The intent of the House Rules of The Plaza on State Condominium Owners Association is to promote and encourage common sense and courtesy in its members' actions and attitudes. The house Rules are not intended to limit reasonable conduct, but rather to protect our common interest in the property, to provide an avenue of relief for problems, and to serve as guidelines for a harmonious community. The House Rules are designed to assure a minimum of regulatory intrusion into the lives of us who have chosen to live here. It is very important that in a community such as ours, each member do his or her share to protect the rights of all other owners and residents. All of us should be able to enjoy a safe, quiet and peaceful home. Many of the following sections and paragraphs below are taken directly from our Declaration and Covenants, Conditions and Restrictions.

1.    RESIDENTIAL USE.  Except for our one (1) commercial space, the units shall be used for residential purposes only, including sleeping, eating, food preparation for on-site consumption by occupants and guests, entertaining by occupants of personal guests and similar activities commonly conducted within a residential dwelling, without regard to whether the unit owner or occupant resides in the unit as a primary or secondary personal residence, on an ownership, rental, lease or invitee basis and for such other reasonable ancillary purposes commonly associated with residential dwellings.

2.    VEHICLE PARKING RESTRICTIONS.  Common element and limited common element parking spaces are restricted to use for parking of operable passenger motor vehicles such as automobiles, light trucks and passenger vans. Boats, motor homes, trailers, campers or other recreational vehicles may not be parked or stored in parking spaces or other limited common areas. The Board may require removal of any vehicle (and any other personal property) improperly stored in parking spaces. If the same is not removed, the Board shall cause removal at the risk and expense of the owner thereof. Personal property (other than an operable motor vehicle) may not be stored in a parking space.
A. ASSIGNMENTS Each parking stall is assigned to a residential unit and is for the use of the occupant of that unit, his/her guests, visitors or service people.
1) Guest parking is reserved for the occasional use of guests of Plaza residents. Owners and residents may not use guest parking. Cars parked in guest parking for longer than 24 hours without special Board permission are subject to removal by the Board.
B. MAINTENANCE
1)  Each owner or occupant is responsible for maintaining his/her parking space(s) free of oil drips and debris. If it becomes necessary for the Association to have the space cleaned, the owner will be charged for the costs involved.
2)  Maintenance on a vehicle in the parking area is not permitted.
C.  RENTAL OF PARKING SPACE/SPACES
1) A parking space owner may only rent his/her space on a month- to-month basis or for a term not less than 30 days to another resident owner. A copy of the rental agreement must be provided to the Board through the management company.
2) The rental or lease term for a parking space shall automatically expire on the date the lease or rental agreement terminates, or on the date a unit owner disposes of his/her ownership interest in the unit to which the parking space is assigned.

3.    COMMON DRIVEWAYS AND WALKWAYS.  Common drives, walks, corridors, stairways and other general common elements shall be used exclusively for normal transit and no obstructions and/or decorations or other items shall be placed thereon or therein except by express written consent of the Board. The Board has approved polished brass doorknockers and small white stick-on doorbells. During December, holiday decoration of doors is also acceptable.

4.    DECKS AND PATIOS.  Material for deck flooring must be approved by the Board. No personal property may be attached, suspended, mounted, stored, or otherwise displayed on any deck or patio or on the exterior of same. Air-drying articles of personal property of any description is not permitted.
A.  MAINTENANCE.  Each owner or occupant must maintain his/her individual deck in a state of general neatness and cleanliness.
B.  PLANTINGS.   Each residential unit owner may put containerized plants and shrubs on his/her deck or patio so long as such plants do not obstruct the view of any other resident. Containers should be white or match the color of the building and of a type that minimizes discharge of soil. Planting containers must sit in a water retention saucer.
C.  RAILINGS.   Do not place barbeque grills, planters, pots or any other item on the deck wall or railing due to safety reasons, except that planters may be placed on the inside of deck railings in a manner which does not create any safety concerns and which does not affect the integrity of the construction of the deck wall or create a risk of moisture damage.
D.  HANGING ITEMS.  Hanging items such as windsocks, flower baskets, wind chimes, etc., are not allowed due to wind/weather, structural, and safety conditions.
E.  PERSONAL PROPERTY.  Personal property, other than normal patio furniture, may not be stored on decks or patios.

