To Hopkinson House
We would like to welcome you to Hopkinson House and are delighted to
have you as a member of our community. We hope the following general
information will help as you relocate to your new home. Should you have
any questions, please contact the Resident Services
New residents must contact the Resident Services Desk to reserve the
service elevator in advance of their move date. A $150.00
fee is to be paid with the Move-In Reservation Request
the service elevator well in advance of your intended move date since
only one move is accommodated per day.
Moves are only permitted Monday through Saturday between the hours of
10:00 a.m. and 4:00 p.m. No moves are allowed on Sunday, legal or
All moves are done through the loading area in the garage and the
elevator. Please inform your moving company that trucks over
12 feet in height cannot fit into the garage. Trucks over that height
are required to park to the south of the 6th Street garage entrance and
all belongings will have to be hand-trucked using the garage
Note the dimensions of the service elevator: width: 5'9", height: 8'4",
If you need to dispose of cartons and boxes please contact the Resident
Services Desk to arrange for their removal. These items may not be left
in the hallway, trash room, or service elevator lobby area.
The residents living in a condominium building are dependent on one
another for the quiet enjoyment of their homes and for the smooth and
harmonious functioning of the community. It is very important
that you familiarize yourself with the Condominium Documents, Rules and
, and the general policies of Hopkinson House. You
should have received copies of these documents before closing on your
unit or from your landlord.
Cable, Telephone and Internet Service
The building provides heat, air conditioning, water, gas, and
Cable television is also included through a bulk
account with Comcast. This service includes over 100
channels of TV programming, 46 music channels and 8 HBO
channels. Also included are 2 remotes and 2 digital converter
boxes per unit. This type of bulk subscription is different from
a conventional residential subscriber account. Therefore,
residents of Hopkinson House need to use a special telephone number to
contact Comcast for all account servicing.
Comcast Contact Information:
Comcast MDU Bulk Account Care Line
Monday through Friday 7:30 a.m. to 7:30 p.m.
Additional channels and levels of cable service
are available directly from Comcast.
Telephone and Internet
services are also available from Comcast or through Verizon
Communications. Please contact the company of your choice directly
arranging for those services.
The Association has a master insurance policy through Lindsay Insurance
Group, Inc. This insurance policy provides coverage for the building
and common elements. However, since the building coverage is
limited under the Association Policy
, each unit
owner should have a
Unit Owners (HO-6) insurance policy to cover their unit and their
liability. Please refer to the condominium declaration for a
description of the individual unit.
On each floor next to the service elevator is a room for trash and
recycling disposal. The chute for regular, bagged trash runs from the
top floor to the garage. It is important that residents do not
of any materials that can cause a blockage in the trash
chute. Please place recyclables in the appropriate containers.
All of the hallways, stairwells, lobby, garage and elevators are common
property. No personal belongings should be left, stored or displayed in
any of these areas. No shoes, umbrellas, trash, bicycles, strollers or
other personal property is to be left in the hallways. Nothing should
ever be attached to any part of the hallway walls. There are closets
located on each floor to house cable TV and
maintenance equipment. Residents are not permitted to use the closets
for storage or for any other reason.
Balconies should be cleaned only with a vacuum or damp mop or broom and
cleaned in such a manner as to prevent water or debris falling onto
lower levels. No trash or debris may be shaken or thrown from any
The use of any type of grill anywhere on the property, including the
balconies is strictly prohibited.
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Living in a condominium is not the same as living in a single-family
home. The close proximity of your neighbors requires a high level of
consideration so that we all can enjoy our homes peacefully. Please be
mindful of activities that will transmit sounds through the
floors and keep your television and stereo at a level which will not
travel through walls and floors. Please keep voices at a reasonable
especially in the hallways.
Residents are responsible for the care and maintenance of the interior
of their unit. The Association will address any problems with the
Please ensure that you and your visitors are always parked
appropriately. 20-minute parking is available on the street directly in
front of the building, and 10-minute parking is allowed in the front
driveway for pick-up and drop-off. Do not park in any area
not designated for parking. If necessary, any inappropriately parked
vehicle may be towed at the owners' expense. Improperly parked cars can
block the access of emergency vehicles and disrupt the flow of traffic
in the front driveway.
Hopkinson House contracts with AMPCO System Parking/Five-Star Parking
to operate the
Parking Garage. Monthly parking is available to Hopkinson
House residents. The resident monthly parking fee is
$150.00. Please contact the Garage Manager to arrange for
Guest passes are available at $10.00 per pass and can be purchased
directly from the Garage Manager. The passes are valid for
parking during the following days and times:
- Monday through Thursday (13 hours
maximum) 5:00 p.m. to 6:00 a.m.
- Friday through Monday (24 hours
maximum) 5:00 p.m. to 6:00
Cars entering the garage before 5:00 p.m. or leaving after 6:00 a.m.
will be charged the posted rate for the time difference.
Monthly Condominium Payments
You may now pay your monthly condominium fees
by credit card online. If you find that your payment
is going to be late, this is one way to be
sure your account is credited on time, as long as it
is done by the fifth working day of the month. Log
click on "Pay Association Dues." There is a 5%
service charge for paying by credit card, so we would
advise using it only in an emergency situation. To be
sure your payments are always credited on time, consider
signing up for CAMCO’s auto-debit program. Your
monthly fees will automatically be deducted from your
bank account each month. An application is available
by clicking here
or at the Resident Services
Desk. Another method is with
online banking through your bank, credit union or other financial
institution. You can schedule your payment from your bank
account to automatically post on the first of
each month. If you do online banking, be sure your
unit number is listed on the check for proper credit
to your account and be sure that your bank sends the
check directly to:
CAMCO Management Company
Attn: Accounts Receivable
511 West Chester Pike
Havertown, PA 19083
As a reminder, if the monthly maintenance fees are
more than two months in arrears, the delinquent
owner(s) is turned over to the Association’s attorney
for collection and the unit owner(s) becomes
responsible for the attorney’s fees which currently
start at $300. Continued legal action creates higher
attorney fees which are the responsibility of the
unit owner(s). The cost to the unit owner for failing
to pay on time is significant.
Delinquency Policy: All
Association fees are due on the first day of
each month without prior written notice. Any unit for
which an Association fee payment has not been received by
the close of business on the fifth business day of
any and each month shall be recorded as delinquent
and a late charge of $50.00 shall be assessed
against the unit. Any unit for which an Association
fee has not been received within 30 days of the due
date shall be assessed an additional 1½% interest per month on
the unpaid balance.
Hopkinson House Owners' Association (HHOA)
The Hopkinson House Owners Association is a condominium/homeowner
association and provides owners with many kinds of benefits
that private homeowners
don’t have available to them. Just a few of these benefits
- The ability to directly elect neighbors (or to run
yourself) to help in governing the association, giving you a voice in
decisions are made.
- The sharing of costs for utilities and maintaining the
building and common areas.
- The maintaining of community standards which help protect
the value of your home.
Most of what you will need to know about the Association is contained
in the condominium documents you were given prior to your closing or
provided to you by your landlord.
CAMCO is the management company for Hopkinson House. CAMCO
works closely with the Association Council to oversee the day-to-day
operations and management of Hopkinson House.
Association and Annual Budget Meetings
The Annual Association Meeting takes place every April and the Annual
Budget Meeting is held every December. All owners are urged to attend
both meetings as these are where many issues important to the running
of Hopkinson House are presented and discussed. Owners will
receive written notice of the dates and times of both meetings.
We are proud of our building and we solicit your help and expertise in
making it an even better place to live. Please consider volunteering
your talents to help the Council in managing the activities of the
The Association Council welcomes you to our building and our community.
