Rules and Regulations

Mountain Meadows

We are pleased that you have chosen Mountain Meadows for your home, and we hope to have you reside here for many years to come. We are proud of Mountain Meadows Apartments and we want to ensure its continued success as well as your happiness through quality lifestyle, professional management services, mutual communication, and resident involvement and participation.

Although courtesy and consideration of one’s neighbors is always a good substitute for rules, through several years of experience, we have established general policies which we have found necessary to ensure the happiness of all residents. With your comfort and safety in mind, the following rules and policies are incorporated into your Residential Rental Agreement.

OFFICE HOURS:

The office is open Monday through Friday, 9:00 a.m. to 12:00 p.m. and 1:00 p.m. to 4:00 p.m., except on observed holidays. The Resident Manager’s office phone number is (909) 878-8016.

Please honor residents’ privacy. Do not enter the office while another resident is present.

RENT:

The rent is due on the first of the month. Rent checks or money orders (no cash, please) may be brought to the office during regular office hours.

A late fee of $25.00 will be charged in connection with any rent payment not received by the fifth day of the month plus $1.00 for each additional day that the rent remains unpaid during the month it is due. These late fees will be collected.

A service fee of $25.00 will be charged for returned checks. Following the occasion of two checks being returned by the bank, rent payment by cashier’s check or money order will be required.

KEYS AND GATE REMOTES:

1. A set of keys is issued to each resident member listed on the apartment lease.
   a. One key for your apartment door and storage closet door
   b. One key for the clubhouse entrance door.
   c. One key for your mailbox.
   d. One gate remote (only if you have a car, if you do not own a car no carport space or gate remote will be issued.
2. Extra keys will be provided upon written request and a deposit of $10.00 per key.
3. Charges for lost keys will be made at the rate of $2.00 per key.
4. There shall be no alterations or replacement of locks without prior notification to the Manager, who must retain a master key to all premises to be used in case of emergencies and for maintenance.

PARKING:

1. Carport spaces are for tenants with cars only. A space will be assigned when you sign your lease agreement. If you do not have a car, no space will be assigned.
2. In the parking lot, a catch pan must be used to catch any drips if your car leaks oil. Your car must be in running condition at all times. No car maintenance (other than emergency work) shall be permitted on the premises.
3. Boats, commercial trucks, campers, trailers, recreation or commercial vehicles are expressly prohibited from being parked on premises.
4. No vehicle shall be parked in such a manner as to block thoroughfares, snowplows, or the ingress or egress of others.
5. Any motor vehicle that is not in operating condition and remains in that condition for a period of seven days shall be removed from the parking area promptly after the inoperable condition becomes known.
6. No car washing will be permitted on the premises.
7. The speed limit in the parking area is 5 miles per hour.
8. Vehicles violating parking rules are subject to tow away at owner’s expense.

APARTMENTS:

1. All shelves and drawers are to be lined with non-contact paper.
2. Garbage disposals are to be used only when running cold water is turned on fully. Continue to run the water for a few seconds after the disposal is shut off.
   a. Make sure that none of the following are put in the disposals; stone, bones, fruit pits, metal or fibrous materials such as paper, cloth, tape, celery, or cornsilk.
   b. If a disposal unit is damaged and has to be replaced because of negligent use, the tenant will be charged for the replacement.
3. Toilets must have nothing put in them except human waste and toilet paper. If there is a blockage caused by foreign material being thrown or dropped into the toilet and a plumber needs to be called, the resident will be charged for the repair and service call.
4. Please read your appliance operation manuals carefully before use. Foreign objects removed from plumbing and/or appliances is not considered normal maintenance, and service and/or damage charges will be assessed.
5. Window and Window Coverings:
   a. Exterior window cleaning is the responsibility of the owner, and will be performed on a regular basis.
   b. Interior window cleaning is the responsibility of the resident. If assistance is needed in removing or replacing windows or screens, please contact the office.
   c. Please close all windows and doors when necessary to avoid possible damage from storm, rain, or other elements. You are responsible for all damage resulting from failure to do so.
   d. Window coverings are provided and are intended to lend an overall uniform appearance. These shall not be replaced without prior written approval of the Manager.