5.  UNIT INTERIOR
A.  STANDARD OF CONDITION.  Each unit owner shall, at his/her sole expense, have the right and the duty to keep the interior of his unit and its equipment, appliances, and appurtenances in good order, condition and repair. Each owner shall be responsible for the construction, alteration, maintenance, repair or replacement of any plumbing fixtures, water heaters, fans, heating equipment, electrical fixtures or appliances which may be in or connected with his/her unit.
B.  STRUCTURAL. Unit owner or occupant may not make any modifications or alterations to the unit that might adversely affect the structural integrity or sound transmission or the mechanical or electrical systems or diminish in any way, the viability or remaining useful life of any portion of the Condominium.
C. ADDITIONAL RIGHTS.  Without limiting the generality of the foregoing, each owner shall have the right, at his/her sole cost and expense, to construct, alter, maintain, repair, paint, paper, panel, plaster, tile, and finish: the windows; window frames; doors; door frames and trim; interior non-load bearing partitions; and the interior surfaces of the ceilings, floors, and the perimeter walls of the unit and the surfaces of the bearing and non-bearing walls located within his/her unit; and shall not permit or commit waste upon his/her unit or the common elements. Each owner shall have the right to substitute new finished surfaces for the finished surfaces then existing on said ceilings, floors and walls.
D. HARD SURFACES. No owner or occupant shall install hard surface flooring without the prior written consent of the unit owner below, if any. Further, any area (other than the front door entry, kitchen, eating area and bathroom(s) in a unit located immediately above another unit where hard surface flooring has been or will be installed, shall be covered by an area rug, so that normal foot traffic will be on the rug rather than the hard surface flooring, so as to minimize impact on, and sound transmission to, the unit below.
E. AIR CONDITIONING. Installation plans for air conditioning must be approved by the Board in writing. For some units, installation of air conditioning may not be feasible. The upkeep of the air conditioning system will be the responsibility of the unit owner.

6. UNIT OWNER RESPONSIBILITIES
A. The owner must inform the Board through the managing agent of any significant remodeling or construction work to be done in their unit. The owner should also provide the name and phone number of the contractor involved prior to beginning work.
B. Tools, equipment, and materials to be used during the course of remodeling or construction must be stored within the unit and not the common elements.
C. The unit owner is responsible for any damage to, and cleanup of, any messes, spills, leaks or debris left in any of the common elements or limited common elements. Expenses related to these matters will be charged to the unit owner.
D. All combustible petroleum or other environmentally hazardous materials used during the course of construction should be disposed of by the contractor or owners. Do NOT put such material in the dumpsters.
E. All paint cans, wood or carpet scraps or other leftover construction material must be removed from the property. Such items may NOT be placed in the dumpsters.
F. Work (including setup and cleanup) of the type described above, causing noise, dust, fumes, clutter, or continued use of the elevator may only be done Monday through Friday between 8 A.M. and 5 P.M. The Board may waive this restriction in special circumstances.
G. Owners are required to maintain their fireplaces in such a manner that the exterior of the building is not discolored in the area of the vent.

7.    BOARD APPROVAL PROCESS.  Requests must be in written form. Plans and specifications including samples may be required for review. No work may begin without written Board approval. Board decisions and response shall take no longer than 30 days and will be in writing.