We hope that you will be happy here and will work with us in continuing
to improve our living environment. In choosing to
live at Hopkinson House, you have selected one of the finest
condominiums in the City of Philadelphia.
Best wishes to you
Hopkinson House Owners' Association
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House Community Rules And Regulations
To protect the
interests of everyone who lives at Hopkinson House, we have
established Community Rules and Regulations. These were originally
and adopted by the building Council on August 24, 1983, and have since
been continuously updated.
What follows is the
updated and amended Community Rules and Regulations. They have been
written to ensure your safety, security and peace and quiet of your
apartment. In a building of over 500 dwelling units housing more than
800 residents, these regulations are necessary so that everyone can
reside in our community in harmony. To download a copy of the
Community Rules and Regulations, please click here
If there is an infraction of
the Community Rules and Regulations, you will be notified of the
alleged violation. If a difference arises concerning your conduct in
relation to the regulations, you may be requested to attend a meeting
of the Dispute Resolution Committee which is comprised of fellow unit
Owners. They will review the violation with you and discuss a
resolution of the matter.
This web version of the rules has been reformatted into alphabetical
order by heading. If you want to find information on a
specific topic, click here
to go directly to the index. From there, click on any
listing to go to that topic. Please take the
time to read the
Community Rules and Regulations carefully and become familiar with
them. The Management Office will assist you if you have any questions.
Please refer your questions to the Resident Services Desk at 215
1. No action at law or in equity shall lie for failure of Council or
the Manager to enforce any of the provisions of these Community Rules
2. The reliance of any unit owner or resident on these Community Rules
and Regulations shall not in any manner affect the right of Council to
alter, amend, supplement or otherwise modify the Community Rules and
Regulations and same day be amended to restrict or prohibit conduct or
activities which previously had been permitted, and no unit owner or
resident shall have the right to rely upon the prior Community Rules
and Regulations as a basis for
engaging in such conduct or activities after any amendment.
3. The invalidation of all or any portion of one or more Community
Rules and Regulations shall not in any manner invalidate the remaining
Community Rules and Regulations which remain in full force and effect.
4. These Community Rules and Regulations are intended to supplement
and/or summarize, but not conflict with, some of the provisions of the
Declaration and Code of Regulations. In the event of any conflict
between the provisions of the Community Rules and Regulations and the
applicable Pennsylvania governing law, or the Declaration or Code of
Regulations, these Community Rules and Regulations shall be interpreted
to be modified, changed or voided,
as required, to eliminate any such conflict.
to Building and Units
1. Every unit owner and resident who changes or adds locks to his or
her apartment shall provide the Management Office with a key to such
emergency access. If emergency access to a unit is required (see 2.
below) and access is barred because of supplemental locks for which no
been provided, the apartment door will be forcibly opened. In such
cases, repairs shall be the responsibility of the unit owner.
2. Council, its agents and employees shall have the right of access to
any apartment for the correction of any emergency situation and/or
performance of maintenance, repair or replacement of the common
elements or limited common elements situated in or accessible from said
apartment. When an emergency situation does not exist, Management shall
give reasonable notice of its intention to enter said apartment where
the consent of the resident has not been obtained for such entry.
3. For the purpose of applying regulations 1. and 2. above, emergency
situations include, but are not necessarily limited to:
a. Presence of gas or
other offensive odors (excluding cooking odors).
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b. Evidence of plumbing leaks.
c. Evidence of smoke or fire.
d. Evidence of medical emergency.
e. Evidence of violence, endangerment, or illegal activity (police will
be summoned prior to entry in such cases).
To The Unit(s)
1. Certain alterations are subject to Council’s approval and are more
specifically identified in the “Renovation Requirement Policy
available by clicking the previous link, or at the Resident Services
Desk. Such alterations would
include, but not limited to:
a. Combination of two or
more adjacent apartment to form one apartment.
b. Restoration of two or more combined units to the original apartments
as shown on the Declaration Plan as originally recorded.
c. Any bathroom alterations.
d. Any kitchen alterations.
e. Removal or installation of interior partitions.
f. Any installation, removal, reconstruction or repair of any
electrical power circuit or electrical outlet box, or any item of
plumbing, master antenna, heating or air conditioning equipment, any of
which is located within or connected to an interior partition of the
unit, or common wall.
g. Any installation of clothes washers and dryers, whether or not the
apartment was originally equipped with such equipment at the time of
the building’s conversion to condominium.
h. Any changes or alterations to the balcony area. (See
Resolution Governing Balconies.)
2. Council may, at their sole discretion, deny permission for any
alteration if the Unit Owner is not in compliance with his or her
obligations as set forth
within the Declaration of Condominium, Code of Regulations or the
Community Rules and Regulations of the Condominium.
3. No alteration will be permitted that will in any way jeopardize the
soundness or safety of the property or impair any easement or
hereditament therein; impair the structural integrity or any plumbing,
HVAC, mechanical or electrical system of the building, or encroach upon
the common elements or common areas of the Condominium.
4. All proposals for alterations must be submitted to Council for
approval at least six weeks prior to commencement of work. The proposal
a. Two complete sets of
plans at ½ inch = 1 foot minimum scale, other drawings and
specifications, in sufficient detail and in a form to disclose
adequately and fully the proposed alteration. This documentation shall
include identifications and descriptions of fire rated constructions
required by local building codes between adjacent units and corridors.
b. Council may require documentation for an alteration to be drawn and
sealed by a Pennsylvania licensed architect or engineer, and/or a
statement prepared at the Owner’s expense from a qualified licensed
professional, such as a structural engineer, architect, mechanical
engineer, electrical engineer, stating that the proposed alteration
will not adversely affect the integrity of the existing plumbing, HVAC
system, electrical or structural systems.
c. Council will notify the Owner requesting approval to perform
alterations within 30 days from the date the plans are submitted to the
5. When combining two or more units, the owner shall pay all costs and
expenses incurred in connection with the preparation, review, execution
and recording of an amendment to the Declaration Plan to reflect the
condition of the property after completion of such alteration.
Association fees applicable to combination units shall be the sum total
of fees applicable to the individual units prior to such combination.
the Declaration, Section 7.02(e-g).
6. Upon approval of the plans, the owner shall, before any construction
begins, supply Council with the following:
a. Copies of all licenses
and permits required by the City of Philadelphia.
b. A statement agreeing to indemnify and hold harmless the Association,
Council Members, Management and employees and assigns against loss or
expense for damages because of bodily injuries, including death at any
time resulting from, sustained by any person or persons, and injury to
or destruction of property caused by accident, or due to any act or
omission of the contractor.
c. A certificate of insurance from the contractor insuring the
i. Workman’s Compensation
Policy Statutory Limitations.
ii. Comprehensive General Liability, minimum limit of $1,000,000 per
occurrence with a $2,000,000 aggregate covering bodily injury, property
damage, personal injury, products and completed operation and broad
form property damage.
iii. Automobile Liability Policy, Bodily Injury and Property Damage
with a minimum limit of $500,000.
d. An agreement to be responsible for loss or damage to contractor’s
materials, tools or equipment used in the construction, caused by
water, winds, acts of God, theft or other causes. The Association shall
not be responsible for any loss or damage to contractor’s property due
to any cause whatsoever. The contractor shall be responsible for loss
or damage to his property or that of subcontractors or third parties,
as well as injury to his employees, subcontractors, agents or third
parties, and must provide evidence of insuring these risks as provided
in paragraph c. above in order to be permitted to work in the building.
There are no
exceptions to this requirement.
Fee Delinquency Policy
1. All Association fees are due on the first day of each month without
prior written notice.
