QUAIL RUN CONDOMINIUM TRUST

HOMEOWNERS MANUAL

Written and edited by
the Trustees of Quail Run
and the Property Manager,
American Properties Team Inc.
Revision 2 Dated: May 2001

MANAGED BY:
AMERICAN PROPERTIES TEAM, INC.
500 West Cummings Park, Suite 6050
Woburn, MA 01801
(781) 932-9229

Part 1
Introduction and Welcome to Quail Run

This Homeowners Manual is intended as a handy reference for the Rules and Regulations that help keep QUAIL RUN a pleasant place to live. This Manual provides answers and procedures to the most frequently asked questions and concerns with respect to individual condominium units and the common areas. A more complete and explicit description of the Rules may be found in the Master Deed and Condominium Trust Documents. These are the final authority and every homeowner should have a copy.

1. Statement of the Trustees
   

   The degree to which residents respect each other's rights ultimately shapes the quality of life at QUAIL RUN. Rules, Regulations and Restrictions are necessary to preserve your right to the pleasant enjoyment of your community. In this regard, it is incumbent upon the Quail Run Condominium Board of Trustees, acting through American Properties Team, Inc., the management company, to invoke all measures necessary to enforce the rules, regulations, and restrictions. The cooperation of all unit owners/residents is requested.

   The organizational structure of Quail Run revolves around a five-member Board of Trustees elected by the unit owners at the annual meeting. The Declaration of Trust empowers the Board of Trustees with the authority to manage and maintain the condominium. The management company, hired by the Board, is responsible for the day-to-day operations of the complex, for carrying out instructions from the Board and in general, acting to serve the best interest of all unit owners. This includes: the collection of monthly condominium fees and assessments; the payment of bills; oversight of all contractor services for the common areas; enforcement of the condominium bylaws; issuance of insurance coverage; and the maintenance and repair of the common areas.

   The Board of Trustees meets monthly with the management company to review and update condominium business (The date of the meeting is posted at the mail box area). Should any owner wish to address the Board on a particular issue, contact the Property Manager one week prior to meeting. In accordance with the Declaration of Trust, one unit owner meeting is held annually in November with supplemental meetings scheduled at the discretion of the Board.

2. Communication Procedure

   All communications regarding Quail Run in any manner (problems within your own unit, common areas, or with other unit owners) must be addressed or brought to the attention of the management company in writing with a copy to the Board of Trustees and Chairman. The Board of Trustees and American Properties Team, Inc. work together to identify, define, determine, and establish corrective actions. Procedures are followed appropriately and responded to in a timely manner. Emergency situations always take priority.

   Please Note: The property manager is often unable to take unit owners telephone calls or respond immediately to a request. Always leave a message. APT's phone no. (781) 932-9229. Property managers work with many condominiums and are frequently on-site at Quail Run or other properties.

   It is important to understand that not all problems are treated the same. Problems come in all sizes, small, medium, and usually very large, with different priorities depending upon the urgency of the situation. The corrective action therefore and the cost and time of solving the problem is usually proportional to the problem, i.e. large problem, large corrective action, longer time, and large cost. Also, non-routine items must wait for review at the monthly Board meeting.

3. Common Charges The Trustees approve a budget annually to take effect the first of January. Unit Common Area Charges are determined by applying each units' percentage of beneficial interest as determined in each deed. An annual meeting is held to inform unit owners of any changes in the Common Area Charges. Common Area Charges are payable, in advance, on the first day of each month. As dictated in the condominium documents, late fees ($15.00 plus interest charges) will be applied automatically to payments received after the 10th of the month.

   Checks should be made payable to and mailed in the provided envelopes to:

   Quail Run Condominium
   c/o American Properties Team
   500 West Cummings Park, Suite 6050
   Woburn MA 01801

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