Current House Rules | New Hunter Highlands Pha

BYLAWS: ARTICLE VIII. HOUSE RULES Revised Nov. 26, 2025

SECTION 1. In addition to the other provisions of these By-Laws, the following house rules and regulations

together with such additional rules and regulations as may hereafter be adopted by the Board of Managers shall

govern the use of the Homes and the conduct of all residents thereof.

SECTION 2. All Homes must be used only for residential purposes as such term is defined in the Declaration.

SECTION 3. Owners of a home, members of their families, their employees, guests and their pets must not use

or permit the use of the premises in any manner which would be illegal or disturbing or a nuisance to other

said owners, or in such a way as to be injurious to the reputation of the Condominium. If any occupant, upon

due notice, is found to have violated these rules, the Board may impose fines. In case of repeated violation,

the Board may increase original fines. If the occupant is a tenant or guest, the Owner will be responsible for

fines.

SECTION 4. The common elements must not be obstructed, littered, defaced or misused in any manner.

SECTION 5. Every Homeowner shall be liable for all damage to the common elements and the property of the

Condominium which shall be caused by said Homeowner or such other person for whose conduct he is legally

responsible.

(a) Mandatory Home Insurance for Individual Units: All Homeowners are required to carry Homeowners

insurance to provide coverage for damage to their own units, and for damage caused by their units

to the common elements and/or other units. Homeowners must provide proof of coverage to the

Board or the condominium manager on or before January 15 of each year. Failure to provide such

proof may result in fines assessed against the Homeowner.

(b) Mandatory Coverages for Unit Owners:

a. Water & Sewer Backup Endorsement

This isn’t included by default and needs to be added. It covers damage from water backing

up through sewers or drains.

➤ Recommended 10,000–$25,000 in coverage

b. Loss Assessment Coverage

Covers unit owners if the association charges a special assessment after a claim to shared

property.

➤ Recommended $50,000 in coverage per unit owner.

c. Building Property (Dwelling) Coverage

This covers interior features like flooring, cabinets, and appliances. Unit owners should carry

enough to rebuild from the drywall in

d. Personal Property Coverage

Protects their belongings, furniture, electronics, etc.

e. Personal Liability Coverage

Covers them if someone is injured in their unit or if their actions cause damage to another

unit

➤ Recommended a minimum of $500,000

SECTION 6.

(a) Every Homeowner must perform promptly all maintenance and repair work to their own Home

which, if omitted, would affect the Condominium in its entirety or in a part, other Homeowners, or the

building of which their home forms a part, he is being expressly responsible for the damages and

liabilities that their failure to do so may engender.

b) All the repairs to internal installations of the Home located in and servicing only that Home, such as

telephones and sanitary installations, shall be at the Homeowner's expense.

c)All electrical or plumbing repairs to the interior of the home must be performed by a licensed and

insured contractor. A copy of the license and an insurance certificate naming us as additional insured for

the job must be provided to the board

SECTION 7.

(a) A Homeowner may not make any alterations, structural modifications or additions to the exterior of

the Home or any part of the common elements including but not limited to construction, installations,

and/or painting the exterior surfaces of the windows, wall or door openings without the prior written

consent of the Board of Managers. All such painting, if approved, must be consistent with the existing

color scheme of the Condominium Development as designated by the Board. Consent may be requested

through the managing agent, if any, or any member of the Board of Managers, if no managing agent is

employed.

(b) Any exterior doors and/or windows must conform to the existing style and color scheme as specified

by the Board and must be approved in advance of installation by the Board or its designee.

of the common elements including but not limited to construction, installations, and/or painting the

exterior surfaces of the windows, wall or door openings made without the prior written consent of the

Board of Managers shall result in an automatic fine of NO LESS THAN $5,000 PLUS the cost of either

revising the unauthorized changes in a manner approved by the Board, or returning the Home or

common elements to its original structure as mandated at the Board’s sole discretion. PLEASE NOTE: No

employee or contractor associated in any way with the Board has the authority to consent to any such

changes. ONLY THE BOARD may consent, and reliance by a Homeowner on such employee/contractor

shall NOT constitute a defense to such unauthorized changes.

