BHCoCo
HOA Policies and Rules & Regulations
Adopted by Resolution of the Board of Directors

SECTION 1 — CLEANLINESS & SANITATION

Article 1: Dumpsters & Trash Disposal

• Household Garbage Only: Association dumpsters are for ordinary household trash generated by residents.

• Bagging Requirement: All household waste must be securely bagged before being placed in the dumpster. Loose trash is prohibited.

• Pet Waste: All pet waste — including cat litter, dog waste, small‑animal bedding, and any other animal waste — must be double‑bagged and disposed of properly in the dumpster.

• Box Breakdown: All cardboard boxes must be fully broken down and flattened before disposal.

• Prohibited Items: No bulk furniture, mattresses, appliances, construction/renovation debris, hazardous materials, or electronics.

• Move Outs & Renovations: Residents must arrange private disposal for bulk items when moving out or performing renovations. Dumping such items in Association dumpsters is strictly prohibited.

• Damage Liability: Any resident who overloads dumpsters or causes damage to bins, enclosures, or collection areas will be responsible for all repair and remediation costs.

Article 2: Pets

• Nuisance Barking: Owners must prevent excessive barking defined as more than 15 minutes continuously, or more than 60 minutes cumulatively in any 24‑hour period.

• Waste Removal: Owners must immediately remove and properly dispose of pet waste from all common areas and property not owned by them.

• Prohibited Disposal: Throwing pet waste from balconies, windows, or decks into common areas is strictly prohibited.

• Leash Requirement: Pets must be leashed or under direct physical control in common areas.

• Reasonable Number of Pets: Residents may keep a reasonable number of household pets appropriate to the size of their unit.

• Board Authority: The Board reserves the right to require reduction in the number of pets in any unit if the pets collectively create repeated nuisance, sanitation, or safety issues.

Article 3: Littering

• Residents, guests, and tenants may not discard or leave trash, debris, cigarette butts, food waste, or any other refuse in common areas, parking lots, walkways, landscaped areas, or wooded areas of the property.

• All waste must be disposed of in appropriate containers or dumpsters.

• Throwing or dropping items from balconies, decks, windows, or walkways is strictly prohibited.

• Owners are responsible for ensuring their guests and tenants comply with this rule.

SECTION 2 — PROPERTY USE & SAFETY

Article 4: Balconies & Structural Use

• Heavy items (hot tubs, appliances, exercise equipment) require board approval.

• No open flame devices (grills, fire pits, heaters) on balconies/decks.

• Electric grills/smokers permitted with safe use.

• Owners liable for damage or unauthorized use.

• No Food Disposal: Throwing food or other items from balconies, decks, or windows for any reason is strictly prohibited. Such actions attract rodents and potentially dangerous animals (including black bears), creating health and safety hazards.

• No Trash Storage: Trash, garbage bags, or refuse may not be stored on balconies, decks, or patios at any time.

Article 5: Smoking

• Interior Prohibition: Smoking of any substance is strictly prohibited inside all units and interior common elements. This prohibition is necessary because smoke penetrates ceilings, walls, and ventilation systems, creating nuisance conditions and causing damage to neighboring units. This rule is adopted pursuant to the Association’s authority under Virginia law to regulate smoking and prevent smoke infiltration and nuisance conditions.

• Liability for Damage: Any owner, tenant, or guest who causes smoke infiltration or smoke‑related damage to neighboring units or common elements shall be responsible for all associated cleaning, remediation, repair, and related costs.

• Outdoor Areas: Smoking is permitted in outdoor areas (balconies, patios, decks, exterior common elements).

• Electronic Devices: E‑cigs/vaping are permitted indoors and outdoors.

Article 6: Storage in Common Areas

• Personal property may not obstruct passage or create hazards in walkways, breezeways, or stairways.

• The Board may remove and dispose of items at the owner’s expense.

Article 7: Gravel Drive Between Buildings 248 and 274

• The gravel drive located between Buildings 248 and 274 is designated for loading and unloading only.

• Parking is strictly prohibited in this drive at all times.

• The gravel drive also serves as an emergency access route and must remain clear and unobstructed.

• Vehicles left unattended in this area may be subject to towing at the owner’s expense.

Article 8: Emergency Access

• Owners must ensure that the Association can gain emergency access to their unit in the event of fire, flood, or other bona fide emergencies.

• Acceptable methods include providing a key, code, or designating a local contact.

