Rules and Regulations

There is a new version of the Rules and Regulations. Please use the following link to download a copy:

Bylaws

Articles of Incorporation

Declarations

London House Rules Violation Form

All residents are required to abide by the Rules and Regulations. If you are leasing your unit, please be sure to give a copy of the Rules and Regs to your tenants.

Emergency Numbers

General Rules and Regulations
Balconies
Board of Directors
Clubroom
Common Areas
Guests
Heating Requirements
Homeowners Association (HOA) Fees
Insurance
Keys
Laundry Facilities
Leasing Your Unit
Lockouts
Mail, Parcels & Packages
Management Company
Miscellaneous
Moving & Deliveries
Noise
Parking Lot
Pets
Pool & Patio
Remodeling and Architectural Changes
Resident Caretaker
Security
Selling Your Unit
Signage
Smoking
Storage Closets
Trash & Recycling
TV - Cable & Satellite
Enforcement and Penalties
Satellite Dish Policy & Application
Appendix A Rules Violation Form
Appendix B Architectural Change Form
Appendix C

EMERGENCY NUMBERS:
Fire, Police Ambulance -- Call 911

Association Emergencies
Electrical -- 800-481-4700
Plumbing -- Unit Homeowner Responsibility
Noise and Nuisance         
Denver Police Non-Emergency 720-913-2000

MANAGEMENT COMPANY
Western States Property Services, Inc.
9145 E.  Kenyon Avenue, Suite 100
Denver 80237
Ph: (303) 745-2220   
Fax: (303) 745-3335

LONDON HOUSE CONDOMINIUM ASSOCIATION HANDBOOK OF RULES AND REGULATIONS
Whereas, the Board of Directors of the London House Condominium Association desires to establish, adopt and enforce the following Rules and Regulations of the Association, to be effective as of the below date and as of such date, to supersede all Rules and Regulations previously adopted by the Board. These Rules and Regulations are not meant as a replacement for the Condominium Declarations; they are meant to complement them. In the event of a conflict between these Rules and Regulations and provisions of the Condominium Declarations the provisions of the Declarations will prevail. These rules are IN ADDITION to ordinances of the City and County of Denver, which provide for additional penalties.

NOW, THEREFORE, effective as of this 12th day of November 2007, the Board hereby establishes, makes and adopts the following provisions to the Rules and Regulations of the Association.

BALCONIES
Balconies are limited common elements that are assigned to the exclusive use of the individual homeowner. Their use is subject to Association Rules and Regulations. Balconies may not be used for the following purposes:

  • the storage of trash
  • the hanging of clothes line
  • the place for pets' eliminations
  • the entrance or exit point for persons, furniture, trash or other items
  • the affixed base for a satellite dish
  • the storage or use of furniture upholstered for indoor use


When cleaning your balcony, no dirt or trash may be swept off or dumped over the balcony sides. In case of excessive amounts of snow, you may dispose of the snow over the edge of the balcony so long as you don’t dump it on someone’s car or any other structure that can be damaged.

All items visible above the balcony ledge must be kept in a clean, neat and presentable manner at all times. Failure to do so will result in their removal. The use of barbeque grills must be in compliance with Denver City Fire Department ordinances. Only electric grills or gas grills using a propane tank of no more than one pound are permitted. Charcoal grills are strictly forbidden. A gas grill is provided for homeowners’ use in the outdoor patio area.

All objects placed on a balcony are done so at the sole risk of the homeowner. The homeowner has full liability for any object that falls from their balcony and causes any damage or injury. Enclosed balconies are not considered part of the inside of a condominium. They remain limited common elements and the Board of Directors cannot guarantee that these enclosed rooms will be waterproof, nor will the Association be liable for repairs due to water damage.

BOARD OF DIRECTORS
The Board of Directors is the executive body and the primary policy-making body of the Association. The Board oversees and directs the activities of the Resident Manager, the Management Company, and other agencies and employees of the Association. The Board manages the Association's budget with the assistance of the Management Company and sets the monthly Homeowners fees.

