TABLE OF CONTENTS
1.  GENERAL

1.1 Assessments   1.2 Payment   1.3 Individual Liability Insurance   1.4 Repair of Damage   1.5 Pre-Closing Notice of Sale   1.6 Solicitation   1.7 Obstructions   1.8 Offensive Activities   1.9 Noise   1.10 Smoking   1.11 Employment   1.12 Secured Areas   1.13 Safe Storage   1.14 Video Surveillance   1.15 Grievances   1.16 Violations   1.17 Fines   1.18 Requirements During Absence   1.19 Rental   1.20 Purchaser Buy-In

2.  NON-RESIDENT OWNER

3.  ARCHITECTURAL UNIFORMITY

3.1 Architecture Committee & Guidelines   3.2 Interior Renovation/Construction   3.3 Alterations to Exterior Appearance   3.4 Alterations to Common and Limited Common Areas   3.5 Appearance and Use of Limited Common Areas

4.  RIDGE-WIDE COMMUNICATIONS

5.  GARDENING IN LIMITED COMMON AREAS

6.  MOVING AND DELIVERIES

7.  VEHICLES

8.  PARKING

9.  TRASH DISPOSAL

10. COMMON AREAS

11. PETS

12. RECREATIONAL FACILITIES

13. SWIMMING POOL

14. MEETING ROOM

15. NATURAL GAS

16. DUE PROCESS AND SCHEDULE OF FINES

17. COLLECTION POLICY AND PROCEDURES

 

 

 

 

The Ridge Condominium Owners Association of Spokane 178 S. Coeur d'Alene St (clubhouse mailing address) Spokane, WA 99201-6416 www.theridgecondominiums.net

Propety Manager: McCathren Management & Real Estate Services Stephanie Lyons, Associate Broker 705 W. 7th Ave. Suite A3 Spokane, WA 99204 Phone: 509.232.560 ext. 106 Fax: 509.232.5162 Email: slyons@mccathernmgmt.com

 

Assessments are to be made payable to the Association and are due not later than the 1st day of the month.  Please note Unit # on the payment.

It is the owner’s responsibility (not the tenant’s) to pay monthly assessments.   

Other details regarding payments, assessments or fines can be found in the Fee/Fine Schedule herein. 

1.2 Methods of Payment.  

Drop off checks in the mail box next to the Clubhouse garage door; or

Mail checks to The Ridge Condominium Owners Association of Spokane at 178 S. Coeur d’Alene St., Spokane, WA  99201-6416; or

Set up electronic bill payment with your own financial institution, or contact Management to participate in Condo Café. Be sure to allow enough time for payment processing and mailing (many financial institutions recommend 5 to 10 working days).  

If you will be out of town for a period of time, please consider either prepaying assessments or using online bill payment.

 An insurance policy issued to the Association does not preclude an owner from obtaining insurance for the owner’s benefit, e.g. insurance on the contents of one’s unit.

 
Each unit shall be required to obtain and maintain standard condominium unit owner’s liability insurance for the owner’s unit.  The minimum coverage for the owner’s liability policy is $500,000.   

The Association shall have the right but not the obligation to monitor maintenance of such insurance by owner and may require that the owner deliver a certificate of insurance to the Association upon demand.   

• • Management will inspect the damage to determine if further inspection by a qualified contractor is needed. 
  • If further inspection is warranted, it will be documented and photographed, and at that point, the Management/Board will determine whether emergency work to repair damages is required to avoid further damage. 
  • Generally, maintenance and repair of private and limited common property are the responsibility of the owner, and common areas are Association responsibility. Specific situations may be considered by the Board on a case-by-case basis. If it is determined that there is no further liability to the Association, the owner will absorb all costs incurred by the Association in identifying the liability. 
  • Written notice summarizing the initial Board determination will be sent to owner within the thirty (30) day period.

1.5 Pre-Closing Notice of Sale.

• • The unit being sold
  • The name and address of the purchaser
  • The name and address of the closing agent
  • The name and address of the title insurance company insuring the purchaser’s interest
  • The estimated closing date
  • Confirmation the purchaser has been informed of the $2,500 Association Buy-in Assessment due at Closing.  See Rule 1.20 for details on that Assessment.

Seller shall provide the buyer with copies of all Governing Documents, including the Declaration, Amendments (Rental Cap, All-Inclusive Insurance), Bylaws, and Rules and Regulations. This can be accomplished by referring the buyer to our Online “Information for Buyers and Contractors”.

No signs, solicitations or postings that have not been authorized by Management or the Board shall be allowed on the premises.  

