Rules & Regulations

Beacon Place CONDOMINIUMS
Rules and Regulations Revised and APPROVED November 2024

WELCOME TO BEACON PLACE!  As an owner/resident of Beacon Place the first order of business is to familiarize yourself with the Rules and Regulations that apply to all who reside here.  Everything you need to know about moving in, insurance, contractors, parking, health and safety, Board Meetings, and fees can be found inside these pages.

TABLE OF CONTENTS 

  1. USE OF THE BEACON PLACE COMMON AREAS
  2. REQUIRED CONDOMINIUM INSURANCE
  3. LEASING
  4. PARKING
  5. TRASH AND RECYCLING
  6. CARE GIVERS, HOME HEALTH AIDES, AND CLEANING SERVICES
  1. HEALTH AND SAFETY MEASURES
  2. BOARD MEETINGS
  3. MISCELLANEOUS

FEES AND Fines
SIGNATURE PAGE 

Please note: Beacon Place is registered as a 62+/ADA condominium building in the Recorder’s Office of Allegheny County, Pennsylvania, in Deed Book Volume 6805, Page 358. You must be 62 years of age to reside at Beacon Place Condominium or have a state/federally recognized ADA disability.

A. USE OF THE BEACON PLACE COMMON AREA

The Declaration of Condominium Article III articulates the Elements of the Common Areas.  Section 3.1 defines Common Elements as “a) portions of the building which are not included in any Unit, and which serve all Unit Owners.

The By Laws, Article XII, define the responsibilities of the Board as the primary governing body of the Rules and Regulations. (12.1) Article 12.2 spells out that:” The Board shall have power to promulgate, amend and enforce the Rules and Regulations of Beacon Place. The enforcement power shall include the power to levy fines.”

Briefly, the common areas, including the Community Room, the foyers, the parking areas, the front easement, the front patio, and the back grounds are all considered common areas and are under the jurisdiction of the Board.

Respect for the Common Areas and For Fellow Users

Residents are welcome to invite family members and friends to the Common Areas.  However, Residents are also responsible for the behavior of their guests.

Children should not be allowed to run freely through the building unaccompanied.

Residents and guests should clean up after themselves.

Residents should inform family and friends that they do not have the right to make requests of the staff or to yell at them.

Residents should not make demands of the staff except in an emergency such as a tipped over coffee pot or broken chair, anything that could cause an injury.

Neither residents or friends have the right to harass the staff.  If an instance of harassment occurs, the Board will authorize the staff to take these steps:

  1. The staff member must record the harassment, including date of the interaction, time of the interaction, place of the interaction, and name of the harassing party.
  2. The staff member must inform the Board of the harassment.
  3. A verbal reminder of the rules against harassment will be issued to the offender.
  4. A second occurrence will result in a written reminder of the Rules and Regulations. The written reminder will be filed and recorded.
  5. A third occurrence will, potentially, result in a fine or a “not in good standing” record. Owners who are not in good standing are unable to vote in elections or participate on committees, etc.

If the harassment is caused by a non-owner resident, the owner will be informed, and should explain these rules to the non-owner resident. 

Rental of the Community Room: The Community Room may only be rented by Beacon Place Owners and Residents. There is a fee for renting the Community Room for a personal event. (See Schedule of Fees) Requests to rent will be assessed in accordance with the By-Laws and Rules of Beacon Place. Application to rent the Community Room must be given to the Beacon Place Office in writing. It must describe the event and include the number of people.

There is one exception to this rule. If a Beacon Place Owner or Resident passes away, the family may rent the Community Room for a Memorial Service or for Shiva. If for Shiva, the family may rent the Community Room for three days, from Noon until 8:00 p.m.  There is no charge to the family for renting the Community Room for a Memorial Service or Shiva.

Rental by an Owner or Resident for a Memorial Service or a Shiva for a non-resident is considered a normal rental, and is charged the normal fee.

PROCEDURES FOR RENTING THE COMMMUNITY ROOM
The room may be reserved on a first come, first served basis, based on availability. Reservations must be made through the Beacon Place Office.