(d) Any Homeowner having deck work must get prior approval from the Board. Your contractor must

obtain a permit. Upon completion the Homeowner is required to call the town of hunter and request

an inspection to be sure than their deck was built properly and does not impose any liability to the

community. Any decks found to be installed improperly must be removed or corrected at the

individual Homeowner’s expense. Homeowners will receive a fine of $5,000, plus the cost to remove

their deck if they do not comply.

SECTION 8.

(a) No resident of the Condominium shall post any advertisement, poster, or sign of any kind or nature

in or on the Condominium property or exterior of any home except as may be authorized by the Board

of Managers except a sign containing the name of the resident and/or home number which may be no

larger than one foot by six inches in size,

(b) It is prohibited to hang garments, rugs, etc., from the windows or from any of the buildings or to

string clothes lines on or over the common elements (including the limited common elements) or to use

of Managers,

(d) No television or radio antenna or storm and screen windows and doors shall be erected on the

exterior of Homes or the common elements without the prior written consent of the Board of Managers.

(e) No Homeowner shall move, remove, add or otherwise change the landscaping on the Condominium

without the prior written consent of the Board of Managers. If a Homeowner chooses to add mulch to

the unit’s landscaping, such mulch must be dark brown or black to conform to the color scheme as

designated by the Board.

(f) No person shall park a vehicle to obstruct or otherwise interfere with any resident's use of or ingress

or egress to or from any parking space, or to prevent access to Trash bins.

(g) No dogs, cats or other household pets may be harbored or maintained in any home or any other

portion of the Condominium property unless hereafter authorized by the Board of Managers. All dogs

must be leashed while outside of their units, and owners of pets must pick up and discard their pet’s

excrement. Notwithstanding anything to the contrary contained herein, all pets must comply with all

governmental regulations regarding licenses, vaccines, leash laws and any other rules, policies, laws,

jurisdiction. If any pet owner, upon due notice and a hearing in regulations, promulgated by any

governmental or municipal authority having accordance with the below Section 15 of ARTICLE VIII.

HOUSE RULES below, is found to have violated these pet rules, the Board may impose fines. In case of

repeated violation, the Board may increase original fines or suspend pet privileges as the Board may

deem appropriate under the circumstances

(h) No Homeowner may install or permit the installation of any air conditioning unit in their Home or

any common element without prior written approval from the Board of Managers. Effective May

2021, portable ac is permitted, Effective October 2023 split units are permitted on a case-by-case basis,

determined by potential location of outdoor equipment and impact to neighbors. Board permission

required. No window ac units.

(i) No repair of motor vehicles shall be made in any of the roadways, driveways or parking areas of the

Condominium nor shall such areas be used for storage or long-term parking (more than five days

without use) of any automobile, boat, trailer, camper, bus, truck or commercial vehicle. Any such

parking shall be subject, in addition, to any restriction of zoning or local ordinance requirements. As

per the by-laws (see page 166), all vehicles parked in any condominium parking lot must be moved

every five (5) days. As set forth, no vehicles may be stored in our lots. All vehicles must have valid and

current license plates, registration and insurance. Any vehicle not meeting those specifications shall be

towed at the owner’s expense. Vehicles without license plates and/or valid inspection stickers shall be

considered abandoned, and subject to towing, storage fees and/or sale by the towing company or its

designee in accordance with the laws of the New York State and/or the municipality of the towing

company.

(j) No electrical cords are permitted to be extended away from the building for any purpose e.g.

Charging electric cars

(k) Hot Tubs may be permitted depending on location and condition of deck. Approval from the board

is required or it will need to be removed. The homeowner must submit plans for new deck to hold the

weight of a filled hot tub, contractor info, /contractor insurance naming us as insured, permit from

town of hunter and satisfactory engineer report, must have insurance for 1 million dollars naming

hunter highlands phase 2 as insured, policy must list and cover hot tub, and water damage to building

and adjoining units, and liability insurance. Homeowner must sign hold harmless affidavit. No hot tubs

will be permitted on upper decks if it would be above a lower deck, or on the ground.

SECTION 9. The use of ATV’s, snowmobiles, motorized bikes, 4-wheelers is prohibited on the property.

SECTION 10. There must be no open fires or open fire pits allowed on the property. This includes but is not

limited to charcoal barbecues.