OCCUPANCY POLICIES:

Occupancy policies at Mountain Meadows Apartments have been set with the goal of balancing the need to avoid overcrowding with the need to make the most effective use of the available space, and to provide residents with the optimum amount of flexibility possible. The general resident occupancy standards that shall be used to determine a household’s unit size are as follows:

ALL APARTMENTS ARE ONE BEDROOM, MAXIMUM OF TWO PEOPLE.

1. No more than two persons may occupy a bedroom.
2. Permanent bedroom space may not be provided for others who are not members of the Qualified Household.
3. As stated in your lease, your unit at Mountain Meadows Apartments must be your primary place of resident and shall be occupied only by the members of your household whose names appear in the resident rental agreement. If you or any member of your household plan to be absent from your unit for more than two weeks, please inform the Manager
4. Live-in attendants may reside in the units of those resident households which have received the permission of the Manager in conformance with the rules and qualification of the Personal Care Attendant addendum to the Residential Rental Agreement.
5. In the event that a resident become physically or mentally incapacitated to the point that the household is unable to fully discharge the responsibility of tenancy, the landlord may terminate the tenancy in accordance with the termination and eviction procedure as stated in your Residential Rental Agreement.
6. There shall not be the operation of any commercial enterprise or unlawful activity permitted either in the apartment unit or common areas.

COMMON AREAS:

1. The common area entrances, walkways and landscaped areas shall not be obstructed in any manner nor used for storage or any purpose other than that for which they were designed.
2. Nothing shall be placed or left overnight in the common areas, nor shall any linen, clothing, curtain, rugs, mops, or any other items be shaken or hung on or from any window, door, railing or balcony.
3. Nothing shall be swept or thrown out of windows or over balconies of the building.
4. The Owner or its Management Agent shall not be responsible for any articles intended for delivery to a tenant that are delivered or left in any public place.
5. Notices shall be posted only on bulletin boards provided for that purpose.
6. Great care should be taken during any furniture moving operation on the premises. Any damage to the premises will be charged to the resident.
7. There shall be no storage of articles outdoors or anywhere on the premises other than in the covered storage facilities provided on each deck.

SMOKING:

Smoking is not permitted in any apartment unit, common area, including office, the community room, hallways, and courtyard.

PETS:

No Pets are allowed on premises.

Assistance (Service/Companion) Animal

Federal and State laws require that Landlords allow individuals with a disability to have service or emotional support animals on residential rental property. Landlords can require Tenants to submit a written Request for Accommodations including healthcare provider certification, signed assistance Animal Agreement and Landlord approval prior to the Assistance (Service/Companion) animal being allowed on the premises. Request for Accommodations Forms are available from the resident manager.

Assistance Animal Agreements are incorporated into the Residential Rental Agreement for premises. Tenant agrees to strictly abide by the following reasonable rules of conduct for the assistance animal:

1. Tenant shall always maintain control of animal and represents that animal will not cause any damage, discomfort, annoyance, nuisance or in way to inconvenience, or cause complaints, from any other Tenant, guest, neighbor or employee. The Tenant is totally responsible for his/her assistance animal. If an animal becomes unruly, disturbs the peace and quiet enjoyment of other Tenants through nuisance, excessive noise including barking, whining, or exhibits behavior that poses a threat to the health and safety of other Tenants or animals (such as aggressive barking, growling, lunging, attacking, or attempting to attack), Tenant may be asked to remove animal from Premises as outlined in paragraph 11 below.
2. Tenant is responsible for cleaning up after assistance animal and promptly and properly disposing of all animal waste. Tenant must provide and maintain an appropriate litter box, if applicable. Use of the common area grounds or amenities or the floors, balconies, patios of the Premises for animal waste elimination is prohibited.
3. Tenant must keep the animal leashed or harnessed (or in a carrier) and under complete control of a responsible person at all times when outside the unit, so long as the conditions do not interfere with the normal performance of the animal’s duties. For example, a leash requirement may interfere with the ability of a guide dog, signal dog or service dog to assist an individual, in which case the animal may be under voice control or otherwise responsive. Similarly, a “no noise” requirement may interfere with a dog’s job of barking to alert a blind individual to a danger or someone at the door, but incessant barking may violate reasonable restrictions relating to nuisance. Any such conditions may not be more restrictive than those imposed upon other animals on the property.
4. Tenant agrees no animals will be left alone, or tied, chained or placed outside of the unit, including but not limited to patio and balcony areas.
5. Tenant shall be liable to Landlord for all damages or expenses incurred by Landlord in connection with animal, including but not limited to damage above ordinary wear and tear to the premises, common area grounds or amenities caused by animal. Tenant may not leave animal food or water outside the unit and must maintain food and water inside the unit in such a way that it does not become an attractant for pests.
6. Tenant must control fleas and ticks by use of appropriate flea/tick control products.
7. In the event that Landlord, contractor, vendor or maintenance personnel need access to the unit, the animal will be confined or removed from the unit during such period.
8. Assistance animal offspring are not permitted and Tenant will not breed the animal or otherwise allow the animal to produce offspring.
9. While assistance animals are not pets, animal must have all vaccinations and licensing required by law and Tenant must provide proof of vaccinations and licensing, including expiration dates to Mountain Meadows Landlord. (All dogs in the County of San Bernardino are required by law to be vaccinated and licensed. California Health and Safety Code Section 121690 and San Bernardino County Ordinance No. 1764, Section 32.0207 and 32.0209).
10. Assistance animals that appear to be poorly cared for or abused will be reported to the appropriate authority for possible removal at the Tenant’s expense.
11. If an animal disturbs the peace and quiet enjoyment of other Tenants through nuisance or if Tenant is not complying with Tenant’s obligations under this Agreement, Tenant will be given an opportunity to cure the problem. If the problem is not cured, Tenant will be required to remove the animal from the Premises or risks eviction. If an animal’s behavior poses a threat to the health and safety of other Tenants or animals at the property, the animal will be required to be removed or again Tenant will risk eviction.
12. No assistance animal will be allowed in the Premises unless an Assistance (Service/Companion) Animal Agreement is completed. Tenant may not bring additional assistance animals into the Premises that have not been approved or add assistance animals without prior written request, verification, approval and documentation.

VISITING GUESTS:

1. We encourage the visiting of friends and relatives. We ask only that you consider your neighbors and see that your guests are reasonably quiet.
2. Visiting guest may stay no longer than fourteen (14) days per year (without prior written permission). If it is an emergency situation, come to the office for possible arrangements.
3. Visiting pets will absolutely not be allowed: Any resident who allows a guest pet in his/her apartment will be required to pay for any resulting damages and will be subject to the consequences of violating the Residential Rental Agreement.
4. Residents will be held legally and financially responsible for the actions and damage of their guest or visitors, and are expected to make them aware of these Rules and Regulations.

PERMITTED HEALTH CARE RESIDENT (LIVE-IN CAREGIVERS):

Mountain Meadows is an affordable senior restricted (62 years of age or older) independent living housing community. Under fair housing laws landlords need to provide reasonable accommodations for residents requiring a Permitted Health Care Resident. Landlords can require Tenants to submit a written Request for Accommodations including Health care provider certification, signed Agreement and Landlord approval prior to the Permitted Health Care Resident residing with the tenant. Request for Accommodations Forms are available from the resident manager.

The following are the Rules, Regulations and Responsibilities to obtain landlord approval for a Permitted Health Care Resident (Live-in Caregiver).