  • Events may only be scheduled between 9:00 a.m. and 10:00 p.m. The maximum number of people for the size of the room is 40.
  • The right to use the Community Room is limited to Residents and Owners at Beacon Place.
  • The Association does not permit operating a business in the building, except as approved by the Board for the benefit of the Beacon Place Community.
  • The Association does not permit conducting political gatherings in the building, except as approved by the Board for the benefit of the Beacon Place Community.
  • The Association does not permit conducting charity fund-raising events in the building except as approved by the Board for the benefit of the Beacon Place Community.
  • If there is damage to the Community Room, the staff will walk through the room with the Room’s renter within 24 hours. The Beacon Place Owner/Resident who rented the room will be liable for the damages.
    B. CONDOMINIUM INSURANCE
  • All unit owners of Beacon Place must carry their own insurance on their condominium. Please contact your insurance carrier for policy requirements. Minimum insurance requirements can be found in the Beacon Place By-Laws, copies of which are available in the Office.
  • Owners are required by the Pennsylvania Condominium Code     to provide proof of insurance. Please notify your Insurance Company and ask the company to provide the Office with a copy of your Insurance. Each year when you renew your unit insurance, you must remind your insurance provider to send a copy of your Insurance renewal to the Beacon Place Office.
  • We require that all tenants carry insurance for their personal items. Again, please contact your insurance carrier for policy requirements.
  • Common Ownership extends only to the common areas of the building and grounds. The individual Units’ “Care and Maintenance” is the sole responsibility of the Unit Owner, and the Association requires that Owners take proper care of their Unit so as to not adversely affect other Unit Owners [example: outdated or leaking water valves must be replaced so as not to flood adjacent units] the cost and responsibility for each Unit is that of its Owner.

    C. RULES AND REGULATIONS FOR LEASING YOUR CONDOMINIUM

  • All unit Owner(s) of Beacon Place who lease their unit must submit a copy of the lease to the Beacon Place Board of Directors. The tenant must also review and sign a copy of the rules and regulations of Beacon Place stating that the tenant(s) of said unit have read and agree to comply with all rules and regulations of the Association and any such rules that are adopted by the Board of Directors after the date of the tenant(s) signing.
  • The Beacon Place Board of Directors must approve all leases of all prospective tenants prior to the tenant(s) moving into the building. All leases must be no more or no less than twelve (12) months. Only service dogs and cats are allowed. (The 62 plus age requirement, ADA, and other Applicable Laws will be observed.)
  • The Board strongly recommends that Unit Owners include the following language in their lease agreement to protect themselves and the residents of Beacon Place from unruly or uncompliant renters. “FOR THE LIMITED PURPOSES OF SERVICE OF NOTICE AND THE WAIVER OF THE THIRTY (30) DAY NOTICE TO VACATE (IF THE TERM OF THE LEASE IS LESS THAN ONE YEAR OR INDEFINITE) OR THE THREE MONTH NOTICE TO VACATE (IF THE TERM OF THE LEASE IS ONE YEAR OR MORE), THE TENNANT EXPRESSLY WAIVES TO THE LESSOR THE BENIFIT OF ACT NO. 20, APPROVED APRIL 6, 1951, ENTITLED “THE LANDLORD AND TENNANT ACT OF 1951” REQUIRING NOTICE TO VACATE THE PREMISES AT THE END OF THE CURRENT TERM OR ANY RENEWAL THEREOF, WHETHER THE SAME OCCURS BY EXPIRATION OR ACCELERATION AS HERINAFTER PROVIDED, AND COVENANTS AND AGREES TO THEREUPON GIVE UP QUIET AND PEACEFUL POSSESSION WITHOUT FURTHER NOTICE FROM SAID LESSOR OR HIS AGENT.”
  • Unit Owners who lease their unit are fully responsible for the conduct of their tenant(s) and any Rules and Regulations violations by the tenant may result in the Board levying a fine against the Unit Owner in response to such violations by their tenants.
  • If you are a tenant, your landlord is responsible for any maintenance issues within your unit. Contact the Owner immediately. Please do not contact the Beacon Place Office.