The Board consists of three to nine homeowners (resident and non-resident) with terms of office having staggered expiration dates. The term of office is either two or three years in length. If a Board member resigns from office, the Board will appoint an interim member to fill the remainder of the term.

Board membership is a voluntary position. Board members receive no remuneration for their time and services.

Monthly Board meetings are usually held on the second Wednesday of the month (as of January, 2008), in the London House clubroom, and the annual Homeowners’ Meeting is held during the first part of November. Homeowners are encouraged to attend these meetings.

CLUBROOM
Any resident of the London House who is current on their association dues may use the Clubroom. Use of the room is by reservation only.

Reservations must be made with the Resident Manager and a $100.00 refundable cleaning/damage deposit is required. Checks or money orders will be accepted. Damage repairs or cleaning costs will be deducted from the deposit. Any additional charges that may be necessary will be levied directly to the homeowner's HOA account.

The reserving resident must be in attendance for the entire duration of the reserved event. In accordance with current fire code, only 50 people may be in the clubroom at any one time. Guests shall remain in the clubroom and/or poolroom areas only and not congregate in the adjacent hallways. Noise shall be kept at a moderate level at all times, and there is no smoking allowed in the clubroom or building hallways or elevators. All activities in the clubroom should end by midnight Sunday through Thursday and by 2 a.m. on Friday and Saturday. Lights are to be turned off when the clubroom is no longer in use. Clean-up must be completed by 2 p.m. of the following day.

COMMON AREAS
Common Areas within London House are the spaces shared by all residents. They include hallways, stairwells, entry vestibules, poolroom, clubroom, outside patio area and the parking lot. Common Areas cannot be used to store personal items, such as shoes, doormats, bicycles, etc. Common Areas are a direct reflection of the London House community and should be kept neat and clean at all times.

GUESTS
Each homeowner is responsible for the actions of their guests and renters' guests. As such, any fine resulting from a violation by a guest will be levied against the homeowner's HOA account. Nuisances or disturbances that cannot first be resolved between individual homeowners will be referred to the Denver Police Department.

Damages or maintenance problems caused by guests will result in the assessment of a charge and/or fine to the homeowner. Non-resident homeowners should be reminded that if there is a problem with renters or renters' guests, it is the homeowner who is financially responsible.

Guests and children under the age of 16 must be supervised in common areas (pool, clubroom, etc.) and on building grounds. Guest parking is not available in the lot – violators will have their vehicles ticketed and towed.

HEATING REQUIREMENTS

To prevent breakage of water pipes during colder months, resulting in damage to your unit and those below you, and to prevent increased Common Expenses and insurance premiums, or even cancellation of our insurance, the thermostat and zone valves in each unit must be kept in good working order by the home owner and the thermostat must be set to no lower than 62 degrees Fahrenheit. Fines may be assessed for failure to comply with this requirement, in addition to any damage and repair costs.

HOMEOWNERS ASSOCIATION (HOA) FEES
A monthly HOA fee is allocated to each unit based on the percentages in the Condominium Declarations. These fees pay for heat, water, grounds care, maintenance and services. HOA fees are the responsibility of each homeowner and payment is due on or before the first of each month. Fees received after the fifteenth of the month are deemed late and a $25.00 fee will be assessed for every 30 days a payment is late.

All delinquent accounts will be assessed interest at the rate of 10% from the date of delinquency until the account has been brought current.

A $30.00 charge will be assessed for any check returned by the bank for insufficient funds.

Owners with delinquent HOA accounts will forfeit certain amenities until the account has been brought current. The Resident Manager will not accept packages for that unit, access by the building entry system will be removed and use of the clubroom will not be allowed. These amenities will be returned once the account is brought current.

Unpaid HOA fees will result in a lien being filed against the unit. Court action and legal fees may also be sought in accordance with Condominium Declarations and By-Laws.

HOA fees are payable to London House Condominium Association and should be sent directly to the Management Company using the coupon and envelopes provided at the beginning of each year. Homeowners may also pay their HOA fees by automatic withdrawal. Please contact the Management Company to choose this option.  