Due to fire safety codes, no items may obstruct stairways, walkways or any other Common area, and any tables, pots, chairs or other furniture that encroach more than 16” into the walkways are not permitted.

Continuing annoying or offensive activity should be reported with an Online Owner Request/Concern. Appropriate action will be initiated by Management and, when indicated, escalated to the Board for further action.

1.9 Noise Restrictions. 

Every resident should use consideration at all times in order to alleviate problems of excessive noise. No boisterous activity, loud talking, or loud music is permitted.  Volume of TV sets, radios, stereo sets vehicles and musical instruments at all times shall be kept at a level that would not disturb others using a “reasonable person” standard.

Special attention shall be given to noise control during “quiet time” from 10:00 p.m. through 7:00 a.m.  Avoid loud appliances and entertainment during these hours. 

To avoid disturbing neighbors, approved times for construction and delivery are 7am to 7pm.

Smoking and other potentially offensive odors must be contained inside the owner’s private property. Balconies and patios are defined as limited common areas and should not be used for smoking. 

 

The first step is to inform your neighbor of offensive odors. If the situation does not improve submit an Online Concern/Request. The owner may be required to mitigate odors considered offensive using a “reasonable person” standard, for example keeping windows closed or sealing wall perforations to prevent odors seeping to other units.  

 

 Management and its agents are not authorized to do personal jobs for residents during their workday. 

Residents entering the locked clubhouse or storage facilities shall not allow unauthorized persons to enter without escort, or share their personal access code.

The Association recommends that residents do not store valuables in storage areas. It is the owner’s responsibility to secure items in the storage unit.

 

The Ridge Condominium Owners Association maintains a video surveillance system on the property for the purpose of observing conditions or behavior that may be illegal or unsafe. 

Videos may be used to observe and verify conduct in violation of the Rules and Regulations, and can be made available to law enforcement officials.  Video will not be accessible to individuals for private use.

 
Residents should share their security concern (such as trespass, break-in or theft) by submitting an Online Security Concern or by notifying the BlockWatch coordinator listed Online under “Committees and Volunteers”.

Any grievance or complaint of any resident shall be submitted via an Online Concern/Request.

Owners have the responsibility to file an Online Concern/Request when rule violations are observed that are potentially damaging to Common and Limited Common areas.

The Board has established fines in accordance with the Fee/Fine Schedule herein for violations of the Rules and Regulations.  Such fines are in addition to damages resulting from a resident’s actions.  Owner is responsible for damages, costs and fines incurred by their tenants and/or guests.  An owner’s failure to pay such damages, costs and fines will result in the filing of a lien against their unit.

When a unit is unoccupied for more than 24 hours, the thermostat must be set to 55 degrees or above.

When a unit is unoccupied for more than 72 hours, the main water supply to the unit must be shut off.

If a unit is unoccupied for an extended period, the owner or tenant must make arrangements to have someone personally check on the unit every two weeks so that any possible damages can be promptly addressed.  

In the case of damage to the unit where the owner/tenant has not complied with this rule, the full cost of repair, including damage to neighboring units, will be the responsibility of the owner. 

Article 11 Section 15 of the Declaration and Covenants, Conditions, Restrictions and Reservations for the Ridge, A Condominium (adopted July 27, 2005) allows for lease or rental of individual condominiums by the owner of the unit, subject to four described limitations and requirements. The following are prohibited: a) use for hotel or transient purposes (less than 30 days); b) lease of less than entire unit; c) rental without written lease, d) timeshares.

 

Amendment No. 1 to Article 11 Section 15 (adopted August 2, 2010) added 11.15.5 to the 2005 Declaration and Covenants, Conditions, Restrictions and Reservations for the Ridge, A Condominium restricts the total number of condominiums that can be leased or rented to 27 units (twenty-percent (20%) of the total number of units).

 

The following rules apply to all condominium units that a unit owner desires to rent or lease pursuant to CCRR Article 11.15:

(a)    McCathren Management shall maintain a waitlist of owners that desire to make their condominium available for lease or rent. 

 

(b)   An owner (or eligible family member) must personally occupy a unit for no less than six (6) months, after which the owner may submit a request that McCathren Management place the unit on the wait-list of owners that wish to rent or lease a unit.

 

(c)    McCathren Management shall notify the owner at the top of the waitlist when the condominium is eligible to be rented or leased.

 

(d)   The owner shall have sixty (60) days from the date of the notice to convert a condominium from owner-occupied to a rental or leased unit. If the owner declines to convert, or fails convert by or before the deadline, the unit will be moved to the second position on the list. In the alternative, the owner may request to be placed at the bottom of the waitlist.