Any unit for which an Association fee payment has not been received by
the close of business on the fifth business day of any and each month
shall be recorded as delinquent and a late charge of $50.00 shall be
assessed against the unit. Any unit for which an Association fee has
not been received within 30 days of the due date shall be assessed an
additional 1-1/2% interest per month on the unpaid balance.
Late fees shall be calculated monthly based on 1-1/2% of the
accumulated unpaid balance including collection fees and prior late fee
Such calculations shall continue and will be invoiced on a monthly
basis until the entire accumulated balance is paid in full.
Partial payments made by the owner or owners of units recorded as
delinquent shall be applied first toward payment of the longest
Association fees, then late fees and finally to the outstanding
On the 30th calendar day of delinquency, the account shall be referred
to an attorney for collection. All costs of collection, including
attorney’s fees, shall be charged as further collection fees.
All amounts due to the Association which are levied against a unit
owner pursuant hereto shall be treated as a lien against the unit of
said owner or
owners in accordance with Section 3315 of the Pennsylvania Condominium
The Association reserves the right to secure a judgment through the
courts to effect collection of monies due to the Association and to
recourse available by law to execute such judgments,
including, if necessary, a Sheriff’s Sale of the unit, the proceeds of
which shall be used to satisfy the judgment.
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WHEREAS Council’s architect/engineer has advised Council that if
exterior surfaces, that is, walls and floors, of balconies are not
inspected and repaired
periodically, damage to the balconies, caused by natural elements,
could result in falling pieces of concrete or structural unsoundness,
either of which could cause severe property damage or personal injury.
Now, therefore, be it resolved:
1. All finishes or coverings on the exterior walls and floors of all
balconies except for ceramic tile permanently installed, must be
removed (unless a
wooden deck or enclosure, which then is the owner’s responsibility) so
that the surfaces may be inspected for damage and repaired as
Tile floors do not have to be removed because they are impervious to
moisture and chemical salts.
2. Upon written application to Council and upon written consent of
Council, wooden paneling or decking on the exterior surfaces of balcony
floors will be permitted, provided that such wooden paneling or decking
was installed prior to the 1990 restoration project. No applications
installation of wooden paneling, tile covering or decking on the
exterior surfaces of balcony walls or floors will be approved in the
3. Upon written application to Council and upon written consent of
Council, unglued and untacked carpet (that is, “loose” carpet which is
not permanently installed) may be placed on the floors of the
balconies. This rule is necessary because the manufacturer of the
membrane which is used to seal the balcony floors will honor its
warranty only if carpet is “loosely” installed. Council, in its sole
discretion, retains the right to determine whether any carpet
installation will be permitted, loose or otherwise.
4. Council reserves the right, as necessary, from time-to-time, to
require the temporary removal of wooden paneling, decking, carpeting or
finish or covering on the walls or floors of the balconies for the
purpose of inspecting for damage or performing repairs or replacements.
5. All of the above notwithstanding, Council reserves the right, in its
sole discretion, to require immediate removal at the expense of the
unit owner of all finishes or coverings on the exterior walls and
floors of all balconies.
AND WHEREAS Council’s architect/engineer has also advised Council that
if the exterior surfaces of balconies are covered by paneling, decking
or carpet, even if loosely installed, the covering may tend to trap
moisture which will ultimately damage the balconies.
Now therefore, Council resolves to permit reinstallation of existing
wooden paneling or decking removed for inspection, or installation of
requiring unit owners:
1. To pay the cost, if any, of fully repairing future damage to the
balconies caused by the installation, presence or removal of same;
2. To indemnify and hold harmless Hopkinson House against any claim,
loss, or damage arising in any way, in whole or in part, from the
presence or removal of any wooden paneling or decking or carpet or any
other finish or covering on the exterior walls and floors of said
Registration and Storage
Pursuant to Article V,
Section 5.01(5) of the Code of Regulations, Council is empowered to promulgate
reasonable Community Rules and Regulations
concerning the use and
enjoyment of the property.
In Council’s effort to
set standards for the building and bring order to the bicycle storage area, the following policy was
approved and adopted by Council on February 17, 2000, to
be effective January 1, 2001.
With the exception of the garage area adjacent to the bicycle room and
ramp to Sixth Street, bicycles are not permitted within the building,
elevators or other common areas of the condominium.
2. All bicycles stored in the Bicycle Room must be registered with the
Management Office on an annual basis. To download the
application, click here
The annual registration period will be January 1 through December 31.
Interim registrations will be charged at the rate of $2 per
thereof for the number of months remaining in the calendar year at the
time of such registration.
The annual registration fee for the first bicycle will be $24.00 with
an additional fee of $24.00 for each additional bicycle (revised
5. All bicycles stored in the Bicycle Room must display a current
The Hopkinson House Owners’ Association will consider unregistered
bicycles to be abandoned property and will make arrangements to have
such bicycles removed from the premises.
7. Owners and tenants
shall indemnify and hold harmless the Hopkinson House Owners’
Association, its agents and employees from any and all damages or
losses arising out of the use of the Bicycle Room.
8. Bicycle parking spaces are available on a first-come, first-serve
Bicycle Owners will be required to post with the Association a $20
refundable key deposit for access to the Bicycle Room. The deposit is
refundable upon return of the key and discontinued use of the storage
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The following procedures and regulations apply to the orchestration of
construction or installation contracts in residential units. It is the
responsibility of the unit owner to ensure that contractors are made
aware of, and comply with all requirements applicable to contractors
which are enumerated in this section.
Each unit owner shall be responsible for obtaining an executed
“Hold-Harmless Agreement” and proof of insurance from the contractor
and delivering same to the Resident Services Desk prior to the
commencement of work. Neither the Hopkinson House Owners’ Association
Council nor Management shall have any liability for damages resulting
from the unit owner’s or contractor’s failure to follow the mandated
contractor procedures and requirements. Agreement forms are available
upon request at the Resident Services Desk.
Each unit owner, his or her heirs, successors and assigns
(collectively, the “Unit Owner”), shall indemnify, defend and hold
harmless the Association, its Council and Management, the unit owners
as members of the Association, and their respective heirs, successors
and assigns, from any and all claims, demands, liabilities,
obligations, damages, injuries, penalties, actions, costs and expenses,
including costs of investigation and reasonable attorneys’ fees, of
whatever kind and nature, arising out of or relating to the performance
of work within the Hopkinson House by a contractor retained by such
unit owner, to the extent and only to the extent that any such
liability or expense is not recovered from the contractor and is not
recovered pursuant to insurance maintained by the Association.
Contractor registration forms and service elevator bookings will be
available at the Resident Services Desk. Every contractor must sign in
and out at the desk. They will be given a Hopkinson House Owners’
Association identification badge to wear, which they turn in at the end
of the day to the Resident Services Desk.
The Hopkinson House Owners’ Association may require an individual
contractor to post a performance bond. Council may refuse to allow a
contractor to perform work in the Hopkinson House if, in the opinion of
Management, the contractor previously failed to abide by the Hopkinson
House Owners’ Association Community Rules and Regulations.
Any contractor whose work involves electric cycle or terminal device
activity, plumbing, master antenna or HVAC equipment must establish
through the Building Chief Engineer. This includes any work which
requires entrance to a shaft way or soffit housing electrical or
Contractors hired by anyone other than the Association must assume the
responsibility of their own automotive parking expense.
The central alarm system is a smoke-detecting device. It is imperative
that contractors, before starting any work, advise the Building Chief
Resident Services Desk if for any reason they may create dust or smoke
which could activate the central alarm system. Non-compliance could
result in the
contractor being prohibited from doing work in the building as well as
fines to the unit owner or resident.