8.    LIMITED COMMON ELEMENT RESPONSIBILITTIES  Limited Common elements are for the sole and exclusive use of the Units for which they are reserved or assigned; provided, that the use, condition and appearance thereof may be regulated under provisions of the Declaration, Bylaws and House Rules.
A.   DECISIONS BY BOARD. Decisions with respect to the standard of appearance and condition of limited common elements, and with respect to the necessity for, and manner of, caring for, maintaining, repairing, repainting or redecorating limited common elements, shall be made by the Board;
B.  ALTERATION. Owners or occupants may not modify, paint, or otherwise decorate, or in any way alter their respective limited common elements without prior written approval of the Board;
C.  OWNER PAYS COST Unit owners will be responsible for the cost of such maintenance work for the limited common elements reserved for or assigned to their units;
D.  MULTIPLE OWNERS.  With respect to a limited common element reserved for or assigned to more than one unit for the mutual and joint use thereof, the cost of such maintenance work for such limited common element shall be divided in equal shares among the units for which such limited common element is reserved.
E. COST AS SPECIAL CHARGE. With respect to any such maintenance work contracted out by the Board, the cost thereof (or the appropriate share thereof if the limited common element in question has been assigned or reserved jointly to more than one unit) shall be levied as a special charge against the unit or units (and the owner or owners thereof to which such limited common element is assigned or reserved.

9.     BUILDING EXTERIOR APPEARANCE.  In order to preserve a uniform exterior appearance to the building, and the common and limited elements visible to the public, the Board shall require and provide for the painting and other decorative finish of the building, lanais or patio/yard areas, or other common or limited common elements, and prescribe the type and color of such decorative finishes, and may prohibit, require or regulate any modification or decoration of the building, lanais, patio/yard areas or other common or limited common elements undertaken or proposed by any owner. This power of the Board extends to screens, doors, awnings, rails or other visible portions of each unit and building. Unit window coverings (including draperies, blind, shades, etc.) visible from the exterior or from common elements must be white.

10.  EFFECT ON INSURANCE.  Nothing shall be done or kept in any unit or in the common or limited common element which will increase the rate of insurance on the common elements or units without the prior written consent of the Board.  No owner and/or occupant shall permit anything to be done or kept in his/her unit or in the common or limited common elements which will result in the cancellation of insurance on any unit or any part of the common or limited common elements, or which would be in violation of any laws.

11.   SIGNS.  No sign of any kind shall be displayed to the public view on or from any unit or common or limited common element without the prior consent of the Board; provided, that temporary placement of signs is allowed, at a space designated by the Board, indicating that a unit is for sale during the day any Open House is being held, not to exceed 8 hours. Owners are encouraged to post "for sale" and "for lease" notices on the bulletin boards located near the mailboxes.

12.   PETS.  Domestic household pets, such as dogs and cats, may be kept by unit owners; provided, that the keeping of pets shall be subject to such reasonable rules as the Board may from time to time adopt. The Board may require the removal of any animal which the Board, in the exercise of reasonable discretion, finds threatening or disturbing other unit owners unreasonably, and may exercise this authority for specific animals even though other animals are permitted to remain.
A.  No animals shall be permitted in any unit, or in the common or limited common elements, whether as pets or otherwise, except for dogs, cats, fish or birds. Further, they are subject to all governmental laws, ordinances, and House Rules.
B.  Decks/patios and storage rooms shall not be used as a place to feed or kennel pets or other animals.
C.  Unit owners shall not permit the use of patios/balconies as a place for their pets or pets of their guests, tenants, and/or invitees, etc., to defecate or urinate.
D.  Pets shall not be allowed in any common elements unless carried in arm(s) or on a short leash. Under no circumstances shall animals be allowed on any lawn or planting area.
E.  Unit owners will be held responsible for cleaning up and/or any damage caused by their pets or by pets of their guests, tenants, and/or invitees.
F.  Pet owners shall control their pets so that barking, scratching and other noise does not disturb other occupants.
G.  The size of dogs kept in unit is no longer limited by these rules. However, the rules governing pet behavior will be strictly enforced.
H.  No more than two (2) pets may be kept in a unit.
I.  Pet waste accidentally "deposited" on common or limited common areas must immediately be picked up and disposed of in the toilet. Feces must not be put into the Association dumpster (per King County Code, City of Kirkland Code, and Waste Management/NW Snow King) .
J.  Every unit owner and occupant shall at all times keep the common and limited common elements and his/her unit in a strictly clean and sanitary condition, free of rodents and pests, and observe and perform all laws, ordinances, and House Rules, including kennel laws and animal control laws.