    D. PARKING

  • Beacon Place has a limited number of Parking Spaces. Parking spaces, when available, may be rented for a monthly fee. (See Fee Schedule) If no parking spaces are available, you will be put on a wait list.
  • The Parking Lot at Beacon Place is defined as a common area in the Declaration of Condominium. Therefore, all parking spots are rented, not owned. Only those defined in 10: Parking Assignments and Procedures, are eligible for a parking spot. Those who qualify for a parking spot will be provided with a security gate fob. These fobs are part of the rental of the parking spot.
  • Family members or friends of a Beacon Place Resident who come to Pittsburgh, and who stay with a Beacon Place resident, may use one of the guest spots and may rent a fob from the Beacon Place office for $30.00.  The $30.00 will be returned to the guest when they return the fob to the Office. If they do not return the fob, they forfeit their $30.00
  • Please inform your caregivers, nurses, cleaning personnel, etc., that they cannot park in the back lot. Any non-assigned car/driver who parks in the back lot will have their vehicle towed at the car owner’s expense.
  • Visiting nurses, caregivers, cleaning companies, guests, etc., may park in the front driveway for a maximum of three (3) hours. After that, they must move their car to the street or in the city parking lot. Beacon Place has very limited parking.
  • The loading/unloading zone in the back is a short-term parking area for owners/residents. The 15-minute time constraint for the unloading will be monitored.
  • The loading zone area is for unloading groceries and packages only. Once you have unloaded your groceries/packages, please park your vehicle in your assigned parking space.
  • Any resident who does not have an assigned parking space and who illegally parks in the rear lot will have their vehicle towed at the car owner’s expense.
  • Our staff does not clean snow from cars in the rear lot in the winter. Cleaning off the snow is the responsibility of the vehicle owner.
  • When you rent a parking space, the Association is not responsible for damage or vandalism or theft done to your car.
  • Washing a vehicle is not allowed on Association property.
  • Parking Assignment Rules and Procedures
  1. The Parking Lot at Beacon Place is a Common Area. Residents do not own their spot; they lease it from the Condominium Association on a monthly basis, and must pay the monthly leasing fee.
  1. Pennsylvania Code states that on-site owners with a vehicle are entitled to parking spaces first. (You must own a vehicle to lease a parking spot.)
  1. The building has 81 units and only 44 parking spaces. We are faced with a dilemma of not having enough parking spaces for resident owners, much less non-resident owners, renters, or visitors. Because of the code, we need to accommodate resident owners with a vehicle one parking spot first.
  • Therefore, the order in which Beacon Place will assign parking spaces is:
  1. Resident Unit Owners with a vehicle, or a Non-resident Unit Owner who uses the unit for a resident family member, such as a parent or sibling, who owns a car.
  1. Non-resident Owners who have a tenant who owns a car and who currently has a parking space. (No new spaces are currently available to those who rent at Beacon Place.)
  • Please note that if a new resident owner or non-resident owner who uses the spot for a family member has a vehicle and requests a parking spot, Parking spots assigned to renters may be revoked at any time.

2) The Association can reassign or revoke parking   spaces due to mobility issues in compliance with ADA regulations. Reassignment or revoking of parking spaces will be put into effect solely to respond to changes in new or existing Owners.

E. TRASH AND RECYCLING AT BEACON PLACE CONDOS

  • Beacon Place Condominiums supports PROPER recycling and garbage disposal. Each floor has a bin for clean paper, clean cans, clean plastic, and a second bin for glass. The rules for which types of plastic can be recycled are posted just above the bin. Corrugated cardboard should be broken down and left in the grey bin on the rear loading dock.
  • All regular trash must be placed in a bag that can be securely tied closed so that if they break in the chute, they do not create a health hazard as well as a clean-up problem. There is a trash chute on each floor of the building. Any trash thrown down the chute improperly (no bag; not securely tied) will result in a fine for the owner, as torn and open garbage bags attract bugs and vermin.
  • Newspapers and Magazines may be put in the recycle bins in the laundry rooms.
  • All adult diapers must be double bagged as they are considered Bio Hazard.
  • Our trash service will not take large items, nor furniture or appliances of any size. Electronics, such as computers, must be removed by a service provider licensed to handle such equipment. It is the owner’s responsibility to find a service to pick up any of these materials.

    F. CARE GIVERS, HOME HEALTH AIDES, AND CLEANING SERVICES

  • Owners are responsible for informing their Care Givers, Home Health Aides, and Cleaning Services of the Beacon Place Rules for parking.
  • No keys or fobs may be given to caregivers or cleaning services unless first cleared by and recorded in the Beacon Place office.

    G. HEALTH AND SAFETY MEASURES

POWER OUTAGES 

THESE OUTLETS ARE FOR EMERGENCY USE ONLY.( Residents who use battery powered medical devices will have priority access to these outlets.
Once those with medical needs have recharged their devices, other residents can recharge a cell phone.

THESE OUTLETS ARE FOR EMERGENCY USE ONLY.( Residents who use battery powered medical devices will have priority access to these outlets. Once those with medical needs have recharged their devices, other residents can recharge a cell phone.

Beacon Place has an emergency generator that keeps the lights in the hallways and the elevators working during a power outage.  There are also outlets on each floor (halfway down each “wing”) which are connected to the generator. These outlets are covered by a red cover plate which makes them easily identifiable.

THESE OUTLETS ARE FOR EMERGENCY USE ONLY.  Residents who use battery powered medical devices will have priority access to these outlets. Once those with medical needs have recharged their devices, other residents can recharge a cell phone.  