SECTION 11. GARBAGE DUMPSTERS: Only household garbage must be placed in the garbage dumpsters. All such

garbage must be placed in the dumpster, not left outside the dumpster. If any Homeowner plans to remove

special items ex. construction debris, mattresses, hot water heaters, furniture, etc., please contact the

Condominium management (800) 813-1075. The expense for such removal is the responsibility of the

Homeowner. This can result in a minimum of $500 fine and or cost of having the items removed.

SECTION 12. FIREWOOD STORAGE. Firewood placed directly on the deck has caused significant damage from

insects and water, rotting the decking. All firewood must be stacked on a rack to keep the firewood off the

common element decks. Repair of any damage to the common elements caused by firewood not placed on

racks will be the obligation of the Homeowner.

SECTION 13. Unit Owners who rent their units must prominently display a copy of these Rules in the rental unit

and must also attach a copy of these Rules to all lease agreements. Unit owners shall be responsible if tenants

violate any rule.

SECTION 14 Upon notice of the sale of a unit, the property manager or secretary of the condominium Board of

Managers or their designee, must notify the new owner about on-line availability of By-Laws, official Web site,

and emergency 800 number along with other information concerning condominium.

SECTION 15: In the event that a complaint is called into the Hunter Condo Management of an alleged

violation of these Rules or the Hunter Condominium By-Laws, the following procedure shall apply:

All complaints after 10pm must be called into 800-813-1075 AND 911 with the condo unit of the alleged

violator.

(a) Any dog who is found to have attacked any person or pet and caused injury will be immediately

and permanently prohibited from coming onto the condominium property at any time or for any

reason.

SECTION 16: ALL RENTALS

a) The maximum occupancy allowed per unit is 4 people in a one-story unit, 6 people in a two-story

unit, and 8 people in a 3-bedroom, three-story unit, including children.

b) Any violation of these short-term rental restrictions shall result in the following fines:

$500 for the first offense

$500 for the second offense

$1000 for the third offense.

$500 if police are called to unit for any reason

c) All homeowners who rent their units must register with our property manager by filling out a

Request to rental application form, they must comply with all Town of Hunter requirements regarding

rental properties. Each time they rent their unit they must email the Rental Info form stating the

names, addresses, License Plates, cell phones and ages of all who are permitted to be in their unit.

There is a maximum of 2 cars allowed per unit. Instructions can be found on our website at

https://www.hunterhighlandsphase2.org/rental-intructions. All those renting will be required to pay us

the rental fee. Effective Jan 1, 2025, this is $1000.00. All fines shall be added to the owner’s next

monthly condominium dues and due upon receipt. Homeowners are not permitted to rent with any

outstanding monthly dues or fines. Failure to register and pay the annual fee it will result in an

additional $500 fine.

d) No renters are permitted to have any pets on the premises. Homeowners will be fined as stated

above for each offense.

e) All Homeowners who rent their condos must have additional liability insurance in the minimum

amount of $1,000,000.00, must say dwelling rented to others and name Hunter Highlands Phase II

Condominium, PO Box 322, Hunter, NY 12442 as insured. A copy of this Insurance certificate must be

emailed to the board before renting your unit. Homeowners will pay a fine of $500 per day for each

offense.

SECTION 17:

1) All Homeowners are required to have a working fire extinguisher in their condo. All electric bikes, scooters

etc. with lithium batteries and chargers may not be stored on decks or inside condos. Batteries and

chargers must be kept away from the building and always charged away from the buildings. Penalty for

charging inside or on your deck will be no less than $5000.

2) All units must have individual water shut off valves.

a) If your lack of shutoff valve causes damage to your home, another home or common property, to

another unit you are fully responsible for all damages as per SECTION 6. (a) Every Homeowner must

perform promptly all maintenance and repair work to their own Home which, if omitted, would affect

the condominium in its entirety or in a part, other Homeowners, or the building of which their home

forms a part, he being expressly responsible for the damages and liabilities that their failure to do so

may engender.

3) All Homeowners must turn off the main water valve when leaving units for more than 24 hours AND

must always keep heat at a minimum of 55 degrees. The Homeowner is responsible to inform

tenants of the requirement. Additionally, the Homeowner is responsible for all damages caused by

water and broken pipes and must have insurance to cover their interiors. SEE section 5b for

insurance requirements,

These revised rules shall remain in full force unless further revised by the Board of Managers upon notice to

the condominium unit owners.