Rules and Regulations
The Condominiums of Springbrook
Revised as of April 8, 2019
(Most recent changes are in yellow)
Pursuant to the requirements of Article II, Section a., subparagraph (d) of the By-laws for The Springbrook Homeowner’s Association, the Board of Directors may adopt written rules and regulations to govern the administration, management, maintenance, operation, use, conservation and beautification of the property for the health, comfort, safety and general welfare of the residents. The rules and regulations are not imposed to restrict or infringe on personal rights of the homeowners; rather, they are intended to promote uniformity in applying the rules and regulations for the benefit of all condominium residents.
All uses of the property shall be in accordance with the Illinois Condominium Act, the Declaration, the By-Laws, the Articles of Incorporation, and the Rules and Regulations. The Rules and Regulations apply to each unit owner, guests, employees and agents.
Rules and Regulations
- Landscape Maintenance
- General questions about all requests for landscape and grounds services should be directed to the Landscape and Grounds Committee. All requests for landscape and grounds service must be in writing and submitted to the Landscape and Grounds Committee on the approved Request for Service form by the unit owner. Verbal requests will not be considered.
Unit owners shall not give instructions to any maintenance individuals. The maintenance workers will only follow instructions given to them by the landscaping contractor. Please do not interrupt or delay the work being done. Address all questions to the Landscape and Grounds Committee. Repeated violations of this rule may be subject to a fine pursuant to Section R.
- All requests to change, add or subtract specific plant materials at the Association expense or at the unit owner’s expense must be in writing and submitted to the Landscape and Grounds Committee on the approved Request for Service form. This includes but is not limited to the following:
- Annuals and perennials in the limited common areas and the common areas;
- Removal and/or replacement of dead or badly damaged shrubs and trees located in front of a unit (i.e. in the front yard, between the sidewalk and the street and adjacent to the front of the unit). If approved, the dead or badly damaged shrubs and trees will be removed and replaced by the Association with trees and/or shrubs approximately equal in cost and quality to original plantings.
- Removal and/or replacement of dead or badly damaged trees, shrubs and plantings in limited common areas (i.e. those adjacent to the side or back of the unit, those on the deck or patio or any other tree, planting or shrub located within the boundaries of a unit). The Association will pay for the removal of dead trees in the back and side of a unit. If the unit owner would like the stump removed and/or the tree replaced, it will be at the expense of the owner. If the owner would like to replace the removed tree, the request must be in writing and submitted to the Landscape and Grounds Committee on the approved Request for Service form and must include a landscaping plan for the area.
- The removal of a living tree or shrubbery in a limited common area is at the sole discretion of the Association. If the Board determines that the removal is necessary; such removal shall be at the cost of the Association. The request must be in writing and submitted to the Landscape and Grounds Committee on the approved Request for Service form and must include a landscaping plan for the area. If the Board determines that the removal is not necessary but approves of the removal and/or replacement, then the removal and/or replacement shall be at the unit owners’ expense. Both unit owners in the building must agree with the removal/replacement at the unit owners’ expense.
- The removal of a living tree or shrubbery in a common area is at the sole discretion of the Association.
All requests involving changing a larger area of plantings must be in writing and submitted to the Landscape and Grounds Committee on the approved Request for Service form and must include a landscaping plan for the area. The Committee will submit the plan and recommended action to the Board of Directors for final approval. The Board of Directors may approve or reject the recommendation of the landscape plan and, in the case of non-approval, offer suggestions which would make the plan acceptable.
The Association will mulch, weed and prune all landscaping beds. The Association is responsible for mulching, weeding and pruning of all landscaped beds. All homeowners will be notified by email when the crews will be around to prune. All plants, bushes or trees that the homeowner does not want pruned should be tagged with a white ribbon. If a group of plants, bushes, etc. is not to be pruned then the homeowner must string off and tag the string with white ribbon, so the crew knows not to prune anything in this area. If no tags are shown, then the crews will prune all plants in the beds that require pruning.
After November 29, 2016, if any landscaping or planting is done without approval, the Landscape and Grounds Committee may, at its discretion, submit a plan to the Board of Directors to bring the landscaping up to an acceptable standard at the expense of the owner. Any plantings done without approval may be removed by the Association at the unit owner’s expense and the unit owner may be subject to a fine, pursuant to Section R.
- All requests for area-specific, extra applications of pest or weed control must be in writing and submitted to the Landscape and Grounds Committee on the approved Request for Service form. The Association will apply, at its sole discretion, pest and weed control to lawns, trees, shrubs and plantings as needed.