 

(e)    If an owner (or eligible family member) occupies a condominium that was previously leased or rented, it shall no longer be considered available for rent or lease.  After the owner (or eligible family member) has personally occupied a unit for no less than six (6) months, a new request may be submitted to McCathren Management and the unit will be placed at the bottom of the waitlist. 

 

(f)    While a condominium is not occupied by the owner (or eligible family member) it shall be subject to all requirements and restrictions applicable to Non-Resident Owners as described in Section 2 herein.

 

(g)   A unit leased to one or more members of the parent and/or child of the owner is not subject to this section 1.19.

 

(h)   In the event it is determined that this Policy contravenes any provision of Declaration and Covenants, Conditions, Restrictions and Reservations for the Ridge, A Condominium as amended the Declaration shall prevail.

 

Any owner-purchaser financial transaction (defined as dollars changing hands) for a unit placed for sale after 2022 will be charged a $2500 Association Membership buy-in fee.

 

It is the Seller’s responsibility to inform the Purchaser of the Ridge Condominium Association buy-in fee.  This buy-in fee will be considered a closing cost and will be deposited directly into the Ridge Condominium COA Reserve Account after being provided to Management.  In the event a financial transaction sale occurs without the purchaser buy-in fee of $2,500 being collected by the Ridge Condominium COA Reserve account, the purchaser buy-in fee will be charged to the new owner and a lien placed on the new owner’s condominium unit until paid under the conditions outlined in Article 12.15 of the Declaration.  This special assessment only affects the unit being sold and is in addition to any credit the unit buyer received under Article 12.17 (c).

 

 

Owners leasing or renting their unit(s) shall provide tenant(s) a copy of the current Rules and Regulations, and provide access to ongoing COA communications including newsletters, emails and mailed notices.

Failure of owner to provide tenant with the Rules and Regulations will result in a fine in accordance with the Fee/Fine Schedule as set forth herein.

Owners are responsible for damages to Common areas or Limited Common areas caused by their tenant or tenant’s guests, whether or not the tenant or tenant’s guests were in violation of the Meeting Room User Agreement or any of the Rules and Regulations.  

Rental of a unit does not constitute a waiver or relinquishment of the owner’s responsibilities as specified in the Declaration and the Bylaws.  Despite the owner having the ultimate responsibility for damages and/or fines, the owner may contract with the tenant to hold tenant responsible for such damages and/or fines.  

Owners and tenants are responsible at all times for the conduct of their family members and guests.  Parents or guardians are responsible for the conduct of their children.  Resident children under the age of 18 may not act as hosts to children under the age of 14 when using the recreational areas.

Activities of owners/tenants or their children, guests and pets, which might cause damage to other units, buildings, landscaping, or any Common or Limited Common areas, are strictly forbidden. Any such damage shall be the financial responsibility of the owner.  
A lack of timely action by the Board will not constitute a removal of financial responsibility of the owner.  

 

 

The Architecture Committee is composed of two Board members plus volunteer owners with knowledge or interest in structural and esthetic standards to protect properties of the Association.  Projects specified in this Section must be submitted in advance with an Online Architecture Change Request.

Please Note: It is strongly advised that anyone considering remodeling or modifications should contact the Architecture Committee Chair or an Architecture Committee member to review the project before submitting an Architecture Change Request. The Ridge requires that for most projects involving Architecture Committee approval, a sign-off from the contractor, stating that all relevant Architecture Guidelines will be followed, is required before submittal (see bulleted items in the Architecture Guidelines for information on which activities do and do not require this sign-off).

 

• • Air Conditioners & Ceiling Fans
  • Doors & Windows
  • Fireplaces*
  • Flooring*
  • Heat Pumps*
  • Kitchens & Bathrooms*
  • Satellite Dishes and Antennas
  • Additional Architecture Guidelines may be proposed by the Committee and approved by the Board.

Owners will be informed of Architecture Committee decisions by Management.  The owner may appeal the decision to the Board of Directors. The decision of the Board shall be final.

 

Noise restrictions (section 1.9) and disposal requirements (section 9.2) are applicable to all construction activity, whether carried out by the owner or a contractor.

 

Any change in walls must be approved by a structural engineer and the Architecture Committee.  All work should be done in compliance with City codes and permitting process. 

 

 

Any modification that affects the exterior appearance of a unit requires prior approval by the Architecture Committee. This requirement applies to screens, doors, awnings, rails and all other visible portions of the building exterior. 