13.  MISCELLANEOUS HOUSE RULES
A.   INDIVIDUAL GARAGE SALES.  The use of common and limited common areas for the purpose of staging sales of personal property (i.e., "Garage Sale") together with signage indicating such activities is not allowed.
B.  RECREATIONAL ACTIVITIES.  The common elements are not to be used as a recreation area for activities such as bike-riding, skate-Boarding, etc.
C.  ROOF ACCESS.  No unit owner, occupant or invitee etc., shall be allowed on the roof without prior Board approval. Only management, contractors and Board or Committee members having a legitimate reason should ever be on the roof.
D.  ELEVATOR PROTECTIVE PADS.  Elevator protective pads must be used when transporting furniture, appliances, carpets or other bulky construction materials. Unit owners are responsible for hanging the pads and returning the pads to the storage area. Please use the parking level elevator entry, instead of the lobby entry whenever possible.
E.  UNLOCK FRONT DOOR. Unit owners are responsible for the key to unlock the front lobby door prior to transporting bulky items in the elevator. The lobby door must be locked on completion.

14.  OFFENSIVE ACTIVITY.   No offensive activity shall be permitted in any unit or common or limited common element, nor shall anything be done therein which may be or become an annoyance or nuisance to other owners or occupants.
A.  No owner or occupants shall decorate or landscape any entrance, hallways, elevator, planting area or lanai appurtenant to his/her unit except in accordance with building standards established by the Board of Directors or specific plans approved in writing by the Board of Directors.
B.  Although sound transmission reduction methods may have been employed in construction of the condominium, all owners and occupants must understand that sound transmission is inherently greater in wood frame buildings than in concrete buildings; and that some sound transmission will occur between units and from exterior sources.
C.  All occupants shall avoid making unnecessary noises. Using musical instruments, TV's, computers, radios, exercise equipment, and other devices in such manner as may disturb other occupants is prohibited.
D.  Smoking is not permitted in any interior common elements, including elevators, lobby, hallways, stairways and parking areas.
E.  The primary purpose of courtyard exits, other than the main entrance, is for use in the event of a fire or other emergency evacuation. The fire exits may, on occasion, be used to facilitate a move in or out during normal daytime working hours. The doors must be attended during this move and secured afterwards. These doors are not to be used as a normal entrance or exit.
F.  Towels, rugs or other objects shall not be hung from the decks, windows or facades, or otherwise displayed in public view. No mops, rugs or other objects shall be dusted or shaken from the windows, decks or doors of any unit nor shall they be cleaned by beating or sweeping on any walkways, patios or other exterior part of the common elements.
G.  Garbage, refuse or trash of any kind shall not be thrown, placed or kept on any common element of the project outside of the disposal containers provided for such purposes. Clean newspapers, cardBoard, cans and bottles shall be placed in the appropriate recycling containers. CardBoard must be flattened and reduced in size to 2' x 2'. Furniture, appliances, construction materials, and anything else that is not normal household waste may not be deposited in the trash. By special agreement with the Board, the commercial unit may also use the garbage facilities, following the posted rules for recycling.