INSURANCE
The London House building is insured for full replacement with an "all hazard" insurance policy. If your unit has been damaged by a common area problem, please notify the Management Company in writing, requesting an investigation. In case of an emergency, immediately notify the Resident Manager or the Management Company.

The Management Company will investigate the cause of the damage, determine what repairs are necessary and determine which party (the homeowner or the Association) is responsible for payment. If the cause of the damage is the responsibility of the Association, the Association will have the damage repaired. If the cause of the damage is the responsibility of an owner, that owner must have the damage repaired at their expense.

Please be advised that the London House Condominium Association's insurance only covers real property owned by the Association, i.e. building structure, walls, etc.

Homeowners are required to have public liability insurance as well as condo insurance for the contents of their units, including personal belongings. It is also the homeowner's responsibility to carry insurance to cover upgrades made to their units. Upgrades are not covered by Association insurance. This would include items such as appliances, fixtures, wall coverings, flooring and any other improvements and alterations within a unit.

KEYS
Each homeowner is responsible for the building entrance keys issued them. When a unit is sold, the new and old homeowners are responsible for the proper transfer of entrance keys. These keys cannot be copied. Additional keys are available through the Association for $20.00 each.

Homeowners are required to furnish a key to their unit to the Resident Manager. All unit keys are kept in a secured key box. This is necessary to provide scheduled service to common elements as well access for emergencies.

LAUNDRY FACILITIES
Laundry facilities are located at the south end of the second through sixth floors and are available for use between the hours of 8 a.m. and 10 p.m., with no exceptions allowed. The laundry room on the first floor is available for use between the hours of 6 a.m. and midnight.

Residents should make use of the wastebaskets to dispose of trash and clean the dryer lint filters after each use. Dryer doors should be kept closed and washer lids kept open when not in use.

Equipment failures should be reported to the Resident Manager.

LEASING YOUR UNIT

When leasing a unit, homeowners are required to:
Give a copy of the signed lease agreement to the Board and Management Company within 30 days of the lease taking effect.
Give the renters a copy of the association Rules and Regulations. The homeowner is responsible for the actions of the renters and will be assessed any fines for violation of association rules.

LOCKOUTS
Residents who lock themselves out of the building or their unit from Monday to Friday 8:00 a.m. – 5:00 p.m., should contact the Resident Manager to regain entry. After-hours, the Resident Manager can be contacted, but a $25 fee is assessed that must be paid immediately by either cash or check.

These services are available only to residents who are current on their HOA fees.

MAIL, PACKAGES & DIRECTORY
Mailboxes are located in the front foyer of the London House. The mailbox lock and keys are the exclusive responsibility of the homeowner. The homeowner must repair and replace the lock as needed, as well as obtain replacement keys. Due to federal postal regulations, the Resident Manager is unable to open any resident’s mailbox or the outgoing mailbox.

Whenever possible, the Resident Manager will accept packages for residents who have signed a package pick-up agreement and are current on their HOA fees. Packages can be delivered inside a unit, left outside the door of the unit, held by the Resident Manager for pickup weekdays before 5:30 p.m., or not accepted by the manager depending on the selected choice of the homeowner.

New residents are encouraged to meet with the Resident Manager to sign this package pick-up agreement and make certain that correct information is placed on the mailbox, building directory and building entry system.

MANAGEMENT COMPANY
Western States Property Services, Inc. (WSPS) is the Management Company for London House. WSPS acts as an agent of the Association and oversees the day-to-day operation of the building, collects HOA fees, maintains homeowners' HOA account status and directs the work schedule of the Resident Manager.

WSPS may, at the request of the Board of Directors, assist in resolving tenant disputes involving violations of the Rules and Regulations.

MISCELLANEOUS
A soda machine is located at the pool entrance.

Home delivery of daily newspapers is available by contacting either the Denver Post or Rocky Mountain News.

No soliciting is allowed within the building. If you are solicited, please ask the party to leave the building. If you are uncomfortable doing this, contact the Resident Manager immediately.