Contractors are responsible for the removal of all debris from the
building site before, during and after construction unless advance
arrangement are made for building Management to remove debris at owner
expense. During the course of construction, debris removed from the
units must be immediately transported via the freight elevator directly
to the garage service area for further disposition.
Under no circumstances is construction debris to be stored or staged in
hallways or freight elevator loading areas on residential floors.
N.B. Although it is the
responsibility of the contractor to notify the
Management Office and arrange for repair of damage to common areas
which may occur
during the course of construction, unit owners are ultimately
responsible for the cost to repair any damages caused by their
Contractors and their employees must travel from floor-to-floor on the
freight elevator. Use of passenger elevators is not permitted.
The use of radios and other audio equipment by contractors’ employees
during the course of construction is not permitted. Offensive language
conduct on the part of contractors’ employees will not be tolerated.
Violations of this regulation can result in eviction of contractors
from the building.
Hours For Contractors
Monday through Friday - 8:00 a.m. to 5:00 p.m.
Saturday - 12 Noon to 4:00 p.m.
Sunday, Legal and Religious Holidays - No work permitted.
In deference to resident’s right to peace and quiet, no exception will
be made to these work hours.
Note: It is the
responsibility of the unit owner having renovations
done to notify management, who will contact residents of adjacent units
on the same floor, and the floors above and below, to advise them of
the likely noise.
1. Entry Permits have been designed for your protection and the
protection of the Association. Management has no legal authority to
admit anyone to your apartment without your written approval except
pursuant to a court order, or the Police, Fire Department of Paramedics
in an emergency.
2. Permanent Entry Permits authorize access to your apartment at all
times. Such permits must be signed by the unit resident. It
is the resident’s responsibility to ensure that entry permits are
current. (See paragraph
3. Temporary Entry Permits authorize access to your apartment on a
particular date for a particular purpose.
4. Access to your apartment will not be given to any visitor during
your absence unless the visitor’s name is listed on the Entry Permit.
Entry Permit Forms may be obtained at any time and are held by the
Resident Services Desk. Verbal authorization or telephone authorization
will not be honored by Management. All authorizations must be in
writing and submitted on the appropriate Entry Permit Form.
5. It is recommended that you frequently update your Permanent Entry
Permits. For example, if you hire a new domestic employee, the name of
the new employee should be added and the name of the former employee
should be deleted.
6. The Association assumes no responsibility for the holding or storage
of keys at the Resident Services Desk, or for activity, damage, or
losses of any nature during unit occupancy associated with Entry
7. If you wish to grant admission to your apartment, you are required
to follow the Entry Permit process, and you must assume responsibility
consequences of granting such access to your unit during your absence.
download the Entry Permit Form, please click here
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1. Pursuant to the Fire Code of the City of Philadelphia, the use of
any barbecuing equipment, hibachi, flame space heater, or any device
with an open flame other than a carefully protected candle, in any
apartment, balcony or common area is strictly prohibited.
2. In the interest of safety, all residents, guests and invitees must
respond to the building’s fire alarm. Become familiar with the location
of the fire towers which are at both ends of each floor. In the event
of an alarm, go immediately to the closet fire tower and wait for
further instructions, which are broadcast over the intercom speakers.
Do not go down the fire tower until and unless instructed to do so.
3. All holiday decorations and ornaments shall be fire proofed. As
provided for within the Fire Code of the City of Philadelphia, live
trees cut from their roots are considered a fire hazard and are not
permitted in the building.
4. No flammable, combustible or explosive material or fluid, chemical
or substance shall be kept or used in any apartment. No substance which
hazardous to the health of others, or which will cause damage to pipes,
drains or property shall be brought to, stored or used in any apartment.
On June 24, 1999, City Council passed Bill Number 990158, an Ordinance,
amending Title 4 of the Philadelphia Building and Construction
which empowers the City to collect a $50 annual license fee for each
dwelling unit within the Condominium to a maximum fee of $20,000. The
Association pays this fee on behalf of the unit owners as part of the
overall operating expenses of the building.
The community rules and regulations are designed to ensure safety,
security, peace, and quiet for all who live or work in Hopkinson House.
When possible and appropriate, infractions are resolved by warnings and
by counseling but, when necessary, penalties may be imposed.
Disputes may be between residents or between a resident and the
A dispute may or may not involve an infraction of the rules. There are
infractions without a dispute, disputes where there is no infraction,
and disputes based on an infraction.
I. Role of the General Manager
The resolution of infractions and disputes begins with the general
manager. Most cases are brought to the manager’s attention through the
filing of a complaint.
The manager must do his or her best to obtain evidence and establish
the facts before attempting to settle the matter. If the manager is
unable to achieve a
satisfactory outcome, or if a penalty appears to be needed, he or she
will transfer the case, with all accumulated evidence, to the Dispute
By law a fine may not be imposed without the accused person
(respondent) being given the opportunity of a due-process hearing.
II. The Dispute Resolution Committee
A. Composition and Powers
1. The Council shall appoint a Dispute Resolution Committee of
Hopkinson House consisting preferably of at least seven residents. No
member of the
Committee shall be a member of Council. Members of the Committee shall
serve at the pleasure of the Council.
2. The Dispute Resolution Committee shall sit in panels of no more than
three committee members to resolve infractions and disputes, and
complaints arising between residents or between a resident and the
Association and, in appropriate cases, recommend to the Council the
imposition of penalties set forth in III. The committee chairman shall
also appoint a non-voting recorder to conduct a hearing and record the
panel’s findings and recommendations.
3. The Council shall appoint a chairperson to coordinate the activities
of the committee, including selection of panel members to hear a
matter, scheduling of hearings, and submission to the Council of the
findings and recommendations of hearing panels.
4. No member of a hearing panel shall be related to or reside with the
complainant or respondent.
1. If the general manager is unable to resolve an infraction or
dispute, he or she will advise the chairman of the dispute-resolution
committee. Members of the committee may then attempt to
resolve the matter by counseling the person(s) involved. If necessary,
and especially if a penalty seems to be warranted, the committee
chairman will appoint a panel to hear the case.
2. The committee chairman shall notify respondent in writing of the
a. The substance of the
b. The right of the respondent to a hearing before a panel of the
Dispute Resolution Committee.
c. That the respondent must agree to a hearing within fifteen days of
receipt of the notification or else be deemed to have waived the right
to a hearing, unless the committee assents to an extension of this
d. That the respondent has the right to have counsel present at a
hearing at the respondent’s own expense.
3. The Dispute Resolution Committee may hold a hearing even if the
respondent has waived the right to be heard. In that case, the
respondent nonetheless has the right to attend the hearing.
4. Prior to the hearing, both the respondent and the complainant may
obtain the names and addresses of witnesses and inspect and copy any
statements, writings, and investigative reports relevant to the subject
matter of the hearing.
5. Notice of the hearing shall be served on all parties at least ten
business days before the hearing, by certified mail, return receipt
requested, or by
6. The hearing shall be held no later than thirty days after the
service of the complaint unless a delay is consented to by the parties
and the panel.
7. At a hearing, each party shall have the right:
a. to call and examine
b. to cross-examine the other party if the other party is present,
c. to introduce exhibits.
d. to rebut evidence, and
e. to question the credibility of any witness.
8. Formal rules of evidence shall not apply at the hearings. Rather,
hearings will be conducted according to rules determined by the
committee and/or the Council.
9. Within fourteen days of the hearing the panel shall make written
findings of fact and make recommendations to the Council regarding the
disposition of the matter. The Council shall also be apprised where the
matter is amicably resolved within the course of the hearing.