15.  RENTAL UNITS. The leasing or renting of a unit by its owner shall be governed by the provisions of this Section and the provisions of Section 11 of the Condominium Declaration, as amended by Amendments 14 and 15. No unit owner may lease less than the entire unit. Any owner must first occupy a unit for one year before becoming eligible to have a tenant.
A. BOARD NOTIFICATION/APPROVAL. The Board, through the managing agent, shall be notified, in writing, in advance of an owner's intent to rent or lease a unit. Board approval is required as no more than fifteen percent (15%) or a maximum of twelve (12) units may be rented at a given time. Board response will be within 30 days. Subsequently, the Board, through the managing agent, shall also be notified of the names of all occupants of the rented or leased unit.
B. TENANT SCREENING. This section is applicable to the Rental of any unit except when the tenant is a parent, child or sibling of an owner, or a legal partner in ownership. An owner seeking exemption from Tenant Screening must provide written certification of the relationship to the Board as part of the application process (see "A" above).
1) Any owner who wants to rent or lease must engage a Tenant Screening Service prior to entering into a Lease Agreement. The Service must take the following steps:
a. Obtain a consumer credit report on the Applicant;
b. Verify the Applicant's employment for the last two years;
c. Check the Applicant's rental history in its database and with all landlords during the last two years, either as reported by the Applicant or disclosed by the Service's investigation;
d. Check the public records in the counties of the Applicant's residence for bankruptcy and unlawful detainer actions involving the Applicant;
e. Report such information as is disclosed by its investigation to the unit owner.
2) If any of 1)a. through 1)e. above is not a part of the screening report, the owner will separately verify this information and include it with the screening report to Board. The submission to the Board must include the name, address and telephone number of the Tenant Screening Service and the Applicant's name.
3)  The Board will not evaluate the information or make any determination or recommendation as to the suitability of any Applicant. The selection of a suitable and appropriate tenant shall be the sole responsibility of the owner. The Board and the owner shall treat all information received in accordance with the requirements of the Federal Fair Credit Reporting Act and any other applicable state or federal laws and not disclose the contents of any report to the Applicant or any other person not permitted access to such information provided by the Service. Each owner submitting an application for screening shall sign a Non- Disclosure Agreement which spells out the signer's duties under the law with regard to the information provided by the Service.
C.  WRITTEN LEASES. All leases or rental agreements shall be in writing and be subject to the Declaration, Bylaws and House Rules. The Board, through the managing agent, must be provided a copy of the lease or rental agreement prior to allowing tenant or occupant to move in.
D.  TENANT INFORMATION. The names, phone numbers, and other Board-required information regarding the tenants and/or occupants, must be provided to the managing agent on behalf of the Board. As soon as reasonably possible, but in no case more than fourteen (14) days from the date of occupancy. Required information includes emergency telephone numbers, description of vehicles and licenses, description of pets and license numbers and possibly more, should circumstances require it. This information can be very important in case of emergency and to provide notification regarding rule changes, meetings, maintenance and repair, etc.
E.  RULES PROVIDED-STIPULATION. Unit owners or their agencies are required to provide a copy of the Association's House Rules to their prospective tenants prior to move-in. Unit owners further agree to require each and every tenant to read and sign a Board-approved amendment to the lease or rental agreement that stipulates compliance with all the Association's governing documents. The tenants will agree to comply with the provisions of the Declaration, Bylaws and House Rules of the Association.
F.  TENANT DEFAULT. Any failure of a tenant to comply with the terms of the Declaration, Bylaws or House Rules of the Association shall be considered a default under the lease or rental agreement. In the case of such a default, the Board can require the owner to evict the tenant.
G.  RENT TO ASSOCIATION. If a unit is rented by its owner, the Board may collect, and the tenant or lessee shall pay over to the Board, so much of the rent for such unit as is required to pay any amounts due the Association, plus interest and costs if the same are in default over thirty (30) days. The renter or lessee shall not have the right to question payment over to the Board, and such payment will discharge the lessee's or renter's duty of payment to the owner for rent, to the extent such rent is paid to the Association, but will not discharge the liability of the owner or purchaser and the unit under this Declaration for assessments and charges, or operate as an approval of the lease. The Board shall not exercise this power where a receiver has been appointed with respect to the unit or its owner; nor in derogation of any rights which a mortgagee of such unit may have with respect to such rents.
H.  NO TRANSIENT PURPOSES. With the exception of a lender in possession of a unit following a default in a mortgage, a foreclosure proceeding or any deed or other arrangement in lieu of a foreclosure, no unit owner shall be permitted to lease his unit for hotel or transient purposes which shall be defined as renting for any period less than six (6) months.
I.  RESPONSIBILITY. The unit owner will be held responsible for any damage to common elements or limited common elements caused by the tenant(s) or tenant's invitees whether or not the tenant was in violation of the rental agreement or any rules or regulations. Rental of a condominium unit does not constitute a waiver or relinquishment of the unit owner's responsibilities as specified in the Declaration and the Bylaws.