MOVING & DELIVERIES
Moves in or out of the building require at least a 24-hour advance notice to the Resident Manager. A damage deposit of $100 is required, which will be returned once the move is complete and no damage is reported. If damages exceed the $100, the balance will be assessed to the homeowners account.

Moving hours are from 8 a.m. to 10 p.m. daily. All deliveries and moving must be done through the back door, which must never be left propped open while unattended. No exceptions will be allowed. Tampering with external door locks will result in an immediate fine to the unit involved.

Residents are responsible for cleaning the common areas (halls, entryways, etc.) after moving in or out, moving plants or Christmas trees, hauling firewood and working with contractors. Charges will be assessed for required cleaning or repair of damages.

Bicycles, grocery carts and large trash items should be moved through the back door only.

NOISE
Between the hours of 10 p.m. and 8 a.m., residents and guests should keep noise within the building to a level that does not disturb fellow residents. This includes maintaining quieter conditions in the hallways, stairwells, parking lots and balconies as well as keeping the volume on stereos and TVs to a minimum level. All unit doors should be kept closed except when moving in and out, or during maintenance activities.

Residents must try to resolve noise problems on a personal level. If you experience persistent problems, call the Denver Police Department on their non-emergency number at 720-913-2000 for enforcement of the pertinent city ordinance.

PARKING LOT
All parking in the London House lot is assigned and each unit homeowner is provided one assigned space. It is the resident's responsibility to deal with illegally parked vehicles in his/her space. Warnings are posted and owners are encouraged to call the towing company (Colorado Roadside Posse, 303-935-5961) and have cars towed.

No parking is allowed in the striped fire lane at the back of the building entrance. Parking is permitted only in designated parking spaces. All other areas are considered fire lanes, including the back entrance. Cars parked in fire lanes may be ticketed and towed without notice.

To protect the lot surface, vehicles must not leak excessive fluids. Homeowners are responsible for clean up of excessive fluids (oil, etc) on their parking space. Auto repairs, including oil changes, are prohibited. Motorcycles must have a pad or block under the kickstand to protect the lot surface.

Vehicles that are inoperable or do not have current registration tags may not be stored on the lot. After a written notice from the management company, these vehicles will be towed at the owner's expense. (Inoperable includes, but is not limited to flat tires, out-of-date tags, unable to start, etc.)

Individual owners may rent their parking spaces and owners may exchange their assigned spaces with other owners. Please notify the Resident Manager or the Management Company if you rent or exchange your space.

PETS
Pets are welcome at the London House provided they are well controlled and do not constitute a nuisance or threat to the other residents. Pet owners are expected to manage their animals responsibly. All pet regulations apply to visiting pets as well. A limit of two of any combination of cats or dogs is allowed per unit. In other words, each unit may house two cats, or two dogs, or one cat and one dog only.

Mutt mitts are available at the rear door for pet owners to collect their pet's droppings. Garden-level residents may not allow pets in or out of the building through windows. Any resident whose pet urinates in a hallway or stairwell may be assessed a fine.

Pets must not be allowed to eliminate on the lawns in front of the building (east side of the building). This damages the grass and foliage and is unsightly. Pet owners are expected to pick up and properly dispose of all pet droppings, in accordance with Denver ordinances. Pets must be kept on a leash at all times inside the building common areas.

POOL AND PATIO
The Poolroom is locked at all times. Your security key will unlock the poolroom door. Please be aware that the poolroom is under 24-hour video surveillance.

Residents and their guests may use the pool and patio areas as long as the following regulations are observed:
Swimming or use of exercise equipment is done at your own risk. The Association assumes no responsibility for use of the pool or the equipment.