- MANDATORY WATERING: If the Board determines, by majority vote, that dry conditions are in effect, the Board may require mandatory watering. If a unit owner fails to cooperate, the owner may be subject to fines and be required to pay the cost to remove, repair, and/or replace any common area element or limited common area element that the Board determines was damaged by the lack of water.
B. Irrigation System Maintenance
- The Association shall provide for all irrigation system maintenance under the Grounds Maintenance Contract (as long as the problem is not caused by homeowner negligence).
- The repair or replacement of all of the irrigation system, including but not limited to the reduced pressure vacuum breaker (RPZ) and the controller, shall be at the expense of the association as long as the problem is not caused by homeowner negligence.
- The annual testing of the reduced pressure vacuum breaker (RPZ) shall be at the expense of the association.
C. Snow Removal/Ice Control
- Walks and drives will be shoveled and/or snow blown as required. Snow will not be removed from private areas such as patios and decks.
- Ice Control: The Springbrook Homeowners’ Association shall apply a potash/urea mixture or similar product to walks and driveways as required. Rock salt is prohibited.
D. Exterior Appearance and Changes
- Unit owners who have requests, questions or concerns regarding exterior ornaments/décor should submit them in writing to the Beautification/Exterior Compliance Committee.
- Photos of all proposed ornaments/décor shall be submitted in writing prior to installation.
- This committee will recommend acceptance of ornaments/décor or resolution of a concern to the Board of Directors for final decision
- Unit owners shall not make any exterior alterations to buildings and grounds without prior written permission from the Board of Directors. Any requests for alterations shall be submitted to the appropriate committee for recommendation to the Board of Directors.
- Mailboxes must be of uniform design, form and color as approved by the Board of Directors.
- Mailbox posts, mailboxes, light posts, garage light fixtures, and door light fixtures (front, back, deck, patio) are maintained by the Association. [Light bulbs not included.] Painting will be done as needed.
- Patios and decks are considered private but will be included in the maintenance budget by the Association. No patio or deck will extend beyond the privacy separation between units.
- Cement patios will be power-washed by the Association on a rotating basis. Replacement is at the cost of the unit owner.
- Patios that are paved (even those approved by the Association) must be maintained by the unit owner even if they were there when the owner bought the unit.
- Front Stoops and Stairs with Pavers: Pavers on the front stoops and stairs of a unit must be maintained by the owner even if they were there when the owner bought the unit.
- Enforcement – The Board retains the right to require the unit owner to complete maintenance/repairs/replacement that the Board considers necessary for safety or aesthetic issues. If the Board determines that work is needed, one attempt will be made to contact the unit owner by telephone (if a telephone number is available) and/or email (if an email address is available). If no contact is made, a letter will be sent by the USPS to the unit address requesting the owner to contact the Chair concerning the issue within 30 days of the date of the letter. Upon contact, the Chair will work with the unit owner to prepare a schedule to contact a repair/maintenance entity, get approval for the plan if needed, and complete the repairs. If the unit owner does respond within 30 days, the Board may have the necessary work done at the unit owner’s expense and the unit owner may be subject to a fine, pursuant to Section R.
- Unit owners may install only the type and color of storms and/or screen doors and porch enclosures as approved by the Board of Directors.
- Unit owners shall not install pavers and/or tiles anywhere on the property without prior written permission from the Board of Directors. Any requests for pavers and tiles shall be submitted to the Building Committee for recommendation to the Board.
- Cabanas and gazebos are not permitted without the written approval of the Board of Directors. A plan and description of the structure must be submitted to the Board of Directors prior to installation.
- Solar panels and window air conditioners are not permitted.
- Basketball hoops both attached and free standing are prohibited
- Artificial flowers are not allowed in flower pots, planters, or gardens
- Silk flowers (not plastic) are allowed in wreaths/decor on front doors or next to front door.
- One wreath/decor on front door or next to front door is allowed. (This rule does not apply to back patios and decks.
- Lawn and garden ornaments
- Ornaments are not allowed in the lawn (grassy) areas.
- Garden ornaments (art) are only allowed in gardens (landscaped/mulched areas).
- There shall be no more than 3 front garden ornaments and they will be no more than 60 inches tall.
- All garden ornaments/décor placed in the gardens must be approved by the Board prior to installation.
- Bird feeders, bird baths, and bird houses are allowed on the side and the back of the buildings within landscaped/ mulched areas.
- These items must be kept in good condition and bird feeders filled with bird food.