1. Definition of Permitted Health Care Resident:
   A Permitted Health Care Resident is defined as a person hired to provide live-in long term or terminal health care to a qualifying resident, or a family member of the qualifying resident providing that care. (Civil Code Section 51.3(b)(7).) The care provided by a Permitted Health Care Resident must be “substantial in nature,” and also must provide either medical treatment or “assistance with necessary daily activities,” or both.
2. The Permitted Health Care Resident is not considered a tenant for the purpose of income qualification, is not liable for paying rent and is not named in the Residential Rental Agreement.
3. There is no age restriction on the Permitted Health Care Resident.
4. The Permitted Health Care Resident has no right to continue living in the unit if the tenant with the disability dies or moves out. If the Permitted Health Care Resident refuses to move, the landlord can follow the state landlord-tenant act process for eviction.
5. Continuation of Occupancy in the Absence of Qualifying Resident: The Qualifying Resident would continue to be responsible for paying the rent and utilities for the unit upon his/her absence. When a qualifying resident temporarily vacates a unit, the qualifying resident’s Permitted Health Care Resident has limited rights to continue his/her occupancy, residency or use of the unit if both of the following are applicable:
   The qualifying resident’s absence was due to hospitalization or other necessary treatment, and the qualifying resident expects to return to the unit within ninety (90) days from the day the absence began; (Civil Code Section 51.3(b)(7)(A), 51.11(b)(7)(A)) and
   The absent qualifying resident submits a written request to Landlord stating that the qualifying resident desires that the permitted health care resident be allowed to remain in order to be present in the unit when the qualifying resident returns. (Civil Code Section 51.3(b)(7)(B), 51.11(b)(7)(B)).
6. Landlord must verify the need for the Permitted Health Care Resident to provide the necessary supportive services essential to the care and well-being of the person by obtaining from the resident’s physician (see attached Physician’s Certificate for Permitted Health Care Resident).
7. Permitted Health Care Resident are required to meet the Landlord’s screening criteria including criminal screening procedures. Landlord may deny residency to Permitted Health Care Resident who refuses to be identified or consent to limited screening. Landlord may deny residency to a live-in Permitted Health Care Resident if the limited screening checks reveals:
   • A record of disturbance of neighbors, destruction of property, or living or housekeeping habits at present or prior residences that may adversely affect the health, safety, or welfare of other tenants or neighbors.
   • Criminal activity such as crime of physical violence to persons or property and other criminal acts including drug-related criminal activity that would adversely affect the health, safety, or welfare of other residents or staff or cause damage to the unit or the complex.
   • A record of eviction from housing.
   
   Denial of a particular Permitted Health Care Resident will not result in denying you permission to select another Permitted Health Care Resident.
8. Permitted Health Care Resident need to acknowledge that Mountain Meadows units are all only one (1) bedroom and no larger units are available.
9. Permitted Health Care Resident will be not be assigned a parking space.
10. Permitted Health Care Resident will need to acknowledge that they have read and understand the Mountain Meadows Senior Housing Complex House Rules, Special Policies and Information and that the landlord has the right to evict the Permitted Health Care Resident if he/she violate any house rules, special policies and information (a copy is attached).

TRASH DISPOSAL:

1. Trash is to be disposed of in authorized receptacles only. All trash is to be neatly and securely contained in appropriate-size trash bags.

2. Cardboard boxes are to be flattened and carried outside and placed in the dumpster.

MAINTENANCE REQUESTS:

All needed maintenance work is to be reported to the office in person and a work request signed. Please report all disorders as soon as possible.

ANNUAL MAINTENANCE INSPECTION OF APARTMENTS:

The landlord requires an annual maintenance inspection of each apartment. The purpose is to determine the repairs needed and review the general care of the facilities. Reasonable advance notice will be given.

OTHER GENERAL RULES:

1. Residents shall not make nor permit any disturbing noises in the buildings, parking areas, or common areas by themselves, their families, employees agents, visitors, or licensees, nor shall residents permit anything to be done by such persons which will interfere with the rights, comfort or convenience of others. Please do not play, or permit to be played, any musical instrument or operate any stereo, radio, or television on the premises in such a manner as to be disturbing or annoying to other occupants in the building during all hours and, in particular, between the hours of 10:00 P.M. and 8:00 A.M.
2. The Owner or its Management Agent is not responsible for any lost or missing articles.
3. The Owner, it Management Agent and employees are not responsible for damages to personal property caused by fire, flood, theft, or vandalism. IT IS STRONGLY RECOMMENDED THAT ALL RESIDENTS OBTAIN PERSONAL PROPERTY INSURANCE. The Owner, Management Agent and employees are not responsible for any injury claim whatsoever.
4. Management reserves the right to make such other further reasonable rules and regulations as in its judgment may from time to time be needed for the safety, care, cleanliness, protection and operation of the premises and for the preservation of good order.