FIRE SAFETY 

When the fire alarm goes off, and you are able to physically evacuate on your own, you must evacuate your apartment immediately. DO NOT assume that it is a false alarm.

If you cannot evacuate your unit because of mobility issues, hang a sheet or a towel out of one of your windows and the emergency personnel will rescue you.

The following is the evacuation procedure:

When the alarm sounds make sure that you take your unit key with you.

Head to the stairwell nearest to your apartment.

The fire doors close automatically to prevent the spread of the fire. One of the doors will push open easily. If one doesn’t move, try the other. (They open in opposite directions.)

If there is a lot of smoke and you cannot evacuate your apartment, stay in your apartment and put a towel under your entry door. Leave the door to your home unlocked so the rescue team can gain entry.

If you have a balcony, go to your balcony and wait for the emergency personnel to rescue you.  Put a sheet out on the balcony to call the Fire Department’s attention to you.

When you exit down the stairwell, do not linger in the lobby. Go straight outside to Beacon Street or exit out the back door to the parking lot.

Never take the elevator. The elevators will automatically come to the lobby floor for the use of the emergency personnel only.

If there is an alarm during the office hours, DO NOT call the office to find out why the fire alarm is going off. The office phone line must be available for emergency communication.

Also, never interfere with the emergency personnel.

The Fire Department Takes Charge of All Evacuations.

The officer in charge will advise us when it is safe to return to our units by silencing the alarm.

Please understand that there is a $500 fine imposed by the City of Pittsburgh when they respond to false alarms. That fine is billed to the responsible Unit.

The City can impose a $1,000 fine when the building residents do not evacuate. Unit owners are responsible for payment of these fines. (Those who are unable to negotiate stairs are exempt from the requirement to leave the building. Please see the procedures above.)

If you cannot hear the hallway smoke/fire alarms, please consider purchasing a supplemental alarm that will operate inside your apartment.

FIRE LAWS: Do not park vehicles in the fire lane that runs along the building toward the parking lot gate.  That space is reserved for emergency vehicles and violators will be fined by the Fire Department.

Please be sure that your in-unit smoke detector is updated and that your batteries are replaced regularly.

Do not place any items in the halls that may/or do violate the fire laws. You cannot obstruct any emergency hallway or stairwell. 

PEST INFESTATIONS/HOARDING HAZARDS 

It is the owner’s responsibility to act in accordance with the By-Laws regarding the upkeep of their home. The Beacon Place Association’s responsibility is for the Common area elements only. The Unit Owner is responsible for all expenses regarding pest remediation work inside of their condominium. To avoid infestation:

  • Do not leave food out.
  • Keep your unit clean.
  • Do not block exits and entrances with boxes, papers, etc.
  • Report Bed Bugs and Other Pests Immediately.
  • Hire a licensed exterminator.

Any Unit Owner whose unit becomes infested must notify the Beacon Place office. Should your infestation spread to other units, and/or to the common areas, you will be billed for the cost of remediation.

The Board reserves the right to have the building’s pest control service inspect any infested unit after it has been treated to be sure that the unit is cleared of the infestation and no longer a threat to the rest of the building.

If the infestation warrants, Beacon Place will advise those affected not to congregate in our common areas until treatment is finished and the Association and responsible unit owner are assured by their pest control company that the life cycle of the pest has ended and the treatment was successful.

Until the unit is certified of free from infestation, please contact the office to set up appropriate trash disposal. DO NOT USE THE CHUTES to dispose of your trash.  Do not leave any infested bedding, furniture, etc. outside.  The Office will direct you as to how to safely dispose of your trash. 

Hoarding is a fire hazard and can cause bug infestation and serious physical injury to the resident, guests, and staff. Please keep your unit clean and free of obstructions that might cause injury.

BUILDING SECURITY: Never open the door for any person you do not recognize. Do not buzz in someone who calls from the intercom who you do not know or who you are not expecting. Do not permit friends and/or family to wander the building.

Do not give keys or fobs to a non-resident of the building. This is a breach of security. Only residents and one emergency contact (usually a family member) can have a key or fob. Do not ask the office for extra fobs to “hand out” to friends.

SMOKING:  There is no smoking in the common areas or the hallways. Residents may smoke in their own units.  However, if you are a smoker, you must use an UL certified air purifier to purify the air. You must also put foam or rubber strips along the bottom of your door to the hallway to prevent smoke from escaping from your unit.  Also, please be sure that you have put your cigarette out. Failing to do so is a fire hazard.

Smokers must make every effort to not affect others with their smoking. Please do not stand with your unit doors open.  Please change your filter often.