  • No glass objects are allowed in the patio or pool areas.
  • Furniture may not be removed from any of the areas at any time.
  • Cutoffs and denim clothing are not allowed in the pool due to chemical reaction of dyes.
  • No nudity at any time.
  • Lights must be turned off when the facilities are no longer in use.
  • No objects can be brought into the pool area that may potentially cause damage to the surface or wall of the pool; i.e. oxygen tanks, metal, glass objects, etc.
  • Persons 16 years or younger must be supervised by an adult at all times while using the pool or patio.
  • Guests must be accompanied by a resident when using the outdoor patio or pool.
  • Sauna power should be left on at all times, so the power is always on before the timer is set.
  • Do not apply water to the hot rocks in the sauna – it is a dry sauna.
  • No smoking is permitted in the sauna.
  • Animals are not permitted in the pool or outdoor patio area.
  • Poolroom activities should end by midnight Sunday through Thursday, and by 2 a.m. on Friday and Saturday.
  • The outdoor patio area is closed from 10:00 p.m. until 8:00 a.m. Please keep noise to a reasonable level when on the patio.

REMODELING & ARCHITECTUAL CHANGES
An Architectural Change Form (see Appendix C) must be submitted and approved before beginning any project which would affect the supports of any interior or perimeter wall, make changes to flooring, cause the addition, deletion or movement of electrical wiring and outlets, redirect plumbing within the walls, or affect the exterior appearance or structure of the building. The completed form should be submitted to the Management Company. The form will be reviewed by the Board's Architectural Change Committee and a decision will be provided to the homeowner within two weeks of receiving the completed form.

All approved remodeling and construction projects must be done in accordance with the following rules:  


  • Work must be done between the hours of 8:00 a.m. and 8:00 p.m. Monday through Saturday, and 10:00 a.m. and 6:00 p.m. on Sunday.
  • All deliveries of building materials and removal of construction debris must be done through the back door with units on floors 1 through 5 using the south elevator and units on floor 6 using the north elevator.
  • Homeowners are responsible for any contractor(s) they engage and for ensuring that the Association Rules and Regulations are followed.
  • Any damages to common areas or special cleaning required as a result of the project will be the sole financial responsibility of the homeowner.
  • Homeowners must submit to the Management Company a copy of any required City of Denver Permits and a copy of the contractor’s Certificate of Insurance (if a contractor is used).

The Board has previously ruled against several Architectural Changes. These include:

  • unit balcony, which was not enclosed prior to January 1, 1988, may be enclosed.
  • No unit can be reconfigured to support a washer and/or dryer.
  • No one-bedroom or studio unit can replace the balcony door or balcony door and window combination with a sliding glass door.
  • No unit may replace their hallway doors with anything that is not of the same color and materials as the original door.
  • No exterior doors may be propped open with electrical cords.

RESIDENT MANAGER
The Resident Manager is a full-time employee of the Association, and is responsible to the Board of Directors. By employment agreement, the Resident Manager is primarily responsible for maintaining the building common areas and grounds, and overseeing the physical plant.

The Resident Manager's work hours are Monday through Friday, 8 a.m. until 5 p.m. Unless there is an emergency, please respect the Resident Manager's privacy after work hours.

The Resident Manager may assist homeowners or contract with individual homeowners to perform maintenance or work projects, provided the work does not interfere with his normal work hours and duties. The Association accepts no liability for work performed under private agreement. The Resident Manager may not loan any Association tools to residents and is prohibited from becoming involved in any inter-personal resident disputes.

The Resident Manager will not admit anyone into any unit unless given prior consent by the homeowner, or unless directed by the Board of Directors due to emergency maintenance needs.

SECURITY
Maintaining a safe environment is the shared responsibility of all residents. Use the entry system properly and be certain to always identify the person(s) to whom access is granted.

For everyone's protection, do not let strangers into the building or allow unauthorized people to follow you through the security door. Anyone who wishes to enter the building should do so by contacting a resident or Resident Manager. Never leave any exterior door opened or unattended.

Report any strangers loitering in or around the building to the Management Company, the Resident Manager or a Board member. Report any suspicious activity to the police at 911.

Here are the non-emergency numbers for Denver:

  • Denver Police Non-emergency: 720-913-2000
  • Child Abuse Reporting: 720-944-3000
  • Drug Hotline: 720-913-DRUG (3784)
  • Dead Animal Pickup 720-865-690
  • Gang Hotline: 303-331-5912
  • Landlord/Tenant Counseling: 303-831-193
  • Graffiti Hotline: 720-865-7867
  • Abandoned Vehicles: 303-295-4367
  • Neighborhood Inspection Svcs: 720-865-3200

Report any suspicious activity to the police at 911.