10. The Council shall not be bound by the panel’s recommendations and
may impose more severe or less severe penalties, or no penalty at all.
11. The general manager shall inform the parties of the Council’s
decision and shall be responsible for administering any corrective
action the Council may have ordered.
1. In accordance with Section 3302 of the Uniform Condominium Act,
which authorizes the Council to levy reasonable fines, a violation of
any of these
community rules and regulations shall subject the violator of a fine of
not more than $100 for each infraction. Should a violation continue
offending party has been notified of Council’s decision forth in
(B.11.), each day that the violation continues may, in the Council
discretion, be deemed a separate infraction subject to an additional
2. In appropriate cases the Council may restrict or place conditions
upon or withhold its approval of the use of certain common or limited
common elements by any person found to be in violation of these
community rules and regulations.
3. The Council may direct persons in violation of these community rules
and regulations to conform their conduct to such conditions as the
establish either in lieu of or in addition to the fine set forth above.
4. The exercise of the enforcement powers set forth above shall be in
addition to any other power or rights of the Council provided by the
Condominium, the Code of Regulations, or the law.
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Hopkinson House Owners’ Association will not assume the service cost of
any check returned for insufficient funds. If a check is worthless, the
maker will be
assessed a charge of $25 payable immediately. These charges, if
assessed, are considered to be collection charges and, as such, are
subject to the collection
procedures applicable to Association fee delinquencies.
The Association’s property insurance has a $10,000 deductible. The
deductible may be borne by the Association or Unit Owner, depending
upon the nature or the insurance loss. Amendments to the Uniform
Pennsylvania Condominium Act that permit these options were signed into
law in November, 2004.
The Hopkinson House Owners’ Association Council has approved the
following rule pertaining to the insurance deductible:
Failure of a Building Component or Staff Error
The Association will bear the responsibility for the deductible if the
insurance loss results from a building component or staff error made
while working for the Association.
Insurance Loss Attributable to a Unit Component or Resident
The insurance deductible will be assessed to the Unit Owner(s)
responsible for damage to any component of the building common areas or
units, whether deliberate or accidental. The deductible may be charged
to the Unit Owner or Owners involved in the damage.
Unit components are defined in the Declaration of Condominium II.
Definitions 2.01 “Apartment.”
Unit Owners are advised to obtain HO6 insurance that provides coverage
for the $10,000 deductible.
Approved by Council:
October 24, 2006.
1. A unit owner may lease or sublease his apartment at any time and
from time to time provided: (a) no apartment may be leased or subleased
for an initial
term of less than ninety (90) days. All leases and subleases must be in
written form, and a copy must be provided to the Management Office
within ten (10) days of execution.
2. Efficiencies and studios shall not be leased, subleased or occupied
by more than two persons.
3. No one-bedroom unit shall be leased, subleased or occupied by more
than two persons.
4. No two-bedroom unit shall be leased, subleased or occupied by more
than four persons.
5. No three-bedroom unit shall be leased, subleased or occupied by more
than five persons.
6. Combined unit occupancy maximums are determined by the Management
Office on a case-by-case basis, depending on which units are combined.
In no case will combined unit occupancy exceed six persons.
7. All tenants or occupants are subject to the Association Community
Rules and Regulations and the owner(s) is held responsible for any and
all infractions. The lease must contain a clause that indicates the
tenant has acknowledged receipt of a copy of the Association’s
Community Rules and Regulations.
8. The unit owner(s) must provide Management with a copy of the lease,
full name(s) of lessee and occupant(s), and the permanent address and
emergency telephone numbers of both the owner and lessee within ten
(10) days of lease signing. Tenants will not be permitted to move in
until a signed copy of the lease is provided to the management office.
9. The unit owner is always primarily responsible for Association
monthly fees, assessments, billable maintenance, fines, insurance
deductibles, or other charges the Council may properly direct to the
unit. Owner recourse to the tenant is primarily governed by lease terms
10. All apartment leases are required to contain an assignment of rents
payable by tenants to the Association as security for the owner’s
obligation to pay Condominium Association dues and charges. In the
event a unit owner/landlord becomes delinquent in the payment of those
dues or charges, and upon written notice fails to cure the delinquency,
the Association can require the tenant to pay rent directly to the
Association. Landlord and tenant must acknowledge and agree that the
tenant, after receiving written notice from the Association, shall pay
all rents directly to the Association. The Association will apply all
rent received from the tenant to the delinquent account(s) of the Unit
Owner/Landlord. This assignment clause is a required amendment to all
residential leases, and constitutes a condominium regulation applicable
to all Hopkinson House residential leases. The form of amendment is
available at the Resident Services Desk.
11. Association insurance covers only damage to units caused by
malfunction of building Common Elements. Association insurance does not
cover unit owner loss to personal property (furniture, decorations,
etc.) or installed additions and improvements, or from damage due to
malfunctions caused by or emanating from another unit, such as bathroom
or kitchen water overflow, or fire in an adjacent unit. These are risks
which must be insured by individual unit owners. Unit owners are also
responsible for damage to Association Common Elements and/or other
units caused by either owner or tenant negligence. Accordingly, unit
owner(s) are strongly encouraged to obtain casualty and liability
insurance on their unit and any personal property located therein.
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1. Council regulations require unit owners to check with the
Association through Management to determine the status of complaints
which have been lodged against the prospective tenant by any resident
of the Hopkinson House during the tenant’s prior occupancy of a unit
before renewing a lease or entering a new lease with said tenant.
2. Management will maintain a separate record of all complaints
involving tenants, listing the source, the date, the general nature of
the complaint, and the disposition of any prior complaints.
Owner/landlord will be informed in writing of such complaints as and
when they occur.
3. In those instances where tenants have a record of multiple
infractions of the Community Rules and Regulations including, but not
limited to financial delinquencies, the Association may request the
unit owner/landlord to decline a lease renewal, extension, or a new
lease. In such situations, the Association also reserves the right to
take necessary steps to legally bar the entering or extension of leases
if in the judgment of the Association Council, it is in the best
interest of the Association to do so.
4. The Council has established these procedures in an effort to provide
cooperative coordination and assistance to unit owner before they
become bound in a lease with a tenant about whom the Association has
already received numerous complaints. Thereafter, if the unit owner
becomes the subject of a hearing because of a tenant’s conduct, the
unit owner’s compliance or failure to comply with the Association
Leasing Policy will be a factor to be taken into account in determining
the amount of fines or other sanctions to be assessed on the unit.
5. A unit owner may lease his or her apartment at any time provided
a. The term of the lease
shall be for a minimum of 90 days.
b. The lease shall be in writing and shall follow the format of number
L-R 1996, Residential Lease, which has been endorsed by the
Philadelphia Board of Realtors and the Consumer Council of Greater
Philadelphia and approved by the Philadelphia Bar Association as an
acceptable lease form for use in connection with premises situated in
the City of Philadelphia and throughout the Commonwealth of
Pennsylvania. A copy of said lease shall be available for inspection in
the Management Office. A Hopkinson House Owners’ Association Lease
must accompany the lease. The Addendum states that
is bound and subject to the Declaration of Condominium, the Code of
Regulations, and the Community Rules and Regulations. The failure to
enforce these provisions shall constitute a breach by the unit owner of
his or her obligations under the Community Rules and Regulations, and
the unit owner shall then be subject to such penalties, fines and other
actions which are provided under the Declaration of Condominium, the
Code of Regulations, and the Community Rules and Regulations, as if the
unit owner had himself or herself committed such breach by the tenant.
of Unit Owner
1. Each Unit Owner shall repair, at his or her own expense, any damage
or defect in any portion of the building which has resulted from the
negligence of the Unit Owner or his or her lessee or guest.