Residents who smoke outside must be at least 20 feet from any of the entrance doors and must disposed of the stubs in the garbage containers outside the front or back doors.

G. BOARD MEETINGS

Per the By Laws, “all Board meetings are considered closed sessions”. However, any owner may petition to speak to the Board via written request. The Board must allocate time, during a subsequent meeting, to hear the petitioner.” Minutes of Board meetings are summarized in the Beacon Place newsletter.  Full copies of the meeting minutes may be obtained by leaving a request in the office. Please note that privacy laws require that we redact names and unit numbers before disseminating a copy of the minutes.

H. MISCELANEOUS

No items such as clothing, curtains, rugs, or mops shall be shaken or hung from any of the windows, balconies, or entry doors of the units. This is a requirement of the Declaration of Condominium and the Rules and Regulations. This requirement cannot be changed.

Please do not feed any animals and/or birds on the premises, and /or leaving food on the premises to feed animals and /or birds.

We ask our community to respect the common areas such the lobby, the common hallways and staircases by not carrying food or drink throughout the building.  If for some reason, a spill should happen, especially on the carpeted areas, call the maintenance department as soon as possible.  They are equipped to handle hard to remove stains.  If a major cleaning is needed the unit owner will be responsible for any monetary damage.

Should there be any damage to the physical property of the building in the common areas such as dents to walls, broken windows, chipped or damaged doors, the repair will be made at the owner’s expense.

Residents may not post items on the common bulletin boards without first getting approval of the text and format from the Office Manager or the Board. However, they may post notices on the bulletin board in the package room.

The wheelchair that is kept in the Exit Stairwell next to the Community Room is to be used to transport a resident from his / her unit to the front door. Please return the wheelchair immediately after each use.

The stove and refrigerator in the party rooms are for social functions and employee lunches only, not for personal use.

Beacon Place staff are not to perform personal favors or take on jobs for residents during working hours (9:00 a.m. to 5:00 p.m.)

The Association shall not be responsible for any arrangements made between a resident and staff members.

PETS:  No resident pets or visiting pets are permitted in the building or on the property of the Condo Association. HOWEVER, Seeing Eye dogs and other ADA certified service pets or emotional support animals are not considered pets and are permitted in the building. We respectfully require that you provide documentation of your service animal’s credentials to the Beacon Place Office. A doctor’s letter will suffice. In addition, you must provide evidence from your Veterinarian that your dog or cat has received all its required vaccinations.

For those who have a service dog or emotional support dog, please observe the following rules:

  • Your dog must be ON ITS LEASH at all times on the Beacon Place Property;
  • You must dispose of any feces in a securely closed, appropriate doggie disposal bag;
  • Do not let your dog urinate or defecate on Beacon Place property. You are able to accommodate your dog on any of the grassy areas along the sidewalks owned by the town.

If your approved service or support animal is a cat, please dispose of the cat litter in an appropriate DOUBLE bag.  Bags that break in the chute create a huge problem for cleanup.

EXERCISE ROOM:

Owners and Residents are advised to consult your physician before using the Exercise Room.  Owners and Residents use the equipment in the Exercise Room at their own risk.

                     SCHEDULE OF FEES 

FIXED FEES:

Move In/Move Out Fee:        $750.00 (for each move in or out)

Check Processing Fee:          $10.00

Late HOA Payment Fee:        $50.00/First Month; $75.00/Second Month; $100/Each Additional Month

Parking Fee:         $30.00/month (for one car only)

Rental of Community Room:  $125.00

Lost or Damaged Door or Gate Fob:  $50.00

NOTE: THERE IS NO REPLACEMENT FEE FOR A MALFUNCTIONING FOB.

Replacement Mail Box Key and Lock:     $12:00

Replacement Storage Key:       $65.00

Replacement Laundry Card:      $5.00

FINES:

Fines Are Assessed when there is a violation of the Beacon Place Rules and Regulations. Fines are assessed based on the seriousness and/or cost of remediating the violation.

Please note: Fees and Fines will be updated as the cost to Beacon Place changes based on inflation or availability, etc. 

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Beacon Place Copy: 

I understand and agree to the above Rules and Regulations.

 NAME:   ___________________________

 

UNIT   #:_____________   DATE: ________________

 

 OWNER/RENTER COPY: 

I understand and agree to the above Rules and Regulations. 

NAME:   ____________________________

 

UNIT   #: ____________   DATE:  

 

PLEASE COMPLETE THIS FORM AND RETURN IT TO THE BEACON PLACE OFFICE.