No wiring can be placed on the exterior surface of a building, and no penetrations may be created through exterior walls, without prior approval of the Architecture Committee.

 

When installing or repairing a fireplace, the flue cannot be vented through the roof under any circumstances unless it can be vented through the existing flue.

Nothing shall be altered in, constructed in, or removed from Common or Limited Common areas without prior approval of the Architecture Committee.

Any proposal for alteration to Limited Common areas, Common areas, or exterior appearance of the building (including any attachments to stucco or wood framing) or landscaping must be submitted with an Online Architecture Change Request or Landscape Request, whichever is appropriate. The Committee may require further information or illustrations before reaching a decision.

Owners or tenants may not modify, paint or otherwise decorate (except for holiday and seasonal decorations) or in any other way alter the appearance or structure of their Limited Common areas without prior approval of the Architecture Committee. 

Balconies, decks, lanais, patios and entrances are to be kept clean and free of debris.  Bicycles may be stored on one’s individual balcony, lanai or patio or in bicycle racks.  No unsightly conditions shall be permitted to exist.

Items on balconies, decks, lanais or patios must be secured in such a way as to prevent being knocked off or being blown off by the winds and other weather conditions.  This would include such things as potted plants and decorative items.  

Dropping any object from these areas is strictly prohibited.  This also includes cigarettes, which can land on other balconies and cause damage.  

Bird feeders are not allowed on second and third floor balconies without ongoing consent of neighbors below, with the exception of hummingbird feeders.  

Hosing balconies and any watering that would flow to balconies below are prohibited.  

Only gas burning or electric grills may be operated on balconies, decks, lanais or patios.  

Clothes drying is not allowed on balconies or patios.

Damage from failure to follow these restrictions is the liability of the owner causing the damage. 

 

No sign, advertisement, or notice shall be inscribed, painted, engraved, or affixed to any part of the exterior of any unit.  No sign, advertisement, or notice shall be displayed within any unit in such a manner that is visible from outside the building.

 

Unauthorized postings are subject to removal. Flyers and Ridge-wide notices may be posted via the Building Communications Board Volunteer, the Board of Directors or Management. 

 

Owners may use the Online Message Board to post and respond to questions and discussions relevant to the Ridge community. Messages are deleted after 60 days.

 

Owners may also submit suggestions for permanent website content to the Webmaster or Board of Directors.

 

Ridge owners are invited to submit Letters to the Editor of the Ridge Review newsletter.  The Editor and the Board reserve the right to accept or reject editorial letters for publication.  Selection criteria include: 

 

Residents may choose among many annuals and the perennials listed in The Ridge Plant Palette from the Online Landscape Guidelines. for planting in the Limited Common areas directly adjacent to their patios and front doors.

Since different areas of The Ridge have various exposures from deep shade to full sun, it is important to read the tags on the plants that are chosen for a specific exposure.  

If a resident has a suggestion regarding the removal or addition of shrubs or trees, an Online Landscape Request must be submitted for approval. 

Any existing trees, shrubs, or perennials that are altered or removed without approval will be fixed or replaced at the expense of the resident making the change.

Ideas for significant changes in landscaping in the Common areas in front of each building should be discussed among all of the residents of that building and then submitted on a Landscape Request form for consideration. 

 

 

Any damages caused by moving, service and/or delivery vehicles shall be reported to Management and shall be the responsibility of the delivery or moving company and/or the owner of the unit for whom deliveries or services have been provided, in the event the delivery or moving company does not compensate the loss.  

6.2 Delivery and Moving Hours.  

Moves into units and deliveries of furniture, appliances and other durable goods shall not commence before 7 a.m. and such moves and deliveries must be completed no later than 7 p.m. 

 

Residents are urged to use extreme caution upon entering and leaving the parking areas.  For security purposes, it is recommended that residents wait for the security gate door to close behind them upon entering or leaving the grounds to restrict non-residents from gaining unauthorized entry.   

The speed limit is five miles per hour throughout the grounds.

Per Declaration 11.2: No trailer, camper, mobile home, recreational vehicle, commercial vehicle, bus, truck (other than standard size pickup truck), inoperable automobile or motor vehicle or boat, and no vehicle which is in a state of disrepair shall be permitted to remain on Limited Common Element and/or Common Elements. The Board may require removal of any vehicle (and any other equipment or item) improperly stored in parking spaces. 

 

All vehicles on the premises shall be operable. Non-compliant vehicles must be removed from Ridge property within 30 days. 

Trailers, boats and RVs may not be stored on premises except to load or unload.

