to alter the time period for moves in the event of a mechanical failure or other unforeseen circumstances.
The Association and its agents are not responsible for providing keys to new residents. Keys for common areas, unit doors, and mailboxes must be provided by the lessor or seller.
The loading dock may be used for drop off of items from the resident’s vehicle or rented vehicle. Time must be scheduled with the office. Time may be scheduled on the same day as long as the management office is open. If the management office is not open, the resident will need to alert the security desk prior to dropping off. If time is not scheduled by the office, or vehicle is left unattended in order to access the loading dock, the security company will stop the drop off and lock the doors. They will then call the management company. A fine of $50 will be assessed.
Deliveries must be scheduled 48 hours in advance through the management company in order to access the loading dock. Delivery personnel must not leave vehicle unattended. If delivery personnel must leave their vehicle unattended, unit owner is responsible for security of building and loading dock area. Unit owner will become the guard during the delivery and lock up after the delivery is made. The security company will stop any unauthorized deliveries and contact the management company immediately.