- If not in use, these items shall be removed.
- The Board retains the right to request removal of items from homeowners’ gardens.
- Front porches may be decorated with flower pots, planters, hangings, and limited outdoor furniture.
- These items may not obstruct the entrance to doorways.
- One hanging planter or decorative art may be hung from the front porch roof cross-beams.
- Flower pots and planters must be planted with living flowers.
- One chair and/or table may be placed on the front stoop OR a grouping of flower pots (no more than 3) may be placed on the front stoop.
- Furniture, planters, ornaments, or flower pots, etc., may not block sidewalks for the safety of residents and visitors
- Emergency personnel must be able to move quickly and without obstruction.
- Exterior doors, storm doors, trim and garage doors must utilize type and colors approved by the Board of Directors.
- Front doors on both units of a building must be the same type and color.
- Shutters on both units of a building must be the same color, style, and size. (When there is a change in the future to doors, trim, and garage doors that are presently not in compliance, they must be brought into compliance upon their change.)
- Patio and/or deck furnishings such as furniture, umbrellas, outdoor art or plant materials shall not obstruct the view or be detrimental to the enjoyment of other residents or detrimental to the aesthetics of any other unit.
- Holiday decorations are acceptable provided installation does not permanently damage the structure. All holiday decorations shall be removed within thirty (30) days of the holiday.
- Retractable or fixed deck awnings are not permitted without the written approval of the Board of Directors prior to installation.
- Proposed installation of additional skylights or radon mitigation outlets on any unit must be submitted to the Board for approval and associated costs are the responsibility of the homeowner. Upon completion of installation, the Board shall have the option of hiring an inspector to verify that the installation has not damaged the unit in any way and that such installation meets all applicable city codes. The cost of hiring such an inspector shall be shared equally between the homeowner and the association. If the installation is not deemed satisfactory by the inspector, the homeowner shall be responsible for all costs to bring the installation up to the standard set by the inspector. After meeting this standard, any future repair needs shall be the responsibility of the association to such extent as if such installation had been a part of the original construction.
- If a unit owner wants to close up a basement window, it must be glass brick, meet city code and must be installed by a licensed, insured contractor who has been approved by the Building Committee.
E. Exterior Lighting
- All outdoor lighting is standard and may not be modified. No additions to outdoor lighting shall be made.
- Permanent additional patio and deck outdoor lighting, solar lighting or bug control devices are not permitted except by written permission of the Board of Directors.
- Turning on the garage and pole lights from dusk to dawn is mandatory.
- Light sensors in light fixtures are suggested to allow for automatic on/off lighting.
- Holiday lighting is acceptable provided installation does not permanently damage the structure. All holiday lighting shall be removed within thirty (30) days of the holiday.
F. Window Washing
- Window washing is the responsibility of the individual owner.
G. Garage, Motor Vehicle, and Recreational Vehicles
- Garage doors shall be kept closed except when entering and leaving.
- Flammable or noxious materials shall only be stored in certified containers and the total amount must not exceed five gallons. Garage, driveways and parking spaces shall not be used for offensive or unsightly activities such as automobile repair.
- Motor Vehicles:
- Automobiles are to be parked in the garage. Residents are not allowed to park their vehicles on SHOA streets or in their driveways from 10 pm to 6 am. The regular parking of automobiles on the street or in the driveways will not be permitted without the written consent of the Board of Directors.
- Inoperable, abandoned or junk vehicles are prohibited from parking in the subdivision. This includes vehicles without current license plates, current state inspection stickers, vehicles with flat tires, wheels missing, extensively damaged, or any other external signs of inoperability; and/or vehicles for which no owner can be found. If any such vehicle is parked in the subdivision, a notice will be affixed to its windshield. If the condition is not rectified within seven (7) days, said vehicle will be towed without further notice by the Association, at the owner’s expense.
- Recreation Vehicles and Trailers:
- Owners of recreational vehicles and trailers that are too large for parking in a garage shall make arrangements for the storage off property. They shall not be parked in driveways, streets or common elements, or used for living accommodations while on the property.
- Mini-bikes, trail bikes and snowmobiles shall not be driven on the property except on the roads for the purpose of entering or leaving the property. Storage of these vehicles or their trailers must be in the garage or stored off property.
H. Refuse Storage and Removal
- Refuse shall be placed in plastic bags supported in a proper container in the garage unit. Individual containers outside the unit are not permitted.