2. Each unit owner shall be responsible for his or her actions, the
actions of his or her lessee, minor children, guests, and pets and also
for the actions of his or her lessee’s minor children, guests and pets.
Any damage to any portion of the property, whether unintentional or
through negligence or willful misconduct caused by the above persons,
shall be repaired at the expense of the unit owner.
1. Balconies shall be cleaned only with a vacuum cleaner, or damp mop
or broom, and shall be cleaned in such a manner as to prevent water or
debris from falling onto the balconies below. No trash or debris may be
shaken or thrown from any balcony.
2. To maintain good hygiene, and fire safety, each resident shall keep
his or her apartment clean, tidy, and free from clutter.
Policy and Procedures
All moves are done through the loading area in the garage and the
1. A $150 non-refundable fee shall be paid by all new residents at the
time the move-in
reservation request is submitted to the Resident
2. A $150 non-refundable fee shall be paid by the resident at the time
reservation request is submitted to the Resident Services
3. Persons moving in or out must reserve the service elevator well in
advance of intended move date.
4. Reservations are scheduled in the order in which reservations are
submitted. Only one move is accommodated per day. Passenger elevators
are not utilized for moving.
5. Moving may be done Monday through Saturday only between the hours of
10:00 a.m. and 4:00 p.m. No moves are permitted on Sunday, legal or
1. Present and/or new residents must contact the Resident Services Desk
to reserve the service elevator at least one week in advance of their
moving date. Only those dates and time periods which are available may
2. Present and/or new residents shall inform their moving company the
date and time assigned and the location of the loading area.
3. Present and/or new residents shall inform their moving company that
trucks over 12 feet in height cannot fit into the garage. Note the
dimensions of the service elevator: width: 5'9", height: 8'4", depth:
4. Persons moving in who need to dispose of cartons and boxes are asked
to contact the Resident Services Desk to arrange for removal of those
These items may not be left in the hallway, trash room, or service
elevator lobby area.
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1. Parking is made available in the garage to owners, residents, guests
and invitees. The terms and conditions for parking may vary subject to
the terms and conditions of the agreement granted by the Association to
the entity operating the garage.
2. Loading and unloading of large items such as furniture or appliances
may be done in a designated area of the garage at no charge for a
limited time and not to exceed 20 minutes.
3. The delivery of larger or heavy items will be made by the use of the
service elevator only. Advance arrangements for such deliveries must be
through the Resident Services Desk.
4. As stipulated by the Fire Department for the City of Philadelphia,
parking in the driveways, east or west leading to the front entrance of
the building is not permitted. Loading and unloading of small items is
permitted for a period not to exceed 10 minutes for that purpose. At no
time is any vehicle to be left in the driveway unattended. Violation of
this provision could result in the vehicle being towed from the
property at the owner’s expense.
1. No unit owner, resident, guest or invitee shall act in such a manner
as to disturb the safe, clean and peaceful enjoyment of life in the
2. No unit owner, resident, guest or invitee shall engage in any
activity that would create a nuisance, or interfere with other
residents, or make any noise or disturbance that could be heard in
3. Each unit owner or resident shall provide sufficient floor covering
to prevent passage of sound to any other apartment. This requires the
use of rugs or carpet on at least 80% of the floor of each room, foyer
and hallway. Kitchens and bathrooms are excluded from this rule.
4. Each unit owner or resident shall take all reasonable steps to
prevent the passage of sound to other apartments. These steps include
setting reasonable volumes on TVs and stereos, and using good judgment
in the size and nature of entertaining, and in playing musical
instruments -- particularly after 10 pm.
5. No repairs, renovations, or other work likely to create noise, shall
be performed in any apartment except during the hours of 8:00 am to
5:00 pm, Monday through Friday, and 12 noon to 4:00 pm Saturdays. Quiet
staging is not permitted at times outside these hours. No work will be
Sundays or on legal or religious holidays. For information about dates
of holidays, consult the Resident Services Desk. Essential emergency
repairs may be performed at any time.
1. The following pets may be kept in an apartment provided they are
preregistered with the Management Office:
Cats (maximum of one).
Small domestic animals excluding dogs.
Fish, turtles, and small birds.
Seeing Eye or Hearing dogs.
2. Pet owners are required to obtain authorization from the Management
Office to keep a pet in their apartment. Requests to keep Seeing Eye or
Hearing dogs must be accompanied by medical proof of necessity
acceptable to Council.
3. The pets permitted as outlined above notwithstanding, any pet
determined by Council or its designee to be a nuisance will be
prohibited. Keeping of pets in such numbers as determined by Council or
its designee to constitute a nuisance will be prohibited.
4. Animals such as snakes and rodents are expressly prohibited, as are
all varieties of insects.
5. Authorized pets shall be confined to the apartment of their
residence and shall not be let into the hallways or other Common Areas
unless carried in appropriate containers.
6. Guest of owners and/or residents are not permitted to bring pets
into the building under any circumstances.
7. The Council or its designee shall have the right to change, limit or
expand the pet restrictions set forth in this Manual, regardless of the
date that any pet was purchased or brought into the building. The
Council or its designee may require any unit owner or resident to
immediately remove any pet or pets from the building at any time due to
conditions which are deemed detrimental to the best interest of the
building, residents and owners.
1. Balconies are designated as “Limited Common Elements” in the
Declaration of Condominium. Owners and residents are prohibited from
mounting, installing or otherwise attaching any item to their balcony.
Owners and residents may not drill holes or otherwise alter the face of
the balcony. Plants, pots, receptacles and other movable objects are
prohibited from being placed on or maintained on the ledges of the
balconies. The height of planters, pots, receptacles and all loose or
movable objects must be below the height of the balcony wall. All loose
or removable objects shall be removed from the balconies during periods
of high winds. This includes, but is not limited to, patio umbrellas.
From May 1 until October 31, umbrellas must be taken down and securely
stored when not in use and/or during periods of high winds. From
November 1 until April 30, umbrellas shall not be utilized and, during
that time, such umbrellas must be securely stored.
The following items are specifically prohibited on the balconies:
a. Grills: The City of
Philadelphia prohibits the placement of any grill with an open flame on
balconies. Violators will be subject to citation by the City of
Philadelphia and penalties by the Association.
b. Bird Feeders: Bird feeders may not be placed on any balcony due to
the tendency to attract vermin to the building and create a nuisance
2. No one shall paint the surface of any balcony, or permanently affix
(glue or nail) any type of covering to balcony walking surfaces. (See
3. No structure is to be built or installed in/or on any balcony.
4. No balcony will be used as a storage area.
5. Unit owners or residents owning waterbeds are required to utilize
water proof liner and shall be required to repair any damage caused by
leakage or accident involving a waterbed, whether to the apartment,
Common Elements or any other unit owner’s apartment. Waterbeds shall
only be emptied into bathtubs or sinks in the unit owner’s or
resident’s apartment. Under no circumstances is a water bed to be
emptied over the side of the building.
6. Except as provided below, no door-to-door selling, solicitation or
distribution of flyers, advertising, or other materials is permitted
within the building without the prior written consent of Council.
Council may, however, in its sole discretion, distribute or display
printed material within the building, or door-to-door, in order to
disseminate official Association information to owners/residents.
7. All defacing, breaking or destruction of any portion of a common
area or of common property or equipment or of the apartment or property
is strictly prohibited. Any defacing, breaking or destruction of any
portion of a common area, property or equipment, or of the apartment or
property of another resident and/or unit owner or unit owner’s lessee,
whether deliberate or accidental, shall be repaired at the expense of
the unit owner of the responsible apartment.