The Board shall have the right to remove any vehicle from the premises that is deemed unsightly, a hazard, or a nuisance, after placing a notice on the vehicle for at least 48 hours.  Removal shall be at the expense of the vehicle owner.  The 48-hour notice does not pertain to parking violations (see Section 8).

Any owner whose primary vehicle would be prohibited by these rules should file an Owner Request for an exemption, explaining why the vehicle is required on Ridge property.

 

No automobiles, trailers, boats, motorcycles or campers shall be repaired on the premises, except minor repairs that can be completed the same day.  However, oil changes and draining of radiators are prohibited.  

The use of gasoline or other combustibles for cleaning or any other use is prohibited.

 
Cleanup of oil leaks is the responsibility of the vehicle owner.  Care must be taken to avoid damage to the parking surface.

 

Covered parking is a Limited Common element assigned to individual units by the Board.

 

Limited common elements such as carports cannot be legally transferred with the sale of a unit. Carport assignments usually remain unchanged after sale of a unit. To maintain accurate COA records, it is important to submit an Owner Request to inform the Board anytime owners privately arrange to swap assigned spaces. 

 

Uncovered parking is a Common element for the use of all Ridge residents. 

 

Driveways are Common elements that must be kept clear for emergency vehicles. No vehicle may park in the entry area or block sidewalks, stairways, exterior stairs or building entrances including any service vehicles or contractor vehicles except for loading and unloading.

 

Display of a Ridge parking decal indicates an Authorized (resident-owned) vehicle.  Static decals provided by the Property Manager shall be placed in the driver’s side rear window to identify vehicle(s) which belong to the owner/tenant.  If this location is not visible (for instance a pickup with a canopy top or a vehicle that has dark windows), the second option is to place the decal on the front window, on the driver’s side, in the lower corner.

Due to limited parking, no more than two Authorized vehicles per unit are allowed to park overnight on site, one of which shall be in the assigned Covered space and the other on a first come, first served basis in Uncovered parking areas only.

No Authorized vehicle shall be left in the same Uncovered parking space without movement for more than 7 consecutive days.  An Authorized vehicle left in an Uncovered parking space for more than 7 days may be considered a stored or abandoned vehicle and the owner may be required to remove the same, unless prior permission is obtained from the Property Manager.

No Unauthorized vehicle (without a Ridge decal) shall park in an uncovered space for more than 24 hours without movement, and may be towed if in violation.

 A motorcycle is considered an individual vehicle, and counts as one of the 2 vehicles allowed per unit. Motorcycles must be parked in a parking space. A motorcycle may not share the same assigned/covered parking space with another vehicle unless the total length and width of both vehicles remains within the confines of the assigned space.

A block of wood is to be placed under the kickstand to prevent damage to the pavement.

Except as otherwise provided below, motorcycles, motor scooters, mopeds, etc., are not to be parked in or on entryways, balconies, decks, lanais, patios or lawns, within any Limited Common or Common areas of the building, except for areas otherwise designated for such vehicles. 

The Association has contracted with a towing company to tow any vehicle violating these parking regulations.  Violating vehicles will be towed at the vehicle owner’s expense and/or be subject to monetary fines. See the Fee/Fine Schedule herein for details.

The Board will fine owners and tenants for violating these rules.  Any vehicle parked outside a marked parking space, including visiting vehicles and any vehicle parked in an assigned/covered parking space in which it does not belong, is subject to towing.  A fine will be levied against the owner of the vehicle in accordance with the Fee/Fine Schedule of these Rules and Regulations.  

If the vehicle has been towed, towing fees will be charged in addition to this fine.

Nothing shall be attached to or secured to any carport structures, railings or fences. Items may not be stored in carports outside of vehicles. 

 

Garbage must be enclosed in a plastic or paper bag and tied securely before depositing in the dumpster.

 
Glass, plastic, and aluminum containers and newspapers should be placed in the recycling bins, but not in a plastic bag.  Cardboard must be broken down and placed for recycling. Large cardboard and recycling overflow should be recycled in the large dumpster near the entry gate.

Christmas trees shall not be disposed of in the dumpsters.  

Construction debris, containers, appliances, water heaters, computers, electronic parts, toilets, bathtubs, sinks and bulky furniture such as couches cannot be disposed of in the dumpsters on the premises. 

Residents must inform contractors of disposal restrictions. Owners may be fined for violations by contractors.

 

Children may not play or ride bicycles, tricycles or other play vehicles in driveways, parking areas, walkways, stairwells, or any area that may be hazardous to their health or may result in damage to property, without continual adult supervision.