16.  MOVE-IN FEE. A non-refundable fee of $200 will be charged to the unit each and every time a new owner, occupant, or tenant moves into a unit. This move-in fee is an assessment against the unit and will be collected at escrow from a new owner, or paid by the unit owner at the time a new occupant moves in.

17.    SECURITY. By working together as neighbors, we can be more secure.
A.  Do not let any person not known to you into the building.
B.  Report the presence of any suspicious person on the premises to the Police (9-1-1)
C.  Do not leave any outside access or storage door propped open and unattended.
D.  Be sure any outside access door closes securely after you have passed through it.
E.  Make sure the garage door closes completely before driving away from the building or driving to your parking stall to prevent unauthorized access.
F.  Keep unit doors closed and locked
G.  Keep your vehicle locked while parked in the garage.
H.  Remove all personal belongings from your vehicle when not in use.
I.  Immediately investigate and promptly report to the Fire Department, Police, managing agent, or proper governmental agencies, any unusual water, noise, smell or other indication that something might be awry.

18.  ENFORCEMENT/DUE PROCESS
A. Each unit owner, occupant, tenant or invitee of a unit shall comply strictly with the provisions of the Declaration, Bylaws and House Rules of the Association, as the same may be lawfully amended from time to time, and with all Board decisions adopted pursuant to the Declaration, Bylaws and House Rules. Failure to comply may result in a fine and/or shall be grounds for an action to recover sums due, damages, or injunctive relief, or any or all of them, maintainable by the Board, the Association's managing agent on its behalf, or by another aggrieved unit owner.
B.  The Board MAY, but is not required to, give written notice of the violation, and state a reasonable period of time for correcting the violation. Alternatively, the Board may immediately cause the correction to be made, depending on the urgency, difficulty and history of the situation. If the violation is not corrected within the time limit stated within the notice, the Board can make the correction. Any expenses incurred in correcting the violation shall be imposed on the unit owner and added to the regular monthly assessment payable the first month following the completion of the correction. Payment of such expenses or fine shall be enforced in the same manner as provided for the enforcement of collection of other assessments.
C.  The Board reserves the right to waive warning for certain offenses (such as having a vehicle impounded that is blocking ingress/egress to the parking garage.)
D.  Prior to enforcement of a fine, or initiating a legal action against a unit owner, the Board will give the owner charged with the violation an opportunity to be heard as follows:
1)  Upon written request by the owner, the Board will give the owner charged with a violation a hearing before the Board or a specially appointed committee or representative regarding the proposed action or fine. The notice shall include (a) a statement of the offense, (b) the proposed action and/or fine, (c) the date, time and place of the hearing, and (d) whether testimony must be oral, written, or both. The date of the hearing shall be set at least five (5) days from the date the notice is delivered.
2)  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.
3)  The owner charged with a violation shall be notified in writing of the decision of the Board or Hearing Committee within ten (10) days of the decision.
E.  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, directors or the managing agent. 
F.  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 charges for damages or fines shall be assessed against the unit in which the party responsible rented or was visiting, and shall be enforceable in the same manner as is provided for the enforcement of other assessments.
G.  A fine properly imposed against a unit owner constitutes a lien upon the unit of that owner.
H.  Fine Schedule: 
Offense        Fine
1^st         Notice To Comply
2^nd        $25.00
3^rd         $50.00
4^th         $100.00
Subsequent Offenses:      $100.00

The House Rules have been adopted by your Board but may be amended as necessary from time to time. Please remember that the purpose of the House Rules is to serve as guidelines for those of us who live here and to do so in a safe, peaceful and comfortable manner.

These rules were first adopted in accordance with Section 10.4 of the Declaration & Covenants & Reservations for the Plaza on State Condominium, at the April 8, 1997 meeting of the Board of Directors. These rules were unanimously approved by those present at that meeting. The rules were first published to all owners and residents on April 11, 1997. The rules were amended by the Board at a meeting held August 24, 2000, and were published on the website on August 25, 2000. On or about August 30, 2000, the amended rules were mailed to all unit owners. The rules governing pets were subsequently modified at the Board meeting on Feb. 22, 2001, and were mailed to all residents with the miuntes of the June, 2001, board meeting.