8. All trash, waste and debris shall be disposed of in the facilities
provided by the Association, and at such times and in such manner as
the Council may
direct, according to the Trash Disposal Policy as promulgated by
9. The littering of any common element or of the property of another is
10. Only temporary decorations may be placed upon hallway doors if:
a. The decoration does not
create a safety hazard.
b. The decoration does not obstruct passage.
The decoration may not be found to be offensive by another unit
owner(s), resident(s), the Council or the Management.
11. The painting of the external surface of the unit entrance door is
the responsibility of the Association. Unit owners/tenants are
prohibited from such
12. No unit owner or resident shall make or permit any television
connection likely to foul or interfere in any way with the master cable
system, or install
any antenna on any external portion of the building. Any television
connection installed in violation of this rule shall be removed by the
Association at the expense of the owner.
13. No electronic or other equipment, including, but not limited to,
highpowered radios, ham and citizens band radios or computers, shall be
operated within the building if such equipment interferes with the
operation of other unit owners’ or residents’ television, radio or
personal computer equipment.
14. The entry area, lobby and passenger elevators may be used solely
for the purpose of entering and exiting the building and the
transmittal of small
15. Smoking is not permitted in or on the interior common areas of the
building. For purposes of this regulation, common areas are defined as:
a. Garage area.
b. All building hallways including those leading to commercial areas.
c. Lower, main and Solarium lobbies.
d. Upper and lower Solariums.
e. Solarium Library and Kitchen.
f. Management Offices and Conference Room.
g. Maintenance penthouse and building service, mechanical and
h. Pool area (excluding West Solarium Terrace).
i. Laundry Room.
j. Bicycle Room.
16. The laundry room is for the sole use of residents and those doing
laundry for residents.
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The Hopkinson House Owners’ Association permits and encourages the use
of the Solarium by owners, tenants, and other entities on a prior
approval basis. All permitted uses of the Solarium must be applied for
by a unit owner or tenant. Tenants applying for Solarium use must have
a valid Lease on file in the
Management Office. An owner or tenant applying for Solarium use must be
in good standing. Good standing is defined as: Being in compliance with
Association Rules and Regulations and current in Association fees and
other charges due to the Association.
To download a copy of the Solarium Use Application Form, please click here
At the time of application to use the Solarium for private parties,
Owners and Tenants must prepay a $150 Security Deposit and a $150
non-refundable Service Fee. For Commercial use of the Solarium, the
applicant must prepay a $250 Security Deposit and a non-refundable
Service Fee of $400 if food or beverages are served, or $250 if no food
or beverages are served. Owners and Tenants of Hopkinson House who
reserve the Solarium for a non-resident must be in attendance in order
to receive the Owner/Tenant rate. If the applicant does not attend the
function, the applicant must pay the rate for commercial use of the
Solarium. The Owner/Tenant applicant is responsible for all damage and
clean up costs which may be incurred. Following the event, the Security
Deposit will be refunded provided the Solarium is left in a clean and
Expense incurred by the Association to restore cleanliness and/or
repair damages will be deducted from the Security Deposit. If the cost
of cleaning and/or repairs exceeds the amount of the Security Deposit,
the applicant will be responsible to the Association for excess costs.
Such costs, if not paid, shall become an assessment against the
In addition to the above, owners and tenants who wish to use the
Solarium must adhere to the following other terms and conditions:
1. The applicant must be at least 21 years old.
2. Commercial organizations must be sponsored by an owner or tenant.
3. For social functions, a tenant applicant must have his/her
landlord’s approval. The landlord will be held liable for any costs to
the Association incurred but not paid by the applicant.
4. At functions where alcoholic drinks will be served, the Association
may provide a monitor at the applicant’s expense.
5. The applicant must show evidence of suitable liability insurance.
6. If non-resident guests are invited, the applicant must provide a
guest list to the resident services desk.
7. The applicant must be in financial good standing with the
8. If the applicant does not attend and supervise the function, the
appropriate commercial fees will be charged.
9. Any costs of cleaning or repairs incurred by the Association will be
deducted from the refundable deposit. If this is insufficient, the
applicant will be billed for the difference.
10. All functions must be held between 10 am and midnight.
11. Loud music or other loud noise is not permitted.
12. The sale of drinks or other refreshments is not permitted.
13. The service elevator must be used for the delivery and removal of
furniture, equipment, and refreshments.
14. If the services of Hopkinson House employees are required, the
applicant will be billed at the appropriate hourly rate, with a minimum
two hour billing per employee.
15. If the kitchen is used, it must be cleared and cleaned by 8:00 am
the next day.
16. Any furniture or equipment brought in must be removed by 8:00 am
the next day.
17. If the event is for children, there must be an adult over 21 years
of age in charge at all times. Otherwise the event will be terminated
18. No decorations may be attached to walls, windows, light fixtures or
19. The applicant and guests may use the sun deck but not the pool deck.
20. Smoking is not permitted in the solarium or other common areas of
21. The maximum occupancy in the solarium is 137 people.
Approved by Council: September 25, 2007
Effective Date: January
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The Rules and Regulations governing the operation
of the Swimming Pool as promulgated by Council from year-to-year are
incorporate herein by reference as fully set forth at length. For a
copy of the current Swimming Pool Rules and Regulations, contact the
Management Office or click here
1. Please dispose of
trash only between the hours of 8:00 a.m. and 9:00 p.m., Monday through
Friday, and 11:00 a.m. to 9:00 p.m. on Saturdays, Sundays, legal or
religious holidays. At all other times, the trash chutes will be locked.
Glass, aluminum, magazines, papers and corrugated boxes should never be
placed in the trash chute. Instead, those items should be placed only
in the appropriate recycle trash can.
3. Food waste should be
disposed of in your kitchen garbage disposal. If this is not possible,
it should be securely bagged and tied (in plastic) and placed in the
gray trash pail in the trash room.
4. All trash must be bagged and tied into packages small enough to pass
through the door of the chute.
5. Never place lighted cigarettes, cigars or flammable materials in the
Arrangements must be made with the Resident Services Desk for the
removal of large or bulky items that will not fit in the chute.
Sales Tax: Investor Owners
accordance with the position of the Pennsylvania Department of Revenue
that the purchase of utilities by investor-owners at Hopkinson House is
not exempt from sales tax and that such exemption applies only to
owner-occupied units, each unit owner who is not a resident of his or
her unit is responsible for the payment of sales tax on utilities used
in their units by tenants. Council will fix the ratable cost of such
aggregate sales tax on an annual basis and each investor/owner will be
billed a portion thereof, in accordance with the unit’s proportionate
square footage share of the total utility expense for the building.
Machines, Check Valves
washing machines must have a check valve installed on their kitchen
cold water supply line. The installation of this valve is necessary to
prevent hot water from entering the cold water lines. Damage which
results from failure to install such valves shall be a Unit Owner
chargeable work orders are due upon receipt. A $5 late fee will be
added to all unpaid work order invoices over 30 calendar days old, and
for each subsequent 30 day calendar period or portion thereof, during
which the amount due remains unpaid. Work order charges are subject to
the same collection procedures as are applicable to Association fees.
Residents who are delinquent in their debts to the Association will be
required to pay cash in advance for the estimated cost of chargeable
The Association reserves the right to refuse to perform discretionary
work orders in delinquent situations.
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Note: All index listing topics
are links. Click on listing to go directly to that section or topic in the
Community Rules and Regulations.