No personal belongings or private property shall be stored in Common areas.  This includes hallways and open sections of storage areas in Buildings A and I.  Management may remove any items it deems inappropriate, at the property owner’s expense.

Bike storage is available first come-first served in outdoor bike racks located throughout the complex and also in the common underground storage areas. The Association accepts no responsibility for damage or loss of bicycles. 

 

No animals, which term includes livestock, domestic animals or poultry, reptiles or living creatures of any kind, shall be raised, or kept in any unit or in the Common or Limited Common areas, whether as pets or otherwise, except dogs, cats or other conventional domestic household pets subject to all governmental laws, ordinances, rules and regulations.

 
No more than two pets may be kept in any unit.  

Pets are restricted from Landscaped Areas (flower beds and other decorative plantings). 

Both dogs and cats must be leashed and attended by a person at all times when outside the resident’s property.  Animal control authorities may remove any loose animal at the owner’s expense.

Pets that do not eliminate in a litter box in the resident’s unit must be taken off the premises for relief trips. Failure to do so may result in fines to pet owners levied by the Association. The owner will also be held responsible for the cost of replanting if pet elimination damages vegetation. 

If a pet inadvertently eliminates within the Ridge fence, the owner is responsible to clean up.

Any resident or guest of a resident keeping a pet in a condominium unit shall ensure that the pet does not disturb other residents. 
Pets are prohibited from creating nuisances in Common or Limited Common areas.   

If the Property Manager or Board receives a written complaint concerning a pet, the owner may be required to remove the animal regardless of when the animal was obtained or whether other residents are permitted to keep animals. Any pet causing or creating a nuisance or unreasonable disturbance shall be permanently removed from the premises upon 3 days written notice from the Property Manager. Appeals must be submitted within the 3-day limit.

 

Recreational Facilities at The Ridge include a) the swimming pool, b) meeting room and c) clubhouse lobby area.  They are for the use of all residents and must be used with care, responsibility, respect for others and at a resident’s own risk.

All guests of residents must be accompanied by an adult resident while using any of the Recreational Facilities. Residents are responsible for the conduct of their guests.

Children under the age of 14 must be accompanied by an on-site adult (over age 18) at all times when using the Recreational Facilities.

Furniture may not be removed from any Recreational Facility or Common Area without prior authorization via an Online Concern/Request.

Smoking or vaping is not permitted in any Recreational Facility.  

 The user of Recreational Facilities is liable for any damages caused by, or as a result of, their use.  The host must pay all costs, including attorney’s fees and court costs if legal action is required to collect for damages.  Assessment of damages and costs shall be the sole determination and responsibility of the Board or its authorized representative.

Violators of the rules governing the Recreational Facilities are subject to fines levied against the violators and/or owner, as well as loss of their recreational privileges.

 

As part of the Recreational Facilities, use of the Pool area is subject at all times to Section 12 herein.

 

All residents, their family members and guests using the pool do so at their own risk and responsibility.  

Pool hours are 8:30 a.m. to 9:00 p.m. each day during pool season.

Children under the age of 14 must be accompanied by an on-site adult (over age 18) at all times when using the pool.

Swim diapers must be worn by children who are not toilet trained.

Residents must accompany guests to the pool area, remain with them at all times and are responsible for their conduct.  A maximum of four guests per unit may use the pool area at any one time. 

No smoking is permitted in the pool area. No pets are allowed in the pool area.

13.7 Pool Furniture. 

Use of the pool furniture shall be on a first come, first served basis. Reserving the pool furniture is prohibited.

Pool users should file an Online report for any unsafe condition of pool furniture or surrounds. 

Swimwear must be worn in the pool at all times.  No street clothes are allowed as swimwear.

Life jackets and water safety/flotation devices such as water wings or noodles are always permitted in the pool.  
Inflatable devices or toys brought to the pool by an individual or group must be used in such a way that they do not impede the use or enjoyment of the pool by others.

No diving, running or horseplay are allowed in the pool area. 

Food Preparation in the pool area is prohibited. 

Food or drink is not allowed in the pool itself.

 
Glass is not allowed in the enclosed pool area.

  
Disposal of all trash is required.  

No radios, stereos, TVs, musical instruments, etc., are permitted at any time in the pool area.  Personal music devices will be allowed with the use of headphones.

Violations may result in a fine and/or revocation of pool privileges.  