• If no access is available, the Association may forcibly enter the unit, and the owner will be responsible for any resulting damage.

• The Association is not liable for reasonable damage incurred during emergency entry.

Article 9: Prohibition on Feeding Wildlife

• Residents, guests, and tenants may not intentionally feed wildlife anywhere on the property.

• This includes leaving food outside, placing bowls on the ground, scattering food, or leaving food waste accessible to animals.

• Feeding wildlife attracts rodents and potentially dangerous animals, including black bears, and creates health and safety hazards.

Article 10: Use of Common Areas

• Residents must use common areas in a manner that does not damage property or disturb others.

• Vandalism, unsafe behavior, or misuse of common elements is prohibited.

• Owners are responsible for the conduct of their guests and tenants in all common areas.

SECTION 3 — PROPERTY PROTECTION

Article 11: Homeowner’s Insurance Requirement

• All unit owners must maintain a homeowner’s insurance policy (commonly referred to as an HO‑6 condominium policy) covering the interior of their unit, personal property, and liability.

• Proof of coverage must be submitted to the Board annually.

Article 12: Water Leaks & Unit Maintenance

• Owners must promptly repair leaks, plumbing failures, or conditions within their unit that may cause damage to neighboring units or common elements.

• Owners are responsible for damage caused by failure to maintain their unit’s plumbing, appliances, fixtures, or interior systems.

• The Association may require inspection, remediation, or professional repair if a unit poses a risk to other units or common property.

Article 13: Pest Control Responsibilities

• Owners are responsible for pest control inside their units, including treatment for insects, rodents, or other infestations originating within the unit.

• The Association is responsible for pest control in common elements.

• Owners must promptly address infestations that may affect neighboring units or common areas.

• If an owner fails to address a pest issue that spreads beyond their unit, the Association may intervene and charge the owner for all related costs.

Article 14: Common Area Alterations & Equipment

• Residents may not alter, modify, or make improvements to any common areas without prior written approval from the Board.

• Residents may not tamper with, disable, or attempt to repair common area equipment (including but not limited to HVAC systems, gable fans, electrical panels, plumbing systems, or security devices).

• Only contractors engaged or authorized by the Board may perform work on common areas or equipment.

Article 15: Contractor Interaction

• Residents may not obstruct, interfere with, or direct contractors engaged by the Association.

• Only the Board or its designated representative may authorize or direct contractor work.

• Residents must not claim Board approval for work unless expressly documented by the Board.

Article 16: HOA Right to Inspect

• With 48 hours’ notice, the Association may enter a unit to inspect for violations affecting common elements, safety, or neighboring units.

• Inspections may include issues related to leaks, pests, structural concerns, or other conditions that may impact the community.

• Emergency access rules still apply and supersede notice requirements.

SECTION 4 — OCCUPANCY & LEASING

Article 17: Tenant Responsibility

• Owners are responsible for ensuring tenants comply with all Association rules and regulations.

• Violations committed by tenants will be enforced against the unit owner.

• Owners must provide tenants with a copy of the Association’s Rules & Regulations prior to occupancy.

Article 18: Short Term Rentals

• Permitted with Conditions: Units may be rented on a short‑term basis (including Airbnb, VRBO, and B&B use) provided the following conditions are met:

  • Registration: Owners must register the unit with the Board prior to offering it for short‑term rental.

  • Compliance: Owners must provide renters with a copy of the Association’s Rules & Regulations and are responsible for renter compliance.

  • Occupancy Limits: Rentals must comply with county occupancy codes and nuisance rules.

  • Board Authority: The Board reserves the right to restrict or revoke rental privileges for repeated violations.

SECTION 5 — AESTHETICS

Article 19: Flags & Signs

• Only U.S. flags may be displayed in visible areas, consistent with the U.S. Flag Code.

• Other flags, banners, or political signs visible from common areas are prohibited.

SECTION 6 — ENFORCEMENT

Article 20: Fines & Enforcement

Fine Schedule

• First Violation: Written warning.

• Second Violation (within 12 months): $50 fine.

• Third Violation (within 12 months): $100 fine.

• Subsequent Violations: Fines up to $200 per occurrence, and further remedies as permitted by law.

Process

• Written notice of violation and proposed fine.

• Owner may request a hearing within 10 days.

• Board decision after hearing is final and binding.

• Fines are treated as assessments collectible under Virginia law.

Additional Remedies

• The Association may pursue any remedies permitted by law, including suspension of privileges, legal action, and recovery of costs.