- It is the unit owner’s responsibility to have the refuse container on the curb on the designated pickup day. Emptied containers are to be returned to the garage. Unit owners must comply with city ordinances with respect to timing. The city ordinance states the earliest refuse may be taken to the curb is 4:00 PM on the day preceding pickup and returned no later than 11:00 PM on the day of pickup.
Residents shall refrain from any activity that creates a nuisance to neighboring residents. Unit owners who recognize an activity as a nuisance or excessive are advised to try to work out an agreeable solution with the source of the nuisance. If not resolved/resolvable, see Method of Enforcing Rules and Regulations contained within this document.
- Noise pollution.
- Wind chimes that are loud or chime continuously are not permitted.
- Interior audio equipment such as TV’s and stereos must be placed and operated so that sounds do not penetrate separating unit walls or outside walls.
- Unit owners must not operate exterior audio equipment such as speakers, boom boxes or stereos at volumes that are disruptive to neighbors.
- Outside security alarm sirens, speakers, bells and strobes are prohibited.
- All persons shall reduce the noise level between the hours of 10:00 P.M. and 8:00 A.M.
- Disorderly behavior: Obnoxious or offensive activity that may be, or may become, an annoyance or nuisance to any resident shall not be permitted. Activities that may interfere with the quiet enjoyment of any resident are prohibited.
- Only common domestic animals, such as dogs, cats and birds shall be permitted. The board of directors must approve the breed of a dog.
- All dogs and cats shall be licensed and immunized as required by law.
- There shall be no more than 2 household pets, each under forty (40) pounds mature weight, maintained in any unit unless prior written consent is given by the Board of Directors. The Board of Directors for any reason may withdraw such approval at any time upon ten days notice to the pet owner.
- All pets shall be under control, kept on leashes or properly caged. Pets are not to run loose on the property or be secured on decks or patios unattended.
- All pets will reside within their owner’s dwelling. No structure for the care, housing, or confinement of any animal shall be maintained outside of the residence including enclosed fencing.
- No pets shall be kept, bred or maintained for any commercial purpose.
- Invisible fence systems are permitted in the backyard only. (Effective 7.22.2013) Clarification per 7.14.14 minutes: The grandfathering of the dog fences currently installed in the front yard does not convey to the new owners.
- Pet owners are responsible to clean up after their pets on the property.
- Any pet causing or creating a nuisance or unreasonable disturbance shall be permanently removed from the property upon 14 days written notice from the Board of Directors.
K. Television Systems/Antennas
- Cable TV is available to each unit. Hookup, monthly fees and additional outlets are at the expense of the unit owner.
- Exterior antennas, including satellite dishes, shall not be affixed to the exterior of any building, roof or be placed on the property, unless approved by the Board of Directors prior to installation. If an exterior antenna or satellite dish is approved by the Board of Directors, all upkeep and repair of such, as well as roof repairs to the unit needed because of the presence of the antenna or dish shall be the responsibility of the current homeowner, regardless whether installation was done by the present or previous homeowner.
L. Garage Sales/Estate Sales
- Garage Sales (per minutes of July 10, 2007) are prohibited due to traffic and safety considerations.
- Estate sales are permitted but must be held inside the unit and no objects are to be displayed in the garage or outside. The sale must not exceed a three (3) day duration. No advertising signs are permitted unless approved by the Board of Directors per paragraph M. Signs contained in this document.
- Residents cannot display signs of any type for any purpose unless approved by the Board of Directors.
- Security system signs may be displayed directly in front of the front porch pillar when possible.
- An alternative can be to display the security system sign with a sticker in the lower window next to the front door.
- One real estate sign may be displayed when a unit is for sale.
N. Personal Items
- The property shall be kept clean of rubbish, debris and other unsightly materials.
- No clothes, sheets, blankets or laundry of any kind may be hung out or exposed on the property.
- Personal items such as bicycles, toys, furniture, trailers, clothing, campers and other articles shall not be stored on the property including driveways, streets and parking lots.
O. Common Areas
- The common areas are simply described as all property except the units. These areas are provided for the common good and therefore the following rules and regulations apply:
- Camping is not permitted.
- Driving vehicles on grass surfaces is strictly prohibited.
- Tree houses, sheds, doghouses or any other type construction is not permitted.
P. Winter Heat
All unit owners must maintain a minimum of 55 degrees whether the unit is occupied or vacant. Any damage resulting from non-compliance will be directly assessed to the unit owner.
A unit or a portion of a unit shall not be rented and no transient tenants are allowed. All units are to be owner occupied only.