1.      All persons must have a cleansing shower before entering the pool. 
2.      No running or horseplay allowed in the pool area.
3.      No person with a communicable disease, including vomiting or diarrhea in the last two weeks, may use the pool. 
4.      No person under the influence of alcohol or drugs may use the pool. 
5.      No food or drink allowed in the pool water. 
6.      Persons with seizure, heart, or circulatory problems should not swim alone. 
7.      Persons failing to follow rules are subject to removal from the pool area. 
8.      Location of closest phone for emergency use is by the pool entrance door.  CALL 911. 
9.      Location of first aid kit is by the pool entrance door. 

 

 

As part of the Recreational Facilities, use of the Meeting Room is subject at all times to Section 12 herein.

 

Meeting room hours are 9:00 a.m. to 10:00 p.m. daily.

No pets are allowed in the Clubhouse except for registered service animals.

Non-resident owners and commercial owners do not have Meeting Room or other Common Area privileges.

 
No wet clothing is allowed in the Meeting Room. 

Cleanup time must be allowed so that private items are removed and premises vacated by 10:00 p.m.

A charge of $100 will be assessed if the clubhouse is not restored to a clean and orderly condition immediately after use. This includes remediation for decorations that create special cleaning problems, for example balloons that may get stuck in the rafters.

 

Any resident in good standing may file an Online Reservation to reserve the Meeting Room for private parties not to exceed 47 persons, on a first-come basis up to six months in advance. A private party is one that is not open primarily to Ridge residents.  

Any resident who submits a Meeting Room reservation agrees to be bound by the Terms and Conditions of the Meeting Room Reservation Agreement on the reservation webpage.

The pool and lobby are not reservable and may be used by other residents during a private event in the Meeting Room. The pool is not available to non-resident attendees at a private event.

The Board reserves the right to deny a resident’s request for exclusive use of the meeting room based on the resident’s history of use or the type of function to be held.

 

 

Natural gas is available in each building for the exclusive use of the gas fireplace in each unit.  

The natural gas usage monitoring equipment [previously identified as the Energy Billing System (EBS) equipment] is no longer functional. It consists of the monitoring gauge and on/off switch located on or near the fireplace. This equipment may be removed by a licensed electrician at owner cost and discretion.

 
 15.3 Billing for Natural Gas Usage.

The Association has adopted a RATIO UNIT BILLING SYSTEM (RUBS) for determining each unit’s natural gas fee.  The total natural gas bill is divided proportionately among all units using natural gas based on the occupants’ estimate of usage.  The RUBS Committee of the COA calculates each unit’s ratio of the total to determine a monthly billing amount. If the total is less than $15.00 per month the payment must be made in May in full for the year.

The RUBS system is administered by the Association.  All Owners and/or Tenants are required to complete an annual “Opt In” or “Opt Out” Online RUBS form declaring their intention to use/not use the natural gas fireplace in their unit.  Non-compliance is subject to the Ridge Schedule of Fines contained herein. In the event of tenant non-payment, the unit Owner is ultimately responsible for payment of the natural gas bill. Unauthorized fireplace use is subject to a $500 fine.

An owner may request permanent opt-out status upon submitting documentation that the gas line has been permanently capped by a qualified plumber or HVAC professional.

 

 

Prior to a fine or charge in the amount of $200 or more, the Board will give the owner involved notice and an opportunity to be heard as follows:

The Board will give the owner written notice of a hearing before the Board or a specially appointed committee or representative regarding the proposed action, fine or charge of $200 or more. The notice shall include:

(a) A statement of the offense; 
(b) The proposed action and/or fine or charge; 
(c)The date, time and place of the hearing; and 
(d) Whether testimony of the owner must be oral, written, or both.

The date of the hearing shall be at least five (5) days after notice is delivered.

At the hearing, the affected owner shall have the right to give testimony as outlined in the notice, subject to reasonable rules of procedure established by the Board to assure a prompt and orderly resolution of the issue at hand.

Evidence presented at the hearing shall be considered in making the decision regarding fines or other enforcement action.

The affected owner shall be notified of the decision in the same manner in which notice of the meeting was given.

In addition, the Board can take any other legal action appropriate to remedy or penalize a violation of these Rules and Regulations, the Bylaws or the Declaration, including mediation.  

In enforcing these rules, the Board may delegate its function(s), including the determination of whether a violation has occurred, and the remedy therefore, to an agent, including but not limited to a single, or group of, director(s) or officer(s), or the Property Manager.

 
Owners shall be financially responsible for all damages caused by their tenants, guests or invitees, and for any fines imposed as the result of conduct on the part of their tenants, guests or invitees.  

Any charge for damages or fines shall be imposed against the unit itself, in which the party responsible rented or was visiting, and shall be enforceable in the same manner as is provided for the enforcement of fees as set forth herein. 