Apartments by Council
Fee Delinquency Policy
Balconies, Cleaning Of
Balconies, Inspection and Repair
Balconies, Objects Falling
Balconies, Removal of Finishes and
Balconies, Wooden Decking
Registration and Storage
Combining Two or More
Common Areas, Damage To
Contractor, Activation of
Contractor, Damage Caused By
Contractor, Performance Bond
Contractor Registration Forms
Contractor, Removal of Debris
Contractor, Use of Passenger Elevator
Decorations on Hallway Doors
Door-to-door Selling or
Entry Area, Lobby, Passenger
Hold Harmless Clause
Housing Inspection Fee
Locks and Keys
Moving Policy and
Noise, Sound or Disturbance
Peace and Quiet
Parking and Deliveries
Repairs or Renovations, Hours
Smoking Not Permitted
Solarium Use Policy
Sound, Noise, or Disturbance
Unit Owner’s Liability
Work Order Penalty Fees
Working Hours For
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Certain maintenance requirements for residential units
are covered by Association fees and others are provided for a charge.
Those services included in the monthly maintenance fee are set forth in
Section II below. Section III sets forth those services provided for a
fixed fee and Section IV deals with services provided on a time and
material basis. Please pay particular attention to Section V covering
emergency maintenance. Section VI deals with personal work for
residents/owners by the maintenance/housekeeping personnel.
requests for maintenance must be made through the Resident Services
Desk. Routine requests will be performed during normal office working
hours which are 8:00 a.m. through 4:00 p.m. Monday through Friday.
Emergency requests will be performed at any time. Work orders will be
written for all requests - maintenance staff members are not permitted
to do any work without a written work order. Owners/Residents
requesting maintenance services on a time and materials basis will be
provided with an estimate requiring approval before work is undertaken.
There is no charge for these estimates. Tenants of owners must have
written authorization from the unit owner before work is undertaken.
Bills for maintenance requests are issued by the Association and are
due when presented.
Services Provided Without Charge
• Convector - Preventive Maintenance - 3 times a year inspection - cleaning of drains and replacement of filters (rescheduling charge is $25.00)
Repairs as required.
Unclog drains in bathrooms and kitchens, excluding blockages caused by
foreign objects and malfunctions or blockages in garbage disposals.
• Minor adjustments of toilets to eliminate constant running (Parts replacement chargeable)
• Repair unit entrance door locks.
• Change light bulbs in ceiling fixtures (resident must supply bulbs)
Replacement of unit exterior window/patio door glass window panes and
screens damaged by weather,flying objects and other external natural
phenomena. This service does not include replacement of unit exterior
window/sliding patio door glass panes or screens damaged by
owners/residents, their contractors or agents.
• Maintenance of paint on unit front door and door jamb; exterior only (unless damaged by owner or Contractor)
• Exterminating service (as required)
• Realign sliding patio doors (no replacement of locking mechanism)
• Window washing - exterior only - once a year.
Note: Standard equipment faucets, original to the building, will no
longer be repaired free of charge. Such repairs, if requested, will be
subject to availability of parts, which, due to age, can no longer be
Services Provided on a Fixed Fee Basis
Change unit entrance door lock cylinder at owner's request $150.00
Extra keys - Apartment or Medeco - per key $25.00
Mail box - per key $5.00
Screen repair - window $25.00
Screen repair - sliding door $35.00
Reinstall doors back on tracks (per pair)
Replace smoke detector 9 volt battery (battery included)
Reset circuit breakers only (does not include trouble shooting)
B. Disposal of Items
Appliance (disconnection not included)
Venetian blind (removal from brackets not included)
Television Set $40.00
Box Spring $50.00
Regular Inside Door or Closet Door (per door charge)
Container load or portion thereof (per container charge)
$300.00Services other than the above are quoted upon request based on time, material and applicable 3rd party charges.
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Services Provided on a Time and Material Basis
Some examples of these services are:
Unjam or replace garbage disposal.
Toilet repairs/toilet replacement.
Replacement of faucets & shut-off valves.
Minor interior plumbing jobs.
Replacement of dishwashers, washers and dryers (uninstall old/install new)
Replace bathroom ceiling fan motor.*Not
all types of units have the capability of having a washer hook-up. All
requests for washer hook-ups must be reviewed and approved by the
Building Chief Engineer.
Services other than above are quoted upon request.
Current Labor Charges
Hourly Rate For General Maintenance $30.00
Hourly Rate - Plumbing Work $40.00
Hourly Rate - Electrical Work $35.00
Minimum Service Call Rate is 30 Minutes ½ of applicable rate (as above)
Parts and Materials
All parts and materials are charged at the Association's direct cost plus 10% overhead and handling.
Emergency Maintenance and Repairs
In an emergency situation
such as floods from broken pipes, water left running, clogged drains,
defective appliances, fire, gas leaks or any other condition that, in
the judgment of management, presents a threat to the building and/or
could endanger building occupants, our maintenance personnel will
immediately perform whatever remedial maintenance or repairs that are
required. If affected units are unoccupied and entry is required to
effect repairs, they will be entered by maintenance personnel. In those
instances where special locks have been installed, and emergency master
keys have not been provided to management, unit doors will be forcibly
opened if the nature of the emergency problem so dictates. The cost of
emergency repairs may or may not be the responsibility of the unit
owner. As a general rule, this determination will relate to whether or
not the condition causing the emergency falls into the category of
services provided without fee or services provided with a charge.
In those instances where emergency forced entry is required because
custom lock keys have not been made available to management, the cost
of repairs including those costs incurred to repair common areas which
may be damaged as a result of the forced entry, are the responsibility
of the unit owner.
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As a convenience to the Owners and to provide
them with a level of confidence in people doing the work, Hopkinson
House maintenance and housekeeping staff are permitted to undertake, as
independent contractors of residents/owners, custom work for
residents/owners. Custom work is generally defined as work which is not
within the scope of work undertaken by the Association's housekeeping
and maintenance departments. This work can be done on either a fixed
fee or time and materials basis. Custom work is subject to the
1. Requests for custom services shall
include the scope of work and the name of the staff individual to be
involved. Requests must be made through the Resident Services Desk in
the same manner as Association services are requested. In these
instances, a custom work order will be completed.
2. Custom work
may be performed only on the staff individuals' personal time,
compensation for which will be pursuant to contract directly between
the individual and resident/owner.
3. Custom work may not be
performed using Hopkinson House Owners' Association equipment supplies,
or tools, and may not involve or affect building common areas.
Plumbing (water and gas) and electrical work which would not be
undertaken by the Association on a fixed fee or a time and material
basis is expressly excluded from custom work authorized to be
undertaken by the staff individual on a private basis. Such work must
be performed by licensed contractors in conformity with applicable
codes, and is subject to the Association rules governing use of outside
5. Arrangements for custom work must be in writing
and comply with all the requirements of the “Alterations To Units” and
“Contractors Procedures” provisions of the “Hopkinson House Community
Rules and Regulations.” In addition, the owner and employee must
complete and submit to the Management Office a duly executed “Hopkinson
House Owners’ Association Acknowledgment and Waiver” agreement prior to
any work commencing within the unit. No exceptions to this procedure
will be considered or permitted.
6. The Hopkinson House Owners'
Association extends no warranty, either expressed or implied, or
accepts any responsibility of any nature, for work performed by its
employees who are acting as independent contractors for
residents/owners, when such staff individuals are engaged independently
by residents/owners to perform custom work pursuant to this policy.
Approved by Council:
October 26, 2009
Revised: February 28.2013
For a copy of the Maintainence Policy and Acknowledgment and Waiver Agreement, CLICK HERE
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