Follow security precautions for use of common areas (pool, clubroom, etc.) and follow security instructions for moving in and out of the building. The poolroom is under 24-hour video surveillance.

SELLING YOUR UNIT
For security purposes, please inform the Resident Manager when your property is on the real estate market.

When you are having a monitored open house, you may display a sandwich-board sign in front of the main entrance.

In order to "close" the sale of your property, the title company will require a status letter. The Management Company will supply this information at a charge. Your homeowner's HOA account (monthly maintenance fees, assessments, etc.) must be current on the day of closing, or any charges in arrears may be taken from the net proceeds of your sale.

For continuity purposes, it will be helpful to pass along a copy of the Handbook of Rules and Regulation to the new owner of your unit. If this is not possible, the Board of Directors will assure that new homeowners receive a copy of the Handbook.

SIGNS
For Sale or For Rent signs may not be displayed in or on any condominium unit or balcony or on common elements. Please contact the Board of Directors for directions regarding political signs for display from your unit. No political signage may be displayed earlier then 45 days before an election and must be removed no later than seven days after the election.

SMOKING
Smoking is not permitted in the lobby, hallways, stairwells, clubroom or elevators of the building. The only interior common area where smoking is permitted is the pool area. When smoking outside, please dispose of cigarettes properly.

The homeowner is responsible for making sure that renters and guests abide by the smoking rules.

STORAGE CLOSETS
Limited storage space is available to residents in hallway closets throughout London House and may be obtained by contacting the Resident Manager. The closets are first come, first serve and you must share closet space with other residents. A waiting list for closet space may exist with the Resident Manager. The Resident Manager will unlock storage closets and will retain the only key. Time outside of normal work hours can be scheduled to unlock closet space 24 hours in advance. All items stored in hallway closet space must be clearly labeled with your name and unit number. The Association is not responsible for items stored in the closets.

TRASH AND RECYCLING
Trash and recycling should be regularly removed and not allowed to accumulate in the units. Do not place trash or recycling on any common or limited common elements, temporarily or otherwise. All trash and recycling must be removed from the building by the back door. Please follow the common recycling guidelines when using the white recycling dumpster. Boxes should be broken down flat.

TV - CABLE AND SATELLITE
Cable television/broadband is available in the building. For installation hook-up information please contact a local cable provider. If the Resident Manager needs to admit the installer, he must have prior written notice of the date and time.

London House homeowners must make application to the Association Board for the installation location of television satellite dishes. After approval, the homeowner can make the necessary arrangements with their service provider, in accordance with the requirements set out in the Second Resolution of the LHCA Board. Please see Appendix A of this Handbook for a complete copy of the Resolution and an application form.

ENFORCEMENT & PENALTIES
Maintaining the quality of the environment at the London House requires the cooperation of all the residents, and the Rules and Regulations are meant to apply equally to all residents without imposing unnecessary restrictions on the lifestyles or privacy of any individual.

Residents are encouraged to report violations of the rules. Violations must be reported in writing by completing the Rules Violation Form (see Appendix B). Additional copies are available from the Resident Manager. The completed form can be submitted to either the Resident Manager, the Management Company or to any Board member.

The Board may issue warnings and/or assess fines for violations of these Rules and Regulations. Fines will be levied against the homeowner of the unit involved. Before any fine is assessed, the homeowner will be provided with a written notice of the violation and will be given an opportunity to appear before the Board to answer to the violation.

The fine schedule is:

  • First offense for violation – Letter of warning
  • Second offense for same violation – $60.00 Fine
  • Third and any additional offenses for same violation – $120.00 Fine

Renters who are in constant violation of London House Condominium Rules and Regulations can be evicted by order of the Board of Directors. In addition, the actual cost for maintenance, replacement or repair to common areas caused by the negligent or willful act of omission by a homeowner, renter or their guests will be assessed to the homeowner.