In an effort to protect the owners, residents, and Common and Limited Common areas, the Board has adopted the following schedule of fees and fines:

FEES: 

Return check fee                                                            $  35

Resale Certificate Fee                                                     $ 150

First Late Assessment Fee                                               $  25

Second Late Assessment Fee                                           $  50

 

FINES:

First Notice of a Violation                                                $    0

Second Notice of a Violation                                            $  50

Third Notice of a Violation                                               $ 100

Subsequent Notices of Violations                                     $ 100+

 

Unauthorized architectural change                                   $500

Parking Violation for Towed or Chained Vehicle                  $150

Unauthorized Natural Gas Usage                                      $500

Subsequent violations of the above                                  Double each event

 

Subsequent violations will be subject to stated Fee/Fine Schedule or other appropriate action at the discretion of the Board.  

Such fine(s) shall be added to the monthly assessment for the first month following the violation and shall be enforceable in the same manner as is provided for the enforcement of fees.

 

Monthly and special assessments must be delivered to 178 S. Coeur d’Alene St., Spokane, WA  99201-6416 on or before the first day of each month.  A ten (10) day grace period will be granted to allow for mail and other unforeseen delays.  During the grace period, attempts may be made by the Association or Property Manager to contact the owner by telephone or other means to notify them that the required payment has yet to be received.  
Assessments received after the 10th day of the month will be considered delinquent.

On the 11th day of delinquency, a late fee per the fine schedule above will be assessed against the delinquent account by the Association, and a reminder letter (the “First Letter”) will be mailed by the Association’s Agent to the last known address of the owner stating that the account is in default, that the Association is attempting to collect a debt, that a late fee has been added to the account, and that owners disputing the validity of the debt must notify the Association in writing within thirty (30) days.  
Attempts may also be made by the Association or its Agent to again contact the owner by telephone or other means to notify them that the required payment has yet to be received.

 On the 31st day of delinquency, and after mailing of the First Letter, a second late fee per the fine schedule above will be assessed against the delinquent account by the Association, and a demand letter (the “Second Letter”) will be mailed by the Association’s Agent by certified mail (return receipt requested) to the last known address of the owner stating that the account must be brought current within ten (10) days, that the Association is attempting to collect a debt, that late fees have been added to the account and will continue to accrue, and that failure to remit payment in full to the Association may result in a lien being recorded against the delinquent unit and forwarding the account to the Association’s attorney for collection.  

For each additional month which the assessments remain unpaid, an additional late fee of $25 will be assessed against the delinquent account by the Association.

On the 60th day of delinquency, and after mailing of the First Letter and Second Letter, a lien may be filed against the delinquent unit, and the delinquent account may be turned over to the Association’s attorney for collection.  
Included in the amount of the lien will be accrued interest at the rate of 12% per annum, late fees, costs of collection and attorney’s fees incurred by the Association and assessed against the delinquent account by the Association.  
After the delinquent account is turned over to the Association’s attorney, owner must communicate with that attorney directly, and make all payments, including attorney’s fees, to the Association’s attorney until they bring their account current unless the owner, the Agent and the said attorney agree otherwise in writing.
For any account that is more than sixty (60) days past due, and has had a lien filed against the property, the Association may at its option and sole discretion, restrict access to the Clubhouse and pool for the resident and their guests, and decline requests to reserve the Clubhouse for private events until such time as the account is current.

17.5 Acceleration for Assessments over 60 Days Past Due.  

For any account that is more than sixty (60) days past due, the Association may at its option and sole discretion, upon fifteen (15) days written notice to the owner, accelerate and demand immediate payment of up to twelve (12) months of the estimated monthly assessments and special assessments which the Association reasonably determines will become due in the subsequent twelve (12) months for the delinquent unit.

17.6 Rental Units.  

For any unit that is occupied as a rental and for which the account is more than sixty (60) days past due, the Association may, in consultation with the Association’s attorney, appoint a receiver to collect the monthly rent due to pay for the delinquent assessments due to the Association.  
This amount shall include accrued interest at the rate of 12% per annum, late fees, costs of collection and attorney’s fees incurred by the Association and assessed against the delinquent account by the Association.

In addition to the procedures stated above, in consultation with the Association’s attorney, the Association may decide what further steps, if any, such as judicial foreclosure, the Association may take to protect the best interests of The Ridge Condominium Owners Association of Spokane.

Once an owner’s account is brought current and all costs and fees are paid in full, any Association liens will be released and the unit owner’s account returned to current status within five (5) business day