R. Method for Enforcing Rules and Regulations
- A member of the Board of Directors or a designated appointee shall meet with each new unit owner to ensure they have a copy of the Rules and Regulations. A copy of the Declaration and the By-Laws can be provided electronically upon request. The unit owner shall review the documents. To ensure understanding for compliance, the representative shall review the Rules and answer any questions concerning them.
- Any changes to the above-referenced documents shall be distributed by email to each unit and duplicate copies will be available through the Board of Directors. Possession of these documents is the responsibility of each unit owner. It is the unit owners’ responsibility to keep current on all changes made to the Rules and Regulations. Unit owners are responsible for the actions of their guests.
- Unit owners should report infractions of the Rules and Regulations to any Committee Chair or member of the Board of Directors. The Board will determine the appropriate actions to be taken.
- The Board of Directors, at their discretion, may require a complaint in writing, stating the date, time and place of each infraction to be formally submitted to the Board. Upon submission of a written and signed complaint, the Board of Directors must immediately notify the unit owner of the alleged violation by telephone or email. A sample form for complaints is attached at the end of the Rules and Regulations.
- Upon receipt of a written and signed complaint, the Board must investigate. If necessary, the appropriate Committee Chair will physically inspect the common area, limited common area, or within a unit.
- If a written, signed complaint relates to a limited common area or a safety issue inside a unit, the unit owner must permit the Committee Chair and a properly licensed inspector to enter a unit for an inspection. The inspection will be conducted at a preselected date and time. Refusal to cooperate may be deemed an admission of the violation.
- The President or Vice-President shall prepare a written notice of violation stating the alleged violation and the rule violated. The notice will be delivered to the unit owner by email and USPS. The notice will state the time and place of the meeting in which the Board will consider whether a violation has occurred and what actions will be taken. The Board meeting will be held in executive session. The unit owner may attend to present information for the Board’s consideration.
- Upon a determination that a rule has been violated, the Board of Directors may impose fines going back to the first date of the violation, begin legal proceedings or commence other actions as deemed necessary. In addition to any fines, the cost to remove, repair, and/or replace any common area element or limited common area element shall be charged to the responsible unit owner at the Board of Director’s discretion.
- After the executive session and in an open meeting, the Board of Directors, by majority vote, may impose a fine of up to $100.00 per day from the first day of the infraction to the day that the violation is cured to the satisfaction of the Board. The unit owner will be notified of the amount of the fine and of any costs to remove, repair, and/or replace any common area element or limited common area element by email and USPS.
- Nothing in this section shall interfere with or compromise any fees or actions taken by the Board of the Springbrook Homeowners’ Association for late or non-payment of association dues.
- The Board of Directors must approve any short-term deviation from these Rules and Regulations in writing.
S. Payments of Fees and Dues
A penalty of $15 will be charged to any homeowner whose association dues are received after the 20th of the month in which they were owed. Payments received will be applied to the oldest receivable. Effective December 1, 2013.
T. Method for Adding, Amending or Deleting Rules and Regulations
The Board of Directors has the sole authority to add, amend or delete rules and regulations. The Board of Directors shall notify homeowner’s of such actions.
Owners wishing to add, amend, or delete from a specific rule or regulation should make their request in writing to any member of the Board of Directors. The Board of Directors shall refer the written request to the appropriate committee for review. At the recommendation of the committee, the Board of Directors will act to either approve, reject or modify the request and revise the document accordingly.
U. Board Approval Policy
All decisions or approvals requiring a majority vote by the Board of Directors must be made during a board meeting and recorded in the minutes.
Proxy voting will no longer be allowed. Unit owners may vote only (i) by submitting an association-issued ballot in person at the election meeting; or (ii) by submitting an association-issued ballot to the association or its designated agent by mail (iii) by submitting an association-issued ballot to the association or its designated agent by technological means. A unit owner who submits a vote by mail or electronic or acceptable technological means may request and cast a ballot in person at the election meeting, thereby voiding any vote previously submitted by that unit owner
A signed copy of a complaint must be sent by USPS to the Board of Directors, Springbrook Homeowners Association, at
Springbrook Homeowners Association
PO Box 15021
Loves Park, IL 61132-5021
Any photos or other proof of the violation must be submitted with the complaint.
Dear Board of Directors,
I, __________name and address_______________________________
am reporting a violation of the Springbrook Homeowners Association Rules and Regulations.
On ___________[date and time]__________________,
_[describe the violation]_____________________________________
at ____[address or place where the violation occurred]____________.
This is in violation of the ________[state the rule from the SHOA Rules
and Regulations] ___________________________________________.